The PLPN stables and the MDA

The Malta Developers Association has today announced the appointment of Dr Deborah Schembri as its Director General.  She takes over from Dr Marthese Portelli who has now taken up another appointment elsewhere.

Before taking up the role of Director General of the MDA Dr Marthese Portelli was a PN Member of Parliament. She was also a member of the Planning Authority Board on behalf of the PN parliamentary group. She was also Shadow Minister for the Environment and Land Use Planning.

Dr Deborah Schembri on the other hand was Parliamentary Secretary for Land Use Planning on behalf of Labour.

With these appointments there is one thing which gets clearer by the minute. Politicians from the PLPN stables are not allergic to the MDA.

Dritt ta’ aċċess għax-xemx

Id-dritt li jkollna aċċess għax-xemx reġa’ għal darba oħra qed jissemma b’insistenza. Dawk fostna li huma konxji li l-użu tax-xemx għall-ħtiġijiet tagħna jagħmel kemm sens ambjentali kif ukoll sens ekonomiku qiegħed dejjem jiżdied. Sfortunatament huma ostakolati mill-politika dwar l-użu tal-art li hi interessata biss biex taqdi lir-rebgħa li, jippruvaw jgħidulna li hi żvilupp.

Li nagħmlu użu mill-enerġija li tiġġenera x-xemx jiddependi minn dak li jkun hemm jostakola l-wasla tar-raġġi tax-xemx meta jkollna ħtieġa tagħhom! Meta l-parti l-kbira tal-pjani lokali kienu approvati fis-sajf tal-2006, kien żdied bil-kbir l-għoli tal-bini permissibli f’diversi lokalitajiet. F’xi każi l-ammont ta’ sulari li jistgħu jinbnew żdiedu minn 2 għal 5, inkluż penthouse. Is-sitwazzjoni hi agħar fejn jista’ jkun hemm garaxxijiet li jkunu parzjalment taħt il-livell tal-triq (semi-basement). Din il-bidla f’dak li jista’ jinbena effettwat ħafna żoni fejn kien hemm bini b’żewġ sulari.

L-impatt ta’ din il-bidla fl-għoli permissibli tal-bini qiegħed jiżdied biż-żmien għax issa qed isir żvilupp mill-ġdid ta’ bosta propjetajiet li ilhom ftit ta’ żmien li nbnew. Dan qed joħloq ħafna dellijiet fuq bosta djar residenzjali fl-ibliet u l-irħula tagħna. Bħala riżultat ta’ dan il-pannelli fotovoltajċi u l-istallazzjonijiet li jsaħħnu l-ilma bix-xemx (solar water heaters) stallati fuq il-bjut ta’ bosta residenzi issa qegħdin fid-dell għall-ħin twil u ġew ma jiswew xejn. Dawn huma investimenti li għamlu ħafna familji Maltin li ġew issagrifikati fuq l-altar tar-rebgħa tal-hekk imsejjaħ żvilupp. Sussidji użati bħala għajnuna biex niġġeneraw l-enerġija mix-xemx, inkluż dawk li oriġinaw minn fondi Ewropej, f’numru mhux żgħir ta’ każi spiċċaw moħlija.

Dan kollu hu riżultat ta’ politika dwar l-ippjanar tal-użu tal-art bla viżjoni fit-tul. Politika li falliet biex tqis u tindirizza impatti ovvji. B’mod speċifiku hi riżultat li teżamina l-proposta dwar l-għoli permissibli tal-bini fid-dawl tal-proċeduri stabiliti mid-direttiva tal-Unjoni Ewropea dwar l-istima ta’ l-effetti ta’ ċerti pjanijiet u programmi fuq l-ambjent (Strategic Environment Assessment Directive). Din hi direttiva li tfittex li teżamina politika (policy), pjani u programmi biex ikun stabilit u eżaminat l-impatt ambjentali tagħhom.

Dawk minnha li huma familjari ma kif taħdem u ħadmet l-Awtorità tal-Ippjanar jafu li l-Pjani Lokali ġew approvati bl-għaġġla fis-sajf tal-2006. Dan sar l-għaliex iktar dewmien kien ikun ifisser illi dawn il-pjani kienu jkun soġġetti għal eżami dwar l-impatti ambjentali tagħhom skond kif tipprovdi d-direttiva tal-Unjoni Ewropea dwar l-istima ta’ l-effetti ta’ ċerti pjanijiet u programmi fuq l-ambjent (Strategic Environment Assessment Directive). Inevitabilment kien jirriżulta minn dan l-eżami li ż-żieda fil-għoli tal-bini li seta jingħata l-permess kien ser ikollu impatt negattiv fuq il-ġenerazzjoni tal-elettriku mix-xemx, kif fil-fatt qed jiġri llum! Dan l-impatt kien ikollu jkun indirizzat u l-għoli tal-bini kien ikollu jonqos.

Kellna parti mill-Gvern taħdem favur il-ħtieġa li nagħmlu użu mix-xemx biex niġġeneraw enerġija nadifa. Imma kellna parti oħra mill-Gvern li kienet ostaġġ tal-lobby tal-iżviluppaturi li riedu iktar spazju fejn jistgħu jiżviluppaw. Il-bqija nafu x’ġara. Dak l-ispazju issa qed jiġi żviluppat u bħala riżultat spiċċajna bil-pannelli fid-dell fuq il-bjut!

Iktar kmieni din il-ġimgħa, fil-Parlament, Miriam Dalli, Ministru għall-Enerġija, l-Intrapriża u l-Iżvilupp Sostenibbli fi tweġiba għal mistoqsija parlamentari ta’ Ryan Callus kelliemi tal-Opposizzjoni dwar l-Enerġija qalet li l-Gvern għaddej b’konsultazzjonijiet interni dwar dan kollu.

Tant ilna niddiskutu dan kollu li mhux nifhem x’għandha f’moħħha l-Onorevoli Ministru. Fil-fatt ftit hemm possibilitajiet x’jiġu kkunsidrati.

L-iktar possibilità ovvja hi li fejn hu possibli jitreġġa’ lura l-għoli permissibli tal-bini għal dak li kien fl-2006. Dan imma, hu diffiċli biex isir, u kieku kellu jsir immedjatament tasal talba għal kumpens ta’ miljuni ta’ euro.

Hu possibli li jkunu introdotti drittijiet dwar l-aċċess għax-xemx f’bini ġdid. Dan għandu jsir immedjatament. Hu possiblili li jkunu emendati r-regoli tal-ippjanar b’mod li jkun assigurat illi fil-bini ġdid, b’mod partikolari fil-bini ta’ flats, ikun possibli li minn fuq il-bjut tagħhom tkun ġġenerata l-enerġija mix-xemx. Dan għandu jkun biżżejjed u jagħmel tajjeb għall-konsum tal-elettriku fil-blokk tal-flats kollu. Dan ikun ifisser li l-arja ma tinżammx mill-iżviluppatur iżda tkun parti mill-blokk f’idejn is-sidien tal-flats biex fuqha jistallaw pannelli foto-voltajiċi. Dan jassigura li kull blokk ġdid ta’ flats ikun carbon neutral, jiġifieri jiġġenera elettriku mix-xemx daqs kemm ikun ikkunsmat. Il-pannelli b’hekk jieħdu post il-penthouse.

B’hekk nistgħu nibdew bil-mod insewwu l-ħsara li saret.

Ippubblikat fuq Illum : il-Ħadd 21 ta’ Frar 2021

Solar rights and planning wrongs

Solar rights are once more in the public debate. The number of those aware that utilising solar energy for our needs makes both environmental and economic sense is on the increase. Unfortunately, they are being obstructed by land use planning policy which is only interested in serving greed, camouflaged as development.

The utilisation of the sun’s energy is dependent on what gets in the way of the sun’s rays when we need them!  When most of the Local Plans were approved way back in summer of 2006, the permissible heights of building development in a multitude of areas were substantially increased. At times this increase was from 2 to 5 floors, including a penthouse level. It is worse where semi-basement garages are permissible. This change was in particular applied in respect of large areas with a previous predominance of two floored terraced houses. 

The impact of this change in the permissible height limitation is increasing in severity with time as the redevelopment of old properties is being gradually taken in hand. This is resulting in the shadowing of an ever-increasing number of residential units in a number of residential areas. As a result, solar water heaters and photo voltaic panels installed on a number of roofs in the past years, are now in the shade for a considerable amount of time and consequently are practically useless. Investments made by a number of our families have been sacrificed on the altar of development greed. Subsidies (including those originating from EU funds) which were utilised to assist the tapping of solar energy in a substantial number of cases have thus been thrown down the drain.

This is the result of myopic land use planning which failed to consider obvious impacts. Specifically, it is the result of the failure to subject the proposed height relaxation planning policies to the EU Strategic Environment Assessment Directive. The Strategic Environment Assessment Directive seeks to examine policies, plans and programmes in order to ensure that their environmental aspects are effectively considered.

Those of us familiar with the workings of the Planning Authority are aware that most of the Local Plans were rushed through to approval during the summer of 2006. This was done as any further delay would have made them subject to Strategic Environment Assessment procedures which would have inevitably highlighted the impact of height relaxation on the generation of solar energy. As a result, the conflict with the need to have solar energy generated would have been highlighted and most probably addressed.

While one section of government was encouraging one and all on the need to tap the sun’s rays to generate clean and renewable energy, another section, hostage to the development lobby was obstructing this and pushing forward their need for more space to develop! The rest is history. That space is currently being developed today, in the process obstructing the further generation of renewable energy on our rooftops.

In Parliament, earlier this week Minister for Energy, Enterprise and Sustainable Development Miriam Dalli in reply to a Parliamentary Question from Ryan Callus, spokesperson for Energy on behalf of the Opposition, stated that government was holding internal discussions on the matter.

The matter has been discussed many times to date so I cannot decipher exactly what Minister Miriam Dalli has in mind. There are in fact very few possible options which can be considered.

The most obvious option is to revise as much as possible the height relaxation carried out in 2006. This will be very difficult to carry out, and, if done, it will be immediately followed-up by a request for compensation running into many millions of euro.

Alternatively, one can seek to introduce solar rights on new buildings without further delay. It is possible that planning policy is amended to ensure that all new properties, in particular blocks of flats, should generate sufficient electricity to cater for the number of units in the new block, thus ensuring carbon neutrality. Such a measure would essentially require that the roof is owned together with the individual units in order that owners of the said units may install photo voltaic panels. Consequently, it would signify that the space which till now has been utilised for the development of penthouses would henceforth be reserved for the generation of renewable energy.

In so doing a history of planning wrongs would commence the long and difficult road of correction.

Published in The Malta Independent on Sunday : 21 February 2021

Sandro, Herman w it-taħwid dwar l-industrija tal-kostruzzjoni

Bħalissa għaddejjin bosta kummenti online dwar l-industrija tal-kostruzzjoni u dan fid-dawl tal-abbozz ta’ liġi dwar l-awtorità li ser tirregola l-industrija tal-bini presentment quddiem il-Parlament.

Huwa tajjeb li nkun ċar dwar dak li qed nitkellmu. Is-suġġett hawn mhux l-iżvilupp, il-politika dwar l-użu tal-art inkella l-impatti ambjentali fihom infushom. Is-suġġett hu l-industrija tal-bini. L-industrija tal-bini mhux l-iżviluppaturi. Anzi l-iżviluppaturi huma l-klijenti tal-industrija tal-bini!

Li l-industrija tal-bini tkun regolata aħjar huwa mhux biss meħtieġ imma essenzjali. Madwar sentejn ilu kont tkellimt dwar dan hekk kif kienet ippubblikata l-White Paper dwar is-suġġett.

Ma hemmx bżonn li l-MDA, l-Assoċjazzjoni tal-Iżviluppaturi, tkun fuq il-Bord ta’ din l-awtorità minkejja l-isforz imqanżah ta’ Herman Schiavone, istigat bla dubju mill-iġbid tal-ispag ta’ Sandro. Hi l-industrija tal-kostruzzjoni li teħtieġ li tipparteċipa fil-proċess u mhux il-lobby tal-iżviluppaturi. L-industrija tal-kostruzzjoni u l-lobby tal-iżviluppaturi anke jekk huma relatati mhumiex l-istess ħaġa: huma differenti u jeħtieġu li jkunu regolati b’metodi addattati għall-qasam tagħhom.

Nifhem li l-iżviluppaturi, bħall-periti u ħafna setturi oħra jeħtieġu industrija tal-kostruzzjoni organizzata, attentat u fuq kollox imħarrġa. Din l-awtorità bla dubju tista’ tkun il-mutur dwar dan kollu. Jeħtieġ ukoll li tkun trasparenti u ma tantx jidher li ser tkun mill-abbozz li ġie ippreżentat s’issa.

Jeħtieġ ukoll li titħalla taħdem. L-intervent ta’ Sandro biex idaħħal imnieħru mhux ta’ ġid, għax hemm mhux postu.

Village size embassies: are they required?

The US embassy was built some 9 years ago on a large tract of land at Ta’ Qali purchased from the Maltese Government for €14.6 million. The footprint of the Ta’ Qali Embassy is slightly over 4 hectares in size.

Earlier this week a development permit for a new Chinese Embassy at Pembroke, covering an area of around 2 hectares, was approved by the Planning Authority. The Chinese Embassy compound will be half the size of the US embassy complex but it still has quite a substantial footprint. The land to be developed as a Chinese Embassy was purchased from the Maltese Government for €7,880,000.

Why have these foreign governments been permitted to develop their embassies on such large tracts of land? If they really need space, would it not have been much more helpful if they were advised to restore some old, possibly historic building, as a result giving back something to Maltese society?

How long will it take before some other request for the development of another enormous embassy complex is made? From the Russian Federation maybe?

Does the debate on the American University in Malta not ring a bell? Have we not learnt anything from that public debate as a result of which the only functioning campus is at the former Malta Drydocks? The historic properties on that site, namely the seventeenth century Knights’ Building and the nineteenth century British naval workshops have been restored and given a new use. This has resulted in a net environmental gain, in the process protecting land at Marsaskala from development: a portion of our countryside was saved from ruin.

We will never have an honest reply to the basic question as to what all this space in the village size embassies is needed for. In addition to basic consular work and the development of relations with the business and local community these village size embassies are also inevitably an eavesdropping focus for intelligence gathering in the Mediterranean region.

Some tend to describe both the United States and the Republic of China as being very good friends of Malta. In reality it is a well-established foreign policy principle that countries do not have friends: they have interests. Diplomatic relations serve to further these interests.

Malta’s central location in the Mediterranean makes it ideal as a monitoring post and that is undoubtedly one of the basic interests for such large embassies. Ensuring that this interest is well catered for in Malta is a priority for both the United States of America and the Republic of China.

The recent debate on the Status of Forces Agreement (SOFA) relative to US Forces is indicative. Only the naïve would have failed to note the unofficial comments flying around in order to understand what was going on around the negotiating tables.

In larger countries it may make sense to have large embassies. However, in Malta we could definitely do without them. In a small country such as ours, they are definitely not required to improve the relations with the United States, China or any other country.

The Embassy of the United States of America has now been built and it has been operational for the past nine years. The Chinese embassy is however still on plan. Even if it has just been approved the Chinese Ambassador could still give the matter some further thought and consider the possible rehabilitation of some old building or buildings, possibly historical ones, instead of his massive embassy, the size of a small village!

Possibly that could turn the problem of the location and land uptake of the proposed embassy on its head and develop it into a unique opportunity.

It is never too late Mr Ambassador to take note.

published on The Malta Independent on Sunday: 1 November 2020

When caves collapse: people may be killed

On the 14 September the Planning Authority approved application PA3487/19 which proposed the   “stabilization of dangerous rock slope; repair to deteriorated concrete wall and construction of wave dissipation slope along the Qui Si Sana coastline”.

In simple language this involves a permit for remedial works after a cave along the Sliema Qui Si Sana coastline collapsed, thereby exposing the MIDI development works immediately behind the cave: the basement level of residential blocks T14 and T17.

We have been told that the cave collapsed as a result of erosion along the coastline. Some readers may tend to forget that way back in 2016, a Maltese geologist had sounded the alarm that a “high-rise had been constructed over a fractured and eroded sea cliff, which could collapse any time soon.” The collapse in fact occurred relatively quite soon, signifying that the geologist was pointing out the obvious which was being ignored or not given due consideration by the developer and his advisors.

The point to be made is why the Planning Authority permitted the development to take place so close to the coastline. As far as I am aware, the EIA relative to the Tigne Development by MIDI does not reveal any detailed studies on the condition of the coast as well as on the impacts of erosion on the Qui Si Sana coastline and its relevance to the development of the MIDI project. The issue is not just one of remedial works but on why the Planning Authority  ignored the state of the coast, as a result permitting development too close to the coastline for comfort. The collapse is adequate proof of all this. The Planning Authority has much to explain in this specific case. Its actions, or lack of them, should be investigated.

The issue is not one relative to the structural stability of the development but of the protection of the coastline.

Erosion as a result of natural elements occurs continuously. It is a natural ongoing phenomenon.

In this respect it may be pertinent to draw attention to a report, authored by a team of geologists, dated October 2007 and entitled : “Report on Coastal Sliema. Geology, geomorphology, sites of scientific interest and coastal protection considerations.” This report was commissioned by the Sliema Local Council.

The 50-page report, which makes interesting reading, emphasises that a number of sites along the Sliema coast “are undergoing rapid coastal erosion that will increase with climate change, resulting in instability or failure in coastal infrastructure.”

Of particular interest is that the report, authored in 2007, goes on to state that “The faulted coast along Għar id-Dud is retreating rapidly by dislodgement of boulders along joints and faults. Public structures that may be affected include Tower Road promenade. The Għar id-Dud cave may also partially or totally collapse, leading to the caving-in of the overlying pedestrian promenade. If collapse is sudden and during daytime/early night time, injury and loss of lives may result.”

I have personally drawn attention of the Transport Minister to the above some time ago, however to date I am not aware that any action has been taken.

The matter was already very worrying way back in 2007 and most probably it is even worse now, after thirteen years, given that no coastal protection works have been taken in hand in the area in the intervening period.

The Għar id-Dud cave is the result of natural erosion and collapse accelerated by wave action. This is a natural process that cannot be halted unless adequate coastal protection works are initiated. If nature is left on its own, the end result is quite predictable: a complete collapse of Għar id-Dud, a caving in of the overlying pedestrian promenade and a number of dead or injured pedestrians, depending on the time of day when a collapse possibly occurs.

Will Transport Malta and the other authorities wake up from their slumber and act immediately please?

published in The Malta Independent on Sunday: 27 September 2020

Għas-servizz tal-ispekulaturi

Il-ħatra ta’ Marthese Portelli bħala Direttur Ġenerali tal-Assoċjazzjoni tal-Iżviluppaturi Maltin (MDA) hi mossa intelliġenti min-naħa ta’ Sandro Chetcuti. Hi mossa li ġiet ippreżentata bħala pass il-quddiem fl-organizzazzjoni aħjar tal-iżviluppaturi, imma fl-istess ħin tikxef il-PN kif inhu verament : li taħt il-maskra tapasi favur l-ambjent hemm realtà ta’ xorta oħra. Is-servizz tal-ispekulaturi.

L-għażla tal-ex Membru Parlamentari Marthese Portelli mill-MDA hi pass biex jippreżentaw ruħhom b’mod iktar rispettabbli fil-konfront ta’ dawk li jiddarsu mill-assoċjazzjoni ta’ Sandro Chetcuti mar-raba’ sular tal-Partit Laburista taħt it-tmexxija ta’ Keith Schembri l-Kasco. B’daqqa ta’ pinna l-assoċjazzjoni tal-MDA issa hi maż-żewġ partiti l-kbar. Sandro jibqa’ dejjem interessat fiż-żewġ supermarkets politiċi, dejjem ifettex l-offerti tat-tnejn biex jara x’jaqbel fl-interess tal-ispekulazzjoni u tal-ispekulaturi. Sandro hu konsistenti favur l-interess tal-membri tal-MDA.

Fid-dawl tal-ħatra ta’ Marthese Portelli dak li qalet fuq issues ambjentali u l-ippjanar tal-użu tal-art tul is-snin, issa jiġi mifli għall-kuntrasti u l-kontradizzjonijiet li bla dubju ser jibdew jirriżultaw. Tul ix-xhur li ġejjin naraw il-kuntrast bejn dak li qalet fil-passat u dak li ser tipprova tiddefendi jew tipproponi fil-futur.

F’dan il-kuntest, dak li qal riċentement Adrian Delia dwar Marthese Portelli jassumi sinifikat ikbar: Ma’ Marthese Portelli dejjem taf fejn int. Tgħid?

Il-perit-żviluppatur

Il-mewt ta’ Miriam Pace midfuna taħt ir-radam li sa ftit qabel kien jifforma id-dar tagħha f’Santa Venera ħasad lill-pajjiż. Waqgħet dar oħra, imma din id-darba l-industrija tal-kostruzzjoni ma kkawżatx biss ħsara imma wasslet ukoll għall-qtil ta’ persuna. Għax it-tejatrin ta’ Ian Borg, Joseph Muscat u Sandro Chetcuti, wara l-inċidenti tas-sajf li għadda kien nissel l-impressjoni falza li kollox kien taħt kontroll. Imma dan, sfortunatament mhux il-każ.

Huwa ġustifikabbli li l-industrija tal-kostruzzjoni kollha titqiegħed taħt il-lenti, għal darba oħra kif ukoll għal kemm-il darba jkun hemm bżonn. Dan jinkludi li tkun eżaminata l-imġieba tal-periti.

Bħala riżultat tad-dibattitu pubbliku li għaddej ġie osservat li l-perit inkarigat mix-xogħol problematiku f’Santa Venera għandu interessi oħra, lil hinn minn interess professjonali fix-xogħol ippjanat. Huwa ukoll azzjonist fil-kumpanija li applikat għal permess u li f’Jannar inħarġilha mill-Awtorità tal-Ippjanar il-permess PA6459/19. Jirriżulta li dan il-perit għandu f’ismu 10% tal-ishma fil-kumpanija li f’isimha ħareġ il-permess tal-iżvilupp: MCZMC Developers Limited. Għandu interess li jara li l-investiment li għamel jirrendi.

Id-dibattitu dwar jekk huwiex etikament korrett li perit ikollu interess fi proġett ta’ żvilupp li hu inkarigat minnu li jmur lil hinn minn interess professjonali mhux wieħed ġdid. Ilu għaddej kemm f’Malta kif ukoll lil hinn minnha.

Il-Kodiċi dwar l-Imġieba għal dawk fil-pussess ta’ warrant biex jipprattikaw ta’ periti fil-gżejjer Maltin jifforma parti minn skeda annessa ma’ regolamenti intitolati Regolamenti dwar il-Kamra tal-Periti.

L-iskeda hi msejħa Kodiċi dwar l-Imġieba Professjonali. Kienet oriġinalment imfassla fl-1969 imma ġiet emendata fl-2010. Il-Kodiċi b’mod ċar ifisser li Perit f’Malta “ma għandux jokkupa, jassumi jew xjentement jaċċetta kariga li fiha l-interess tiegħu jkun kontra d-dmirijiet professjonali tiegħu.” (regolament numru 1). Iżid jipprovdi li Perit “jirċievi rimunerazzjoni biss bid-drittijiet professjonali tiegħu li jitħallsu mill-klijenti tiegħu u/jew bis-salarju tiegħu li jitħallas mill-prinċipal tiegħu. Hu ma jkunx jista’ jieħu rimunerazzjoni minn riżorsi oħra relattiva għax-xogħol u għad-dmirijiet fdati lilu.” (regolament numru 2)

Dan ifisser b’mod mill-iktar ċar li Perit ma jistax jinvolvi ruħu fl-investimenti dwar propjetà inkella bħala żviluppatur ta’ propjetà li dwarha jkollu involviment professjonali. Id-dħul tiegħu għandu jiġi unikament mix-xogħol professjonali u mhux minn qliegħ ġej minn negozju jew żvilupp ta’ propjetà. Fi kliem sempliċi u li jinftiehem id-dħul tal-perit għandu jkun mis-servizz li hu jagħti u mhux billi jieħu sehem fl-ispekulazzjoni tal-art u l-bini.

Minkejja dan, xi qarrejja bla dubju għandhom esperjenza differenti. Uħud ikunu sorpriżi meta huma u jaraw propjetà li jkunu interessati biex jixtru jiskopru li l-persuna li żviluppat din il-propjetà u li qed tfittex li tbigħilhom tkun ukoll il-perit inkarigat mix-xogħol. Filwaqt li fil-parti l-kbira tal-każi ma jinqala’ xejn straordinarju, fil-każi fejn jinqalgħu problemi n-nies tħossa skomda targumenta ma’ perit-żviluppatur. Meta jinqalgħu l-argumenti dwar il-propjetà żviluppata minn perit-żviluppatur, il-perit ma tantx issibu għax hu l-iżviluppatur li jkun fuq quddiem ifittex li jispjega u jiġġustifika dwar id-difetti fil-propjetà. Għax in-nies tirrikorri għand il-perit bħala l-ewwel arbitru tekniku bejna u l-iżviluppatur, ħafna drabi anke jekk huwa jkun il-perit ta’ l-iżviluppatur stess. Imma meta l-perit u l-iżviluppatur ikunu l-istess persuna dan ma jistax isir. Għax il-perit ma jagħtix biss servizz lill-klijent tiegħu imma b’mod indirett iservi ukoll lil kull min ikun effettwat minn dan l-istess servizz.

Uħud minn dawn il-periti żviluppaturi huma magħrufa filwaqt li oħrajn jinħbew wara kumpaniji inkella wara sħab fin-negozju.

Għad m’għandi l-ebda tweġiba għal mistoqsija bażika: għalfejn qed ninjoraw l-osservanza ta’ etika professjonali bażika b’mod li nwasslu messaġġ li wara kollox, li xejn mhu xejn, u li dan kollu hu mġieba “normali” u aċċettabbli?

Il-Kamra tal-Periti forsi tista’ tipprovdi tweġiba għal dan. Sa mit-twaqqif tagħha 100 sena ilu l-Kamra tal-Periti kellha r-responsabbiltà li tgħarbel u fejn neċessarju tieħu passi neċessarji dwar il-prattiċi professjonali tal-periti. Safejn naf jien, s’issa, ma jirriżulta minn imkien li ttieħdu xi passi dwar il-periti żviluppaturi.

Meta jirriżulta kunflitt ta’ interess jeħtieġ li nindirizzaw bla dewmien il-kawża ta’ dan il-kunflitt. Li ma nieħdu l-ebda azzjoni jfisser illi is-sitwazzjoni li tkun inħolqot qed tiġi meqjusa bħala li hi riżultat ta’ mġieba aċċettabbli.

Għax illum xejn mhux xejn.

Minħabba li tul is-snin ħadd ma għamel xejn dwar dawn il-periti żviluppaturi hemm min illum iqies li dawn huma żvilupp aċċettabli. Għax għal dawn ir-regoli dwar l-imġieba etika hu djuq żejjed, ħela ta’ żmien u burokrazija żejda. Propjament red tape!

Dan hu fejn naslu meta s-soċjetà tagħna tiżviluppa f’waħda amorali.

 

Ippubblikat fuq Illum : il-Ħadd 8 ta’ Marzu 2020

The architect-developer

The death of Miriam Pace buried in the ruins of her collapsed Ħamrun home as a direct result of building works in hand in an adjacent property has shocked the nation. The theatrics of Ian Borg, Joseph Muscat and Sandro Chetcuti, in the aftermath of last summer’s incidents had instilled a false sense of security that matters were now under control. Unfortunately, this is not the case.

The whole construction industry is justifiably once more under the spotlight, for the umpteenth time since last summer. This spotlighting justifiably includes an examination of the ethical behaviour (or otherwise) of architects and civil engineers.

In the resulting public debate, it has been pointed out that the architect and civil engineer in charge of the problematic works at Ħamrun has more than a professional interest in the works in hand. He is also a minority shareholder of the limited liability company which applied for and holds development permit PA6459/19 issued by the Planning Authority in January. It has been reported that he holds 10 per cent of the shares of the company in question: MCZMC Developers Limited. He thus also has an interest in the returns resulting from his shareholding.

The debate as to whether it is ethical for an architect and civil engineer to have other than a professional interest in any specific development under his direction is not a recent one. Nor is it limited to Malta.

The Code of Conduct for holders of a warrant to practice locally as architects and civil engineers is contained in a schedule attached to subsidiary legislation entitled Chamber of Architects Regulations.

The schedule is entitled Code of Professional Conduct. This code of conduct, was originally drafted in 1969, but it was subsequently amended in 2010. It clearly lays down that a locally warranted architect “must not hold, assume or consciously accept a position in which his interest is in conflict with his professional duty.”(rule 1) Furthermore, it is provided that a locally warranted architect “is remunerated solely by his professional fees payable by his clients and/or by his salary payable by his employer. He is debarred from any other source of remuneration in connection with the works and duties entrusted to him.” (rule 2)

This clearly signifies that a locally warranted architect is barred from being involved as a property investor or as a developer in property in respect of which he or she is professionally involved.

Notwithstanding all this, readers would however easily point at a number of cases, both recent as well as not so recent, as to their being surprised when viewing a property which they were interested in purchasing to get to know that the developer was also the architect in charge of the development in hand. While in most cases no particular problems arise, there is always a feeling of uneasiness when dealing with the architect-developer with such a blatant conflict of interest.

At times, when there are problems associated with the property being purchased it is not possible to distinguish between the architect and the developer. The developer takes over while the architect takes a back seat. A situation which fits perfectly into George Orwell’s description in his Animal Farm: looking from man to pig and from pig to man again and not being able to tell which is which!

A number of these architect-developers are known, while others hide their identity behind corporate structures and/or business partners. The question to which I have no clear answer is: why has such a blatant disregard of professional ethics been permitted as if it is the “normal” acceptable behaviour?

The Chamber of Architects, maybe, could supply an answer. Since its foundation 100 years ago, the Chamber has been responsible for enquiring into “the professional practices of architects and civil engineers”. I am not aware of any action initiated by the Chamber in respect of any architect-developer to date.

When a conflict of interest arises, the removal of the cause of the conflict or withdrawing from the situation which gives rise to the conflict is essential. Taking no action signifies accepting the situation as the normal acceptable behaviour.

Through lack of action over the years we are currently on the brink of transforming the unacceptable into the “new normal”. This is the amoral society at its best.

published in The Malta Independent : 8 March 2020

Sandro jistenbah ! About time.

 

Fis-Sunday Times Sandro Chetcuti tal-MDA emfasizza l-ħtieġa ta’ bidla fis-sistema politika, għax, qal, iddejqu bil-krib tak-politiċi (tal-PN u l-PL) għad-donazzjonijiet. Membri Parlamentari full-time qal, u finanzjament tal-partiti mill-istat!

About time ukoll Sandro.

Alternattiva Demokratika ilha snin li pproponiet li l-Membri Parlamentari jkunu full-time. Il-membri parlamentari kollha mingħajr eċezzjoni.

Anke dwar il-finanzjament pubbliku tal-partiti politiċi: Alternattiva Demokratika hi l-unika partit politiku konsistenti. Għax kemm il-PN kif ukoll il-PL jaqblu ma dan biss meta jkunu fl-Opposizzjoni għax meta jkunu fil-Gvern dejjem jibdlu l-ħsieb u jitkellmu bil-maqlub, kontra.

Aħna ukoll l-uniku partit politilku li qatt ma ġrejna wara Sandro u sħabu għad-donazzjonijiet.

About time ukoll li ddejqu!