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

Land use planning: regulated by greed

Manikata is once more under threat. Almost one year ago, in these same columns I had written about the kebab man who had managed to ruin the surroundings of the small Manikata Chapel. [The kebab man and his business partner. TMIS 28 August 2022]

In order to succeed, the kebab man required the approval of the Planning Authority, which was forthcoming. The Archdiocese of Malta first objected to the development and subsequently withdrew it. The development which dwarfed the Manikata Chapel was also deemed acceptable to the Superintendence of Cultural Heritage which also withdrew its earlier objection to the development.

It was then revealed in the media that the business partner of the kebab man was the architect in charge of the development, with a 50 per cent stake in the shareholding of the company in charge of the development: Jake Developments Limited. More than twelve months down the line the authorities responsible for monitoring the professional ethical behaviour are still silent on the matter. Their silence has transformed them into accomplices.

This case in Manikata is not the only instance wherein the architect in charge of a specific development had a direct interest in the fruits of the development through a part ownership of the project. It is pertinent to remember that in the Santa Venera/Ħamrun development which led to the death of Miriam Pace, the architect in charge of the project had a 10 per cent share in the development through his stake in the company MCZMC Developers Limited. 42 months have gone by and the matter is apparently forgotten. I have already pointed this out in these columns in an article entitled The architect-developer (TMIS 8 March 2020).

These specific cases are the most obvious ones through which the authorities once more clearly signal that they don’t care. The occasional declaration by the Prime Minister that he is determined to ensure standards means nothing as his words have practically never been matched by appropriate action. The same goes for the Chamber of Architects which continuously ignores the role of greed in eroding  professional ethics in its ranks.

We are now faced with another Manikata application, this time a planning control application. This new application seeks to intensify the permissible development in the area close to the Grade 1 iconic Manikata Church designed by Richard England in the 1960s. 

The new application seeks to transform an area within scheme from one suitable for residential villa development to one for terraced development. This would signify intensifying the permissible development through permitting more blocks of flats in the area.

Given that, according to the submitted drawings a substantial part of the site under consideration is public property it is difficult to understand how this planning control application has proceeded so far without having some form of consent of the Lands Authority. Planning Control applications (as far as I am aware) require the consent of 75 per cent of the land owners involved to proceed thus far. It therefore would be logical to assume that the Lands Authority has a lot of pending explanations!

The rape of Manikata is not unique. It is ongoing all around the islands. It is made possible by a Planning Authority which, quite some time ago, ditched its land use planning functions and instead adopted a different function: that of an authority which just issues development permits: in many cases haphazardly.

In the past weeks the Court of Appeal has cancelled a number of development permits, as a result indicating that the Planning Authority is many a time in breach of its own rules.

The way forward is not easy. Some weeks ago, the Prime Minister had declared that he was about to embark on another reform of the Planning Authority. It will be another opportunity for more empty talk and more declarations on the need to protect the environment, none of which is reinforced by specific action.

We have been there before, year after year. After each reform carried out the resulting mess increased. Declarations made have never been matched with appropriate action. The end result is the rape of not just Manikata but of each and every one of the towns and villages of the Maltese islands.

The future is bleak. It will remain so until the political will to act crops up. But then, most probably, there will be nothing left to protect.

A clear pattern exists. Greed has long taken over land use planning.

published in The Malta Independent on Sunday: 20 August 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

Is-skiet tal-Ministri fiż-Żurrieq

L-attivisti li waħħlu messaġġ mal-uffiċini tal-Ministri Miriam Dalli u Stefan Zrinzo-Azzopardi, fiż-Żurrieq, għamlu sewwa. Bil-bibien kollha magħluqin dan kien l-uniku mod kif setgħu jikkomunikaw mar-rappreżentanti tagħhom fil-Parlament: mal-Ministri tagħhom.

Il-messaġġ li wasslu lill-Onorevoli Ministri ifakkarhom li huma kienu siekta waqt il-kontroversja dwar l-art tan-Nigret. Wara kollox huma responsabbli politikament għal dak li għaddej. Stefan Zrinzo-Azzopardi bħala Ministru għall-Ippjanar tal-Użu tal-Art u Miriam Dalli bħala Ministru għall-Ambjent.

L-attivisti setgħu żiedu lit-tielet Ministru, Robert Abela. Anke hu jiġi elett mill-ħames distrett elettorali li minnu ż-Żurrieq jifforma parti.

Matul dawn l-aħħar għaxar snin, il-Partit Laburista ma għamel xejn biex jaġġusta, jemenda, inkella jħassar il-pjan ta’ razzjonalizzazzjoni li kien ippreżenta fil-Parlament George Pullicino fl-2006, dakinnhar Ministru responsabbli kemm għall-Ippjanar għall-Użu tal-Art kif ukoll għall-Ambjent. Robert Abela, dakinnhar, kien wieħed mill-konsulenti tal-Awtorità tal-Ippjanar permezz tad-ditta legali ta’ missieru Abela & Stafrace.

Il-PN, li, bħalissa, fil-Parlament, qed ixerred id-dmugħ tal-kukkudrilli dwar id-drittijiet ambjentali tagħna hu resposabbli għal din il-mandra li qed tiżviluppa quddiem għajnejna. Il-Partit Laburista, min-naħa l-oħra, li fil-Parlament fis-sajf tal-2006 kien ivvota kontra l-proposta tar-razzjonalizzazzjoni ukoll irid jerfa’ parti mit-tort, għax għal għaxar snin sħaħ ma għamel xejn dwar din il-problema. Ħalla kollox miexi waħdu.

Mill-Qrati hemm bosta deċiżjonijiet li juru li ma jkun hemm l-ebda dritt għal kumpens kemm-il darba il-pjan ta’ razzjonalizzazzjoni kellu jitħassar immedjatament. Imma l-Labour fil-gvern, kontinwament jipprova jbeżża’ bil-babaw tal-kumpens biex jipprova jiġġustifika għala ma għamel xejn dwar dan.   Għaxar snin ta’ skiet li matulhom żewġ miljun metru kwadru ta’ art ingħataw għall-iżvilupp. Żewġ miljun metru kwadru li sal-2006 kienu kollha ODZ, jiġifieri barra miz-zona ta’ żvilupp.

Waħda, waħda, qed induru diversi lokalitajiet li, illum, 17-il sena wara li l-Parlament approva l-pjan ta’ razzjonalizzazzjoni bdew iħossu l-impatti tiegħu. Iż-Żurrieq missu wara Marsaskala, l-Iklin, Marsaxlokk, il-Mosta, Santa Luċija, Ħ’Attard, is-Swieqi u bosta lokalitajiet oħra. Bla dubju ser ikun hemm iktar lokalitajiet li jintlaqtu għax il-Labour m’għandux il-kuraġġ li jmur fil-Parlament biex iħassar il-pjan ta’ razzjonalizzazzjoni. Jippreferi jilgħab bis-€700 miljun, jikkonvinċi lilu nnifsu li taparsi qiegħed joħloq xi spazji miftuħa ġodda, meta, kien ikun ferm iktar effettiv kieku beda biex iddefenda l-kampanja, l-ispazju miftuħa li diġa għandna għax ipprovdietu n-natura bla ħlas.

Min-naħa l-oħra, il-PN irid jipprova jingħoġob ma kulħadd. Il-Membri Parlamentari Nazzjonalisti li jiġu eletti mill-Ħames Distrett (Toni Bezzina u Stanley Zammit) kienu in-Nigret b’appoġġ u b’solidarjetà mar-residenti.  Imma ftit siegħat wara, il-kelliemi tal-PN għall-politika dwar l-ippjanar tal-użu tal-art, (Stanley Zammit) iddikjara bi kliem ċar daqs il-kristall li l-PN kien għadu favur il-pjan ta’ razzjonalizzazzjoni u ma jrid li jinbidel xejn minnu.  Għall-PN jigifieri l-art tan-Nigret għandha tinbena.  Ma nafx x’ġew jagħmlu n-Nigret!

Flimkien, il-PLPN huma responsabbli għall-ħerba li qed tiżviluppa quddiem għajnejna. Il-PN fil-gvern ħoloqha. Il-Labour fil-gvern sostniha u dan meta seta faċilment ġiebha fit-tmiem, darba għal dejjem.

ADPD hu l-uniku partit politiku li b’mod ċar u konsistenti tkellem favur it-tmiem tal-pjan ta’ razzjonalizzazzjoni u l-qerda ta’ żewġ miljun metru kwadru ta’ art, il-parti l-kbira raba’. L-oħrajn, kontinwament iddefendew ir-rebgħa u l-iżvilupp esaġerat. L-effett ta’ dan kollu jista’ jarah kulħadd: qerda tal-kampanja, il-ftit li għad baqa’.

ippubblikat fuq Illum: 11 ta’ Ġunju 2023

In Żurrieq the Ministers are silent

The activists who fixed banners outside the Zurrieq constituency office of Ministers Miriam Dalli and Stefan Zrinzo-Azzopardi were right in what they did. All other channels being closed, this was the only way they could communicate with their parliamentary representatives, “their ministers”.

The message conveyed to the Honourable Ministers underlined their silence in view of the Nigret land controversy for which the two Ministers are currently politically responsible. Zrinzo-Azzopardi as Minister for Land Use Planning and Dalli as Minister for the Environment.

The activists could easily have added a third Minister, Robert Abela. He too is elected from the fifth electoral District of which the Żurrieq locality forms part.

During these last ten years, the Labour Party, did nothing to adjust, amend or repeal the rationalisation exercise piloted through parliament by George Pullicino in 2006 when he was the Minister responsible for both Land use Planning and the Environment. Robert Abela was then one of the Planning Authority’s legal advisors through his father’s  legal firm Abela & Stafrace.

The PN in Parliament, now shedding crocodile tears on our environmental rights is primarily responsible for the developing land use planning mess. Yet the Labour Party, whose Members of Parliament voted against the rationalisation proposal way back in summer of 2006, have to shoulder the blame too, as for ten whole years they did nothing about it. They did nothing to translate their party’s political stance to concrete action.

As evidenced by a never-ending case law, no compensation whatsoever would be due if the rationalisation exercise is immediately abrogated. Yet the labour party in government continuously uses the fear of compensation to absolve itself of not acting for ten whole years. Ten years of silence, during which each and every one of the two million square metres taken up by the rationalisation exercise is slowly being developed. This is a two million square metres area which until 2006 was an area outside the development zone (ODZ).

One at a time we have been at a multitude of localities which today, 17 years after Parliament approved the rationalisation exercise, are feeling the pinch. Żurrieq follows Marsaskala, Iklin, Marsaxlokk, Mosta, Santa Luċija, Attard, Swieqi and many other localities. More will undoubtedly follow as Labour in Parliament does not have the courage to proceed with the cancellation of the rationalisation exercise. It prefers to play around with €700 million thinking that it is creating new “open spaces” when it can be much more effective if it starts by defending the countryside, the existing open space provided by nature for free.

The PN on the other hand excels at a particular sport: simultaneously running with the hares and hunting with the hounds. Its fifth district Members of Parliament (MPs Toni Bezzina and Stanley Zammit) were present at in-Nigret in a show of solidarity with the residents. Yet some hours later, its spokesperson on land use planning (Stanley Zammit) declared in crystal clear language that the PN was all for more development in the ODZ land annexed as a result of the rationalisation exercise! Why, then, did they turn up at Nigret?

The PLPN are together jointly responsible for the developing mess. PN in government created it, and Labour in government is now sustaining it when they can very easily bring it to an end, once and for all.

ADPD is the only political party which has clearly and repeatedly advocated the cancellation of the rationalisation exercise and the ruin of two million square metres of land, mostly agricultural. The others have continuously defended greed and overdevelopment, in the process slowly ruining the countryside that we have left.

Published in The Malta Independent on Sunday: 11 June 2023

Il-burokrazija u l-Belt ta’ Stivala

Xahar wara l-ieħor jibbumbardjawna bi statistika dwar kuntratti ta’ bejgħ tal-propjetà inkella dwar in-numru ta’ konvenji. Dan l-aħħar qieshom inbidlu ftit in-numri b’mod li beda jidher li l-bejgħ qed jonqos.  Dak li jmexxi l-assoċjazzjoni tal-iżviluppaturi qalilna li hi l-burokrazija li qed ittellef ir-ritmu tal-bejgħ.  

Il-proċess tal-permessi għall-iżvilupp, ġeneralment, hu iffukat fid-direzzjoni tar-rgħiba. Ħolqu regoli msejħa regoli tal-flessibilità biex isibu mod kif iduru mar-regoli tal-iżvilupp li oriġinalment saru bl-iskop li jħarsu t-tessut urban u l-kwalità tal-ħajja tal-komunità residenzjali.  Per eżempju, żona intenzjonata għal taraġ pubbliku fil-pjan lokali għall-Gżira għamel il-wisa’ biex tinbena lukanda. Dan qed isir f’żona residenzjali, jiġifieri fejn suppost jinbnew biss djar għan-nies.  Din il-flessibilità estrema fl-ippjanar għall-użu tal-art qed igawdu minnha l-Grupp tal-Kumpaniji Stivala. Dan ngħidu b’referenza għall-parti ta’ fuq ta’ Triq Moroni: żona li r-residenti tal-Gżira illum isibuha bħala l-Belt Stivala. Minkejja dan kollu l-kap tal-MDA għandu l-wiċċ li jilmenta! Qiesu dan mhux biżżejjed.

Żviluppaturi fil-Mellieħa mhumiex daqstant fortunati bir-regoli tal-flessibilità għax lukanda li ħarġilha permess ta’ żvilupp f’ċirkustanzi simili laqqtita meta l-Qorti tal-Appell ħassret il-permess. Il-permess ta’ żvilupp għal lukanda fil-Belt ta’ Stivala għandha ċans li jkollha l-istess destin bħall-dak tal-Mellieħa fil-futur qarib. Għalkemm l-applikazzjoni għall-permess ġie approvat madwar ħames xhur ilu  (PA5962/21) il-permess ta’ żvilupp għadu ma ħarigx.

Kultant l-opinjoni pubblika tiġiha waħda żewġ! Il-protezzjoni riċenti permezz ta’ skedar ta’ Palazzino Vincenti f’San Ġiljan hi materja oħra ta’ kunflitt bejn ta’ Stivala u l-burokrazija tal-ippjanar. Għadu kmieni wisq biex wieħed jista’ jgħid li dan hu każ magħluq.  B’ansjetà u biża’ nistenna l-passi li jmiss, u dan minkejja li hemm xi forma ta’ skedar tal-wirt li ħalla warajh l-Perit Vincenti.

Ta’ Stivala kienu qed jippjanaw li jħottu Palazzino Vincenti u floku, f’San Ġiljan, jiżviluppaw lukanda oħra.  F’Diċembru 2022 Palazzino Vincenti kien protett temporanjament fi Grad 1 permezz ta’ Ordni ta’ Konservazzjoni ta’ Emerġenza.  Din il-protezzjoni temporanja issa spiċċat u flokha għandna protezzjoni fi Grad 2 fuq bażi permanenti kif deċiż mill-Awtorità tal-Ippjanar ix-xahar li għadda. Din mhiex aħbar tajba għax issa probabbilment ser nispiċċaw  bil-faċċata biss ta’ Palazzino Vincenti: ġewwa jispiċċa kollu.

Għal dawk li ferħu bl-aħbar tal-protezzjoni imħabbra, naħseb li għaġġlu. Probabbilment hu biss l-iżviluppatur u l-konsulenti tiegħu li għandhom għax jgħorku jdejhom għax mhux ser ikunu wisq il-bogħod milli jilħqu l-miri tagħhom.

F’dan il-kaz ukoll il-burokrazija tal-ippjanar mhux ser ikun irnexxielha milli żżomm lil ta’ Stivala milli jagħmlu ħerba mill-wirt nazzjonali. Kollox bil-barka tal-Awtorità tal-Ippjanar.

Il-burokrazija tal-ippjanar li minnha jilmenta l-Kap tal-MDA l-anqas ma kienet tidher b’nemes meta ta’ Stivala ġiehom il-ħsieb li jġebbdu l-iżvilupp sat-tarf tal-kosta. Tiftakru? Erba’ snin ilu f’din il-paġna, f’artiklu ntitolat : Il-ħarsien tal-kosta: ma hemmx rieda politika (Illum: 14 t’ April 2019) kont ktibt dwar il-permess ta’ żvilupp tal-blokk bini fejn kien hemm ir-restorant Piccolo Padre mal-kosta ta’ San Ġiljan. Kont emfasizzajt dan li ġej: “L-iżvilupp in kwistjoni ngħata permess fuq art mal-kosta.  B’żieda ma dan …………………. jidher ċar li l-binja tibqa’ ħierġa fuq il-baħar.  Jidher li l-Awtorità tal-Artijiet l-anqas biss tniffset dwar dan.” Minkejja dak li jgħid il-Kap tal-MDA, il-burokrazija tal-ippjanar (u l-kuġini tagħha) kontinwament tagħmel il-wisa’ għal żvilupp bla rażan.  

Din hi l-effettività tal-burokrazija: dejjem fuq in-naħa tar-rgħiba.

ippubblikat fuq Illum: 28 ta’ Mejju 2023

Bureaucracy and Stivalaland

Month in month out we are inundated with the latest statistics on property contracts or “promise of sale” agreements. Recently we have had some blips with statistics indicating that property sales were possibly diminishing. Out comes the Malta Developers Association (MDA) supremo thundering that bureaucracy is holding back property deals.

The development permitting process is, generally, greed oriented. It has resulted in so-called flexibility policies which seek to facilitate going around development policy restrictions intended to protect the urban fabric and the quality of life of the residential community. For example, an area earmarked for a public staircase in the Gżira local plan was transformed into a hotel. This is taking place in a residential area where only residences ought to have been permitted. The beneficiary of such land use planning extreme flexibility is the Stivala Group of Companies. I am referring to upper Moroni Street in Gżira, which area has nowadays been labelled as Stivalaland by Gżira residents. Yet the MDA supremo has the cheek to complain.

Developers in Mellieħa were less lucky with flexibility bureaucracy as a hotel permitted in similar circumstances has seen its development permit being recently revoked by the Court of Appeal. The Stivalaland hotel permit in Gżira may possibly meet the same fate in the not-too-distant future as although it has been approved by the Planning Commission some 5 months ago (PA5962/21) the development permit has not been issued yet. Consequently, the time frame for objectors to commence the appeal process has not yet commenced.

Occasionally public opinion manages to pull a fast one. The recent scheduling of the Palazzino Vincenti landmark at St Julians is another area of conflict between the Stivala brand and planning bureaucracy. It is still too early to consider this as a closed case. One awaits with trepidation the next steps notwithstanding the scheduling of the Vincenti masterpiece.

The Stivala brand had planned to pull down Palazzino Vincenti and to develop yet another hotel in St Julians. On 12 December 2022 Palazzino Vincenti was temporarily protected at Grade 1 level through an Emergency Conservation Order. This temporary protection has now been lifted and downgraded to a Grade 2 protection on a long-term basis as decided by the Planning Authority last month. This is extremely bad news as it signifies that most probably only the elevation of this landmark will be preserved: its interior will be gutted. Those who rejoiced at this level of protection were ill-advised. I think that it will be the developer and his advisors who will eventually have the last laugh as they will not be too far from their original objectives!

In this specific case planning bureaucracy will, once more, not be preventing the Stivala brand from making mincemeat of our national heritage, with the Planning Authority’s blessing. And yet the MDA supremo complains.

The planning bureaucracy which the MDA supremo complains about was nowhere to be seen when the Stivala brand sought to stretch development as close as possible to the shoreline. Do you remember? Four years ago, in these very columns, in an article entitled: Protecting Our Coast: No political will in sight (TMIS: 14 April 2019) I had written about the development permit relative to the building block of which the restaurant Piccolo Padre along the St Julian’s coastline forms part. I had then emphasised as follows: “The development in question has been permitted on a footprint starting along the coastline itself. In addition, ………………… planning permission issued by the Planning Authority includes part of the approved structure protruding over the sea. Not even a whimper has been heard from the Lands Authority on the matter.”

Contrary to what the MDA supremo says land use planning bureaucracy, and its cousins, continuously make way for unbridled development.

That is the extent of how effective the bureaucracy is, practically always on the side of greed.

published in The Malta Independent on Sunday: 28 May 2023

In-Nigret: more agricultural land to be bulldozed

The local plans are seven in number. They are supplemented by a land use planning rationalisation exercise. This consists of the identification of land outside the development zone (ODZ), approximately 2 million square metres in area, on the outskirts of existing urban areas and settlements all over the islands. In July 2006, Parliament, decided that this ODZ land was suitable for development.

The PN led government had then proposed and voted in favour of developing this ODZ land with the Labour Opposition voting against the proposal. But come March 2013 nothing changed as a result of the change in government. Notwithstanding that Labour in Opposition had voted against the proposal, the ODZ land remained within the development zone. All two million square metres of it. As aptly underlined by Giuseppe Tomasi di Lampedusa in his Il Gattopardo: the more things appear to change the more they remain the same. Greed is in fact colour blind.

Today, almost 17 years after the event, our local communities are realising what that Parliamentary vote signifies. Together with my colleagues I have been all around the island on a regular basis discussing with residents the resulting overdevelopment which is eating up agricultural land at a fast rate. Most localities are impacted.

This week it is the turn of agricultural land at In-Nigret, on the outskirts of Żurrieq, where more agricultural land will soon be cleared for development. Residents are up in arms as they have realised that another 14,960 square metres of arable agricultural land will be shortly developed. Two particular applications for planning control have been submitted (PC85/18 and PC49/19). The former application has already been approved last year while the second application will be considered shortly: it has already been recommended for approval by the Planning Directorate at the Planning Authority.

The planning process currently in hand is concerned with zoning and with determining the extent of permissible development, that is the permissible height and the development density. The development has however already been approved in principle 17 years ago. Unfortunately, notwithstanding the efforts of my party as well as those of environmental NGOs, residential communities ignored the warning signs staring them in the face. Now that the threat of destructive development is approaching individual communities, they are realising that they have been taken for a ride for quite some time. They are now awakening from their blissful slumber, suddenly realising that those whom they trusted all along have betrayed them by giving up for development the open spaces surrounding our settlements and urban areas.

Giving up agricultural land for building development does not make any sense. This is not just an objective argument in favour of protecting agricultural land. It is also essential to protect the green lungs around our urban areas and settlements.

What sense does it make to embark on a €700 million spending spree on the greening of our urban environment and then, simultaneously to bulldoze through our fertile fields? Project Green, if it is to have any worth should first and foremost seek to protect our existing green lungs. This applies not only to the Nigret fields facing the bulldozer in the coming months. It also applies all around the islands to each and every one of the two million square metres of ODZ land which Parliament, 17 years ago, earmarked for development.

The question being asked is: what can be done about it? Is it not too late to act after 17 years? There are very few avenues which can be explored at this late hour but there are some possibilities which hopefully can be utilised to defend the little we have been left with. 

published in The Malta Independent on Sunday: 21 May 2023

Il-kosta (u madwarha) tagħna lkoll

Il-pubblikazzjoni riċenti tar-rapport dwar l-impatti ambjentali (EIA)  tal-proġett ta’   Villa Roża fil-Bajja ta San Ġorġ San Ġiljan ser terġa’ tiftaħ beraħ id-dibattitu dwar il-proġett tal-grupp dB f’Pembroke kif ukoll dwar il-Masterplan ta’ Paceville li kien abbandunat madwar sitt snin ilu, riżultat ta’ dibattitu intensiv li fih kienet involuta attivament is-soċjetà ċivili.

Għal darb’oħra il-proposta ċentrali ta’ żvilupp hi l-kummerċjalizzazzjoni intensiva tal-kosta kif ukoll madwarha, u dan apparti l-impatti konsiderevoli fuq iz-zona kollha.

Il-proposta tikkonċerna medda kbira ta’ 47,572 metri kwadri bi żvilupp propost li jikkonċerna t-turiżmu, id-divertiment flimkien ma’ użu kummerċjali, primarjament  uffiċini. Dan hu propost li jsir f’żona li diġa hi iffullata, prattikament is-sena kollha.

Ir-rapport dwar l-impatti ambjentali fih numru ta’ studji dwar diversi aspetti ta’ relevanza għall-proġett propost. Wieħed minn dawn hu analiżi ekonomika mħejji minn E-Cubed Consultants. Kif mistenni, dan l-istudju jitkellem f’termini pożittivi ħafna tal-proġett. Studji ta’ din ix-xorta li kapaċi jiġġustifikaw kollox, issa drajnihom!  Dan l-istudju jinjora kompletament  l-impatti li l-proġett ta’ Villa Roża ser ikollu fuq l-infrastruttura pubblika. Dawn l-impatti huma spiża li jridu jagħmlu tajjeb għalihom il-fondi pubbliċi. L-impatti tal-proġett innifsu huma sostanzjali. Imma meta tarahom b’mod kumulattiv ma’ dawk iġġenerati minn proġetti oħra kbar ippjanati għaż-żona huma enormi.

Dan hu kaz ieħor fejn il-profitti jmorru fil-but tas-settur privat imma hu mistenni li l-kaxxa ta’ Malta terfa’ l-ispejjes għall-iżvilupp meħtieġ tal-infrastruttura biex huma jkunu jistgħu jinqdew. Dwar dan, l-istudju ta’ E-Cubed hu sieket.

Dan x’mudell hu? Kif ġie indikat b’mod ċar minn studju ta’ Deloitte dwar it-turiżmu f’Malta, studju li kien ikkummissjonat mill-Assoċjazzjoni tal-Lukandi (MHRA), ser inkunu neħtieġu 4.7 miljun turist fis-sena biex jintużaw is-sodod li diġa hawn inkella li huma ippjanati! Dan ġenn, għax il-pajjiż ma jiflaħx għall-piż iġġenerat fuq l-infrastruttura kemm-il darba in-numru ta’ turisti li jżuruna jirdoppja.

Anke l-Gvern ħabbar mira ta’ tlett miljun turist, mira li hi għolja ħafna. Kieku l-Awtorità tat-Turiżmu għandha nitfa serjetà fit-tmexxija tagħha kienet tieħu passi biex trażżan l-iżvilupp sfrenat li għaddej fl-industrija u li fl-aħħar ħsara biss jagħmel. Ir-rebgħa imma m’għandiex limitu u qed twassal għal ħsara kbira għall-pajjiż.

Il-kummerċjalizzazzjoni tal-kosta u taz-zona madwarha teħtieġ li tieqaf qabel li din tibla l-ftit spazji miftuħa li għad baqa’ madwar l-istess kosta.

Permezz ta’ emendi li kienu saru għall-Kodiċi Ċivili f’dik li hi magħrufa bħala l-liġi tad-dimanju pubbliku l-Parlament kien approva leġislazzjoni biex jipproteġi l-kosta u bħala riżultat ta’ hekk iżid l-aċċess għall-pubbliku. Dan kien kollu daħq fil-wiċċ għax fil-prattika ma sar xejn. Kieku din il-leġislazzjoni qed taħdem, proġetti bħal dan ta’ Villa Roża ma jsirux għax dawn imorru kontra kemm il-kelma kif ukoll l-ispirtu tal-liġi.

Għaddej sforz kontinwu biex il-kosta tkun ikkumerċjalizzata.  Xi żmien ilu kellna l-proposta għall-marina ta’ Marsaskala. Kellna ukoll il-proposti dwar Manoel Island, dwar il-Bajja tal-Balluta, il-Waterfront tal-Birgu (inkluż il-marina) u l-marina għall-jottijiet fil-Kalkara u dan flimkien ukoll mal-Waterfront tal-Belt Valletta.

Ma dan wieħed irid iżid il-kummerċjalizzazzjoni sfrenata li għaddejja tal-ispazji pubbliċi mal-kosta, inkluż il-bankini.

L-art pubblika qed tkun kontinwament ittrasformata fi profitti għas-settur privat, ħafna drabi għal ftit magħżulin. Fi prattikament il-każi kollha, ħadd ma jagħti kaz tal-kwalità tal-ħajja tar-residenti. Dawn qed ikun kompletament injorati. Xi drabi r-residenti saħansitra jinbeżqu l-barra miz-zoni residenzjali.

Issa għaddew madwar erba’ snin minn meta l-Parlament approva l-leġislazzjioni biex iħares il-kosta. Biex din il-liġi tkun tista’ titwettaq  l-għaqdiet ambjentali ppreżentaw dokumentazzjoni dwar iktar minn għoxrin sit mal-kosta li jimmeritaw li jkunu mħarsa. Ninsab infurmat li dawn l-għaqdiet ambjentali ippreżentaw ukoll riċerka estensiva dwar min jippossjedi din l-art. Hi ta’ sfortuna li t-tkaxkir tas-saqajn tal-Awtorità tal-Artijiet u tal-Awtorità tal-Ippjanar qed iżżomm u tostakola l-ħidma meħtieġa biex din il-liġi li tipproteġi l-kosta titwettaq. Dan qed isir ukoll fejn ma hemm l-ebda dubju li l-art  hi propjetà pubblika.

Għalfejn isiru dawn il-liġijiet jekk ma hemm l-ebda intenzjoni biex dawn ikunu implimentati?

Jeħtieġ li niċċaqalqu jekk irridu nkunu f’posizzjoni li nħarsu dak li fadal mill-kosta u z-zoni ta’ madwarha, u dan qabel ma jkun tard wisq. Sfortunatament ma hemmx rieda politika dwar dan. Il-Gvern u l-awtoritajiet tiegħu iqiesu l-kosta u z-zona kostali bħala magna biex tagħmel il-flus. Din hi l-viżjoni li qed isegwu fi sħubija kontinwa mal-forzi spekulattivi.

ippubblikat fuq Illum: 26 ta’Marzu 2023

The coast and coastal areas belong to all of us

The recent publication of the EIA for what is commonly referred to as the Villa Rosa project at St George’s Bay St Julians brings us back to the dB Pembroke project debate as well as the Paceville Masterplan aborted some six years ago as a result of an intensive debate which involved heavily civil society.

Once more the issue is a development proposal which seeks further intensive commercialisation of the coast and the coastal area. In addition, the impacts on the surroundings are substantial,

The proposal involves a massive 47,572 square metres footprint with a proposed development mix of tourism, leisure and business uses in an area which is already saturated and as a result overcrowded at practically all times of the year.

The EIA contains a number of studies relative to a multitude of aspects. One of these studies is an economic analysis by E-Cubed Consultants. As expected, this study gives a glowing economic endorsement of the project. We have become used to such studies which seem to be able to justify anything. In arriving at its conclusions this study, completely ignores the impacts which the Villa Rosa project will have on the public infrastructure and on the fact that this will have to be made good for by the public coffers. The impacts are substantial when the project is viewed on its own but they assume enormous proportions when viewed cumulatively with the impacts generated by other major projects already in hand or in the pipeline for the area.

This is another case of profits being channelled to the private sector with the public purse being expected to foot the bill for the infrastructural development required. E-Cubed are completely silent on the matter.

Is this the tourism model for the future? As clearly indicated by the Deloitte study on the tourism carrying capacity in the Maltese islands, commissioned by MHRA, at the end of the day we would require 4.7 million tourists per annum if existing and projected tourism projects are to have around an 80 per cent occupancy. This is pure madness: it would signify a more than doubling of the current number of  tourist arrivals.

Even the government stated target of 3 million tourists per annum is too high. If the Malta Tourism Authority (MTA) was anything close to serious it would have by now have taken urgent action to curtail the unrestrained development spree of these speculative developers. Their greed has no limits. It is driving this country towards a complete ruin.

The commercialisation of the coast and coastal areas has to stop before it engulfs the few open spaces left undeveloped in the vicinity of the coast.

Through amendments to the Civil Code in what is known as the Public Domain Act Parliament has approved legislation to protect the coast and to increase access to the public as a result. This legislative action unfortunately has so far proven to be another gimmick. If it were to be in any way effective this legislation would have nipped in the bud the proposed Villa Rosa development as it goes against both the letter and the spirit of this legislation.

A continuous effort to commercialise the coast is under way. It has been going on for quite some time. Some time back we had the proposal for a Marsaskala yacht marina. Some other glaring examples which come to mind are the case of  Manoel Island, Balluta Bay, the Birgu Waterfront and yacht marina, the Kalkara yacht marina, Valletta Waterfront.

There is also the ongoing commercialisation of the public spaces adjacent to the coast, including pavements and open spaces.

Public land is continuously being transformed into private profits, many times for the chosen few. In practically all cases, the quality of life of residents is not factored in, until the eleventh hour. Whenever possible, it is either avoided completely or else the residents are slowly squeezed out of residential areas.

It has been around four years since parliament approved legislation in order to reinforce the protection of the coastline through the public domain legislation. Environmental NGOs have submitted a list of over twenty sites along the coast which qualify for protection. I am informed that eNGOs have even carried out extensive research on ownership issues related to these sites. It is indeed unfortunate that the Lands Authority and the Planning Authority have ground the whole process to an unacceptable halt as a result rendering legislation ineffective. This applies even in those instances where it is proven beyond any doubt whatsoever that the land in question is public property.

Why approve such laws when there is no intention to implement them?

We need to act to protect what is left of the coast and the coastal areas, before it is too late. Unfortunately, there is no political will to act. Government and its authorities consider the coast and the coastal areas as money spinners. A vision which they pursue relentlessly in bed with the speculators.

published in The Malta Independent on Sunday: 26 March 2023