Interview04/08/2002

Taking up the planning challenge

By Maria Azzopardi

He is often at the centre of criticism by environmentalists, developers and politicians alike. He holds a post that has everything to do with planning, the environment and development and yet his background is information technology. Marika Azzopardi talks to Malta Environment and Planning Authority Chairman Andrew Calleja.

The Malta Environment and Planning Authority has a history of events to its credit. Whilst a series of issues throw a constant scrutinising light on this body and its decisions, one can surely appreciate that it needs a sturdy hand to lead it on.

Andrew Calleja, freshly appointed Chairman of MEPA has, as from October 2001, been at the helm of the Authority. He accepts to be interviewed at the MEPA offices in Floriana and meets us in the company of Matthew Gatt, Assistant Director – Corporate Services.

"I took up this appointment as a challenge. Initially, my one preoccupation was that since I am not an architect, I might not be up to scratch in all that is entailed to be chairman here, since my background is in IT mainly. Eventually I armed myself with the necessary backup. I'd take sheaves of papers, documents and literature back home to read through and mull over. I literally undertook a crash course by reading all available documentation possible in preparation for the tasks ahead."

He says he found himself impressed with the wide breadth of operations which the Authority has to handle and the multitude of areas which had to be touched upon.

Questioned about the pressures that he has had to face up to since he became Chairman, he admits that since the Environment Protection Act was launched last March, the Authority has found an increase in pressures. "Pressures will always exist, it is unavoidable and people will always write to complain about this or that aspect. The media will also throw its limelight on us, constantly. It is up to us to find a acceptable balance in all matters."
Mr Calleja has discovered full well that the biggest challenge facing the Authority is the environmental issue. He knows that a lot of things have progressed throughout the past ten years and that changes have been pro-active and efficient along the way. But being decision-makers is not easy. "We are constantly walking a tight rope. You ask why some decisions take so long to come through. Well, taking a clear-cut decision is not possible every time. If it were that simple there would not be any need for open debates for instance. These are set up to give space to developers and the general public to help us weigh the pros and cons of any given project."

He points to the fact that there are so many issues concerning even the simplest project and the Authority has to decide on the basis of all these issues. He knows full well that decisions may vary according to the extent of the development involved. "Our responsibility is to be aware of all the impacts and to take the required time to investigate before being in a position to make a viable decision."

MEPA’s delay in decision-making has been the bone of contention of many, including politicians who realise that the economy revolves around development issues. Recently Opposition Leader Alfred Sant had hinted that should certain projects be hampered by MEPA’s delay in decision-making, these decisions should be addressed by parliament itself. To this the Chairman replies, "There are procedures in place and we are bound to follow them. If any government can propose other legislative measures, there are of course ways and means of changing these set procedures. But for the present, the set process has to be adhered to. As it is, it avoids anybody from deciding summarily on any project, which action would totally remove the transparency required in such cases."

Referring to the golf course issues, Mr Calleja points at the different nature of proposals, comparing the Pembroke golf course proposal to that of Rabat. He notes that these cases, although both involving a golf course, are intrinsically different and whilst one proposal might be dynamic, thus requiring a constant re-evaluation, another might be more straightforward in its nature.

Asked for his opinion on why the Planning Authority was once referred to as a monster, Mr Calleja laughs outright and replies, "Well, people who are refused an application will automatically grumble, whilst those whose application is accepted might say the we are good folks through and through." Now, he explains, since legislation has changed, there are set timeframes for processing applications.

In fact, timeframes cannot be exceeded. He compares this established time frame system to a chess clock set-up. "The Authority will have say six weeks for a determined project. Once one part of the procedure which concerns us is over with, we might need to pause for consultations with say, a private architect or with another government department. The chess clock will go off in that instant. Obviously if delays occur during consultations, the Authority is not to blame."

The new system has actually already reaped its benefits. From 4,000 pending cases, the Authority has currently a mere 3,300 at hand. Mere, in that the Authority actually receives about 7,000 applications each year, be they minor or major in nature.

Mr Calleja points out that the law says that one cannot eliminate a plan before the public can object or react to it. The person to be effected by a proposal may be a resident in a concerned area or a mere observer. Anybody has a right to make a representation.

The interview leads on to rent laws. The mention of these laws immediately spurs Mr Calleja in recommending that anything done in this regard should be encouraged. "Should a plausible solution be found for the present situation, we would be the first to applaud the government. Frankly speaking, the utilisation of empty dwellings would go a long way towards diminishing the constant request for new development." Especially since statistics claim that empty dwellings hover around the 30,000 mark. He points out that action would reduce the continuous sprawl threatening the islands and suggests incentives to re-generate certain areas plus legislation which would help channel investment towards the rehabilitation of old abandoned buildings.

We touch upon the topic of quarries. The Chairman confirms that no permits for new quarries have been issued and that only extensions to present established quarries can be granted. The Authority has established that no new quarries are planned for the next five years, whilst 10 quarries are licensed to receive construction material which would otherwise have been dumped in Maghtab.

"One has to look back in history to see how this area has developed. From the time when quarry workers just worked with a pick-axe and a donkey to cut stone and required a mere license issued by the police to quarry their own land, we have a reached point when technical improvements are constantly pushing us to update with the innovations. And we have to keep a constant vigilant eye on our very limited resources."

He refers to the many complaints that are lodged regarding operations in quarries. "One has to understand that quarries are dynamic places and we cannot stop them functioning. We can only mitigate." Whilst complaints revolve around infringements of pre-set conditions, he notes that many times the complaint may involve excessive dust which needs to be watered down. "Most quarry owners do follow suit and carry out the exercise required to keep the dust at bay. But once another loaded truck passes through the quarry’s entrance, things go back to square one and it is not so simple to keep such a situation constantly in pristine condition."

He notes that one cannot visit a butcher without witnessing blood and the same may be said of quarries. "No quarry is free from dust. We monitor activities and request a number of conditions such as clean approaches and watering down of truck tyres, the keeping of aggregate bins and adequate dust traps." Mr Calleja also states that at present an independent consultancy agency has been commissioned to study acoustic levels being emitted by building sites, whilst noise levels involving explosives have already been established. Explosive blasts are actually monitored by the Authority through a contract requisite.

As the interview ends Mr Calleja seems relieved: the photographer will stop hovering around the office. Did he fear worse. Perhaps verbal tight-rope walking is another high price he pays for occupying his strategic post.