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

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

Wiċċu bla żejt

 

Persuna li ma tistħix ngħidulha li jkollha wiċċ bla żejt. Taġixxi b’mod sfaċċat, qiesu ma ġara xejn. Bħall-membru parlamentari tal-PN David Agius.

David Agius, meta kien membru parlamentari fuq in-naħa tal-Gvern kien, flimkien ma oħrajn, ivvota favur li art f’diversi partijiet ta’ Malta, fil-parti l-kbira tagħha art verġni, tingħata għall-iżvilupp. Issa qasam fuq in-naħa l-oħra u qiegħed jappoġġa lir-residenti li qed jipprotestaw kontra dan l-iżvilupp li hu ivvota favur tiegħu.

F’Ħ’Attard, fl-inħawi magħrufa Tal-Idward, fil-periferija taż-żona tal-iżvilupp, David Agius jappoġġa lir-residenti li qed jipprotestaw biex art agrikola ma tkunx żviluppata. Ir-residenti huma rrabjati għax issa hemm it-tieni applikazzjoni biex ikun determinat kif tista’ tkun żviluppata l-art fl-inħawi tal-Idward.

David Agius kien hemm, kważi ċass, bla espressjoni f’wiċċu. Ħdax-il sena ilu, fil-Parlament kien ivvota favur l-istess żvilupp li issa kien qed jipprotesta kontra tiegħu!

L-istorja kollha hi dwar dak li hu magħruf bħala l-eżerċizzju ta’ razzjonalizzazzjoni li permezz tiegħu meded kbar ta’ art imxerrda mal-gżejjer Maltin, sa dakinnhar barra miż-żona tal-iżvilupp, saru tajbin għall-bini. Bil-vot tiegħu favur dan kollu David Agius għin biex dan ikun possibli li jsir. David Agius mhux waħdu. Fuq il-bankijiet tal-Opposizzjoni għad hemm diversi kollegi tiegħu li għamlu bħalu.

L-ippjanar għall-użu tal-art hu strument li għandu jkun użat fl-interess tal-komunitá kollha, u mhux fl-interess tal-ftit. Sfortunatament, illum, ħdax-il sena wara huwa ċar iktar minn qatt qabel kemm l-eżerċzzju ta’ razzjonalizzazzjoni injora lill-komunitajiet residenzjali tagħna madwar il-pajjiż kollu biex jaġevola lill-ispekulaturi.

Meta l-Parlament approva li meded kbar ta’ art barra miż-żona tal-iżvilupp isiru żviluppabbli kien jaf li ma kien sar l-ebda studju biex ikunu mkejla l-impatti kumulattivi li rriżultaw minn din id-deċiżjoni. Bħala riżultat ta’ dan, l-impatti tat-traffiku, l-kwalitá tal-arja, l-għargħar, id-dellijiet fuq bini diġa armat b’pannelli fotovoltajċi kif ukoll in-numru dejjem jiżdied ta’ propjetá vojta kienu fatturi injorati kompletament meta l-Parlament iddeċieda li japprova l-eżerċizzju ta’ razzjonalizzazzjoni.

Sfortunatament, l-Awtoritá tal-Ippjanar, minkejja li kienet taf b’dan in-nuqqas baqgħet għaddejja u ma ppruvatx tagħmel tajjeb għan-nuqqas tal-Parlament.

Sadanittant, fil-Parlament, il-Ministru Ian Borg huwa u jwieġeb għall-kritika ta’ din id-deċiżjoni tal-Awtoritá tal-Ippjanar ipponta subgħajh lejn l-Opposizzjoni. Imma dan mhux biżżejjed għax anke l-Partit Laburista wara 4 snin fil-Gvern ma għamel xejn dwar dan kollu.

Bosta minna niftakru li meta l-Partit Laburista kien fl-Opposizzjoni, fil-Parlament, kien ivvota kontra dan l-eserċizzju ta’ razzjonalizzazzjoni. Dan iwassal għall-mistoqsija inevitabbli dwar jekk il-Partit Laburista bidilx fehmtu. Għax ħlief għal ftit kummenti waqt il-kampanja elettorali l-Partit Laburista qatt ma qal xejn dwar dan kollu. Dan x’jfisser? Għandna ninterpretaw in-nuqqas ta’ azzjoni mill-Partit Laburista fil-Gvern bħala qbil mal-ezerċizzju ta’ razzjonalizzazzjoni?

Sa fejn naf jiena, Alternattiva Demokratika biss indirizzat dan kollu waqt il-kampanja elettorali li għadha kif intemmet. Dan billi pproponiet li dawn it-tip ta’ permessi m’għandhomx joħorġu f’dawk il-lokalitajiet fejn hemm numru konsiderevoli ta’ propjetajiet residenzjali vakanti.

Jidher imma li l-partiti fil-parlament issa bidlu ir-rwol tagħhom. David Agius hu l-eżempju ovvju: meta l-partit tiegħu kien fil-Gvern jappoġġa l-ispekulazzjoni, u issa li qiegħed fl-Opposizzjoni taparsi jappoġġa lir-residenti.

ippubblikat fl-Illum il-Ħadd  9 ta’ Lulju 2017

David Agius’s mental gymnastics

 

David was always into sport – primarily basketball, if I remember correctly. He has, however, now dedicated considerable time to the practice of mental gymnastics.

In Attard, in the area known as Tal-Idward – which is just outside the development zone – David has time and again publicly manifested his support of the residents’ cause: opposition to the development of agricultural land. The residents have now vented their anger in a pubic protest against a second planning control application that seeks to identify what would be permissible development in the tal-Idward area at Attard, the first application having been turned down around three years ago.

David Agius, the Opposition Whip, stood there, with a poker face, not batting an eyelid. Eleven years ago, in Parliament, he voted in favour of permitting the same development against which he is now demonstrating!

The issue is the so-called “rationalisation exercise” as a result of which considerable tracts of ODZ land all over the Maltese islands will henceforth to be considered as developable land. In 2006, with his favourable vote in Parliament, David Agius, contributed to making this possible. On the Opposition benches, he is accompanied by a number of other MPs who likewise voted in favour of more virgin agricultural land being given up for development.

Land-use planning should keep in mind the interests of the whole community and not only the interests of a select few. Unfortunately, eleven years down the line, it is now more clear than ever that the rationalisation exercise has  completely ignored the interests of the residential communities all over the islands in order to satisfy the greed of land speculators.

When Parliament considered the approval of removing ODZ status of large tracts of land, primarily (but not exclusively) agricultural land, it did so in full knowledge of the fact that the cumulative impacts of such a decision had not been assessed. Such an assessment, which is prescribed in the Strategic Environment Assessment Directive of the EU, would have been mandatory had Parliament’s decision been taken some days later than it actually was.

As a result, traffic impacts, air quality, flooding, the shadowing of existing residential property equipped with photo-voltaic panels and the issue of an ever increasing stock of vacant properties were completely ignored when Parliament approved the rationalisation exercise.

The Planning Authority, unfortunately, notwithstanding that it is aware of the shortcomings underpinning the rationalisation exercise, has failed to take steps to mitigate these shortcomings apart from minor cosmetic changes to the  proposals submitted on behalf of speculators.

In Parliament Minister Ian Borg rightly pointed his fingers at the Opposition when replying to criticism of the above-mentioned Planning Authority’s decision.  Blaming the Opposition is however not enough as the Labour Party had sufficient time to act on the matter in the past four years, but has not done so. Most of us remember that the Labour Party itself, when in Opposition, had voted against the rationalisation exercise in Parliament. This leads to the inevitable question as to whether or not Labour has since changed its mind as – with the exception of a few sympathetic comments on the eve of the June general election – it has never committed itself to changes to the rationalisation exercise. Are we to interpret the Labour Party’s non-action as a change of political position, signifying agreement with the rationalisation exercise in the form approved by Parliament in 2006?

As far as I am aware, Alternattiva Demokratika, the Green Party, is the only political party to propose a specific measure on changes to the rationalisation exercise. This was done once more during the recent electoral campaign. Such a measure proposed by Alternattiva Demokratika is linked to the large number of vacant properties, which should be a break applied by land-use planning regulators in order not to develop more land unnecessarily.

But is seems that the Labour Party and the PN have switched roles. Hence David’s mental gymnastics: supporting speculators when in government, supporting residents when in opposition.

published in The Malta Independent on Sunday – 9 July 2017

Sens komun: fil-Mosta u f’Marsaxlokk

 

 

Matul dawn l-aħħar ġranet, Alternattiva Demokratika kienet qed tikkampanja kontra żvilupp massiċċ li ġie propost kemm fil-Mosta kif ukoll f’Marsaxlokk.  Din hi kampanja li ilha li bdiet ħdax-il sena, u tibqa’ għaddejja,  kontra t-tkabbir taż-żona żviluppabbli proposta minn George Pullicino, dakinnhar Ministru responsabbli għall-ambjent u l-ippjanar għall-użu tal-art.

Nhar il-Ġimgħa, f’Marsaxlokk, kien ta’ sodisfazzjoni li s-Sindku Horace Gauci, elett f’isem il-Partit Laburista, ingħaqad magħna ta’ Alternattiva Demokratika waqt konferenza stampa b’appoġġ għar-residenti Tal-Marnisi Marsaxlokk.

Hi kampanja biex is-sens komun favur l-ambjent jipprevali fuq id-deċiżjoni li kien ħa l-Parlament fl-2006 meta l-Gvern immexxi mill-PN mexxa ‘l-quddiem proposta biex żewġ miljun metru kwadru ta’ art li kienu barra miż-żona ta’ żvilupp, ma jibqgħux iktar ODZ u minn dakinnhar jibdew jiffurmaw parti miż-żona ta’ żvilupp. Dan sar mingħajr ma ġew eżaminati l-impatti ta’ deċiżjoni bħal din, lejliet li kellha tidħol fis-seħħ id-Direttiva tal-Unjoni Ewropeja dwar il-kejl tal-impatti strateġiċi ambjentali. Li ma sarx dan l-kejl, ifisser li l-impatti kumulattivi tal-iżvilupp li kien qed ikun propost kienu kompletament injorati.

Nhar it-Tnejn 20 ta’ Marzu l-Kumitat Eżekuttiv tal-Awtoritá tal-Ippjanar ħa żewġ deċiżjonijiet kontrastanti dwar żewġ meded kbar ta’ art. Dwar l-ewwel waħda, art agrikola fil-Mosta tal-qies ta’ 38500 metru kwadru l-proposta bi pjan ta’ żvilupp kienet rifjutata filwaqt li dwar it-tieni waħda ukoll primarjament agrikola u b’qies ta’ 17,530 metru kwadru, l-propost pjan ta’ żvilupp kien approvat.

Fiż-żewġ każi ma sar l-ebda eżami tal-impatti soċjali, ekonomiċi u ambjentali u dan billi l-professjonisti tal-ippjanar li taw il-parir lill-Kumitat Eżekuttiv tal-Awtoritá tal-Ippjanar kienu tal-fehma li d-deċiżjoni tal-2006 tal-Parlament kienet kemm ċara kif ukoll finali. Sfortunatament ma dehrilhomx meħtieġ li jeżaminhaw dan minn lenti kritika.

Fl-2006, il-Parlament kien iddeċieda li dawn iż-żewġ miljun metru kwadru ta’ art ma kellhomx iktar ikunu meqjusa bħala barra miż-żona tal-iżvilupp (ODZ). Il-grupp parlamentari tal-PN kien ivvota favur din il-proposta, u dan jispjega l-għaliex dak li taparsi kkonverta favur l-ambjent, Simon Busuttil, għadu ma fetaħx ħalqu dwar dan kollu.  Imma l-Partit Laburista, dakinnhar fl-Opposizzjoni ma kienx qabel u kien ivvota kontra li din l-art tkun tista’ tingħata għall-iżvilupp. Għalhekk Joseph Muscat bħalissa qiegħed f’posizzjoni imbarazzanti.

Il-Partit Laburista għadu tal-istess fehma, jew bidel il-ħsieb? Għax issa waslet is-siegħa tal-prova. X’ser jagħmel? Għax anke jekk ikun meqjus li d-deċiżjoni tal-Parlament tal-2006 titfa’ ċerti obbligi fuq il-Gvern u fuq l-Awtoritá tal-Ippjanar, xorta hu possibli li l-impatt tal-iżvilupp massiv li ġie propost ikun imtaffi.

Id-deċiżjoni tal-20 ta’ Marzu tal-Kumitat Eżekuttiv tal- Awtoritá tal-Ippjanar li biha l-applikazzjoni dwar l-art fil-Mosta kienet rifjutat hu l-mod kif għandhom isiru l-affarijiet. Hi deċiżjoni li s-Segretarju Parlamentari Deborah Schembri għandha żżomm quddiem għajnejha meta l-każ ta’ Marsaxlokk jiġi quddiema biex tikkunsidra jekk tagħtix l-approvazzjoni tagħha. Jiena naħseb li s-Segretarju Parlamentari Schembri għandha tibgħat il-każ ta’ Marsaxlokk lura quddiem l- Awtoritá tal-Ippjanar biex ikun ikkunsidrat mill-ġdid.

Żvilupp massiv ta’ din ix-xorta m’għandux ikun possibli meta hawn tant propjetajiet residenzjali vojta. Anke f’Marsaxlokk stess l-aħħar ċensiment, dak tal-2011, juri li 18.7% tar-residenzi huma battala filwaqt li 5.9% tagħhom jintużaw biss kultant. Nistgħu nibqgħu nibnu bil-goff meta għandna din il-kwantitá ta’ propjetá vojta?

Għandna bżonn ftit sens komun fl-ippjanar ta’ l-użu ta’ l-art. Sens komun li jagħti piz u konsiderazzjoni tal-impatti fuq il-komunitá kollha qabel ma jittieħdu deċiżjoniiet bħal dawn.

Fiż-żewġ każi, l-Mosta u Marsaxlokk, qed nitkellmu dwar raba’ li kienet tinħadem u li issa intelqet minħabba l-pressjoni kkawżata mill-iżvilupp. Dan hu process li jeħtieġ li nwaqqfuh minnufih. Illum qabel għada.

 

ippubblikat f’ Illum –  2 t’April 2017

Green sense is common sense

 

In the last few days Alternattiva Demokratika-the Green Party- has been campaigning against over-development at both Mosta and Marsaxlokk. It is the renewal of an everlasting campaign, started 11 years ago against the increase in the development zone piloted by former Environment and Land Use Planning Minister George Pullicino.

In Marsaxlokk last Friday we were joined by Labour Mayor Horace Gauci who arrived at, and addressed an AD press conference in support of the residents of Il-Marnisi, Marsaxlokk, in view of the impact of the rationalisation exercise in the area.

It is a campaign to see green sense prevail over the rationalisation exercise, as a result of which, in 2006 on the proposal of a PN-led government, Parliament included around two million square metres of land within the development zone overnight. This was done without a strategic environment assessment having been carried out to examine the proposals. It was on the eve of the coming into force of the Strategic Environment Assessment EU Directive which, just days later, would have made such an assessment compulsory. Not carrying out such an assessment signifies that the cumulative impacts of development were ignored by not being factored into the decision-taking process.

On 20 March, the Planning Authority Executive Committee took two contrasting decisions in respect of two large tracts of land. Regarding the first – 38,500 square metres of agricultural land at Mosta –  the scheme for a development proposal was turned down, while in respect of the second – 17,530 square metres of largely agricultural land in Marsaxlokk – the proposal for development was approved.

In neither case was any assessment of the social, economic and environmental impact carried out, as the professional land-use planners advising the Executive Committee of the Planning Authority consider that Parliament’s decision in 2006 was definite and any assessment unnecessary. Unfortunately they did not think it appropriate to examine the matters before them critically.

In 2006, Parliament had decided that this two million square metre area of land, formerly considered as ODZ land, was henceforth to be part of the development zone. The PN Parliamentary group had  voted in favour of this proposal, which is why the pseudo-environmental convert Simon Busuttil is completely silent on the issue. However, the Labour Party Opposition voted against the proposal, thus placing Joseph Muscat in an awkward position today.

Has the Labour Party changed its views? The chickens are now coming home to roost.

When push comes to shove, and notwithstanding the PN mantra that “ODZ is ODZ”, the PN always seeks to consent to ODZ development, as long as such development is given the go-ahead when it is in the driving seat!

But what about the Labour Party today? Even if it factors in the views of those who maintain that the 2006 decision ties its hands, it can certainly take mitigation measures that would substantially reduce the negative impact of the 2006 parliamentary decision which favours such massive over-development.

The decision of the Executive Committee of the Planning Authority on the 20 March to reject the proposal for the development of the tract of land in Mosta is the way forward. It should be taken on board by Parliamentary Secretary for land use planning Deborah Schembri when the Marsaxlokk case is placed on her desk for her consideration. I respectfully ask Ms Schembri to request the Planning Authority to reconsider its decision and hence send it back to the drawing board.

The proposed reconsideration should be undertaken primarily because such massive development is not required: it is not necessary to sacrifice so much agricultural land. (I am informed that on the site there is also a small stretch of garigue with a number of interesting botanical specimens.) The results of the 2011 Census indicated that 18.7 per cent of Marsaxlokk’s housing stock was then vacant and 5.9 per cent of it only in occasional use.  Why should we keep adding to the vacant housing stock through proposals for massive development projects?

We need some green sense in the planning of land-use. We need some common sense in considering the impact on the whole community before far-reaching decisions are taken.  In both cases mentioned above, the land that has been the subject of proposed  development schemes is agricultural land that has fallen into disuse as a result of development pressures. This process should be reversed forthwith, and the sooner the better: it is only common sense.

published in The Malta Independent on Sunday – 2 April 2017

Moratorium : fl-interess tagħna lkoll

moratorium

Huwa meħtieġ li jkun hawn moratorium fuq l-iżvilupp ta’ proġetti kbar. Li dan isir, illum qabel għada, hu fl-interess tagħna lkoll.

Meta fl-2006 ġew approvati bl-għaġġla l-pjani lokali ittieħdet deċiżjoni ħażina li għadna nbatu l-konsegwenzi tagħha sal-lum.

Sa nofs l-2006 il-proċess tal-konsiderazzjoni tal-pjani lokali kien miexi bil-mod tant li tnejn biss (minn 7) kienu għadhom ġew approvati. Imma indunaw li kienet ser tidħol fis-seħħ direttiva tal-Unjoni Ewropea imsejħa Strategic Environmental Assessment Directive. Din id-direttiva tesiġi li qabel ma jkun approvat pjan jew programm li jħejji l-qafas ta’ żvilupp għall-futur għandu jkun studjat l-impatt kumulattiv ta’ dak propost.

Studju tal-impatt kumulattiv tal-pjani lokali ma sarx. Li kieku dan l-istudju sar il-pjani lokali kienu jkunu ezaminati dettaljatment. Ir-regolamenti dwar is-suġġett fil-fatt jgħidu li l-iskop hu  li “jipprovdi għal livell għoli ta’ ħarsien tal-ambjent, u li jikkontribwixxi għall-integrazzjoni ta’ konsiderazzjonijiet ambjentali fil-preparazzjoni u l-adozzjoni ta’ pjanijiet u programmi bil-għan li jiġi promoss l-iżvilupp sostenibbli, billi jiġi żgurat li, skont dawn ir-regolamenti, titwettaq stima ambjentali strateġika dwar ċertu pjanijiet u programmi li x’aktarx ikollhom effetti sinifikanti fuq l-ambjent.” [ara Regolamenti dwar Stima Ambjentali Strateġika. 549.61] L-iskedi ta’ dawn ir-regolamenti jispjegaw dettaljatament dwar il-kriterji u l-impatti li għandhom ikunu ikkunsidrati.

Biex dan l-istudju ma jsirx il-Gvern u l-MEPA għaġġlu biex fis-sajf tal-2006 jkunu approvati l-pjani lokali li kien baqa’ flimkien mal-eserċizzju ta’ razzjonalizzazzjoni li żied maż-żewġ miljun metru kwadru fiż-żona tal-iżvilupp. B’din l-approvazzjoni ta’ malajr il-Gvern u l-MEPA fl-2006 għamlu għażla ċara li għalihom l-industrija tal-kostruzzjoni tiġi qabel il-kwalità tal-ħajja tagħna lkoll.

Għalhekk hemm bżonn il-moratorium, il-kwalità tal-ħajja tagħna lkoll tkun tista’ terġa’ tingħata prijorità.

Land use planning : beyond rhetoric

Freeport 2015

 

There is a common thread running through a number of local land-use planning controversies: they are tending to either ignore or give secondary importance to environmental, social and/or cultural issues, focusing instead on economic considerations.

On this page I have discussed the impact of the Freeport Terminal on  Birżebbuġa a number of times. The basic problem with the Freeport is that its impact on the Birżebbuġa community were ignored for a very long time. In fact, an attempt to include a Social Impact Assessment as an integral part of the EIA which was carried out some years ago was given the cold shoulder by MEPA. The end result was that the decision-taking process was not adequately informed of the impact of the terminal extension, both those already apparent and those which were yet to come. In particular, no assessment was made of the disintegration of the sports infrastructure in the area that has  slowly been eaten up – primarily by the Freeport.

Most of this could have been avoided through an active engagement with the local community over the years at the various stages of the project’s planning and implementation. This is why plans for the Freeport’s expansion, as indicated by the Freeport Corporation’s CEO  earlier this week in an interview with The Business Observer, should be explained  immediately. Even at this early stage it must be ascertained that the situation for  Birżebbuġa residents will not deteriorate any further.

No one in his right mind would deny that, over the years, the Freeport has made a significant contribution to Malta’s economic growth. Few, however, realise that the price paid for this economic success has been the erosion of the quality of life of the Birżebbuġa community. This is certainly unacceptable but it will only get worse, once the gas storage tanker for the Delimara Power Station is parked within Marsaxlokk Bay in the coming months, very close to the Freeport terminal.

The same story is repeating itself in other areas. Consider, for example, the 38-floor tower proposed at Townsquare and the 40-floor tower proposed for the Fort Cambridge project, both on the Tignè Peninsula in Sliema. The Townsquare assessment process is reaching its conclusion, whilst the one in respect of Fort Cambridge is still in its initial stages. Yet both are linked to the same fundamental flaw: the lack of consideration of the cumulative impact of the development of the Tignè Peninsula – which includes the MIDI development as well as the individual small scale projects in the area.

The adoption of plans and policies which have made it possible for the authorities to consider the development of the Tignè Peninsula were not subject to a Strategic Impact Assessment and, as a result, the cumulative impact of implementing these plans and policies were not identified and assessed. The end result is that the proposed towers are justifiably considered as another disruptive and unwelcome intrusion by the Tignè and Qui-Si-Sana communities.

The developers and their advisors focus exclusively on the impacts which are generated by their proposals, with the authorities generally avoiding the consideration of the big picture at the earliest possible stage.

Preliminary indications from the proposed Gozo Tunnel and the Sadeen “educational” setup at Marsaskala/Cottonera are already pointing in the same direction. In both cases, the alternatives that were generally brushed aside are the very options that need to be examined in detail in order to ensure that the challenges that will be faced in 2016 and beyond have not been prejudiced by myopic considerations in 2015.

Planning failures have serious consequences on those of our local communities that have to bear the brunt of the decisions taken for a long period of time. These can be avoided if the authorities refocus their efforts and realise that the economy is a tool which has to be a servant, and certainly not a master.

published in The Malta Independent on Sunday – 20 December 2015

Malta’s EU story : the environment

JOINT SEMINAR BY THE OFFICE OF THE EUROPEAN PARLIAMENT IN MALTA AND THE TODAY PUBLIC POLICY INSTITUTE

Friday 3 October 2014

address by Carmel Cacopardo

eu-flag

 

Since Malta’s EU accession there has been a marked contrast of interest in issues related to environmental governance.

EU accession has generally had a positive influence on Maltese environmental governance.  A flow of EU funds has been applied to various areas which Maltese governments throughout the years did not consider worthy of investing in.  On the one hand we had governments “occasionally” applying the brakes, seeking loopholes, real or imaginary,  in order to ensure that lip service  is not accidentally translated into meaningful action. On the other hand civil society has, in contrast, and  as a result of EU accession identified a new source of empowerment, at times ready to listen, however slow to react and at times ineffective.

Land use planning and abusive hunting/trapping have for many years been the main items on the local environment agenda. Water, air quality, climate change, alternative energy, biodiversity, noise, light pollution, organic agriculture, waste management and sustainable development have rightfully claimed a place in the agenda during the past 10 years. Some more frequently, others occasionally.

Land use planning has been on the forefront of civil society’s environmental agenda for many years. Abusive land use planning in the 80s fuelled and was fuelled by corruption. It led to various public manifestations in favour of the environment then equated almost  exclusively with the impacts of land development. Many such manifestations ended up in violence. Whilst this may be correctly described as history, it is occasionally resurrected  as in the recent public manifestation of hunters protesting against the temporary closure of the autumn hunting season.

Whilst hunting and land use planning may still be the main items on Malta’ environmental agenda the ecological deficit which we face is substantially deeper and wider.  It is generally the result of myopic policies.

For example it is well known that public transport has been practically ignored for the past 50 years, including the half-baked reform of 2010. This is the real cause of Malta’s very high car ownership (around 750 vehicles per 1000 population). As the Minister of Finance rightly exclaimed during a pre-budget public consultation exercise earlier this week traffic congestion is a major issue of concern, not just environmental but also economic. Impacting air quality, requiring additional land uptake to construct new roads or substantial funds to improve existing junctions traffic congestion is a drain on our resources. May I suggest that using EU funds to improve our road network  will delay by several years the shifting of custom to public transport, when we will have one which is worthy of such a description.

The mismanagement of water resources over the years is another important issue. May I suggest that millions of euros in EU funds have been misused  to institutionalise the mismanagement of water resources. This has been done through the construction of a network of underground tunnels to channel stormwater to the sea.  The approval of such projects is only possible when one  has no inkling of what sustainable management of water resources entails. Our ancestors had very practical and sustainable solutions: they practised water harvesting through the construction of water cisterns beneath each and every residence, without exception. If we had followed in their footsteps the incidence of stormwater in our streets, sometimes having the smell of raw sewage due to an overflowing public sewer, would be substantially less. And in addition we would also avoid overloading our sewage purification plants.

Our mismanagement of water resources also includes the over-extraction of ground water and the failure to introduce an adequate system of controls throughout the years such that  most probably there will be no more useable water in our water table very shortly. In this respect the various deadlines established in the Water Framework Directive would be of little use.

Whilst our Cabinet politicians have developed a skill of trying to identify loopholes in the EU’s acquis (SEA and Birds Directive) they also follow bad practices in environmental governance.

It is known that fragmentation of environmental responsibilities enables politicians to pay lip service to environmental governance but then creating real and practical obstacles in practice.

Jean Claude Juncker, the President elect of the EU Commission has not only diluted environmental governance by assigning responsibility for the environment together with that for fisheries and maritime policy as well as assigning energy with climate change. He has moreover hived off a number of responsibilities from the DG Environment to other DGs namely Health and Enterprise.

In Malta our bright sparks have anticipated his actions. First on the eve of EU accession they linked land use planning with the Environment in an Authority called MEPA with the specific aim of suffocating the environment function in an authority dominated by development. Deprived of human resources including the non-appointment of a Director for the Environment for long stretches of time, adequate environmental governance could never really get off the ground.

Now we will shortly be presented with the next phase: another fragmentation by the demerger of the environment and planning authority.

In the short time available I have tried to fill in the gaps in the environment section of the document produced by The Today Public Policy Institute. The said document rightly emphasises various achievements. It does however state that prior to EU accession the environment was not given its due importance by local policy makers. Allow me to submit that much still needs to be done and that the progress made to date is insufficient.