The decision taken by the Board of the Planning Authority last Thursday, with ten votes in favour and three votes against the development of 4,748 square metres of land Outside the Development Zone (ODZ) for a home for the elderly in Naxxar, will come back to haunt it in the very near future.
Application number PA 3592/16 was submitted in order to demolish a pre-1978 existing building and construct a facility for the care of the elderly and nursing home on “disturbed land”.
The first point of interest is the existing pre-1978 building on site. The Development Permit Application report describes this as an unoccupied derelict farm. When it was constructed, this building was necessary in the interests of agriculture. Now that it is in a derelict state, the land should have been returned to its former state, rehabilitated as part of the rural landscape. Instead it is being used as a tool through which to ridicule land use planning policy.
Applying the provisions of the Strategic Plan for Environment and Development (SPED) policy document, the Planning Authority requested the applicant to commission a site selection exercise in order to ascertain whether, within the development zone, there existed land in the vicinity that could be developed for the desired purpose – a home for the elderly.
The site selection report, dated May 2016, identified two sites – both of which were larger than required. Specifically, the report states that the identified sites offered “very good potential” as alternative sites for the project under consideration. The first site had an area of 11,287 square metres, while the second had an area of 6,844 square metres. Both sites are in Naxxar, very close to the site that is the subject of the application.
The Planning Authority next proceeded to request the applicant to produce a financial feasibility study. This study was produced days after the site selection exercise was completed. In fact, it is dated 30 May 2016. Briefly, the six page study – drawn up by a certified public accountant – concludes that, due to the fact that land within the development scheme costs substantially more than ODZ land, the project would only be financially feasible if ODZ land were used.
During last Thursday’s Planning Authority Board public hearing, the Authority’s Executive Chairman stated that the PA’s own consultants had check this feasibility study before accepting it and instructing the applicant to proceed with considering ODZ sites.
This PA decision turns land use planning policy on its head and practically gives the green light to large-scale ODZ development in the future. It does not require rocket science to arrive at a conclusion that this specific decision signifies that practically any ODZ development can be justified on the basis that ODZ land is cheaper than land in the development zone. Perusal of the feasibility study submitted by applicant to the Planning Authority indicates that the ODZ land to be developed for this project has been priced at €1,200,000. The alternative sites, of equal area to the ODZ site under consideration, were each priced at approximately €5,500,000 : a four-fold difference.
In my opinion, the result of this decision is that the Planning Authority has thrown into the dustbin the hard work of a large number of planning and environmental professionals over the last 25 years. This decision contradicts the continuous policy emphasis on the need to use land in a sustainable manner. The Planning Authority has once more bowed its head when faced with gluttonous greed. Profit has once more carried the day, to the detriment of environmental protection. The speculator’s bottom line is more important to the Planning Authority than sustainable use of land resources.
When the final vote was taken, only three members of the Planning Authority Board voted against, namely the Mayor of Naxxar Anne Marie Muscat Fenech Adami, the Chairman of the Environment and Resources Authority Victor Axiaq and the environmental NGOs’ representative Annick Bonello. All three were motivated in their decision to vote against the proposal because they deemed it unacceptable to have the development in ODZ land.
published in The Malta Independent on Sunday – 23 July 2017