Inħarsu l-ODZ

Kważi kulħadd, illum il-ġurnata jaf li l-ittri ODZ ifissru “outside the development zone”, jiġifieri barra miz-zona tal-iżvilupp. Ir-regoli u r-regolamenti tal-ippjanar diġa jħarsu l-ODZ. Hi l-Awtorità tal-Ippjanar flimkien mal-Awtorità għall-Ambjent u ir-Riżorsi li għandhom din ir-responsabbilta.

Kull meta jsiru proposti biex jiżdied il-ħarsien tal-ODZ, ifisser biss li l-miżuri attwali ta’ ħarsien  mhux qed jitwettqu sewwa. Fil-prattika jfisser ukoll li l-awtoritajiet maħtura mhux qed jagħmlu xogħolhom u li l-kontrolli fis-seħħ mhux jiffunzjonaw!  

L-ippjanar dwar l-użu tal-art hu minnu nnifsu kontroversjali għax jinvolvi għażliet, ħafna drabi għażliet diffiċli.  Anke deċiżjonijiet żgħar, ukoll iħallu lil uħud diżappuntati: aħseb u ara deċiżjonijiet maġġuri li jkollhom impatti konsiderevoli fuq bosta.  Li tiddetermina n-natura tal-iżvilupp permissibli u l-limiti tiegħu hu mill-iktar kontroversjali. Dan rajnieh iseħħ quddiem għajnejna huma u jkunu ifformulati l-pjani lokali ħmistax-il sena ilu, u iktar waqt l-implimentazzjoni tagħhom.

Il-pjani lokali jistgħu jkunu wieħed minn żewġ tipi: jistgħu jkunu ċari ħafna u rigidi b’mod li jispeċifikaw eżatt x’għandu jsir bla ebda eċċezzjoni. F’dan il-kaz ikun jeħtieg li dawn ikunu aġġornati regolarment biex jirriflettu l-aspettattivi raġjonevoli tal-komunità.  Minflok, il-pjani lokali jistgħu jkun flessibli, b’mod li jipprovdu soluzzjonijiet differenti għal cirkustanzi differenti. F’dan il-kaz il-proċess ta’ interpretazzjoni hu wieħed kruċjali: jeħtieġ li jkun wieħed konsistenti.

F’kull kaz, dan kollu hu dipendenti fuq li jkollok persuni ta’ integrità li jamministraw l-affarijiet. Tul is-snin id-dibattitu pubbliku żviluppa b’mod li kien hemm qbil li l-politiku għandu joqgħod lura milli jinvolvi ruħu fil-proċess tal-ippjanar. Sfortunatament ma sarx hekk għax il-politiku għażel persuni oħrajn biex jaġixxu f’ismu, imma kontinwament jassigura ruħu li jibqa’ jikkontrolla hu, bir-remote control! 

Dawk li jiffurmaw parti mill-proċess ta’ teħid ta’ deċiżjonijiet kienu “persuni ta’ fiduċja” lesti biex jagħmlu li jgħidulhom u dan sfortunatament xejjen l-iskop kollu tar-riformi li saru tul is-snin.  Dan rajnieh iseħħ quddiem għajnejna. Fost dawn “il-persuni ta’ integrità” li appuntaw fuq il-bordijiet insibu agent tal-propjetà, jirreklama żvilupp li għadu ma sarx u li kien għad irid japprova hu. Dan weħel multa sostanzjali dwar ħasil ta’ flus u bħalissa għaddej bi proċeduri kriminali dwar iktar akkużi ta’ ħasil ta’ flus!

Din hi l-vera problema tal-ippjanar fl-użu tal-art f’Malta u tal-ħarsien tal-ODZ: l-għażla ta’ dawk li ser jieħdu d-deċiżjonijiet! Qabel ma din tissolva ser jibqa’ jsir it-tħarbit.

Tul it-tlett snin li għamilt naħdem fl-uffiċċju tal-verifika tal-Awtorità tal-Ippjanar kelli l-opportunità li nifhem dan ferm iktar u dan billi eżaminajt numru mhux żgħir ta’ kazijiet.

Il-lobbying favur jew kontra deċiżjoni speċifika tal-ippjanar hi parti integrali mill-proċess kollu.  Dan jista’ jagħmel il-ġid jekk ikun dokumentat kif imiss u jkun ikkunsidrat bis-serjetà. Imma jekk l-argumenti jsiru bil-ħabi u bis-segretezza jew bit-tfesfis fil-widnejn, jista’ jwassal għal deċiżjonijiet ħżiena u anke għall-korruzzjoni.

Tul is-snin kellna numru ta’ professjonisti tal-ippjanar li ġew imwarrba għax kienu kompetenti iżżejjed!  Ma ġewx imwarrba għal raġunijiet politiċi. Li dawn ġew imwarrba kellu effett doppju:  intilfu professjonisti validi imma bihom ingħatat twissija lill-bqija. Xejn ma hemm allura għax niskantaw li l-bqija jimxu mal-kurrent: għax hekk jaqbel!

F’dawn iċ-ċirkustanzi hu ċar li ma hemm l-ebda futur għal ippjanar raġjonevoli dwar l-użu tal-art sakemm il-politiku jibqa’ jiġbed l-ispag: fid-deher jew fil-moħbi.  Ir-rwol tal-politika u tal-politiku hu li jistabilixxi direzzjoni politika u li jara li jkunu allokati r-riżorsi meħtieġa. L-implimentazzjoni, iżda, għandha titħalla f’idejn min hu mħarreġ biex jagħmel dan ix-xogħol. Dan sfortunatament  bħalissa jidher li hu holm!

Ippubblikat fuq Illum: 19 ta’ Settembru 2021

Protecting the ODZ

Most of us are aware that the letters ODZ stand for the term “outside the development zone”. Planning rules and regulations already protect the ODZ. The protection of the ODZ is the responsibility of both the Planning Authority as well as the Environment and Resources Authority.

Whenever proposals are made to further protect the ODZ, this signifies just one thing: that current measures are not functioning as expected. In practice it also signifies that the appointed authorities are not carrying out their responsibilities adequately. Specifically, the underlying problem is that checks and balances in land use planning and environmental protection are malfunctioning.

Land use planning is by its very nature controversial as it involves choices as to how best to proceed. Even normal day-to-day decisions tend to disappoint some, let alone major decisions having considerable impacts! Determining the nature of the permissible development and its limits is the most controversial of all. We have seen all this unfolding when the local plans were formulated fifteen years ago, and more in the manner in which they have and are being implemented.

Local plans can be one of two types: they can be very rigid, determining exactly what can or cannot be done without any exception. In such a case they would require frequent revision to keep up-to-date with reasonable expectations of the community.  Alternatively, they may be flexible, catering for different situations. The problem in such a case is their interpretation, which has to be carried out in a consistent manner.

In all cases, however, it boils down to having persons of integrity administering the process. Over the years the local public debate has developed in a manner that it was considered adequate to keep the politician out of the planning process as much as possible. In reality this was not done as the politicians at the end of the day selected others to do their bidding, subject to remote controlling. Those forming part of land use planning decision-taking have generally been “persons of trust”, ready to do the politician’s bidding, which unfortunately brings us back to square one.

We have seen the process function unashamedly in this manner over the years. Among the “persons of integrity” appointed as decision-takers one finds an estate agent, advertising the developments which he was yet to approve. He was subject to an administrative fine for money-laundering and is currently undergoing criminal proceedings on more charges of money laundering!

This is the real problem in land use planning and the protection of the ODZ: selecting the decision-taker! Until this is solved, we have to witness much more damage.

During the three years when I worked as part of the land use planning audit office, I had the opportunity to understand the matter by examining in depth a number of specific cases.

Lobbying in favour or against a specific planning decision is an integral part of the land use planning process. It can be healthy if it is well documented and tackled above board. It may however lead to bad decisions and eventually corruption if done secretly or in an underhand manner.

Over the years I have seen a number of very competent professional planners being side-lined as they were too competent! The political persuasion of the planner in such cases was irrelevant. Their side-lining had a double effect: in addition to losing the competent planner this served as a warning shot to the rest. Consequently, it is no surprise that most of the rank-and-file planners choose the path of least resistance: it is to their personal benefit!

There is no future for reasonable land use planning if the politician keeps fiddling around. The role of politics is about setting the political direction and allocating the required resources. Its implementation should be left to those who are trained to carry out the job. Unfortunately, so far, that has proven to be too much to expect!

published in The Malta Independent on Sunday: 19 September 2021

L-aħdar: sens komun ambjentali

Iktar minn sentejn ilu, nhar l-20 ta’ Marzu 2017, il-Kunsill Eżekuttiv tal-Awtorità tal-Ippjanar irrifjuta applikazzjoni għal kontroll tal-iżvilupp intenzjonata biex tistabilixxi x’jista’ jinbena fuq art f’ Ta’ Durumblat il-Mosta, b’kejl ta’ 38,600 metru kwadru.

Ma kienitx sorpriża meta iktar kmieni din il-ġimgħa din l-applikazzjoni reġgħet tfaċċat fil-forma ta’ applikazzjoni ġdida fuq art ftit ikbar fid-daqs, din id-darba 40,500 metru kwadru. Il-proposta hi biex iż-żona kollha tkun żviluppata f’waħda residenzjali b’binjiet ta’ erba’ sulari, b’waħda minnhom parzjalment taħt il-livell tat-triq.

Il-ġlieda biex inħarsu l-ambjent jeħtieġ li nġedduha kuljum billi l-forzi tar-rebgħa qegħdin f’posizzjoni b’saħħitha li jibqgħu jippruvaw sakemm iġibuha żewġ.

Għadna taħt l-effett tal-eżerċizzju ta’ razzjonalizzazzjioni li kien implimentat taħt id-direzzjoni tal-ex Ministru tal-Ambjent tal-PN George Pullicino bir-riżultat li madwar żewġ miljun metru kwadru ta’ art barra miz-zona tal-iżvilupp (ODZ) ingħataw għall-iżvilupp. Dakinnhar, fl-2006, l-Opposizzjoni Laburista kienet ivvutat kontra din l-inizjattiva, imma hekk kif ħadet is-setgħa, konvenjentement insiet kollox. Huwa biss issa li bosta qed jirrealizzaw kemm hi kbira l-ħsara ambjentali li ser tkun ikkawżata minn dan l-eżerċizzju ta’ razzjonalizzazzjoni. Sfortunatament, ir-rimedji possibli għal din il-ħsara huma limitati. Is-sitwazzjoni hi agħar minħabba li l-Gvern, bi strateġija ċara ma jaġixxix. Għax hu konvenjenti li jistax jwaħħal fil-Gvern ta’ qablu għal din il-mandra.

Il-punt hu li ma għandna l-ebda ħtieġa ta’żvilupp massiċċ fuq art verġni, bil-konsegwenza li tisparixxi iktar art agrikola fil-periferija taż-żoni urbani tagħna, bil-possibiltà li jingħaqdu fiżikament il-lokalitajiet. Il-mistoqsijiet li qamu sentejn ilu meta konna ffaċċjati bl-applikazzjoni oriġinali għadhom hemm, mhux imwieġba. Dawn ġew injorati mill-iżviluppaturi u dan minħabba li l-applikazzjoni l-ġdida hi identika għal dik oriġinali.

Għalfejn iridu żvilupp daqshekk intensiv? Xi studji hemm li jkejlu l-impatt tal-proposti ta’ żvilupp fuq l-infrastruttura tal-inħawi? Iż-żona li hu propost li tkun żviluppata hi sostanzjali. Zona li kien jagħmel sens li tkun pulmun aħdar għall-Mosta ser tispiċċa mibnija b’mijiet ta’ residenzi u garaxxijiet.

Meta għandna Gvern li mhux kapaċi jieħu posizzjoni ċara kontra żvilupp esaġerat, l-Awtorità tal-Ippjanar ma tantx għandha fejn tiċċaqlaq u dan billi d-deċiżjoni bażika favur l-iżvilupp esaġerat ilha li ttieħdet mill-Parlament sa mill-2006. Li baqa’ li jkun deċiż huwa n-natura tal-iżvilupp permissibli, inkluż jekk ikunx permess bini intensiv inkella bini baxx b’ħafna spazji miftuħin madwaru.

L-iżvilupp propost fil-Mosta m’huwiex sostenibbli għax ma nistgħux nibqgħu nitilfu iktar raba’ bla bżonn.

Alternattiva Demokratika hi l-uniku partit politiku li konsistentment oppona l-pjan ta’ razzjonalizzazzjoni u emfasizza l-ħsara ambjentali li dan kien ser jikkawża fil-lokalitajiet tagħna. Dawk li jridu jħaxxnu bwiethom, ovvjament jaħsbuha mod ieħor. Dawk li jiddeċiedu, min-naħa l-oħra, b’mod konsistenti injoraw l-impatti ambjentali.
Din il-problema mhix waħda limitata għall-Mosta, imma hi mifruxa ma’ Malta u Għawdex. Kelli l-opportunità li niġbed l-attenzjoni għal diversi eżempji f’lokalitajiet oħra bħall-Marsaxlokk, il-Mellieħa, Ħ’Attard, Pembroke, San Ġiljan, tas-Sliema u diversi lokalitajiet oħra, fejn ir-rgħiba tħalliet issaltan.

Din hi kampanja favur is-sens komun, għax is-sens komun ambjentali hu aħdar. Huwa d-difiża tal-ġid komuni. Il-ħarsien tar-raba’ minn żvilupp mhux neċessarju hu essenzjali għax ma nistgħux nibqgħu nitilfu iktar art fi ġlieda mar-rgħiba. Hu mod kif inqegħdu fil-prattika dak li nipprietkaw dwar l-iżvilupp sostenibbli.

Meta jkollok daqshekk politiċi jipprietkaw kemm jemmnu fil-prinċipji tal-iżvilupp sostenibbli diffiċli li wieħed jifhem kif Alternattiva Demokratika hi prattikament waħedha fuq il-front politiku li jopponi l-iżvilupp esaġerat.

Il-ħarsien tal-ambjent hu ferm iktar minn eserċizzju ta’ tindif. Huwa dejjem tajjeb li jinġabar l-iskart mormi mal-kosta jew fil-kampanja. Li topponi l-iżvilupp esaġerat huwa tindif preventiv tal-periferiji urbani tagħna. Ir-residenti jeħtieġu l-appoġġ. Imma anke huma jeħtieġ li jifhmu li jekk ser jivvutaw bħas-soltu l-affarijiet mhux ser jinbidlu.

 

Ippubblikat fuq Ilum: Il-Ħadd 28 t’April 2019

Environmental common sense is green in colour

Over two years ago, on 20 March 2017, the Planning Authority’s Executive Council threw out a Planning Control application intended to determine the nature of permissible development in a stretch of land at Ta’ Durumblat Mosta having an area of 38,600 square metres.

It was no surprise that, earlier this week, the application was resubmitted to the Planning Authority in respect of a slightly larger area in the region of approximately 40,500 square metres. The proposal is to develop the whole site into a residential area subject to a proposed height limitation of three floors and a semi-basement.

The battle to defend our environment needs to be renewed every day, as the forces of greed are well placed to continue with their endeavours, until they succeed in gaining acceptance of their proposals.

The rationalisation exercise was carried out under the direction of former PN Environment Minister George Pullicino. It has resulted in around two million square metres of land outside the development zone (OZD) being given up for development – and the full impact is yet to be felt.

In 2006, the then Labour Opposition voted against this initiative, yet it conveniently forgot all about its stand when it was elected into office and it is only now that many are starting to realise the significant environmental impact of the rationalisation exercise. Unfortunately, the possibilities to remedy the damage in store are very limited and this limitation to act is further compounded by a government which (strategically) fails to act, as it is most convenient to be able to point fingers at your PN predecessors in government.

The point at issue is whether we need further large-scale development on virgin land, with the result of gobbling up more agricultural land on the periphery of our urban areas which will potentially merging neighbouring localities.

The queries raised two years ago – when the original application was submitted – are still unanswered. These queries have been ignored by the developers as the application that has been resubmitted is practically identical to the original one.

Why are the developers proposing so intensive a development? Do studies exist to assess the impacts which this proposal will have on the infrastructure of the area – which is substantial? Hundreds of residential units and garages will be constructed in an area when it would make more sense for it to remain as a green belt around Mosta.

Faced with a government which is reluctant to act against over-development, the Planning Authority does not have much elbow room for manoeuvre because, for all intents and purposes, the basic decision in favour of over-development has already been taken by Parliament – way back in 2006. What’s left to be decided is the nature and extent of the development. Whether, for example, the development would be intensive as proposed in the application or else low-density, such as limited to bungalows with a 25 per cent site coverage

The proposed development in Mosta is certainly not sustainable, as we cannot afford to lose more land to the current development spree.

Alternattiva Demokratika has been the only political party to continuously and consistently point out that the implementation of the rationalisation exercise will cause environmental havoc in our local communities. Those seeking to line their pockets obviously think otherwise. The decision-makers have also been consistent in ignoring environmental impacts.

This problem is not limited to Mosta but is spread all over the islands. I have had the opportunity to point out various other instances in Marsaxlokk, Mellieħa, Attard, Pembroke, St Julians, Sliema and various other areas where, once again, greed has won the day.

This is a campaign for commonsense to prevail, as environmental common sense is inevitably green in colour, in defence of the ecology and the common good. Protecting agricultural land from unnecessary development is essential as we cannot keep losing more land to greed. It is also the only practical way to implement sustainable development.

With so many political personalities proclaiming their adherence to basic principles of sustainable development, I fail to understand how Alternattiva Demokratika is practically on its own on the political front in consistently opposing over-development.

Protecting the environment entails much more than clean-ups. It is laudable to clean up the mess of rubbish accumulated along the coast or in the countryside but at this point in time campaigning against over-development is an exercise in preventively cleaning up the periphery of our urban areas. Residents need our support but they must, however, also note that if they vote as usual, they will be condemning themselves to more of the same.

 

published in The Malta Independent on Sunday : 28 April 2019

Il-qerda madwarna, dejjem tikber

L-applikazzjoni bin-numru PA11067/17 għall-iżvilupp ta’ faċilitá oħra ta’ McDonalds fil-periferija ta’ Ħaż-Żabbar huwa attentat ieħor biex tiġi mnaqqra l-art li nirreferu għaliha bħala ODZ. S’issa nimmaġina li kważi kulħadd jaf li l-ittri ODZ ifissru Outside (O) the Development (D) Zone (Z). Jiġifieri barra miż-żona tal-iżvilupp. Dan ifisser li dik l-art, preferibilment m’għandiex tkun żviluppata.

Imma s-sit li ntagħżel biex possibilment ikun żviluppat fuq faċilitá ta’ McDonalds qiegħed f’żona li żviluppat bil-mod fil-passat. Meta l-Pjani Lokali ġew imfassla u ppubblikati tnax-il sena ilu, is-sit fi Triq Salvu Pulis ġewwa Ħaż-Żabbar u l-iżvilupp ta’ madwaru kien definit bħala żona residenzjali rurali (rural settlement): li jfisser li kienet żona residenzjali barra miż-żona tal-iżvilupp imma li m’għandiex titħalla tikber.

Lil hinn mill-lingwaġġ tekniku għandna nagħmlu kull sforz biex art barra miż-żona ta’ żvilupp tibqa’ mhux sviluppata u li fejn diġa hemm l-iżvilupp, dan ma jikbirx. Il-pjani lokali huma supplimentati minn biżibilju ta’ regoli u linji gwida li sfortunatament, imma ċertament b’mod intenzjonat u ikkalkulat, joħolqu kuntrasti jew kunflitti li jwasslu għall-konklużjoni loġika li kważi kollox hu b’xi mod ġustifikabbli.

Li jkun hemm faċilitá ta’ McDonalds fuq l-art li ntagħżlet f’Ħaż-Żabbar żgur li mhux kompatibbli man-natura residenzjali tal-inħawi. Imma xejn ma nkun sorpriż jekk ikollna ftit akrobazija ta’ livell olimpiku li twassal għall-approvazzjoni tal-applikazzjoni. Il-problema li għandhom numru mhux żgħir ta’ dawk li qed jieħdu d-deċiżjonijiet fl-Awtoritá tal-Ippjanar hi li huma nieqsa minn kull sensibilitá ambjentali jew dwar l-ippjanar (ta’ l-użu ta’ l-art). Din l-insensittivitá hi l-kawża tal-qerda bil-mod tal-kampanja u tal-identitá tal-lokalitajiet residenzjali żgħar bil-konsegwenza tal-ħolqien ta’ uġiegħ soċjali kbir.

Ħarsa anke ħafifa lejn il-lista ta’ dawk il-każijiet li għamlu l-aħbarijiet tagħtina idea tajba ta’ dak li wassal għall-qagħda preżenti. Il-problema bażika hi dawk l-irġiel u n-nisa li ntagħżlu biex jieħdu d-deċiżjonijiet. Dawk tal-lum m’humiex wisq differenti minn tal-bieraħ: (b’xi eċċezzjonijiet) ġeneralment ma jiswew għal xejn, avolja xi minn daqqiet uħud jippruvaw ikunu raġjonevoli.

Hu rari ħafna li jkun hemm xi deċiżjoni li tkun ser taqbżilhom: pereżempju dik dwar il-pompa tal-petrol u d-dijsil fi Triq is-Salini fil-Magħtab. Ir-regoli dwar kif jittieħdu d-deċiżjonijiet huma mfassla biex jassiguraw li meta jkun hemm min jażżarda jaqbes il-linja, b’mod kważi awtomatiku, jiskatta proċess ta’ awto-difiża tas-sistema: il-vot ma jittieħidtx dak il-ħin iżda fis-seduta ta’ wara. Dakinnhar imbagħad ikun possibli li jissejħu r-riżervi (dawk li bosta drabi ma jattendux għal-laqgħat) biex b’hekk fis-siegħa tal-prova jkun hemm kulħadd. Ikun hemm biżżejjed ħin biex dawk li jdumu jew ibatu biex jifhmu jiftħu ftit moħħhom u jikkonvinċu ruħhom. Imbagħad ikun hemm maġġoranza li tista’ tagħmel xogħolha bil-kumditá.

Dan kollu ħoloq ostaklu istituzzjonali doppju kontra l-ħarsien tal-ambjent. Kien speċifikament maħluq għal dan l-iskop minn min kiteb l-Att tal-2016 dwar l-Ippjanar tal-Iżvilupp. B’dan il-mod hemm kontroll istituzzjonali kontra dawk li kapaċi (anke jekk rari jażżardaw) jaħsbu b’moħħhom. Hi l-mewt bil-mod tal-kampanja u l-wirt ambjentali tagħna. Mhux biss f’ Ħaż-Żabbar, iżda madwar il-gżejjer tagħna.

Uħud minn dawk li jgorru u kontinwament jimlew il-gurnali, inkluż dawk elettroniċi, bil-fehmiet tagħhom jeħtieġilhom jikkunsidraw is-sehem tagħhom f’dan kollu. Għandhom jikkunsidraw jekk huma stess ikkontribwewx biex kibret il-froġa billi repetutament eleġġew li dawk li kewsu fil-borma.

 

Ippubblikat fuq Illum – Il-Ħadd 25 ta’ Frar 2018

Fast food, slow death

Planning application with reference number PA 11067/17 for the development of a new McDonalds outlet on the outskirts of Żabbar is one of the latest attempts to nibble at our ODZ land. As readers are aware, the letters “ODZ” stand for Outside the Development Zone, meaning that the land in question should ideally not be developed at all.

However, the site selected for the possible development of the McDonalds fast food chain outlet lies in an area that has been slowly developed over the years. When the Local Plans were finalised 12 years ago, the site at Salvu Pulis Street in Żabbar and the surrounding development were defined as an ODZ (rural) settlement: meaning that it was an existing residential development outside the development zone that was to be contained and not allowed to spread any further.

Beyond the technical jargon, ODZ land should remain outside the development zone. The Local Plans have been supplemented by a myriad of additional policies and guidelines which unfortunately, but clearly intentionally, create so many policy contrasts and conflicts that it would not be amiss to conclude that practically anything can be justified on the basis of existing policy.

Having a McDonalds outlet in the chosen site at Żabbar is not compatible with the residential nature of the area, but I would not be surprised at all if another planning somersault of Olympic proportions leads to the approval of this application. The problem with most of the decision-takers at the Planning Authority is that they have little, if any, planning or environmental sense. This insensitivity is contributing to the slow and painful death of our countryside as well as that of our small settlements.

Just go slowly through the list of cases which have made it to the front pages of our newspapers and you will get a good idea of what has slowly but surely led to the current state of affairs. The basic problem is the men and women selected to be the decision-makers. The present ones are not much different from the previous ones: (although with some exceptions) generally they are useless. Some of them occasionally try to be reasonable.

Very rarely, a reasonable decision threatens the current order of things and looks likely to slip out: as the recent case on the Magħtab fuel station. The decision-taking rules are designed to trigger an automatic self-defence mechanism against those who dare overstep their brief: the definite decision is postponed to the next sitting. It is then possible to call in the reserves to vote and the habitual absentees turn up, thereby ensuring a full house at the next Board meeting. There is also sufficient time to convince those who may have “misunderstood” matters and dared speak their mind. It is then possible to ensure that the majority falls in line.

This has created an institutional double hurdle against the environment and its protection. It is specifically designed to be so by the author of the 2016 Development Planning Act, clearly intended to introduce an institutional check on those who dare sing from a different hymn sheet from the one available. It is the slow death of our countryside and our environmental heritage – not just at Ħaż-Żabbar, but all over the islands.

Some of those who grumble and fill the comments sections of our newspapers with their views need to consider whether they have contributed to all this by repeatedly electing those who have designed this mess.

Published on The Malta Independent on Sunday – 25 February 2018

Għall-Awtoritá tal-Ippjanar il-profitti tal-ispekulatur huma prijoritá

Id-deċiżjoni li ħa l-Bord tal-Awtoritá tal-Ippjanar nhar il-Ħamis b’għaxar voti kontra tlieta biex 4,748 metru kwadru ta’ art barra miż-żona tal-iżvilupp (ODZ) ikunu żviluppati f’Dar għall-Anzjani fin-Naxxar hi preċedent ikrah li l-Awtoritá għad jiddispjaċiha li ħaditu.

L-applikazzjoni bin-numru PA 3592/16 ġiet ippreżentata biex jitwaqqa’ bini li tela’ qabel l-1978 u floku tinbena faċilitá għall-kura tal-anzjani fuq art “ġa disturbata”.

L-ewwel punt ta’ interess hu dan il-bini ta’ qabel l-1978 li hemm fuq is-sit. Ir-rapport dwar l-applikazzjoni ta’ żvilupp jiddeskrivi din l-art bħala “razzett mitluq u fi stat ta’ abbandun”. Meta inbena, dan ir-razzett kien meħtieġ fl-interess ta’ l-agrikultura. Issa li dan ir-razzett hu abbandunat kien ikun iktar għaqli kieku l-art ġiet irrestawrata għall-istat oriġinali tagħha biex tieħu lura postha bħala parti mill-pajsaġġ rurali. Minflok qed tintuża bħala għodda biex twaqqa’ għar-redikolu l-politika dwar l-ippjanar tal-użu tal-art.

L-Awtoritá tal-Ippjanar skont dak li jipprovdi l-Pjan Strateġiku għall-Ambjent u l-Iżvilupp (SPED: Strategic Plan for Environment and Development) talbet lill-applikant biex jikkummissjona studju ħalli jiġi stabilit jekk fiż-żona ta’ żvilupp, fil-viċinanzi, kienx hemm art tajba għall-iżvilupp li setgħet tintuża għall-iskop mixtieq u ċioe biex tinbena dar għall-anzjani.

Dan ir-rapport (site selection report), datat Mejju 2016, fil-fatt identifika żewġ siti li t-tnejn kienu ikbar milli meħtieġ. Ir-rapport jgħid li s-siti identifikati kellhom “potenzjal kbir” bħala siti alternattivi għall-proġett taħt konsiderazzjoni. L-ewwel sit kellu qies ta’ 11,287 metru kwadru fil-waqt li t-tieni sit kellu qies ta’ 6,844 metru kwadru. It-tnejn kienu fin-Naxxar viċin tas-sit taħt konsiderazzjoni.

Wara, l-Awtoritá tal-Ippjanar talbet lill-applikant biex jipproduċi studju dwar l-impatti finanzjarji tal-proġett. Dan l-istudju kien lest fi ftit żmien tant li hu datat 30 ta’ Mejju 2016. Fi ftit kliem dan ir-rapport ta’ sitt paġni, miktub minn accountant, jikkonkludi li billi l-art tajba għall-iżvilupp tiswa’ ferm iktar minn art ODZ (li m’hiex normalment ikkunsidrata għall-iżvilupp) il-proġett seta jrendi biss jekk tkun użata art ODZ!

Fid-diskussjoni waqt is-seduta pubblika ta’ nhar il-Ħamis tal-Bord tal-Awtoritá tal-Ippjanar, iċ-Ċhairman Eżekuttiv tal-istess Awtoritá qal li l-istudju dwar l-impatt finanzjarju tal-proġett kien ivverifikat mill-konsulenti tal- Awtoritá li wara aċċettatu u talbet lill-applikant biex jibda jikkunsidra art fl-ODZ.

Din id-deċiżjoni tal- Awtoritá tal-Ippjanar taqleb ta’ taħt fuq il-politika dwar l-użu tal-art u prattikament tfisser li minn issa l-quddiem proġetti kbar barra miż-żona tal-iżvilupp mhu ser ikollhom l-ebda diffikulta biex ikunu approvati. M’hemmx ħtieġa li tkun professor biex tifhem li minn issa l-quddiem kull żvilupp ODZ jista’ jkun iġġustifikat mill- Awtoritá tal-Ippjanar a bażi tal-fatt li l-art ODZ tiswa’ ferm inqas mill-art tajba għall-iżvilupp.

Jekk inħarsu ftit sewwa lejn ir-rapport tal-accountant insiru nafu li l-art ODZ kellha l-prezz ta’ €1,200,000 fil-waqt li l-art l-oħra tal-qies meħtieġ għall-proġett kellha prezz ta’ madwar €5 miljuni u nofs f’kull każ. Differenza ta’ madwar 4 darbiet!

Bħala riżultat ta’ din id-deċiżjoni, fl-opinjoni tiegħi, l- Awtoritá tal-Ippjanar irmiet ix-xogħol utli li numru kbir ta’ professjonisti tal-ambjent u tal-ippjanar tal-użu tal-art għamlu tul dawn l-aħħar ħamsa u għoxrin sena. Hi deċiżjoni li tmur kontra l-emfasi kontinwa dwar il-ħtieġa li l-art limitata li għandu l-pajjiż tintuża b’mod sostenibbli. L- Awtoritá tal-Ippjanar għal darba oħra baxxiet rasha: il-kilba għall-profitti reġgħet rebħet fuq il-ħtieġa tal-ħarsien ambjentali. Il-bilanċ fil-kont tal-bank tal-ispekulatur hu iktar importanti għall- Awtoritá tal-Ippjanar mill-użu sostenibbli tal-art f’pajjiżna.

Meta ttieħed il-vot finali, tlieta biss kienu l-membri tal-Bord tal- Awtoritá tal-Ippjanar li ivvutaw kontra: is-Sindku tan-Naxxar Anne Marie Muscat Fenech Adami, iċ-Chairman tal- Awtoritá tal-Ambjent w ir-Riżorsi Victor Axiaq kif ukoll r-rapprezentanta tal-għaqdiet ambjentali – Annick Bonello It-tlieta li huma mmotivaw id-deċiżjoni tagħhom li jivvutaw kontra l-proposta ta’ żvilupp minħabba li mhux aċċettabbli li tkun użata art ODZ għal dan l-iskop.

Ippubblikat fuq Illum : Il-Ħadd 23 ta’ Lulju 2017

Planning Authority says: develop ODZ, it is cheaper!

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 Thursdays 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 speculators 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

The environmental deficit

 

traffic jam Malta

 

Going by the information available on the increased incidence of various types of cancers, both common and rare types, it is evident that the accumulated environmental impacts originating from human action is exacting its toll. Few make the link between the increased incidence of rare diseases,  cancers and environmental neglect accumulated over the years.  

Over the Christmas period, as a result of the never-ending humanitarian operations of the Community Chest Fund, we hear of the ever-increasing demand on state resources by those struck by cancer. The demand is such that the resources of the state have to be supplemented by the annual telethon which this year raised a record €5.5 million.

The advertising blitz on the switching over of Malta’s power generation from one dependent on heavy fuel oil to natural gas informs us that air quality in Malta will improve substantially as a result. This statement is only partially correct as the major contributor to Malta’s poor air quality was not power generation but the ubiquitous and exponential increase of cars on our roads.

The cars on our roads are part of the real “cancer factory” in operation on Maltese territory.

As is evidenced by the substantial investments channeled towards the improvement of the road infrastructure, it is clear that the political will to address this issue is very weak. Improved road infrastructure, such as the construction of flyovers to ease traffic congestion, will only increase the dependence on cars. In the long term, this improvement to the road network will hamper the drive to shift custom to public transport. Consequently, it will serve to further increase cars on our roads and will hence contribute to an increase in the output of the “cancer factory”.

Public transport has been improved as is evidenced by a gradual increase in its use. Various initiatives to encourage the use of public transport have been introduced. However, the Maltese state is sending conflicting signals when it simultaneously speaks in favor of public transport yet invests heavily to facilitate the continued domination of our roads by private cars.

Lack of adequate environmental protection in the past has contributed to an ever-accumulating environmental deficit which in turn will lead to total and complete bankruptcy as no one is in a position to bale out Mother Earth.

Environment protection is multifaceted. Addressing the different waste streams and seriously plotting the path to the 2050 zero waste targets established by Malta’s Waste Management Strategy would definitely signify that we are in earnest. However, it is certainly not enough. What about the excessive use of pesticides which still end up contaminating our food chain? Or what about our water table, which in addition to being depleted is also contaminated with pesticides and fertilisers?   I could go on and on with a never-ending list of examples.

The environmental deficit is constantly on the increase. Each generation creates additional environmental impacts without in any way adequately addressing the accumulated impacts handed down by the previous generations. Governments are worried by economic deficits, yet few seem to be worried by the accumulating environmental deficit. We are using the earth’s resources as if tomorrow will never come.

No one will bail us out from the consequences of this deficit, yet nature has its own way of extracting its dues. Climate change, the collapse of agriculture in various countries and a higher incidence of common and rare forms of cancers are all different forms of payment which nature is extracting. These bills can only be avoided (in the long term) if we switch back to operating in a manner which is compatible with nature.

Otherwise the accumulating environmental deficit will bankrupt humanity.

published on The Independent on Sunday – 1 January 2017

L-iżbilanċ ambjentali

 

traffic.Marsa

 

Minn dak li hu magħruf dwar l-inċidenza dejjem tikber tal-cancer, jidher li l-impatti ambjentali tal-ħidma tal-bniedem qed ikollhom effett qawwi. Ftit huma dawk li huma konxji dwar ir-rabtiet li hemm bejn il-ħsara ambjentali u uħud mill-mard rari li s-soċjetá tagħna qegħda tiffaċċja.

Fil-ġranet tal-Milied, riżultat tal-ħidma bla heda tal-Community Chest Fund, nisimgħu dwar id-domanda ma tieqaf qatt għas-servizzi li jagħti l-istat lil dawk milquta minn kull forma ta’ cancer. Id-domanda hi tant kbira li riżorsi tal-istat huma mgħejjuna mill-ġbir li jsir waqt l-Istrina, li, din is-sena laħaq is-somma record ta’ €5.5 miljuni.

Il-Gvern qed ixandar riklami dwar il-qalba tal-ġenerazzjoni tal-elettriku minn waħda dipendenti fuq il-heavy fuel oil għal waħda dipendenti fuq il-gass naturali. F’dawn ir-riklami qed jgħidulna li ser ikollna titjib fil-kwalitá tal-arja bħala riżultat ta’ din il-qalba. Din id-dikjarazzjoni (tar-riklami) hi biss parzjalment korretta. Dan minħabba li l-kontributur ewlieni għall-kwalitá tal-arja f’Malta qatt ma kienet il-ġenerazzjoni tal-elettriku iżda n-numru ta’ karozzi fit-toroq li donnu ma jispiċċa qatt. Huma dawn il-karozzi fit-toroq li jiffurmaw parti mill-fabbrika reali tal-cancer f’Malta.

Kif anke jidher mill-investimenti sostanzjali dedikati għal titjib fl-infrastruttura tat-toroq huwa ċar li r-rieda politika biex dan ikun indirizzat hi dgħajfa. Għax iktar ma titjieb l-infrastruttura tat-toroq, iktar ikunu inkoraġġiti karozzi fit-toroq, għax it-triq għalihom tkun iffaċilitata. It-titjib fl-infrastruttura tat-toroq, iżżid id-dipendenza tagħna lkoll fuq il-karozzi u bħala riżultat ta’ dan, tostakola l-ħidma biex iktar nies tuża t-trasport pubbliku.

Sar titjib fit-trasport pubbliku, anke bħala riżultat ta’ diversi inizzjattivi li ttieħdu. Imma l-pajjiż qed jagħti sinjali konfliġġenti, għax filwaqt li qiegħed jinkoraġixxi l-użu tat-transport pubbliku, fl-istess ħin qed jinvesti flejjes sostanzjali biex jiffaċilita l-kontinwazzjoni tad-dominazzjoni tat-toroq tagħna mill-karozzi.

Il-ħarsien tal-ambjent jinvolvi ħafna ħidma diversa. Jinkludi ħidma biex ikunu indirizzati b’serjetá s-sorsi differenti ta’ ġenerazzjoni tal-iskart biex b’hekk infasslu t-triq li biha rridu naslu ħalli nilħqu l-mira ta’ “skart zero”. Din hi mira stabbilita mill-Istrateġija Nazzjonali tal-Iskart u trid tintlaħaq sal-2050. Dan ċertament li mhux biżżejjed. X’ngħidu għall-użu eċċessiv ta’ pestiċidi li mhux biss qed jikkontamina dak li jkun prodott fir-raba’ imma parti minnu jispiċċa ukoll f’dak li baqa’ mill-ilma tal-pjan?

L-iżbilanċ ambjentali qiegħed dejjem jiżdied. Kull ġenerazzjoni qed tispiċċa żżid l-impatti mingħajr ma tindirizza sewwa l-impatti akkumulati li tkun wirtet mill-ġenerazzjoni ta’ qabilha.

Il-Gvernijiet qed jinkwetaw fuq l-iżbilanċ finanzjarju imma ftit wisq minnhom jinkwetaw fuq l-iżbilanċ ambjentali li iktar ma jgħaddi żmien iktar qed imur għall-agħar. Ir-riżorsi tad-dinja qed jintużaw qieshom bir bla qiegħ.

In-natura għandha l-modi tagħha kif iġġiegħlna nħallsu għal dan l-iżbilanċ ambjentali. It-tibdil fil-klima, l-kollass tal-agrikultura f’diversi pajjiżi kif ukoll iż-żieda qawwija ta’ kull xorta ta’ cancer huma kollha tweġiba tan-natura li biha kull wieħed minnha qiegħed jerfa’ l-piz tal-ħsara li saret lin-natura. Dawn il-kontijiet li qed tibgħatina n-natura jistgħu jonqsu fil-futur jekk nibdew minn issa ngħixu b’mod li joħloq inqas ħsara ambjentali. Jekk dan ma jseħħx il-kontijiet tan-natura, bla ebda dubju, jwasslu għal kollass totali.

ippubblikat fuq Illum – Is-Sibt 31 ta’ Diċembru 2016