L-Awtoritá tal-Ippjanar tinkoraġixxi l-ispekulazzjoni tal-art

L-Awtoritá tal-Ippjanar qed toħroġ il-permessi ta’ żvilupp għall-pompi tal-petrol u d-dijsil ħierġin bħall-pastizzi.

Xi xhur ilu, f’diskors li għamel il-Prim Ministru kien qal li l-Gvern immexxi minnu jaqbel li karozzi li jaħdmu bil-petrol jew bid-dijsil għandhom jispiċċaw mit-toroq Maltin. Nhar l-10 ta’ Settembru 2017 Joseph Muscat kien ħabbar li l-Gvern kien fi ħsiebu li “dal-waqt” jagħti bidu għal konsultazzjoni pubblika biex ikun stabilit meta u kif għandha tkun implimentata din il-politika li bħala riżultat tagħha jkunu jistgħu jinxtraw biss karozzi li jaħdmu bl-elettriku jew karozzi simili.

Għaddew seba’ xhur u għadna qed nistennew li jibda dan il-proċess ta’ konsultazzjoni pubblika. Sadanittant, aħna u nistennew, l-ispekulaturi tal-art, bl-għajnuna tal-Awtoritá tal-Ippjanar għaddejjin xalata: jippjanaw kif jirrovinaw iktar raba’, 3000 metru kwadru kull darba, u dan biex jibnu pompi li ftit ieħor mhux ser ikollna bżonn. Imbagħad x’nagħmlu bl-art li tkun diġa ġiet rovinata?

Alternattiva Demokratika taqbel li m’għandniex ħtieġa ta’ karozzi li jaħdmu bil-petrol u d-dijsil fit-toroq tagħna. Fil-fatt kienet Alternattiva Demokratika, bil-ħsieb li tintlaħaq il-mira strateġika ta’ Karbonju Żero fil-gżejjer Maltin li fil-Manifest Elettorali ta’ l-aħħar elezzjoni ġenerali poġġiet quddiem l-elettorat din il-proposta speċifika: li fi żmien 20 sena, ċjoe sal-2037, għandhom jispiċċaw il-karozzi kollha li jaħdmu bil-petrol u d-dijsil mit-toroq Maltin. Alternattiva Demokratika kienet l-uniku partit politiku f’Malta li kien ċar fuq dan f’Malta sa minn qabel l-elezzjoni ġenerali.

Id-dikjarazzjoni tal-Prim Ministru tal-10 ta’ Settembru 2017 kellha twassal għall-konklużjoni loġika li m’għandniex bżonn ta’ iktar pompi tal-petrol u d-dijsil. Kien ikun floku kieku tħabbar moratorju immedjat. Fil-fatt messna qegħdin ngħoddu l-ġranet li neħilsu darba għal dejjem mill-karozzi li jaħdmu bil-petrol u d-dijsil. Bħala riżultat ta’ dan messu hu ovvju li fil-futur qarib m’hu ser ikollna bżonn l-ebda pompa tal-petrol jew dijsil: dawn għandhom jonqsu mit-80 li għandna illum sa xejn u dan meta tkun implimentata b’mod sħiħ il-politika mħabbra mill-Prim Ministru u li dwarha ilna 7 xhur nistennew il-konsultazzjoni pubblika.

M’għandniex bżonn ta’ pompi ġodda: imma għandna bżonn li jagħlqu l-pompi li ġja hawn mingħajr ma jinħolqu oħrajn flokhom. L-20 sena proposti minn Alternattiva Demokratika fil-manifest elettorali tal-2017 biex jispiċċaw mit-toroq Maltin karozzi li jaħdmu bil-petrol jew bid-dijsil kienu meqjusa raġjonevoli, suffiċjenti u fl-istess direzzjoni ta’ deċiżjonijiet politiċi simili li ittieħdu minn pajjiżi oħra. Dan hu żmien biżżejjed biex tkun żviluppata l-infrastruttura nazzjonali meħtieġa għall-karozzi li jaħdmu bl-elettriku. Hu ukoll biżżejjed biex dawk li għandhom dawn it-tip ta’ karozzi jibdew jidraw ftit l-iżvilupp ta’ din ir-realtá ġdida bla petrol jew dijsil.

Bosta pajjiżi oħra diġa ddeċidew, inkella qegħdin fil-proċess li jiddeċiedu li fit-toroq tagħhom ma jkollhomx iktar karozzi li jaħdmu bil-petrol jew bid-dijsil. Dawn jinkludu in-Norveġja u l-Olanda (it-tnejn sal-2025), il-Ġermanja (sal-2030), Franza, r-Renju l–Indja u ċ-Ċina (lkoll sal-2040). Ma jdumx ma jkun hemm oħrajn ukoll.
L-Awtoritá tal-Ippjanar qegħda tkompli tinjora dan l-iżvilupp importanti fil-politika tal-pajjiż billi tibqa’ għaddejja bl-applikazzjoni tal-politika imsejħa 2015 Fuel Service Stations Policy b’mod robotiku. Din il-politika dwar il-pompi tal-petrol u d-dijsil tippermetti qies massimu permissibli ta’ 3000 metru kwadru imma l-Awtoritá qatt ma qieset li kien neċessarju li tordna tnaqqis fil-qies tal-proposti li kellha quddiema. Għax kollha kellhom il-qies massimu ta’ 3000 metru kwadru. Bħala riżultat ta’ dan l-Awtoritá tal-Ippjanar flok għal pompi qed toħroġ permessi għal żoni massiċċi kummerċjali barra miż-żona tal-iżvilupp.

Din hi l-agħar forma ta’ spekulazzjoni tal-art u f’dan il-kaz it-tort hu unikament tal-Awtoritá tal-Ippjanar. L-Awtoritá tal-Ippjanar hi ta’ theddida għall-ġenerazzjonijiet futuri. Dan hu l-punt li għamlu ż-żgħażagħ mill-Moviment Graffiti u l-Kamp Emerġenza Ambjent meta nhar il-Ħamis ipprotestaw u ħarbtu laqgħa tal-Bord tal-Awtoritá tal-Ippjanar waqt li dan kien qiegħed jikkunsidra applikazzjoni għall-pompa ġdida tal-petrol u d-dijsil f’Ħal-Luqa.

Għandna Awtoritá tal-Ippjanar li hi ala bieba mill-ambjent u mill-kwalitá tal-ħajja. Bil-provi.

 

 

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The Planning Authority encourages land speculation

Development permits for fuel stations are being approved left, right and centre by the Planning Authority.

Some months ago,  in a speech made in public, the Prime Minister said that the Government agrees that use of petrol and diesel cars should be phased out and that, in future, all cars should be electric. On the 10 September 2017, Joseph Muscat announced that government would “shortly” be launching a consultation on “setting a cut-off date beyond which all new car purchases would have to be electric or similar vehicles.”

Seven months have elapsed, and we are still waiting for the consultation exercise to be launched. And while we wait, land speculators (with the Planning Authority’s assistance) are in festive mood, plotting the ruin of 3000 square metres at a time to develop fuel stations that we will shortly not need any more. And what will be done with the spoiled land then?

Alternattiva Demokratika agrees with the proposal to establish a cut-off date for cars that run on petrol and diesel. Indeed in its manifesto at the last general election,  with a strategic zero carbon future for the Maltese Islands in mind, it put forward this specific proposal to the electorate: that internal combustion engine cars should be off our roads in 20 years time, that is by 2037. Alternattiva Demokratika was the only political party in Malta that took this clear stand before the general election.

In view of the Prime Minister’s declaration of the 10 September 2017, the logical conclusion is that new fuel stations are not required. An immediate moratorium would be in order and, in fact, we should be on the eve of the start of a countdown that would rid us of cars that run on petrol or diesel. Consequently, there will be no need for fuel stations in the not too distant future: reducing from the current 80 to none, when the phase-out – which is still subject to public consultation – is fully implemented.

We do not need new fuel stations: what we need is that existing fuel stations are closed down without their being replaced. The 20-year time-frame proposed by Alternattiva Demokratika in its 2017 electoral manifesto was considered to be reasonable, sufficient and in line with similar policy decisions taken in other countries. This time-frame was deemed sufficient to develop the required national infrastructure for electric-powered cars. It was also deemed to be a reasonable length of time to permit those who own vehicles running on internal combustion engines to adjust to the development of a new reality without petrol or diesel.

Various other countries have decided on – or are considering – the elimination of internal combustion engine driven vehicles from their roads. These include Norway and the Netherlands (both by 2025), Germany (by 2030), France, the United Kingdom, India and China (all by 2040). Others will soon follow.

The Planning Authority continues to ignore this policy development by applying the 2015 Fuel Service Stations Policy robotically. This policy establishes a maximum permissible size of 3000 square metres but the Authority did not consider it appropriate to scale down any of the proposals submitted for its consideration as all the approved stations cover the maximum size possible. As a result, the Planning Authority is churning out permits for massive commercial areas outside the development zone.

This is land speculation at its worst and the Planning Authority has no one to blame but itself and is a threat to future generations. This is the point made by the protestors from Graffiti and Kamp Emerġenza Ambjent last Thursday, when they stormed a Planning Authority Board meeting considering a development application for a new fuel station at Luqa.

We have a Planning Authority which doesn’t give two hoots about the environment and our quality of life.

 

Published in The Malta Independent on Sunday : 8 April 2018

 

Id-dellijiet ta’ Adrian Delia

Mid-dehra, Adrian Delia ma jkunx inkwetat jekk flok id-dellijiet tas-siġar nispiċċaw bid-dellijiet tat-torrijiet li qed jinbnew. Dan joħroġ minn kummenti li l-media xandret wara li segwiet laqgħa bejn Adrian Delia u l-Assoċjazzjoni tal-Iżviluppaturi ta’ Malta li fiha Sandro Chetcuti għamel ħiltu biex iħeġġeg lill-partit ta’ Delia li kien għaqli li jimxi fuq il-passi tal-Partit Laburista ta’ Joseph Muscat u jindiehes iktar man-nies tan-negozju. Fi ftit kliem li jkun business-friendly.

Din mhux l-ewwel darba li Sandro Chetcuti pprova jħeġġeg lill-partiti politiċi ewlenin li jaqblihom jekk jisimgħu minnu. Drabi oħra qabbel lil Partit Laburista u lil Partit Nazzjonalista ma żewġt iħwienet kbar li perjodikament ikollhom offerti speċjali tal-blieh. Il-membri tal-Assoċjazzjoni tal-Iżviluppaturi Maltin, kien jiftaħar Sandro Chetcuti, huma dejjem b’għajnejhom miftuħa għall-offerti speċjali, għax dak ikun il-mument li jaqilbu min-naħa għall-oħra.

Li jkollok Gvern li jdub quddiem in-nies tal-flus hi opportunitá tad-deheb għal dawk li jridu jdawru lira. Għax, mhux hekk, wara kollox ma hemm l-ebda differenza bejn id-dell tas-siġar u dak tat-torrijiet: it-tnejn jipproteġu mill-qilla tax-xemx!

Jidher li Delia l-iżviluppatur ittrasforma ruħu f’Delia l-Kap ta’ Partit biex ipproduċa l-izviluppatur-politiku tas-seklu 21. Tidher stramba l-biċċa, imma dejjem kienet hemm, kemm kemm ma tidhirx: bl-iżviluppatur jissielet bejn djun mal-banek u argumenti mal-awtoritajiet tat-taxxa. Fil-passat kellna politiċi li deffsu imnieħirhom fl-iżvilupp tal-art. Illum għandna sitwazzjoni bil-maqlub: għandna żviluppatur li qed ideffes imnieħru fil-politika!

Il-kunflitt bejn dak li jsejħulu żvilupp u l-ambjent ma jispiċċa qatt. Il-problemi li jinħolqu mhux ser ikunu iktar faċli biex jissolvew jekk flok politiċi-żviluppaturi jkollna l-iżviluppatur-politiku. Adrian Delia ġie rappurtat jgħid li ried jiffoka fuq “ippjanar għal viżjoni fit-tul għall-industrija”, ċjoe għall-industrija tak-kostruzzjoni. Probabbilment li dak kien Delia l-iżviluppatur li kien qiegħed jitkellem. Jekk il-ħsibijiet ta’ Delia l-politiku jikkuntrastawx ma dan għadu ftit kmieni biex nintebħu.

L-istampa kienet okkupata tirrapporta li Delia l-politiku kien medhi jitħakkek mal-iżviluppaturi tat-torrijiet. Kien hemm diversi laqgħat ta’ Adrian Delia ma żviluppaturi stabiliti, b’mod partikolari ma dawk involuti fl-iktar proġetti kontroversjali li issemmew dan l-aħħar. Ovvjament li l-iżviluppaturi, b’mod organizzat, qed jaħdmu fuq l-Opposizzjoni, jitolbu l-appoġġ tagħha huma u jgħumu fil-kontroversji kurrenti. Diffiċli tgħid jekk f’din l-okkazjoni sarux jew ġewx imwegħda xi donazzjonijiet (finanzjarji) li ċertament huma meħtieġa biex jittaffew id-djun kbar li l-PN hu mifni bihom.

Dawn il-laqgħat ġew f’mument interessanti ħafna, meta l-President tal-Assoċjazzjoni tal-Iżviluppaturi Maltin ġie appuntat konsulent tas-Segretarju Parlamentari għall-Ippjanar u s-Suq tal-Propjetá. Billi qed jintqal li din il-ħatra mhux ser tkun il-kawża ta’ kunflitt ta’ interess hu probabbli li din is-sitwazzjoni ser tkun rimedjata billi fl-istess ħin jingħata parir liż-żewġ naħat tal-Parlament. Hu ċar li l-Assoċjazzjoni tal-Iżviluppaturi Maltin qed tinkoraġixxi lil Adrian Delia biex huwa jimxi fuq il-passi ta’ Joseph Muscat billi anke hu jkun ħabib sew man-nies tan-negozju (business friendly). Delia mid-dehra dieħel bir-ras mingħajr m’hu jirrealizza li bħala riżultat ta’ dan, il-PN dieħel iktar ‘il-ġewwa fil-but tal-iżviluppaturi.

Sadanittant l-istupru ta’ pajjiżna jibqa’ għaddej. Kif ilu għaddej għal iktar minn 40 sena. Jonqsu d-dellijiet ta’ siġar u fl-istess waqt jiżdiedu id-dellijiet tat-torrijiet.

Dan isejħulu progress!

 

Ippubblikat fuq Illum : Il-Ħadd 18 ta’ Marzu 2018

Adrian Delia’s choice of shadows

Apparently Adrian Delia is not preoccupied if, instead of shadows cast by trees, we are restricted to shadows cast by high buildings. This conclusion results from a comment picked up by the media when he had the opportunity to listen to a Sandro Chetcuti lecture urging the PN to be business-friendly, just like Joseph Muscat’s Labour Party.

This is not the first instance of Sandro Chetcuti lecturing the major political parties. On other occasions he has compared the Nationalist Party and the Labour Party to two supermarkets which periodically make fantastic special offers available. Members of the Malta Developers’ Association, he claimed, are on the look-out for the discount season as this is when they switch their custom from one supermarket to the other.

Dealing with a business-friendly government has been a field day for those intent on making hay while the sun shines, and casts its shadows – both the relatively short ones cast by trees and the much longer ones cast by high rises. It seems that Delia the developer has now morphed completely into Delia the Party leader, producing a 21st century developer-politician: a strange combination, but somehow it was always there beneath the surface – the developer wading his way through overdrafts and tax disputes.

Various other politicians have, in the past, put their finger in the development pie. Now we have the opposite experience: a developer putting his finger in the political pie!

The conflict between the so-called development and the environment is never-ending and the problems created will not be easier to tackle with developer-politicians being substituted by a politician developer.

Adrian Delia was reported as stating that he wanted to focus on “long-term planning for the industry”, that is the building construction industry. Most probably that was Delia the developer speaking. Whether Delia the politician has contrasting views is too early to state.

The press has been busy reporting that Delia the politician has been courting high-rise developers. Various meetings have been held with established developers, in particular  those involved in the most controversial projects currently in the pipeline.

Obviously, the development lobby is working the Opposition, seeking its support in the minefield they are currently navigating. Whether any (financial) donations were made to help alleviate the debt-trodden PN cash-box is anybody’s guess at this point in time.

These meetings come at an interesting point in time, when the Malta Developers’ Association President has been appointed as an advisor to the Parliamentary Secretary for Planning and the Property Market. Given that it was considered that this appointment did not give rise to “any conflict of interest”, most probably this situation will now be remedied by simultaneously seeking to advise the opposing sides of Parliament.

The Malta Developers’ Association is clearly encouraging Delia to follow in Joseph Muscat’s footsteps of business friendliness and Delia seems determined to barge-in, oblivious to inevitable consequence that, as a result, he will further embed the PN in the developers’ pockets.

The rape of our land is work in progress. It has been going on for over 40 years and, unfortunately, the end is not yet in sight. The substitution of shadows cast by trees by those cast by high-rises goes on.

They call this progress.

published in The Malta Independent on Sunday: 18 March 2018 

Adrian Delia u d-dellijiet

 

Mela fil-laqgħa li Sandro Chetcuti kellu mal-Partit Nazzjonalista kif mistenni, stieden lil Adrian Delia biex huwa ukoll ikun pro-business bħal Joseph Muscat.

L-iżvilupp qalilna Sandro mhux bil-fors ikun kontra l-ambjent. Ovvjament qal Delia. Għax tista’ tqis jew li tgħaddi ħajtek għad-dell tas-siġar inkella minflok toqgħod fid-dell ta’ torrijiet [dawk li jibnu sħab Sandro, jiġifieri].

Ovvjament Sandro Chetcuti qed jistenna li jerġa’ jiftaħ is-supermarket. Ma tiftakrux meta qabbel lill-PN u lill-PL ma żewġt iħwienet kbar [supermarkets] li jikkompetu bejniethom bl-offerti li jkollhom, u l-iżviluppaturi, skond Sandro, jfittxu l-aħjar offerti?

Pro-business? No thanks. Nippreferi nkun favur in-nies.

Making hay …….. in St George’s Bay

The 23-storey Pender Gardens high-rise is nearly completed, after nearly 10 years of continuous construction activity. The application for the 31-storey Mercury House was approved last month and next Thursday, the Planning Authority Board will consider planning application PA2478/16 submitted by Garnet Investments Limited in respect of a substantial stretch of land along St George’s Bay on the outskirts of Paceville St Julian’s.

The applicant has requested the following: “Demolition of all existing buildings forming part of St. George’s Bay Hotel and ancillary facilities, Dolphin House, Moynihan House and Cresta Quay. Construction of Parking facilities, Hotels and ancillary facilities, Commercial Area, Multi Ownership holiday accommodation, Bungalows, Language school with accommodation. Restoration of the Villa Rosa and upgrading of the facilities including parking facility, kitchen and toilets all below existing site levels within the Villa Rosa Area to address catering facilities/wedding hall.”

The project includes mixed-uses covering a total site area of 48,723 square metres, a building footprint of 18,345 square metres and a total gross floor area of 82,917 square meters.

It is a small part of the area that was tentatively tackled by a draft Masterplan for Paceville which, after being rejected by public opinion was sent back to the drawing board. I consider it highly unethical for the Planning Authority to proceed with considering this application after the clear and resounding verdict of public opinion. As a minimum, the consideration of this application should have been postponed until a new, reasonable and acceptable Masterplan has received the go-ahead. A minimum effort at achieving consensus as to what development is acceptable is essential.

The Planning Authority is unfortunately insensitive to public opinion. It is amply clear that it, and those who appoint most of its Board members, are on the same wavelength as the development lobby, which is hell-bent on making hay while the sun shines. At this point in time, it is the turn of the St George’s Bay area.

The project is obviously recommended for approval in the 43-page report from the Planning Directorate.

The basic point of contention with such large-scale projects is that they are considered in isolation. Most of them would never get off the drawing board (real or virtual) if the consolidated impact of all neighbouring projects (existing or in the pipeline) are taken into account. Earlier this week, I had the opportunity to address similar concerns to the EIA public consultation on the db Group ITS site project.

Five large-scale projects are earmarked for St George’s Bay. Each will generate considerable havoc from excavation throughout construction and right through operation in the whole St George’s Bay area. Cumulatively it will be hell. Who cares?

Way back in 2006, when the Strategic Environmental Assessment Directive of the EU was about to be implemented in Malta, the Lawrence Gonzi – George Pullicino tandem rushed through the approval of the Local Plans in such a manner as to ensure that the accumulated environmental impact resulting from their implementation was not scrutinised and acted upon. The present state of affairs is the direct result of that irresponsible Gonzi-Pullicino action 12 years ago.

The Environment and Resources Authority (ERA) occasionally tries to patch things up. For example, within the framework of the ITS EIA exercise ERA suggested that the traffic assessment of the ITS and the Villa Rosa projects be consolidated. This has, however, been avoided: a case of too little, too late.

So where do we go from here?

The development lobby is maximising its efforts to make hay while the sun shines. In reality, a consolidated mess is taking shape with massively built-up areas in a relatively restricted space punctured by high rises mimicking phallic symbols of all shapes and sizes spread all over the place. Pender Place has 23 floors. Mercury House will have 31. The ITS phallus will have a 37-floor residential tower. The Villa Rosa/Cresta Quay project will have more modest heights.

Next Thursday, the Planning Authority has the opportunity to scrutinise the proposal for this Villa Rosa-Cresta Quay project. We will see once more the extent to which the concrete lobby still holds the Authority by its balls – obviously where this is applicable.

 

published in The Malta Independent on Sunday – 18 February 2018

Common sense at Buleben

The farmers at Buleben have been served with an evacuation order because the land they have tilled for generations is required to make way for the construction of new factories. We are told that our economy needs the land for factories. We also need our fields for agriculture and too much has already been lost!

We have been there before. One hectare after another is being gobbled up by concrete or tarmac. At Buleben, they want to enlarge the industrial estate. In other localities, roads, new residential development or hotels are planned instead of protecting agricultural land. Lately, we gave witnessed a never ending list of applications for petrol stations. There also seems to be an on-going competition of high-rise development: contrasting phallic symbols of all shapes and sizes.

Undeveloped land is under continuous siege.

In this specific case, the government through Malta Industrial Parks Limited is the developer and, like some of the other developers, at times it too tries to ride roughshod over one and all.

Do we consider this as progress? We need to stop and reflect on the consequences of the considerable damage which is piling up. Is anybody considering these impacts?

The expansion of the industrial estate was planned many years ago, as far back as the late 1960s when the then newly set up Malta Development Corporation embarked on the development of industrial estates. Fortunately, not all land available was then developed. However, agricultural rents from farmers in the area have not been accepted since then. They have now received their marching orders and must be gone within one month!

Ta’ Buleben, was always considered as an extremely fertile agricultural area. Erin Serracino Inglott in his dictionary Miklem Malti explains that the word Buleben means “the owner of herds producing large quantities of milk”. When agriculture was the principal economic activity, it was of paramount importance to be able to farm land which yielded abundant harvests.

The land at Buleben is owned by the government. It can argue that there is insufficient space for existing industrial estates to expand. The government could also inform us that an industrial estate which could have been put to use instead of the Buleben one was that of Ricasoli. But in the meantime, the Ricasoli Industrial Estate was given over for speculation by a previous government which ignored the need for more space for industrial use. Such reasoning would be correct. However pointing at yesterday’s serious mistakes to try to justify today’s shortcomings would not solve anything. We are still shouldered with the responsibility to take care of what’s left of society’s assets.

This is what the Zejtun NGO Wirt iż-Żejtun led by Architect Reuben Abela is doing. Even Żejtun requires and deserves protection. It is definitely a step forward that more of our fellow Maltese are voicing their concerns about protecting our national heritage.

As emphasised by Wirt iż-Żejtun, it is possible to address the need to provide more space for factories without taking up more agricultural land. We should take note that the Local Plan for the South, approved twelve years ago, included a declaration on the need to provide protection to agricultural land in the surroundings that contain a large number of protected carob trees which have graced the area for possibly hundreds of years.

It would be pertinent if we remember that  Punic remains were discovered in the Buleben area some years ago and it would be realistic to expect that more archeological remains could be uncovered if more land is disturbed.

Another important consideration concerns the proximity of the proposed industrial estate extension to the residential area of Ġebel San Martin at Żejtun. The proposed factories will be too close to the residential area. I have not seen the drawings of the proposed development, as they have not been made available. However, NGO Wirt iż-Żejtun is on record as stating that only a few tens of metres would actually separate the residential from the industrial.

When one considers that the existing industrial estate is already a cause of nuisance, acoustic primarily, throughout the day, this signifies not only that this nuisance will increase but that it would also be made worse.

At the time of writing this article, Members of Parliament elected on behalf of the Labour Party from the Third Electoral District (which incorporates Żejtun) have declared that the government is in listening mode and is considering alternative sites. This is a good step forward. It is always appropriate to ensure that common sense is in charge. But this also means that the proposal as made was not sufficiently analysed before the planning stage was concluded.

If the proposal is not scrapped, another green lung, this time around Żejtun, will be lost. It is useless to complain that the young generation is barely interested in agriculture if consecutive governments treat farmers in this manner.

Our land needs protection from excessive development. If the Buleben proposal is not discarded at the earliest we may soon see our last carob tree!

published in The Malta Independent on Sunday : 11 February 2018

published in The Independent on Sunday : 11 February 2018

L-aħħar ħarruba ġo Buleben u s-sens komun

 

Il-bdiewa ġo Buleben ġew ordnati jiżgumbraw għax l-art li ilhom jindukraw ġenerazzjoni wara l-oħra trid tagħmel il-wisgħa għal fabbriki ġodda. Għax qalulna li għandna bżonn il-fabbriki. Qiesu m’għandniex bżonn ir-raba’ wkoll: il-ftit li baqa’!

Hi storja li ilha tirrepeti ruħha, kontinwament. Tomna wara l-oħra qed tinbela mill-konkos jew mit-tarmac. F’Buleben iridu jkabbru ż-żona industrijali. F’inħawi oħra jridu jgħaddu t-toroq jew jibnu id-djar jew xi lukanda, inkella joħolmu b’pompa tal-petrol, waħda wara l-oħra. Inkella nimlew lill-pajjiż bit-torrijiet, kompetizzjoni ta’ simboli falliċi, wieħed ikbar mill-ieħor.

L-attakk fuq l-art mhux żviluppata donnu li ma jistax jieqaf. L-iżviluppatur f’dan il-każ hu l-Gvern permezz tal-Malta Industrial Parks Limited. Anke l-Gvern qed jipprova jagħmel bħal uħud mill-iżviluppaturi: jipprova jibqa’ għaddej minn fuq kulħadd.

Dan xi progress hu? Għandna bżonn nieqfu naħsbu ftit dwar il-konsegwenzi ta’ dak li għaddej, tat-tħarbit li qiegħed jiġi ippjanat. Min qed iqis l-effett ta’ dan kollu?

Bla dubju l-espansjoni taż-żona industrijali ilha ippjanata żmien, snin kbar, sa minn meta tfassal għall-ewwel darba l-inħawi fis-snin sittin meta l-Korporazzjoni Maltija tal-Iżvilupp bdiet tiżviluppa l-ewwel żoni industrijali. Imma fortunatament dakinnhar ma kienx hemm bżonn l-art kollha u z-zona industrijali ma kienitx kbira daqs kemm kien ippjanat. Imma l-qbiela mingħand il-bdiewa ilha sa minn dakinhar ma tkun aċċettata. Issa tawhom ordni ta’ żgumbrament u għandhom xahar żmien biex joħorġu ‘l-barra.

Ta’ Buleben, dejjem kienet meqjusa bħala art mill-iktar għammiela, sakemm ħallewha bi kwieta. Fil-fatt Erin Serracino Inglott fil-Miklem Malti jfisser il-kelma Buleben bħala “sid l-imrieħel li jagħtu ħafna ħalib”. Kien għalhekk li meta l-agrikultura kella importanza ekonomika ikbar li l-art ta’ Buleben kienet meqjusa bħala ta’ importanza għax kienet art li tirrendi. Min għandu Ta’ Buleben, jgħid wieħed mill-qwiel li ħolqu missierietna, id-dinja tagħtih widen. Għax agrikultura għammiela kienet tfisser ukoll saħħa ekonomika, meta l-agrikultura kellha importanza ċentrali fil-ħajja ta’ missierijietna.

L-art hi tal-Gvern li bla dubju issa ser jargumenta li ma baqax biżżejjed art fejn jikbru ż-żoni industrijali. Forsi jgħidilna ukoll li wieħed mill-oqsma industrijali li seta jintuża flok dak ta’ Buleben kien dak tar-Rikażli. Imma ż-żona industrijali tar-Rikażli sadanittant ingħatat għall-ispekulazzjoni minn Gvern ieħor li injora l-ħtieġa ta’ iktar spazju għall-fabbriki. Ikollu raġun jekk jgħid hekk il-Gvern. Imma mhux biżżejjed li nippuntaw subgħajna lejn l-iżbalji ħoxnin tal-bieraħ biex niġġustifikaw l-iżbalji tal-lum. Xorta jibqalna l-obbligu li illum nagħmlu ħilitna kollha biex nipproteġu l-ftit li baqa’.

Huwa għalhekk floku dak li qed tagħmel l-għaqda Żejtunija Wirt iż-Żejtun, immexxija mill-Perit Żejtuni Reuben Abela. Għax anke iż-Żejtun, jeħtieġ u jixraqlu l-protezzjoni. Huwa pass ‘il-quddiem li n-nies, huma għajnejhom miftuħin beraħ biex, safejn hu possibli, huma ukoll iħarsu wirt missirijietna.

Hu possibli, kif qalet l-assoċjazzjoni Wirt iż-Żejtun li jintuża spazju fiż-żona industrijali mingħajr ma tintmiss iktar raba’. Ikun floku ukoll li niftakru li l-Pjan Lokali għan-Nofsinnhar, approvat tnax-il sena ilu, jinkludi dikjarazzjoni dwar il-ħtieġa li jkun imħares il-valur agrikolu tal-art fl-inħawi li fiha kwantità mhux żgħira ta’ siġar tal-ħarrub li huma f’saħħithom u li ilhom hemm mijiet ta’ snin.

Tajjeb li niftakru ukoll li fl-inħawi f’dawn l-aħħar snin instabu fdalijiet Puniċi u li jekk iktar art ser tkun disturbata probabbilment jinstabu bosta iktar fdalijiet arkeoloġiċi.

Hemm imbagħad konsiderazzjoni oħra. Il-binja tal-estensjoni taż-żona industrjali ser tqarreb il-fabbriki lejn iż-żona residenzjali ta’ Ġebel San Martin fiż-Żejtun. Il-fabbriki l-ġodda jidher li ser jiġu viċin wisq tar-residenzi. Il-pjanti proposti jiena ma rajthomx, ma jidhirx li huma pubbliċi s’issa. Imma l-għaqda Wirt iż-Żejtun tgħid li ser ikun hemm biss ftit għexieren ta’ metri li jifred iż-żona residenzjali minn dik industrijali.

Issa meta tqis li diġa hemm inkonvenjent prinċipalment ikkawżat minn ħsejjes f’kull ħin tal-jum, dan ifisser li l-inkonvenjent ser jikber u ser ikun iktar qrib ukoll.

Waqt li qed nikteb ħarġet l-aħbar li diversi Membri Parlamentari li jiġu eletti f’isem il-Partit Laburista mit-tielet distrett elettorali (li jinkludi ż-Żejtun) qed jgħidu li l-Gvern qiegħed jisma’ dak li qiegħed jingħad u qed jikkunsidra siti alternattivi. Dan hu pass tajjeb. Għax hu dejjem tajjeb li s-sens komun jingħata ftit ċans. Imma dan ifisser ukoll li l-proposta ma kienitx studjata sewwa qabel ma tħejjew il-pjani għal iżjed fabbriki.

Jekk il-proposta ma tinbidilx ser ikun ifisser li ser noqtlu pulmun ieħor din id-darba dak ta’ madwar iż-Żejtun. Hu inutli li nilmentaw kemm il-ġenerazzjoni żagħżugħa ftit hi interessat fil-biedja jekk Gvern wara l-ieħor jibqa’ jittratta lill-bdiewa daqstant ħażin.

Inħarsu l-art mill-esaġerazzjonijiet ta’ żvilupp. Din il-proposta għal Buleben teħtieġ li titwarrab minnufih. Jekk le daqt inkun nistgħu ngħidu li rajna l-aħħar ħarruba!

Ippubblikat fuq Illum : Il-Ħadd 11 ta’ Frar 2018

L-Ippjanar rasu l-isfel

Nhar l-Erbgħa, l-Kumitat Parlamentari dwar l-Ambjent u l-Ippjanar beda d-diskussjoni dwar jekk għandux ikun hemm tibdil fil-politika dwar il-pompi tal-petrol (u d-disil) (Fuel Service Stations Policy) tal-Awtorità tal-Ippjanar. Bla dubju kien xprunat mid-deċiżjonijiet riċenti tal-istess awtorità dwar pompi tal-petrol f’f’Burmarrad, Marsaskala u l-Magħtab. Hemm applikazzjonijiet pendenti għal pompi ġodda f’Ħ’Attard, l-Imqabba u l-Iklin fil-waqt li hemm madwar 60 pompa oħra qed jistennew il-permessi mill-Awtorità tal-Ippjanar biex itejbu l-faċilitajiet inkluż protezzjoni ambjentali u dan minn total eżistenti ta’ 85 pompa.

Il-kummenti validi kienu bosta. Ikkonċentraw l-iktar fuq il-ħtieġa li l-pompi tal-petrol fiż-żona urbana jingħalqu u li dawn jiċċaqalqu xi mkien ieħor. Ftit iżda kien hemm ħeġġa biex tkun diskussa l-qalba tal-materja: xi bżonn għandna tal-pompi tal-petrol?

Madwar ħames xhur ilu, il-Prim Ministru, wara li għal darba oħra ħares ħarsa sewwa lejn il-Manifest Elettorali ta’ Alternattiva Demokratika tal-2017, ħabbar, li l-Gvern immexxi minnu kien ser jagħti bidu għal process ta’ konsultazzjoni pubblika. Dan biex jistabilixxi data minn meta karozzi li jaħdmu bil-petrol u d-disil ma jkunux jistgħu jinbiegħu iktar biex minflok ikollna karozzi li jaħdmu bl-elettriku. Ma smajna xejn iktar dwar dan ħlief artiklu miktub mill-Ministru tat-Trasport Ian Borg entużjażmat li fis-snin li ġejjin ser nimxu fuq il-passi ta’ pajjiżi Ewropej oħra.

Il-Prim Ministru, bir-raġun kollu emfasizza li din il-bidla fil-politika tal-Gvern kienet meħtieġa minħabba li l-emmissjonijiet tal-karozzi kienu l-ikbar sors ta’ tniġġiż tal-arja fil-pajjiż. Għalfejn dan id-dewmien kollu biex ikunu stabiliti u mħabbra d-dettalji ta’ din id-deċiżjoni tajba? Uħud mill-pajjiżi Ewropej ilhom żmien li għamlu dan. In-Norveġja u l-Olanda stabilew is-sena 2025, il-Ġermanja qed tikkonsidra s-sena 2030, fil-waqt li Franza u r-Renju Unit huma mħajra għas-sena 2040 biex iwaqqfu l-bejgħ ta’ karozzi li jaħdmu bil-petrol u d-disil.

Id-diskussjoni dwar il-politika li tikkonċerna l-pompi tal-petrol/disil għandha issir f’kuntest wiesgħa tal-politika tat-trasport inkluż l-elettrifikazzjoni tal-mezzi privati tat-trasport.

Il-punt ewlieni tad-diskussjoni huwa li bħala riżultat tal-elettrifikazzjoni n-numru ta’ pompi tal-petrol/disel meħtieġa mhux ser jiżdied imma ser jonqos fuq medda ta’ snin u dan sakemm jasal għal xejn jew kważi xejn. Allura għalfejn nibnu u ninkoraġixxu l-bini ta’ iktar pompi tal-petrol/disil? Ikun ferm iktar għaqli kieku l-investiment nindirizzawh lejn is-soluzzjoni tal-problemi, mhux lejn it-tkattir tagħhom!

Il-pompi tal-petrol eżistenti fiż-żoni urbani qed jintużaw bħala skuża biex jippruvaw jiġġustifikaw it-tħarbit ta’ 3000 metru kwadru ta’ art. Fil-fatt dan hu l-iskop ewlieni tal-politika dwar il-pompi tal-fjuwil approvata fl-2015.

Ma jkunx aħjar li flok ma jingħalqu l-pompi tal-petrol fl-abitat ikunu konvertiti f’lok fejn tiċċarġja l-batteriji tal-karozzi? Dawn il-pompi qegħdin fil-parti l-kbira tagħhom f’żoni ċentrali u huma ġeneralment ta’ qies żgħir. Kull pompa tal-petrol urbana li tkun salvata u konvertita biex fiha niċċarġjaw il-batteriji tfisser ukoll li nkunu salvajna 3000 metru kwadru ta’ art minn spekulazzjoni. Fl-istess ħin inkunu qed nippovdu servizz li ser ikun essenzjali eżatt fejn hu meħtieġ.

Dan ikun użu tajjeb għall-investiment, aħjar milli jintuża f’bini ta’ pompi ġodda barra miż-żona ta’ l-iżvilupp. Jekk dan isir inkunu qed nittrasformaw problema eżistenti f’diversi lokalitajiet f’soluzzjoni addattata għall-bini tal-infrastruttura meħtieġa għall-eletrifikazzjoni tat-trasport privat f’Malta.

Dan ovvjament ifisser li nkunu qed naqilbu ta’ taħt fuq il-politika dwar il-pompi tal-fjuwil. Flok ma nużaw il-pompi urbani bħala skuża biex tkun ġustifikata l-ispekulazzjoni tal-art inkunu qed nagħtu spinta tajba lill-ħarsien ambjentali.

Hu eżattament dan li għandna bżonn f’dan il-mument: naqilbu l-ippjanar rasu l-isfel.

 

Ippubblikat fuq Illum : Il-Ħadd 4 ta’ Frar 2018

 

Turning the Fuel Service Stations Policy on its head

Last Wednesday, the Parliamentary Environment and Land Use Planning Committee discussed the possible revision of the Fuel Service Stations Policy. The three development permits issued in the past weeks by the Planning Authority for fuel service stations at Burmarrad, Marsaskala and Magħtab without doubt was the spark that motivated the discussion. Among the pending applications, Attard, Mqabba and Iklin are queuing for new service stations, while over 60 more, from a current total of 85 stations are awaiting the Planning Authority go-ahead for upgrading.

A number of valid observations were made. Most of the discussion dealt with the need to relocate service stations currently within urban areas but there was, however, a reluctance to address head-on the real issue: do we need fuel service stations?

Almost five months ago, the Prime Minister – taking a leaf from Alternattiva Demokratika’s 2017 election manifesto – announced that his government will be launching a public consultation to establish a cut-off date for the sale of diesel and petrol cars in Malta and the use of only electricity-driven vehicles instead. We have not heard much more about this proposal, apart for an article by Transport Minister Ian Borg who wrote about following in the footsteps of other European countries in “phasing out new petrol and diesel vehicles in the next few decades”.

The Prime Minister has rightly emphasised that this change in policy is required in view of the fact that vehicle emissions are the largest source of pollution in Malta, but why wait so long to put flesh on the bare bones of the declared policy? Other European countries have already determined their cut-off date. Norway and the Netherlands are considering the year 2025, Germany is considering 2030, while France and the United Kingdom are opting for the year 2040 by which to halt the sale of diesel and petrol vehicles.

Revisiting the Fuel Service Stations Policy should not be discussed in a vacuum. It has to be placed in the context of related transport policies and in particular the fact (hopefully) that Malta should now be going electric.

The main issue clearly is that, as a result of going electric, the number of fuel service stations required will at some point in the future – hopefully the not so very distant future – will be next to nil. So why build more of them? Why encourage investment in something that is not needed? It would be much better to channel investment into resolving problems instead of adding to them.

The relocation of urban area fuel service stations – the main thrust of the Fuel Service Stations Policy approved in 2015 – is being used to justify the uptake of 3,000 square metres of land. But instead of relocating the existing service stations in urban areas, would it not be much better if these were converted into charging stations? These service stations are centrally located and mostly of a relatively small size. Every conversion one into a charging station would potentially save 3000 square metres of land in the middle of nowhere and simultaneously provide the service of electrically charging vehicles right where that service is required: in our urban areas.

It is towards the conversion of these fuel stations that investment should be channelled. They can be transformed from being a problem in our residential communities to being an integral and focal part of the strategy to develop a suitable, reliable and – above all – sustainable infrastructure so necessary for the electrification of private transport.

This would obviously turn the Fuel Service Stations policy upside down. Instead of using urban service stations as an excuse to trigger more land speculation, it is about time to inject some environmental considerations right where they are most needed.

This is what we need right now: the turning of the Fuel Service Stations Policy on its head.

 

published on the Malta Independent on Sunday : 4 February 2018