Views are commodities, Mellieha residents told in report

"Views are commodities, which are bought and sold. In other words, people expecting the heights of buildings located between their properties and desirable views cannot expect the Planning System to protect such views."

This is the conclusion of an Environment Planning statement in response to concerns by residents on a high- rise development proposed in Mellieha.

Residents in the area are faced with the proposed development of nearly 500 new residential units, which step up in height to over six floors.

The Ta' Masrija area is located on an open space located next to the Mellieha by-pass overlooking the Mizieb Valley and the Xaghra l-Hamra natural park which has been earmarked in the local plans for the development of 463 apartments. 

The site is presently in a derelict state following the closure of a quarry in the area in 1996.

An Environmental Planning Statement (EPS) which considers proposals submitted for the development of three adjacent sites in the Ta' Masrija area, limits of Mellieħa acknowledges the likelihood that properties lying to the immediate north of the site, will experience a loss of the views and that this is likely to lead to a decline in property values.

But the EIA coordinator insists that the enjoyment of views is not considered to be a right to be protected through the Planning System.

According to the EIA coordinator, the only option for these people is to purchase the properties or the parts of the properties, which have the potential to block their views.

The report prepared by ERSLI consultants warns that the more property values increase in Malta, the more people should be expected to oppose development, which in their eyes is perceived to be undesirable.

But now that property values are declining as a result of the current economic slowdown, one should expect people to be even more defensive with respect to the value of their properties.

The report questions the assertion that the proposed development will lead to a reduction of property values.

It even claims that since the development will convert the existing derelict site into prime development, with recreational and retail areas, the market value of the surrounding properties will be enhanced. But this will only hold true for some areas. "This is not the case for the properties lying to the immediate north of the site, where a loss of the views is likely to lead to a decline in property values."

These residences are considered particularly sensitive to this impact, given that they are relatively recent constructions, and probably sold at higher prices due to the views they enjoy at present.

According to the planning policy for the area, the height of the buildings in the site shall not exceed three floors plus six courses semi-basement above the level of any proposed route but through the application of the Floor Area Ratio, developers are now proposing apartment blocks, which are six-and-a-half-storeys high.

MEPA's Floor Area Ratio policy, which is still a draft one enables developers to opt for higher buildings if this results in more open space facilities for residents.

A survey conducted by the consultants among 190 residents living in adjacent streets showed that only 4% of respondents were in favour of the development as proposed; 87% were opposed to it. 6% were undecided at the time of survey.

The vast majority called for building heights to be reduced to three or four storeys and for the density of units within the development to be reduced. Several others argued for a larger area to be devoted to gardens. Some respondents proposed that the area be developed with a small number of terraced houses surrounded by gardens.

Impact on landscape

The high-rise development is bound to have significant impact on the rural landscape, when viewed from the southwest, south, and southeast.

"The fact that the Ta' Masrija area is located on the periphery of Mellieħa and adjacent to a relatively, unspoiled valley dramatises the contrasts that often characterise the urban-rural nexus," the report states.

MEPA's Environment Protection Directorate opposes the application of the Floor Area Ratio on this site because it is located on a ridge.

"The provision of more public space can be achieved without resorting to the construction of tall buildings."

MEPA's Natural Heritage Panel made similar objections.

In his reply to these comments the EPS coordinator referred relatively large-scale structures located in rural areas in other countries.

"We are not just referring to the mediaeval castles, abbeys, and churches, which make it to the postcards and coffee-table architecture books, but to some of the most celebrated buildings of the 20th and early 21st centuries."

According to the consultants architects like Frank Lloyd Wright, Mies van der Rohe, Richard Neutra, Bruce Goff, Richard Meier, Emilio Ambasz, and others have built their reputations on their ability to design buildings of considerable beauty in rural contexts.

Demand for more apartments

The report itself questions the need for more apartments.  It claims that the properties will be attractive for prospective buyers because of views, the services being offered within the complex, and the ease of accessibility and parking.

However it acknowledges concerns at the national level, concerning oversupply in the property market, particularly given a substantial number of vacant newly- developed properties.

But according to the report some property consultants argue, however, that demand can be sustained in view of factors such as Malta's accession to the EU, the operation of low-cost airlines from Malta and the marketing of property in Malta as an investment overseas.

But the reports also acknowledge that the impacts of extensive construction across the Maltese Islands could, however, lead to several problems.