Land Reclamation and the construction industry

The issue of land reclamation should be tackled in a responsible manner.

The Netherlands used land reclamation successfully to adequately manage its low-lying land. Hong Kong made use of land reclamation to create high value land required for its airport on the Chek Lak Kok island. Through land reclamation Singapore expanded its container port, an essential cornerstone in its economy.

In Malta land reclamation was used in the past to create the Freeport Terminal at Kalafrana in the limits of Birżebbuġa.

MEPA has during the recent past engaged consultants to assess the potential of land reclamation in Maltese waters.

A 2005 study was commissioned by MEPA and carried out by  Carl Bro. This study identified six relatively large coastal areas as search areas for potential land reclamation sites. The study had  recommended that these six areas, or a selection of them, be “investigated in further details in parallel with the execution of a pre-feasibility study, before a principal decision is taken on whether land reclamation is considered realistic under Maltese conditions. It is recommended that such investigations and studies be carried out by the Government prior to the involvement of the private sector in possible land reclamation projects.” (page 8 of report).

MEPA took up this proposal and commissioned ADI Associates together with Scott Wilson to carry out a detailed study on two of the identified coastal areas. These studies were finalised in 2007 and 2008 and consist of 4 volumes. The coastal areas identified and studied are those along the  Magħtab/Baħar iċ-Ċagħaq coastline and the Xgħajra/Marsaskala coastline.

These latter studies conclude with a detailed set of recommendations on more focused studies relative to environmental and economic impacts which would be necessary if land reclamation is to be further considered.

In Chapter 10 of its electoral manifesto the Labour Party is committed to utilise a programme of land reclamation as an important tool in the infrastructural development of the country.  The said electoral programme emphasises the environmental and economic sensitivity of such projects and underlines a  commitment to high standards in environmental, social, economic, land use planning and sustainable development fields.

In Parliament it has been declared that the next step would be for expressions of interest to be submitted by those proposing  projects for  development on reclaimed land. A call should be issued in the near future.

I believe that this is not the way forward.  On the basis of the studies carried out to date and such additional studies as may be required it would have been much better if government presents for public consultation a detailed draft land reclamation strategy.  Such a strategy would then be subjected to public consultation. A dialogue is required, not just with the developers but also with civil society, including most importantly with environmental NGOs.

The draft strategy would undoubtedly indicate the proposed permissible development on the reclaimed land. It would be interesting to note if the said strategy would consider the need for residential development in view of the over 70,000 vacant residential properties  on the islands. On the basis of existing and possibly additional studies the strategy would also seek to ensure that Malta’s coastline is protected much more effectively than Malta’s countryside has been to date.

All views should be carefully considered before such a strategy is finalised.

Once the strategy is finalised its environmental impacts should be carefully scrutinised  as is provided for in the Strategic Environment Assessment Directive of the EU. This Directive now has the force of law in Malta. It is only when this assessment has been finalised and the impacts identified are suitably addressed through changes in the draft strategy  itself (if required) that it would be reasonable to invite expressions of interest from interested parties.

Land reclamation is no magic solution to a construction industry which is in urgent need of restructuring. Even if land reclamation is permitted it cannot and will not offer a long term solution to an ailing construction industry which has been capable of contributing to an accumulating stockpile of vacant dwellings which are equivalent to 9 ghost towns, each the size of B’Kara.

The country would be economically and socially much better off if the construction industry is assisted in its much needed restructuring. It would undoubtedly need to shed labour which can be absorbed by other sectors of the economy. Retraining would  be required  to ease the entry of the shed labour force into other economic areas.

This  would certainly be much more beneficial and sustainable than land reclamation.

published in The Times  on 27 April 2013 under the title: Land Reclamation and Building

The MEPA Chairman & private practice

The Malta Independent  focuses on the fact that the newly appointed MEPA Chairman is a part-timer and that he is allowed to carry out private work as an Architect & Civil Engineer.

The Malta  Independent is correct in pointing out that this is asking for trouble.  But, I hasten to add that this is just theoretical in the case of the newly appointed MEPA Chairman Vince Cassar.

In all fairness one should add the following relevant information on Vince Cassar. He is past retirement age having served in the public service for over 30 years primarily in the Works Department in various positions up to the post of Director General and lately as Permanent Secretary in the Transport Ministry until 2008. He was in fact the Permanent Secretary attached to Jesmond Mugliette’s Ministry.

As far as I am aware Vince Cassar has no history of private practice during the past 30 years.  He may have been a director since retirement of a limited liability company. But I am not sure of that.  Knowing Vince Cassar I have no doubt that if this is the case he would withdraw immediately if there is the least possibility of a potential conflict of interest.

In view of the above I am of the opinion that Vince Cassar has been unfairly criticised.

One final point: is the role of MEPA Chairman a full-time post?  The answer depends on whether MEPA has a Chief Executive Officer.  If in the affirmative, that is if MEPA has a CEO it is reasonable to expect that a part-time MEPA Chairman could do the job adequately. With a CEO in place the role of MEPA Chairman is to Chair Board meetings and not to run the organisation. With the MEPA Chairman not being involved in the daily running of the organisation he would be more in a position to hold MEPA’s officers to account. That is the MEPA Board’s function and can only be carried out adequately if the MEPA Chairman is not a full timer.

Anke’ l-baħar tagħna ilkoll

Mela l-Gvern ta’ Joseph qalilna li l-art li għandna f’Malta, Għawdex u Kemmuna mhux biżżejjed. Hemm bżonn inkabbru.  Għalhekk jista’ jkun hemm bżonn li noħolqu gżejjer oħra fil-baħar. Land reclamation.

Rapporti dwar dan diġa saru. Fl-2005 u fl-2007 mill-MEPA. Jeżaminaw sew u fid-dettall. Jistabilixxu b’mod ġenerali l-impatti li l-ħolqien ta’ dawn il-gżejjer jistgħu joħolqu.

Jiena mhux qiegħed nikkundanna dak li qed jingħad u dan kuntrarjament għal dak li għoġobhom jgħidu dawk li f’daqqa waħda saru ambjentalisti. Li qiegħed ngħid hu li jekk il-Gvern fi ħsiebu jibqa’ għaddej b’din l-idea, ta’ l-inqas għandu jagħmel  l-affarijiet sewwa. B’dan il-mod kullħadd ikollu għajnejħ miftuħin beraħ u allura jkun jista’ jifhem il-jekk u l-kif tal-ħsara li tista’ issir. Kemm dik ekoloġika kif ukoll dik ekonomika.

L-ewwel nett l-affarijiet għandhom isiru bi pjan ċar liema pjan għandu jitħejja mill-Gvern,  mhux mill-kuntratturi jew kif isejħu lilhom infushom bil-pulit illum: l-iżviluppaturi.

Gvern li jkun tagħna lkoll jitkellem magħna lkoll qabel ma jfassal pjan jew strateġija ta’ x’inhuma dawk l-iżviluppi li għalihom m’għandniex spazju fuq l-art.  Għax tagħna lkoll, il-pjan jew l-istrateġija li jfassal jiddiskutihom magħna lkoll f’dik li nsejħula konsultazzjoni pubblika.

Gvern tagħna lkoll jisma’ dak li għadna xi ngħidu aħna lkoll u jqiesu sewwa qabel ma jiddeċiedi. Meta imbagħad ikun ċar fejn irid jasal Gvern tagħna lkoll jara xi ħsara tista’ issir. Iqis ir-rapporti li diġa saru u jekk ikun hemm bżonn jgħarbel iktar biex ikun żgur dwar xi ħsara tista’ issir. Jekk il-ħsara li jsir jaf biha ma jkunx jista’ jsib tarf tagħha, jaħsibha darbtejn.

Għax Gvern serju jaf li anke’ l-baħar huwa tagħna ilkoll.

A position of trust

Government has just announced that it has appointed 14 Permanent Secretaries. Three of the appointees have already served under the previous administration. The others are new to the post.

Within twenty four hours from Labour’s election to office, Prime Minister Joseph Muscat announced the appointment of a designate Head of the Civil Service. In line with Lawrence Gonzi’s appointments the said designate Head of the Civil Service was also appointed simultaneously as Principle Permanent Secretary at the Office of the Prime Minister and Secretary to the Cabinet.

Within hours rumours announced that all Permanent Secretaries had been requested to submit their resignations which, it was stated, were necessary and in line with normal practice in a democratic society.

It  was not however stated that the real issue with the post of Permanent Secretary is that it is a position of trust. All those appointed were so appointed because the previous administration considered that they could be trusted. Knowing some if not most of the appointees I can say that the trust demonstrated by the previous administration in the appointment of its Permanent Secretaries was most probably based on a cocktail of considerations.  Their administrative abilities undoubtedly featured prominently on the list. There were undoubtedly other issues. Given the sensitivity of the posts I have no doubt that political loyalty was given some weight in the appointments made. In some cases more than others.

The posts of Permanent Secretaries are not the only posts which the Gonzi administration considered as positions of trust.  I remember clearly the reports drawn up by former MEPA Audit Officer on the appointment of the Director for Environment Protection at MEPA and MEPA’s  CEO without issuing a call for applications. The MEPA Audit Officer had then argued that there was no need to consider such posts as positions of trust meriting direct appointment. Subjecting them to a public competition through an open call for applications would have been fair and proper.

A number of public corporations and authorities have appointed their senior management, primarily CEOs, through either an open call or else through a direct appointment. In view of the fact that the Public Administration Act has not been brought into force there is no enforceable rule to ensure a clear demarcation line as to which posts in the wider civil service are to be deemed as positions of trust and which not.

It is logical for persons appointed to positions of trust to make way when those who appointed them are no longer in authority. But then in a micro-state as Malta, where each and every one of us is known to one and all, it is in my view essential that the positions in the wider civil service which are deemed to be “positions of trust” are to be the minimum possible number.  It does not make sense to have a large number of such posts.

Unfortunately this matter has never been discussed. What is government’s position on the matter?

It is about time that all the cards are on the table.

Environmental Governance

Having over 70,000 vacant residential properties is a very serious matter which both the Nationalist and the Labour parties have ignored in their electoral manifestos. Rather than being ignored this fact ought to serve as the launching pad for a different way of looking at land use planning issues.

The Housing Authority in the past months has opted not to build new social housing units but instead decided to tap the stock of vacant dwellings held by the private sector. It was a very positive decision pushed forward by Minister Chris Said on taking up his Ministerial responsibilities early in 2012.

In its electoral manifesto Alternattiva Demokratika has listed a number of specific proposals which would go a long way to address the land use planning chaos which will be inherited by the government that takes office after the 9 March general elections.

As a first step Malta requires a moratorium on large scale residential development. The building industry cannot keep constructing flats and maisonettes in hundreds, adding to the stock of vacant dwellings. The number of vacant residential properties is equivalent to 9 times the size of the residential parts of B’Kara.

While the Malta Environment and Planning Authority has issued development permits, the State has, through our taxes, been paying up for the development of the infrastructure (roads, public sewer, water and electricity distribution networks………) which is underutilised. These funds could have been put to better use than to service vacant dwellings.

The boundaries of the development zone have to be rolled back. Those lands which, in August 2006, were included as land suitable for development as part of the so-called rationalisation exercise and have not yet been committed to development should return forthwith outside the development zone where they belong.

The construction industry, aided by a myopic MEPA, has made a havoc of our towns and villages through encouraging overdevelopment. In 2006, when the final decisions on most of the Local Plans were being considered,  the Government had access to the 2005 census results which determined the existence of 53,136 vacant dwellings. This was a substantial increase over the 17,413 vacant dwellings identified 10 years earlier as part of the 1995 census.

Publication of the 2011 census results on property is long overdue, but it is expected that the numbers this time will exceed the 70,000 mark substantially.

Faced with these numbers, a responsible government would never have proposed extending the development zones. The 2005 census result provided the evidence for their curtailment not for their extension. In addition to extending the development zones, the PN-led government increased the permissible building heights practically all over Malta, the end result being a further substantial increase in the number of vacant dwellings.

In addition, the height relaxation policy put in place in 2006 had another serious impact. It placed a number of dwellings in the shade of new buildings surrounding them, these being built in line with the new permissible heights. As a result, the residents in these dwellings cannot make use of solar energy. Not only the use of photovoltaic panels is out of the question but also their solar water heaters are in most cases no longer of any use!

Faced with this situation, it is political madness to propose considering the construction industry as an important and fundamental component of the economy, as the PL is proposing. The construction industry must shrink rather than expand. It must be assisted to manage its essential and unavoidable restructuring.

The construction industry can be directed towards three specific areas of activity: rehabilitation of old properties, road construction/maintenance and marine construction works. Each of these three areas of activity requires training in construction skills. Rehabilitation works require old building trades on the verge of disappearance. Roadworks, though improving in quality, still require a more skilled labourforce. We also need to take stock of our marine infrastructure which requires substantial improvement as well as regular maintenance.

The Government can assist the construction industry to change through providing training facilties for its labour force, thereby reducing the social impacts of change. Funds from the European Social Fund are available to assist in this exercise.

Land use planning should be subject to environmental governance rules. It is for this reason that AD considers it essential that rather then splitting up MEPA, the Government should go for a defragmentation, consolidating all environmental functions in one authority through the amalgamation of MEPA with the Resources Authority.

In such a consolidated authority, environmental considerations should be overriding and, in particular, land use planning should be put in its proper place: under the continuous supervision of a properly staffed Environment Directorate.

This is the basic change required in environmental governance. Placing the land use planning and the construction industry in their proper place and ensuring that environmental governance is defragmented.

published in The Times, Saturday 23rd February 2013

Snippets from AD’s electoral manifesto: (13) Environmental Justice

The following extract is taken verbatim from Chapter 14 of AD’s Electoral Manifesto

Environmental Justice.
AD understands that projects of national importance will still face difficulties. This will keep recurring until such time that Central Government and Parastatal bodies do not address adequately the environmental impacts of these projects and until such time that sites for such projects keep being located in the southern parts of the country.
AD shall insist on the implementation of environmental justice such that whilst infrastructural and industrial projects are planned with the minimal environmental impacts in mind the burdens created will as far as is possible not be shouldered only by the residential community in the southern parts of the island.
It is also an issue of justice that whoever carried out illegal construction activity shoulders his responsibilities. In particular Alternattiva Demokratika is proposing the immediate demolition of the illegally constructed boathouses at l-Aħrax tal-Mellieħa as well as those in other zones close to the sea such that the space close to the coast is back in community ownership to be enjoyed by all.
L-Estratt segwenti hu mehud kelma b’kelma mill-Kapitlu 14 tal-Manifest Elettorali ta’ Alternattiva Demokratika

Ġustizzja Ambjentali.
Alternattiva Demokratika tifhem li proġetti ta’ importanza nazzjonali jibqgħu jiffaċċaw diffikultajiet. Dan jibqa’ jsir sakemm il-Gvern Ċentrali u l-Korpi Parastatali jibqgħu ma jagħtux importanza adegwata lill-impatt ambjentali ta’ dawn il-proġetti kif ukoll sakemm dawn jibqgħu konċentrati fin-nofsinnhar tal-pajjiż.
Alternattiva Demokratika taħdem favur ġustizzja ambjentali u dan billi filwaqt li tinsisti fuq proġetti infrastrutturali u industrijali ppjanati b’mod li l-impatt ambjentali tagħhom ikun l-inqas possibli, tassigura li safejn hu possibli il-piż ambjentali ma jibqax jinġarr prinċipalment mill-komunità residenti fin-nofsinnhar tal-pajjiż.
Hi ukoll materja ta’ ġustizzja li min bena b’mod illegali jerfa’ r-responsabbilta’ ta’ għemilu. B’mod partikolari Alternattiva Demokratika qed tipproponi li għandhom jitwaqqgħu immedjatament il-kmamar illegali li nbnew fl-Aħrax tal-Mellieħa, kif ukoll dawk f’żoni oħra ħdejn il-baħar, u l-ispazju kollu mal-kosta b’hekk jingħata lura lill-komunità għat-tgawdija ta’ kulħadd.

Snippets from AD’s electoral manifesto: (11) An Alert Parliament

 

The following extract is taken verbatim from Chapter 14 of AD’s Electoral Manifesto

An Alert Parliament.

Members of Parliament should not have an active role in the running of the new Authority which substitutes MEPA and MRA. Parliament should make the necessary tools available such that a Parliamentary Select Committee dealing with the Environment, Resource Management and Land Use Planning can oversee the new Authority querying its Board of Directors and its principal officers on its operations whenever this is required. In this manner both the Authority’s Board of Directors and the Minister/Parliamentary Secretary politically responsible for the Authority will be ultimately accountable to Parliament on a continuous basis.

L-Estratt segwenti hu mehud kelma b’kelma mill-Kapitlu 14 tal-Manifest Elettorali ta’ Alternattiva Demokratika

Il-Parlament bil-Lenti

Il-Membri tal-Parlament m’għandhomx jibqgħu jkollhom rwol attiv fit-tmexxija tal-Awtorità li tinħoloq flok il-MEPA u l-MRA. Minflok il-Parlament għandu joħloq l-għodda neċessarja biex, permezz ta’ Kumitat Magħżul tal-Kamra dwar l-Ambjent, ir-Riżorsi u l-Ippjanar, ikun jista’ jissorvelja lill-awtorità l-ġdida u jitlob spjegazzjonijiet mingħand id-diriġenti tal-istess awtorità u l-uffiċjali ewlenija tagħha dwar l-aġir tagħhom kull meta meħtieġ. B’dan l-mod il-membri tal-Bord tal-Awtorità kif ukoll il-politiċi (Ministru u Segretarju Parlamentari) inkarigati jkunu ultimament kontabbli lejn il-Parlament kontinwament.

Snippets from AD’s electoral manifesto: (10) Appointments to a Consolidated MEPA Board

The following extract is taken verbatim from Chapter 14 of AD’s Electoral Manifesto

Appointments.
The work undertaken will bear fruit depending on the competence and trustworthiness of those appointed to lead. AD hence proposes that whilst Government retains the right to appoint members of this consolidated Authority this should only be done after Parliament, though a Select Committee, consents to the proposed appointments. Parliament would be in a position to consider whether to give its consent after its Select Committee examines in a public hearing the proposed candidates. Every candidate would be examined in public on his/her experience and qualifications relative to the proposed post.

With reference to the representation of civil society sitting on the Board of the Authority, nominations should come directly from the affected bodies. There should be less public officers and more representatives of civil society in the consolidated authority.

This would hopefully lead towards an increase in the nomination of competent persons and consequently to a corresponding reducing in the appointment of persons whose best qualification is their political party membership card. As a result Parliament would be reclaiming from government an important role to ensure that environment protection is taken much more seriously.

This would apply to the Chairman and members of the Board administering the Authority as well as its principal officers, namely its Chief Executive Officer, the Directors as well as the members of the Commissions and Appeal Tribunals who decide on applications for development, resources as well as other environmental permits.

L-Estratt segwenti hu mehud kelma b’kelma mill-Kapitlu 14 tal-Manifest Elettorali ta’ Alternattiva Demokratika

Il-Ħatriet
Il-ħidma tkun effettiva daqs kemm ikunu kompetenti u affidabbli dawk li jinħatru biex imexxu. Alternattiva Demokratika għaldaqstant tipproponi illi filwaqt li l-Gvern tal-ġurnata jibqa’ jżomm s-setgħa li jaħtar il-membri ta’ din l-Awtorità kkonsolidata, dan m’għandux jagħmlu sakemm il-Parlament permezz ta’ Kumitat Magħżul ma jagħtihx il-kunsens tiegħu għall-ħatriet proposti. Il-Parliament ikun jista’ jikkunsidra li jagħti l-kunsens tiegħu wara li l-Kumitat Magħżul tiegħu ikun organizza sessjoni pubblika (public hearing) li fiha jgħarbel lil kull persuna proposta. Kull persuna proposta għandha tkun eżaminata fil-pubbliku dwar l-esperjenza u l-kwalifiċi tagħha konnessi mal-ħatra proposta.

Fejn tidħol rappreżentanza mis-socjetà ċivili, in-nominazzjonijiet għandhom isiru direttament mill-korpi effetwati. Għandu jkun hemm inqas uffiċjali pubbliċi bħala membri tal-bord, u rappreżentanza ikbar tas-soċjetà ċivili fl-awtorità kkonsolidata.

B’hekk huwa ittamat li jiżdiedu n-nomini ta’ persuni kompetenti kif ukoll li jonqsu l-ħatriet ta’ persuni li l-iprem kwalifika tagħhom hi l-lealtà politika. B’hekk ukoll il-Parlament ikun qed jieħu lura mingħand il-Gvern rwol importanti biex jassigura li l-ħarsien tal-ambjent jittieħed b’iktar serjetà.

Dan jgħodd għaċ-Chairman u l-membri tal-Bord li jmexxu l-Awtorità kif ukoll l-uffiċjali ewlenija fit-tmexxija tal-Awtorità li jinkludu iċ-Chief Executive Officer, id-Diretturi kif ukoll il-membri tal-Kummissjonijiet jew Tribunali tal-Appell li jiddeċiedu dwar talba għal permessi kemm ta’ żvilupp kif ukoll dwar riżorsi u permessi ambjentali oħra.

Snippets from AD’s electoral manifesto: (9) Against Fragmentation (of Environmental Governance)

The following extract is taken verbatim from Chapter 14 of AD’s Electoral Manifesto

Against Fragmentation.

MEPA which was established in 2002 through the amalgamation of the Planning Authority and the Department for the Environment has been generally ineffective in carrying out its duty of protecting the environment. This has come about because as a result of the structures created, even after the so-called 2010 reforms, the environmental function of MEPA has been entrusted in the hands of those who consistently indicated that their interest was in encouraging unbridled development. The Directorate for the Protection of the Environment is suffocated and can hardly act except in some exceptional case where it would be to the political benefit of Government.

In addition to this there is a serious problem resulting from the spreading of various environmental responsibilities under different Ministries and Authorities. Fragmentation reduces the effectiveness of any action taken.

In the past AD focused on the need to separate the environmental function from the land use planning function. This emphasis was made as the basic problem then was that the environment protection function was continuously over-ruled by those bent on development at all costs.

AD is today proposing a different solution. This solution is intended to address environment protection and identify it as a central function whilst simultaneously addressing the existing fragmentation: this can be carried out by consolidating all the environmental functions in one authority. We thus propose that MEPA and the Malta Resources Authority (MRA) are brought together in one authority. In a consolidated authority the environmental function should be central and should lead the Planning Directorate to take a secondary role.

The consolidated authority will eliminate existing duplication and will thus lead to a better utilisation of resources as well as trained staff currently on the books at MEPA and MRA .

L-Estratt segwenti hu mehud kelma b’kelma mill-Kapitlu 14 tal-Manifest Elettorali ta’ Alternattiva Demokratika

Kontra l-Frammentazzjoni.

Il-MEPA li inħolqot fl-2002 bl-amalgamazzjoni tal-Awtorità tal-Ippjanar u d-Dipartiment tal-Ambjent kienet ħafna drabi ineffettiva fil-qadi ta’ dmirha li tħares l-ambjent. Dan minħabba li bl-istruttura li nħolqot, anke wara l-hekk imsejħa riforma tal-2010 il-ħidma ambjentali tal-MEPA hi fdata f’idejn min konsistentement wera li l-interess tiegħu hu li jinkoraġġixxi l-iżvilupp bla rażan. Id-Direttorat għall-Ħarsien tal-Ambjent fil-MEPA hu maħnuq u ftit li xejn jista’ jaġixxi għajr f’xi eċċezzjoni fejn ikun jaqbel politikament għall-Gvern.

B’żieda ma’ dan hemm problema kbira kkawżata minn responsabbiltajiet ambjentali mifruxa fuq diversi Ministeri u awtoritajiet. Il-frammentazzjoni tnaqqas l-effettività tal-ħidma li ssir.

Fil-passat Alternattiva Demokratika iffokat fuq il-ħtiega tas-separazzjoni tal-funzjoni ambjentali mill-funzjoni tal-ippjanar dwar l-użu tal-art. Din l-enfażi kienet saret minħabba li l-problema prinċipali dakinnhar kienet li l-ħarsien tal-ambjent kien maħnuq minn dawk li riedu jmexxu ’l quddiem l-iżvilupp bla rażan tal-art.

Alternattiva Demokratika illum qed tipproponi soluzzjoni differenti. Din is-soluzzjoni hi intiża biex tindirizza l-importanza li l-ħarsien tal-ambjent ikun il-mutur li jmexxi, iżda ukoll li tkun indirizzat l-frammentazzjoni u dan billi jkunu kkonsolidati l-funzjonijiet ambjentali f’awtorità waħda. Nipproponu għalhekk li jingħaqdu f’awtorità waħda l-MEPA u l-Awtorità dwar ir-Riżorsi (MRA). Fl-awtorità kkonsolidata, il-funzjoni ambjentali għandha tkun dik ċentrali u għandha sservi biex id-Direttorat tal-Ippjanar jieħu funzjoni sekondarja.

L-awtorità kkonsolidata telimina d-duplikazzjoni eżistenti u b’hekk isservi biex ikunu utilizzati aħjar il-faċilitajiet u l-istaff imħarreġ li hemm illum fil-MEPA u l-MRA.

Restructuring the building industry

Both Labour and the PN consider the building industry as a very important element of the economy. AD disagrees and considers that it is time for the building industry to be restructured.

In AD’s manifesto it is stated that : The current slow down of the building industry makes it ripe for restructuring. The first step would be acceptance of the fact that too much of the Maltese islands are built up and that the up-take of more land for building should cease forthwith. Nor can we continue demolishing the core of our towns and villages and replacing them with more intensive development. The restoration of old buildings and their adaptation to uses compatible with today’s needs is the necessary way forward.

With over 70,000 vacant properties it is about time that we take stock of the situation and finally decide that it does not make sense to keep adding to the stock of vacant dwellings.

The rationalisation exercise in 2006 extended the development zones when the 2005 Census  was already clearly indicating that the number of vacant dwellings was on the increase. Yet prodded by developers the PN in government (supported on this issue by the PL) not only increased the limits of development but also increased the permissible heights in various localities. Today the situation is even worse.

The need to restructure the building industry is consistent with AD’s electoral proposals for a moratorium on large scale residential development, and the reversal of the extension of the limits to development and the permissible building heights.   Instead of shedding its surplus labour force the building industry should be encouraged to seek alternative avenues. Applying usefully EU funds Government can assist through training programmes in such areas as traditional building skills, road building and marine construction works.

originally published at di-ve.com on Friday 15 February 2013