Business friendly: il-flus qabel in-nies!

Art pubblika qed tittieħed minn stabilimenti tal-ikel u x-xorb biex tkun estiża l-attività kummerċjali tagħhom fit-triq u dan bil-konsegwenza ta’ diversi problemi għar-residenti u l-komunitajiet tagħna madwar Malta.

L-aħħar każ fl-aħbarijiet hu dak ta’ Triq il-Kbira San Ġiljan li seħħ wara li l-Awtorità tal-Ippjanar ħarġet permess biex f’żona li sal-lum kienet riżervata għall-parkeġġ jibdew jitqegħdu l-imwejjed u s-siġġijiet. Sid l-istabbiliment aġixxa hekk kif irċieva l-permess tal-ippjanar mingħajr ma qagħad jistenna għal deċiżjoni mingħand l-Awtorità tal-Artijiet dwar jekk jistax ikun aċċettabbli li art pubblika tintuża bil-mod propost.

Il-qarrejja probabbilment jiftakru li xi żmien ilu l-Awtorità tal-Artijiet kienet irrifjutat applikazzjoni simili fix-Xatt il-Gżira. F’dak il-każ partikolari appell ta’ lukanda minn deċiżjoni tal-Awtorità tal-Artijiet biex flok spazji għall-parkeġġ tal-karozzi fi triq ewlenija jitqiegħed platform u fuqu imwejjed u siġġiet kien irrifjutat. It-talba biex jitqegħdu l-imwejjed u s-siġġijiet kienet irrifjutata minħabba li kienu ser jonqsu żewġ spazji għal parkeġġ kif ukoll minħabba tħassib dwar sigurtà tan-nies.

Minkejja din id-deċiżjoni li ttieħdet iżjed minn sena ilu mit-Tribunal Amministrattiv jidher li l-Awtorità tal-Ippjanar għadha marbuta mal-interessi tan-negożji.

Ikun floku li niftakru li d-dokument bil-politika tal-ippjanar dwar it-tqegħid ta’ imwejjed u siġġijiet fi spazji pubbliċi kien imfassal minn kumitat inter-MinisterjalI li speċifikament kien eskluda l-parteċipazzjoni ta’ rappreżentanti tal-lokalitajiet tagħna. L-interessi tal-lokalitajiet, kemm dawk tar-residenti kif ukoll dawk tal-Kunsilli Lokali kienu kompletament injorati. Iktar minn hekk, meta l-materja kienet ikkunsidrata mill-Kabinett, mid-dehra l-Ministru tal-Kunsilli Lokali Owen Bonnici kien rieqed għax kieku bla ebda dubju kien jiġbed l-attenzjoni ta’ sħabu li l-Liġi dwar il-Kunsilli Lokali, fl-artiklu 33 tistabilixxi li hi funzjoni ta’ kull Kunsilli Lokali li “ jagħti pariri lil u, li jkun ikkonsultat minn kull awtorità li tieħu xi deċiżjonijiet li direttament jew indirettament jolqtu l-Kunsilli u lir-residenti li jkunu responsabbli għalihom.”

F’kull parti tal-pajjiż, il-Kunsilli Lokali huma rrabjati dwar kif dawn ir-regoli speċifiċi tal-ippjanar ġew imfassla, approvati u implimentati b’mod li jpoġġu n-negożju u l-flus qabel in-nies.

F’dan il-każ speċifiku ta’ San Ġiljan l-ispażju pubbliku li hu propost li jittieħed hu presentment utilizzat għall-parkeġġ.

Ipprova imxi fuq il-bankina fix-xatt bejn il-Gżira u tas-Sliema u ibqa’ għaddej max-Xatt ta’ Tigne. Tkun mixja diffiċli minħabba li n-negozji għamlu l-bankina tagħhom (bil-barka tal-awtoritajiet) u dak li hu tal-pubbliku ikkapparrawh: mhux biss il-bankina imma ukoll kważi kull spazju għall-parkeġġ.

Li tipprova timxi fuq il-ftit spazju li ħallew hi diffiċli ħafna għal kulħadd imma l-iktar għar-residenti li joqgħodu fl-appartamenti fis-sulari ta’ fuq dawn in-negozji. Jiffaċċjaw kull xorta ta’ diffikulta mill-ħruġ tal-iskart, li bilkemm ħallewlhom fejn dan jitpoġġa kif ukoll anke diffikulta biex idaħħlu fi djarhom għamara ta’ kull xorta. Dan hu r-riżultat tal-politika tal-Gvern tal-lum li tpoġġi l-interessi tan-negożju qabel l-interessi tan-nies: politika business-friendly. Infrastruttura sigura u aċċessibli għan-nies hi kontinwament mogħtija l-ġenb kemm mill-Gvern kif ukoll mill-awtoritajiet pubbliċi.

Jiena dejjem kont tal-fehma li l-Ippjanar għall-użu tal-art hu għan-nies. Sfortunatment dan ġie ttrasformat f’magna li tiffaċilita l-qliegħ tal-flus.

Għamel sew Albert Buttigieg, is-Sindku ta’ San Ġiljan, li sabbat saqajh u rreżista l-aħħar attentat tan-negozju biex bl-għajnuna tal-Awtorità tal-Ippjanar jibqa’ jħarbat il-ħajja tan-nies. Kien ukoll f’waqtu l-intervent tal-President tal-Assoċjazzjoni tal-Kunsilli Lokali Mario Fava waqt il-konferenza stampa li fiha dan l-abbuż inġieb għall-attenzjoni tal-istampa fejn saret enfasi ukoll li dawn ir-regoli li jippermettu dawn l-abbużi jitwarrbu illum qabel għada.

Ilna ngħidu li wasal iż-żmien li l-Awtorità tal-Ippjanar teħtieġ li tiġi f’sensiha.

Kull żvilupp konness mal-ispazji pubbliċi fil-lokalitajiet tagħna għandu jsir biss kemm-il darba jkun hemm il-kunsens tal-Kunsilli Lokali tagħna. L-art pubblika għandha isservi l-ħtiġijiet tan-nies qabel dawk tan-negozji.

 

Ippubblikat fuq Illum : il-Ħadd 22 ta’ Diċembru 2019

Public Land: private profits

The taking up of public land by catering establishments to extend their commercial activity beyond the limits of their property has been creating problems for residential communities all over the island.

The latest case, in Main Street St Julian’s, has developed after the Planning Authority issued a planning permit for the placing of chairs and tables in an area so far reserved for parking. The owner of the catering outlet acted on the approved planning permit without waiting for a decision from the Lands Authority as to whether it is permissible to use public land in the manner proposed.

Readers may remember that, some time back, the Lands Authority refused a similar application on The Strand in Gzira. In that specific case, a hotel had – on appeal from a Lands Authority decision – been refused permission to place chairs and tables on a platform to be constructed in lieu of parking spaces along a main road. The request for placing tables and chairs had been rejected as it was then proposed to take up two parking spaces and, in addition, due to safety concerns.

Notwithstanding this decision, taken more than 12 months ago by the Administrative Tribunal, it seems that the Planning Authority is still chained to business interests.

It is pertinent to point out that the planning policy document on outside catering areas in public spaces was drafted by an inter-Ministerial committee which specifically excluded representatives from out local communities. The interests of our local communities – residents as well as local councils – were completely ignored. Moreover, it is most probable that, when the matter was being considered by Cabinet, the Minister for Local Councils, Owen Bonnici, was fast asleep as otherwise he would undoubtedly have drawn to the attention of his colleagues that article 33 of the Local Councils Act deems it a function of local councils “to advise and, where applicable, be consulted by, any authority empowered to take any decisions directly or indirectly affecting the Council and the residents it is responsible for”.

All over the country, Local Councils are up in arms against the manner in which this specific planning policy was drafted, approved and is being implemented because instead of being people-friendly it is simply business-friendly.

It this specific case at St Julian’s the issue is with parking spaces. Try walking along the pavement in The Strand from Gżira to Sliema and then onto Tignè seafront. It would be a very difficult walk because business has taken over and transformed a public asset into a private asset. Navigating through the small amount of unoccupied space left available is a nightmare for pedestrians and it is even worse for residents living in residential units above ground floors that are occupied by catering establishments.

This is the result of a policy that puts business interests before the interests of residents: accessible and safe infrastructure for people do not feature in the policies of either the Government or the public authorities.

I have always been of the opinion that Planning is for People. Unfortunately it has been transformed into an easy money-making machine.

Albert Buttigieg, the Mayor of St Julian’s, was quite right in putting his foot down. It was likewise appropriate for Mario Fava, the President of the Local Councils Association, to participate in the press conference which drew attention of the press to this abusive action and to the need to scrap the offending policy forthwith.

It is about time that the Planning Authority is brought to its senses. Public open spaces in our localities should not be touched without the consent of local authorities: public land is for public use not for private profits.

published in The Malta Independent on Sunday : 22 December 2019

Kaxxa tal-ittri

Uħud mill-awtoritajiet li jikkonċernaw l-industrija tal-bini draw jiffunzjonaw qieshom kaxxa tal-ittri, letter-box: jirċievu ittri u dokumenti mingħajr (ġeneralment) ma jieħdu passi dwarhom. Tant huma passivi li rrendew lilhom infushom ineffettivi.

Disa’ xhur ilu, propju minħabba dan il-fatt, il-Gvern ippubblika dokument konsultattiv bl-intenzjoni speċifka li jikkonsolida f’awtorità waħda r-Regolatur dwar il-bini u l-kostruzzjoni, l-entitajiet regolatorji eżistenti u ċioè l-l-BICC (Kumitat Konsultattiv dwar l-Industrija tal-Bini), l-BRO (l-Uffiċċju dwar ir-Regolamentazzjoni tal-Bini), the BRB (l-Bord li Jirregola l-Bini) u l-Bord tal-Bennejja. Proposta li bla dubju ilha tinħass li hi neċessarja!

Il-frammentazzjoni kurrenti tal-funzjonijiet regolatorji fuq l-industrija tal-kostruzzjoni wasslet biex dawn saru ineffettivi. Bħala riżultat ta’ dan, l-ilmenti kontinwi tar-residenti dwar kif l-industrija tal-kostruzzjoni qed tħarbtilhom ħajjithom ġew ġeneralment injorati. Bosta drabi huma l-awtoritajiet infushom li ma jagħtux kaz tal-ilmenti li huma rifless ta’ ambjent urban ikkontaminat u li qiegħed jirriżulta mill-iżvilupp intensiv fiz-zoni residenzjali.

Il-kollass ta’ tlett binjiet, tnejn minnhom din il-ġimgħa stess, in konnessjoni ma skavar fuq siti ta’ kostruzzjoni bla dubju jnissel tħassib kbir. Imma ħadd ma għandu jkun sorpriż li ġraw. Fortunatament din id-darba ma miet ħadd!

Mhux l-ewwel darba li ġraw dawn l-inċidenti: drabi oħra mietu ukoll in-nies! Li dawn l-inċidenti ma jiġrux iktar spiss hu riżultat ta’ professjonisti dedikati li jagħmlu ħilithom biex jegħlbu l-problemi li jiffaċċjaw kontinwament. Ċertament li f’dan ma għandhom l-ebda mertu l-awtoritajiet li huma passivi għall-aħħar.

Is-sospensjoni temporanja da parti tal-Gvern ta’ kull xogħol ta’ twaqqiegħ ta’ bini jew skavar, apparti milli hi applikazzjoni abbużiva tal-liġi hi ukoll riżultat ta’ reazzjoni ta’ paniku li tipprova fatt wieħed bażiku: l-awtoritajiet regolatorji tal-industrija tal-bini m’għandhomx ir-riżorsi biex iwettqu r-responsabbiltajiet tagħhom u li minnhom ilhom is-snin li abdikaw.

Dwar kull waħda mit-tlett binjiet li waqgħu matul dawn il-ġimgħat hu fatt magħruf li r-residenti kienu ilhom jilmentaw żmien: l-ebda awtorità ma eżaminat l-ilmenti tagħhom u aġixxiet fuqhom, la direttament u l-anqas billi rreferiethom b’mod urgenti f’fora oħra addattati.

Il-Gvern issa hu ppreokkupat. Kien ikun ħafna aħjar kieku din il-preokkupazzjoni wrieha iktar kmieni billi pprovda r-riżorsi lill-Uffiċċju għar-Regolamentazzjoni tal-Bini (BRO) mhux biss biex ikun jista’ jaqdi l-inkarigu tiegħu, imma ukoll billi jassigura li l-awtoritajiet kollha jieħdu interess u jinvestigaw l-ilmenti li jirċievu mingħajr dewmien.

Disa’ xhur ilu, il-konsultazzjoni pubblika li saret kellha l-iskop li jkun assigurat li “l-inċidenti” tal-ġimgħat li għaddew ikunu evitati kemm jista’ jkun billi jkunu kkonsolidati u msaħħa l-istituzzjonijiet dgħajfa li għandna illum.

Dawn huma l-inċidenti li nafu bihom. Kemm kien ikollna iktar inċidenti li kieku dawn ma ġewx evitati b’intervent f’waqtu minn numru ta’ professjonisti ddedikati?

Ir-regolamenti ta’ emerġenza li l-Gvern ħabbar li ser jippubblika fil-ġranet li ġejjin jistgħu joffru rimedju għal żmien qasir. Li neħtieġu huma soluzzjonijiet fit-tul: riżorsi adegwati ffukati fuq il-ħtieġa li l-industrija tal-kostruzzjoni tkun issorveljata b’mod kontinwu. Din hi l-unika triq li biha nistgħu naslu ħalli dawk li ma għandhom l-ebda rispett lejn il-komunità residenzjali fiz-zoni urbani tagħna jinġiebu f’sensihom.

 

Ippubblikat fuq Illum: il-Ħadd 16 ta’ Ġunju 2019

Letter-box authorities

A number of authorities involved with the construction industry have become accustomed to functioning as a letter-box: receiving letters and documents without (generally) taking any action. They are too passive to the extent that they have rendered themselves ineffective.

Nine months ago, in recognition of this basic fact, the government published a consultation document with the specific intent of consolidating into one authority – a Building and Construction Regulator – the existing regulatory entities, namely the BICC (Building Industry Consultative Council), the BRO (Building Regulation Office), the BRB (Building Regulation Board) and the Masons Board. This proposal is certainly overdue!

The current fragmentation of the regulatory functions over the building industry have led to their being ineffective. The end result is that the continuous complaints of residents regarding the damaging intrusion of the building industry in their daily lives are generally ignored. Often it is the authorities themselves that turn a blind eye towards these complaints – which are a reflection of a contaminated urban environment that is proliferating as a result of the intensive developments carried out in residential areas.

The collapse of three buildings, two of which in the first half of this very week, linked with excavation activity on building sites, is a cause of great concern. No-one should be surprised that these accidents actually did happen. We are indeed very lucky that no lives were lost this time!

It is not the first time that this type of accident has happened: on other occasions they even resulted in deaths. The fact that these accidents do not occur more frequently is due to the dedicated professionals in the building industry who do their best to work properly – at times and against all odds. It is certainly not the result of the authorities who, more often than not, are as passive as can be.

The temporary suspension by the government of all demolition and excavation work, is – apart from being an abusive application of the law – the result of a panic reaction and proves one basic fact: the building industry regulatory authorities do not have the resources to carry out their responsibilities, from which they have abdicated over the years.

In respect of each of the three buildings that have collapsed in recent weeks, it is common knowledge that the residents had been complaining for quite some time and no authority took up their complaints to have them acted upon, either directly or by being  urgently referred to more competent fora.

The government is now preoccupied. It would have been much better had this preoccupation was manifested previously – not only by ensuring adequate resourcing of the Building Regulation Office (BRO) to enable it to carry out its duties and responsibilities, but also by ensuring that all the authorities take an interest in, and investigate without delay, the complaints received.

Nine months ago, a public consultation was launched specifically to ensure that the “accidents” of the past weeks are avoided as much as possible through a consolidation of the existing weak institutions.

These are the accidents we know of. How many more accidents would have occurred, had they not been prevented as a result of the timely intervention of dedicated professionals?

The emergency regulations to be published by government in the coming days can temporarily patch up the current mess. What is required is a long-term vision: sufficient resources focused on the continuous and adequate monitoring of the construction industry. This is the only way to ensure that those who have no respect for the residential community in our urban areas are brought to their senses.

published in The Independent on Sunday : 16 June 2019

L-Ippjanar rasu l-isfel

Nhar l-Erbgħa, l-Kumitat Parlamentari dwar l-Ambjent u l-Ippjanar beda d-diskussjoni dwar jekk għandux ikun hemm tibdil fil-politika dwar il-pompi tal-petrol (u d-disil) (Fuel Service Stations Policy) tal-Awtorità tal-Ippjanar. Bla dubju kien xprunat mid-deċiżjonijiet riċenti tal-istess awtorità dwar pompi tal-petrol f’f’Burmarrad, Marsaskala u l-Magħtab. Hemm applikazzjonijiet pendenti għal pompi ġodda f’Ħ’Attard, l-Imqabba u l-Iklin fil-waqt li hemm madwar 60 pompa oħra qed jistennew il-permessi mill-Awtorità tal-Ippjanar biex itejbu l-faċilitajiet inkluż protezzjoni ambjentali u dan minn total eżistenti ta’ 85 pompa.

Il-kummenti validi kienu bosta. Ikkonċentraw l-iktar fuq il-ħtieġa li l-pompi tal-petrol fiż-żona urbana jingħalqu u li dawn jiċċaqalqu xi mkien ieħor. Ftit iżda kien hemm ħeġġa biex tkun diskussa l-qalba tal-materja: xi bżonn għandna tal-pompi tal-petrol?

Madwar ħames xhur ilu, il-Prim Ministru, wara li għal darba oħra ħares ħarsa sewwa lejn il-Manifest Elettorali ta’ Alternattiva Demokratika tal-2017, ħabbar, li l-Gvern immexxi minnu kien ser jagħti bidu għal process ta’ konsultazzjoni pubblika. Dan biex jistabilixxi data minn meta karozzi li jaħdmu bil-petrol u d-disil ma jkunux jistgħu jinbiegħu iktar biex minflok ikollna karozzi li jaħdmu bl-elettriku. Ma smajna xejn iktar dwar dan ħlief artiklu miktub mill-Ministru tat-Trasport Ian Borg entużjażmat li fis-snin li ġejjin ser nimxu fuq il-passi ta’ pajjiżi Ewropej oħra.

Il-Prim Ministru, bir-raġun kollu emfasizza li din il-bidla fil-politika tal-Gvern kienet meħtieġa minħabba li l-emmissjonijiet tal-karozzi kienu l-ikbar sors ta’ tniġġiż tal-arja fil-pajjiż. Għalfejn dan id-dewmien kollu biex ikunu stabiliti u mħabbra d-dettalji ta’ din id-deċiżjoni tajba? Uħud mill-pajjiżi Ewropej ilhom żmien li għamlu dan. In-Norveġja u l-Olanda stabilew is-sena 2025, il-Ġermanja qed tikkonsidra s-sena 2030, fil-waqt li Franza u r-Renju Unit huma mħajra għas-sena 2040 biex iwaqqfu l-bejgħ ta’ karozzi li jaħdmu bil-petrol u d-disil.

Id-diskussjoni dwar il-politika li tikkonċerna l-pompi tal-petrol/disil għandha issir f’kuntest wiesgħa tal-politika tat-trasport inkluż l-elettrifikazzjoni tal-mezzi privati tat-trasport.

Il-punt ewlieni tad-diskussjoni huwa li bħala riżultat tal-elettrifikazzjoni n-numru ta’ pompi tal-petrol/disel meħtieġa mhux ser jiżdied imma ser jonqos fuq medda ta’ snin u dan sakemm jasal għal xejn jew kważi xejn. Allura għalfejn nibnu u ninkoraġixxu l-bini ta’ iktar pompi tal-petrol/disil? Ikun ferm iktar għaqli kieku l-investiment nindirizzawh lejn is-soluzzjoni tal-problemi, mhux lejn it-tkattir tagħhom!

Il-pompi tal-petrol eżistenti fiż-żoni urbani qed jintużaw bħala skuża biex jippruvaw jiġġustifikaw it-tħarbit ta’ 3000 metru kwadru ta’ art. Fil-fatt dan hu l-iskop ewlieni tal-politika dwar il-pompi tal-fjuwil approvata fl-2015.

Ma jkunx aħjar li flok ma jingħalqu l-pompi tal-petrol fl-abitat ikunu konvertiti f’lok fejn tiċċarġja l-batteriji tal-karozzi? Dawn il-pompi qegħdin fil-parti l-kbira tagħhom f’żoni ċentrali u huma ġeneralment ta’ qies żgħir. Kull pompa tal-petrol urbana li tkun salvata u konvertita biex fiha niċċarġjaw il-batteriji tfisser ukoll li nkunu salvajna 3000 metru kwadru ta’ art minn spekulazzjoni. Fl-istess ħin inkunu qed nippovdu servizz li ser ikun essenzjali eżatt fejn hu meħtieġ.

Dan ikun użu tajjeb għall-investiment, aħjar milli jintuża f’bini ta’ pompi ġodda barra miż-żona ta’ l-iżvilupp. Jekk dan isir inkunu qed nittrasformaw problema eżistenti f’diversi lokalitajiet f’soluzzjoni addattata għall-bini tal-infrastruttura meħtieġa għall-eletrifikazzjoni tat-trasport privat f’Malta.

Dan ovvjament ifisser li nkunu qed naqilbu ta’ taħt fuq il-politika dwar il-pompi tal-fjuwil. Flok ma nużaw il-pompi urbani bħala skuża biex tkun ġustifikata l-ispekulazzjoni tal-art inkunu qed nagħtu spinta tajba lill-ħarsien ambjentali.

Hu eżattament dan li għandna bżonn f’dan il-mument: naqilbu l-ippjanar rasu l-isfel.

 

Ippubblikat fuq Illum : Il-Ħadd 4 ta’ Frar 2018

 

Turning the Fuel Service Stations Policy on its head

Last Wednesday, the Parliamentary Environment and Land Use Planning Committee discussed the possible revision of the Fuel Service Stations Policy. The three development permits issued in the past weeks by the Planning Authority for fuel service stations at Burmarrad, Marsaskala and Magħtab without doubt was the spark that motivated the discussion. Among the pending applications, Attard, Mqabba and Iklin are queuing for new service stations, while over 60 more, from a current total of 85 stations are awaiting the Planning Authority go-ahead for upgrading.

A number of valid observations were made. Most of the discussion dealt with the need to relocate service stations currently within urban areas but there was, however, a reluctance to address head-on the real issue: do we need fuel service stations?

Almost five months ago, the Prime Minister – taking a leaf from Alternattiva Demokratika’s 2017 election manifesto – announced that his government will be launching a public consultation to establish a cut-off date for the sale of diesel and petrol cars in Malta and the use of only electricity-driven vehicles instead. We have not heard much more about this proposal, apart for an article by Transport Minister Ian Borg who wrote about following in the footsteps of other European countries in “phasing out new petrol and diesel vehicles in the next few decades”.

The Prime Minister has rightly emphasised that this change in policy is required in view of the fact that vehicle emissions are the largest source of pollution in Malta, but why wait so long to put flesh on the bare bones of the declared policy? Other European countries have already determined their cut-off date. Norway and the Netherlands are considering the year 2025, Germany is considering 2030, while France and the United Kingdom are opting for the year 2040 by which to halt the sale of diesel and petrol vehicles.

Revisiting the Fuel Service Stations Policy should not be discussed in a vacuum. It has to be placed in the context of related transport policies and in particular the fact (hopefully) that Malta should now be going electric.

The main issue clearly is that, as a result of going electric, the number of fuel service stations required will at some point in the future – hopefully the not so very distant future – will be next to nil. So why build more of them? Why encourage investment in something that is not needed? It would be much better to channel investment into resolving problems instead of adding to them.

The relocation of urban area fuel service stations – the main thrust of the Fuel Service Stations Policy approved in 2015 – is being used to justify the uptake of 3,000 square metres of land. But instead of relocating the existing service stations in urban areas, would it not be much better if these were converted into charging stations? These service stations are centrally located and mostly of a relatively small size. Every conversion one into a charging station would potentially save 3000 square metres of land in the middle of nowhere and simultaneously provide the service of electrically charging vehicles right where that service is required: in our urban areas.

It is towards the conversion of these fuel stations that investment should be channelled. They can be transformed from being a problem in our residential communities to being an integral and focal part of the strategy to develop a suitable, reliable and – above all – sustainable infrastructure so necessary for the electrification of private transport.

This would obviously turn the Fuel Service Stations policy upside down. Instead of using urban service stations as an excuse to trigger more land speculation, it is about time to inject some environmental considerations right where they are most needed.

This is what we need right now: the turning of the Fuel Service Stations Policy on its head.

 

published on the Malta Independent on Sunday : 4 February 2018