A brvaa aba• of tba planning ..,.... (I) Considering the p John Ebejar In the first part of my contribution last development in a week, I gave reasons why the n this second part of my contri­ cause of the increased traffic con­ George's Bay is also a concern. bution, I discuss matters which gestion in the road network This is the only sandy beach in Planning Authority I believe the Planning Author­ around Paceville and Pembroke. the vicinity of Swieqi, Pembroke, should refuse the ity should also consider when Because of the ITS site develop­ Paceville, and St Julian's. In the arriving to a decision. ment, the loss of time and the in­ summer, it is used by thousands application for the conveniences of travel are set to of tourists and Maltese who live Impacts Dll ...... increase for tourists staying in a short walking distance away. ITS site In Paceville and St Julian's, there the area. The beach is already compro­ development. I is the highest concentration of I was for a time consultant to the mised by the excessive develop­ hotels on the island. In spite of MTA on tourism product devel­ ments that have taken place reiterate that there being an important tourism re­ opment. The creation of St around it. The ITS site develop­ sort, it is greatly in1pacted by George's Bay sandy beach, the ment will make it many times are enough reasons high levels of construction activ­ new Pembroke Gardens and the worse, largely because the build­ for the Authority to ity. A friend of mine who was Pembroke Garigue Park were ing will be excessively out of staying at a hotel in Paceville three projects in which I an1 scale with everyUung that sur­ refuse the posted on social media a photo proud to have been involved. rounds it. of a building under construction The thrust was to make the area application outright. as seen from her hotel room win­ more pleasant and to provide Allocation of IIUblic land dow. She sarcastically wrote that new facilities for tourists and for and tbe plamiiag process her tr.lVel allowance had not residents. In this, the Malta ln its decision, the Planning Au­ paid for the sea view! Some level Tourism Authority was success­ thority should also take into ac­ of construction activity is to be ful even if there is still more that count that this is public land. expected in any place more so for needs to be done. The proposed Public authorities should usc refurbishments and improve­ ITS site development is now a public land to further social and Dr Ebejer is a lecturer at the ments of hotels. It seems to me major step backwards. Tite environmental objectives, as well University of Malta. He is an ill-advised however to commit a building is significantly dispro­ as sustaining economic objec­ urban planner with extensive ex­ tourism resort area to many portionate to its surroundings. It tives. Public land should be con­ process. Moreover, the brief perience in planning. Between years of considerable and con­ will be an eyesore and will make sidered for uses that would should be part of the bidding 1992 and 2008, he was involved in struction inconveniences, which the area less attractive. For exam­ benefit the various publics (the docun1entation so that the even­ lire Maltese planning system in are an eyesore, to produce lux­ ple, Pembroke Gardens will be nearby residents, tourists staying tual successful bidder would be different roles. He was involved in ury apartments for long-term in­ cast in the shade for most of the in the Mea, the tourism and bound to adhere to the require­ the draftrng of numerous planning vestment of wealthy foreigners. day £rom October to March, leisure activity in Paceville, etc.). ments of the brief. That is the policy documents, development Another negative in1pact on making it less enjoyable to use. Considering the various needs of way things should be done when briefs and plmminglenvi romneu tal tourism is the greater difficulty The impact that the proposed de­ the area, the government seri­ dealing with sizeable public legislation. for tourists to move around be- velopment will have on St ously lacked vision when it gave properties. the ITS site away for speculative The lack of a brief or any form of apartme11t:s and commercial de­ planning guidance has resulted r'T'.., velopment. And, to boot, an edu­ in a development application 1-+ -1 ~~a\ ~; cational institution, the ITS, was that ignores the planning context L .I. ~ 1014·20:.>0 forced to relocate, with all Uw and environmental and social disruption that this brings with impacts. If the planning process it. is defective, the end result will al­ One fails to understand why the most inevitably be a 'bad devel­ authorities allocated all the site opment'. No amount of tinkering and not just part of it. In particu­ with a proposed 'bad develop­ TENDERS FOR THE SUPPLY, DELIVERY, lar, why was the public car park ment' will make it good. on the opposite side of Trig Wal­ In development control, it is es­ INSTALLATION AND COMMISSIONING ter Ganado also included? ls it sential that board members feel possible that no one in govern­ free to decide on an application OF EQUIPMENT FOR VET LABS ment thought of the possibility of taking into consideration rele­ retaining this part of the site for vant policies and inform.1tion. The Ministry for Education and Employment notifies some future social or educational For a credible planning system. that tenders in respect of the following notice need? It is a 'bad development', board members should not feel will be received on the day and time indicated below: not only because the developer U1at they are unduly pressurised. seeks to speculatively maximize The impartiality of board mem­ Deadline: 28th May 2018, at 09.30, for the site beyond what would be bers has already been compro­ reasonably permitted, but also mised with the changes made in MEDE/MPU/012/2018 Hairdressing and Beauty Equipment because the authorities facilitate the planning law in 2016; for VET Labs In Malta and Gozo the excessively intensive devel­ changes that were evidently in­ opment by allocating all the site tended to increase the direct con­ Deadline: 12th June 2018, at 09:30, for down to its last square inch. trol of the politician over CT3035/201B Media literacy equipment for VET Labs For a site of Ulis size and strate­ decisions taken by the Planning In Malta and Gozo gic location, the preparation of a Authority. For this application, development brief is essential. A the board members v.ri.ll feel dou­ Deadline: 19th June 2018, at 09:30, for development brief sets the pa­ bly pressurized because the gov­ CT3070/2018 IT Equipment for VET Labs rameters for the development, ernment has committed itself to In Malta and Gozo. taking into account the eco­ the development, first by signing nomic, social and environmental the lease agreement and second needs of the area and of thE:' by spending time and effort to Visit www.etenders.gov.mt for more details country. A brief is based on force an education institution, proper research and consult.:l­ the Institute for Tourism Studies, tions with stakeholders and with out of the site. This is not plan­ Another tender of the same nature will be issued the public. It is only through a ning. This is the imposition of the in the coming days for Engineering Technology. proper planning process that ap­ politician's will on the Planning propriate objectives £or the site Authority to favour a speculative and the area can be derived. development. For a site that is publicly owned, Wbat ...... , Operational Programme I - European Structural and Investment Funds 2014-2020 ... .. the need for a development brief "Fostering a competitive ana sustainable 1100nomy to meet our cll8/langes • .. . is even greater. The brief should A recent article in Tire Guardian Project part-financed by the European Regiooal Development Fund • • be prepared before the site is is­ (13 March) reported how buyer­ Co-financing rate: 80'11. European Uniort; 20% National Fund6 ..... sued ii1 a competitive bidding funded developments in Live r- The Malta Independent on Sunday I 27 May 2018 21

~oposed ITS site Nider context

is abandoned. We will have to in the meeting held on 14 May. the trees shown in the picture al­ they are doing is according to put up with a big hole in the The developers believed that by ready exist in Pembroke Gardens law. If I live in a block of apart­ ground for many years or even promising a few goodies they while the other half are not likely ments, I could make life hell for decades. Worse still, if the project would win the residents over. to be planted because it would my neighbours, and still keep goes wrong when the construc­ They promised a tunnel and a take away space from the sur­ within the law. That does not tion is well underway, we will grade-separated junction to St face car park of the develop­ make it all right. Jt is the same have a massive, hugely ugly, Andrews Road but they know ment. with planning and development. shell building overshadowing St very well that these will not hap­ Apart from having several inac­ It is not enough to keep within George's Bay. When deciding on pen, in part because the cost curacies, the design statement the law. A development has to be the development application, the would be astronomical. prepared by the architects com­ compliant with all the relevant Planning Authority must factor The developers promised a green pares the residential tower to a policies and not just the ones that in this risk in its considerations. travel plan. U the developers "green waterfall" and the hotel are convenient to the applicant. In Malta, we have examples of show the same commitment to to a building "cascading down Being within the law does not major developments that have the green travel plan as they did in steps resembling a hanging give the right to the developer to been stalled. Whatever the rea­ to consultation, then it is guaran­ garden". Even the name given to cause endless inconveniences son for the delay, the environ­ teed that the green travel plan the development- City Centre - and hardships to nearby proper­ mental and visual impacts are will never happen. Even if imple­ is misleadin9 because that part ties. A sensible planning system significant. One example that mented, it will barely scratch the of StGeorge s is definitely not requires that a new development comes to mind is the Metropolis surface considering the extent of the centre of any city. All this is respectful to its surroundings in Gzira. This has remained a big traffic congestion in the area and misinformation borders on being and respectful to residents and hole in the ground in spite of the the way this will increase be­ offensive to the residents and to users of the area. 1 urge the Plan­ inauguration by the Prime Minis­ cause of the development. The the wider public. ning Authority to refuse the ITS ter in 2014 and in spite of assur­ developers showed a photo In the meeting with the resi­ site application, so that hopefully ances by the site owners that the montage of the 'greenery'. They dents, the developers repeated we get some sanity back into our development will be taken in did not say, however, tha t half several times that everything planning system. hand the earliest possible. An­ pool and Manchester was seen to other example is the former be the way forward following jerma Hotel which closed in the financial turmoil of 2008. A 2007. Eleven years later the aban­ number of major developments doned building has become a across the two cities were ac­ huge eyesore along the Marsas­ tively promoted by government cala promenade, in spite of vari­ and city politicians. The target ous plans by the owners to was buyers from Asia who develop the site. wished to invest in property in SPO TMALTA the UK. Many of these develop­ Disrespect to Pembroke resi­ ment have stalled leaving the dents and to the wider public SUMMER ON THE HOVE 2018 cities scarred with abandoned In last Wednesday's protest on building sites and a trail of angry the project, the first speaker high­ Sport & Physical Activity investors from around the world. lighted the developers lack of re­ It seems that the financial model spect towards the residents, and Programme for Children and Adults being adopted for the ITS devel­ I would also add the lack of re­ opment is the same- funding the spect to the wider public. The development from deposits I project was presented as a fait ac­ made by buyers. There is no sug­ compli many months ago in sec­ gestion that there is anything in­ tions of the media. There was no appropriate in this approach but I attempt to seriously consult with the fact remains that there is the the public, with interested stake­ risk that things can go wrong. U holders and with the residents. it happened in two major cities in Everyone was ignored and the the UK, it can also happen in luxury apartments, as yet not Malta covered by a permit, are pro­ One leading estate agent (MT, 23 moted for sale with a commit­ June 2016) warned that the prop­ ment that they will be ready in erty bubble can burst if there is 2020. The developers and gov­ insufficient demand for thou­ ernment were disrespectful to sands of properties being pro­ the 750 students and staff of the posed in high-rise towers. His Institute for Tourism Studies main concern is that the demand who were unceremoniously up­ is not there at present for the rooted and relocated before the larger part of the nine high-rise permit was issued. What hap­ earmarked for the St Julian's and pens if the application is refused? Slierna area. He argues that un­ Will students and staff have been less Malta taps the international greatly inconvenienced in vain? demand that exists for such Or are the developers so sure property developments, the tow­ they will get the permit? ers will simply result in an over­ The developers are also disre­ supply of properties. He calls for spectful to the Planning Author­ heavy investment to attract ity as they have taken it for prospective buyers, by market­ granted that the permit will be is­ ing the Malta brand abroad and sued and that it will be issued in improving surrounding infra­ the way they have applied for it. structure. It seems that his warn­ When they realized that resi­ 9th july to ]ttl September 2018 ings are being ignored while the dents would not stand idly by developers and the government while the development gets the Cottonera Sports Complex, Cospicua bulldoze ahead with this dispro­ go-ahead, the developers hur­ portionately large development. riedly organised a meeting for Tel: 2203 6000 I email: [email protected] I Web: sportmalta.org.mt It is us the public who will have residents. It was the vociferous to bear the brunt if the develop­ objections that made the devel­ ment is approved and then sig­ opers realise that residents exist. nificantly delayed, or worse, if it The disrespect was also evident

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