Feudal Planning

The Coalition of Environment NGOs congratulates all those who contributed to the decision to prevent the building up of the Mgarr ix-Xini side of Ta Cenc; Din l-Art Helwa, AD Gozo, but especially Minister Pullicino who took this vehe limiting of buildings on the ridge overlooking Xewkija, and the whole garigue area being designated as a Heritage Park.

Thanks to its beautiful sea and unique character, Gozo has the potential to rank among the jewels of the Mediterranean which are much sought-after by up-market tourists, like Lipari, Panarea, Santorini etc. However one of its main shortcomings is that these other islands are much greener; it is therefore natural beauty and not misplaced tourist projects that would aid Gozo's tourism and hence its unemployment problems.

It is often said that environmental NGOs are unduly negative and do not provide solutions. In this case, the solution is to take care of the environment and to break with the past on handling of planning issues.

Malta gained its independence over 40 years ago but each successive government has regressed to feudal planning customs by which anyone rich enough to buy a stretch of land can do what he likes with it and impose his whims on neighbouring residents.

It is about time that we wake up to the fact that we are no longer living in the feudal era and that we now have rules to regulate planning and development. MEPA and its regulations can be an excellent setup but all too often the powers that be ride roughshod over its rationale.

As discussed at our recent Press conference, major projects such as golf courses, yacht marinas, waste treatment plants etc are supposed to be studied as Strategic Environment Assessments. In this way a sound policy is produced to holistically cater for all Malta requirements as regards each subject. These SEAs assess Malta requirements and then go on to choose the best sites according to set guidelines. It is only once the requirements are identified that the best site can be chosen by an independent body.

Only by following this process can we be sure of a system that is sustainable, transparent and supported by all as it involves all parties including the public. This system is also cost-effective as it avoids building costly mistakes, commissioning horribly expensive Environment Impact Assessments (EIA) for sites which are patently unsuitable, and muddled thinking such as what we're now seeing in the case of the waste treatment plants.

Instead of going through this serious process, we have turned the system upside down in Malta, permitting developers such as those of the Qala Creek project to choose the most suitable site – invariably their own! In the case of Xaghra l-Hamra the public is paying for an EIA for what is obviously a very unsuitable site for a golf course, if for no other reason than the pesticides which would pollute the aquifer beneath it, which supplies water to a large part of Malta.

These planning abuses pre-date this Ministry by many years: In the case of Ta Cenc, the Government collusion dates back to before the 1990 Structure Plan. The Structure Plan only deals with overall policy. It does not go into detail on what is required in each locality, not even for Valletta, and yet, as can be clearly seen under Policy TOU 10 of the Structure Plan for the Ta Cenc Area, the Structure Plan even specifies what type of hotel is needed there!

In the case of Hondoq ir-Rummien in Gozo, the draft Gozo and Comino Local plan had proposed the idea that the Hondoq site be designated as a National Park. However, in the recently-approved version, such policies have been changed to the point that it seems to have been written by the developers' own hand.

At Mellieha, the lower part of the valley known as Wied tal-Madonna is protected according to law but in the upper part three building applications are likely to over-ride the regulations protecting valleys and watercourses. On what grounds are rules being waived in favour of over-development? None of this is very positive, but would it be better left hidden and unspoken?

Unfortunately the situation is compounded by the authorities supporting the rule of feudalism. In acts which can only be termed as highly questionable, Mepa has accepted a Full Development Application for the new Marsascala Wasteserve plant, when there is an Appeal to the previous Outline Application and a Constitutional case running.

While lauding the Ta’ Cenc stand one would have wished to see it coming from Mepa, this being the entity that one would wish to see established as the foremost planning authority, rather than having to rely on ministerial intervention which sets a dangerous precedent.

In spite of hearing Government officials repeat countless times how much better things are now that decisions are taken by Mepa and not by a single minister, we had Dr. Lawrence Gonzi weighing in, declaring himself vehemently in favour of the golf courses, a move that was highly criticised at the time. Now we have both the Prime Minister and Giovanna Debono, assuring us that the Hondoq project should go ahead even though an EIA has not even started. Do we take it that Mepa is now to be bypassed, going back to former practices when these matters were decided by politicians?

Given the weight their word carries, such declarations are an unwelcome intervention in favour of developers and sadly reveal the Government's lack of faith in an impartial and transparent planning process.

The Coalition of Environment NGOs