X’ser inħallu warajna?

Jekk irridu nirreġistraw progress, il-legat li ser inħallu warajna lill-ġenerazzjonijiet futuri jeħtieġ li jkun bosta aħjar minn dak li ħallewlna dawk li ġew qabilna. It-triq meħtieġa biex nirreġistraw dan il-progress għandha tkun il-mira tal-istrateġija dwar l-iżvilupp sostenibbli li sa nhar il-Ħamis li għadda kienet soġġetta għall-konsultazzjoni pubblika.

Roman Krznaric, fil-ktieb riċenti tiegħu The Good Ancestor jistaqsina mistoqsija diretta: “X’legat ser inħallu lill-ġenerazzjonijiet futuri? Ser ikunilhom ta’ għajnuna, jew ser ikissirhom?”  Hi mistoqsija li neħtieġu nwieġbu għaliha aħna ukoll, kuljum.

Il-politika dwar l-iżvilupp sostenibbli tfittex li tagħti tweġiba sura għal din il-mistoqsija. Jekk titmexxa sewwa, din il-poltika tista’ tagħti libsa xierqa lill-futur u dan bħala riżultat ta’ ħidma responsabbli li issir illum.  Dan isir billi nassiguraw li l-ħtiġijiet tagħna illum nissodisfawhom mingħajr ma nikkompromettu l-possibiltà li anke l-ġenerazzjonijiet futuri jkun possibli għalihom li huma ukoll ikunu f’posizzjoni li jissodifaw il-ħtiġijiet tagħhom.

Dan, fi ftit kliem, jiddependi fuq kemm aħna kapaċi nħarsu fit-tul, il-bogħod, f’dinja li kontinwament tikkostrinġina naħsbu u naġixxu f’termini ta’ mil-lum għal għada. Anzi, jgħidulna “għada min raħ?”

Il-Gvernijiet, minkejja l-ħafna paroli tagħhom, ftit li xejn jagħtu importanza lill-iżvilupp sostenibbli propju minħabba li din mhiex dwar illum, iżda iktar dwar għada u lil hinn minnu.  Hi dwar kif il-ħidma tal-lum ma tkunx ta’ preġudizzju għall-ġenerazzjonijiet futuri. Il-politiku ma jagħtix biżżejjed kaz ta’ dan għax l-interess tiegħu ħafna drabi ma jwassalx iktar minn ħames snin: jiġifieri kemm hemm żmien bejn elezzjoni u oħra.  Jeħtieġ li nippjanaw ħafna iktar fit-tul, fl-interess tal-ġenerazzjonijiet futuri.

Dan il-punt ġie sottolinejat minn Gro Harlem Brundtland li kienet fi żmien Prim Ministru soċjal-demokratiku tan-Norveġja. Dan għamlitu fir-rapport influwenti li ħejjiet fl-1987 għall-Ġnus Magħquda bit-titlu: Our Common Future. F’dan ir-rapport, fost oħrajn, hi emfasizzat li “Naġixxu b’dan il-mod għax naħsbu li nistgħu neħilsuha ħafif: il-ġenerazzjonijiet futuri ma jivvutawx; la għandhom poter politiku u l-anqas poter finanzjarju; mhumiex f’posizzjoni li jikkontestaw id-deċiżjonijiet tagħna.” (We act as we do because we can get away with it: future generations do not vote; they have no political or financial power; they cannot challenge our decisions.)

Dan kollu joħroġ ċar mill-kuntrast bejn dak li jipproponi (jew li jħalli barra) l-abbozz ta’ strateġija għall-iżvilupp sostenibbli u l-politika attwali u l-ħidma fil-prattika tal-Gvern.

Ħarsu per eżempju lejn il-politika dwar it-trasport.

L-istrateġija proposta titkellem fit-tul dwar viżjoni u oġġettivi biex jiżdied l-użu tat-trasport pubbliku. Tidentifika mira għall-2030 biex jonqos in-numru ta’ dawk li jsuqu l-karozzi b’41 fil-mija meta dan ikun imqabbel maċ-ċifri tal-1990.

Kliem dan li ħadd ma’ jista’ jemmnu, iktar u iktar meta wieħed iqabblu mal-ħidma f’direzzjoni kompletament opposta li fis-snin passati.

Il-politika tal-Gvern illum tinkoraġixxi l-użu tal-karozzi privati: hi politika li kontinwament tibgħat sinjali konfliġġenti.  Hu sew li l-istrateġija dwar l-iżvilupp sostenibbli tfittex li tkun indirizzata id-dipendenza fuq il-karozzi. F’kuntrast ma’ dan l-oġġettiv il-politika tal-Gvern permezz ta’ investiment massiċċ fl-infrastruttura tat-toroq kif ukoll permezz tas-sussidju tal-petrol/diesel qed twassal messagg kompletament differenti. Messaġġ li ma jħalli l-ebda dubju li l-użu tal-karozzi hu inkoraġġit.

Il-konġestjoni tat-traffiku fit-toroq tagħna mhiex il-kawża tal-problemi tagħna. Fil-fatt din hi l-effett tad-dipendenza tagħna fuq il-karozzi. F’dan il-kuntest hu ġustifikat li l-istrateġija timmira lejn tnaqqis sostanzjali fid-dipendenza fuq il-karozzi. Fil-fatt m’għandniex ħtieġa ta’ daqshekk karozzi biex nivvjaġġjaw daqstant distanzi qosra. Anke l-istrateġija l-oħra, dik dwar it-Trasport tfakkarna li nofs il-vjaġġi li nagħmlu bil-karozzi privati huma għal distanzi li jieħdu inqas minn ħmistax-il minuta.

Insibu iktar sinjali kunfliġġenti fl-abbozz tal-istrateġija dwar l-iżvilupp sostenibbli.

Numru ta’ miri huma spjegati b’mod ċar, bħall-klima, skart, xiri bi kritierji ambjentali, kwalità tal-arja, bijodiversità, tagħlim għall-ħajja, diġitalizzazzzjoni u l-ħtieġa ta’ għajnuna edukattiva lil studenti emigranti, fost oħrajn. Min-naħa l-oħra, per eżempju, ħlief għal xi kummenti ġenerali ftit li xejn hemm direzzjoni dwar materji li jikkonċernaw l-użu tal-art. Riżorsa għalina skarsa u f’diversi ċirkustanzi użata ħażin kontra l-interess pubbliku.

Fid-dawl tal-gimmicks politiċi kurrenti dwar l-ispazji miftuħa jistona n-nuqqas ta’ referenza għall-ħtieġa li nipproteġu l-ispazju miftuħ diġà eżistenti fiż-żoni urbani u l-irħula tagħna. Dan jinkludi ġonna privati, uħud kbar, li huma taħt assedju mill-ispekulaturi li huma daqstant u kontinwament aġevolati.

Ftit li xejn ukoll hemm referenza għall-importanza li tinħadem l-art agrikola u li din tkun difiża mill-assedju li għaddej mill-forzi spekulattivi. X’utilità hemm li tinvesti  €700 million fi spazji miftuħa meta fl-istess nifs qed jintilfu spazji miftuħa kbar kontinwament u dan riżultat tal-falliment tal-ippjanar fl-użu tal-art?

B’din ir-rata il-legat li ser inħallu lill-ġenerazzjonijiet futuri huwa wieħed negattiv ħafna.  Inħarsu sal-ponta ta’ mneħirna, mhemmx viżjoni fit-tul.  Dan mhux legat li ser jagħmel il-ġid: ser ikun ta’ ħsara kbira għall-ġenerazzjonijiet futuri. Kif qalet Brundtland: dan isir għax il-ġenerazzjonijiet futuri m’għandhomx vot!

B’dawn in-nuqqasijiet is-siwi tal-istrateġija proposta dwar l-iżvilupp sostenibbli hu wieħed limitat. Ikun iktar utli li titfassal mill-ġdid.

ippibblikat fuq Ilum: 12 ta’ Frar 2023

Being Good Ancestors

If we are to register any significant progress, our legacy to future generations should be a substantial improvement of what we ourselves have inherited from our predecessors. The roadmap to achieving this improvement should be the objective of the sustainable development strategy which was subject to public consultation until last Thursday.

Roman Krznaric, in his recent book The Good Ancestor asks a very pointed question: “Will our legacy to future generations be one that benefits them or will be it one that cripples them?” It is the question to which we must provide an answer, day in day out.

The politics of sustainable development seeks to mould such an answer. Properly managed it can shape the future as a result of acting in a responsible manner today. It does so by ensuring that our present-day needs are achieved without compromising the ability of future generations in meeting their own needs. It all boils down to how we can think (and plan) long-term in a short-term world.

Notwithstanding the rhetoric, governments do not give sufficient importance to sustainable development as this is not just about today. It is rather about how today’s activity should not prejudice tomorrow and future generations. This is not sufficiently on the radar of today’s politicians. Their interest, generally, does not span more than five years: that is until the next general election. We need to think and plan far more into the future.

This is a point underlined by former Norwegian social democrat Prime Minister Gro Harlem Brundtland in her seminal UN Report Our Common Future published in 1987. She emphasised that “We act as we do because we can get away with it: future generations do not vote; they have no political or financial power; they cannot challenge our decisions.”

This is most evident in the contrast between what the draft sustainable development strategy proposes (or omits) and the actual policy and practice of government.

Consider for example, the issue of transport policy.

The proposed sustainable development strategy speaks at length on vision and objectives relative to an increased use of public transport. It even identifies as a 2030 target the reduction of car drivers through the use of the following words: reduce the modal share of car drivers to 41% compared to 1990.

No one in his right senses can believe a single word of this statement in view of the fact that there has been a considerable effort in the past years in a completely opposite direction!

Current government policy encourages the use of private cars and continuously sends conflicting signals. The sustainable development strategy rightly seeks to address car dependency. In contrast to this objective government policy, through investing heavily in new road infrastructure and through the subsidisation of fuels sends a completely different signal: one which without a shadow of doubt encourages car dependency.

The congestion of our roads is not the cause of our problems: it is the effect of our malady which is car dependency. Hence it is right that the strategy aims to address and reduce car dependency. We do not need so many cars to travel the short distances so prevalent in this country! As our Transport Master Plan reminds us, 50 per cent of private car trips are for distances taking less than 15 minutes.

We find other conflicting signals in the draft strategy on sustainable development.

While there are a number of specific objectives spelled out in clear language (for example: climate change, waste, green purchasing, air quality, biodiversity, lifelong learning, digitalisation, migrant induction learning …….) beyond some general comments and observations, I fail to see any emphasis on land use issues. This is not right in view of the limited availability of land and its rampant misuse, contrary to the public interest.

In view of the current political gimmicks relative to open spaces one cannot but note the omission from the strategy on any reference to the urgent need to protect existing open space in our urban areas and in our villages. This includes large private gardens continuously targeted by speculative forces on the good books of this administration. 

There is also scant reference to the need to safeguard agricultural land. What is the purpose in investing €700 million in open spaces if we are losing existing ones at an exponential rate as a result of the current practise of land use planning?

At this rate the legacy to future generations is generally negative. The short-term view is completely obliterating any possible long-term view. This is not a beneficial legacy; it is rather a very crippling one. As Brundtland pointed out: this is done as future generations have no vote!

We need to go back to the drawing board and have the strategy redrafted.

published in The Malta Independent on Sunday: 12 February 2023

Spażji miftuħa : 15-il minuta l-bogħod

Li jkollna żieda konsiderevoli ta’ spazji miftuħa, kif ukoll li nassiguraw li dawn l-ispazji miftuħa jkunu aċċessibli għal kulħadd hi politika tajba. Il-fatt li bħalissa għandna nuqqas ta’ spazji miftuħa u aċċessibli huwa riżultat tal-falliment tal-ippjanar tal-użu tal-art kif ipprattikat f’Malta. Sfortunatament dan hu orientat lejn l-ispekulazzjoni flok ma hu ffukat lejn użu aħjar tal-art bħala kontributur għal titjib fil-kwalità tal-ħajja.

Il-Gvern nieda proġett biex jinvesti €700 miljun ħalli jtejjeb l-ispazji miftuħa eżistenti kif ukoll biex joħloq oħrajn inkella biex iħajjar lil min jieħu inizjattivi f’dan is-sens. Ħadd mhu ser joġġezzjona għal proġetta ta’ din ix-xorta sakemm dan ma jkunx skuża li warajha tkun ser tinħeba xi ħaġa oħra li illum mhux dikjarata.

Biex proġett ta’ din ix-xorta jirnexxi jeħtieġ li jkun parti minn viżjoni fit-tul, viżjoni li mhux biss tħares lejn titjib madwarna imma fuq kollox tkun immirata biex in-natura terġa’ tkun integrata mill-ġdid f’ħajjitna u madwarna. Iktar minn investiment finanzjarju neħtieġu bidla fl-attitudni li twassal biex nibdew inqiesu l-ispazji pubbliċi bħala parti essenzjali mill-infrastruttura meħtieġa għal titjib fil-kwalità tal-ħajja tagħna.

Filwaqt li hu oġġettiv tajjeb li noħolqu spazji pubbliċi ġodda, u li ntejbu dawk li għandna, ikun ferm aħjar kieku bħala l-ewwel pass nagħmlu ħilitna biex inħarsu l-ispazji miftuħa li diġa għandna,  nħarsuhom u ma nħalluhomx jinqerdu.  Il-ġonna privati, uħud minnhom kbar, li jiffurmaw parti integrali miż-żoni urbani u mill-qalba tal-irħula tagħna ilhom żmien jinqerdu biex flokhom jinbnew blokki ta’ flattijiet.  Dawn għandhom ikunu minn tal-ewwel  spazji muftuħa li nħarsu jekk verament nemmnu fuq l-importanza tagħhom. Dawn il-ġonna servew bħala l-pulmun tal-komunitajiet lokali tagħna għal ħafna snin. Għalkemm huma propjetà privata dawn taw kontribut kbir għall-ħarsien tal-komunitajiet tagħna. Dan kollu ma jiswiex flus. Jeħtieġ biss ftit konsistenza u rieda tajba.

Imbagħad ikun imiss l-art agrikola li qed tintilef b’rata mgħaġġla. L-art agrikola ukoll hi taħt assedju:  qed tinbela fi kwantitajiet mhux żgħar mill-bini tat-toroq, proġetti ta’ żvilupp inkella minn min irid jirriżervha għalih għad-divertiment għall-BBQ jew picnic fejn jistrieħu ftit il-bogħod minn għajn in-nies.  Dan kollu qed jeqred l-għixien tal-bdiewa u tal-familji tagħhom li għal snin kbar ħadu ħsieb ir-raba’ b’tant dedikazzjoni u ipprovdew l-ikel għall-pajjiż.  Dan ukoll ma jiswiex flus. Jeħtieġ awtoritajiet li jaħdmu sewwa, li m’għandniex!

Ix-xewqa li lkoll għandna għal iktar spazji miftuħa hi rifless tal-ħsieb iberren f’moħħna li nerġgħu nistabilixxu kuntatt sod mal-egħruq tagħna, man-natura. In-natura hi ċentrali f’ħajjitna, u iktar nies, dan qed jirrealizzawħ u japrezzawħ. Dan ifisser li permezz tal-ispazji miftuħa irridu nintroduċu n-natura mill-ġdid fil-lokalitajiet tagħna bis-serjetà, u mhux li jitqegħdu xi erbat iqsari tal-konkos, taparsi sar xi ħaġa! L-ispazji miftuħa huma għan-natura u mhux biex tiżdied id-dominazzjoni tal-konkos fil-forom differenti tiegħu fil-lokalitajiet tagħna! L-anqas m’ghandhom jintużaw għall-parking tal-karozzi!

Ġie emfasizzat li dan il-proġett ta’ investiment fl-ispazji miftuħa għandu l-iskop li jassigura li kull wieħed u waħda minna jkollu aċċess għal spazju pubbliku miftuħ li jkun mhux iktar il-bogħod minn għaxar minuti minn fejn toqgħod. Dan l-oġġettiv jorbot mal-inizjattiva li ttieħdet f’diversi bliet Ewropej imsejħa l-belt ta’ 15-il minuta (15-minute city). Belt ta’ din ix-xorta għandha jkollha dak kollu li teħtieġ, fil-parti l-kbira mhux iktar minn kwarta l-bogħod mid-dar. Għax mhux l-ispazju pubbliku miftuħ biss għandu jkun fil-viċin: imma dak kollu li neħtieġu.

Dan iwassalna biex neżaminaw it-tifsila urbanistika tagħna, meta nirrealizzaw li l-ħwienet iż-żgħar tagħna li servew lill-komunitajiet lokali għal bosta snin, qed jonqsu sewwa. Qed jispiċċaw jinbeżqu mis-suq bħala riżultat tal-bosta supermarkets u stabilimenti kummerċjali kbar li qed jinfetħu.

Din l-idea tal-belt ta’ 15-il minuta (the 15-minute city) bdiet b’inizjattiva ta’ Carlos Moreno, arkitett konsulent tas-sindku ta’ Pariġi imma issa qed tinfirex ma numru ta’ bliet Ewropej. Tfisser tibdil sostanzjali fl-ippjanar għall-użu tal-art biex ikun assigurat li f’kull Belt jew raħal dak li normalment neħtieġu nistgħu nsibuh mhux iktar minn kwarta ‘l bogħodminn fejn noqgħodu.

Carlos Moreno jitkellem dwar il-ħtiġijiet marbuta mal-għixien fi spazju urban imfassla fuq sitt punti essenzjali: żona residenzjali adegwata, xogħol fil-viċin, possibiltà ta’ xiri ta’ oġġetti jew servizzi bla diffikultà, kif ukoll aċċess għall-edukazzjoni, servizz għas-saħħa u esperjenzi kulturali fil-qrib, ilkoll aċċessibli b’mezzi sostenibbli.

Nistgħu neżaminaw u nfasslu l-istil ta’ ħajjitna fl-ibliet u l-irħula tagħna f’dawn il-parametri?

Il-ħwienet żgħar fl-ibliet u l-irħula tagħna jeħtieġu l-għajnuna għax qed jagħtu servizz essenzjali li jagħti l-ħajja lill-komunitajiet tagħna: jagħtu servizz u fl-istess ħin joħolqu x-xogħol fil-lokalità. Meta wieħed jinkoraġixxi l-ħidma tal-ħwienet iż-żgħar fil-ħidma tagħhom ikun qed jagħti kontribut għat-tnaqqis tat-traffiku fil-lokalità f’kull ħin tal-ġurnata għax ikun hemm inqas ħtieġa li wieħed jivvjaġġa. B’hekk jintlaħaq oġgettiv ieħor fil-pjanijiet tal-Gven, jiġifieri t-tnaqqis tal-karozzi mit-toroq tagħna.

L-ippjanar għall-użu tal-art għandu jiffoka fuq in-nies u l-ħtiġijiet tagħhom. Hu biss f’dan il-kuntest li l-iffinanzjar ta’ proġetti ta’ tħaddir fil-komunità jagħmel sens.

ippubblikat fuq Illum: 29 ta’ Jannar 2023

Open spaces and the 15-minute city

Having a substantially increased area of open spaces and ensuring that these spaces are accessible for all is good policy. The fact that currently we lack accessible open spaces is a failure of land use planning as practised in Malta, which is unfortunately speculation oriented instead of being focused on optimisation of land use as a contribution towards an improvement in the quality of life for all.

Government is embarking on a €700 million project in order to enhance existing open spaces as well as to create or to encourage the creation of new ones. No one would object to that provided that it is not an excuse for a different and undeclared objective.

In order for such a project to be successful it must be part of a long-term view of enhancing our surroundings such that we bridge the substantial and ever-widening gap which separates us from nature. However, what is really needed is a change in attitude towards the availability of public space as an essential element in the basic infrastructure required for an enhanced healthy quality of life.

While it is definitely an acceptable objective to create new open spaces, we could do much better if, as an essential first step we strive to retain existent open spaces and save them from destruction. Private gardens, some of them of a substantial size, forming an integral part of our urban areas and village cores have for quite some time been making way for the development of blocks of flats. These should be the first obvious open spaces which we should seek to protect if we are serious about the importance of open spaces. Such gardens have served as the lungs of our local communities for ages. They are in private ownership but they still contribute substantially to the wellbeing of our communities. This does not entail any expense. All it requires is a dose of consistency and plenty of goodwill.

Next on the protection list would be agricultural land which is being lost at an ever-accelerating rate. When agricultural land is not being engulfed by road-building or building development it is being taken up by those who want to transform it into BBQ or picnic land, as their private recreational hideout.  In the process they squeeze out farmers who have tilled the land for ages and contributed continuously to the national food production effort. Even this does not entail any expense. All it requires is properly functioning authorities, which we lack!

The urge for more open spaces is a longing to re-establish contacts with our roots, that is with nature. Nature has a role in every aspect of our life. We can only keep ignoring it at our peril. This would primarily signify that open spaces need to reintroduce nature into our localities and not introduce a number of token planters in concrete pots. Open spaces are about nature and not about the increased domination of our localities by concrete in whatever shape or form! Nor should they be used as parking spaces.

It has been emphasised that the current project of investing in open spaces aims to ensure that each and every one of us will have access to a public open space not more than ten minutes away from where he or she resides. This objective ties in with a current initiative in various European towns of developing a 15-minute city: that is a local community which is almost self-sufficient, all needs, or most of them being available not more than 15 minutes away. It is not just public open spaces which ought to be close by: all our basic needs should be within easy reach.

This would necessitate that we examine closely our urban fabric to realise that the small commercial outlets which have served our local communities for ages are heading towards extinction. They are being squeezed out of the market through the ever-increasing number of supermarkets and large commercial establishments.

The idea of ‘the 15-minute city’ initially put forward by Carlos Moreno, an architect advising the Paris mayor, but adopted by an ever-increasing number of cities entails turning current urban planning on its head to ensure that all our needs are available not more than 15 minutes away.

Carlos Moreno speaks of a social circularity for living in our urban spaces based on six essential functions: to live in good housing, to work close by, to reach supplies and services easily, to access education, healthcare and cultural entitlement locally by low-carbon means.

Can we reassess the nature and quality of our urban lifestyles within these parameters?

Small commercial outlets in our towns and villages require support as they are an essential help to make our communities vibrant: being of service and creating local employment in the process. Encouraging the local commercial outlets also reduces traffic at all times of the day as there will be less need to travel. It would also directly help in achieving that other objective of reducing cars from our roads.

Land use planning is for people. It is about time that this is put into practice. It is only within this context that the funding of community greening projects makes any sense.

published in The Independent on Sunday 29 January 2023

Improving waste collection

Waste collection in our towns and villages does not cater for a modern 21^st century European island state. It is approximately fifty years out of phase. It has not evolved with time to take into consideration modern day requirements.

The waste collection schedules do not cater for the needs of shift workers, of short-term tenants and small local businesses.

Local government governs at a local level. It takes decisions necessary in order to address the varying requirements of the community which it leads. Our local councils unfortunately do not have such an authority. Government (directly as well as through Wasteserv Malta Limited, the state waste operator) is continuously breathing down their necks such that they cannot plan and carry out waste collection differently and in an efficient manner.

A news item in the Malta Independent on Monday pointed at a proposal of the Local Councils’ Association on an alternative to the door-to-door waste collection in our towns and villages.

Our restricted pavements, as things stand, are during parts of the mornings cluttered with waste bags. In addition, they are also used for restaurant tables and chairs.  Possibly if there is enough space, pavements can also be used for the mobility of pedestrians! Vulnerable persons with different mobility disabilities and parents caring for young children are often at a loss in such situations. They are the first squeezed out of pavements!

It is within this context that the Local Councils’ Association has proposed a gradual shift from a door-to-door waste collection system to one where waste is deposited at specific collection points. The proposal is interesting even though it is not easily applicable in all localities. Specifically in village cores and in urban conservation areas there may not be sufficient space suitable for the development of the necessary infrastructure for the development of waste collection points. Our streets are already cluttered with services: drainage, water, electricity and communications! I believe that it will be slightly difficult to find adequate space for these collection points in some of our streets.

The proposal was submitted to government some months ago in response to the public consultation in hand on the Waste Management Strategy. It entails the identification of 13,000 collection points serving 250,000 households. It is envisaged that each household could possibly be within a 100-metre distance from a waste collection point.

I have discussed this proposal with Local Councils Association President Mario Fava who is very enthusiastic on its workability. Studies detailing the proposal have not to date been carried out locally but the method is practiced in a number of European cities.

Such a collection system could be the source of various benefits in our localities. Top of the list would be cleaner pavements and roads as a result of substantially reduced waste spillage. There would be less traffic congestion and obstruction as a result of not having a waste collection vehicle doing the rounds at a speed of 5 kilometres per hour through the streets of our towns and villages. In addition, greenhouse gas emissions from fuel consumption by waste collection vehicles would be substantially reduced. (Electrification of waste collection vehicles could likewise attain the same objective of greenhouse gas emission reduction.)

The next step should be a pilot project in a number of localities as a result of which the required infrastructural improvements should be identified and implemented for a selected number of waste collection points. Such a pilot project should not only consider the workability of the proposed alternative. It should also seek to address how those facing mobility difficulties can cope and what assistance would be required to ensure that they will eventually benefit from the proposed improvement to the waste collection system.

The new waste management strategy is long overdue. I hope that when finalised it will recognise that local councils, both individually as well as through their association are fully capable of planning and delivering the services which our towns and villages require in this day and age. They should not be obstructed from functioning as a local government.

published in The Malta Independent on Sunday : 26 September 2021

A financial surplus, yet an environmental deficit

As was expected, last Monday’s budget speech solemnly announced a budget surplus for the first time in many years. However, the environmental deficit was, as usual, hidden between the lines.

The budget is aptly titled Preparing for the Future (Inlestu għall-Futur). In dealing with environmental issues, the budget speech does not lay down clearly the path the government will be following. At times, it postpones matters – proposing studies and consultations on subjects that have been in the public domain for ages.

On the subject of vacant properties, the government prefers the carrot to the stick. In order to get dilapidated and empty properties in village centres back on the rental market, it is offering a €25,000 grant to renovate such properties, but then rightly insists that, once renovated these should be made available for social housing for a minimum of 10 years. In previous budgets, various other fiscal incentives have been offered to encourage such properties being placed back on the market.

After offering so many carrots, it would also make sense to use the stick by way of taxing vacant properties in situations where the owner is continuously ignoring the signals sent regarding the social, economic and environmental impacts of empty properties.

The budget speech announced improvements to rental subsidies. However, it then opted to postpone the regulation of the rental market. It announced a White Paper on the subject which, when published, will propose ways of regulating the market without in any way regulating the subject of rents. In view of the currently abnormal situation of sky-high rents, this is sheer madness.

It is fine to ensure that the duties and responsibilities of landlords and tenants are clearly spelt out. Does anyone argue with that in 2017? It should have been done years ago. Instead of a White Paper a Legal Notice defining clear-cut duties and responsibilities would suffice: there is no need to wait.

It is, however, too much to bear when a “social democrat” Finance Minister declares  that he will not even consider rent control. There are ways and means of ensuring that the market acts fairly. Other countries have done it and are still doing it, as rental greed has no preferred nationality. Ignoring this possibility is not a good omen. The market should not be glorified by the Finance Minister; it should be tamed rather than further encouraged to keep running wild with the resulting social havoc it has created.

This brings us to transport and roads. The Finance Minister sends a clear message when he stated (on page 44 of the budget speech) that no one should be under the illusion that upgrading the road infrastructure will, on its own, resolve the traffic (congestion) problem. Edward Scicluna hints on the following page of his speech that he is not too happy with the current situation. He laments that the more developed countries encourage active mobility through walking, cycling and the use of motorbikes, as well as various means of public transport, simultaneously discouraging the use of the private car. However, he does not then proceed to the logical conclusion of his statement: scrapping large-scale road infrastructural projects such as the proposed Marsa flyover or the proposed tunnels below the Santa Luċija roundabout announced recently by Minister Ian Borg.

These projects, like the Kappara flyover currently in its final stages, will only serve to increase the capacity of our roads. And this means only one thing: more cars on our roads. It is certified madness.

While the Government’s policy of increasing the capacity of existing roads through the construction of flyovers and tunnels will address congestion in the short term, it will lead to increased traffic on our roads. This moves the problem to the future, when it will be worse and more difficult to tackle. The government is acting like an overweight individual who ‘solves’ the problem of his expanding wasteline by changing his wardrobe instead of going on a painful but necessary diet.

This cancels out the positive impact of other policies announced in the budget speech such as free public transport to young people aged between 16 and 20, free (collective) transport to all schools, incentives for car-pooling, grants encouraging the purchase of bicycles, pedelec bicycles and scooters, reduction in the VAT charged when hiring bicycles as well as the introduction of bicycle lanes, as well as encouraging the purchase of electric or hybrid vehicles.

All this contributes to the current environmental deficit. And I have not even mentioned issues of land use planning once.

Published in The Malta Independent on Sunday – 15 October 2017

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

Malta’s Nine Ghost Towns

The 2005 Census had revealed that 53,136 residential units in Malta were vacant. This was an increase of 17,413 units over the 35,723 vacant residential units identified during the 1995 Census. Faced with an increase of over 48 per cent in 10 years, a responsible government would have contained the development boundaries as existing supply can satisfy the demand for residential accommodation for many years to come.

In 2006, just nine months after the 2005 Census, the Nationalist Party-led Government defied common sense and, instead of applying the brakes, it further increased the possibilities for building development through three specific decisions. Through the rationalisation process, the PN-led Government extended the boundaries of development in all localities. Then it facilitated the construction of penthouses by relaxing the applicable conditions. If this were not enough, it increased the height limitations in various localities, intensifying development in existing built-up areas.

As a result of increasing the permissible heights, sunlight was blocked off low-lying residential buildings in the affected areas.

These residences were using sunlight to heat water through solar water heaters or to generate electricity through photovoltaic panels installed on their rooftops.

They can now discard their investments in alternative energy thanks to the PN-led Government’s land use policies!

The result of these myopic land use planning policies further increased the number of vacant properties, which is estimated as being in excess of 70,000 vacant residential units. (Mepa chairman Austin Walker, in an interview in June 2010, had referred to an estimated 76,000 vacant residential properties.)

The estimated total of vacant residential properties is equivalent to nine times the size of the residential area of Birkirkara, the largest locality in Malta, which, in 2005, had 7,613 residential units.

These ghost towns over the years have gobbled up resources to develop or upgrade an infrastructure that is underutilised. Spread all over the Maltese islands, these ghost towns have required new roads, extending the drainage system, extending the utility networks and street lighting as well as various other services provided by local councils.

The funds channelled to service ghost towns could have been better utilised to upgrade the infrastructure in the existing localities over the years.

The above justifies calls for an urgent revision of development boundaries through a reversal of the 2006 rationalisation exercise where land included for development in 2006 is still uncommitted.

Similarly, the relaxation of height limitations and the facilitated possibility to construct penthouses should be reversed forthwith.

All this is clearly in conflict with the efforts being made by the Government itself, assisted with EU funds, to increase the uptake of solar water heaters and photovoltaic panels.

I am aware of specific cases where decisions to install photovoltaic panels have had to be reversed as a result of the development permitted on adjacent property subsequent to the 2006 height relaxation decisions.

In its electoral manifesto for the forthcoming election, AD, the Green party, will be proposing a moratorium on large-scale development in addition to the reversal of the above policies as it is unacceptable that the construction industry keeps gobbling up land and, as a result, adding to the stock of vacant property.

The market has been unable to deal with the situation and, consequently, the matter has to be dealt by a government that is capable of taking tough decisions in the national interest.

Neither the PN nor the Labour Party are capable of taking such decisions as it has been proven time and again that both of them are hostages to the construction industry.

The slowdown of the activities of the construction industry is the appropriate time to consider the parameters of its required restructuring. It is clear that the construction industry has to be aided by the State to retrain its employees in those areas of operation where lack of skills exist.

There are three such areas: traditional building trades, road construction and maintenance as well as marine engineering.

Traditional building skills are required primarily to facilitate rehabilitation works of our village cores and to properly maintain our historical heritage. Our roads require more properly-trained personnel so that standards of road construction and maintenance are improved and works carried out in time. Our ports and coastal defences require a well-planned maintenance programme and various other adaptation works as a result of the anticipated sea-level variations caused by climate change.

The construction industry employs about 11,000 persons. It is imperative that its restructuring is taken in hand immediately.

In addition to halting more environmental damage, a long overdue restructuring will also serve to mitigate the social impacts of the slowdown on the families of its employees through retraining for alternative jobs both in the construction industry itself and elsewhere.

The so-called ‘social policy’ of the PN and the PL have neglected these families for years on end.

 

published in The Times on 29 September 2012

Its time to halt the process

 

The objective of a census is to collect data to accurately inform decision-makers. The 2005 census identified 53,136 vacant properties in the Maltese islands; 24,295 units (45.7 per cent) of these were flats and penthouses, 13,872 were terraced houses and 9,857 were maisonettes. Most were identified as being in either a good state of repair or else as requiring only minimum repairs in order to be habitable.

It also resulted that 5,724 units (10.8 per cent) of the vacant dwellings were in a shell state. Twenty per cent of the vacant dwellings were identified as summer residences, a substantial number in Gozo.

Comparing the 2005 census with that taken in 1995, one notes that the number of vacant dwellings in the 10-year period increased from 35,723 to 53,136, up 48.74 per cent. Faced with such an increase in vacant dwellings a responsible government would have applied the brakes to the construction of residential units. In particular, it would have either reduced the land available for development or, as a minimum, it would have retained the status quo.

Faced with this information the Nationalist government, a few months after the 2005 census, ignored the results and instead increased the land available for development. It did this through three specific measures.

Firstly, through the rationalisation exercise it extended the limits of development in most localities. Secondly, it increased the permissible heights for development in a number of localities. Thirdly, it changed the rules for the development of penthouses. Instead of being constructed over a four-storey high building they could now be constructed over a three-storey building.

This has resulted in a further increase in the number of vacant dwellings, which have now been estimated as being in excess of 70,000. The results of the latest census are awaited with trepidation.

The 2005 census had identified that there were a total of 192,314 residential units on the Maltese islands. This means that the 53,136 vacant dwellings then identified amounted to 27.63 per cent of the housing stock.

The number of vacant residential properties in Malta and Gozo in 2005 was equivalent to seven times the size of Birkirkara, which, then, had 7,613 residential units. The number of vacant residential properties in 2011 is estimated to be even larger: nine times the size of 2005 Birkirkara.

This means that today approximately one third of the existing dwellings in Malta are vacant. Additionally, it signifies that expenditure for the development and maintenance of part of the islands’ infrastructure (currently servicing vacant properties) could have been avoided and instead channelled to maintain the infrastructure that services utilised properties. This applies to roads, public sewers and the networks distributing/servicing electricity, water, street lighting and telecommunications.

Millions of euros have been thrown down the drain to keep the construction industry happy.

In view of the above, when the construction industry boasts of its contribution to the gross national product one is justified in being sceptical. When a contribution to the economic development of the country is manifested in such negative results (thousands of vacant dwellings) one starts to question whether the GNP is in reality an adequate means of measurement.

The present crisis facing the construction industry is a unique opportunity for the government to embark on its inevitable and long overdue restructuring. The large number of vacant dwellings is the proverbial writing on the wall that does not require any special deciphering skills. The construction industry should be cut down to size in order to avoid further environmental damage and to channel part of its labour force towards activity of tangible benefit to the economy.

Restructuring will lead to a migration of jobs, especially those that do not require any particular skill. Offering retraining now to the unskilled segment would be an appropriate policy initiative. This would ease the social impacts of restructuring and facilitate the migration from one sector o another.

Now is the time to halt the development of uncommitted land. In particular, the rationalisation exercise of 2006, the relaxation of permissible building heights and penthouse regulations require immediate reversal.

A positive signal was forthcoming from the 2012 Budget through the introduction of incentives for the rehabilitation of village cores and protected buildings.

These incentives were first mentioned when the Rent Reform White Paper was launched in the summer of 2008. Unfortunately, the gestation period of this initiative was of elephantine proportions.

The availability of incentives to encourage the rehabilitation of the historic heritage in towns and villages is not enough. It must be coupled with an increased commitment to train on a continuous basis the required tradesmen and women who need to be at the forefront of this effort. The industrialisation of the construction industry over the years has been the cause of the loss of much skilled labour. It is time to halt the process.

This is the way forward. The economy has been toxically dependent on the construction industry for far too long. I look forward to the time when all this would be history.

A Happy New Year to all.

 

originally published in The Times of Malta – December 31, 2011