L-istupru tas-Saqqajja

Nitkellmu dwar it-Telgħa tas-Saqqajja. Imma jidher li s-Saqqajja għan-niżla!

L-applikazzjoni ta’ żvilupp biex żewġt idjar qodma fuq is-Saqqajja r-Rabat ikunu mibdula f’lukanda żgħira (boutique hotel) hu attentat ieħor biex ikun sfrakassat il-wirt storiku tal-pajjiż. Il-fillera sħiħa ta’ djar fuq is-Saqqajja flok ma jitħallew jinqerdu minn dak li wħud isejħulu żvilupp għandhom jingħataw protezzjoni fit-totalità tagħhom. Kif ippropona l-Professur Mario Buhagiar dawn id-djar fuq is- Saqqajja , tal-inqas, jistħoqilhom protezzjoni fi Grade 2, jiġifieri li l-faċċata tagħhom ma tkunx tista’ tintmiss. Possibilment jistħoqilhom iktar minn hekk ukoll: li jkunu mħarsa b’mod komplet fi Grad 1.  

 L-applikazzjoni għal żvilupp bin-numru 9516/18 tipproponi li d-djar 14 u 15 fuq Is-Saqqajja Rabat (b’faċċata ukoll fuq Vjal Santu Wistin) jinbidlu f’lukanda fi klassi 3B . Minn eżami tal-pjanti sottomessi jidher ċar li l-proposta tinkludi ż-żieda ta’ żewġ sulari fuq il-binja eżistenti kif ukoll il-mutilazzjoni tal-partijiet interni ta’ dawn iż-żewġt idjar biex ikunu jistgħu jkunu mibdula f’lukanda żgħira.

Bħal bosta oħrajn jiena ukoll ippreżentajt oġġezzjoni għal dan l-aħħar attakk fuq il-wirt tagħna lkoll. Ir-raġunijiet għal dan huma diversi.

L-ikbar raġuni hi li l-iżvilupp propost jistona fil-kuntest li hu propost li jsir.  Ser jeqred darba għal dejjem l-omoġenejità u l-armonija tal-faċċati tal-bini kemm fuq is-Saqqajja kif ukoll fuq Vjal Santu Wistin. Fuq Vjal Santu Wistin  l-iżviluppatur irid iħarbat parti kbira mill-ġnien li jagħti karattru uniku u hu parti integrali mill-binja. Hi l-binja kollha, kif inhi, bil-ġnien kollu  li teħtieġ li tkun protetta.

Il-Pjan Lokali, li jqis liż-żona bħala waħda ta’ konservazzjoni urbana jillimita l-iżvilupp fiż-żona għal żewġ sulari. Il-proposta ta’ żvilupp tinjora din il-limitazzjoni kompletament. Huwa għaldaqstant ovvju li jekk din l-applikazzjoni tibqa’ għaddejja u tkun approvata ser twassal għall-qerda tal-filliera sħiħa tad-djar  fuq is-Saqqajja għax li jgħodd għal wieħed jgħodd għal kulħadd. Imbagħad  tkun ġiet stuprata ż-żona kollha.

Iżjed ‘l-isfel, fit-Telgħa tas-Saqqajja, fejn sa ftit ilu kien hemm it-Tattingers Club u xi propjetajiet oħra, il-ħerba tkompli.  Dan is-sit ukoll għandu mdendla miegħu proposta ta’ żvilupp: lukanda massiċċa ta’ 110 kmamar mifruxa fuq 5600 metru kwadru. Mhumiex l-uniċi applikazzjonijiet fl-inħawi għax hemm oħrajn. Iżda huma l-iktar li jagħtu fil-għajn. 

Jidher li waslet id-daqqa tar-Rabat li jrid jiffaċċja l-forza tal-qerda li tpoġġi l-flus qabel il-wirt komuni tagħna lkoll.

Il-mod kif ġiebet ruħha l-Awtorità tal-Ippjanar fil-passat ma tantx hu ta’ awgurju tajjeb li din b’xi mod kapaċi tieqaf lill-forzi tal-qerda. Permezz tad-deċiżjonijiet tagħha sal-lum, l-Awtorità tal-Ippjanar bagħatet messaġġ ċar li, fil-fehma tagħha, l-impatt ekonomiku tal-industrija tal-kostruzzjoni jixirqilha ferm iktar attenzjoni minn kwlaunkwe ħaġa oħra.  B’ġustizzja ngħid li hemm xi żewġ membri tal-Bord tal-Awtorità tal-Ippjanar li jispikkaw minħabba li b’differenza minn sħabhom jiddefendu regolarment kemm il-wirt storiku kif ukoll dak naturali. Imma dawn qegħdin f’minoranza assoluta, avolja xi kultant ġieli jappoġġawhom uħud mill-bqija.

Imma x’tistenna minn Bord tal-Awtorità tal-Ippjanar li l-membri tiegħu ma jħossuhomx skomdi madwar l-istess mejda ma’ agent tal-propjetà biex jgħaddu ġudizzju dwar liema applikazzjonijiet ta’ żvilupp jixirqilhom ikunu approvati u liema le?  

M’għandi l-ebda idea dwar x’deċiżjoni ser ikollna, imma fid-dawl ta’ kif ġiebet ruħha sal-lum l-Awtorità tal-Ippjanar xejn ma niskanta jekk tagħti l-approvazzjoni tagħha biex il-qerda tibda tiela’ t-Telgħa tas-Saqqajja. 

Ippubblikat fuq Illum : 9 ta’ Diċembru 2018

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The mutilation of Saqqajja

The planning application to convert two old town-houses at Saqqajja, Rabat into a boutique hotel is another attempt to mutilate our historical heritage. The whole row of town houses at Saqqajja, rather than being placed on the chopping board of so-called development should be protected in their totality. As proposed by Professor Mario Buhagiar, these Saqqajja town houses, as a minimum, deserve a Grade 2 protection, that is to say their elevation must be preserved in its entirety. Their protection should possibly be even more extensive: total protection at Grade 1.

Planning application 9516/18 proposes to change the use of residences at 14 and 15 Is-Saqqajja Rabat (with back elevations onto Vjal Santu Wistin) into a Class 3B hotel. Through an examination of the proposed drawings, it is clear that the proposal includes the addition of two new floors as well as an internal mutilation of the properties to render them usable as a boutique hotel.

I have joined countless others in submitting an objection to this latest assault on our historical heritage. The reasons for objecting are numerous.

The most obvious reason for objecting is that the proposed development is out of tune with its surroundings. It will ruin the homogenous eloquence of both the Saqqajja elevation as well as that of Vjal Santu Wistin on which elevation the developer is proposing to gobble up an extensive part of the existing garden that contributes to a unique setting which needs the maximum protection possible.

The Local Plan, defining the area as an Urban Conservation Area, limits any proposed development in the area to two floors. This limitation is blatantly disregarded by the proposal for this boutique hotel. If this application is not stopped in its tracks, it is inevitable that it will eventually lead to the complete mutilation of the whole row of Saqqajja town-houses, because what’s good for the goose is naturally good for the gander.

Further down the hill, on the site currently occupied by Tattingers Club and a number of adjoining properties, the mutilation exercise continues. This site has another development proposal for a massive 110-room hotel spread over an area of around 5600 square metres. There are other planning applications in the vicinity but the above two are the most conspicuous. It seems that the mutilation brigade has shifted their attention towards Rabat and its surroundings.

The past performance of the Planning Authority is not very reassuring as it does not seem capable of withstanding the pressures of the development lobby. The Planning Authority has, as a result of its past decisions, sent a clear message that it considers the economic activity of the building industry more worthy of its attention and protection than anything else. In all fairness, there are a couple of members on the Planning Authority Board who stand out because they continuously defend the national heritage and the natural environment. But they are unfortunately a very small minority even when, occasionally, they are supported by others.

What else do you expect from a Planning Authority Board whose members are not uncomfortable when they sit with an estate agent in judgement as to which applications for a development permit are approved or refused?

I have no idea what the decision will be, but, based on past performance it is not beyond the Planning Authority Board to give its approval to the massacre brigade marching up Saqqajja Hill.

published on The Malta Independent on Sunday : 9 December 2018

Ħames ħsibijiet

 

1. Ippjanar għall-użu tal-art

Tnax-il sena ilu meta l-pjani lokali kienu approvati mill-Ministru responsabbli mill-Ippjanar tal-Użu tal-Art, il-Parlament għadda biex ta l-approvazzjoni tiegħu biex meded kbar ta’ art fil-periferiji taz-zoni urbani tagħna jingħataw għall-bini. 12-il sena wara li l-Parlament approva l-ezerċiżżju ta’ razzjonalizzazzjoni xi residenti għadhom ma ndunawx kif għaddewhom biż-żmien. Xi drabi uħud mill-Membri Parlamentari li dakinnhar ivvutaw favur li art fl-ODZ issir tajba għall-bini, illum għandhom l-ardir li jkunu fuq quddiem jippuppaw sidirhom “f’appoġġ” għar-residenti li f’daqqa waħda jindunaw li d-dar tal-ġirien ser taqa’ u flokha tielgħa blokka appartamenti. Issa daqshekk xemx fuq il-pannelli li għadhom kemm ħallsu u stallaw ftit ilu!

Kważi kuljum nirċievi emails mingħand residenti li jkunu jixtiequ joġġezzjionaw għal żvilupp propost f’diversi lokalitajiet. Jiċċassaw meta ninfurmaw li ż-żmien għall-oġġezzjonijiet għalaq madwar 12-il sena ilu. L-parti l-kbira tar-residenti ma jiftakrux l-ismijiet tal-membri parlamentari li għaddewhom biż-żmien.

F’dawn l-aħħar ġimgħat kelli każijiet fil-Mellieħa, il-Mosta, Marsaxlokk, Wied il-Għajn u H’Attard. U għad hemm ħafna iktar.

2. Il-bdil fil-klima u l-karozzi tal-elettriku

Studju ippubblikat nhar il-Ġimgħa fil-Journal Nature Communications jiġbed l-attenzjoni li jekk wieħed iqabbel l-emmissjonijiet attwali ta’ diversi pajjiżi ma’ dak li wegħdu f’Pariġi sentejn ilu fil-laqgħa dwar it-tibdil fil-klima, għadna ħafna lura biex jintlaħqu l-miri stabiliti.

Il-wegħdiet faċli biex isiru imma sfortunatament mhux faċli biex jinżammu.

It-trasport hu illum il-kontribut ewlieni ta’ Malta għat-tibdil fil-klima. Madwar sena ilu l-Prim Ministru Muscat kien qal li mhux ‘il-bogħod li jieqfu l-karozzi li jaħdmu bil-petrol u d-disil mit-toroq tagħna biex flokhom nibdew nużaw karozzi li jaħdmu bl-elettriku. Għadna nistennew lill-Gvern iħabbar il-pjan tiegħu.

3. 17 Black

L-aħbar mil-Latvja dwar l-ismijiet assoċjati mal-kumpanija 17 Black u ċ-ċaqlieq ta’ flus maħmuġin madwar id-dinja ikomplu jagħtu l-kulur lill-istorja li ma tispiċċa qatt dwar il-ħasil tal-flus. Tajjeb li niftakru f’dik iż-żjara uffiċjali f’Baku f’Diċembru 2014 meta l-ebda uffiċjal taċ-ċivil jew ġurnalista ma kien preżenti. Dakinnhar staqsejna għalfejn? Possibilment it-tweġiba illum qegħda tiċċassa lejna.

4. L-istrateġija ta’ Bedingfield

Nhar il-ġimgħa kienet l-aħħar ġurnata għall-konsultazzjoni pubblika dwar il-Kottonera li jidher li qegħda f’idejn Glenn Bedingfield. Qed jipproponu t-twaqqif ta’ fondazzjoni biex timplimenta l-istrateġija. Donnu li Glenn ftit jimpurtah mill-kunsilli lokali jew mill-kunsill tar-reġjun li s-sens komun jgħidlek li għandhom ikunu huma nkarigati bl-implementazzjoni. Forsi Glenn għadu ma ndunax li hemm “konsultazzjoni pubblika” oħra għaddejja, din id-darba dwar il-gvern lokali u għadha għaddejja sa l-aħħar ta’ Novembru. X’għala biebu!

5. L-appell dwar id-dB

L-appell kontra l-permess ta’ żvilupp li nħareġ lid-dB għat-tħarbit tas-sit tal-ITS f’ Pembroke jibda nhar it-Tlieta. It-Tribunal ta’ Reviżjoni għall-Ambjent u l-Ippjanar (il-Bord tal-appell) irid jibda biex jiddeċiedu dwar it-talba li għandu quddiemu minn dawk li qed jopponu l-permess biex ix-xogħol li diġa beda jieqaf immedjatament u jibqa’ hekk wieqaf sa meta jinqata’ l-appell. Wara it-Tribunal jibda jikkonsidra sottomissjonijiet fuq kull waħda mit-18-il raġuni li hemm biex il-permess jitħassar: ibda mill-kunflitt ta’ interess tal-aġent tal-propjetà membru tal-bord li japprova l-permessi tal-bini kif ukoll bir-regoli kollha li nkisru meta kien approvat dan il-permess ta’ żvilupp.

Ippubblikat fuq Illum: Il-Ħadd 18 ta’ Novembru 2018

 

Five random thoughts

1. Land Use Planning

Twelve years ago, when the local plans were approved by the then Minister responsible for land use planning, Parliament proceeded to approve the inclusion of substantial stretches of land on the periphery of most of our urban areas within the limits of permissible development. Twelve years after the approval of the rationalisation exercise by Parliament, some residents are still not aware of the manner in which they have been compromised. At times they are taken advantage of by Members of Parliament who had supported the extension of the development boundaries but now feel duty bound to “support” residents who suddenly realise that their neighbour’s house is being pulled down and in its stead a block of flats will arise, blocking out the sun off their PVCs which they have just paid for!

I receive emails almost daily from residents wishing to object to proposals for development in various localities. They are speechless when I inform them that the time for objections elapsed some 12 years ago! Most residents do not remember the names of the Members of Parliament who shafted them in 2006.

I have in the past weeks dealt with cases in Mellieħa, Mosta, Marsaxlokk, Marsaskala and Attard and many more are pending.

2. Climate Change and electrification

A study published last Friday in the Journal Nature Communications points out that if one compares q country’s actual emissions with the pledges made at the Paris Climate Change meeting two years ago, we are still very far from achieving the objectives set.
Unfortunately, pledges are easy to make and difficult to keep.

Transport is currently Malta’s major contribution to climate change. Over one year ago, Premier Muscat had stated that petrol and diesel-powered cars should be driven off our roads and substituted by electric cars. We are still waiting for government to announce its detailed plans.

3. 17 Black

The revelation from Latvia of the names associated with 17 Black and the movement of dirty money around the globe adds more spice to the never-ending saga of money laundering. It may be pertinent to point out to that official visit at Baku in December 2014 at which no civil servant or journalist was present. Then we asked why. Possibly now we have the answer.

4. Bedingfield and his strategy

Last Friday was the closing date on the ongoing public consultation on Cottonera piloted by Glenn Bedingfield. It is being proposed to set up a foundation to eventually implement this strategy. Apparently Glenn has no qualms in shafting the local councils and the regional council in the area which logically should be the ones entrusted with implementation. Maybe Glenn has not yet realised that another “public consultation” on local government is currently in hand up till 30 November. Who cares?

5. The dB appeal

The appeal against the development permit issued for the dB mega-mess at Pembroke will commence next Tuesday. High on the list on considerations to be addressed by the Environment and Planning Review Tribunal (the appeals board) will be the request by those opposing this development to stop works immediately, pending the outcome of the appeal. Then the Tribunal will commence considering submissions on the eighteen reasons which justify the invalidation of the development permit – ranging from the obvious conflict of interest of the estate agent dishing out development permits to a blatant disregard of planning policy.

published in The Malta Independent on Sunday – 18 November 2018

L-appell dwar il-permess tad-dB f’Pembroke

 

L-appell kontra l-permess tad-dB biex iħarbat is-sit tal-ITS ġie sottomess.
Ir-raġunijiet għall-appell, fil-qosor huma s-segwenti:

1) Il-kunflitt ta’ interess ta’ Matthew Pace, membru tal-Bord tal-Awtoritá tal-Ippjanar u fl-istess ħin b’interess f’aġenzija tal-propjetá,
2) Il-kunflitt ta’ interess tal-Membru Parlamentari Clayton Bartolo, membru tal-Bord tal-Awtoritá tal-Ippjanar,
3) In-nuqqas ta’ skrutinju tal-presentazzjoni sħiħa minn Jacqueline Gili li twasslet għal-laqgħa tal-Bord bil-jet,
4) Nuqqas ta’ konformitá tal-proposta ta’ żvilupp mal-Height Limitation Adjustment Policy for Hotels,
5) Nuqqas ta’ konformitá tal-proposta ta’ żvilupp mal-Planning Policy Guide on the use and applicability of the Floor Area Ratio (FAR), artiklu 5.9 dwar l-ispejjes konnessi mal-iżvilupp tal-infrastruttura,
6) Nuqqas ta’ konformitá tal-proposta ta’ żvilupp mal-Planning Policy Guide on the use and applicability of the Floor Area Ratio (FAR), u dan dwar diversi dettalji tal-policy kif imfissra dettaljatament fid-dokument tal-appell,
7) Nuqqas ta’ konformitá dwar policies li jikkonċernaw l-impatt viżiv,
8) Hemm appartamenti li huma inqas fid-daqs minn dak stabilit mill-policies tal-ippjanar,
9) is-Social Impact Assessment ma sarx sewwa,
10) L-iżvilupp propost ma jikkonformax ma policies, liġijiet u obbligi internazzjonali dwar il-ħarsien tal-wirt storiku,
11) L-iżvilupp propost jikser diversi policies u liġijiet dwar il-ħarsien tal-kosta,
12) L-iżvilupp propost ma jsegwix policies intenzjonati biex iħarsu l-ispazji miftuħa,
13) L-impatt tat-traffiku mhux ikkunsidrat b’mod adegwat; ma sarux studji neċessarji u kien hemm nuqqas ta’ konsultazzjoni bi ksur tal-Konvenzjoni ta’ Aarhus,
14) Ma ġietx osservata l-liġi tad-Dimanju Pubbliku u dan dwar il-ħarsien tal-kosta,
15) Nuqqas ta’ konsiderazzjoni u piz mogħti lil materji diversi relevanti dwar ambjent, estetika u sanitá,
16) Nuqqas ta’ development brief u Master Plan,
17) Nuqqas ta’ ħarsien ambjentali dwar protezzjoni ta’ bijodiversitá, flora u fawna fuq l-art u fil-baħar, siti Natura 2000 u Għarq Ħammiem
18) Nuqqas ta’ osservanza ta’ liġijiet diversi dwar tniġġiż u emmissjonijiet kif ukoll dwar skart riżultanti mill-proġett.

Birra togħma ta’ diesel

 

Id-deċiżjoni tal-Awtoritá tal-Artijiet, issa konfermata minn Tribunal Amministrattiv, li ma jagħtix permess lis-sidien il-Lukanda Waterfront dwar imwejjed u siġġijiet fuq il-bankina quddiem il-Lukanda hi deċiżjoni f’waqtha.

Hemm bosta kazjiet oħra fejn diġa ħarġu permessi li għandhom bżonn ikunu kkunsidrati mill-ġdid. Diversi huma l-kazi fejn l-imwejjed qegħdin eżattament mal-karozzi, bosta drabi jieħu ukoll post ta’ xi parkeġġ jew tnejn.

X’ġost ikun fih platt spaghetti togħma ta’ petrol, jew birra togħma ta’ diesel?

Ma jitgħallmu qatt! (ara ukoll artiklu fuq l-istess suġġett miktub tlett snin ilu: hawn)

The Planning Authority and its “principles”

Searching through the Strategic Plan for Environment and Development (SPED), the term “principle” is not found in any shape or form. We are slightly luckier if we conduct a similar search in the Development Planning Act (DPA) of 2016: there are three references to principles – guiding principles – which should be observed by the Maltese state in promoting a “comprehensive, sustainable, land use planning system”.

These guiding principles are briefly explained in article 3 of the 2016 DPA. Their objective is to enhance the quality of life for the benefit of present and future generations and is qualified by the standard Brundtland quote from her UN report Our Common Future: ” ………without compromising the ability of future generations to meet their own needs.” That means that sustainability is included in the actual wording of the 2016 DPA. Actually, as we are all aware, this is lip-service in its worst form, because in real life we know full well that Malta’s Planning Authority does not seek the benefit of either the present or future generations.

Article 3 of the 2016 DPA lists various measures which need to be taken. They are specific and range from the need “to preserve, use and develop land and sea for this and future generations”, to ensuring that “planning policies are unambiguous”. Then Article 4 of the 2016 DPA states that we cannot go to a Court of Law to directly enforce the principles announced in the previous article, but, it is underlined that these principles are of a fundamental nature and have to be employed in the interpretation of planning law and policies.

This begs the question as to what extent the Planning Authority, as government’s land use planning agent, observes these basic principles and, in particular, whether the various planning policies in use are actually meant to enhance the quality of life of present and future generations.

There have been various political declarations that land use planning should be more friendly to developers, obviously assisting them to “make hay while the sun shines”. The developers, we are repeatedly told, need to be assured of reasonable expectations, as, poor fellows, they have to earn a living – even if this is at the expense of our quality of life.

As an example, may I ask to what extent is, for example, the Fuel Service Station Policy compatible with the basic principles that the Planning Authority is obliged to apply? In recent weeks I have written extensively about the matter because, to me, it is crystal clear that this Policy is not in any way compatible with the Planning Authority’s basic principles. In neither its present form, nor in the slightly diluted format proposed by the Environment and Resources Authority, does the Fuel Service Stations Policy respect the basic principles enshrined in the 2016 DPA.

The government knows this because, as far back as last September, it announced that “shortly” a public consultation exercise would commence on the manner of implementing a policy to ban cars having an internal combustion engine from being used on our roads.

After almost eight months, this “shortly” to be announced public consultation has still not commenced. The announcement that the public consultation would be announced “shortly” was not made by a new Minister, enthusiastic and overwhelmed by a difficult portfolio; it was made by Prime Minister Joseph Muscat in one of his Sunday sermons – the one delivered at the Rialto Bormla on 10 September 2017.

If we will not have cars on our roads running on petrol or diesel “shortly” why does the Planning Authority consider it necessary to permit more fuel service stations? It is certainly not in the interest of future generations.

The Planning Authority is entrusted to defend the interests of future generations. In my opinion it has failed in observing its brief as it has lost sight of its basic principles.

Published on the Malta Independent on Sunday : 22 April 2018

Il-qerda madwarna, dejjem tikber

L-applikazzjoni bin-numru PA11067/17 għall-iżvilupp ta’ faċilitá oħra ta’ McDonalds fil-periferija ta’ Ħaż-Żabbar huwa attentat ieħor biex tiġi mnaqqra l-art li nirreferu għaliha bħala ODZ. S’issa nimmaġina li kważi kulħadd jaf li l-ittri ODZ ifissru Outside (O) the Development (D) Zone (Z). Jiġifieri barra miż-żona tal-iżvilupp. Dan ifisser li dik l-art, preferibilment m’għandiex tkun żviluppata.

Imma s-sit li ntagħżel biex possibilment ikun żviluppat fuq faċilitá ta’ McDonalds qiegħed f’żona li żviluppat bil-mod fil-passat. Meta l-Pjani Lokali ġew imfassla u ppubblikati tnax-il sena ilu, is-sit fi Triq Salvu Pulis ġewwa Ħaż-Żabbar u l-iżvilupp ta’ madwaru kien definit bħala żona residenzjali rurali (rural settlement): li jfisser li kienet żona residenzjali barra miż-żona tal-iżvilupp imma li m’għandiex titħalla tikber.

Lil hinn mill-lingwaġġ tekniku għandna nagħmlu kull sforz biex art barra miż-żona ta’ żvilupp tibqa’ mhux sviluppata u li fejn diġa hemm l-iżvilupp, dan ma jikbirx. Il-pjani lokali huma supplimentati minn biżibilju ta’ regoli u linji gwida li sfortunatament, imma ċertament b’mod intenzjonat u ikkalkulat, joħolqu kuntrasti jew kunflitti li jwasslu għall-konklużjoni loġika li kważi kollox hu b’xi mod ġustifikabbli.

Li jkun hemm faċilitá ta’ McDonalds fuq l-art li ntagħżlet f’Ħaż-Żabbar żgur li mhux kompatibbli man-natura residenzjali tal-inħawi. Imma xejn ma nkun sorpriż jekk ikollna ftit akrobazija ta’ livell olimpiku li twassal għall-approvazzjoni tal-applikazzjoni. Il-problema li għandhom numru mhux żgħir ta’ dawk li qed jieħdu d-deċiżjonijiet fl-Awtoritá tal-Ippjanar hi li huma nieqsa minn kull sensibilitá ambjentali jew dwar l-ippjanar (ta’ l-użu ta’ l-art). Din l-insensittivitá hi l-kawża tal-qerda bil-mod tal-kampanja u tal-identitá tal-lokalitajiet residenzjali żgħar bil-konsegwenza tal-ħolqien ta’ uġiegħ soċjali kbir.

Ħarsa anke ħafifa lejn il-lista ta’ dawk il-każijiet li għamlu l-aħbarijiet tagħtina idea tajba ta’ dak li wassal għall-qagħda preżenti. Il-problema bażika hi dawk l-irġiel u n-nisa li ntagħżlu biex jieħdu d-deċiżjonijiet. Dawk tal-lum m’humiex wisq differenti minn tal-bieraħ: (b’xi eċċezzjonijiet) ġeneralment ma jiswew għal xejn, avolja xi minn daqqiet uħud jippruvaw ikunu raġjonevoli.

Hu rari ħafna li jkun hemm xi deċiżjoni li tkun ser taqbżilhom: pereżempju dik dwar il-pompa tal-petrol u d-dijsil fi Triq is-Salini fil-Magħtab. Ir-regoli dwar kif jittieħdu d-deċiżjonijiet huma mfassla biex jassiguraw li meta jkun hemm min jażżarda jaqbes il-linja, b’mod kważi awtomatiku, jiskatta proċess ta’ awto-difiża tas-sistema: il-vot ma jittieħidtx dak il-ħin iżda fis-seduta ta’ wara. Dakinnhar imbagħad ikun possibli li jissejħu r-riżervi (dawk li bosta drabi ma jattendux għal-laqgħat) biex b’hekk fis-siegħa tal-prova jkun hemm kulħadd. Ikun hemm biżżejjed ħin biex dawk li jdumu jew ibatu biex jifhmu jiftħu ftit moħħhom u jikkonvinċu ruħhom. Imbagħad ikun hemm maġġoranza li tista’ tagħmel xogħolha bil-kumditá.

Dan kollu ħoloq ostaklu istituzzjonali doppju kontra l-ħarsien tal-ambjent. Kien speċifikament maħluq għal dan l-iskop minn min kiteb l-Att tal-2016 dwar l-Ippjanar tal-Iżvilupp. B’dan il-mod hemm kontroll istituzzjonali kontra dawk li kapaċi (anke jekk rari jażżardaw) jaħsbu b’moħħhom. Hi l-mewt bil-mod tal-kampanja u l-wirt ambjentali tagħna. Mhux biss f’ Ħaż-Żabbar, iżda madwar il-gżejjer tagħna.

Uħud minn dawk li jgorru u kontinwament jimlew il-gurnali, inkluż dawk elettroniċi, bil-fehmiet tagħhom jeħtieġilhom jikkunsidraw is-sehem tagħhom f’dan kollu. Għandhom jikkunsidraw jekk huma stess ikkontribwewx biex kibret il-froġa billi repetutament eleġġew li dawk li kewsu fil-borma.

 

Ippubblikat fuq Illum – Il-Ħadd 25 ta’ Frar 2018

Fast food, slow death

Planning application with reference number PA 11067/17 for the development of a new McDonalds outlet on the outskirts of Żabbar is one of the latest attempts to nibble at our ODZ land. As readers are aware, the letters “ODZ” stand for Outside the Development Zone, meaning that the land in question should ideally not be developed at all.

However, the site selected for the possible development of the McDonalds fast food chain outlet lies in an area that has been slowly developed over the years. When the Local Plans were finalised 12 years ago, the site at Salvu Pulis Street in Żabbar and the surrounding development were defined as an ODZ (rural) settlement: meaning that it was an existing residential development outside the development zone that was to be contained and not allowed to spread any further.

Beyond the technical jargon, ODZ land should remain outside the development zone. The Local Plans have been supplemented by a myriad of additional policies and guidelines which unfortunately, but clearly intentionally, create so many policy contrasts and conflicts that it would not be amiss to conclude that practically anything can be justified on the basis of existing policy.

Having a McDonalds outlet in the chosen site at Żabbar is not compatible with the residential nature of the area, but I would not be surprised at all if another planning somersault of Olympic proportions leads to the approval of this application. The problem with most of the decision-takers at the Planning Authority is that they have little, if any, planning or environmental sense. This insensitivity is contributing to the slow and painful death of our countryside as well as that of our small settlements.

Just go slowly through the list of cases which have made it to the front pages of our newspapers and you will get a good idea of what has slowly but surely led to the current state of affairs. The basic problem is the men and women selected to be the decision-makers. The present ones are not much different from the previous ones: (although with some exceptions) generally they are useless. Some of them occasionally try to be reasonable.

Very rarely, a reasonable decision threatens the current order of things and looks likely to slip out: as the recent case on the Magħtab fuel station. The decision-taking rules are designed to trigger an automatic self-defence mechanism against those who dare overstep their brief: the definite decision is postponed to the next sitting. It is then possible to call in the reserves to vote and the habitual absentees turn up, thereby ensuring a full house at the next Board meeting. There is also sufficient time to convince those who may have “misunderstood” matters and dared speak their mind. It is then possible to ensure that the majority falls in line.

This has created an institutional double hurdle against the environment and its protection. It is specifically designed to be so by the author of the 2016 Development Planning Act, clearly intended to introduce an institutional check on those who dare sing from a different hymn sheet from the one available. It is the slow death of our countryside and our environmental heritage – not just at Ħaż-Żabbar, but all over the islands.

Some of those who grumble and fill the comments sections of our newspapers with their views need to consider whether they have contributed to all this by repeatedly electing those who have designed this mess.

Published on The Malta Independent on Sunday – 25 February 2018

Common sense at Buleben

The farmers at Buleben have been served with an evacuation order because the land they have tilled for generations is required to make way for the construction of new factories. We are told that our economy needs the land for factories. We also need our fields for agriculture and too much has already been lost!

We have been there before. One hectare after another is being gobbled up by concrete or tarmac. At Buleben, they want to enlarge the industrial estate. In other localities, roads, new residential development or hotels are planned instead of protecting agricultural land. Lately, we gave witnessed a never ending list of applications for petrol stations. There also seems to be an on-going competition of high-rise development: contrasting phallic symbols of all shapes and sizes.

Undeveloped land is under continuous siege.

In this specific case, the government through Malta Industrial Parks Limited is the developer and, like some of the other developers, at times it too tries to ride roughshod over one and all.

Do we consider this as progress? We need to stop and reflect on the consequences of the considerable damage which is piling up. Is anybody considering these impacts?

The expansion of the industrial estate was planned many years ago, as far back as the late 1960s when the then newly set up Malta Development Corporation embarked on the development of industrial estates. Fortunately, not all land available was then developed. However, agricultural rents from farmers in the area have not been accepted since then. They have now received their marching orders and must be gone within one month!

Ta’ Buleben, was always considered as an extremely fertile agricultural area. Erin Serracino Inglott in his dictionary Miklem Malti explains that the word Buleben means “the owner of herds producing large quantities of milk”. When agriculture was the principal economic activity, it was of paramount importance to be able to farm land which yielded abundant harvests.

The land at Buleben is owned by the government. It can argue that there is insufficient space for existing industrial estates to expand. The government could also inform us that an industrial estate which could have been put to use instead of the Buleben one was that of Ricasoli. But in the meantime, the Ricasoli Industrial Estate was given over for speculation by a previous government which ignored the need for more space for industrial use. Such reasoning would be correct. However pointing at yesterday’s serious mistakes to try to justify today’s shortcomings would not solve anything. We are still shouldered with the responsibility to take care of what’s left of society’s assets.

This is what the Zejtun NGO Wirt iż-Żejtun led by Architect Reuben Abela is doing. Even Żejtun requires and deserves protection. It is definitely a step forward that more of our fellow Maltese are voicing their concerns about protecting our national heritage.

As emphasised by Wirt iż-Żejtun, it is possible to address the need to provide more space for factories without taking up more agricultural land. We should take note that the Local Plan for the South, approved twelve years ago, included a declaration on the need to provide protection to agricultural land in the surroundings that contain a large number of protected carob trees which have graced the area for possibly hundreds of years.

It would be pertinent if we remember that  Punic remains were discovered in the Buleben area some years ago and it would be realistic to expect that more archeological remains could be uncovered if more land is disturbed.

Another important consideration concerns the proximity of the proposed industrial estate extension to the residential area of Ġebel San Martin at Żejtun. The proposed factories will be too close to the residential area. I have not seen the drawings of the proposed development, as they have not been made available. However, NGO Wirt iż-Żejtun is on record as stating that only a few tens of metres would actually separate the residential from the industrial.

When one considers that the existing industrial estate is already a cause of nuisance, acoustic primarily, throughout the day, this signifies not only that this nuisance will increase but that it would also be made worse.

At the time of writing this article, Members of Parliament elected on behalf of the Labour Party from the Third Electoral District (which incorporates Żejtun) have declared that the government is in listening mode and is considering alternative sites. This is a good step forward. It is always appropriate to ensure that common sense is in charge. But this also means that the proposal as made was not sufficiently analysed before the planning stage was concluded.

If the proposal is not scrapped, another green lung, this time around Żejtun, will be lost. It is useless to complain that the young generation is barely interested in agriculture if consecutive governments treat farmers in this manner.

Our land needs protection from excessive development. If the Buleben proposal is not discarded at the earliest we may soon see our last carob tree!

published in The Malta Independent on Sunday : 11 February 2018

published in The Independent on Sunday : 11 February 2018