Conflict of interest in removal of hotel height limit - FAA

Adding to the congestion of tourism areas in peak season could ultimately damage Malta's image, environmental NGO, Flimkien ghal Ambjent Ahjar (FAA) said.

The NGO was reacting to the new policy drafted by a committee mainly composed of industry representatives proposing a complete relaxation of building heights for 4 and 5 star hotels located in development schemes and outside urban conservation areas.

The objectives of the new policy on hotel heights proposes that four and five star hotels will be free to add more than two storeys than permitted in the Local Plan as long as the design "constitutes a landmark having unique aesthetic characteristics within the urban context".

A policy drafted by the Malta Environment and Planning Authority under the previous government and approved by the current administration in May, limited the number of floors to be added to two.

The working group appointed by the government to draft a new policy regulating hotel heights in composed of two MEPA officials and six representatives of organisations involved in the tourism sector, namely the Malta Hotels and Restaurants Association, the Chamber of Commerce and the Malta Tourism Authority.

"The review objectives fail to recognise that Malta has a finite carrying capacity and therefore needs to focus on quality rather than quantity. The objectives fail to consider the community's interests and the negative impacts on the urban environment. The involvment of those in the hotel industry in drawing up these policy guidelines points to the highly unethical attitude being adopted in the current redrafting of land-use planning policy," FAA said.

FAA said it is counter-productive to attract more tourists in peak season when they are rushed through crowded museums, and have to cope with chaotic roads, long waits for crowded buses and packed beaches.

"This contradicts the past focus on boosting low-season quality tourism to ensure year-round employment in the tourism industry. "

The NGO added that urban jungles and more cranes, noise and dirt do not attract tourists to Malta, but the country should invest in better quality hotels and services, upgrading of tourism areas and year-round cultural activities.

"Assurances of environmental safeguards and mitigation of impacts on the infrastructure ring hollow. How will increasing road, parking and public transport capacity as well as increased provision of water, electricity and drains for high-season tourists be handled? Who would foot the bill to enable hoteliers to increase their revenues?"

It added that the two main political parties "have agreed on one thing; residents do not count."

"The Review of the Hotel Height Limitation Policy does not oblige hoteliers to improve their surrounding environment but will increase overshadowing of neighbouring properties, depriving them of light, air and solar rights, and lead to a more fragmented urban skyline."

Echoing the stand taken by the Chamber of Architects, FAA raised the question of discrimination in favour of one sector of the tourism industry. Within months of its launch, the original scheme limited to 4/5 star hotels in tourist areas has been extended to 3-5 star hotels all over Malta and Gozo.

"Owners of aparthotels, guesthouses and even tourist villas are now demanding to add floors, while developers are asking why offices and shops are being denied this privilege. A Pandora 's Box is being opened, and just as the scheme has already been extended, the Authorities could cave in to other sectors of the economy," FAA said.

The scheme excludes hotels Out of Development Zone or in the Urban Development Area however since these areas lack a buffer zone, high-rise hotels will inevitably impact adjacent ODZ coastline areas or UCAs, as has happened at Balluta and Spinola, the NGO pointed out.

"Places like Marsaxlokk and Gozo are set to lose the very character that draws tourists to our islands.  What has become of Eco-Gozo?"