Ir-reputazzjoni tal-Awtorità tal-Ippjanar

Hu tad-daħq li iktar kmieni din il-ġimgħa skoprejna illi l-Awtorità tal-Ippjanar hi mħassba dwar li possibilment saret ħafna ħsara lir-reputazzjoni tagħha.

Din kienet aħbar, għax sal-lum, l-impressjoni ġenerali ta’ bosta minna kienet li l-Awtorità tal-Ippjanar tiġi taqa’ u tqum mir-reputazzjoni tagħha.

F’numru ta’ protesti u kontro-protesti ppreżentati l-Qorti f’dawn il-ġranet, residenti ta’ Pembroke talbu d-danni mingħand l-Awtorità tal-Ippjanar f’konnessjoni mal-mod kif din imxiet fil-konfront tagħhom dwar il-proġett tad-dB. Il-Grupp dB, min-naħa l-oħra lagħabha tal-vittma meta bi qdusija artifiċjali akkuża lill-Awtorità tal-Ippjanar li ma għamlet xejn dwar il-kunflitt ta’ interess ovvju ta’ wieħed mill-membri tal-Bord tal-istess Awtorità – l-aġent tal-propjetà. B’riżultat ta’ dan, qalet li sofriet danni sostanzjali meta l-permess ta’ żvilupp dwar l-iżvilupp massiċċ fil–Bajja ta’ San Ġorg tħassar mill-Qorti.

Fit-tweġiba tagħha, l-Awtorità tal-Ippjanar akkużat lill-Grupp dB li kien hu stess li ħoloq il-kunflitt ta’ interess li dwaru kien qed jilmenta. Dan billi għamel użu mis-servizzi ta’ aġent tal-propjetà li kien ukoll membru tal-Bord tal-Awtorità tal-Ippjanar. L-Awtorità kompliet temfasizza li hi ma kelliex idea dwar, u ma kienitx taf illi l-propjetà tad-dB kienet diġà fuq is-suq qabel ma biss il-kaz tela’ quddiem il-Bord għall-approvazzjoni, sintendi bil-vot favorevoli tal-aġent tal-propjetà membru tal-Bord.

L-Awtorità tal-Ippjanar kompliet tgħid li l-Grupp dB, bħala riżultat tal-mod kif opera ikkawża ħafna ħsara lir-reputazzjoni tagħha. Din kienet sorpriża, għax ħafna ma kellhom l-ebda idea li l-Awtorità tal-Ippjanar kella xi reputazzjoni x’tipproteġi!

L-Awtorità tal-Ippjanar taf li kull membru tal-Bord tagħha, hekk kif jinħatar, jeħtieġ li jimla formula li fiha jagħti informazzjoni dwar l-interessi tiegħu jew tagħha. Il-membru tal-Bord li qed nitkellmu dwaru, l-aġent tal-propjetà Matthew Pace, diġa iddikjara pubblikament li hu mexa mal-proċeduri stabiliti, li jfisser illi f’din il-formola huwa iddikjara l-interess tiegħu fl-aġenzija tal-propjetà.

Jekk dan hu minnu, x’għamlet l-Awtorità tal-Ippjanar hekk kif irrealizzat li wieħed mill-membri l-ġodda tagħha kellu interess f’aġenzija tal-propjetà? Kieku jkollna tweġiba onesta għal din il-mistoqsija bla ebda dubju jkollna idea tajba dwar kif l- Awtorità tal-Ippjanar tħares “ir-reputazzjoni” tagħha. Imma, safejn naf jien, ma għamlet xejn: jew minħabba li m’għandha l-ebda reputazzjoni x’tipproteġi, inkella minħabba li tiġi taqa’ u tqum!

Apparti dan kollu, waqt il-laqgħat tal-Bord tal-Awtorità tal-Ippjanar, kull membru tal-Bord għandu l-obbligu li kull meta l-interessi tiegħu jew tagħha jkunu f’kunflitt mar-responsabbiltajiet bħala membru tal-Bord jiġbed l-attenzjoni għal dan billi jagħmel dikjarazzjoni f’dan is-sens waqt il-laqgħa. Wara li jkun għamel dikjarazzjoni ta’ din ix-xorta, imbagħad, il-membru tal-Bord għandu l-obbligu li jimxi skond kif jipprovdi l-artiklu 13 tal-Att dwar l-Ippjanar tal-Iżvilupp u ma jipparteċipax fil-laqgħa jew laqgħat li jista’ jkollhom x’jaqsmu mal-interessi tiegħu. Minn dak li hu magħruf, dawn it-tip ta’ ċirkustanzi huma rari waqt il-laqgħat tal-Bord tal- Awtorità tal-Ippjanar.

L-interess ta’ dan l-aġent tal-propjetà fil-proġett tad-dB illum huma magħrufa. Ikun interessanti, imma, dwar kemm kien hemm iktar propjetajiet li kienu fuq il-kotba tal-aġenzija tiegħu li kienu ukoll suġġett tal-aġenda li hu kellu sehem biex jiddeċiedi dwarha! Din hi informazzjoni li s’issa l-Awtorità tal-Ippjanar ma għamlitx pubblika, għax li kieku kellha tagħmel dan bis-serjetà, malajr inkunu nafu kif l-Awtorità ndukrat ir-reputazzjoni tagħha tul is-snin!

Fil-fehma tiegħi, l-Awtorità tal-Ippjanar hi awtorità amorali, fejn il-prinċipji huma irrelevanti. Għax fl-aħħar mill-aħħar, l-unika ħaġa importanti għall-Awtorità tal-Ippjanar hu li ma tkunx ostaklu għal min irid idawwar lira!

ippubblikat fuq Illum : il-Ħadd 4 t’Awwissu 2019

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The Planning Authority and its “reputation”

It is quite hilarious to discover that the Planning Authority is worried about possible damage to its reputation! This is news, because, to date the general impression that most of us have is that the Planning Authority does not give a f..k about its reputation.

In a spate of protests and counter-protests presented in Court over the past days, Pembroke residents have requested the payment of damages from the Planning Authority over its handling of the dB project. The dB Group, on the other hand, has sanctimoniously accused the Planning Authority of not acting on the obvious conflict of interest of one of its Board Members – the estate agent – thereby causing it damage as a result of the annulment by the Court of the development permit for the St. George’s Bay City Centre project.

Not to be outdone, in its reply the Planning Authority has accused the dB Group of giving rise to the very conflict-of-interest subject of its complaint. This, it argued, was carried out by making use of the services of an estate agent who was simultaneously a member of the Planning Authority Board. The PA further emphasised that it was not aware that the dB property was on the market even before the matter was decided upon with the estate agent PA Board member voting in favour: obviously!

The Planning Authority also pointed out that, as a result of the way it acted throughout, the dB Group has caused considerable damage to its reputation.

Really? I was not aware that the Planning Authority had any reputation worth preserving!

Now the Planning Authority is aware that each and every member of its Board would, upon being appointed, have submitted a detailed form listing his/her interests. The member in question, the estate agent Matthew Pace, has already declared in public that he has followed all applicable procedures which means that, among other things, he has declared an interest in an estate agency.

If this is correct, what did the Planning Authority do when it realised that one of its new members had an interest in an estate agency? Having an honest answer to this query would throw considerable light as to how the Planning Authority guarded its “reputation”. To my knowledge it did nothing, either because it has no reputation to protect or else because it was not bothered!

In addition, during meetings of the Planning Authority Board, every member of the Board is duty bound to point out instances where his/her private interests conflict with his/her responsibilities as a Board Member. After making a full disclosure of his/her interest the Board Member is obliged – in terms of article 13 of the Development Planning Act – to refrain from participating in the meeting or meetings which could have a bearing on his/her interest. From what is known, such disclosures are a very rare occurrence at PA Board meetings.

The estate agent’s interest in the dB project is now well-known. It would be interesting to know how many other properties on the estate agent’s books were also items on the agenda he had a role in deciding. This is a question that the PA has not answered yet. Maybe an answer could give a significant boost to its reputation!

In my books the Planning Authority is an amoral authority, where principles are irrelevant. At the end of the day, what counts is not being an obstacle to making hay, while the sun shines!

published in the Malta Independent on Sunday : 4 August 2019

Il-mużika ta’ matul il-lejl

Ir-ritratti mis-satellita juru kemm hu kbir it-tniġġiż mid-dawl f’Malta. Fil-fatt, dan hu komparabbli mat-tniġġiż miż-żoni urbani fil-kontinent Ewropew! It-tniġġiż mid-dawl ma jħallix li nisimgħu l-mużika ta’ matul il-lejl. Joħnoqha u jżommna milli napprezzaw is-sbuħija tal-lejl li bil-mod jurina dak li jostor. Hekk jemfasizza l-Ħares tal-Opra (Phantom of the Opera) fix-xogħol tejatrali kapulavur ta’ Andrew Lloyd Webber.

Xi snin ilu waqt dibattitu dwar il-baġit ġie varat proġett biex id-dwal tat-toroq ikun ikkontrollat b’mod elettroniku. Proġett li meta jkun implimentat għandu jkun ta’ kontribut sostanzjali biex fil-gżejjer Maltin jonqos it-tniġġiż mid-dawl. Imma sfortunatament ftit li xejn smajna dwar xi progress seta’ kien hemm dwar din il-materja mill- 2013 lil hawn, meta tħabbar il-proġett.

Id-dawl eċċessiv użat matul il-lejl mhux biss hu użu ħażin u ineffiċjenti tal-enerġija imma jagħti kontribut konsegwenzjali għal emissjonijiet tal-karbonju li jistgħu jkunu evitati. B’dan il-ħajja fin-natura tul il-lejl qed tiġi ddisturbata u potenzjalment ukoll hi kawża għal ħsara lis-saħħa umana.

Fl-2007, il-Birdlife f’Malta ippubblikat studju dwar l-impatt tad-dwal bil-lejl fuq l-għasafar li jgħixu fl-irdumijiet u qrib il-baħar kif ukoll speċi oħra li jpassu bil-lejl. L-istudju hu intitolat Light Pollution and its effects on Yelkouan Shearwaters in Malta; causes and solutions. Il-kuntest tal-istudju kien proġett fl-iskema EU Life fl-Aħrax tal-Mellieħa fl-inħawi magħruf bħala l-Irdum tal-Madonna, sit li hu kolonja tal-garni, għasfur li jgħix mal-baħar.

L-osservazzjonijiet fir-rapport u s-soluzzjonijiet proposti jistgħu faċilment iservu ta’ bażi għal pjan ta’ azzjoni biex fil-gżejjer Maltin nibdew nindirizzaw bis-serjetà t-tniġġiż mid-dawl billi dan f’Malta mhux biss hu ta’ theddida għall-garnija (Yelkouan Shearwater)imma ukoll kawża ta’ emissjonijiet ta’ karbonju bla bżonn u theddida għall-kwalità tal-ħajja tagħna lkoll.

Bħala riżultat tad-densità qawwija ta’ popolazzjoni, t-tniġġiż mid-dawl matul il-lejl għandu impatt konsiderevoli kemm fuq iż-żoni urbani kif ukoll fuq dawk rurali tal-gżejjer Maltin. Ekologikament għandu impatt fuq l-għasafar, friefet u insetti kif ukoll friefet il-lejl imma ukoll fuq l-imġieba tal-annimali b’mod ġenerali. Lil hinn mill-ħajja naturali, it-tniġġiż mid-dawl joħloq leħħ qawwi li jweġġa’ l-għajn u li għandu impatt fuq is-sigurtà fis-sewqan. Jeffettwa lil min isuq, lil min jimxi, kif ukoll lil min juża’ r-rota u jagħti kontribut mhux żgħir fl-inċidenti tat-traffiku li jseħħu matul il-lejl.

Il-każ dwar it-tniġġiż mid-dawl fid-Dwejra deċiż mit-Tribunal ta’ Reviżjoni dwar l-Ambjent u l-Ippjanar nhar is-27 ta’ Ġunju hu każ rari fejn deċiżjoni tajba tal-Kummissjoni għall-Kontroll tal-Iżvilupp tinbidel mit-Tribunal fl-appell: ġeneralment bil-maqlub jiġri. Meta jinbidlu, s-soltu jkunu d-deċiżjonijiet il-ħżiena li jinbidlu, mhux dawk tajbin! Fil-fatt il-Kummissjoni għall-Kontroll ta’ l-Iżvilupp kienet irrifjutat l-applikazzjoni oriġinali minħabba li l-inħawi tad-Dwejra huma żona ta’ importanza ekologika. Sfortunatament it-Tribunal ittratta it-tniġġiż mid-dawl b’mod leġġer u kien insensittiv għall-impatti ekoloġiċi.

Li l-15-il għaqda ambjentali ngħaqdu biex jiġbru l-fondi ħalli tkompli l-ġlieda b’appell fil-Qrati hu pass tajjeb ‘il-quddiem. Il-ħarsien tas-siti tan-Natura 2000 hi għadma iebsa, imma jeħtieġ li jibqa’ għaddej. Imma li jsir appell minn din id-deċiżjoni skandaluża tat-Tribunal ta’ Reviżjoni tal-Ambjent u l-Ippjanar għandu jkun biss l-ewwel pass.

Għandna nirrejalizzaw li l-Awtorità għall-Ambjent u r-Riżorsi għandha l-poter u l-awtorità taħt id-Direttiva Ewropea dwar l-abitati li mhiex tagħmel użu tagħhom sewwa. L-ERA għandha tasserixxi ruħha u tenforza r-regoli, u jekk hemm bżonn tibqa’ għaddejja minn fuq l-Awtorità tal-Ippjanar kif tista’ u għandha tagħmel kull meta dan ikun neċessarju.

Ikun ferm aħjar kieku l-Ministru għall-Ambjent jinsisti mal-ERA biex din tieħu ħsieb iż-żoni ekoloġiċi sewwa. Ovvjament għandu jassigura li jkunu ipprovduti riżorsi adegwati.

Il-kaz tad-Dwejra hu każ speċifiku li fih l-ERA tista’ tieħu l-mazz f’idejha. X’ser tagħmel?

Ippubblikat fuq Illum : il-Ħadd 7 ta’ Lulju 2019

 

 

 

The music of the night

Satellite photos clearly indicate the extent of light pollution in Malta: it is comparable to that in most urban areas in the European continent. As a result, the music of the night is made inaudible. The night is being “impeded from unfurling its splendour”, as the Phantom of the Opera repeatedly emphasises in Andrew Lloyd Webber’s masterpiece.

Some years back, during the budget debate, a project related to intelligent street lighting was launched. When implemented, such a project would be an effective contribution to the reduction of light pollution all over the Maltese islands. Unfortunately, we have not heard of any substantial progress on the matter since late 2013, when the project was first announced.

Excessive artificial lighting used during the night is not only an inefficient use of energy, and the consequential contribution to additional carbon emissions which can be avoided, it is also a disturbance of nocturnal animal life and potentially injurious to human health.

Way back in 2007, Birdlife in Malta had published a study on the impact of night lighting on seabirds and nocturnal migrant species. The study is entitled Light Pollution and its effects on Yelkouan Shearwaters in Malta; causes and solutions. The context of the study is the EU Life project site at l-Aħrax in Mellieħa, in the area known as l-Irdum tal-Madonna, the site of a seabird colony.

The observations made and the solutions proposed in the study could easily form the basis for an action plan applicable to all of the Maltese islands to address light pollution because, in Malta, this is a serious problem not just for shearwaters but also in terms of carbon emissions and our quality of life.

As a result of Malta’s high population density, nocturnal light pollution has a considerable impact on both urban and rural areas all over the Maltese Islands. Ecologically, it has an impact on birds, moths and bats but it also has a considerable impact on animal behaviour in general. Beyond wildlife, light pollution creates glare which is a road safety issue and has an impact on drivers, pedestrians and cyclists and is known to play a considerable part in nocturnal traffic accidents.

The Dwejra light pollution case decided by the Environment and Planning Revision Tribunal on the 27 June is a rare case when a sensible decision was taken by the Planning Control Commission only for it to be reversed on appeal: normally it is the other way round! In fact, the Planning Control Commission had refused the original application on the basis that the Dwejra area is an area of ecological importance. Unfortunately, the Tribunal treated the issue of light pollution very lightly and was insensitive to its ecological impacts.

The coming together of fifteen environmental NGOs to crowd-fund the fight on appeal in Court is a good step forward. Protecting Natura 2000 sites is a tough fight but it needs to go on. Appealing against the scandalous decision of the Environment and Planning Revision Tribunal should, however, only be a first step. It should be realised that the Environment and Resources Authority (ERA) has powers and authority under the provisions of the EU Habitats Directive that it does not make sufficient use of. The ERA should assert itself and enforce the rules, bulldozing through the Planning Authority whenever this is necessary.

It would be much better if the Hon. Minister for the Environment insists that the ERA manages areas of ecological importance appropriately. Obviously, he must ensure that adequate resources are provided.

This Dwejra case is a specific example of where the ERA can have the final word. Will it?

published in The Malta Independent on Sunday : 7 July 2019

Villa Gollcher fil-Mosta: nipproteġuha

 

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

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

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

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

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

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

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

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

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

Hands off Mosta’s Villa Gollcher

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

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

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

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

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

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

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

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

published in the Malta Independent on Sunday : 12 May 2019

L-aħdar: sens komun ambjentali

Iktar minn sentejn ilu, nhar l-20 ta’ Marzu 2017, il-Kunsill Eżekuttiv tal-Awtorità tal-Ippjanar irrifjuta applikazzjoni għal kontroll tal-iżvilupp intenzjonata biex tistabilixxi x’jista’ jinbena fuq art f’ Ta’ Durumblat il-Mosta, b’kejl ta’ 38,600 metru kwadru.

Ma kienitx sorpriża meta iktar kmieni din il-ġimgħa din l-applikazzjoni reġgħet tfaċċat fil-forma ta’ applikazzjoni ġdida fuq art ftit ikbar fid-daqs, din id-darba 40,500 metru kwadru. Il-proposta hi biex iż-żona kollha tkun żviluppata f’waħda residenzjali b’binjiet ta’ erba’ sulari, b’waħda minnhom parzjalment taħt il-livell tat-triq.

Il-ġlieda biex inħarsu l-ambjent jeħtieġ li nġedduha kuljum billi l-forzi tar-rebgħa qegħdin f’posizzjoni b’saħħitha li jibqgħu jippruvaw sakemm iġibuha żewġ.

Għadna taħt l-effett tal-eżerċizzju ta’ razzjonalizzazzjioni li kien implimentat taħt id-direzzjoni tal-ex Ministru tal-Ambjent tal-PN George Pullicino bir-riżultat li madwar żewġ miljun metru kwadru ta’ art barra miz-zona tal-iżvilupp (ODZ) ingħataw għall-iżvilupp. Dakinnhar, fl-2006, l-Opposizzjoni Laburista kienet ivvutat kontra din l-inizjattiva, imma hekk kif ħadet is-setgħa, konvenjentement insiet kollox. Huwa biss issa li bosta qed jirrealizzaw kemm hi kbira l-ħsara ambjentali li ser tkun ikkawżata minn dan l-eżerċizzju ta’ razzjonalizzazzjoni. Sfortunatament, ir-rimedji possibli għal din il-ħsara huma limitati. Is-sitwazzjoni hi agħar minħabba li l-Gvern, bi strateġija ċara ma jaġixxix. Għax hu konvenjenti li jistax jwaħħal fil-Gvern ta’ qablu għal din il-mandra.

Il-punt hu li ma għandna l-ebda ħtieġa ta’żvilupp massiċċ fuq art verġni, bil-konsegwenza li tisparixxi iktar art agrikola fil-periferija taż-żoni urbani tagħna, bil-possibiltà li jingħaqdu fiżikament il-lokalitajiet. Il-mistoqsijiet li qamu sentejn ilu meta konna ffaċċjati bl-applikazzjoni oriġinali għadhom hemm, mhux imwieġba. Dawn ġew injorati mill-iżviluppaturi u dan minħabba li l-applikazzjoni l-ġdida hi identika għal dik oriġinali.

Għalfejn iridu żvilupp daqshekk intensiv? Xi studji hemm li jkejlu l-impatt tal-proposti ta’ żvilupp fuq l-infrastruttura tal-inħawi? Iż-żona li hu propost li tkun żviluppata hi sostanzjali. Zona li kien jagħmel sens li tkun pulmun aħdar għall-Mosta ser tispiċċa mibnija b’mijiet ta’ residenzi u garaxxijiet.

Meta għandna Gvern li mhux kapaċi jieħu posizzjoni ċara kontra żvilupp esaġerat, l-Awtorità tal-Ippjanar ma tantx għandha fejn tiċċaqlaq u dan billi d-deċiżjoni bażika favur l-iżvilupp esaġerat ilha li ttieħdet mill-Parlament sa mill-2006. Li baqa’ li jkun deċiż huwa n-natura tal-iżvilupp permissibli, inkluż jekk ikunx permess bini intensiv inkella bini baxx b’ħafna spazji miftuħin madwaru.

L-iżvilupp propost fil-Mosta m’huwiex sostenibbli għax ma nistgħux nibqgħu nitilfu iktar raba’ bla bżonn.

Alternattiva Demokratika hi l-uniku partit politiku li konsistentment oppona l-pjan ta’ razzjonalizzazzjoni u emfasizza l-ħsara ambjentali li dan kien ser jikkawża fil-lokalitajiet tagħna. Dawk li jridu jħaxxnu bwiethom, ovvjament jaħsbuha mod ieħor. Dawk li jiddeċiedu, min-naħa l-oħra, b’mod konsistenti injoraw l-impatti ambjentali.
Din il-problema mhix waħda limitata għall-Mosta, imma hi mifruxa ma’ Malta u Għawdex. Kelli l-opportunità li niġbed l-attenzjoni għal diversi eżempji f’lokalitajiet oħra bħall-Marsaxlokk, il-Mellieħa, Ħ’Attard, Pembroke, San Ġiljan, tas-Sliema u diversi lokalitajiet oħra, fejn ir-rgħiba tħalliet issaltan.

Din hi kampanja favur is-sens komun, għax is-sens komun ambjentali hu aħdar. Huwa d-difiża tal-ġid komuni. Il-ħarsien tar-raba’ minn żvilupp mhux neċessarju hu essenzjali għax ma nistgħux nibqgħu nitilfu iktar art fi ġlieda mar-rgħiba. Hu mod kif inqegħdu fil-prattika dak li nipprietkaw dwar l-iżvilupp sostenibbli.

Meta jkollok daqshekk politiċi jipprietkaw kemm jemmnu fil-prinċipji tal-iżvilupp sostenibbli diffiċli li wieħed jifhem kif Alternattiva Demokratika hi prattikament waħedha fuq il-front politiku li jopponi l-iżvilupp esaġerat.

Il-ħarsien tal-ambjent hu ferm iktar minn eserċizzju ta’ tindif. Huwa dejjem tajjeb li jinġabar l-iskart mormi mal-kosta jew fil-kampanja. Li topponi l-iżvilupp esaġerat huwa tindif preventiv tal-periferiji urbani tagħna. Ir-residenti jeħtieġu l-appoġġ. Imma anke huma jeħtieġ li jifhmu li jekk ser jivvutaw bħas-soltu l-affarijiet mhux ser jinbidlu.

 

Ippubblikat fuq Ilum: Il-Ħadd 28 t’April 2019

Environmental common sense is green in colour

Over two years ago, on 20 March 2017, the Planning Authority’s Executive Council threw out a Planning Control application intended to determine the nature of permissible development in a stretch of land at Ta’ Durumblat Mosta having an area of 38,600 square metres.

It was no surprise that, earlier this week, the application was resubmitted to the Planning Authority in respect of a slightly larger area in the region of approximately 40,500 square metres. The proposal is to develop the whole site into a residential area subject to a proposed height limitation of three floors and a semi-basement.

The battle to defend our environment needs to be renewed every day, as the forces of greed are well placed to continue with their endeavours, until they succeed in gaining acceptance of their proposals.

The rationalisation exercise was carried out under the direction of former PN Environment Minister George Pullicino. It has resulted in around two million square metres of land outside the development zone (OZD) being given up for development – and the full impact is yet to be felt.

In 2006, the then Labour Opposition voted against this initiative, yet it conveniently forgot all about its stand when it was elected into office and it is only now that many are starting to realise the significant environmental impact of the rationalisation exercise. Unfortunately, the possibilities to remedy the damage in store are very limited and this limitation to act is further compounded by a government which (strategically) fails to act, as it is most convenient to be able to point fingers at your PN predecessors in government.

The point at issue is whether we need further large-scale development on virgin land, with the result of gobbling up more agricultural land on the periphery of our urban areas which will potentially merging neighbouring localities.

The queries raised two years ago – when the original application was submitted – are still unanswered. These queries have been ignored by the developers as the application that has been resubmitted is practically identical to the original one.

Why are the developers proposing so intensive a development? Do studies exist to assess the impacts which this proposal will have on the infrastructure of the area – which is substantial? Hundreds of residential units and garages will be constructed in an area when it would make more sense for it to remain as a green belt around Mosta.

Faced with a government which is reluctant to act against over-development, the Planning Authority does not have much elbow room for manoeuvre because, for all intents and purposes, the basic decision in favour of over-development has already been taken by Parliament – way back in 2006. What’s left to be decided is the nature and extent of the development. Whether, for example, the development would be intensive as proposed in the application or else low-density, such as limited to bungalows with a 25 per cent site coverage

The proposed development in Mosta is certainly not sustainable, as we cannot afford to lose more land to the current development spree.

Alternattiva Demokratika has been the only political party to continuously and consistently point out that the implementation of the rationalisation exercise will cause environmental havoc in our local communities. Those seeking to line their pockets obviously think otherwise. The decision-makers have also been consistent in ignoring environmental impacts.

This problem is not limited to Mosta but is spread all over the islands. I have had the opportunity to point out various other instances in Marsaxlokk, Mellieħa, Attard, Pembroke, St Julians, Sliema and various other areas where, once again, greed has won the day.

This is a campaign for commonsense to prevail, as environmental common sense is inevitably green in colour, in defence of the ecology and the common good. Protecting agricultural land from unnecessary development is essential as we cannot keep losing more land to greed. It is also the only practical way to implement sustainable development.

With so many political personalities proclaiming their adherence to basic principles of sustainable development, I fail to understand how Alternattiva Demokratika is practically on its own on the political front in consistently opposing over-development.

Protecting the environment entails much more than clean-ups. It is laudable to clean up the mess of rubbish accumulated along the coast or in the countryside but at this point in time campaigning against over-development is an exercise in preventively cleaning up the periphery of our urban areas. Residents need our support but they must, however, also note that if they vote as usual, they will be condemning themselves to more of the same.

 

published in The Malta Independent on Sunday : 28 April 2019

L-Awtorità tal-Artijiet raqdet?

Id-dokument tal-Awtorità tal-Ippjanar intitolat Policy, Guidance and Standards for Outdoor Catering Areas on Public Open Space kien approvat f’Ġunju 2016. Permezz ta’ dan id-dokument hu regolat it-tqegħid ta’ siġġijiet u mwejjed fi spazji pubbliċi minn stabbilimenti li jservu l-ikel. Fid-daħla għal dan id-dokument jintqal li l-possibilità li spazju pubbliku jintuża b’dan il-mod jgħin fit-tisħiħ tal-valur ta’ dawn l-istabilimenti li jservu l-ikel.

It-triq li wasslet biex ikun konkluż u approvat dan id-dokument kienet waħda meqjusa bħala proċess ta’ simplifikazzjoni tal-proċess burokratiku, biex is-sidien tan-negozju jinqdew malajr u ma joqgħodux jaħlu ħafna ħin jiġru minn uffiċċju għall-ieħor biex jinkiseb permess! Kien hemm diversi entitajiet involuti. Però, l-iktar importanti minnhom, l-Kunsilli Lokali, ma kienux hemm. Dan hu rifless fid-dokument innifsu għax dan iħares l-interessi tan-negozju iżda ftit li xejn jagħti kaz tal-interessi tar-residenti.

Id-dokument jipprovdi illi meta jkunu ikkunsidrati applikazzjonijiet għal permessi biex stabilimenti li jservu l-ikel jokkupaw spazju pubbliku b’imwejjed u siggijiet għandu jkun assigurat li jitħallew passaggi mhux okkupati biex minnhom ikun jista’ jgħaddi l-pubbliku mingħajr diffikulta. Għandu anke jkun assigurat li l-aċċess għal propjetà ta’ terzi kif ukoll għal servizzi pubbliċi jitħalla liberu. Id-dokument jinsisti ukoll li fuq bankini f’toroq li minnhom jgħaddi traffiku b’veloċità kbira m’għandhomx jinħarġu permessi għall-imwejjed u siġġijiet.

Minkejja dan kollu, ipprova imxi fuq il-bankina fix-Xatt tal-Gżira fid-direzzjoni lejn Tas-Sliema u mbagħad ipprova kompla għaddej lejn ix-Xatt ta’ Tignè. Ikollok diffikultà konsiderevoli biex tgħaddi għax il-ħwienet, bil-barka tal-awtoritajiet, irnexxielhom jittrasforma propjetà pubblika f’parti integrali min-negozju tagħhom. Jirnexxielek tgħaddi b’diffikultà kbira. Għar-residenti li joqgħodu fil-flats fuq dawn in-negozji id-diffikultà hi ferm ikbar.

Dan hu r-riżultat ta’ politika li tpoġġi l-interess tan-negożji qabel l-interess tar-residenti. Infrastruttura aċċessibli u sikura m’hiex prijorità fil-politika tal-Gvern u l-awtoritajiet pubbliċi.

Riċentement, fl-aħħar, l-Awtorità tal-Artijiet ħadet id-deċiżjoni tajba li tirrifjuta applikazzjoni mis-sidien ta’ lukanda fix-Xatt tal-Gżira biex zona riżervata għall-parking tkun tista’ tintuża ħalli fuqha jitpoġġew siġġijiet u mwejjed li minnhom isservi l-ikel.

Meta is-sidien tal-lukanda ikkontestaw id-deċiżjoni tal-Awtorità tal-Artijiet huma ngħataw deċiżjoni mit-Tribunal Amministrattiv li bħalha ma tantx ikollna. F’din id-deċiżjoni ġie emfasizzat li l-politika dwar it-tqegħid tal-imwejjed u s-siġġijiet fi spazji pubbliċi biex minnhom jisserva l-ikel tipprojibixxi li dawn jitqegħdu fil-viċinanzi ta’ toroq arterjali inkella minnfejn jgħaddi traffiku b’veloċità sostanzjali. In-nies, qalet id-deċiżjoni, għandhom ikunu mħarsa mit-traffiku, mill-istorbju kif ukoll minn arja mniġġsa.

L-inċidenti fil-fatt iseħħu. Madwar disa’ xhur ilu, f’Lulju 2018, Olandiż ta’ 25 sena li kien miexi għall-affari tiegħu tul ix-Xatt ta’ San Ġiljan ġie mtajjar minn karozza li kienet għaddejja b’veloċità esaġerata u li kienet misjuqa minn żgħażugħ ta’ 20 sena li skond ma kien rappurtat kien qabeż il-limitu permissibli ta’ alkoħol li seta jixrob. L-Olandiż miet. Oħrajn weġġgħu. Saret ukoll ħsara konsiderevoli.

Minkejja dan kollu għadna nistennew lill-Awtorità tal-Artijiet biex tieħu passi f’diversi lokalitajiet biex fejn fil-passat inħarġu permessi għal imwejjed u siġġijiet fuq bankini u spazji pubbliċi oħra li huma viċin wisq ta’ toroq li minnhom jgħaddi traffiku b’veloċita kbira, dawn il-permessi jkun ikkunsidrati mill-ġdid u jiġu rtirati. Jekk l-Awtorità tal-Artijiet ser iddum wisq ma tiċċaqlaq ser ikollha terfa’ r-responsabbiltà għall-ewwel karozza li tispiċċa tkaxkar filliera mwejjed bin-nies madwarhom.

Qatt mhu tard biex tikkoreġi l-iżbalji. Żbalji li setgħu faċilment ġew evitati kieku ġew ikkonsultati l-Kunsilli Lokali.

Meta ser tiċċaqlaq l-Awtorità tal-Artijiet?

Ippubblikat fuq Illum : Il-Ħadd 7 t’April 2019

 

When will the Lands’ Authority act?

The Planning Authority’s Policy, Guidance and Standards for Outdoor Catering Areas on Public Open Space was approved in June 2016. This policy document regulates the placing of tables and chairs on the part of catering outlets in public open spaces. The foreword to the policy document considered that the provision of such areas was a “value-adding asset for catering establishments”.

The process leading to the adoption of this document was considered as one of simplification of the administrative process, providing a one-stop-shop and various public entities were involved in its formulation. However, the only entities of any relevance to the matter, Local Councils, were absent. This absence is very evident in the document produced as this is certainly business-friendly, but nowhere does it consider the interests of residents.

There is a proviso in the policy document that, when considering whether to permit outdoor catering areas in a public open space, passageways should not be obstructed. Nor must access to third party properties or public services be in any way obstructed when approving these outdoor catering areas.

Reading through the document, one notes that “Outdoor Catering Areas shall not normally be permitted on pedestrian public footpaths, which are either adjacent to arterial roads or located in close proximity to fast-moving traffic.”

Notwithstanding all this, try walking along the pavement in The Strand from Gżira to Sliema and then onto Tigne Seafront. It would be a very difficult walk because business has taken over and transformed a public asset into a private asset. Navigating through the small amount of unoccupied space left available is a nightmare for pedestrians and it is even worse for residents living in the residential units above the ground floor occupied by catering establishments.

This is the result of a policy that puts business interests before the interests of residents: accessible and safe infrastructure for people do not feature in the policies of either the Government or the public authorities.

Recently, and at last, the Lands Authority has taken the right step in refusing an application submitted by the owners of a Hotel on The Strand, Gżira, to encroach on a number of parking spaces in order to provide an al-fresco extension to the Hotel. When the hotel’s owners contested the Lands Authority’s decision, they were, at last, faced with some common-sense in the decision delivered by the Appeals Tribunal which  emphasised that the policy regarding outdoor catering areas prohibited any platforms adjacent to arterial roads or in close proximity to fast-moving traffic. Patrons had to be safeguarded from traffic, noise and air pollution.

Accidents do actually happen. Around nine months ago, in July 2018, a 25-year old Dutchman, who was walking along the St Julian’s promenade, was hit by an over-speeding car driven by a 20-year-old who was reported as being well over the drink-drive limit. The Dutchman died in hospital and others were injured. Street furniture was damaged.

Notwithstanding the above, we still await action on the part of the Lands Authority to clear pavements and parking spaces in various areas of outdoor catering facilities that have, in the past, been permitted close to fast-moving traffic. If the Lands Authority takes much longer to act it will have to shoulder responsibility for the consequences of an over-speeding car ploughing through a row of al fresco diners.

It is never too late to learn from past mistakes and all this could have been avoided if Local Councils been consulted.

When will the Lands Authority act?

published in The Malta Independent on Sunday – 7 April 2019