MEPA board approves new ODZ policy

Last week, the Malta Environment and Planning Authority (MEPA) board approved the new revised Policy and Design Guidance which will regulate the future use of land in Outside Development Zones (ODZ).

The guidance document which will now be forwarded to Michael Farrugia, the Parliamentary Secretary for Planning, who will forward the policy to the Parliamentary Committee for the Environment and Development Planning, which will discuss and approve the policy.

The approved document includes a number of changes from the proposed version which was issued for six weeks public consultation last October.

Some of the changes include that any new development within ODZ areas for the creation of new boutique wineries, olive production facilities and agri-tourism accommodation will only be considered if they guarantee a minimum number of full time employment.

A new policy has also been included which clearly states that any proposed development which would have an unacceptable adverse impact on the conservation value of any scheduled, protected area of ecological, scientific, landscape, cultural or archaeological value will not be permitted.

MEPA received close to a 100 submissions on the proposed policies from the public, the chamber of architects, Local Councils, environment NGOs, political parties and other entities. Prior to this phase of public consultation, last August, the authority had published and issued for public consultation a set of objectives which were to guide the formulation of the proposed policy and design guidance.    

To date, MEPA is guided by three primary policy documents when determining proposed ODZ planning applications, these include the 2008 Policy and Design Guidance - Agriculture and Farm Diversification and Stables Policy, the 1995 Development Control Guidance: Development Outside Built-Up Areas and the Development Control Guidance: Swimming Pools Outside Development Zone which was approved in 2000.

The authority started the review of these policy documents into compiling one concise document after receiving clear direction from Government that the new ODZ Policy and Design Guidance primarily needs to assist the agricultural industry and better reflect the existing and genuine needs of farmers.

A number of these needs stem from the growing number of European and national environmental requirements and obligations affecting land-use and agriculture.

The new policy directs that any rebuilding shall only take place on its permitted floorspace, meaning that on a case-by-case basis the footprint may be reduced.  

The issue of derelict permitted buildings in the countryside is also addressed which allows for a wider range of permissible uses as long as the visual quality of the countryside is sensitively respected and improved. The policy also promotes the change of use of listed buildings to help in their restoration and upkeeping as long as their historic and/or architectural value is not compromised.

Other structures, including new stables, are being directed to make use of materials such as natural timber which make the land easily reversible once the structure is no longer required.