Lil hinn mir-rapport tal-KPMG dwar l-industrija tal-kostruzzjoni

Kif mistenni, ir-rapport tal-KPMG dwar l-industrija tal-kostruzzjoni jpinġi stampa sabiħa tal-industrija. Dan minkejja li l-awturi tar-rapport jikkonċedu li l-informazzjoni fir-rapport faċli li tintuża biex biha tasal għal konklużjonijiet ferm differenti minn tagħhom.

Jiena eżaminajt ir-rapport biex nara kemm dan jitkellem dwar numru ta’ affarijiet importanti bħall-iżvilupp esaġerat (over-development), ir-riċiklaġġ tal-iskart tal-kostruzzjoni, l-ambjent u l-klima. Kien ikun importanti kieku konna infurmati dwar il-veduti tal-industrija tal-kostruzzjoni dwar dawn il-materji u oħrajn. Imma ftit li xejn hemm kummenti dwarhom, skond l-awturi tar-rapport.

Ma jiena bl-ebda mod sorpriż li l-KPMG ma qalulna xejn fir-rapport dwar l-iżvilupp esaġerat jew ir-riċiklaġġ tal-iskart tal-kostruzzjoni. Dan ovvjament juri, għal min għadu ma ndunax, li l-industrija la jidhrilha li hemm żvilupp esaġerat u l-anqas ma għandha ebda interess fir-riċiklaġġ tal-iskart tal-kostruzzjoni. Kif diġa spjegat f’artiklu riċenti tiegħi (Illum 22 ta’ Settembru 2019: Sħab ma min iħammeġ), l-industrija tal-kostruzzjoni ma għandha l-ebda interess li tirriċikla l-iskart li tiġġenera hi stess, meta dan ikun possibli: interessata biss li jkollha fejn tarmi l-iskart tagħha b’mod issussidjat.

Hi tħammeġ u int tħallas. KPMG jaqblu ma dan?

Fir-rapport tal-KPMG hemm żewġ referenzi ghall-ambjent. L-ewwel referenza hi dwar in-nuqqas ta’ użu ta’ materjal sensittiv ambjentalment fil-bini u jenfasizza li dan ma jsirx ħtija tal-konsumaturi li ma jinteressawhomx! It-tieni referenza hi dwar l-għaqdiet ambjentali u tisfidhom biex il-proposti li jagħmlu jkunu realistiċi!

L-awturi tar-rapport jinsistu li dawn is-suġġerimenti mhux biss għandhom ikunu realistiċi imma għandhom jirrikonoxxu li mhuwiex realistiku li twaqqaf il-kostruzzjoni u l-iżvilupp.

KPMG qed jgħixu fis-sħab għax kieku forsi kienu jirrealizzaw li l-ambjentalisti ilhom żmien twil iressqu proposti li l-gvernijiet kontinwament jinjoraw għax il-gvernijiet moħħhom biss f’kif jinkoraġixxu iktar bini a spejjes tal-kwalità tal-ħajja tagħna. Ikkunsidraw pereżempju l-eżerċizzju tar-razzjonalizzazzjoni, approvat fl-2006 imma li l-impatti tiegħu għadna inħossuhom kuljum f’kull rokna ta’ dawn il-gżejjer. Il-ħsara li saret, u li għadha qed issir, mill-Gvern id f’id mal-iżviluppaturi, hi waħda enormi. Imma, dwar dan, skiet komplet mingħand KPMG.

It-tibdil fil-klima, skont ir-rapport ta’ KPMG, qiesha ma teżistix, għax fir-rapport ma hemm l-ebda referenza għaliha. Dan ovvjament ifisser li l-industrija tal-kostruzzjoni mhiex interessata fil-materja.

M’aħniex qed nistennew lill-awturi tar-rapport ta’ KPMG jispjegawlna kif l-industrija tal-kostruzzjoni ħarbtet pajjiż bi żvilupp esaġerat u l-pretensjoni tagħhom li aħna, l-bqija, nħallsu d-djun ambjentali tagħhom. Il-ġungla tal-konkos li qed tiżviluppa madwarna qed tifgana. L-industrija tal-kostruzzjoni kontinwament trid iktar art għal żvilupp li donnu ma jintemm qatt.

L-industrija tal-kostruzzjoni hemm bżonn li tiġi f’sensiha. Ilkoll jeħtieġilna nifhmu, qabel ma jkun tard wisq, li dan il-bini li għaddej kullimkien mhux sostenibbli u li l-progress ma jitkejjilx bil-bini, bit-toroq jew bin-numru ta’ karozzi li ma jispiċċaw qatt.

Il-kwalità tal-ħajja tagħna għandha titkejjel bl-ispazji miftuħin li jipperpettulna li niskopru mill-ġdid l-egħruq naturali tagħna fil-ħajja naturali li l-urbanizzazzjoni bla limitu qed teqred ftit ftit.

L-industrija tal-kostruzzjoni hi determinata li tisfrutta dan il-mument fejn qed titħalla tagħmel prattikament dak li trid: tibqa’ għaddejja b’bini bla limitu sakemm timla kull ċentimetru possibli, inkluż il-baħar, fuq skala li jħabbatha ma Dubaj! Dik hi l-viżjoni.

Imma għada jasal għal kulħadd, mhux biss għal dawk li jridu jisfruttaw is-sitwazzjoni illum li tippermettilhom iħaxxnu bwiethom bi ħsara għall-komunità kollha. Nittama li meta jasal jibqalna l-enerġija u l-kapaċità li nsewwu l-ħsara enormi li qed issir lil kulħadd.

Ippubblikat fuq Illum : il-Ħadd 6 t’Ottubru 2019

 

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Beyond the KPMG construction industry report

As expected, KPMG’s report on the construction industry paints a very rosy picture of it, although its authors concede that “others may arrive at a different conclusion” on the basis of the information contained therein.

I have searched through the report to identify the incidence of a number of important expressions like “over-development”, “re-cycling” (of construction waste), “the environment”, and “the climate”. The views of the construction industry on these terms (and others) would have been quite interesting, had they been expressed. According to the authors of the report, however, practically none of them were.

I am not surprised that the terms “over-development” and “recycling” do not feature in the report. This obviously indicates that the industry does not consider there is any “over-development” and, in addition, that the industry is not bothered about recycling its construction waste. As explained in a recent article of mine (TMIS, 22 September 2019 entitled In cahoots with the polluter), the construction industry is not interested in recycling its waste, when this is possible; it is only interested in subsidised dumping sites. They pollute, you pay. Does KPMG endorse this?

There are two references to the environment in the KPMG report. The first points fingers at consumers and emphasises that there is a lack of environmentally-friendly materials in properties because there is no demand for them! The second focuses on environmental lobby groups and challenges them to come forward with realistic suggestions! The authors of the report, however, point out that “such suggestions should be grounded in reality, and recognise that halting all construction and development is not a realistic option.”

KPMG is apparently reporting from the moon as it would have otherwise realised long ago that the environmental lobby has brought forward a multitude of proposals which have been generally ignored by governments, which have continuously sought to ensure that development is facilitated at the expense of our quality of life. It would suffice for a moment if they were to consider, for example, the rationalisation exercise introduced way back in 2006 but the impacts of which are still being felt still being felt up to this very day all around our islands. The damage done by government in cahoots with the developers is enormous but KPMG is, however, completely silent on the matter.

Climate change does not feature at all in the report, meaning that the construction industry is generally not bothered.

We do not expect the authors of the KPMG report to explain how the construction industry has been a major force in ruining this country through over-development and through expecting us to foot their environmental bills.

The concrete jungle developing all around us is suffocating. It is fuelled by a construction industry which has no idea of where to stop and that continuously wants more land for development.

It is about time that the construction industry is cut down to size. We should all realise, before it is too late, that the ongoing building spree is unsustainable and that progress is not measured in terms of buildings, roads or the enormous number of cars on our roads.
Our quality of life is actually measured through the open spaces we can enjoy and through rediscovering our natural roots, which have been obliterated as a result of the ever-expanding urban boundaries.

The construction industry is bent on making even more hay while the sun shines: on building more and more for as long as their Dubaification vision remains in place.

The sun rises for everyone, not just for those seeking to make hay while it shines. When it sets, we rest – preparing for tomorrow and hoping that, when it comes, there will still be time to repair the extensive damage being done to us all.

published in The Malta Independent on Sunday : 6 October 2019

 

Villa Gollcher fil-Mosta: nipproteġuha

 

Ministri tal-Gvern, u ta’ madwarhom, qieshom qegħdin fil-kju għall-prosit wara li tħabbar li Ta’ Qali ser ikun estiż biex ikun l-ikbar spazju miftuħ f’Malta. Park Nazzjonali, qalulna. Sal-ħin li qed nikteb għadu mhux ċar x’inhu propost eżattament, avolja l-fatt fih innifsu li l-ispazji miftuħa aċċessibli għal kulħadd ser jiżdiedu hu pass posittiv u li hu inkoraġġanti.

Huwa biss biż-żmien li nistgħu nsiru nafu jekk din l-aħbar hix intenzjonata biex tostor azzjonijiet oħra, bħal, pereżempju, l-qerda ta’ Villa Gollcher fil-Mosta. Ninsab infurmat li din il-possibilità, li Villa Gollcher tinqerd u flokha jkun żviluppat xi ħaġa oħra, ġiet diskussa minn kandidat tal-Partit Laburista għall-Kunsill Lokali tal-Mosta waqt laqgħa b’attendenza miżera li saret għall-komunità tan-negożju fil-Mosta. Speċifikament issemmiet il-possibilità li fuq sit li effettivament hu protett ikun ipprovdut parkeġġ għal 500 karozza!

Villa Gollcher qiegħda fil-qalba urbana tal-Mosta b’kejl superfiċjali ta’ madwar 13,000 metru kwadru. Il-parti l-kbira tas-sit hi okkupata minn ġnien mimli b’siġar taċ-ċitru. Villa Gollcher mhix skedata. Imma kont sorpriż meta identifikajt li hemm protezzjoni permezz tal-policy CG09 tal-pjan lokali għaċ-Ċentru ta’ Malta li kien approvat fl-2006. Mhux normali li nsibu sorpriżi bħal dawn fil-pjani lokali għax ġeneralment dawn kienu użati biex ikun immassakrat il-wirt mibni tagħna.

Il-Pjan Lokali jenfasizza li siti bħal Villa Gollcher fil-Mosta, bi ġnien imdaqqas, identifikati bħala spażji mhux mibnija bejn il-bini, għandhom ikunu mħarsa. Il-pjan lokali għaldaqstant jipprovdi li m’għandhomx ikunu kkunsidrati proposti biex isir żvilupp fuq dawn is-siti li bħala riżultat tiegħu jinħolqu binjiet separati, residenzjali jew mhux, u dan inkluż garaxxijiet għall-karozzi. L-unika possibiltajiet li jistgħu jkunu kkunsidrati huma dawk li jikkonċernaw xogħol żgħir immirat biex jikkonserva u/jew jirrestawra dawn it-tip ta’ propjetajiet fiż-żoni ta’ konservazzjoni urbana. Jista’ jkun hemm il-possibilità ukoll għal żidiet żgħar kompatibbli mar-regoli għaż-żoni ta’ konservazzjoni urbana imma jidher li hu possibli li Villa Gollcher fil-Mosta insalvawha.

Dejjem hemm il-logħob tal-iżviluppaturi, pereżempju, li ma jiħdux ħsieb il-bini biex tiġrilu l-ħsara u eventwalment ma jibqa’ xejn x’ikun protett! Biex nevitaw dawn l-affarijiet għandna ninsistu mal-Awtorità tal-Ippjanar biex tagħti kont ta’ egħmilha. Dan billi tassigura li sidien il-propjetà ma jippruvawx jonqsu mill-obbligi tagħhom biex jirnexxielhom jevitaw milli jintlaħqu l-miri tal-pjan lokali intenzjonati biex ikunu protetti ż-żoni ta’ konservazzjoni urbana.

Jiena infurmat li minkejja dan kollu, diġa ġie iffirmat konvenju biex tinbiegħ Villa Gollcher fil-Mosta, u dan soġġett li jinħareġ permess ta’ żvilupp mill-Awtorità tal-Ippjanar għal svilupp massiċċ. Qed jissemmew miljuni kbar ta’ euro. Ilkoll nafu x’kapaċi jagħmlu l-flus!

Hemm ħafna ġonna mdaqqsa li jeħtieġilhom u jixirqilhom ikunu protetti fiż-żoni urbani tagħna li qegħdin fil-periklu li jkunu ssagrifikati u jkunu soġġetti għal żvilupp. Biex dan iseħħ irid ikun hemm il-kompliċità tal-Awtorità tal-Ippjanar, għax il-bqija dan ma jistax iseħħx. Huwa dover tagħna li nassiguraw li l-Awtorità tal-Ippjanar tkun kontinwament attenta biex dan ikun evitat f’kull ħin. L-Awtorità tal-Ippjanar għandha tkun iffukata biex twettaq dmirha ħalli l-ippjanar għall-użu tal-art ikun servizz li minnu tibbenefika l-komunità kollha.

Forsi, min jaf, il-ħarsien tal-wirt mibni tagħna ikun xi ftit iktar faċli milli hu illum.

Ippubblikat fuq Illum : il-Ħadd 12 ta’ Mejju 2019

Hands off Mosta’s Villa Gollcher

Government Ministers, and hangers-on, are queuing to share credit for the announcement regarding Ta’ Qali’s extension into the largest open space in Malta. A National Park. At the time of writing, it is not at all clear as to what is being proposed -even though the number of increasing accessible open spaces is laudable.

Time will tell whether this announcement will be used to camouflage other action, such as – for example – the chopping up of Villa Gollcher in Mosta. I am informed that this possibility, the demolition of Villa Gollcher and the redevelopment of the site, was recently discussed by a Labour Party Mosta Local Council candidate during a sparsely attended meeting for the Mosta business community. Specifically mentioned was the possibility of providing parking for 500 cars on what is currently a protected site: Villa Gollcher.

Villa Gollcher lies within the urban core of Mosta. It has a superficial area of around 13,000 square metres. Most of the area is taken up by a large garden full of citrus trees. Villa Gollcher is not scheduled. However, I was surprised to identify its protection through Policy CG09 of the Malta Central Local Plan which was approved in 2006. A pleasant surprise – which I am not accustomed to finding in the Local Plans as they have generally been used time and again to place our built heritage on the development chopping board.

The Local Plan, in fact, underlines the special provisions applicable in respect of sites which, like Villa Gollcher in Mosta, are identified as open space enclaves. In this respect, it is stated in the Local Plan, that the Planning Authority “will not consider any development or redevelopment proposals that create new independent residential/non-residential units, including garages for the parking of vehicles.” The only possible developments which may be considered are very minor ones which are aimed at converting/restoring this, and similar properties, in urban conservation areas. There may be room for minor additions compatible with Urban Conservation rules but I believe that – on the basis of the above-quoted policy – it is possible to save Mosta’s Villa Gollcher.

Of course there are the usual tricks which developers play, such as facilitating the dilapidation process through a lack of maintenance. In this respect, we should hold the Planning Authority to account: with appropriate measures it should ensure that owners of properties do not try to successfully stultify the Local Plan policies intended to protect the character of our urban conservation areas.

I am informed that, notwithstanding all this, a promise of sale has been entered into respect of Villa Gollcher, subject to the condition of the issuance of development permits for a large-scale redevelopment. Millions of euros are in play and at stake and we all know that money talks.

Many large gardens worthy of protection in our old urban areas are at risk of being sacrificed on the development chopping board. This will only be possible with the complicity of the Planning Authority and it is our duty to ensure that the Planning Authority is kept on its toes in order that this is avoided. It should be focused on carrying out its duties in ensuring that land use planning is a service from which the whole community stands to gain.

Maybe, who knows, protecting our heritage would be an easier task than it is today.

published in the Malta Independent on Sunday : 12 May 2019

Pjani Lokali tal-lastku

Meta l-Pjani Lokali kienu approvati, kien l-ewwel darba li f’Malta sar attentat biex ikun regolat l-iżvilupp fuq livell lokali bis-serjetà. Il-ħtieġa kienet ilha tinħass is-snin. L-ippjanar għall-użu tal-art b’mod professjonali, f’Malta, beda fl-1989 bil-proċess iwassal għall-ħolqien tal-Awtorità tal-Ippjanar.

Għall-bidu, kif jispjega b’mod ċar fil-pjan ta’ struttura, kien ippjanat li jkun hemm 24 pjan lokali għall-Malta u Għawdex, imma imbagħad spiċċajna b’sebgħa. Ħames Pjani Lokali kienu approvati fl-2006, bit-tnejn l-oħra jkunu approvati iktar kmieni: dak dwar il-Bajja ta’ Marsaxlokk fl-1995 u dak dwar il-Port il-Kbir fl-2002.

Meta l-pjani lokali kienu mfassla, oriġinalment għall-konsultazzjoni pubblika, kienu meqjusa bħala restrittivi għax ftit kienu jħallu lok għal diskrezzjoni. Sa dakinnhar ħadd ma kien għadu fassal il-politika dwar l-użu tal-art b’mod hekk ċar, b’mod li jnaqqas il-lok għall-abbuż kif ukoll il-poter assolut vestit f’persuna waħda:il-politku. Dakinnhar kien hemm resistenza konsiderevoli li l-affarijiet isiru b’dan il-mod. Dan jispjega għaliex dawn il-pjani lokali damu ħafna ma saru. Hija ukoll ir-raġuni li wasslet għal dak li nirreferu għalih bħala l-eżerċizzju ta’ razzjonalizzazzjoni li bħala riżultat tiegħu meded kbar ta’ art, madwar żewġ miljun metru kwadru, fil-parti l-kbira art agrikola, fl-2006, kienu ddikjarati mill-Parlament bħala li tajbin għall-iżvilupp.

Il-pjani lokali huma essenzjalment dokumenti miktuba li fihom hemm spjegata l-politika lokali dwar l-użu tal-art flimkien ma mapep li jillustraw din il-politika. Tul is-snin dawn il-pjani lokali ġew ikkumplimentati b’dokumenti oħra dwar materji speċifiċi. Kważi kollha b’ċertu ammont ta’ kontroversja marbuta magħhom. Dwar dawn ktibt diversi drabi f’dawn il-paġni.

F’Jannar 2013, wara perjodu ta’ konsultazzjoni kif trid il-liġi, l-Awtorità tal-Ippjanar kellha f’idejha dokument ieħor li kien approvat: nirreferu għalih bħala l-politka tal-flessibilità. Huwa intitolat : Partial Review of Subsidiary Plans: General Policy relating to Regeneration/Consolidation initiatives. L-iżviluppaturi (u l-periti tagħhom) flimkien mal-Awtorità tal-Ippjanar jinterpretaw dan id-dokument bħala li jagħtihom mano libera biex jiddeċiedu dwar liema huma dawk il-partijiet tal-Pjani Lokali li għandhom jinjoraw.
Sfortunatament uffiċjali tal-Awtorità tal-Ippjanar, spiss wisq, jaġixxu qieshom għandhom xi dritt divin li jiddeċiedu dwar liema huma dawk ir-regoli tal-ippjanar li għandhom japplikaw u liema huma dawk li għandhom jinjoraw.

Kaz speċifiku qam quddiem il-Bord tal-Awtorità tal-Ippjanar iktar kmieni din il-ġimgħa dwar żvilupp propost fuq biċċa art kbira fil-Mellieħa. Il-Pjan Lokali tal-Majjistral jipprovdi li ma jistgħux jinbnew lukandi fiż-żona residenzjali fejn hemm din l-art. Imma l-uffiċjali tad-Direttorat tal-Ippjanar, friski daqs ħassa, jirreferu għall-politika dwar il-flessibilità bl-addoċċ u jirrakkomandaw li l-lukanda proposta hi aċċettabbli. .

L-applikazzjoni tal-politika dwar il-flessibilità fl-ippjanar hi limitata mill-kundizzjonijiet fid-dokument imsemmi iktar il-fuq. Il-limitazzjoni prinċipali hi li l-flessibilità ma tistax tmur kontra l-linja ġenerali stabilita fil-Pjani Lokali. Għax il-politika dwar l-ippjanar għandha tkun flessibli imma mhux tkun tal-lastku!

Numru ta’ deċiżjonijiet li ħadet l-Awtorità tal-Ippjanar ibbażati fuq din l-interpretazzjoni skorretta tal-politika tal-flessibilità kienu kkontestati fit-Tribunal ta’ Reviżjoni għall-Ambjent u l-Ippjanar u fil-Qrati u kienu mħassra. Fid-dawl ta’ dawn id-deċiżjonijiet, jiena ma nistax nifhem kif l-Awtorità tal-Ippjanar ma tikkoreġix il-posizzjoni tagħha.

Inizzjalment l-applikazzjoni inkorretta tal-politika tal-flessibilità fl-ippjanar tal-użu tal-art setgħet titqies bħala żball. Imma meta dan l-iżball jibqa’ jkun repetut ma jibqax żball iżda jsir abbuż ta’ poter li għandu jkun indirizzat immedjatament.

Ippubblikat fuq Illum : il-Ħadd 3 ta’ Marzu 2019

The elasticity of the Local Plans

The Local Plans currently in force, when they were approved, were a first serious attempt in these islands to regulate development at a local level. The need had been felt for far too long. Professional land use planning in Malta started in earnest in 1989 with the process leading to the setting up of the Planning Authority.

Originally, as clearly explained in the Structure Plan, it was planned to have 24 local plans for the Maltese Islands, but we ended up with just seven. Five local plans were approved in 2006, with the other two having been approved earlier: the Marsaxlokk Bay Local Plan in 1995 and the Grand Harbour Local Plan in 2002.

When the local plans were originally drafted for public consultation they were considered as highly restrictive. It was then unheard of to clearly define policy, reducing loopholes and absolute power vested in one person, the politician. There was then considerable resistance to such a course of action. This is the major reason for the long gestation period of these plans. It is also the reason which led to what is known as the rationalisation exercise as a result of which large stretches of land, around two million square metres, mostly agricultural land, was in 2006 declared by Parliament as suitable for development.

Local plans are essentially written statements containing local land use policies and policy maps illustrating the said policies. Over the years the local plans have been buttressed by supplementary guidance with specific policy documents containing a varying degree of controversy, about which I have written extensively in these columns over the years.

In January 2013, after the statutory consultation period, planning policy acquired an additional document, commonly referred to as the flexibility policy. It is entitled: Partial Review of Subsidiary Plans: General Policy relating to Regeneration/Consolidation initiatives. Developers (and their architects) as well as the Planning Authority tend to interpret this policy document as giving them a free hand in determining the extent to which they may depart from provisions of the Local Plans.

Unfortunately, Planning Authority officials tend to assume too often that they have some God-given right to decide which planning policies to apply and which to ignore.

A specific case came before the Planning Authority Board earlier this week relative to a large site in Mellieħa. The North West Local Plan provides that no new hotels can be developed in the residential area of which this site forms part. Yet, invoking the above-quoted flexibility policy officials at the Planning Directorate did not bat an eyelid and recommended that the proposed hotel was acceptable development.

Application of the planning flexibility policy is limited by the conditions set out in the policy, primarily that the general thrust or direction given by specific policies in the Local Plan is not to be superseded. Planning policy may be flexible but it should certainly not be elastic!

A number of decisions taken by the Planning Authority based on such an incorrect interpretation of the flexibility policy have been contested in the Environment and Planning Review Tribunal as well as in Court and were reversed. Faced with such decisions I fail to understand why the Planning Authority does not correct its ways.

Initially the incorrect application of the planning flexibility policy could have been considered as a case of wrongful interpretation of policy. Repetition can only be construed as an abuse of authority and should be dealt with accordingly.

published in The Malta Independent on Sunday – 3 March 2019

Għall-MEPA, “l-iżvilupp” dejjem ġie qabel ir-residenti

MEPA_building

 

Fil-fehma tiegħi, għall-MEPA, r-residenti m’għandhom l-ebda importanza. Anzi, ħafna drabi l-attitudni hi li r-residenti qegħdin fin-nofs, joħolqu ostaklu għal dak li uħud isejħulu żvilupp.

Eżempji għandna kemm irridu. Il-power station ta’ Delimara, darbtejn. Kemm dik tal-BWSC kif ukoll tal-gass. L-iżvilupp massiċċ residenzjali ta’ Fort Cambridge, Pender Gardens, u l-Ponta ta’ Tigne (Tal-MIDI). Kollha kemm huma żvilupp insensittiv li ġie jaqa’ u jqum mir-residenti. Dan kollu hu mifrux fuq bordijiet differenti tul is-snin.

Hemm ukoll il-Port Ħieles li hu viċin wisq taż-żona residenzjali ta’ Birżebbuġa. Tant li l-istorbju tal-ħidma fit-terminal tal-Port Ħieles tinstema minn diversi partijiet ta’ Birżebbuġa. Bħalma jhezzez kull m’hemm id-dredging li jsir f’kull ħin tal-ġurnata, bla rispett lejn ħadd.

Il-bieraħ quddiem il-Bord tal-MEPA kien hemm laqgħa oħra imqanqla dwar waħda mill-applikazzjonijiet li għadhom pendenti dwar il-Port Ħieles. Kont hemm nassisti lill-Kunsill Lokali ta’ Birżebbuġa. Diversi membri tal-Bord tal-MEPA għadhom ma jistgħux jifhmu għaliex kull min hu assoċjat ma’ Birżebbuġa ma tantx għandu opinjoni tajba tal-MEPA. Ilkoll niftakru kif f’April tal-2014 il-Bord tal-MEPA b’maġġoranza kbira kien approva emenda għall-permess ambjentali tat-terminal tal-Port Ħieles biex jippermetti tiswijiet fuq oil rigs u vapuri fil-Port Ħieles . Kien biss wara li qamu r-residenti ta’ Birżebbuġa li l-Gvern ġie f’sensieh u li l-management tat-terminal tal-Port Ħieles irtira mill-posizzjoni tiegħu billi rrinunzja għall-emendi li kienu għadhom kif ġew approvati.

Dan kollu hu diffiċli li jintesa għax l-istess nies li ħadu dawn id-deċiżjonijiet għadhom hemm. L-hekk imsejjaħ żvilupp dejjem ingħata prijorità.  Għax r-residenti m’humiex meqjusa importanti.

Sadanittant il-bieraħ il-Bord tal-MEPA, wara li sema’ l-ilmenti kontra l-mod kif ftit ftit l-iżvilupp tal-Port Ħieles qed joħnoq lill-Birżebbuġa,  ma ħax deċizjoni għalissa u talab iktar informazzjoni. Din mhux l-ewwel darba li ġrat. Anke l-Bord ta’ qablu ġieli għamel hekk. Issa naraw xi jmiss!

M’hemmx silġ fuq Kemmuna

Comino

 

Issa mhux fuq l-isfidi tas-silġ.

Imma fuq l-għajdut persistenti li jidher li issa jmiss li tkun Kemmuna li titħarbat. It-triq illegali li saret f’Kemmuna u li ħadd ma nduna biha hi biss il-bidu.

Wara l-ispekulazzjoni ta’ kull rokna u toqba ta’ Malta jidher li dal-waqt tmiss id-daqqa ta’ Kemmuna. Jidher li qed jinħema l-ħsieb li jwaqqgħu u jiżviluppaw mill-ġdid il-Lukanda ta’ Kemmuna u l-bungalows ta’ madwarha.  Hemm min investa u issa jrid isarraf l-investiment li għamel. Għax l-investiment jeħtieg li jirrendi, mhux hekk?

Ħa naraw x’inhu ġej.

Snippets from AD’s electoral manifesto: (5) Development and Land Use

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The following extract is taken verbatim from Chapter 14 of AD’s Electoral Manifesto

Development and Land Use.

The results of the 2011 Census have not yet been published. It is however very clear that when the result is known the number of vacant residential properties shall be well in excess of the 53,000 vacant dwellings documented in the 2005 Census. This clearly shows how the building industry was given a free rein, building in an uncontrolled manner with substantially more land being built up.

The Census results should be taken note of and lessons should be learnt. It should not be ignored as the 2005 Census was in relation to building and land use.

In view of this large number of vacant residential units AD insists that there is no need of large scale residential projects and it shall thus propose a moratorium on this type of development. It is also necessary that the rationalisation exercise through which additional land for development was identified in 2006 should be reversed in all those cases where land so identified has not yet been developed.

The increase in permissible heights for development in various localities which was brought into effect by the Local Plans approved in 2006 should be reversed. In these cases land speculators are placing in the shade various residential areas and as a result they are ruining investments which Maltese families have made in solar energy technology.

The construction of penthouses should be discouraged in order that roofs can be better used for the generation of solar energy.

L-Estratt segwenti hu mehud kelma b’kelma mill-Kapitlu 14 tal-Manifest Elettorali ta’ Alternattiva Demokratika

Il-Bini u l-Użu tal-Art

Ir-rizultat taċ-ċensiment tal-2011 għadu mhux ippubblikat. Iżda huwa ċar li meta ser joħroġ dan ir-riżultat in-numru ta’ postjiet residenzjali vojta ser ikun ferm ikbar mit-53,000 li kienu irriżultaw fiċ-ċensiment tal-2005. Dan juri kemm l-industrija tal-kostruzzjoni tħalliet għal riħha, tibni bl-addoċċ u bir-riżultat li iktar art inbniet.

Ir-riżultat taċ-ċensiment irridu nieħdu l-lezzjonijiet minnu, mhux kif ġara bir-riżultat taċ-ċensiment tal-2005 li prattikament ġie injorat fil-qasam tal-bini u tal-użu tal-art.

Fid-dawl ta’ dan in-numru ta’ postijiet vojta, Alternattiva Demokratika tinsisti illi ma hemmx ħtieġa ta’ proġetti residenzjali ġodda fuq skala kbira u għaldaqstant qed tipproponi moratorju fuq dan it-tip ta’ żvilupp. Hemm ħtieġa ukoll li l-proċess li bih żdiedu bosta artijiet għall-iżvilupp fl-2006, magħruf bħala l-proċess tar-razzjonalizzazzjoni, safejn ma bediex il-proċess ta’ bini fuq dawn l-artijiet għandu jitreġġa’ lura.

Għandu jitreġġa’ lura l-għoli ta’ bini permissibli f’diversi partijiet ta’ Malta li sar permezz tal-Pjanijiet Lokali approvati fl-2006 u li bħala riżultat tagħhom spekulaturi qed jidfnu diversi żoni residenzjali fid-dell u jagħmlu ħerba minn investimenti tal-familji Maltin fit-teknoloġija tal-enerġija solari.

Il-bini tal-penthouses għandu jkun skoraġġit u dan biex il-bjut ikunu jistgħu jintużaw għall-ġenerazzjoni ta’ enerġija solari.

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