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

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

Wiċċu bla żejt

 

Persuna li ma tistħix ngħidulha li jkollha wiċċ bla żejt. Taġixxi b’mod sfaċċat, qiesu ma ġara xejn. Bħall-membru parlamentari tal-PN David Agius.

David Agius, meta kien membru parlamentari fuq in-naħa tal-Gvern kien, flimkien ma oħrajn, ivvota favur li art f’diversi partijiet ta’ Malta, fil-parti l-kbira tagħha art verġni, tingħata għall-iżvilupp. Issa qasam fuq in-naħa l-oħra u qiegħed jappoġġa lir-residenti li qed jipprotestaw kontra dan l-iżvilupp li hu ivvota favur tiegħu.

F’Ħ’Attard, fl-inħawi magħrufa Tal-Idward, fil-periferija taż-żona tal-iżvilupp, David Agius jappoġġa lir-residenti li qed jipprotestaw biex art agrikola ma tkunx żviluppata. Ir-residenti huma rrabjati għax issa hemm it-tieni applikazzjoni biex ikun determinat kif tista’ tkun żviluppata l-art fl-inħawi tal-Idward.

David Agius kien hemm, kważi ċass, bla espressjoni f’wiċċu. Ħdax-il sena ilu, fil-Parlament kien ivvota favur l-istess żvilupp li issa kien qed jipprotesta kontra tiegħu!

L-istorja kollha hi dwar dak li hu magħruf bħala l-eżerċizzju ta’ razzjonalizzazzjoni li permezz tiegħu meded kbar ta’ art imxerrda mal-gżejjer Maltin, sa dakinnhar barra miż-żona tal-iżvilupp, saru tajbin għall-bini. Bil-vot tiegħu favur dan kollu David Agius għin biex dan ikun possibli li jsir. David Agius mhux waħdu. Fuq il-bankijiet tal-Opposizzjoni għad hemm diversi kollegi tiegħu li għamlu bħalu.

L-ippjanar għall-użu tal-art hu strument li għandu jkun użat fl-interess tal-komunitá kollha, u mhux fl-interess tal-ftit. Sfortunatament, illum, ħdax-il sena wara huwa ċar iktar minn qatt qabel kemm l-eżerċzzju ta’ razzjonalizzazzjoni injora lill-komunitajiet residenzjali tagħna madwar il-pajjiż kollu biex jaġevola lill-ispekulaturi.

Meta l-Parlament approva li meded kbar ta’ art barra miż-żona tal-iżvilupp isiru żviluppabbli kien jaf li ma kien sar l-ebda studju biex ikunu mkejla l-impatti kumulattivi li rriżultaw minn din id-deċiżjoni. Bħala riżultat ta’ dan, l-impatti tat-traffiku, l-kwalitá tal-arja, l-għargħar, id-dellijiet fuq bini diġa armat b’pannelli fotovoltajċi kif ukoll in-numru dejjem jiżdied ta’ propjetá vojta kienu fatturi injorati kompletament meta l-Parlament iddeċieda li japprova l-eżerċizzju ta’ razzjonalizzazzjoni.

Sfortunatament, l-Awtoritá tal-Ippjanar, minkejja li kienet taf b’dan in-nuqqas baqgħet għaddejja u ma ppruvatx tagħmel tajjeb għan-nuqqas tal-Parlament.

Sadanittant, fil-Parlament, il-Ministru Ian Borg huwa u jwieġeb għall-kritika ta’ din id-deċiżjoni tal-Awtoritá tal-Ippjanar ipponta subgħajh lejn l-Opposizzjoni. Imma dan mhux biżżejjed għax anke l-Partit Laburista wara 4 snin fil-Gvern ma għamel xejn dwar dan kollu.

Bosta minna niftakru li meta l-Partit Laburista kien fl-Opposizzjoni, fil-Parlament, kien ivvota kontra dan l-eserċizzju ta’ razzjonalizzazzjoni. Dan iwassal għall-mistoqsija inevitabbli dwar jekk il-Partit Laburista bidilx fehmtu. Għax ħlief għal ftit kummenti waqt il-kampanja elettorali l-Partit Laburista qatt ma qal xejn dwar dan kollu. Dan x’jfisser? Għandna ninterpretaw in-nuqqas ta’ azzjoni mill-Partit Laburista fil-Gvern bħala qbil mal-ezerċizzju ta’ razzjonalizzazzjoni?

Sa fejn naf jiena, Alternattiva Demokratika biss indirizzat dan kollu waqt il-kampanja elettorali li għadha kif intemmet. Dan billi pproponiet li dawn it-tip ta’ permessi m’għandhomx joħorġu f’dawk il-lokalitajiet fejn hemm numru konsiderevoli ta’ propjetajiet residenzjali vakanti.

Jidher imma li l-partiti fil-parlament issa bidlu ir-rwol tagħhom. David Agius hu l-eżempju ovvju: meta l-partit tiegħu kien fil-Gvern jappoġġa l-ispekulazzjoni, u issa li qiegħed fl-Opposizzjoni taparsi jappoġġa lir-residenti.

ippubblikat fl-Illum il-Ħadd  9 ta’ Lulju 2017

David Agius’s mental gymnastics

 

David was always into sport – primarily basketball, if I remember correctly. He has, however, now dedicated considerable time to the practice of mental gymnastics.

In Attard, in the area known as Tal-Idward – which is just outside the development zone – David has time and again publicly manifested his support of the residents’ cause: opposition to the development of agricultural land. The residents have now vented their anger in a pubic protest against a second planning control application that seeks to identify what would be permissible development in the tal-Idward area at Attard, the first application having been turned down around three years ago.

David Agius, the Opposition Whip, stood there, with a poker face, not batting an eyelid. Eleven years ago, in Parliament, he voted in favour of permitting the same development against which he is now demonstrating!

The issue is the so-called “rationalisation exercise” as a result of which considerable tracts of ODZ land all over the Maltese islands will henceforth to be considered as developable land. In 2006, with his favourable vote in Parliament, David Agius, contributed to making this possible. On the Opposition benches, he is accompanied by a number of other MPs who likewise voted in favour of more virgin agricultural land being given up for development.

Land-use planning should keep in mind the interests of the whole community and not only the interests of a select few. Unfortunately, eleven years down the line, it is now more clear than ever that the rationalisation exercise has  completely ignored the interests of the residential communities all over the islands in order to satisfy the greed of land speculators.

When Parliament considered the approval of removing ODZ status of large tracts of land, primarily (but not exclusively) agricultural land, it did so in full knowledge of the fact that the cumulative impacts of such a decision had not been assessed. Such an assessment, which is prescribed in the Strategic Environment Assessment Directive of the EU, would have been mandatory had Parliament’s decision been taken some days later than it actually was.

As a result, traffic impacts, air quality, flooding, the shadowing of existing residential property equipped with photo-voltaic panels and the issue of an ever increasing stock of vacant properties were completely ignored when Parliament approved the rationalisation exercise.

The Planning Authority, unfortunately, notwithstanding that it is aware of the shortcomings underpinning the rationalisation exercise, has failed to take steps to mitigate these shortcomings apart from minor cosmetic changes to the  proposals submitted on behalf of speculators.

In Parliament Minister Ian Borg rightly pointed his fingers at the Opposition when replying to criticism of the above-mentioned Planning Authority’s decision.  Blaming the Opposition is however not enough as the Labour Party had sufficient time to act on the matter in the past four years, but has not done so. Most of us remember that the Labour Party itself, when in Opposition, had voted against the rationalisation exercise in Parliament. This leads to the inevitable question as to whether or not Labour has since changed its mind as – with the exception of a few sympathetic comments on the eve of the June general election – it has never committed itself to changes to the rationalisation exercise. Are we to interpret the Labour Party’s non-action as a change of political position, signifying agreement with the rationalisation exercise in the form approved by Parliament in 2006?

As far as I am aware, Alternattiva Demokratika, the Green Party, is the only political party to propose a specific measure on changes to the rationalisation exercise. This was done once more during the recent electoral campaign. Such a measure proposed by Alternattiva Demokratika is linked to the large number of vacant properties, which should be a break applied by land-use planning regulators in order not to develop more land unnecessarily.

But is seems that the Labour Party and the PN have switched roles. Hence David’s mental gymnastics: supporting speculators when in government, supporting residents when in opposition.

published in The Malta Independent on Sunday – 9 July 2017

Ghost towns in the Maltese Islands

The last Census, carried out in 2011 – with results published in late 2014 – revealed that in the Maltese islands only 68.2 per cent of residential property is regularly occupied. The rest is either vacant (18.4 per cent) or else used seasonally or for some secondary use (13.3 per cent).

If we focus on the regional data, the situation is much clearer. The rate of occupied residential property varies – from 79.5 per cent in the Western Region (between Dingli, Siġġiewi and Balzan) to 46.4 per cent in the Gozo and Comino Region. Table 1 gives the full data. Property that is completely vacant varies from a rate of 16 per cent in the Northern Region (between Naxxar and Mellieħa) to 23.9 per cent in Gozo and Comino as shown it Table 2. Finally, property which is used seasonally or for some secondary use varies from an insignificant three per cent in the Southern Harbour Region (Valletta to Xgħajra, up to Paola and Luqa] to a staggering 29.7 per cent in Gozo, with the Northern Region (between Naxxar and Mellieħa) with a 25.9 per cent rate being a close second as shown in Table 3. This data has been extracted from the 2011 Census Final Report pages 221 and 222.

This amounts to more ten times the size of residential Birkirkara, meaning that the vacant or underutilised properties in Malta and Gozo at this time are equivalent to 10 ghost towns – each of which is equivalent to Birkirkara, the largest locality in the Maltese Islands. This represents a substantial waste of public funds. As a minimum it means that funds spent on the development of the infrastructure (roads, electricity, water, drainage and telecommunications) for these 10 ghost towns went down the drain and could have been mostly avoided.

While all this built-up residential property is vacant or under-utilised, the building industry keeps building more – thereby adding to the glut. They call this progress and a significant contribution to the economy. Alternattiva Demokratika – the Green Party and the environment lobby in Malta has been vociferous about this over-development of the Maltese Islands. This state of affairs has been worsening, with neither the Labour Party nor the Nationalist Party giving a fig about the consequences.

Instead of addressing the issue, the PN government increased the size of the development zone through the addition of the so-called “rationalisation” exercise. On the other hand, the Labour Party has, during the past four years, encouraged more development.

Last March I had the opportunity to represent a number of Mosta residents in opposing the scheming of a large tract of land at Tad-Durumblat, Mosta. This concerned 38,600 square metres of land which formed part of the rationalisation exercise piloted in 2006 by a PN-led government. Mosta has a sizable vacant and under-utilised residential area consisting of 19.4 per cent of the housing stock as in November 2011. The Executive Council of the Planning Authority accepted my arguments and rejected the relative planning control application, thereby saving – at least temporarily – this large tract of land from the greedy forces of development.

Faced with this situation, AD considers that the number of vacant properties in any locality should be an important criterion in determining whether development applications for larger areas are approved or not. This should also apply to the large tracts of land forming part of the rationalisation exercise, in respect of which the determination of the applicable scheme should not be decided if the number of vacant properties is substantial.

It is about time that this situation is addressed and for this purpose, AD’s election manifesto is making this specific proposal: in those localities where the number of vacant properties is substantial, large-scale residential projects will not be permitted.

This would be a good first step in addressing Malta’s ghost towns, ensuring that their enlargement is restrained and thereby applying a significant brake to over-development in the Maltese Islands.

 published in The Malta Independent on Sunday, 14 May 2017

 

Region No. per cent
Southern Harbour 29,107 75.9
Northern Harbour 46,181 72.9
South Eastern 22,279 71.6
Western 19,584 79.5
Northern 23,989 58.1
Gozo and Comino 11,630 46.4

Table 1: Occupied property by Region 

 

Region No. per cent
Southern Harbour 1,113   3
Northern Harbour 6,650 10.5
South Eastern 3,294 10.6
Western 6,33  2.6
Northern 10,692 25.9
Gozo and Comino 7,444 29.7

Table 2: Property used seasonally or for secondary use by Region

 

Region No. per cent
Southern Harbour 8,126 21.2
Northern Harbour 10,556 16.7
South Eastern 5,552 17.8
Western 4,420 17.9
Northern 6,582 16.0
Gozo and Comino 5,996 23.9

 Table 3: Vacant Property by Region

Triq Durumblat : ħdejn it-Torri Cumbo Mosta

 

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Durumblat hu (jew kien) isem ta qasam art bejn il-Mosta u Ta Vnezja li jibqa tiegħla lejn l-Imdina. Il-kelma Durumblat, jgħidilna Erin Serracino-Inglott fil-kapulavur tiegħu Il-Miklem Malti  trid tfisser ħotba fil-blat.

Imma din il-ħotba fil-blat ftit għadha tidher bil-bini sfrenat li tela tul is-snin.

Issa fl-aħħar forsi ser nieqfu biex naħsbu ftit dwar xinhu jiġri. Id-deċiżjoni tal-bieraħ tal-Awtorità tal-Ippjanar li tirrifjuta l-applikazzjoni biex art fil-periferija tal-Mosta tkun żviluppata bmod intensiv toffri tama li s-sens komun fl-ippjanar għall-użu tal-art fpajjiżna għadu ma intilifx għal kollox. L-applikazzjoni PC 039/09 kienet biex ikun determinat xtip ta żvilupp hu permissibbli fuq art tal-qies ta 38,600 metru kwadru ħdejn it-Torri Cumbo l-Mosta.

Il-bierah jiena kont preżenti għas-seduta tal- Awtoritá u fisem residenti fl-inħawi tkellimt kontra din l-applikazzjoni.  Fissirt kif l-iżvilupp propost hu wieħed massiv u li kien neċessarju li jkun magħruf, permezz ta studji apposta, xinhu l-impatt, mhux biss ta dan l-iżvilupp iżda ukoll fuq l-impatt kumulattiv. Jiġifieri meta tqis kemm l-impatt tal-bini eżistenti u żżid miegħu l-impatt tal-bini ġdid propost.

Jiena konxju li l-istorja mhux ser tieqaf hawn. Id-deċiżjoni żbaljata favur l-iżvilupp ilha li ttieħdet sa mill-2006 meta l-Parlament iddeċieda li madwar żewġ miljun metru kwadru ta art fil-periferija tal-ibliet u l-irħula tagħna jingħataw għall-iżvilupp. Dakinnhar kienu qalu li dan kien eżerċizzju ta razzjonalizzazzjoni. Imma jiddispjaċini ngħid li hu kollox barra razzjonali!

Huwa neċessarju li qabel ma din l-applikazzjoni tkun ikkunsidrata mill-ġdid, kif inevitabilment ser jiġri, ikun ikkunsidrat bir-reqqa l-impatt soċjali, ekonomiku u ambjentali ta dan l-iżvilupp massiċċ. Hemm ħtieġa li jsiru l-istudji neċessarji li jikkwantifikaw dan l-impatt kif ukoll li jkunu identifikati miżuri ta mitigazzjoni. 

Fost oħrajn għandna niftakru li l-aħħar ċensiment li sar fl-2011 kien żvela li minn 8359 residenza fil-Mosta, 16.2% kienu vakanti u 3.2% oħra kienu użati okkazjonalment. Dan waħdu diġa huwa raġuni valida biżżejjed li minħabba fiha dan it-tip ta żvilupp għandu jkun skoraġġit.

Għandu jkun ikkunsidrat ukoll li għall-futur, il-kunsiderazzjoni ta applikazzjonijiet ta din ix-xorta għandhom ikunu akkumpanjati minn miżuri innovattivi ta ħarsien ambjentali fosthom l-obbligu tal-ġenerazzjoni ta elettriku mix-xemx btali mod li kull waħda mill-units reżidenzjali permessi tkun carbon neutral.

Din id-deċiżjoni tal-Awtorità tal-Ippjanar, hi lezzjoni għall-Gvern u l-Oppożizzjoni: wasal iżżmien li d-deċiżjoni stupida li kien ħa l-Parlament fl-2006 tkun reveduta. Mhux biss dwar l-art fil-Mosta iżda dwar kull wieħed miżżewġ miljuni metru kwadru li dakinnhar ingħataw għall-iżvilupp.

Alternattiva Demokratika hi kburija li tul dawn l-aħħar ħdax-il sena ma waqfitx titkellem fuq din il-materja u tistieden lill-Gvern u l-Oppożizzjoni biex jiftħu għajnejhom u jingħaqdu magħha biex din id-deċiżjoni ħażina tal-Parliament fl-2006 tkun indirizzata.

Il-PN jgħatti x-xemx bl-għarbiel ?

Voting Rationalisation YES

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

 

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

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

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

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

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

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

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

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

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

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

ippubblikat fuq Illum : 5 ta’ Frar 2017

Environmental policy is about political decisions

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

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

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

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

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

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

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

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

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

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

published in the Malta Independent on Sunday : 5 February 2017