Mosta : 38,600 metri kwadri oħra għall-bini

 

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Iktar kmieni dal-għodu fkonferenza stampa fil-periferija tal-Mosta, ħdejn it-Torri Cumbo, Alternattiva Demokratika reġgħet semmgħet leħinnha dwar żvilupp żejjed u l-qerda tar-raba.

L-art li se tintmiss din id-darba fiha qies ta madwar 38,600 metru kwadru. Dwarha l-Awtorità tal-Ippjanar nhar it-Tnejn li ġej se tiddeċiedi dwar xtip ta żvilupp se jkun possibli fuqha.

L-aħħar ċensiment li sar fl-2011 kien żvela li minn 8359 residenza fil-Mosta, 16.2% kienu vakanti u 3.2% oħra kienu użati okkazjonalment. Allura għalfejn l-awtoritiajiet kontinwament jinkoraġġixxu żvilupp massiċċ?

Din hi medda oħra ta art li fl-2006 l-Gvern ta dakinhar kien iddeċieda li tista tinbena. Dakinhar il-Partit Laburista fil-Parlament kien ivvota kontra u l-Partit Nazzjonalista kien ivvota favur din il-qerda.

L-Awtorità tal-Ippjanar se tikkonsidra l-applikazzjoni PC 039/09 li biha fdin iżżona se jkun permess żvilupp ta tliet sulari u semi-basement bbini ta għoli ta 17.50 metru minn wiċċ it-triq. L-art hi mqassma fi 93 plot individwali u 8 biċċiet oħra ta art li sissa ma ġewx imqassma fi plots. Din l-art, meta tinbena tista iżżid numru konsiderevoli ta propjetajiet vojta ma dawk li diġa hemm.

Bħal din l-art hemm medded oħra ta art li kemm-il darba tkellimna fuqhom, inkluż fi Triq Dun Mikiel Xerri, fit-tarf ta Ħ’Attard.

Alternattiva Demokratika tistieden lill-Partit Laburista li fl-2006 ivvota kontra l-iżvilupp ta din l-art u oħrajn bħalha, biex ikun konsistenti u jieħu l-passi neċessarji, dejjem sakemm ma reġax bdielu, issa li qiegħed fil-Gvern.

The rental markets

The liberalisation of the rental market over the years has not served its objective. Those who own property are still reluctant to rent out to Maltese tenants and the rental market is, albeit slowly, developing in such a manner as to mostly serve non-Maltese residents and ignore the locals.

I have no quarrel with non-Maltese residents renting residential property in whatever form or shape. The problem is, however, that as a result the high rents demanded have squeezed out of the market the small numbers of Maltese residents who, not having the means to purchase, must perforce rent out.

The rental market was dormant for over 60 years and was resurrected primarily as a result of the 2008 overhaul of rent legislation. It was a process that started with earlier amendments to the law in 1995. Unfortunately, there was no real preparation for the impact of its resurrection in the residential sector.  The end result was that the residential rental market is functioning in a warped manner, catering for the high (foreign) earners and ignoring those at the lower end of the scale: the low wage earner who lives from hand to mouth.

Malta and Gozo are being incessantly raped to produce more residential units, primarily for renting out to non-Maltese employees in the financial services and betting sectors that are mushrooming to benefit from favourable taxation rates. Yet the properties that can be rented out to the locals are being left vacant, as can be ascertained by an examination of the information published as a result of the last census.

Subsidies dished out by the Housing Authority may be of some help in reducing the resulting social pain. However, what is required is a radical overhaul that would place all vacant properties on the market. Ideally, this should be done through fiscal incentives that would encourage owners to shoulder their social obligations. A number of incentives have been or will be rolled out to encourage the rehabilitation of dilapidated property. The carrot will certainly function in a number of instances and a number of vacant properties will, as a result, return to the marketplace.

However, after the carrot has carried out its duty, it should be the turn of the stick. Properties vacant for a long time, say for more than 5 years (or some other reasonable length of time), should be taxed until they are put back to use. In such a small country we cannot afford to waste any of our scarce resources. Ensuring that this waste is avoided is everybody’s business.

published in The Malta Independent on Sunday : 22 January 2017

IVA jew LE għall-iżvilupp?

The Towers Sliema

X’irridu?

Bini fil-għoli, iva jew le?

Bini fl-ODZ, ċertament li le.

Żvilupp mill-ġdid ta’ żoni dilapidati: hemm resistenza qawwja għar-riġenerazzjoni urbana.

Bini fuq il-baħar (land reclamation), ċertament li le.

X’irridu eżattament?

Ħaga li jeħtieġ li tinftiehem sewwa hi li l–art f’Malta hi limitata u allura kull binja żejda tagħmel il-ħsara bla bżonn. Ikun tajjeb kienu naqblu li ż-żoni żviluppati, jew li jistgħu jiġu żviluppati, huma diġa kbar wisq u li jeħtieġ li jibdew jonqsu mhux jiżdiedu.

L-unika ħaġa ċerta hi li hawn ftit iktar minn 70,000 post residenzjali vojt, inkluż dawk użati għall-villeġġatura, li b’mod ġenerali jagħmlu disa’ xhur tas-sena vojta. Din waħedha hi raġuni biżżejjed għal moratorium dwar proġetti kbar residenzjali. Tista’ min-naħa l-oħra tkun ukoll inċentiv għal proġetti ta’ riġenerazzjoni urbana li permezz tagħhom jinħolqu spazji miftuħa sostanzjali f’żoni residenzjali. Spazji li huma tant meħtieġa biex iż-żoni urbani tagħna li huma mitluqin jingħataw il-ħajja.

Il-bini għoli jista’ jkun aċċettabbli (jew le) skond il-kuntest li fih ikun propost. Importanti li jingħataw piz lill-impatti akkumulati fuq il-komunitajiet tagħna. Għax li jsir żvilupp ta’ bini għoli mingħajr ma jagħti każ bis-serjetà tar-residenti, bħad-diversi torrijiet li qed jinbtu qieshom simboli falliċi mxerrda mal-pajjiż, huwa ta’ ħsara kbira.

Mhux tad-daħq : l-ODZ fil-Karnival

Joseph.Simon.Karnival

 

Bħalissa f’pajjiżna kulħadd irid jurina kemm għandu qalbu taħarqu għall-ambjent.

Waqt il-Laqgħa Ġenerali Annwali tal-Assoċjazzjoni tal-Iżviluppaturi, fi tmiem il-ġimgħa, Sandro Chetcuti tkellem dwar il-ħtieġa li nħarsu l-ambjent, għax, qalilna, li mingħajr ma nħarsu l-ambjent ma jistax ikollna ekonomija b’saħħitha.

Sadanittant fit-toroq tal-Belt il-bieraħ, wieħed mill-karrijiet tal-Karnival għandu fuqu l-ittri ODZ u ingħata l-isem : L-ambjent m’għandux futur, għax seraqulu l-kuntrattur.

L-importanza tal-ambjent tirrifletti x-xewqa ta’ bosta minna li ngħixu f’armonija man-natura u dan flok ma nkunu f’konflitt kontinwu magħha. Jekk (u meta) dan jirnexxielna nagħmluh inkunu qed nagħmlu sforz ġenwin biex intejbu l-kwalità tal-ħajja ta’ kulħadd, imma l-iktar ta’ dawk li huma bla mezzi jew b’mezzi limitati. Għax il-karba tal-art hi l-ewwel u qabel kollox il-karba tal-fqir.

Tul is-snin inbniet ħafna art bla ħtieġa, tant li fl-aħħar ċensiment (li sar fl-2011) ġie stabilit li iktar minn 70 elf propjetà residenzjali f’Malta u Għawdex huma vojta. Meta wieħed iqis li l-ikbar lokalità ta’ Malta, B’Kara, fl-aħħar ċensiment kien fiha 9,977 propjetà residenzjali, dan ifisser li f’Malta u Għawdex għandha żona li hi kbira 7 darbiet daqs B’Kara li hi vojta.

Nistgħu nargumentaw dwar id-daqs u l-kundizzjoni ta’ din il-propjetà kollha vojta, jew dwar il-fatt li numru mdaqqas tagħha hi użata bħala akkomodazzjoni staġjonali, imma l-fatti jibqgħu dak li huma: li pajjiżna hu żgħir wisq biex nibqgħu nittolleraw din il-ħela ta’ art, l-iktar riżors skars li għandu pajjiżna. Iċ-ċokon tal-pajjiż kellu jwassal għal iktar ħsieb dwar użu razzjonali tal-art. Imma minflok inħliet ħafna art, inkluż art  barra miż-żona tal-iżvilupp.

Mhux l-art biss inħliet. Inħlew ukoll riżorsi sostanzjali biex saru toroq kif ukoll biex twasslu s-servizzi tal-ilma, l-elettriku u drenaġġ għal dawn is-70 elf propjetà li hemm vojta.  Qed jinħlew ukoll riżorsi sostanzjali biex dawn it-toroq u servizzi jinżammu f’kundizzjoni raġjonevoli.

L-isfida għal pajjiżna hi waħda kbira. L-ewwel, ma nistgħux nibqgħu nibnu iżjed art. It-tieni li r-riżorsi umani fl-industrija tal-bini (hemm madwar 11,000 ruħ li l-impieg tagħhom jiddependi minn din l-industrija) jkunu imħarrġa. It-taħriġ tagħhom huwa meħtieg kemm għal xogħol fl-industrija innifisha kif ukoll biex tkun iffaċilitata l-migrazzjoni għal xogħol ieħor. Dan hu inevitabbli jekk l-industrija tal-kostruzzjoni tirridimensjona ruħha għall-ħtiġjiet reali tal-pajjiż. Huwa hekk biss li naqbdu t-triq tal-iżvilupp sostenibbli, meta inħarsu fil-bogħod u nippjanaw b’mod li dak li nagħmlu illum ma jkunx biss ta’ ġid għalina illum iżda jservi ukoll biex il-ġenerazzjonjiet ta’ għada jkollhom huma ukoll il-possibiltà li jippjanaw ħalli jilqgħu għall-isfidi l-ġodda li huma ukoll ser ikollhom.

S’issa bħala pajjiż ġejna naqgħu u nqumu minn għada. Inkunu bdejna nimxu l-quddiem meta nibdew inħarsu fit-tul u nibdew nagħtu importanza lill-għada daqs kemm nagħtu importanza lil illum.

Inħarsu l-kwalità tal-ħajja ta’ kulħadd

mdalogo

indirizz li għamilt lil Laqgħa Ġenerali Annwali

tal-Malta Developers Association

il-Ħamis 4 ta’ Frar 2016

Bħalissa pajjiżna għaddej minn fażi fejn kulħadd qed iħoss il-ħtieġa li jgħid li għalih l-ambjent hu ta’ importanza kbira. Dan huwa importanti ħafna, anke jekk ma jistax jitwemmen kull ma jingħad.

L-importanza tal-ħidma favur l-ambjent hi rifless tax-xewqa li ngħixu f’armonija mal-eko-sistema u dan flok ma nkunu f’konflitt kontinwu magħha.  Dan itejjeb il-kwalità tal-ħajja ta’ kulħadd imma l-iktar ta’ dawk li huma bla mezzi jew b’mezzi limitati.

Il-ħidma tagħkom hi assoċjata ma ħsara ambjentali sostanzjali minħabba li tul is-snin inbniet ħafna art li wasslet għall-fatt stabilit fl-aħħar ċensiment ta’ il-fuq minn 70 elf propjetà residenzjali li huma vojta. Nistgħu nargumentaw dwar id-daqs u l-kundizzjoni ta’ din il-propjetà vojta, jew dwar il-fatt li numru mdaqqas tagħha hi użata bħala akkomodazzjoni staġjonali, imma l-fatti jibqgħu dak li huma: li pajjiżna hu żgħir wisq biex nittolleraw din il-ħela ta’ art, l-iktar riżors skars li għandna. Iċ-ċokon tal-pajjiż kellu jwassal għal iktar ħsieb dwar użu razzjonali tal-art. Mhux illum, iżda snin kbar ilu.

Ikun inġust li nitfa f’ħoġorkom biss il-ħtija għal dan l-istat ta’ fatt. Parti kbira mill-ħtija trid tintrefa mill-partiti politiċi mmexxija miż-żewġ sinjuri li ser jitkellmu warajja li, kif iddeskriva b’mod ikkulurit l-President tagħkom, qieshom żewġ supermarkets kbar li jippruvaw iħajjrukom bl-offerti tagħhom tant li daqqa tiġru wara wieħed u drabi oħra wara l-ieħor. Offerti li tul is-snin lilkom fetħulkom il-bibien imma fl-istess ħin għalquhom għal ħafna oħrajn għax kienu l-kawża ta’ ħsara ambjentali sostanzjali f’kull rokna ta’ Malta u Għawdex.

Filwaqt li tajjeb li nħarsu l-quddiem, ma nistgħux indaħħlu rasna fir-ramel, għax inkella ninsew l-abbużi w it-tmexxija ħażina li wasslu lil dan il-pajjiż fl-istat ambjentali li qiegħed illum. Kull darba li ninsew il-passat inkunu fil-periklu li jkollna repetizzjoni tal-istess żbalji ħoxnin li kienu responsabbli biex għaġnu l-preżent.

Ma għandi l-ebda dubju li kull wieħed minnkom jixtieq li l-kwalità tal-ħajja tkun aħjar għal kulħadd. Tixtiequ dan, l-ewwel u qabel kollox, għall-familji tagħkom u tagħmlu sewwa. Tajjeb imma li tifhmu li l-familji l-oħra ukoll għandhom l-istess xewqat u aspirazzjonijiet. Xewqat u aspirazzjonijiet li huma maħnuqa ma’ kull biċċa raba’ li tinbela’ mill-konkos biex jinbena xi blokk flats, inkella ma kull torri (żgħir jew kbir) li jdellel iż-żoni residenzjali ta’ madwaru u dan apparti t-tniġġiż tal-arja u l-ħsejjes ġġenerati. Il-profitti ġġenerati minn dan l-hekk imsejjaħ żvilupp iħallsu qares għalih il-ġirien. Dan ma jidhirx li jitkejjel minn xi indiċi ambjentali fażull ta’ xi Università Amerikana.

Il-ħolqien tal-assoċjazzjoni tagħkom kienet pass il-quddiem għax miġburin flimkien hemm ċans ikbar li tifhmu li lkoll kemm aħna qegħdin fl-istess dgħajsa. Miġburin flimkien hemm iktar ċans li titjieb l-attitudni. Huwa pożittiv li anke intom konxji li l-waħdiet fostkom li jabbużaw jagħmlu ħsara lil kulħadd, l-iktar lilkom stess, u li dawk fostkom li jimxu tajjeb b’rispett lejn il-komunità kollha fl-aħħar jagħmlu isem tajjeb għall-industrija kollha kemm hi.

Huwa neċessarju li tifhmu li biex l-industrija tal-bini jkollha futur jeħtieġ li lkoll nifhmu li din trid tagħti każ tar-realtajiet ta’ madwarna: u l-ikbar realtà hi ċ-ċokon tal-pajjiż li ma jistax jibqa’ jżid il-firxa tal-bini, la fuq l-art (inkluż permezz ta’ torrijiet) u wisq inqas fuq il-baħar. Nawgura li xi darba dan tifhmuh, għax qabel ma jasal dak il-jum ma nistgħux nimxu l-quddiem.

Sadanittant għandna bżonn li nsaħħu djalogu strutturat għax huwa biss b’dan il-mod li nistgħu nifhmu iktar lil xulxin. Hu għalhekk li Alternattiva Demokratika ltaqgħet magħkom u tibqa’ tiltaqa’ magħkom kull meta jkun meħtieġ.

Hu inutli li nfittxu li ntejbu l-kwalità tal-ħajja ta’ dawk ta’ madwarna jekk biex naslu ngħaffġu l-kwalità tal-ħajja ta’ ħaddieħor. It-tajjeb li nixtiequ lil dawk ta’ madwarna jeħtieġ li nferrxuh mal-bqija tal-pajjiz. Għax il-familja tagħna hi ikbar minn dik bejn l-erba’ ħitan ta’ darna. Huwa biss meta naħsbu f’ din il-familja estiża li inkunu nistgħu nitkellmu dwar il-progress. Imbagħad biss jibda jagħmel sens il-paroli ma jispiċċa qatt favur l-ambjent.

Il-ġenerazzjonijiet ta’ warajna jitolbu kont ta’ għemilna

environmental footprint

 

L-iżvilupp sostenibbli hu l-ħolqa li tgħaqqad flimkien lill-ġenerazzjonijiet tal-lum ma dawk ta’ għada, il-ġenerazzjonijiet futuri. Għax l-iżvilupp ikun sostenibbli meta l-għażliet li nagħmlu llum ma jkunux ta’ xkiel għall-ġenerazzjonijiet ta’ għada, meta huma jiġu biex jagħmlu l-għażliet tagħhom.

Il-ġenerazzjonijiet futuri m’għandhomx vuċi fil-preżent. M’għandhomx is-saħħa li jisfidawna meta illum nieħdu deċiżjonijiet li jorbtulhom idejhom. Ħafna drabi hu faċli li ma nagħtux każ tagħhom għax la għandhom vuċi, la għandhom saħħa finanzjarja u l-anqas ma għandhom vot. U fis-soċjetà tagħna, min hu bla vuċi, bla saħħa finanzjarja u iktar u iktar bla vot ftit għandu ċans li jinstema. Kultant, bil-kemm bil-kemm jingħata każ ta’ dawk li għandhom vot, aħseb u ara ta’ dawk li m’għandhomx!

Il-futur ħadd minna ma rah, imma, nistgħu nagħtuh sura bid-deċiżjonijiet li nieħdu illum.

Sfortunatament m’aħniex nagħtu futur tajjeb lill-ġenerazzjonijiet li ġejjin warajna għax qed inħarbtu kull ma jiġi għal idejna.

33% tal-art f’Malta hi mibnija, u ħafna minna inbniet f’dawn l-aħħar tletin sena. Imma nibqgħu nibnu minkejja li għandna 71,080 propjetà residenzjali li hi vojta (skond iċ-ċensiment tal-2011: 41,232 propjetà residenzjali hi vojta s-sena kollha, u 29,848 propjetà oħra tintuża kultant). Nibqgħu nibnu meta l-kwantità ta’ propjetà vojta fiha 9 darbiet daqs il-parti l-mibnija ta’ B’Kara, l-ikbar lokalità fil-gżejjer Maltin.

Kontra kull parir li ħallewlna missierietna, l-parti l-kbira tal-bini l-ġdid tul dawn l-aħħar snin ma fihx bir biex jiġbor l-ilma tax-xita. Flok fil-bir (li ma jeżistix) l-ilma jintefa fit-triqat jew fid-drenaġġ u fl-aħħar, wara li jgħerreq lit-toroq tagħna, jispiċċa l-baħar.

Mhux biss ma nieħdux ħsieb li naħżnu l-ilma tax-xita, talli dorna għall-ilma li taħżen in-natura nnifisha. Dorna għall-ilma tal-pjan, u ħarbatnieh. Użajna dan l-ilma bla limitu tant li naqas sewwa. Il-ftit li baqa’ huwa kontaminat bil-pestiċidi u kimiċi oħra mill-għelieqi tagħna.

In-natura tieħu ż-żmien biex issewwi din il-ħsara kbira. Snin kbar. X’ser inħallu lil ta’ warajna?

Ma jidhirx li hemm rieda li nieqfu mit-tħarbit. Għax issa jidher li ser nibdew kompetizzjoni tal-bini tat-torrijiet f’tas-Sliema. X’għandna bżonn dal-bini kollu meta għandna tant bini vojt?

L-ilma tax-xita ser jispiċċa l-baħar għax il-mini imħaffra taħt l-art issa lesti.

Il-ġenerazzjonijiet ta’ warajna jitolbu kont ta’ egħmilna. Għax qed nisirqulhom ir-riżorsi tagħhom. M’għandhomx vot biex jipprotestaw bih, forsi għalhekk ħadd ma jrid jismagħhom u jagħti kazhom.

kummentarju mxandar fuq l-RTK illum 21 ta’ Diċembru 2015

Taxxa fuq propjetà vojta

abandoned property Malta

 

 

Fit-Times tal-bieraħ, l-ekonomista veteran Joe Consiglio jitkellem dwar taxxa fuq propjetà vojta. Dan hu sinjal tajjeb. Anzi, huwa tajjeb ħafna li ekonomisti jiddiskutu din il-materja.

Tajjeb li jkun emfasizzat li Alternattva Demokratika hi l-uniku partit politiku f’Malta li tkellem u ħa posizzjoni favur taxxa bħal din.

Il-proposta ta’ Alternattiva Demokratika ilha li saret 23 sena u għaldaqstant saret fil-kuntest regolatorju ta’ dak iż-żmien, lejliet l-elezzjoni ġenerali tal-1992. Alternattiva Demokratika, dakinnhar kienet preokkupata bl-ispekulazzjoni li kienet qed tirriżulta bħala konsegwenza ta’ propjetà li kienet qed titħalla vojta u abbandunata għal snin twal.

Ftit wara, fl-1993, ġiet introdotta l-Capital Gains Tax li kienet tindirizza parti mill-problema u dan għax, jekk imħaddma tajjeb din it-taxxa tista’ tindirizza sewwa l-issue tal-ispekulazzjoni.

Fl-aħħar budget il-Gvern ħoloq inċentivi (tnaqqis ta’ taxxi) biex jinkoraġixxi d-dħul fis-suq ta’ propjetà li dwarha kien hemm problemi ta’ wirt. Bla dubju dawn l-inċentivi jistgħu jnaqqsu xi ftit il-problema.

F’dan il-kuntest ikun tajjeb jekk niddiskutu iktar taħt liema ċirkustanzi tkun ġustifikata li tkun introdotta taxxa fuq propjetà li titħalla vojta.

L-art f’Malta hi limitata u ma nistgħux nibqgħu nużaw iktar art għall-bini, meta għad hawn min għandu propjetà mibnija u jibqa’ ma jużahiex jew ma jħallihiex tkun użata. Il-liġijiet tal-kera, li inbidlu fl-2008, illum huma iktar raġjonevoli u propjetà tista’ faċilment tinkera għal perjodu limitat sakemm sidha jkollu bżonnha.

Għaldaqstant dawk li setgħu kienu raġunijiet fil-passat (li wieħed seta jifhem) biex propjetà titħalla vojta m’għadhomx jagħmlu sens. Propjetà li ma tintużax u titħalla vojta toħloq pressjoni bla bżonn biex tinbena iżjed art meta Malta ma tistax titlef iktar art għall-kapriċċ ta’ min iħalli l-propjetà tiegħu vojta. Il-pajjiż jonfoq flejjes kbar biex jiżviluppa l-infrastruttura u jagħti servizzi li fejn propjetà tibqa’ vojta jibqgħu ma jintużawx.

F’artiklu li ktibt fl-Independent tal-Ħadd 11 t’Ottubru kont eżaminajt iċ-ċifri ta’ propjetà vojta li jirriżultaw minn l-aħħar ċensiment, dak tal-2011.

F’Malta għandna 71,080 propjeta vojta. Minn dawn 29,848 jintużaw kulltant – probabbilment il-parti l-kbira minnhom huma villeġġatura jew ta’ sidien mhux Maltin li jkunu Malta perjodikament. Il-bqija huma vojta. Uħud vojta għal ftit żmien u oħrajn vojta fit-tul.

Jekk tħalli barra l-propjetà użata bħala villeġġatura, l-ammont ta’ propjetà vojta s-sena kolla xorta jibqa’ enormi: 41,232.

Dan tajjeb?

L-introduzzjoni ta’ taxxa fuq propjetà vojta bla dubju tħajjar ħafna mis-sidien biex jevitaw il-ħlas tat-taxxa u jsibu użu għal din il-propjetà u b’hekk tonqos il-ħtieġa li tinbena iktar art. Tajjeb li nkomplu d-diskussjoni.

Tackling vacant property

Valletta houses

 

Malta Developers Association president Sandro Chetcuti took a good step forward this week when he said that the government should address the issue of abandoned property. It is a small step, but certainly a step forward.

Alternattiva Demokratika – the Green Party – would prefer it if all vacant property is considered, and not just abandoned property. This would help reduce pressure on undeveloped land and, given that less than 70 per cent of existing dwellings are fully utilised, there is room for much improvement in this respect.

Let me start by spelling out the facts, as resulting from the 2011 Census, published in 2014.

In 2011, Malta and Gozo had 223,850 dwellings of which 68.2 per cent were occupied, 13.3 per cent were in use occasionally (seasonally or for a secondary use) and 18.4 per cent were completely vacant.

Table 1 clearly shows that Gozo has a concentration of seasonal accommodation, whilst the actual extent of the problem of vacant dwellings is 18.4 per cent of the housing stock. Another interesting fact shown in Table 1 is that less than 50 per cent of housing stock in Gozo is occupied all year round.

 

Table 1 : Properties in Malta: data extracted from Table 85 of the Census 2011 report

  Malta % Gozo % Total %
Occupied 141140 71.0 11630 46.4 152770 68.2
Occasional use 22404 11.3 7444 29.7 29848 13.3
Vacant 35236 17.7 5996 23.6 41232 18.4
  198780 100 25070 100 223850 100%

 

Additional data of interest made available by the 2011 census is that in Table 2 relative to the state of the unoccupied property, this being the total of the property which is either in occasional use or else completely vacant.

 

Table 2 :  State of unoccupied property: data extracted from Table 140 of the Census 2011 report

  Malta % Gozo % total %
Shell 5374 9.32 1563 11.63 6937 9.76
Dilapidated 1495 2.59 341 2.54 1836 2.58
Serious repairs 4312 7.48 841 6.26 5153 7.25
Moderate repairs 8098 14.05 1126 8.38 9224 12.98
Minor repairs 10475 18.17 1922 14.30 12397 17.44
Good condition 27886 48.39 7647 56.89 35533 49.99
  57640 100.00 13440 100.00 71080 100.00

 

A total of almost 7,000 dwelling units in shell form is substantial, even though most probably the great majority of these properties would be in shell form only for a short period of time. It would be a good step forward if Mepa were to establish a time frame within which properties under construction are to be completed.

In a number of cases, a validity period of five years is too long for a development permit. Permissible completion dates should vary and a system of fines would ensure that our towns and villages are not permanent building sites and would be most welcome by our local councils. This would reduce the presence of dust resulting from building construction material and would be of considerable help in reducing the contribution of building sites to air quality.

This leaves the properties requiring repairs totalling slightly fewer than 29,000. The abandoned properties referred to by Sandro Chetcuti would most probably be those in a state of dilapidation or requiring serious/extensive repairs totalling 7,000.

This is the essential information on the basis of which authorities need to take a decision. It is known that most of these cases are the result of either inheritance disputes or ownership by a multitude of owners whose share has an insignificant value. Fiscal incentives to encourage the consolidation of ownership rights where such properties are concerned are most probably the best way forward. This would address the problem of a number of such properties owned by a large number of co-owners who do not consider it worth the effort to do anything, as they would end up exposing themselves to substantial expenses without any practical benefits.

Reasonable action has to be taken to ensure that properties are not vacant as a result of administrative failures. Subsequently, we can consider the circumstances under which owners of vacant properties who leave such properties vacant for a long period of time should share the financial burden which the state has to shoulder to regulate and service new development. This financial burden is paid for through our taxes and it is only fair that these taxes should be shouldered by the owners of vacant properties.

published in The Malta Independent on Sunday : 11 October 2015

Addressing the environmental deficit

Environment

 

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 generation.

Governments are worried by economic deficits yet few seem to be worried by the accumulated -and accumulating – environmental deficit. We are using the earth’s resources as if tomorrow will never come.

The Living Planet report published regularly by the World Wildlife Fund, demonstrates how the demands made by humanity globally exceed the planet’s biocapacity. In fact,  each year we consume 50% more than what  is produced by the planet.

The ecological footprint, that is the impact which each country has on the earth’s resources, varies geographically. On a global level, the average ecological footprint of a human being is 1.7 hectares. Malta’s ecological footprint has been calculated at around 3.9 hectares per person, more than double the global average. This adds up to an impact of around 50 times the area of the Maltese Islands.

Put simply, this means that in order to satisfy the needs of  each and every person in Malta  we are, in fact, utilising land in other countries.  In fact we import most of our requirements from other countries, thereby using their natural resources. We use  their air, their land, their water and their natural resources.

The politics of sustainable development seeks to view  and address these impacts holistically. It also considers today’s impacts  in the light of tomorrow’s needs and seeks to ingrain a sense of responsibility in decision-making. It does this by addressing the root causes of the environmental deficit.

Sustainable development policy understands that Maltese roads are bursting at the seams. We have reached a situation where improving the road network will improve neither connectivity nor the quality of the air we breath.  Malta’s small size should have made it easy ages ago to have excellent connectivity through public transport, with better air quality as a bonus. But it was ignored.

A sustainable water policy in Malta would have dictated better utilisation of rainwater. Instead, we spend millions of euros- including a chunk of EU funds- to ensure that instead of collecting rainwater we channel it straight into the Mediterranean Sea, only to harvest seawater  immediately through our reverse osmosis  plants. To make matters worse, we treat wastewater before dumping it into the sea when, with some extra thought (and expense) it would have been put to much better use.

Sustainable development embedded in our land use policy would lead to a substantial reduction in the land available for development and certainly to a strict ODZ protection protocol. Instead, we are faced with a situation resulting in a high number of vacant properties coupled with a nonchalant attitude to developing more agricultural land, as if we had a lot to spare!

The environmental deficit which has been accumulating over the years places us in a very precarious position as we cannot keep living on ecological credit for long.   Excessive ecological credit will inevitably lead to ecological bankruptcy from which neither the EU nor the International Monetary Fund will be able to bail us out.  The only solution is taking our environmental responsibilities seriously, before it is too late.

published in the Malta Independent on Sunday, 7 June 2015

Business Sense and Environmental Nonsense

earth_screwed_1

 

They call it business sense.  They do not realise that at times it is also environmental nonsense.

On MEPA’s website there is a link named Businessense. More efficiency. Less bureaucracy.

 

Among the measures which are being labelled as being ones which make business sense the reduction of development permit fees tops the list.

Now there are instances where it makes sense to reduce and at times even eliminate completely the payment of development permit fees. Among the examples which come to mind are restoration works in Urban Conservation Areas and Scheduled properties.

The reason for such reduction/elimination of fees is the need to encourage business to ensure that properties worth preserving are in fact restored and utilised. It is a way to channel investment in the preservation of our heritage by ensuring that our past has a future.

 

A blanket reduction of development permit fees is however environmental nonsense. The aim of development permit fees is not just to recover the costs incurred in the processing of planning applications. Development permit fees also serve another purpose: to encourage or discourage building activity.

In the present circumstances, that is with over 72,000 vacant properties (including those used partially for seasonal accommodation) there is no need to encourage building activity.

The reduction of development permit fees by MEPA thus makes neither business nor environmental sense. It is rather classified as utter nonsense.