Marsa: a planning mess

turkish-cemetry-marsa-malta2

The Chamber of Architects has taken the Planning Authority to task on the piecemeal local plan reviews that it has been churning out, one at a time. The latest tirade was with reference to a partial review of The Grand Harbour Local Plan (originally published in 2002) specifically with respect to a Marsa Park Site.

We have just concluded a public discussion on a Masterplan for Paceville, which was shredded by public opinion and sent back to the drawing board.

Earlier, we had the Planning Authority itself contesting whether Local Councils, NGOs and the Environment and Resources Authority  had a right to contest the decision to permit high-rises in Townsquare Sliema and in Imrieħel.

To make matters worse, instead of consolidating the environmental regulatory functions of the state, this government has opted to deliberately fragment them, thereby ensuring their reduced effectiveness by design.  In a small country such as Malta, it pays to have one consolidated authority  directed by environment professionals through whom land use planning responsibilities should be accountable.

Land use planning needs to be more focused but holistic in nature. The Chamber of Architects aptly makes the point that focusing the efforts of the partial review of the Grand Harbour Local Plan specifically on “a Marsa Business Park” without considering this within the context  of a much needed regeneration of Marsa would be a futile exercise. The decay of Marsa as an urban centre needs to be addressed at the earliest opportunity and this will not be done through piecemeal local plan reviews but through comprehensive planning “which ought to include community needs, road transport re-alignment, environment improvement and flooding mitigation measures”.

These are the basic issues which should be addressed by a local plan review concerning Marsa. Tackling major infrastructural and social problems facing the Marsa community should take precedence over any proposal for the redevelopment of the Marsa Park site. It is the whole of Marsa that should be addressed and not just one tiny corner.

The partial local plan review is ignoring the local community, just like its cousin the Paceville Masterplan did some months ago. Many years ago we learned that “planning is for people”. This seems to be no longer the case as, according to the Planning Authority, planning is apparently for business hubs, high-rises and, obviously, for developers. They seem to be very well connected, thereby ensuring that they occupy the first items of this government’s land use planning agenda.

Marsa has been forgotten over the years. With the closure of the Marsa power station now is the appropriate time to consider the various accumulated impacts on the Marsa community in order that an integrated approach to addressing them is identified. Planning is for people. That means that the Marsa community should be actively involved when these plans are being formulated, including at the drawing board stage. Land use planners should stimulate the Marsa community to speak up and involve itself in drawing up a blue print for its future.

The regeneration of Marsa is an urgent matter which should not be left unattended.

published in The Malta Independent on Sunday : 15 January 2017

Advertisements

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.

Id-dokument tal-MEPA dwar il-bini għoli: bla ma sar SEA

tall buildings

Id-dokument li ippubblikat il-MEPA riċentment dwar il-kostruzzjoni ta’ bini għoli kellu jkun soġġett għal stima ambjentali strategika, dak li normalment nirreferu għalih bħala Strategic Environment Assessment (SEA). Dan huwa studju, li l-Unjoni Ewropeja tobbliga li jsir dwar il-pjanijiet (plans) li jifformula Gvern u dan biex ikunu identifikati b’mod ġenerali l-impatti ambjentali u b’hekk dawn l-impatti ikunu jistgħu jkunu indirizzati minn qabel ma jinqalgħu.

Id-dokument tal-MEPA dwar il-bini għoli jidentifika l-lokalitajiet u l-parametri permissibli għall-iżvilupp ta’ bini għoli (bini ta’ iktar minn għaxar sulari) kif ukoll ta’ bini ta’ għoli medju (bini sa għoli ta’ għaxar sulari).

In-nuqqas tal-istima ambjentali strategika (SEA) joħloq dubju dwar il-validita’ tad-dokument ippubblikat mill-MEPA. Fi ftit kliem jeħtieġ li ssir din l-istima ambjentali strateġika (jiġifieri stima ambjentali dwar strateġija) u jekk jirriżulta li jkun meħtieġ għandu jkun hemm it-tibdil.

Din il-gwida dwar il-bini għoli (u bini ta’ għoli medju) li ġiet ippubblikata mill-MEPA hi immirata b’mod partikolari lejn ir-riġenerazzjoni ta’ siti b’bini dilapidat jew propjeta’ li mhiex użata biżżejjed jew b’mod adegwat u dan meta din il-propjeta qegħda barra miż-żoni storiċi, barra miż-żoni ta’ konservazzjoni urbana (UCAs) kif ukoll barra miż-żoni għal-prijorita’ residenzjali.

Sfortunatament iż-żoni identifikati huma kbar wisq. Dan hu fatt li huwa rikonoxxut mid-dokument tal-MEPA innifsu meta dan jgħid illi ser ikunu meħtieġa studji addizzjonali għall-applikazzjonijiet li eventwalment jidħlu.

Filwaqt li l-gwida tal-MEPA tidentifika l-istudji li ser ikunu meħtiega biex jiġu eżaminati l-applikazzjonijiet għall-izvilupp ta’ bini għoli jew ta’ għoli medju, l-parti l-kbira minn dawn l-istudji, inkluż kemm studji ambjentali kif ukoll il-kriterji stretti li huma meħtieġa kontra l-ħolqien ta’ dellijiet (shadowing) fuq il-propjeta’ residenzjali kellhom ikunu applikati qabel ma ittieħdu d-deċizjonijiiet dwar il-gwida tal-MEPA. Bħala riżultat in-numru ta’ lokalitajiet identifikati bħala ż-żoni magħżula kienu jkunu ferm inqas.

Id-dokument tal-MEPA kellu jkun iktar restrittiv u dan billi jillimita l-iżvilupp ta’ bini għoli jew ta’ għoli medju ghal dawk iż-żoni li jeħtieġu riġenerazzjoni. Dan kien ikun ta’ incentiv għall-industrija tal-bini biex din tassorbi u tiżviluppa mill-ġdid bini li għamel żmienu kif ukoll bini ta’ kwalita’ inferjuri li hu sitwat barra miż-Żoni ta’ Konservazzjoni Urbana (UCAs).