MEPA reform kicking in, hopefully…. 12.5.10

 

Flimkien għal Ambjent Aħjar (FAA) welcomes recent decisions taken by MEPA boards that indicate an increased sensitivity to public interest and, not before time,  a social conscience.

Friday 6th May marked a landmark decision for MEPA when a full application for the development of industrial garages in Maghtab was refused even though the site had been previously granted an outline development permit. The proposed development, which included the demolition of a disused rabbit farm and the construction of industrial premises, was deemed by the MEPA Board to go against the public interest, as the development did not respect planning policies.

MEPA Chairman Austin Walker said ‘While we respect the decisions taken by previous Boards, the Board takes decisions based on today’s planning policies and on the principle of sustainable development while making sure that permits are granted in the public interest.’  If approved, the project would have ignored completely and extended the hardships and risks that the residents of Maghtab have endured for years on end and which should have ended with the rehabilitation of the landfill.

Within the same week, other cases which FAA has successfully challenged include the building of a Lidl supermarket right across the Xaghra/Xewkija valley.

 

 

While the supermarket building was planned within the building line, the car-park was to be totally outside the building zone (ODZ), stretching across fertile agricultural land. The developer’s architect, Perit Joe Bondin acceded that the car park could be laid directly on the soil instead of being concreted over, however the FAA maintained that this would simply lead to later claims that that the ODZ land was ‘disturbed’ and could be built upon, as was the case with the Seabank car park. The question of whether this building within the valley would obstruct the flow of water through the valley was also raised. Unlike previous ODZ permits granted to Lidl, the DCC Board ruled that fresh plans are to be submitted, accommodating the car park underground or at roof level, keeping the supermarket strictly within the building line.

The same DCC Board A also heard the Marsaskala case where the public open space has been bought for construction and annexed to a hotel which is permitted by the Local Plans as long as the roof level of the planned development doubles as a public garden. Following submissions by FAA and the residents’ architect Perit Carmel Cacopardo, the DCC again called for fresh plans to fully reflect the residents’ rights and ensure accessibility to all.

 

The public open space which has been annexed by the neighbouring hotel. The public garden is now to be accommodated on the roof of the four-floor residential development to be built on this site.

 

 

On the heritage front, FAA objected to the demolition of one of the neo-Gothic houses overlooking Spinola Bay to make way for more flats and garages; it is gratifying to note that in spite of the many precedents in the area, Mepa dismissed this application. FAA calls for the scheduling and restoration of both Neo-Gothic houses, possibly the only surviving original houses in the il-Qaliet area and urges the authorities to release the financial assistance to owners of scheduled houses promised in the last budget.

While appreciating these decisions, FAA underlines the fact that the proof of MEPA’s commitment to reform and social responsibility will come with the adjudication of projects where large speculative interests are at stake, such as the Hondoq Qala Creek development.