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Controversial MEPA policies on high-rise ‘too restricting’ say developers
With government under criticism for permissive ODZ and high-rise policies, developers throw in meek complaint about “restrictive” MEPA polices
4 December 2013, 12:00am
Matthew Vella
Matthew Vella
2 min read
Higher please...
The Malta Developers Association are raising a fuss about proposals MEPA is drafting for new policies on outside development zones (ODZ) and the floor-area ratio (FAR), which regulates building heights, claiming they leave the "little room or afford any particular interest for developers to invest."
After having raised environmentalists' dander, the same policies are being viewed by Malta's construction lobby as being not viable enough for investors.
In relation to ODZ projects, the MDA said that it was not viable for an investor to acquire 60 tumoli of land currently committed for agricultural use, to be only allowed to develop just 400 square metres and then have just a restricted use of the property.
"While the ODZ policy's intention is the foster interest for more aesthetically pleasing and better quality projects, these policy provisions have to be practicable and viable," the MDA said of the so called agritourism policy for ODZ. "Once again, the policy is restraining those who would convert ODZ atrocities to more aesthetically pleasing buildings."
The MDA also said that the high-rise FAR policy which will only allow tall buildings to be built only on four streets, does not make such investments economically viable.
"We recognise that in the past this policy was damaging to the environment in the way it was being implemented. However, it is now clear that we have gone to the other extreme and it is going to be very difficult for one to create a quality project of superior aesthetics.
On the fact that these tall buildings cannot be accommodated in Gozo, despite the MDA's agreement that Gozo is a sensitive location, it understands that places like Marsalforn, where there was already a commitment, consideration had to be given to at least double the stipulated height in the Local Plan, so that even there provision will be made for public spaces through this policy."
The MDA appealed to the government for common sense on the proposal. "We note that a lot of the criticism being made does not even reflect what is truly provided in the policies, which, in its view, are even stricter than what there is at present."
Matthew Vella, a freelance journalist at MaltaToday, was formerly executive editor at Malt...
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In the face of all this "resignation" from Guzep, and the moaning from the poor MDA there are some questions to ask:
1. Do we need more accomodation for locals, high, low or medium rise, given the amount of new, empty apartments on the market?
2. Is it sane for hotels to increase accomodation when we are full to bursting in summer and rather empty in winter? Attempts to even out tourist flux will be more economically useful.
3. Any of these "agri-tourism" champions -MDA, PS Farrugia and others - have any idea what real agri-tourism is all about?
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When one cannot grow sideways one has to go upwards. This same thing is happening in Malta and Gozo. Where does it stop? Honestly it does not stop, not now not ever. Same thing that happened with our congested roads will happen with high rise buildings. The government could have tried to stop the importation of vehicles on the island but it did not and there are way to many cars on the road so that the roads leading to anywhere are congested and creating havoc but which one of us is willing to give up their vehicle? Not me! So the dealers keep importing more cars and we keep buying those same imported cars. Same thing goes for development and progress. Our over populated island keeps getting more populated each and every year and for that reason alone we demand more living quarters. Like I said we cannot go any wider so the only answer is to go higher. Unfortunately it is a fact of life.
