Il-qerda aċċelerata tar-raba’

Aħna ngħixu f’eko-sistema li qed tinqered ftit ftit. Dan hu rikonoxxut minn kulħadd.  

Ħarsu ftit, per eżempju, lejn l-ewwel sentenzi tal-White Paper intitolata Riforma fil-qasam tar-Raba’, White Paper ippubblikata għall-konsultazzjoni mill-Ministeru għall-Agrikultura f’Ottubru li għadda.

Dakinnhar kien intqal li: Il-ħarsien tar-raba’ huwa fundamentali biex niggarantixxu s-sostenibbiltà tal-biedja, il-produzzjoni tal-ikel, u l-ħarsien tal-ambjent rurali. Huwa għalhekk li meta jkun hemm problemi f’dan il-qasam, dawn ma jolqtux biss lill-bdiewa, iżda għandhom impatt qawwi fuq il-provista u s-sigurtà tal-ikel, u l-kwalità tal-ambjent li jista’ jitgawda mis-soċjetà.

L-art agrikola għandha valur: valur imma li mhux biss wieħed ekonomiku. Għandha valur ambjentali u soċjali. Dan hu rikonoxxut anke mill-Ministeru għall-Agrikultura. Għalfejn, mela, nistaqsu, dan il-Ministeru ma jieħux posizzjoni iebsa kullmeta Ministeri oħra jagħtihom l-estru għall-qerda ta’ art agrikola?

B’mod kontinwu, l-Awtorità tal-Ippjanar tirċievi u tipproċessa applikazzjonijiet għal żvilupp li jeqred art li tinħadem jew li kienet tinħadem. Dan isir għar-raġuni sempliċi li l-pjani lokali huma msejsa fuq filosofija tal-ippjanar għall-użu tal-art li tonqos milli tħares il-valur intrinsiku tal-biedja.  Tqis li l-biedja hi xi ħaġa ta’ bla siwi u li nistgħu ngħaddu mingħajrha. F’din is-sitwazzjoni l-Ministeru tal-Agrikultura jibqa’ sieket, kontinwament!

Sfortunatament, l-uniku valur li l-Awtorità tal-Ippjanar tifhem u tapprezza hu dak li jiffaċilità l-ħolqien tal-opportunitajiet għal min irid idawwar lira ta’ malajr. Kontinwament, l-Awtorità  tal-Ippjanar hi kompliċi fil-qerda gradwali ta’ kull ma hawn madwarna.

Xogħol mhux meħtieġ fuq l-infrastruttura tat-toroq, tul dawn l-aħħar snin, qered meded kbar ta’ raba’. Is-settur privat ilu għaddej jittrasforma ammont mhux żgħir ta’ raba’ f’art għar-rikrejazzjoni privata, għal xi barbeque jew għal xi picnic. Bħala konsegwenza ta’ dan qed jeqred komunitajiet ta’ bdiewa. L-Awtorità tal-Ippjanar, minkejja li għandha is-saħħa legali li dan kollu twaqqfu, ma għamlet xejn.   Hu biss dan l-aħħar, wara l-għagħa li rriżulta minn numru ta’ deċiżjonijiet tal-Qorti dwar il-qbiela li l-Ministeru għall-Agrikultura qam minn raqda twila u ma baqax sieket!

Jiġu f’moħħi żewġ applikazzjonijiet għal żvilupp, applikazzjonijiet li għadhom pendenti: waħda f’Ħal-Qormi biex jinbena u jkun operat supermarket fuq art agrikola barra miż-żona tal-iżvilupp (ODZ). L-oħra dwar il-bini ta’ skola f’Ħal-Għaxaq, anke din fuq art agrikola.

Għaddejna minn dawn l-argumenti diversi drabi, b’mod partikolari fid-dibattitu nazzjonali dwar l-eżerċizzju biex tintgħażel l-art għall-Università Amerikana f’Marsaskala xi snin ilu! L-argumenti ta’ dakinnhar għadhom jgħoddu anke illum. Ma nistgħux nibqgħu nissagrifikaw ir-raba’. Għandna ftit wisq raba’ u jeħtieġ li nibżgħu għall-ftit li għandna.

Il-formola tal-applikazzjoni biex tinbena l-iskola f’Ħal-Għaxaq tgħid ċar u tond, bl-iswed fuq l-abjad, li l-użu tal-lum tal-art hu wieħed agrikolu. Dan jgħodd għal kull wieħed mill-35,970 metru kwadru li hu propost li jinbnew. Il-formola tal-applikazzjoni l-oħra dwar is-sit f’Ħal-Qormi, min-naħa l-oħra, tgħid li l-art f’dan il-kaz b’qies ta’ 4708 metru kwadru u li hi pproġettata li tkun żviluppata f’supermarket, bħalissa mhux użata!

Dawn l-applikazzjonijiet tal-ippjanar għadhom fi stadju bikri avolja dwar l-iżvilupp propost f’Ħal-Għaxaq għadu kif ġie ippubblikat studju dwar l-impatti ambjentali (EIA) reċentement.

F’dan l-istadju l-mistoqsija toħroġ waħedha: hemm ħtieġa għall-iżvilupp propost? It-tweġiba, fil-fehma tiegħi, hi ċara: le ma hemmx ħtieġa. M’għandniex bżonn iktar supermarkets. Pjuttost li diġa għandna iżżejjed minnhom!  

Dwar l-iskola proposta f’Ħal-Għaxaq l-istorja hi ftit iktar kumplessa. Imma xorta mhux iġġustifikat li tkun issagrifikata art agrikola. Għandhom ikunu esplorati soluzzjonijiet oħra, avolja naf li ilu żmien mhux ħażin isir (bla suċċess) tiftix għal sit alternattiv.  Is-soluzzjoni tista’ tinstab fl-iżvilupp mill-ġdid ta’ bini mitluq u dilapidat, li minnu għandna bosta, mxerred mal-gżejjer tagħna.

Neħtieġu fuq kollox politika koerenti dwar il-ħarsien tar-raba’. Flok ma jorqod, u kultant jistenbaħ, il-Ministeru għall-Agrikultura għandu jkun fuq quddiem nett f’din il-ħidma. Jista’ jibda billi jassigura li l-proġetti pubbliċi u l-politika tal-Gvern jagħrfu l-valur intrinsiku tal-biedja. Minn hemm irridu nibdew għax jekk is-settur pubbliku ma jkunx ta’ eżempju xejn mhu ser jinbidel: nibqgħu għan-niżla!

ippubblikat fuq Illum: 8 ta’ Jannar 2023

The accelerated destruction of agricultural land

We live in an eco-system which is being slowly destroyed. This is recognised by one and all.

Consider, for example the introductory sentences in the White Paper entitled Acquisition and ownership of agricultural land published for public consultation by the Ministry for Agriculture last October. We were then told that: Controlling the acquisition and ownership of land is fundamental to guaranteeing the sustainability of agriculture and food production, as well as the protection of the rural environment. For this reason, whenever there are issues in this area, these not only affect farmers but also have a strong impact on the supply and security of food and the quality of the environment that can be enjoyed by society.

Agricultural land has value. Its value is not just economic. It has an environmental and social value. This is recognised as a fact even by the Ministry for Agriculture. Why then, may we ask, does the Ministry not take a robust stand whenever other Ministries embark on a spree of accelerated destruction of agriculture land?

On a continuous basis the Planning Authority receives and processes applications for development which seek to obliterate agricultural land. This is done for the simple reason that the local plans are buttressed by a land use planning philosophy which fails to protect the intrinsic value of agriculture. It is deemed to be expendable. The Ministry for Agriculture, in this situation, is conspicuously silent, continuously!

Unfortunately, the only value which the Planning Authority understands and appreciates is that which facilitates “making hay while the sun shines”. It has been continuously an accomplice in the gradual destruction of all that surrounds us.

Unnecessary road infrastructure has gobbled up considerable swathes of agricultural land over the past years. The private sector has been transforming considerable agricultural tracts into barbeque or picnic areas squeezing out the farming community in the process. The Planning Authority has the legal remit to stop this but it has continuously failed to act. Until the recent public outcry in response to a number of Court decisions relative to agricultural leases, the Ministry for Agriculture has been silent on this matter too!

Two specific planning development applications (currently still pending) come to mind: one in Qormi to construct and operate a supermarket on agricultural land Outside the Development Zone (ODZ). The other relative to the construction of a school on agricultural land at Għaxaq.

We have been through the relative arguments many a time, in particular when debating the site selection exercise for the American University at Marsaskala some years back! The arguments made then are still valid today. We cannot keep sacrificing agricultural land. We have too little of it and we have to take care of the little we have.

The application form for the Għaxaq school declares black on white that the current use of the site is agricultural: each and every one of the 35,970 square metres of the site. The application form for the Qormi site, on the other hand states that the site measuring 4708 square metres which it is proposed to develop into a supermarket is currently “un-used”.

These planning applications are still in their early stages, even though an EIA (Environmental Impact Assessment) has been produced for the proposed Għaxaq development.

At this point we need to query: do we need the development proposed? The answer, in my opinion is a clear no. We definitely do not need more supermarkets. There are already too many of them.

As to the proposed school at Għaxaq the issue is much more complex. It does not however justify sacrificing more agricultural land. Other solutions should be explored, even though a search for an alternative has been going on unsuccessfully for quite some time. The solution lies in the redevelopment of existing dilapidated buildings of which we have quite a number.

We do however need policy coherence in respect of the protection of agricultural land. The Ministry of Agriculture should be at the forefront in such an exercise. It could definitely start by ensuring that public projects as well as policies factor in agriculture’s intrinsic value. This is the required starting point. The public sector sets the benchmark. If it fails to turn the page, matters will definitely change from bad to worse!

published in The Malta Independent on Sunday : 8 January 2023

PLPN : parrini tar-rgħiba

Il-pjani lokali huma 7. Il-Pjan Lokali dwar il-Bajja ta’ Marsaxlokk kien approvat fl-1995, madwar sentejn wara li twaqqfet l-Awtorità tal-Ippjanar. Kellhom jgħaddu 7 snin oħra biex ġie approvat pjan lokali ieħor, din id-darba dak għall-Port il-Kbir.  Il-bqija kienu approvati f’daqqa bl-għaġġla fis-sajf tal-2006. Fl-2006 ukoll kien ippubblikat u approvat mill-Parlament dokument ieħor dwar ċaqlieq tal-linja tal-iżvilupp, intitolat “Rationalisation of Development Zone Boundaries”.

Kull wieħed minn dawn it-tmien dokumenti huwa wild il-PN fil-Gvern. Il-konsiderazzjonijiet ambjentali fihom huma nieqsa bil-kbira.

B’mod partikulari, d-dokument li ċaqlaq il-linja tal-żvilupp  ġie approvat mill-Parlament b’għaġġla kbira u bħala riżultat ta’ hekk żewġ miljun metru kwadru ta’ art li kienu barra  miż-żona ta’ żvilupp (ODZ) f’daqqa waħda saru tajbin għall-iżvilupp.

Mill-Opposiżżjoni l-Partit Laburista fil-Parlament ivvota kontra dan iċ-ċaqlieq tal-linja tal-iżvilupp, imma, wara, meta tela’ fil-Gvern ġie jaqa’ u jqum minn dan kollu. Dan minħabba li l-opposizzjoni għall-proposti kienet waħda partiġjana mhux minħabba xi viżjoni alternattiva.

Il-pjani lokali jeħtieġu reviżjoni immedjata. Id-dokument li jistabilixxi kif kellha tiċċaqlaq il-linja tal-iżvilupp għandu jitħassar u safejn hu possibli dik l-art kollha (ż-żewġ miljun metru kwadru) terġa’ issir art ODZ – barra miż-żona tal-iżvilupp.  

Fost it-tibdil meħtieġ hemm tnaqqis ġenerali fl-għoli permissibli tal-bini, liema għoli, f’ħafna każi qed itellef lill-komunità residenzjali mid-dritt ta’ aċċess għax-xemx. Dan qed inaqqas u jostakola l-potenzjal tagħna bħala pajjiż fil-ġenerazzjoni ta’ enerġija rinovabbli. Dan kollu kien injorat mill-pjani lokali.

Hemm bosta materji oħra fl-erba’ rkejjen tal-pajjiż li jeħtieġu li jkunu eżaminati mill-ġdid. Kif spjegajt f’artiklu preċedenti l-pjani lokali ma jagħtux każ tal-impatti kumulattivi tal-iżvilupp li huma stess jipproponu. Din hi materja bażika li teħtieġ attenzjoni kbira għax għandha impatt sostanzjali fuq il-kwalità tal-ħajja tagħna. Sfortunatament il-pjani lokali ftit li xejn jagħtu każ tal-kwalità tal-ħajja. Jiffokaw fuq is-sodisfazzjon tar-rgħiba.

Għandu jkun hemm kumpens jekk art li illum tista’ tkun żviluppata terġa’ lura fl-ODZ bħala art mhiex tajba għall-iżvilupp?

Xi ġimgħat ilu l-Ministru  Aaron Farrugia responsabbli għall-Ippjanar u l-Ambjent kien qal li kellu l-parir favur id-dritt ta’ kumpens. Konvenjentement l-Onorevoli Ministru injora l-fatt li l-Qorti Kostituzzjonali f’Malta kif ukoll il-Qorti Ewropeja dwar id-Drittijiet tal-Bniedem diġa kellhom kaz bħal dan fejn kien hemm talba għal kumpens. Il-Qorti Kostituzzjonali irrifjutat it-talba u l-Qorti fi Strasbourg ma ikkunsidratx t-talba f’deċiżjoni fis- 27 September 2011 li fiha iddiskutiet il-parametri legali applikabbli.

Il-kaz huwa dwar il-kumpanija Maltija Trimeg Limited u jikkonċerna 10,891 metru kwadru ta’ art li kienu fil-limiti tal-iżvilupp fl-1989 kif stabilit mill-iskemi temporanji tal-iżvilupp ta’ dakinnhar. Imma fl-1996 din l-art ġiet skedata għal skop ta’ konservazzjoni f’kuntest tal-protezzjoni tal-widien. Fil-Qrati Maltin il-kumpanija Maltija kienet qalet illi li kieku ħarġu l-permessi ta’ żvilupp l-art kien ikollha valur ta’  €11-il miljun. B’daqqa ta’ pinna imma, dan naqas għal  €230,000. Trimeg Limited kienet xtrat din l-art  €140,000.Il-Qorti Kostituzzjonali f’Malta ma aċċettatx dawn l-argumenti. Il-Qorti fi Strasbourg ma bidlet xejn minn dak li qalet il-Qorti Maltija.

Dan hu kaz wieħed biss. Il-ħsieb ġenerali iżda hu li apprezzament tal-ħarsien ambjentali qed jaqbad art fost in-nies illum li huma iktar sensittivi minn qatt qabel dwar dan.  Ħadd m’għandu jistenna kumpens għat-tibdil li jkun meħtieġ.

Din hi ġlieda kontinwa mar-rgħiba u l-ispekulazzjoni. Nafu li fil-passat, u għal żmien twil, ir-rgħiba kienet minn fuq. Ir-rgħiba fl-ippjanar għall-użu tal-art kellha żewġ parrini: il-PN u l-PL. Fl-Opposizzjoni jopponu u fil-Gvern jirrumblaw minn fuq kulħadd.  

Kemm il-PN kif ukoll il-PL ma jistgħux jindirizzaw din il-mandra fl-ippjanar għall-użu tal-art għax huma parti mill-problema: il-PLPN ħolquha, kabbruha u iddefendewha. Il-PN beda l-froġa u il-Labour sostniha.

Hu meħtieġ li nibdew paġna ġdida.  Il-linja tal-iżvilupp trid titraġġa lura u l-pjani lokali jeħtieġu tibdil mill-qiegħ. Aħna l-Ħodor biss nistgħu nagħmluh dan, għax aħna m’aħna fil-but ta’ ħadd. L-oħrajn, bil-provi wrew tul is-snin li bejn ir-rgħiba u l-kwalità tal-ħajja dejjem isostnu r-rgħiba!

Ippubblikat fuq Illum: il-Ħadd 5 ta’ Settembru 2021

PLPN have continuously sponsored greed

The local plans are 7 in number.  The Marsaxlokk Bay Local Plan was approved in 1995, just two years after the setting up of the Planning Authority. It took another 7 years to approve the next one, the Grand Harbour Local Plan. The rest were approved in one go, in a hurry in the summer of 2006. In 2006 a document entitled “Rationalisation of Development Zone Boundaries” was also published and approved by Parliament.

All eight documents above-mentioned have the PN fingerprints on them. They are certainly not green fingerprints.

The Rationalisation document in particular which was rushed through Parliamentary approval during July 2006 transformed 2 million square metres of land outside the development zone into land which could be considered for development. It shifted the development zone boundaries.

Labour, in Opposition when the rationalisation document was submitted for Parliament’s consideration, voted against its adoption only to embrace it as if it were its own once it was elected into government. Labour’s opposition was not on principle due to some alternative vision. It was pure partisan politics.

The local plans should be revisited the earliest. The rationalisation document should be scrapped and the land it refers to returned to ODZ status wherever this is possible.

Among the revisions considered essential to the local plans is a general reduction in permissible building heights which are interfering with the solar rights of our residential community. This is hampering our potential as a country to generate more renewable energy. This was ignored by the local plans!

There are various other issues spread all over the islands which require revisiting and careful analysis. As explained in a previous article the local plans fail to take into consideration the cumulative impacts of the development which they propose. This is one of the basic matters which should be considered in depth as it has a substantial impact on our quality of life.

Unfortunately, quality of life was considered irrelevant on the local plan drawing board. Only servicing greed was deemed essential.

Would any compensation be due if land currently suitable for development is relegated to ODZ status? Some weeks ago, Planning and Environment Minister Aaron Farrugia emphasised that the advice he received was in favour of compensation. Conveniently the Hon Minister failed to point out that the Constitutional Court in Malta and the European Court of Human Rights in Strasbourg has already dealt with a Maltese similar case requesting compensation. The Constitutional Court shot down the case and the Strasbourg Court considered it as being inadmissible on 27 September 2011 in a decision which discusses at some length the applicable legal parameters.

The case involved the Maltese Company Trimeg Limited and concerned 10,891 square metres of land which was within the limits of development as defined by the Temporary Provisions Schemes of 1989 but was then, in 1996, scheduled for conservation purposes as part of a valley protection zone.  The Maltese Company had previously claimed in the Maltese Courts that the land would have a value of €11 million if development permits were issued but was reduced in value to €230,000 at the stroke of a pen. The land was originally purchased by Trimeg Limited for €140,000.

The Constitutional Court in Malta had not accepted the arguments brought forward and the Strasbourg Court did not change anything from that judgement.

This is obviously just one case. The general train of thought however is that it is not a legitimate expectation to expect that the law does not change in the future. Environmental protection is hopefully on the increase as today’s men and women are nowadays more sensitive on the matter.

It is obviously a continuous tug-of-war with greed and speculation. The dreadful news of the past is that greed has for quite a stretch of time had the upper hand. Greed in land use planning has been alternatively sponsored by the PN and the PL. They oppose it when in opposition but adopt it once in government.

Neither the PN nor the PL can offer solutions to the current land use planning mess as both of them are part of the problem: PLPN created it, encouraged it and defended it. PN created the mess, PL sustained it.

It is time to start a new page. Scrap the rationalisation exercise and radically reform the local plans. Only we, the Greens, can do it, as we are in nobody’s pocket. The others have proven, time and again that they support greed at the expense of our quality of life.

published in The Malta Independent on Sunday : 5 September 2021