Għas-servizz tal-ispekulaturi

Il-ħatra ta’ Marthese Portelli bħala Direttur Ġenerali tal-Assoċjazzjoni tal-Iżviluppaturi Maltin (MDA) hi mossa intelliġenti min-naħa ta’ Sandro Chetcuti. Hi mossa li ġiet ippreżentata bħala pass il-quddiem fl-organizzazzjoni aħjar tal-iżviluppaturi, imma fl-istess ħin tikxef il-PN kif inhu verament : li taħt il-maskra tapasi favur l-ambjent hemm realtà ta’ xorta oħra. Is-servizz tal-ispekulaturi.

L-għażla tal-ex Membru Parlamentari Marthese Portelli mill-MDA hi pass biex jippreżentaw ruħhom b’mod iktar rispettabbli fil-konfront ta’ dawk li jiddarsu mill-assoċjazzjoni ta’ Sandro Chetcuti mar-raba’ sular tal-Partit Laburista taħt it-tmexxija ta’ Keith Schembri l-Kasco. B’daqqa ta’ pinna l-assoċjazzjoni tal-MDA issa hi maż-żewġ partiti l-kbar. Sandro jibqa’ dejjem interessat fiż-żewġ supermarkets politiċi, dejjem ifettex l-offerti tat-tnejn biex jara x’jaqbel fl-interess tal-ispekulazzjoni u tal-ispekulaturi. Sandro hu konsistenti favur l-interess tal-membri tal-MDA.

Fid-dawl tal-ħatra ta’ Marthese Portelli dak li qalet fuq issues ambjentali u l-ippjanar tal-użu tal-art tul is-snin, issa jiġi mifli għall-kuntrasti u l-kontradizzjonijiet li bla dubju ser jibdew jirriżultaw. Tul ix-xhur li ġejjin naraw il-kuntrast bejn dak li qalet fil-passat u dak li ser tipprova tiddefendi jew tipproponi fil-futur.

F’dan il-kuntest, dak li qal riċentement Adrian Delia dwar Marthese Portelli jassumi sinifikat ikbar: Ma’ Marthese Portelli dejjem taf fejn int. Tgħid?

Il-politika dwar l-iżvilupp sostenibbli

Il-politika dwar l-iżvilupp sostenibbli hi materja li għandha tkun f’idejn il-Prim Ministru minħabba li tmiss ma’ kull qasam tal-politika. Hu interessanti li għal darba oħra r-responsabbiltà politika għall-iżvilupp sostenibbli reġgħet ġiet lura Kastilja, f’ħoġor il-Ministru Karmenu Abela, li nħatar Ministru fl-Uffiċċju tal-Prim Ministru. Sal-lum dan rari seħħ ħlief għall-perjodu qasir li fih Mario Demarco kien Segretarju Parlamentari għat-Turiżmu u l-Ambjent.

Robert Abela mhuwiex l-ewwel Prim Ministru li emfasizza l-ħtieġa li jingħata iktar importanza lill-iżvilupp sostenibbli. Ħadd minnhom, imma, ma rnexxielu!

It-terminu “żvilupp sostenibbli” huwa l-iktar wieħed mit-termini fid-dizzjunarju politiku li huma użati ħazin. Il-lingwaġġ politiku użat kważi qatt ma jasal biex ifisser u jispjega li l-politika dwar l-iżvilupp sostenibbli hi politika li tħares fit-tul: li kontinwament, huma u jittieħdu d-deċiżjonijiet, tagħti każ il-ġenerazzjonijiet futuri.

Il-gvernijiet ma jagħtux importanza biżżejjed lill-iżvilupp sostenibbli għax din m’hiex biss dwar illum imma hi ukoll dwar għada. Hi dwar kif il-ħidma tal-lum teħtieġ li issir b’mod li ma jkunx ippreġudikat għada u l-ġenerazzjonijiet futuri. Għada min rah? L-interess ta’ bosta minnhom iwassal sa ħames snin, jiġifieri sal-elezzjoni ġenerali li jmiss.

Dan hu punt li saħqet dwaru Gro Harlem Brundtland, Norveġiża u soċjalista demokratika li kienet Prim Ministru ta’ pajjiżha. Fir-rapport li hi ħejjiet għall-Ġnus Magħquda snin ilu dwar l-ambjent u l-iżvilupp, intitolat Our Common Future, emfasizzat li “Naġixxu b’dan il-mod għax nafu li mhu ser jiġri xejn: il-ġenerazzjonijiet futuri ma jivvutawx; m’għandhomx poter politiku jew finanzjarju; ma jistgħux jeħduha kontra d-deċiżjonijiet tagħna.”

Il-politika dwar l-iżvilupp sostenibbli mhix biss dwar l-ambjent: hi dwar kif inħarsu b’mod integrat lejn il-politika ambjentali, ekonomika, soċjali u kulturali. Tfisser li l-ħidma tagħna jeħtieġ li tħares fit-tul u li simultanjament trid tkun kompatibbli man-natura, l-ekonomija, l-iżvilupp uman u l-kultura tagħna.

L-iżvilupp sostenibbli hu dwar kif nistgħu f’kull ħin inkunu f’armonija ma’ dak li aħna mdawrin bih. Il-ħin kollu, u mhux biss meta jaqbel. Tirrikjedi s-sinkronizzazzjoni tal-politika kulturali, soċjali, ambjentali u ekonomika. Għax il-ħarsien tad-dinjità umana, l-apprezzament tal-wirt kulturali u l-ħarsien ambjentali huma essenzjali daqs l-iżvilupp ekonomiku.

Fil-qafas globali, kif ukoll Ewropew, il-politika dwar l-iżvilupp sostenibbli tfisser ukoll l-implimentazzjoni tal-miri dwar l-iżvilupp sostenibbli approvati mill-Ġnus Magħquda: 17-il mira imfissra f’169 oġġettiv. Din hi l-Aġenda Globali 2030 li dwarha l-Unjoni Ewropea ħadmet ħafna biex tkun maqbula mill-komunità internazzjonali. Filwaqt li l-Aġenda 2030 hi importanti kollha kemm hi, partijiet minnha għandhom importanza ikbar għalina f’Malta.

Ħu, per eżempju, l-immaniġjar tal-ilma. Hu essenzjali li nifhmu li huwa meħtieġ li r-riżorsa tal-ilma nieħdu ħsiebha sewwa u li l-użu li nagħmlu minnha jkun wieħed sostenibbli. Sfortunatament, sal-lum, l-immaniġjar tal-ilma f’Malta huwa kkaratterizzat minn doża mhux żgħira ta’ inkompetenza. Hemm aċċess kważi bla kontroll għall-ilma tal-pjan filwaqt li kwantità kbira ta’ ilma tax-xita jintrema l-baħar: kemm direttament permezz tal-mini li tħaffru għal dan l-iskop kif ukoll permezz tas-sistema tad-drenaġġ. Ir-regoli dwar il-ġbir u l-ħażna tal-ilma tax-xita applikati mill-awtoritajiet għal bini u żvilupp ġdid ħafna drabi mhumiex osservati. L-awtoritajiet ftit li xejn jagħtu kas.

Il-politika dwar it-transport hi qasam ieħor fejn l-ippjanar li ma jħarisx fit-tul jeħtieġ li jkun sostitwit billi tkun applikata l-politika ta’ żvilupp sostenibbli. Il-Pjan Nazzjonali tat-Trasport, li jibqa’ fis-seħħ sal-2025, jiġbdilna l-attenzjoni tagħna li nofs il-vjaġġi li nagħmlu bil-karozzi privati jdumu inqas minn kwarta. Dan jindika li inizjattivi biex ikun imrażżan it-traffiku fuq livell lokali u reġjonali jista’ jindirizza b’mod effettiv il-konġestjoni tat-traffiku fit-toroq tagħna bil-vantaġġ doppju ta’ titjib fil-kwalità tal-arja fejn din hi l-iktar meħtieġa.

Il-Pjan Nazzjonali tat-Transport jgħidilna li f’dan il-qasam, tul is-snin, ftit li xejn ħarisna fit-tul. Dan wassal, jgħidilna l-pjan, għal nuqqas ta’ direzzjoni strateġika u bħala riżultat ta’ dan żviluppajna l-inkapaċità li jkunu indirizzati materji diffiċli bħalma hi dik li tikkonċerna t-tnaqqis tal-karozzi privati. Min-naħa l-waħda għandna dan il-ħsieb sostenibbli dwar l-ippjanar tat-trasport, imma imbagħad min-naħa l-oħra l-Gvern ġie jaqa’ u jqum u għaddej bi programm ta’ nfieq sostanzjali fl-infrastruttura tat-toroq bl-iskop li tiżdied il-kapaċità tagħhom u bil-konsegwenza li d-dipendenza tagħna fuq il-karozzi tibqa’ tiżdied.

Dan kollu żejt fil-bażwa għax ġie ippruvat tul is-snin, bi studji li saru f’diversi pajjiżi, illi l-iżvilupp tas-sistema tat-toroq ma tnaqqasx il-konġestjoni tat-traffiku, imma isservi biss biex il-problema tkun posposta inkella tiċċaqlaq minn żona għall-oħra.

L-affarijiet huma agħar fil-qasam tal-ippjanar għall-użu tal-art. Gvernijiet suċċessivi wrew li ma kienux kapaċi jrażżnu l-iżvilupp esaġerat. B’wiċċ ta’ qdusija artifiċjali t-tmexxija politika tiddeskrivi lilha nnifisha bħal ħbieb tan-negozji (business friendly) inkella, kif smajna din il-ġimgħa ħbieb tas-suq (market friendly) u dan biex jippruvaw jiġġustifikaw in-nuqqas ta’ azzjoni adegwata. Qalulna li l-industrija tal-bini tant ħolqot impjiegi li qed tikkontribwixxi b’mod effettiv għal titjib fil-kwalità tal-ħajja.

Imma, kif bla dubju nafu lkoll, l-industrija tal-kostruzzjoni kienet fuq quddiem nett tkattar il-ħsara lill-pajjiż permezz ta’ żvilupp esaġerat bil-pretensjoni li l-ħsara ambjentali ikkawżata minnhom nagħmlu tajjeb għaliha aħna, l-bqija. Sfortunatament, ġew mgħejjuna minn gvernijiet suċċessivi li kontinwament fittxew kif jagħmluhielhom iktar faċli biex igawdu l-frott ta’ ħidmiethom. L-ippjanar tal-użu tal-art kif ipprattikat f’pajjiżna mhux sostenibbli u iktar ma jkun imrażżan malajr, ikun aħjar għal kulħadd.

In-nuqqas tal-politika għall-iżvilupp sostenibbli tinħass prattikament fl-oqsma kollha. Jeħtieġ li llum qabel għada nħarsu fit-tul f’kull deċiżjoni li tittieħed. Kien pass tajjeb, pass ‘l-quddiem li r-responsabbilta politika għall-iżvilupp sostenibbli marret lura f’Kastilja, fl-Uffiċċju tal-Prim Ministru. Imma dan għandu jkun biss l-ewwel pass. Il-bidu, segwit minn hafna iktar passi.

Ippubblikat fuq Illum : il-Ħadd 19 ta’ Jannar 2020

L-avukat tal-Awtorità tal-Ippjanar m’għandux kredibilità dwar l-ambjent

Wara li qatta’ snin jiddefendi kull xorta ta’ ħniezrijiet imwettqa mill-Awtorità tal-Ippjanar, il-Prim Ministru Robert Abela hu l-inqas persuna li jista’ jitwemmen meta jitkellem favur l-ambjent. Bir-rieda tajba kollha li jista’ jkollu, dan hu qasam li fih m’għandux kredibità.

Xi ħaġa ġdida li għamel din il-ġimgħa, qal Robert Abela f’Bormla illum, hu l-mod kif qassam il-Ministeri. Fost id-diversi affarijiet “ġodda” li għamel, qal, l-ambjent u l-ippjanar ser ikunu fl-istess Ministeru, biex jissaħħaħ l-ambjent.

Tajjeb li jiftakar li sal-2016 l-ambjent u l-ippjanar kienu flimkien fl-istess Awtorità sakemm il-Gvern tal-predeċessur tiegħu firidhom. Anke dakinnhar kienu qalu li dan kien qed isir biex jissaħħaħ l-ambjent.

L-ambjent mhux ser ikun iktar il-ħaruf tas-sagrifiċċju tal-iżvilupp, kif fl-istess waqt imma l-iżvilupp mhux ser ikun iktar il-ħaruf tas-sagrifiċċju tal-ambjent qal Robert Abela. Għax Abela jrid irid jara bilanċ billi skontu l-iżvilupp jrid isir u jista’ jsir mingħajr ma ssir ħsara lill-ambjent.

Minn meta l-hawn kellna l-żvilupp bħala l-ħaruf tas-sagrifiċċju tal-ambjent? Robert Abela li għal snin twal, sa ġimgħa ilu, kien l-avukat tal-Awtorità tal-Ippjanar, bla dubju jaf li qed iħarref! Mhux biss. Imma kien hu stess, direttament kif ukoll permezz tal-uffiċċju legali tiegħu li iddefenda l-ħniżrijiet kollha li wettqet l-Awtorità tal-Ippjanar tul dawn l-aħħar snin! U ma kienx hemm każ wieħed jew tnejn, iżda bosta.

Ilna nisimgħu dawn il-ħrejjef bla sens minn min moħħu biss biex idawwar lira. Mingħand min moħħu biex jaġevola lill-industrija tal-kostruzzjoni. Għax din toħloq ix-xogħol, jgħidu, u in-nies kull ma trid hu l-flus fil-but.

Xejn ġdid dan Robert. Miexi fuq il-passi ta’ dawk li ġew qablek: Joseph Muscat u Lawrence Gonzi. Għax anke dawn tkellmu fuq bilanċ bejn l-ambjent u l-iżvilupp, u nisslu l-ħerba kullimkien. Iffaċilitaw l-iżvilupp bla rażan li r-riżultat tiegħu naraw madwarna.

L-iżvilupp sostenibbli hu ferm iktar minn hekk. Jirrikjedi impenn ferm ikbar fl-oqsma kollha. Impenn li s’issa ma jidhirx.

The politics of sustainable development

The politics of sustainable development is a matter for the Prime Minister’s direct consideration as it is wide-ranging and concerns all areas of policy.

It is quite interesting that once more sustainable development has taken up residence at Castille, being the responsibility of Minister Carmelo Abela, who has been appointed as a Minister within the Office of the Prime Minister. This was very rarely the case to date except in the short period during which Mario de Marco was Parliamentary Secretary for Tourism and the Environment.

Robert Abela is not the first Prime Minister who has emphasised the need to give much more importance to sustainable development. To date, however, none of them has delivered.

Sustainable development is one of the most abused and mis-used terms in the political lexicon. Political discourse continuously fails to project the politics of sustainable development as having a long-term view and continuously factoring future generations in the decision-taking process.

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

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

The politics of sustainable development is not just a matter of environmental concern: it involves a holistic consideration of environmental, economic, social and cultural policy. It signifies that our actions must have a long-term view and be simultaneously compatible with the forces of nature, the economy, human development and our culture.

Sustainable development is about living in harmony with all that surrounds us, at all times, not just when it suits us. It requires the synchronisation of cultural, social, environmental and economic policy. Shielding human dignity, appreciating our culture and environmental protection are as essential as economic development.

Within a global and EU framework the politics of sustainable development also involves following and implementing the UN Sustainable Development Goals: 17 goals and the associated 169 targets. This is the global 2030 Agenda to which the European Union contributed substantially. While the whole 2030 Agenda is important, some aspects of it are relatively more important on a local level.

Consider water management, for example. It is imperative that we realise that we need to manage our water resources in a sustainable manner. To date gross incompetence has characterised water management in Malta. Access to the water table is still substantially a free for all, while storm water is mostly dumped into the sea, either directly or through the public sewer system. Rules for rainwater harvesting within the framework of land use planning are more honoured in the breach, without the authorities taking the minimum of enforcement action.

Transport policy is another area where short-term planning needs to give way to the politics of sustainable development. The National Transport Master Plan which runs until 2025 draws our attention that 50 per cent of private car journeys involve trips that are shorter than 15 minutes. This indicates that taking initiatives to reduce vehicular traffic at a local and regional level would be of considerable help in addressing road congestion and improving air quality where it matters most.

The National Transport Master Plan emphasises that the approach to transport planning and policy in Malta has, to date, generally been short-term in nature. This “has resulted in the lack of strategic direction and the inherent inability to address difficult issues such as private vehicle restraint.” On the one hand we have this “written” sustainable approach to transport policy, yet on the other hand government has embarked on an unsustainable spending spree of infrastructural development to increase the capacity of our roads, as a result ensuring that car-dependency continues unabated.

Addressing traffic congestion through expanding the road network only results in shifting the problem: either physically to another area, or else moving it in time.

The cherry on the cake is land use planning. Successive governments have been unable to restrain overdevelopment.

Sanctimoniously they describe themselves as being business friendly or market friendly to try and justify their lack of adequate action. The building industry, we are repeatedly told, creates so much jobs that it “contributes to the quality of life”.

As we are all well aware the construction industry has been a major force in ruining this country through over-development and through expecting us to foot their environmental bills. Unfortunately, they have been aided by successive governments who continuously seek ways to make it easier for the industry to plunder their way through. Land use planning is clearly unsustainable and the sooner it is restrained the better for all.

Sustainable development is conspicuous by its absence in practically all areas of policy. The politics of sustainable development still needs to be ingrained in the day-to-day policy-making structures. Assigning political responsibility for sustainable development to a Minister in the Office of the Prime Minister could be a good first step forward. However, there is still a long way to go.

published in the Malta Independent on Sunday : 19 January 2020

Kunflitt ta’interess fl-Awtorità tal-Ippjanar

Il-validità tal-permess tal-ippjanar dwar il-proġett tad-dB f’Pembroke ġie ikkontestat fuq bażi ta’ tmintax-il raġuni differenti, li jvarjaw minn kunflitt ta’ interess sa miżinterpretazzjoni u/jew applikazzjoni żbaljata tar-regoli dwar l-ippjanar għall-użu tal-art.

F’dan l-istadju, l-Qorti hi hu tħassar il-permess dehrilha li ma kienx neċessarju li tidħol fid-dettall dwar kull waħda minn minn dawn it-tminatax-il raġuni: waqfet fl-ewwel waħda, il-kunflitt ta’ interess tal-membru tal-Bord tal-Ippjanar Matthew Pace u l-interess tiegħu f’aġenzija li ġġib il-quddiem il-negozju tal-propjetà. Żewġ interessi li b’mod ovvju, għal kulħadd ħlief għal Pace, l-Awtorità u l-Gvern, ġie meqjus li huma konfliġġenti. L-aġenzija li fiha Matthew Pace għandu interess kienet diġa qed tirreklama l-bejgħ tal-appartamenti sa minn qabel mal-permess tal-ippjanar ġie approvat, bil-vot tiegħu stess favur l-applikazzjoni.

Il-Qorti użat il-frażijiet “kunflitt ta’ interess” u “nuqqas ta’ trasparenza”. Fl-aħħar mill-aħħar, imma, b’Malti sempliċi u li jinftiehem mill-ewwel dan hu kaz ta’ regħba da parti tal-membru tal-Awtorità tal-Ippjanar li hu nvolut kif ukoll inkompetenza grassa da parti ta’ dawk li ħatruh fuq l-Awtorità tal-Ippjanar meta l-interessi tiegħu kienu diġà magħrufa.

Ilkoll nafu li l-membri tal-Bord tal-Awtorità tal-Ippjanar jinħatru direttament mill-Prim Ministru, u allura ma nistgħux inkunu iktar ċari minn hekk: huwa u jaħtar lil Matthew Pace bħala membru tal-Bord tal-Awtorità tal-Ippjanar, il-Prim Ministru naqas milli jifhem il-konsegwenzi tal-ħatra ta’ agent tal-propjetà fuq il-bord li jieħu d-deċiżjonijiet dwar l-ippjanar tal-użu tal-art.

Nhar it-Tlieta, l-Qorti annullat deċiżjoni waħda tal-Bord tal-Awtorità tal-Ippjanar li fiha ipparteċipa Matthew Pace. Kemm ilu li nħatar fuq il-Bord, sa mill-2013, Matthew Pace, ħa sehem f’numru sostanzjali ta’ deċiżjonijiet oħra li ttieħdu mill-Bord tal-Awtorità tal-Ippjanar. Il-mistoqsija loġika hi dwar il-każi l-oħra li dwarhom ukoll kellu interess u li anke hawn dan l-interess ma ġiex iddikjarat. In-numru ta’ każi kontroversjali deċiżi mhux żgħir imma din il-mistoqsija qatt ma saret s’issa, ta’ l-inqas fil-pubbliku.

Il-każ, kif emfasizzat il-Qorti, hu wieħed li jiffoka fuq l-imġieba ta’ dawk li jokkupaw ħatra pubblika.

Il-membri tal-Bord tal-Awtorità tal-Ippjanar għandhom l-obbligu li jissottomettu dikjarazzjioni annwali dwar l-assi u l-interessi tagħhom. Ikun ferm interessanti kieku l-pubbliku jkollu informazzjoni preċiża dwar x’sar mid-dikjarazzjonijiet tal-membri kurrenti tal-Bord. Is-Segretarju tal-Bord tal-Awtorità tal-Ippjanar, huwa u jixhed quddiem it-Tribunal ta’ Reviżjoni dwar l-Ambjent u l-Ippjanar qal li dawn id-dikjarazzjonijiet ma setgħux jintbagħtu, kif suppost, lill-Awditur Ġenerali, għax dawn ma ġewx aċċettati min-naħa tiegħu. Imma, jirriżulta minn tweġibiet elettroniċi tal-Awditur Ġenerali, li wkoll ġew ippreżentati bħala xhieda, li dan mhux il-kaz: l-Awditur Ġenerali qatt ma irrifjuta li jaċċetta dawn id-dikjarazzjonijiet dwar l-assi u l-interessi tal-membri tal-Bord tal-Awtorità tal-Ippjanar.

Minn dan kollu jqum il-punt dwar kemm huma effettivi l-kontrolli stabiliti mil-liġi dwar il-posizzjoni etika ta’ dawk maħtura bħala membri tal-Bord. Id-dikjarazzjoni tal-assi u l-interessi, sal-lum meqjusa bħala għodda importanti qiesha saret ta’ bla ebda siwi u dan minħabba li wara li ġiet sottomessa ma kienitx eżaminata mill-Awditur Ġenerali. Dan iħarbat il-proċess kollu ta’ kontroll, għax hu ovvju li l-Awditur Ġenerali ġie ostakolat milli jeżamina d-dikjarazzjonijiet li saru u għaldaqstant ma setax jiġbed l-attenzjoni għall-konflitti ovvji li jirriżultaw meta taħtar agent tal-propjetà biex jiddeċiedi fuq materji dwar l-ippjanar għall-użu tal-art.

Nittama li l-Awditur Ġenerali, anke issa, jipprova jirrimedja billi jeżamina d-dikjarazzjonijiet li saru ħalli l-kontrolli jkunu applikati sakemm u safejn hu umanament possibli.

L-ippjanar għall-użu tal-art hu diġa, minnu innifsu, kontroversjali, għax kważi dejjem jinvolvi numru mhux żgħir ta’ interessi konfliġġenti. Tal-inqas għandna nassiguraw li dawk maħtura biex jiddeċiedu jimxu bir-reqqa.

 

Ippubblikat fuq Illum: il-Ħadd 23 ta’Ġunju 2019

Managing conflict of interest at the Planning Authority

The validity of the planning permit in respect of the dB project at Pembroke has been contested on the basis of eighteen different reasons, ranging from conflict of interest to misinterpretation and/or wrongful application of land use planning policy.

In its decision, declaring the dB Pembroke permit null and void earlier this week, the Court did not consider it necessary, at this stage, to delve into each and every one of these 18 reasons: it stopped at the first one: the conflict of interest of one member of the Planning Board, Matthew Pace, whose interest in an estate agency was found to be an obvious no-go area. Apparently the conflict is obvious to everyone, except Pace, the Authority and Government. Even before the final planning decision, his estate agency was already advertising the sale of the apartments – the construction of which was yet to be approved –  with the support of his vote.

The legal terms used in the Court decision are “conflict of interest” and “lack of transparency”. In the end, however, it all boils down to greed on the part of the Planning Authority Board Member and consequently gross incompetence on the part of those appointing him as a member of the Planning Authority Board when his interests were well known.

We all know that the PA Board members are appointed directly by the Prime Minister, so I cannot be clearer than this: in the appointment of Matthew Pace as a member of the Planning Authority Board, the Prime Minister failed to understand the implications of appointing an estate agent as a land-use planning decision-taker.

Last Tuesday, the Court annulled one planning decision in which Matthew Pace had participated. Since his appointment as a member of the Planning Authority Board in 2013, Matthew Pace has participated in a large number of planning decisions. The logical question to ask is in what other cases did he have a conflict of interest that was also not declared. There is a countless list of controversial cases decided upon over the years, but this issue has never arisen, at least not in public.

The case, as emphasised by the Court in its decision, is one that puts the focus on the behaviour of those appointed to public office.

The members of the Board of the Planning Authority are duty bound to submit an annual declaration regarding their assets and interests . It would be interesting if reliable information was available regarding what has happened to the declarations submitted by the current Board members. The Secretary of the Planning Authority Board, when giving evidence at the Environment and Planning Review Tribunal, stated that these declarations could not be sent – as required – to the Auditor General, as they were not accepted at that end. However, it is known from replies to emails by the Auditor General, also presented as evidence, that this is not the case.

This raises the serious question as to the effectiveness of the checks required by law on the ethical suitability of the Board members. One such tool – the declaration of assets and interests – has been rendered useless as clearly it is not being examined by the Auditor General when submitted. This stultifies the whole process as the Auditor General was obviously impeded from examining the declarations made and, consequently, could not draw attention to the obvious conflicts arising as a result of having an estate agent appointed to make decisions regarding land-use planning applications.

It is hoped that, even at this late stage, the Auditor General will consider it appropriate to examine the matter in order that adequate checks are as effective as is humanly possible. Land-use planning will always be controversial because it involves numerous conflicting interests. The least we can do is to ensure that those entrusted with taking these decisions act correctly.

published in The Malta Independent on Sunday : 23 June 2019

Bejn prezz u valur

Kien Oscar Wilde li madwar mitt sena ilu kiteb li hawn uħud li jafu l-prezz ta’ kollox imma m’għandhomx l-iċken idea tal-valur ta’ dak li hemm madwarhom. Illum l-affarijiet huma ferm iktar soffistikati minn hekk. Għandna studji kkumplikati li janalizzaw il-benefiċċju miksub ikkomparat mal-infieq li jsir u studji dwar impatti ta’ kull xorta li bihom tista’ tipprova tiġġustifika dak li trid, dejjem sakemm tkun ippreparat biex tħallas minn imnieħrek għal dan il-privileġġ.

Illum il-ġurnata prattikament kollox hu ridott għal valur monetarju. Meta nitkellmu dwar spiża, prattikament kulħadd jifhem nefqa f’termini ta’ flus. Li titkellem dwar spiża ambjentali jew spiża soċjali donnu li hi xi ħaġa stramba, qisu diffiċli biex tinftiehem.

L-Assoċjazzjoni tal-Iżviluppaturi Maltin dejjem trid iktar. B’pariri minn xi professjonisti, inkluż eks uffiċjali anzjani tal-ippjanar, issa l-iżviluppaturi qed jippreżentaw it-talbiet tagħhom billi jilgħabuha tal-vittmi tar-regolamentazzjoni. Imma fis-sustanza t-talbiet tagħhom huma dejjem l-istess: biex jimmassimizzaw il-frott tar-rebgħa.

Kważi fl-istess ħin sirna nafu li l-Assoċjazzjoni Maltija tal-Ilma żarmat. Okkazjoni bħal din hi dejjem waħda ta’ dieqa. Imma r-realtà tibqa’ li f’Malta hawn ftit wisq attivisti ambjentali f’numru ta’ għaqdiet ambjentali li mhux wieħed żgħir. Forsi l-għaqdiet ambjentali jirrealizzaw illi l-multiplikazzjoni tagħhom ma tagħmilx ġid lill-kawża li jmexxu l-quddiem. Lanqas ma jagħmel ġid li dawn l-għaqdiet iħarsu lejn il-konsulenti tal-iżviluppaturi l-kbar huma u jfittxu tmexxija ġdida. Il-kredibilità tagħhom, naħseb, li tista’ tieħu daqqa ta’ ħarta.

Il-ħarsien tal-ambjent hu għadma iebsa. Bosta ma jirrealizzawx li l-kwalità tal-ħajja tagħna jiddependi minn din il-ħidma. Ir-riżultati tal-ħidma favur il-ħarsien tal-ambjent, jew in-nuqqas tagħha, jidhru ġeneralment fuq tul ta’ żmien, ma jidhrux malajr. Dan inevitabilment iwassal biex ma tidhirx b’mod ċar ir-rabta bejn il-kawża u l-effett u bħala  konsegwenza ma jkunx hemm biżżejjed interess f’dak li qed jiġri, sakemm ikun tard wisq.

Illum bosta qed jirrealizzaw x’inhuma l-impatti konsiderevoli tal-ezerċizzju ta’ razzjonalizzazzjoni tal-art li nieda l-Gvern immexxi minn Lawrence Gonzi fl-2006 li bħala riżultat tiegħu madwar żewġ miljun metru kwadru ta’ art madwar dawn il-gżejjer saru tajbin għall-iżvilupp mil-lum għal għada. Ftit jiftakru li l-Partit Laburista, dakinnhar, kien ħa posizzjoni kontra l-proposta ta’ razzjonalizzazzjoni u kien anke ivvota kontra tagħha fil-Parlament. Illum il-ġurnata, imma, l-Partit Laburista fil-Gvern ħalla kollox kif kien, għax, wara kollox, hu komdu li meta kkritikat tkun tista’ twaħħal f’ ta’ qablek u b’wiċċ ta’ qdusija artifiċjali tiddikjara li ma tista’ tagħmel xejn, għax sadanittant hemm min laħaq rabba’ l-ġust!

Din l-aħħar manuvra tal-Assoċjazzjoni tal-Iżviluppaturi li jilgħabuha tal-vittmi mhiex xi ħaġa ġdida. Kif spjega dak li kien Direttur tal-Ippjanar, u li illum mid-dehra hu konsulent tal-Assoċjazzjoni, l-Perit Stephen Farrugia, l-proposta tinvolvi tpartit ta’ arja f’żoni ta’ konservazzjoni urbana ma drittijiet ta’ żvilupp iktar vantaġġjuż xi mkien ieħor. Bażikament it-talba tal-Assoċjazzjoni hi biex il-membri tagħha jkunu kkumpensati għar-restrizzjonijiet fiż-żoni ta’ konservazzjoni urbana kif ukoll fil-konfront ta’ bini protett. Kif intqal f’artiklu ippubblikat iktar kmieni din il-ġimgħa mill-President tal-Assoċjazzjoni Sandro Chetcuti t-talba hi biex dak li mhux jitħallew jiżviluppaw jibqa’ għandhom bi dritt li jkun trasferit fuq art oħra fejn ma hemmx l-istess restrizzjonijiet. S’issa ma ippubblikawx dettalji imma hu ovvju li l-proposta qed tfittex li jinħolqu ammont sostanzjali ta’ drittijiet ta’ żvilupp li jkompli jżid mal-madra li diġa hawn.

L-Assoċjazzjoni bil-proposta tagħha qed tmur kontra dak li hu bażiku fl-ippjanar tal-użu tal-art għax qed tassumi b’mod żbaljat li kull sid ta’ propjetà għandu dritt ugwali biex jiżviluppa rrispettivament mil-livell ta’ protezzjoni applikabbli. Hi proposta li tfisser biss taħwid, iktar milli diġa hawn.

X’baqa’ jiġri?

Ippubblikat fuq Illum : 24 ta’ Marzu 2019

Knowing the price of everything but the value of nothing

It was Oscar Wilde who over 100 years ago coined the expression on “knowing the price of everything but the value of nothing”. Today matters are more sophisticated, with “cost benefit analysis” and impact studies of all sorts which seek to justify practically anything, as long as you can pay for the privilege.

Reducing everything to a monetary value seems to be the order of the day. When we speak of costs, we are only understood as having spoken about financial outlays. Environmental costs or social costs seem to be something out of this world: apparently, they are so difficult to comprehend.

The Malta Developers Association wants more. With advice from professionals, including former senior land use planning regulators, they are now sugar-coating their demands. Essentially, however they are still making the same point: they are seeking to maximise the fruits of greed.

Almost simultaneously, we get to know that the Malta Water Association has closed shop. It is always a sad day when an eNGO disbands, but the reality is that we have too few environmental activists and too many environmental organisations on this little rock. It is about time that all environmental NGOs come together, as the proliferation of eNGOs is not doing the environment lobby any good. Nor is it helpful to the environment cause to co-opt former advisors of mega-developers to lead eNGOs. Credibility may, in my view, be at stake.

Protecting the environment is a tough job because not many realise that our quality of life is dependent on it. The results of environment protection – or the lack of it – are generally only evident in the long term as they are not easily identifiable immediately. This inevitably leads to a lack of connection between cause and effect and consequently to a lack of interest in the issues which matter, until it is too late.

Today, many people are realising the considerable impacts of the rationalisation exercise on land use embarked upon by the Lawrence Gonzi administration in 2006, as a result of which around two million square metres of land spread around the Maltese islands became suitable for development overnight. Few remember that, at the time, the Labour Party had then taken a stand against the proposal, even voting against it in Parliament. Today, however, Labour leaves the rationalisation proposals in place because, when faced with rampant over-development, it is most convenient to be able to continuously shift the blame on your predecessors, sanctimoniously declaring that you cannot do anything about it, as, in the meantime, vested rights have taken root!

The latest MDA land use planning gimmick is a well-known strategy of playing the role of the victims. As explained by the former Director of Planning – now apparently a consultant to the Association, architect Stephen Farrugia – this MDA proposal will involve trading in airspaces in urban conservation areas in order to acquire more advantageous planning rights elsewhere instead. Basically, it is a request by the MDA for its members to be compensated for planning restrictions in Urban Conservation Areas as well as in respect of limitations on the potential development of protected buildings. The MDA seeks the possibility, as stated earlier in an article published this week by its President Sandro Chetcuti, to transfer the potential unused gross floor area from buildings whose development is restricted to areas where it is not. The details are not yet out but it is obvious that this proposal seeks to create a substantial amount of development rights which will further increase the unbridled development to which we have become so accustomed to.

The MRA proposal negates the very basics of land use planning as it assumes that every property owner has an equal right to develop, irrespective of the level of protection afforded to specific properties. In practise the MDA proposal will signify deregulation and the sooner it is shot down, the better.

What next?

published in The Malta Independent on Sunday – 24 October 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