Il-PN jgħatti x-xemx bl-għarbiel ?

Voting Rationalisation YES

(nota : ir-ritratt hu estratt mill-minuti tal-Parlament li juri l-ismijiet tal-Membri Parlamentari li vvutaw favur l-estensjoni tal-limiti tal-iżvilupp, rationalisation, fl-2006 ) 

 

Il-Partit Nazzjonalista ippubblika l-proposti tiegħu dwar l-ambjent fi ktejjeb intitolat  : A Better Quality of Life for You.  Dan hu bla dubju pass ‘il quddiem, kienu x’kienu r-raġunijiet li wassluh għal dan il-pass.

Fid-daħla għad-dokument ippubblikat, il-Kap tal-Opposizzjoni jagħmel dikjarazzjoni importanti. Jgħid: “Bnejna l-istituzzjonijiet u b’mod ġenerali fassalna politika tajba – imma bosta drabi ma assigurajniex li din tkun implimentata, inkella qgħadna nduru mal-lewża u ħloqna wisq eċċezzjonijiet.”

Dan, fil-fehma tiegħi ifisser, li, wara kollox,  hu ċar għal kulħadd li mhux biss hu meħtieġ li tfassal il-politika t-tajba, imma li huwa essenzjali ukoll li l-istituzzjonijiet li jkunu fdati bl-implimentazzjoni ta’ din il-politika jkunu f’posizzjoni li jistgħu jwettqu r-responsabbiltajiet tagħhom. Għax kif jistgħu jiffunzjonaw dawn l-istituzzjonijiet jekk f’posizzjonijiet ta’ tmexxija kruċjali jkollhom persuni partiġjani jew persuni ta’ fiduċja tal-Ministru, flok persuni mħarrġa u teknikament kompetenti?

Wara kollox, it-twettieq tal-politika ambjentali jiddependi fuq tmexxija tajba (good governance) li ilha nieqsa mill-istituzzjonijiet għal perjodu mhux żgħir.

X’jiswa’ li jkollok il-politika tajba dwar l-ippjanar għall-użu tal-art biex imbagħad il-Gvern immexxi mill-PN iċedi għall-pressjoni tal-spekulaturi tal-art meta mexxa ‘l quddiem proposta imsejħa skema dwar ir-razzjonalizzazzjoni li permezz tagħha l-limiti tal-iżvilupp ġew estiżi b’mod orizzontali?  Biex tkompli tgħaqqadha, fl-istess ħin, il-PN fil-Gvern estenda ukoll il-limiti tal-iżvilupp f’direzzjoni vertikali. Bħala riżultat ta’ dan, il-PN fil-Gvern injora l-poltika dikjarat tiegħu kif ukoll l-informazzjoni miġbura fid-diversi ċensimenti li kienu juru ċar li l-bini vojt kien qed jiżdied.

Il-politika ambjentali hi intrinsikament marbuta ma diversi oqsma oħra. L-estensjonijiet bl-addoċċ għal-limiti ta’ żvilupp ħolqu ħafna diffikultajiet lil diversi residenti Maltin li jridu jiġġeneraw l-enerġija alternattiva permezz tal-pannelli foto-voltajċi fuq il-bjut. Waqt li l-Ministru responsabbli mill-politika dwar l-enerġija alternattiva kien qed ifittex li jħajjar lin-nies biex jistallaw il-pannelli foto-voltajċi, min-naħa l-oħra l-Ministru għall-Ippjanar tal-Użu tal-Art kien mehdi jilgħab bl-għoli permissibli tal-bini f’diversi lokalitajiet. Kif nistgħu nippjanaw sewwa għal ġenerazzjoni ta’ enerġija alternattiva jekk l-aċċess għax-xemx f’diversi lokalitajiet m’huwiex garantit b’għoli permissibli ta’ bini li ma jinbidilx?

Nitkellmu ukoll dwar il-ħtieġa li nassiguraw titjib fil-kwalitá tal-arja, imma fl-istess ħin ma hemm l-ebda ħeġġa biex ikun indirizzat in-numru ta’ karozzi fit-toroq tagħna li qed jikber b’mod astronomiku. Dawn il-karozzi huma l-kawża ewlenija ta’ kwalitá tal-arja li sejra dejjem għall-agħar, f’uħud mil-lokalitajiet tagħna. Minflok ma nindirizzaw din il-problema reali, gvern wara l-ieħor ipprefera li jagħmilha iktar faċli biex il-karozzi jibqgħu jiddominaw it-toroq tagħna u dan billi jroxxu l-miljuni fi proġetti infrastrutturali għal toroq mhux meħtieġa. Dawn il-proġetti jservu biss biex iżidu l-karozzi fit-toroq, meta l-oġġettiv ta’ gvern serju għandu jkun l-oppost: li dawn jonqsu.

Marbuta ma dan kollu hemm in-nuqqas ta’ attenzjoni lit-trasport pubbliku tul is-snin. Filwaqt li għandna nirrikonoxxu li matul dawn l-aħħar sitta u tletin xahar kien hemm titjib fis-servizz, dan xorta għadu ferm ‘il bogħod minn dak mistenni f’pajjiż żgħir fejn id-distanzi bejn il-lokalitajiet huma minimi. Dan ukoll kien falliment ieħor fit-twettiq ta’ “politika tajba”.

Il-politika ambjentali hi dwar għażliet u deċiżjonijiet. Tul is-snin Alternattiva Demokratika, il-partit ekoloġiku f’Malta, fittex li jqiegħed dawn l-għażliet fuq l-agenda nazzjonali biex il-Maltin ikun f’posizzjoni li jiddeċiedu.

Wara ħafna snin, il-Partit Nazzjonalista stenbaħ għar-realtá ambjentali ta’ madwarna. Waqt li dan, minnu innifsu hu sinjal tajjeb, nistennew li l-PN  jibda l-proċess biex jirrevedi l-bqija tal-politika tiegħu u jġibha konsistenti mal-proposti ambjentali mħabbra. Meta dan iseħħ, forsi nkunu f’posizzjoni li niffurmaw opinjoni dwar jekk il-proposti ambjentali tal-PN humiex frott ta’ konvinzjoni inkella jekk għal darba oħra humiex jippruvaw jgħattu x-xemx bl-għarbiel.

ippubblikat fuq Illum : 5 ta’ Frar 2017

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Environmental policy is about political decisions

The Nationalist Party has recently published its proposals for the environment in a document entitled A Better Quality of Life for You. This is a step forward, irrespective of the reasons motivating it.

In the foreword to the published document, the Leader of the Opposition makes a very important declaration. He states: “We built the necessary institutions, and generally put in the right policies – but all too often we did not ensure they were fully implemented, or we circumvented them, and made too many exceptions.”

This signifies a recognition of the fact that, at the end of the day, the real issue is not just the identification of the “right policies”,  but of ensuring that the institutions entrusted to implement them are in a position to carry out their responsibilities. How can these institutions function when key posts are filled with partisan cronies, or so-called “persons of trust” instead of competent technical people?

At the end of the day, the successful implementation of environmental policy is dependent upon a favourable climate of good governance which has been conspicuous by its absence for quite a long time.

What purpose does it serve to have the “right policies” on land use planning when, as a result of pressures from the land speculation lobby, the PN in Government adopted a rationalisation scheme extending the limits of development in a horizontal direction? To make matters worse, simultaneously the PN in government also extended the limits of development in a vertical direction. As a result it ignored both its own sanctimonious declarations as well as the clear indications from data collected and analysed by official bodies that the net result of its actions was a continuous increase in the number of vacant properties.

Environmental policy is intrinsically linked to various other policy areas. The haphazard extensions of the limits to development – the horizontal ones as well as the vertical ones – have, and still are, wreaking havoc on the capacity of Maltese households to generate alternative energy through the placing of photo-voltaic panels on the rooftops of their homes. While the Energy Minister advocates the need to generate alternative energy through the installation of photo-voltaic panels, the Minister responsible for land-use planning has been playing around with flexible permissible building heights in various localities. How can we adequately plan the generation of alternative energy if solar rights are not guaranteed through rigid height limitation regulations?

Similarly, we speak of the need to ensure an improvement in air quality but simultaneously there is a reluctance to address the spiralling number of cars on our roads – the major contributor to poor air quality in a number of areas. Instead of addressing the matter head-on, successive governments have sought to make it easier for car owners to dominate our roads by sprinkling millions of euros on the unnecessary development of the road infrastructure. In my view, such developments are unnecessary, as the end result will be a further increase in the number of cars when the real and only solution is an immediate reduction.

Linked to all this is the lack of importance given to public transport. While acknowledging that there has been an improvement in the use of public transport during the past 36 months, this is still considerably way off what it should be in a small country where distances between localities are minimal. This, too, is a failure to implement the “right policies”.

Environment policy is about making choices and taking decisions – some of which may be difficult and contentious. Over the years, it has been the objective of Alternattiva Demokratika, the Green Party in Malta, to place these choices on the national agenda so that our citizens are in a position to consider them and decide.

After many years, the Nationalist Party has woken up to the environmental realities around us. While this is positive, I await the revision of the PN’s other policies, which are inconsistent with their environmental proposals. When that happens, we may be able to form a definite opinion as to whether the publication by the Nationalist Party of its environment proposals is for real, or else another green-washing exercise in which matter the Nationalist Party has accumulated considerable experience.

published in the Malta Independent on Sunday : 5 February 2017

Iktar dellijiet, inqas enerġija mix-xemx

solar rights

Qed jipproponu li lukandi li jeħtieġu iktar spazju jkollhom il-possibilita’ li jibnu żewġ sulari oħra. Nifhem li dawn ser ikunu żewġ sulari iktar milli l-pjan lokali preżentement jippermetti.

L-iskuża hi li bidla bħal din tgħin lit-turiżmu u lill-ekonomija.

Fil-fehma tiegħi bidla bħal din m’hiex meħtieġa. La tgħin lit-turiżmu u l-anqas lill-ekonomija. Toħloq chaos iktar milli hawn bħalissa fil-qasam tal-ippjanar fl-użu tal-art. Għax jekk ir-regoli jinbidlu għal settur wieħed, ġustament ser iqumu setturi oħra u jippretendu trattament ugwali.

Għax għandek tippermetti għoli addizzjonali għat-turiżmu u mhux għoli addizzjonali għall-uffiċini jew għar-residenzi?

Imbagħad hemm argument addizzjonali dwar l-enerġija solari. Il-bini eżistenti madwar dawn il-lukandi ser ikun effettwat ħażin. Ser ikun hemm diversi minn dan il-bini li fih sar investiment f’apparat li jagħmel użu mix-xemx. Dan l-apparat  (pannelli foto-voltaiċi u solar water heaters) li issa ser ikun fid-dell ser ikun investiment moħli.

Tiftakru lill-Labour Party jitkellem fuq solar rights?  Leo Brincat, 5 snin ilu kien qalilna: MLP calls for solar rights as civil rights. M’ilux ħafna li qalulna dan, iżda konvenjentement ġja insew!

Environmental Governance

construction_site_img_9716

Having over 70,000 vacant residential properties is a very serious matter which both the Nationalist and the Labour parties have ignored in their electoral manifestos. Rather than being ignored this fact ought to serve as the launching pad for a different way of looking at land use planning issues.

The Housing Authority in the past months has opted not to build new social housing units but instead decided to tap the stock of vacant dwellings held by the private sector. It was a very positive decision pushed forward by Minister Chris Said on taking up his Ministerial responsibilities early in 2012.

In its electoral manifesto Alternattiva Demokratika has listed a number of specific proposals which would go a long way to address the land use planning chaos which will be inherited by the government that takes office after the 9 March general elections.

As a first step Malta requires a moratorium on large scale residential development. The building industry cannot keep constructing flats and maisonettes in hundreds, adding to the stock of vacant dwellings. The number of vacant residential properties is equivalent to 9 times the size of the residential parts of B’Kara.

While the Malta Environment and Planning Authority has issued development permits, the State has, through our taxes, been paying up for the development of the infrastructure (roads, public sewer, water and electricity distribution networks………) which is underutilised. These funds could have been put to better use than to service vacant dwellings.

The boundaries of the development zone have to be rolled back. Those lands which, in August 2006, were included as land suitable for development as part of the so-called rationalisation exercise and have not yet been committed to development should return forthwith outside the development zone where they belong.

The construction industry, aided by a myopic MEPA, has made a havoc of our towns and villages through encouraging overdevelopment. In 2006, when the final decisions on most of the Local Plans were being considered,  the Government had access to the 2005 census results which determined the existence of 53,136 vacant dwellings. This was a substantial increase over the 17,413 vacant dwellings identified 10 years earlier as part of the 1995 census.

Publication of the 2011 census results on property is long overdue, but it is expected that the numbers this time will exceed the 70,000 mark substantially.

Faced with these numbers, a responsible government would never have proposed extending the development zones. The 2005 census result provided the evidence for their curtailment not for their extension. In addition to extending the development zones, the PN-led government increased the permissible building heights practically all over Malta, the end result being a further substantial increase in the number of vacant dwellings.

In addition, the height relaxation policy put in place in 2006 had another serious impact. It placed a number of dwellings in the shade of new buildings surrounding them, these being built in line with the new permissible heights. As a result, the residents in these dwellings cannot make use of solar energy. Not only the use of photovoltaic panels is out of the question but also their solar water heaters are in most cases no longer of any use!

Faced with this situation, it is political madness to propose considering the construction industry as an important and fundamental component of the economy, as the PL is proposing. The construction industry must shrink rather than expand. It must be assisted to manage its essential and unavoidable restructuring.

The construction industry can be directed towards three specific areas of activity: rehabilitation of old properties, road construction/maintenance and marine construction works. Each of these three areas of activity requires training in construction skills. Rehabilitation works require old building trades on the verge of disappearance. Roadworks, though improving in quality, still require a more skilled labourforce. We also need to take stock of our marine infrastructure which requires substantial improvement as well as regular maintenance.

The Government can assist the construction industry to change through providing training facilties for its labour force, thereby reducing the social impacts of change. Funds from the European Social Fund are available to assist in this exercise.

Land use planning should be subject to environmental governance rules. It is for this reason that AD considers it essential that rather then splitting up MEPA, the Government should go for a defragmentation, consolidating all environmental functions in one authority through the amalgamation of MEPA with the Resources Authority.

In such a consolidated authority, environmental considerations should be overriding and, in particular, land use planning should be put in its proper place: under the continuous supervision of a properly staffed Environment Directorate.

This is the basic change required in environmental governance. Placing the land use planning and the construction industry in their proper place and ensuring that environmental governance is defragmented.

published in The Times, Saturday 23rd February 2013

Restructuring the building industry

portomaso

Both Labour and the PN consider the building industry as a very important element of the economy. AD disagrees and considers that it is time for the building industry to be restructured.

In AD’s manifesto it is stated that : The current slow down of the building industry makes it ripe for restructuring. The first step would be acceptance of the fact that too much of the Maltese islands are built up and that the up-take of more land for building should cease forthwith. Nor can we continue demolishing the core of our towns and villages and replacing them with more intensive development. The restoration of old buildings and their adaptation to uses compatible with today’s needs is the necessary way forward.

With over 70,000 vacant properties it is about time that we take stock of the situation and finally decide that it does not make sense to keep adding to the stock of vacant dwellings.

The rationalisation exercise in 2006 extended the development zones when the 2005 Census  was already clearly indicating that the number of vacant dwellings was on the increase. Yet prodded by developers the PN in government (supported on this issue by the PL) not only increased the limits of development but also increased the permissible heights in various localities. Today the situation is even worse.

The need to restructure the building industry is consistent with AD’s electoral proposals for a moratorium on large scale residential development, and the reversal of the extension of the limits to development and the permissible building heights.   Instead of shedding its surplus labour force the building industry should be encouraged to seek alternative avenues. Applying usefully EU funds Government can assist through training programmes in such areas as traditional building skills, road building and marine construction works.

originally published at di-ve.com on Friday 15 February 2013

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

construction_site_img_9716

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