From business-friendly to people-friendly

Public land is being continuously taken over for tables and chairs as an outdoor extension of restaurants and cafeterias. It is a land grab and has been going on for years. This land grab has intensified after the outbreak of COVID-19, primarily in response to the then restrictions on the permissible indoor numbers of customers allowed within catering establishments.

The most obvious examples of this land grab are in places like Sliema, Marsaskala, St Paul’s Bay, and Valletta. This land grab, however, is taking place all over the island, in practically all localities.

There are instances, such as in the case of squares, pedestrianized streets, and other large open spaces, where the placing of chairs and tables does not bother anyone. In these instances, complaints are rare, except when excessive noise is generated, particularly in the silent hours. In these cases, the use of public spaces for the placing of tables and chairs can be justified, provided that the space taken up for such use is reasonable and respects the rights of both the public as well as the residential communities.

The ever-increasing complaints are in respect of those instances where pavements are practically completely taken over by the placing of tables and chairs such that pedestrians, obstructed from using the pavement end up having to share the road with moving traffic, at considerable risk to themselves. It gets worse in the case of wheelchair users and their carers, as well as in the case of parents with children, particularly those still in prams.

In residential areas, that is in those instances where there are a number of residential units above ground-floor commercial establishments, the placing of tables and chairs on the pavement also restricts residents’ access to their homes. There is the added issue, encountered in many cases, of difficulty in accessing residential units when making deliveries of large objects, such as furniture and white goods. The land grab makes access in these instances practically impossible.  Access would be even worse in case of emergencies. I have not heard a whimper from the civil protection authorities on the matter.

As emphasised in the ADPD 2022 Electoral Manifesto, we want our pavements back. The use of pavements should revert to their intended use. Pedestrians should always have priority. It is about time that public authorities shift their emphasis from being business-friendly to people-friendly.  The needs of residents and pedestrians should take precedence over the interests of business! The pavement is, after all, not meant for tables and chairs but to facilitate the mobility of people such that they are safe from traffic.

This would entail that planning applications for placing tables and chairs in open areas are vetted properly, such vetting being based on the real impacts on both the residential community and pedestrians. It would also mean that continuous monitoring is carried out to ensure that the permit limitations are observed.

Just a little bit of effort in enforcement would make quite a significant difference. Unfortunately, enforcement is practically nonexistent. This lack of enforcement is the driving force that motivates those abusing the system to ride roughshod over the rights of residents and pedestrians. They know that most probably their abuse will be ignored as it has been for ages. This has always been interpreted that the state does not care at all.

During the local elections next month, this issue is a matter of considerable importance to residents. It is a campaign issue that is continuously brought up in discussions with voters.

The Marsascala ADPD candidate Brian Decelis has been campaigning on the matter for some time. This week he was confronted by one of the operators who is obstructing pavements at Marsaskala. He was even threatened. A police report has been submitted on the incident and it is hoped that swift action will be taken by the police authorities.

This mess should be addressed, all over the islands, the soonest.

Local Councils should be at the front line in ensuring that the authorities act such that permits issued for the placing of tables and chairs outside commercial establishments are people-friendly and that abusive operators are brought to order the soonest.  Electing local councilors sensitive to the matter would make a substantial difference.

published in The Malta Independent on Sunday: 5 May 2024

The courage to change

Good governance is central to the proper nurturing of this 50-year-old Republic. Good governance is founded on transparency and accountability. Secrecy and the withholding of information from the public domain, in contrast, generate bad governance.

Transparency is a basic characteristic of good governance whereas secrecy is the distinguishing mark of bad governance. This inevitably leads to the shielding of unethical behaviour, as well as the propagation of a culture of greed and corruption.

Transparency and accountability are inseparable twins. Accountability is, in fact, non-existent or severely diluted in the absence of transparency.

Good governance is much more than a concept. It is the essential foundation for any democratic Republic.  In the absence of good governance, greed flourishes, and national institutions are slowly transformed into personal fiefdoms. Corruption and rampant clientelism are the inevitable results of a lack of good governance.

In her inaugural speech on Thursday, President of the Republic Myriam Spiteri Debono spoke of the assassination of Daphne Caruana Galizia. Daphne’s assassination was described by Her Excellency as a wound that, as a nation, we must heal the soonest.

Daphne Caruana Galizia was actively involved in journalism, investigating corruption. Notwithstanding the continuous vitriol she faced, Daphne identified many a scandal associated with the governance model championed by the Labour Party in government.

This, in reality, is the wound to be healed. We need to finalise that begun by Daphne by ensuring, as a nation, that the corrupt face the music the soonest. Then the festering wounds of corruption, made worse as a result of a culture of impunity, will start the healing process. The rule of law must prevail without any exception.

The assassination of Daphne is also a heavy blow against good governance.  The public inquiry into the circumstances that led to Daphne’s assassination concluded with identifying the Maltese state as being ultimately responsible for all that happened.

A culture of greed has been reinforced with a culture of impunity.

The change necessary to heal this wound requires considerable courage and goodwill. I am not at present convinced that the political leadership currently in government is acting in good faith. It is a leadership under siege, continuously defending those who have driven this country to the dogs.

Land use planning and our environment are regulated by greed. Agricultural land is slowly disappearing as a result of the planning policies of the PN in government way back in 2006 through the so-called rationalisation exercise. The Labour Party opposed these plans when in Opposition but it is currently in the process of milking them dry to ensure that the greedy are fully satisfied.  Some have already licked their lips! Others are awaiting their turn.

It takes courage to act against greed, when both Parliamentary parties are fully committed to entrenching it as a way of life. They ensure the quality of life of the greedy, but in the process are ruining that of all the rest of us: both the present as well as the future generations.

The current set-up of our Parliament is part of the problem. It is no wonder, that, in this scenario, we are lumped with an electoral system that ensures that the voice of change is silenced by making it as difficult as possible for it to be heard.

Change is hindered as the national institutions are rigged against those who dare to speak up for the representation of a variety of minority views in the country.

As a result of this lack of political goodwill, ADPD-The Green Party is currently in Court contesting the discriminatory nature of this rigged electoral system. It is a constitutional court case that is hopefully approaching its conclusion.

At ADPD-The Green Party, we have long been speaking about the urgent need for electoral reform, focused on the need to ensure that every vote is valued. Until such time, no change can ensure that everybody is on board. One person, one vote, one value.

It takes courage (and political goodwill) to change.

published in The Malta Independent on Sunday: 7 April 2024

An alternative to supermarkets?

Supermarkets are self-service shops offering a wide variety of food and beverages as well as household goods. Having a substantial amount of floor space, they are usually close to residential areas and seek to attract custom through a broad selection of products, competitive pricing and convenient shopping hours.

When located in urban areas, they compete for space with the local community. The impacts of their operations within localities, is not what one would wish for close to one’s home. Both in the case of supplies delivered as well as a result of the customer traffic generated.

Identifying sites outside the development zone for supermarkets creates other problems. Foremost among them is that we cannot keep losing agricultural land and other ODZ land to development of any type.

As an issue of land use planning, it has not been addressed by the Planning Authority over the years.  It is a responsibility which the Planning Authority has abdicated and left to market forces to decide.  Surprisingly Local Councils have not spoken up about the matter, notwithstanding the substantial impacts which localities have to shoulder as a result.

Each supermarket has a substantial catchment area. Most users of supermarkets travel by private car to do their shopping when it most suits them. In an age when most of us are more conscious of the fact that private car use is a significant contributor to Malta’s climate change impacts, we should factor this into land use planning considerations.

The issue ties in with the 15-minute city idea which is being floated around as an objective in various countries, notably by Carlos Moreno, the architect advising the Mayor of Paris, but also elsewhere. If this objective is attained it would be a significant contributor to reducing car-use and the associated impacts.

The 15-minute city idea signifies that land use planning seeks to ensure that basic needs can be addressed within a 15-minute distance from our home. Among other matters this would signify that we would be in a position to find all our basic needs in retail outlets in our towns and villages. In such circumstances the car would be (almost) redundant. The objective of having self-sufficient localities is attainable over time through developing 15-minute cities.

Some may argue that supermarkets provide goods at substantially reduced prices from that possible in small or medium sized retail outlets in our localities. This may be correct and would generally result from their economies of scale. It has however to be viewed also in the context of expenses incurred not only in car use but also in the resulting reduction to the air quality and the associated health consequences. Expenses incurred, at the end of the day, are not only those measured in euro, they are also measured in terms of the social and environmental costs incurred.

Many more supermarkets are being planned. Can we afford the costs involved? At the end of the day, is it worth it?

The problem is much wider than that resulting from the uptake of land, be it urban or rural. It also involves substantial impact on existing retail outlets of a small or medium size within our localities. The number of supermarkets mushrooming across the islands is squeezing these small and medium size outlets out of the market. They cannot compete in terms of price and within a short time few of them will still be around unless they can group together. If they opt out of the market, our localities, will, as a result be much worse off.

This indicates a possible solution to the problem. The small and medium sized retail outlets in our localities should get together and organise themselves properly within a co-operative framework where they can pool resources. As a result, they would be able to offer products for sale at competitive prices. They can build up an economy of scale which could withstand the onslaught they are currently being subjected to. As a result, they can remain open for custom in our localities, contributing to their self-sufficiency.

We have not given sufficient weight to the cooperative model which, if properly applied in our localities, can provide a remedy to the impacts of supermarkets, possibly reducing their need.

Cooperatives based on the democratic participation of their members are a tool which can help us address the impacts of supermarkets on our localities. It is a realistic possibility which we discard at our peril.

published in The Malta Independent on Sunday: 10 December 2023

Planning is for people: from Mosta via Iklin to Mqabba

I recall the first lectures on urban studies, when I was still a student: our lecturer, the late Perit André Zammit used to emphasise that “planning is for people”. 

The concerns and views of people are of paramount importance in determining all land use planning issues. There is a need for the participation of the public in decision-taking. The top-down nature of land use planning is of concern: most prefer an alternative scenario based on their continuous involvement in decisions concerning their surroundings and impacting their daily life. This, after all, is practical subsidiarity.

Some things never change. We are no different from others. All of us detest imposition and rebel when decisions are paternalistically imposed from the top-down.

Such was the case in Mosta earlier this week when in the space of 24 hours the Mosta Local Council made a colossal U-turn and revoked a unanimous decision of the Local Council to uproot existing trees in the Mosta square and replant them elsewhere. Had the Local Council been decent enough to consult with the local population in good time, it would have arrived at the correct decision much earlier. No need for prodding by Robert Abela!

Matters are moving in the same direction in Mqabba.

I have been alerted to a specific pending planning application in Mqabba (PA6976/21). This application seeks the relocation of a tarmac and concrete batching plant from Ħal-Far to an existing Mqabba quarry, close to the residential area. A report recommending the approval of the application has been drawn up by the Planning Authority case officer. In this report it is stated that no consultation reply was received from the Mqabba Local Council on this application. As is standard practice, this non-reply is considered as a no objection to the proposed development.

The manner in which planning applications are notified to the public is slightly odd.  Fixing a site notice on site may be reasonable when dealing with an urban property. However, in the case of a property which is some 500 metres away from the urban footprint, such site notices serve to notify no one, except maybe a stray dog or cat. Hence the Local Council, in such cases is the only entity actually notified of the development under consideration. In these circumstances the responsibility of the Local Council is enormous.

The Environment and Resources Authority (ERA) in reports submitted to the Planning Authority has indicated that it has no objection to the proposed development. In so doing it has ignored the impacts resulting from emissions to air and odours as well as the impacts of dust dispersal from openly stored stone aggregate subject to wind action.

Apparently, ERA has learned nothing from the impacts of the Tal-Balal tarmac plant on the residential community of l-Iklin.

The question to which we seek an answer thus assumes greater significance: why did the Mqabba Local Council fail to reply to the Planning Authority consultation request? Why did it fail to engage with the Planning Authority and the developer on the application and its impact on the residents close by?

The site for the proposed development lies outside the development zone (ODZ). It may also be argued that ODZ is the appropriate place for such a development. This line of thought is not however necessarily correct. In fact, the Superintendence of Cultural Heritage was a lone voice in the wilderness objecting to the said proposed development, emphasising the need to rehabilitate the existing quarry. This is a proposal worth considering notwithstanding that the Planning Authority has shot it down.

The Local Council of Mqabba has been absent from the debate on the proposed development for reasons which are, so far, unknown. I will not speculate as to the possible reasons for this, as it would be unfair on my part to do so. An explanation is however due to the residential community, less than 500 metres away from the proposed tarmac plant.

Local Councils are alerted regularly by the Planning Authority on applications submitted within their locality boundaries, for their consideration. This makes the non-engagement of the Mqabba Local Council even worse, as it was aware of the application submitted but ignored it.

The proposed development is now recommended for approval. However, the views of the residential community have not been factored in as the Mqabba local Council has been silent on the matter.

We have the tools to engage. Making our voice heard and communicating our concerns is the least we can do. When the Mqabba Local Council failed to make its voice heard on behalf of the residential community it represents it sent a clear message: it does not care.

Is this what the Mqabba Local Council has been elected for?

published in The Malta Independent on Sunday: 19 November 2023

Love and tears: the theatrics of the speculative brigade

During the conference launching the KPMG annual review of the property market held last week, Michael Stivala, Malta Development Association Chairman, in a tear-jerking intervention, told us that the developers love us. Developers, he emphasised, need to treat third parties neighbouring their development as part of the family.

There is only one reply to these theatrics: we have had enough.  Much more than enough, in fact.

Redevelopment works in most of our towns and villages are, many a time, carried out without sufficient attention to the needs of and impacts on those living and working in the vicinity. At times it is seems as if they don’t even exist. They are considered by developers to be a nuisance.

ADPD-The Green Party has been at the forefront, over the years, in emphasising the need to apply a moratorium on large-scale development. It is welcome news that former Prime Minister and Labour Leader Alfred Sant is now singing from the same hymn book.

Too much damage has been done over the years through the continuous support of over-development by the state.

The rationalisation exercise approved by Parliament in 2006 had then added two million square metres of ODZ land to the development zone. A substantial portion of this land is now in the process of being developed and most localities are at the receiving end. To date ADPD-The Green Party is the only political party advocating the reversal of this exercise. We have been constantly harping this point since the day the rationalisation exercise was approved way back in July 2006.

To add insult to injury, the state does not fail to take up opportunities to join the speculative industry as is currently being done by Enemalta at il-Qajjenza, limits of Birżebbuġa. Earlier this week it has been reported in the media that Enemalta Corporation as well as the Lands Authority are supporting a planning control application by a private developer, which application is proposing the development of the site of the former gas-bottling plant. This site was decommissioned some years back when the LPG sector was privatised and the plant moved to another site at Bengħajsa.

This planning control application (PC 22/23) involves land having an area of slightly under 24,000 square metres and seeks to change the zoning of the site of the former Enemalta gas bottling depot to one of mixed residential and commercial development spread over six blocks. The proposed blocks vary in height from four to eight floors.

Do we need this? Isn’t enough damage already in hand? The question which begs a reply is the need to explain why Enemalta and the Lands Authority are joining the speculative brigade: bulldozing over the rights of the residential community. Enemalta has caused too much damage to the Birżebbuġa community over the years. Isn’t it time for some form of atonement?  Enemalta should commence planning for reparations, to make good the damage done over the years.

It would be of considerable interest to know the views, on the proposed Qajjenza development, of the three government MPs elected from the Birżebbuġa electoral district. These being Robert Abela, Prime Minister, Enemalta and Environment Minister Miriam Dalli and land use planning Minister Stefan Zrinzo-Azzopardi. It would not be in my view incorrect to assume that they support this application, as otherwise they would have stopped Enemalta from giving its consent.

It is no use that they now join Michael Stivala in shedding tears in sympathy with the Qajjenza residential community. It would have been more appropriate if the political appointees which they have nominated over the years took the appropriate decisions immediately.

Shedding tears is not a newly invented gimmick. Fortunately, most can see through such theatrics.

published in The Malta Independent on Sunday: 12 November 2023

The island of villages is under threat

Regional development policy seeks to improve the well-being of regions. Within the European Union it is commonly referred to as the cohesion policy. Through regional policy one seeks to eliminate disparities between regions: it encourages, assists, and finances initiatives to bring this about.

A draft Gozo Regional Development Strategy was published for public consultation very recently. It identifies the basic characteristics of Gozo and seeks to present a blueprint for the future of the island.

The draft strategy makes interesting reading. It contrasts with, and, at times, it is even in conflict with current policy and practice. There is nothing wrong with this, as it denotes a willingness for change from within. Whether this will eventually translate into concrete action is still to be seen. It is however a positive first step and must be recognised as such.

The basic philosophy of the strategy is encapsulated in the term “an island of villages”, used to describe Gozo.  The smallness of the village is used in contrast to the relatively larger urban areas. The term conveys a sense of calmness resulting from being one with nature, which is easily accessible in the village. Fields surrounding the villages link them directly to nature, radiating vitality. Most importantly, nature is respected in the village. It provides us with food and basic ecological services. It is our constant partner which, if we handle with care, will never let us down.

The smallness of the village is beautiful, economist Ernst Schumacher would have emphasised. Schumacher’s work grew out of his study of village-based economics. The full title of his work is: “Small is beautiful. A study of economics as if people mattered.” Economics is not just about numbers and so-called growth. At the end of the day, it is about people. Unfortunately, people are not always taken into consideration when policies are formulated.

The “island of villages” has been under siege for quite some time. It is a victim of overdevelopment. The 2021 Census report on residential property, just published, quantifies the extent of the problem: 45 per cent of residential property in Gozo is either vacant or under-used, in view of its use for seasonal or secondary accommodation. This statistic for the Gozo Region stands out in contrast to that for other regions. At a national level 27.5 per cent of residential property is vacant or under-utilised. The numbers for the Western region, at 22.1 per cent, are practically half the Gozo statistic.

This identifies a major threat to the “island of villages”. Why build so much if the resulting development remains vacant or else is hardly used. Can we, as a country, afford to keep churning out flats which remain vacant or unutilised for a long time and destroy our agricultural land in the process? This does not contribute to a positive quality of life. The island of villages is slowly being transformed into a ghost island.

The draft strategy apparently wants to end all this and dwells at length on the need to nurture a sustainable urban environment. Speaking on a point of principle, the authors of the strategy are right. It is however essential that they move on from words to concrete targets and action.

The point of departure for this strategy of “the island of villages” is that 45 per cent of its built-up area is vacant. At Marsalforn the relative percentage is even higher: a staggering 66.8 per cent of residential units were vacant on Census Day! This is not justifiable, not even on the grounds that Marsalforn is a seaside resort.

This has not happened overnight. It has developed one block at a time. It has accelerated with the decisions taken to extend the development zone in 2006 through the rationalisation exercise. Then, as a result, one million square metres of ODZ land became suitable for development. The practical results are here for all to see. It keeps getting worse by the minute.

The “island of villages”, as a result, is developing into a ghost island. Practically half of its residential property is vacant.

The Gozo Regional Development Authority is right to emphasise all this. However, I have to point out that it has no authority to take action to remedy the situation. That rests with the “Planning Authority” which has meticulously planned and implemented this whole mess.

Where do we go from here?

As a minimum we need a moratorium on large scale development, not just in the “island of villages”, but all over the Maltese islands.  The rationalisation exercise must be scrapped the soonest. It must necessarily follow that the building construction industry must be cut down to size. It has caused too much damage to the country. The threat to the island of villages must be forcefully addressed.

published in The Malta Independent on Sunday: 24 September 2023

Small is always beautiful

The Gozo Regional Development Strategy document, published for public consultation last week, is different from the crap which is usually fed into the consultation process.

It makes sense to speak of Gozo as an island of villages, reminiscent of German-born British econpmist E.F.Schumacher’s opus Small is beautiful. This is precisely the reason why Greens in Malta have continuously opposed the monstrous underwater tunnel between Malta and Gozo.

The tunnel would, among other things, discard Gozo’s unique characteristics. As a result of the projected tunnel, Gozo would no longer be an island of villages: it would be transformed into one village, one of many in the Maltese archipelago.

It is heartening, after so many years, for Labour in government, to realise this basic fact and start speaking some sense on regional planning and development.  It is definitely never too late to learn from past mistakes!

This is, however, just the beginning. Only time will tell whether this is just another exercise in greenwashing.

Many years ago, the Greens in Malta had proposed a specific target for Gozo’s Regional Development Strategy: Gozo as an eco-island. Government’s proposals are possibly slowly inching in that direction. It could do much better if it specifies this objective clearly and, in more detail, instead of going round in circles. This would necessarily mean having long-term behavioural change as a strategic objective, embedded in the Gozo document.

The proposed strategy speaks on the objective of a sustainable urban environment. Yet, the 2021 census report on residential property, just published, indicates that Gozo is the region with the highest proportion of vacant/under-used residential property in the Maltese islands. It is currently quantified at 45 per cent of the Gozitan housing stock. By no stretch of the imagination can this be classified as “sustainable”. 

It is a tough nut to crack overdevelopment which has been left to its own jungle rules for so long. A moratorium on large-scale development is an essential prerequisite as a first step to bring our house in order. This is an objective which I have been speaking on for ages. Its applicability should not be restricted to the Gozitan mainland.

The strategy rightly speaks on carbon neutrality and suggests that this could be achieved in Gozo much earlier than its attainment on the Maltese mainland. The generation of more renewable energy is one of the contributing elements to achieving this goal.

Another important measure is that of addressing the use of private cars. Applying a sustainable transport policy is crucial in this respect.

The strategy indicates that second thoughts on the undersea tunnel are possibly in the pipeline. This would potentially reduce a substantial number of cars from Gozitan roads.

It is pertinent to remember that the Gordon Cordina’s “feasibility study” on the Gozo tunnel had opined that car movements between the islands had to treble from 3,000 to 9,000 daily in order to ensure economic feasibility of the projected tunnel. 

If this issue is settled by shelfing the tunnel project, the number of cars on the road would still need to be addressed forcefully to inch our way towards carbon neutrality.

Small distances between localities in Gozo would be an encouragement to use public transport if this were more efficient: both punctual and frequent. The benefits resulting through such a transport modal shift would be substantial.

Transport electrification will not do much to achieve carbon neutrality. While contributing to a better air quality in our streets it would however add substantially to the daily consumption of electricity and make it much more difficult to achieve carbon neutrality. Hence the need for a modal shift.

There is also the issue of restricting car movements between the islands which the strategy ignores. Applying the polluter pays principle, an integral part of Maltese environmental law, one could consider the introduction of a congestion charge for private cars crossing over from Malta to Gozo.

This could work wonders to achieving a better air quality. It would also free Gozitan streets from a continuous vehicular invasion.

Small is really beautiful. Let us translate this reality into a better quality of life for all. The draft Gozo Regional Development strategy document is an opportunity which, if properly managed, can lead in this direction.

Published in The Times of Malta : 19 September 2023

Vacant properties: an investment or a launderette?

The publication of the 2021 Census Report on the characteristics of existing residential property once, more focuses the spotlight on the urban sprawl and in particular on the substantial number of vacant or under-utilised dwellings available in these islands.

On the day of the Census, the existence of 297,304 dwellings was recorded. Of these 81,613 were grouped as either vacant or else as being dwellings having a seasonal or secondary use. It works out at 27.5 per cent of the housing stock which at a national level is under-utilised. This varies regionally from a 22.1 per cent low, in the Western region, to a 45 per cent high in Gozo! From a 15.5 per cent low at Santa Luċija Malta to a 66.8 per cent high at Iż-Zebbuġ Gozo, which locality includes the seaside resort of Marsalforn.

While the Marsalforn numbers are most probably, primarily, a reflection of the predominantly seasonal accommodation in the locality, the overall numbers are still a cause for concern. The situation gets progressively worse.

The total number of vacant or under-utilised dwellings, 81,613, is equivalent to 6 times the size of residential Sliema or 8 times the size of residential B’Kara or 9 times that of residential Mosta. Given the small size of the country these numbers are substantial. They indicate the strain on both the environment as well as the public purse which is resulting from over-development.  These under-utilised dwellings are served with the required infrastructural services:  roads, electricity, public sewers and water services at a substantial public expense, which could have been more beneficially used in other areas where existing dwellings are actually in use, continuously!

The reasons for existing residential property being vacant or only being used occasionally are various. One cannot generalise. The census itself, in fact, identifies around 6,000 residential units as being in a shell state on the date of the Census.

There are several issues which should be considered and acted upon. Hopefully they will not be once more ignored.

With over 80,000 vacant or under-utilised properties, what sense does it make to continue dishing out development permits for large scale developments which keep adding to the stock of vacant properties? One of the major contributors to the creation of this mess is undoubtedly the land use planning rationalisation exercise, which in 2006 added one million square metres to the development zone. These are currently being developed.

With over 80,000 vacant or partially used properties it makes no sense to have a waiting list at the Housing Authority for those seeking alternative accommodation. The Housing Authority should tap the existing housing stock, rather than add to it, in order to address its waiting list immediately. The current projects of the Housing Authority are a waste of resources when such a large number of properties are available. This is bad governance of the worst kind.

A third consideration is to tax long-term vacant properties. It does not make any environmental sense to develop land (including agricultural land) and subsequently to keep the developed property vacant. Nor does it make economic sense to invest so much without seeking to recover economic benefits in the form of rent. Those who persist in keeping their properties unused in the long term should pay a vacant property tax which would in part compensate the public exchequer for the expenditure incurred in creating the ghost towns made up of these 81,613 vacant or under-utilised properties.

Taxing long-term vacant properties could encourage their being placed on the market, to the benefit of all. As a result, they would possibly avoid the tax altogether! The tax would have achieved its purpose in encouraging the use of all existing properties. It would have achieved its purpose of causing a behavioural change. This is the objective of most environmental taxes.

There is another issue: that of money laundering through property investment. Since Malta made it to the grey list of the Financial Action Task Force (FATF) a number of years ago, some attention is being paid to the property launderette, as both Estate Agents as well as Notaries are carrying out some form of due diligence on property which is being sold. It is not unheard of for a property sale not materialising if there is doubt on the source of funds invested or being invested.  Investigating properly unexplained sources of wealth would contribute substantially not only to cleaning up the country but also in addressing the stock of vacant properties.

The use of property to launder illicit gains is not a new phenomenon. Regulatory initiatives in this respect are however still in their infancy.

The primary conclusion from this Census is a clear message to the Planning Authority to get its house in order. Why build so much to keep the resulting residential units vacant? It is a question we have been asking for years. Unfortunately, they are not bothered to answer!

published on The Malta Independent on Sunday: 10 September 2023

The Climate Emergency: beyond the MCESD circus

On the 22 October 2019 Parliament unanimously accepted what has been obvious to most of us for quite some time: we are in the midst of a climate emergency.

Taking stock of the situation, now, four years down the line, reveals that not much has been done to translate the 2019 Parliamentary consensus into tangible action. It was only as a result of the current dramatic failure of the power distribution network that Robert Abela’s government has woken up from its climatic slumber. With a straight face he stated that the failure of the distribution network is a result of a worsening climate change!

Undoubtedly climate change was one of the contributors to the power distribution network’s failure. Climate change is however not the only culprit. Gross incompetence and lack of long-term planning are the major contributors to the current state of affairs. After ten years in office his party must shoulder the blame.

ADPD-The Green Party has written to the Auditor General specifically to investigate Enemalta’s long-term plans (or the lack of them) and to examine the investments made into the energy distribution network over the last ten years. Those responsible have to be held accountable.

Robert Abela’s MCESD circus, last week, was another exercise in greenwashing. His government had various opportunities since 2019 in order to lay the foundations for a realistic forward looking plan addressing climate change but it has completely opted to turn a Nelson eye.

During July, for example, at the EU Environment Council of Ministers, Malta was one of the countries voting in favour of the EU Commission proposal to restore nature as part of the Green Deal package. A proposal that was substantially watered down from the original Timmermans proposal. If Robert Abela’s government really believes in what he has supported at an EU level he ought to start reflecting this in the decisions he takes at a local level.

How is it possible to be credible in your commitment to restore the depleted natural capital across the EU when you have not been capable of protecting the uptake of agricultural land for development at the peripheries of our towns and villages as a result of the rationalisation exercise? (Robert Abela, you can ask your own Żurrieq constituents on the rape of in-Nigret, currently in hand.)

Or how can you be taken seriously that you have undertaken to protect the urban canopy in the existing green spaces (including large private gardens) in our towns and villages when many of these have been or are still being developed on the altar of greed? Investing €700 million in green open spaces is not enough: it does not even compensate for the damage inflicted by the rationalisation exercise on our countryside. Remember we are speaking of two million square metres.

We need a holistic climate policy that comes to grips with the reality that we are facing year in year out. The heat-wave we have just experienced has the potential of shifting the tourist market northwards during the summer months, away from the Mediterranean shores. We are witnessing the first clear indicators of the tropicalisation of the Mediterranean climate, yet the tourism industry is ecstatic at the current tourism numbers which are fast approaching the 2019 record year.

The Malta International Airport (MIA), Malta Hotels and Restaurants Association (MHRA) and the Malta Tourism Authority (MTA) need to wake up and smell the coffee.  Climate change needs to be anchored in tourism policy before it is too late.

The Maltese islands will be severely impacted by the next stages of climate change: the rise in sea level. The coastal areas will be hard hit. Depending on the extent of the sea level rise, they will be wiped out or substantially reduced. This will impact coastal communities as well as all the coastal infrastructure, which includes practically all our tourism facilities. Yet the tourism industry is silent, busy counting today’s euros.

Beyond last week’s MCESD circus the government has a duty to act and make up for lost time. It is a duty towards future generations. Unfortunately, future generations have been consistently written off as they have no vote. Gro Harlem Bundtland had warned us in her seminal 1987 UN Report Our Common Future: “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.”

Once upon a time we also had a Guardian for Future Generations. His silence on climate change is deafening.

published in The Malta Independent on Sunday: 6 August 2023

Mistoqsijiet li jeħtieġu tweġiba

Fid-dawl tar-rifjut kategoriku tal-Gvern li jagħmel użu minn dak li jipprovdi l-Att dwar l-Inkjesti biex permezz ta’ inkjesta pubblika jkunu eżaminati ċ-ċirkustanzi li wasslu għall-mewt ta’ Jean-Paul Sofia nhar it-3 ta’ Diċembru 2022 hemm mistoqsijiet li jeħtieġu tweġiba ċara. Mistoqsijiet li jistgħu jinġabru fi tnejn: lil min qed tipproteġu? u x’qed jinżamm mistur?

Meta tkun konkluża, l-inkjesta maġisterjali ser tidentifika r-responsabbiltajiet kriminali li kkontribwew u wasslu għal dan l-inċident fatali. Possibilment l-inkjesta teżamina l-ħidma tal-Awtorità tal-Ippjanar, tal-Awtorità dwar il-Bini u l-Kostruzzjoni u tal-Awtorità tal-Artijiet fejn din il-ħidma għandha relevanza għall-inċident taħt konsiderazzjoni.

Li hu meħtieġ, iżda, hu eżami fil-fond ta’ ħidmet dawn it-tlett awtoritajiet biex ikun stabilit jekk, tul is-snin, bl-iskuża ta’ attakk fuq il-burokrazija żejda ġie imdgħajjef jew imwarrab il-qafas regolatorja essenzjali. Dan wassal għal falliment tas-sistema regolatorja.

Qed nirreferi għall-prattika li applikazzjonijiet tal-ippjanar tal-iżvilupp ġewwa iż-żona industrijali jiġu indirizzati bi proċedura simplifikata li nirreferu għaliha bħala DNO (Development Notification Order). Riżultat ta’ hekk, dan it-tip ta’ żvilupp ftit jagħti fil-għajn. Anke ir-regolatur stess jagħti importanza inqas lil dan it-tip ta’ żvilupp. Dan iwassal għal nuqqas ta’ attenzjoni fil-pront lill-irregolaritajiet li jista’ jkun hemm!  Fil-fehma tiegħi dan jista’ jkun wieħed mill-fatturi li ikkontribwew għal dan l-inċident fatali. Għandi dubju kemm il-maġistrat inkwirenti ser tagħti piz lil konsiderazzjoni ta’ din ix-xorta. Imma f’inkjesta pubblika, inevitabilment dan il-fattur ikun eżaminat.

L-iżvilupp taħt konsiderazzjoni kien soġġett għal żewġ applikazzjonijiet DNO, it-tnejn li huma approvati: DN360/20 u DN275/22.

Għad mhux ċar kif l-art pubblika fiz-zona industrijali, fejn seħħet id-disgrazzja, spiċċat għaddiet għand l-iżviluppatur.  Hemm bosta allegazzjonijiet jiċċirkulaw dwar il-possibli irregolaritajiet li wasslu għal dan. Jista’ jkun li l-maġistrat inkwerenti teżamina dan kollu, imma s’issa, wara 7 xhur ħadd għad ma jaf xejn fiċ-ċert dwar dan.

Ġie rappurtat mill-medja li l-perit inkarigat mix-xogħol hi perit impjegata ma’ Infrastructure Malta. Fl-istess ħin li terfa’ r-responsabbiltajiet ta’ impieg professjonali fis-settur pubbliku, il-perit għandha prattika privata tagħha.  Hi l-politika kurrenti tal-Gvern li professjonisti fis-settur pubbliku huma permessi li jkollhom l-prattika privata tagħhom.

Hu mistenni li din il-prattika privat ma tkunx żviluppata b’mod li din tkun f’kunflitt mad-doveri fis-settur pubbliku. Ikun raġjonevoli li nassumu li l-uffiċjal pubbliku (il-perit) matul il-ħin normali tax-xogħol ikun mistenni li jissorvelja l-proġetti pubbliċi ta’ Infrastructure Malta. Dan dejjem sakemm il-ġurnata tax-xogħol tal-perit mhiex xi wahda sostanzjalment differenti minn tagħna lkoll!  

L-istampa irrappurtat li l-perit li qed nitkellmu dwarha għandha prattika privata estensiva li żviluppata tul is-snin, anke waqt li hi impjegata full-time ma’ Infrastructure Malta. L-inkompatibilità bejn dawn iż-żewġ rwoli hi tant ovvja li ma teħtieġ l-ebda kumment da parti tiegħi. Dan mhux biss materja ta’ kundizzjoni tal-impieg. Hu fuq kollox materja ta’ etika professjonali.

Bla dubju, inkjesta pubblika teżamina din il-materja u tikkunsidra jekk professjonisti fis-settur pubbliku għandhomx ikollhom il-prattika privata tagħhom ristretta f’dawn iċ-ċirkustanzi. Għandi dubju kemm il-maġistrat inkwirenti tidħol fil-materja, għax primarjament din hi waħda ta’ etika professjonali u probabbilment tmur lil hinn minn dak li hu mistenni mill-maġistrat. Minkejja kollox imma hi materja li għandha impatt sostanzjali mhux biss fuq dan il-kaz, imma fuq bosta oħra ukoll.

Tkellimt dwar tlett punti bażiċi li naħseb li kellhom effett konsiderevoli fuq l-inċident li wassal għall-mewt ta’ Jean-Paul Sofia f’Diċembru li għadda. Bla dubju għad jista’ jkollhom effett fuq iktar każijiet. Inkjesta pubblika urġenti tista’ tindirizza dan kollu, bit-tama li ddaħħal ftit sens f’moħħ ir-regolaturi.

ippubblikat fuq Illum: 16 ta’ Lulju 2023