Għall-Awtoritá tal-Ippjanar il-profitti tal-ispekulatur huma prijoritá

Id-deċiżjoni li ħa l-Bord tal-Awtoritá tal-Ippjanar nhar il-Ħamis b’għaxar voti kontra tlieta biex 4,748 metru kwadru ta’ art barra miż-żona tal-iżvilupp (ODZ) ikunu żviluppati f’Dar għall-Anzjani fin-Naxxar hi preċedent ikrah li l-Awtoritá għad jiddispjaċiha li ħaditu.

L-applikazzjoni bin-numru PA 3592/16 ġiet ippreżentata biex jitwaqqa’ bini li tela’ qabel l-1978 u floku tinbena faċilitá għall-kura tal-anzjani fuq art “ġa disturbata”.

L-ewwel punt ta’ interess hu dan il-bini ta’ qabel l-1978 li hemm fuq is-sit. Ir-rapport dwar l-applikazzjoni ta’ żvilupp jiddeskrivi din l-art bħala “razzett mitluq u fi stat ta’ abbandun”. Meta inbena, dan ir-razzett kien meħtieġ fl-interess ta’ l-agrikultura. Issa li dan ir-razzett hu abbandunat kien ikun iktar għaqli kieku l-art ġiet irrestawrata għall-istat oriġinali tagħha biex tieħu lura postha bħala parti mill-pajsaġġ rurali. Minflok qed tintuża bħala għodda biex twaqqa’ għar-redikolu l-politika dwar l-ippjanar tal-użu tal-art.

L-Awtoritá tal-Ippjanar skont dak li jipprovdi l-Pjan Strateġiku għall-Ambjent u l-Iżvilupp (SPED: Strategic Plan for Environment and Development) talbet lill-applikant biex jikkummissjona studju ħalli jiġi stabilit jekk fiż-żona ta’ żvilupp, fil-viċinanzi, kienx hemm art tajba għall-iżvilupp li setgħet tintuża għall-iskop mixtieq u ċioe biex tinbena dar għall-anzjani.

Dan ir-rapport (site selection report), datat Mejju 2016, fil-fatt identifika żewġ siti li t-tnejn kienu ikbar milli meħtieġ. Ir-rapport jgħid li s-siti identifikati kellhom “potenzjal kbir” bħala siti alternattivi għall-proġett taħt konsiderazzjoni. L-ewwel sit kellu qies ta’ 11,287 metru kwadru fil-waqt li t-tieni sit kellu qies ta’ 6,844 metru kwadru. It-tnejn kienu fin-Naxxar viċin tas-sit taħt konsiderazzjoni.

Wara, l-Awtoritá tal-Ippjanar talbet lill-applikant biex jipproduċi studju dwar l-impatti finanzjarji tal-proġett. Dan l-istudju kien lest fi ftit żmien tant li hu datat 30 ta’ Mejju 2016. Fi ftit kliem dan ir-rapport ta’ sitt paġni, miktub minn accountant, jikkonkludi li billi l-art tajba għall-iżvilupp tiswa’ ferm iktar minn art ODZ (li m’hiex normalment ikkunsidrata għall-iżvilupp) il-proġett seta jrendi biss jekk tkun użata art ODZ!

Fid-diskussjoni waqt is-seduta pubblika ta’ nhar il-Ħamis tal-Bord tal-Awtoritá tal-Ippjanar, iċ-Ċhairman Eżekuttiv tal-istess Awtoritá qal li l-istudju dwar l-impatt finanzjarju tal-proġett kien ivverifikat mill-konsulenti tal- Awtoritá li wara aċċettatu u talbet lill-applikant biex jibda jikkunsidra art fl-ODZ.

Din id-deċiżjoni tal- Awtoritá tal-Ippjanar taqleb ta’ taħt fuq il-politika dwar l-użu tal-art u prattikament tfisser li minn issa l-quddiem proġetti kbar barra miż-żona tal-iżvilupp mhu ser ikollhom l-ebda diffikulta biex ikunu approvati. M’hemmx ħtieġa li tkun professor biex tifhem li minn issa l-quddiem kull żvilupp ODZ jista’ jkun iġġustifikat mill- Awtoritá tal-Ippjanar a bażi tal-fatt li l-art ODZ tiswa’ ferm inqas mill-art tajba għall-iżvilupp.

Jekk inħarsu ftit sewwa lejn ir-rapport tal-accountant insiru nafu li l-art ODZ kellha l-prezz ta’ €1,200,000 fil-waqt li l-art l-oħra tal-qies meħtieġ għall-proġett kellha prezz ta’ madwar €5 miljuni u nofs f’kull każ. Differenza ta’ madwar 4 darbiet!

Bħala riżultat ta’ din id-deċiżjoni, fl-opinjoni tiegħi, l- Awtoritá tal-Ippjanar irmiet ix-xogħol utli li numru kbir ta’ professjonisti tal-ambjent u tal-ippjanar tal-użu tal-art għamlu tul dawn l-aħħar ħamsa u għoxrin sena. Hi deċiżjoni li tmur kontra l-emfasi kontinwa dwar il-ħtieġa li l-art limitata li għandu l-pajjiż tintuża b’mod sostenibbli. L- Awtoritá tal-Ippjanar għal darba oħra baxxiet rasha: il-kilba għall-profitti reġgħet rebħet fuq il-ħtieġa tal-ħarsien ambjentali. Il-bilanċ fil-kont tal-bank tal-ispekulatur hu iktar importanti għall- Awtoritá tal-Ippjanar mill-użu sostenibbli tal-art f’pajjiżna.

Meta ttieħed il-vot finali, tlieta biss kienu l-membri tal-Bord tal- Awtoritá tal-Ippjanar li ivvutaw kontra: is-Sindku tan-Naxxar Anne Marie Muscat Fenech Adami, iċ-Chairman tal- Awtoritá tal-Ambjent w ir-Riżorsi Victor Axiaq kif ukoll r-rapprezentanta tal-għaqdiet ambjentali – Annick Bonello It-tlieta li huma mmotivaw id-deċiżjoni tagħhom li jivvutaw kontra l-proposta ta’ żvilupp minħabba li mhux aċċettabbli li tkun użata art ODZ għal dan l-iskop.

Ippubblikat fuq Illum : Il-Ħadd 23 ta’ Lulju 2017

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Planning Authority says: develop ODZ, it is cheaper!

The decision taken by the Board of the Planning Authority last Thursday, with ten votes in favour and three votes against the development of 4,748 square metres of land Outside the Development Zone (ODZ) for a home for the elderly in Naxxar, will come back to haunt it in the very near future.

Application number PA 3592/16  was submitted in order to demolish a pre-1978 existing building and construct a facility for the care of the elderly and nursing home on disturbed land.

The first point of interest is the existing pre-1978 building on site. The Development Permit Application report describes this as an unoccupied derelict farm. When it  was constructed, this building was necessary in the interests of agriculture. Now that it is in a derelict state, the land should have been returned to its former state, rehabilitated as part of the rural landscape. Instead it is being used as a tool through which to ridicule land use planning policy.

Applying the provisions of the Strategic Plan for Environment and Development (SPED) policy document, the Planning Authority requested the applicant to commission a site selection exercise in order to ascertain whether, within the development zone, there existed land in the vicinity that could be developed for the desired purpose – a home for the elderly. 

The site selection report, dated May 2016, identified two sites – both of which were larger than required.  Specifically, the report states that the identified sites offered very good potential as alternative sites for the project under consideration.  The first site had an area of 11,287 square metres, while the second had an area of 6,844 square metres. Both sites are in Naxxar, very close to the site that is the subject of the application.

The Planning Authority next proceeded to request the applicant to produce a financial feasibility study. This study was produced days after the site selection exercise was completed. In fact, it is dated 30 May 2016. Briefly, the six page study – drawn up by a certified public accountant – concludes that, due to the fact that land within the development scheme costs substantially more than ODZ land, the project would only be financially feasible if ODZ land were used.

During last Thursdays Planning Authority Board public hearing, the Authority’s Executive Chairman stated that the PA’s own consultants had check this feasibility study before accepting it and instructing the applicant to proceed with considering ODZ sites.

This PA decision turns land use planning policy on its head and practically gives the green light to large-scale ODZ development in the future. It does not require rocket science to arrive at a conclusion that this specific decision signifies that practically any ODZ development can be justified on the basis that ODZ land is cheaper than land in the development zone. Perusal of the feasibility study submitted by applicant to the Planning Authority indicates that the ODZ land to be developed for this project has been priced at 1,200,000. The alternative sites, of equal area to the ODZ site under consideration, were each priced at approximately 5,500,000 : a four-fold difference.

In my opinion, the result of this decision is that the Planning Authority has thrown into the dustbin the hard work of a large number of planning and environmental professionals over the last 25 years.   This decision contradicts the continuous policy emphasis on the need to use land in a sustainable manner. The Planning Authority has once more bowed its head when faced with gluttonous greed. Profit has once more carried the day, to the detriment of environmental protection. The speculators bottom line is more important to the Planning Authority than sustainable use of land resources.

When the final vote was taken, only three members of the Planning Authority Board voted against, namely the Mayor of Naxxar Anne Marie Muscat Fenech Adami, the Chairman of the Environment and Resources Authority Victor Axiaq and the environmental NGOs’ representative Annick Bonello. All three were motivated in their decision to vote against the proposal because they deemed it unacceptable to have the development in ODZ land.

published in The Malta Independent on Sunday – 23 July 2017