Controversy is brewing in Limassol over the proposed construction of two new shopping malls just 300 metres apart, in an area already facing severe traffic congestion. Both developments have received the green light from the Environmental Authority, and are now set to go before the Deviation Study Council for planning exemptions. However, the final decision on whether to grant planning permission rests solely with the Council of Ministers.
The processes for both projects are moving in parallel, and public consultations are scheduled to take place in Limassol in the coming days. Strong opposition is expected, particularly from local residents and organised groups of shopkeepers in the city.
Critics are concerned that both developments will significantly worsen traffic conditions in an already overburdened area, where long queues and delays are a daily occurrence. On the other hand, it is acknowledged that these are major investments, expected to create hundreds of jobs and bring broader economic benefits.
“Limassol Mall” and “The Mall of Limassol”
Even the names of the two proposed malls offer insight into a key issue: neither appears to have taken the other into account, despite their close proximity. Their names, “The Mall of Limassol” and “Limassol Mall” are nearly identical, likely causing confusion among the public. Both projects include retail and entertainment spaces, such as cinemas, restaurants, and plazas.
The Mall of Limassol, owned by Atterbury Europe, is planned within the Limassol Municipality, in the Amathus municipal boundaries, on a plot adjacent to Spyrou Kyprianou Avenue. Atterbury Europe also owns the Mall of Cyprus, Siakkolas Commercial Park, and the Mall of Engomi, and is backed by a South African investment fund.
Limassol Mall is a project led by the Papantoniou Group, in partnership with a consortium of Cypriot companies behind Nicosia Mall. This includes major players such as the Zorbas Group, PHC Group, Athienitis Group, and VLM Group. It is to be built on vacant land at the entrance to the Ayios Athanasios industrial area, next to Jumbo.
Planning zones
One key difference between the two projects lies in the zoning status of the proposed development sites. While both have applied for planning exemptions and are being reviewed by the Deviation Study Council, Limassol Mall is located primarily in a commercial and industrial zone. In contrast, the land earmarked for The Mall of Limassol is predominantly residential, meaning a change of land use is required.
Despite this, both applications are at exactly the same stage of the licensing process. The Deviation Study Council held its first public consultation for The Mall of Limassol last Friday, while a hearing for Limassol Mall is scheduled for 24 October.
Both developments propose major upgrades to local road infrastructure to facilitate access. If current plans proceed without changes, several new roundabouts will be built to ease traffic flow in the area.
Opposition
Since the plans were made public, the proposed malls have sparked strong reactions in Limassol. Objections have been raised on multiple levels, particularly concerning traffic and the potential impact on the commercial viability of the city centre.
Both the Limassol and Amathus municipal councils have already opposed the construction of The Mall of Limassol. The Amathus council is also set to meet in the coming days to discuss Limassol Mall, with early indications suggesting opposition to that project as well, albeit for different reasons.
One or both - or neither?
A major question remains over how the final decision will be made. While the two projects are moving forward in parallel, in line with current legislation, there is growing concern among both citizens and officials that the combined impact of the two malls must be considered. Many argue that a cumulative study is necessary, rather than treating them as separate developments.
Sources within Politis suggest the issue will be brought before the Deviation Study Council before the end of the year, but as two distinct cases, in line with standard procedures. As noted above, the Council of Ministers holds the final authority and will decide whether to grant planning permission.
However, there are rumours that even if both projects are approved, it may not be financially viable to construct both. Speculation is already circulating about the possibility of a merger or one project being acquired by the other.
What the mayors say
Yiannis Armeftis, Mayor of Limassol, told Politis that the municipality is not opposed to shopping malls, but stressed they must be appropriately located, either within or outside cities, not along major transport corridors that are already under strain.
He noted that the Limassol Municipal Council has unanimously opposed one of the proposed malls, citing concerns over traffic, commercial competition with the city centre, and housing pressures. “New malls must not function in competition with the city and its commercial core,” he said.
Mr. Armeftis emphasised that changing land use from residential to commercial would deprive the city of valuable housing space, exacerbating an already serious housing crisis and pushing new residential development into further-out areas, raising questions about the expansion of public infrastructure.
He also warned of plans to exceed zoning limits by over 10,000 square metres in floor area and 8,000 square metres in land coverage, which would directly affect quality of life for local residents.
Regarding traffic, Armeftis criticised the state for failing to implement infrastructure projects that should already have been in place, regardless of the developments. He noted that during peak hours, it can take 45 minutes to travel just one kilometre in the area. He also highlighted an inconsistency in that some proposed roadworks would cross plots not owned by the developers.
Kyriakos Xydias, Mayor of Amathus, expressed similar reservations. “The proposed developments do not offset the burden on the area,” he said, adding that the infrastructure upgrades seem designed only to serve the malls, rather than benefiting the wider community.
He confirmed that the Amathus council has already opposed the project within Limassol’s boundaries and will decide next week on the second development. “Changing land use through a planning exemption should not happen, especially when there’s no benefit to the area. On the contrary, the project would be expanded, and all traffic improvements would serve just one development,” he said.
Xydias also expressed frustration that the state has yet to implement the Ayios Athanasios Avenue masterplan, which has been pending for 20 years. “These projects should precede major developments to avoid long-term issues,” he said.
He was also critical of the licensing process, arguing that the two malls should be assessed together. “We’re fooling ourselves and the public if we pretend these are two separate cases,” he said.
In closing, he noted that he is not convinced that the necessary traffic mitigation measures will actually be delivered. The Amathus council, he said, will carefully consider not just traffic, but also the impact on the commercial health of the city and surrounding area.