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Matthew Vella
As if outside development zones were not enough, the proposed hotel development on the ecologically sensitive Ta’ Cenc area in Gozo has been given a first blessing with the approval of the new Gozo local plan, which has earmarked the area for the development of a ‘multi-ownership tourism’ hotel and a national park.
Controversially removed from the government’s sites for Natura 2000, the EU’s “safety net” for nature, the future of Ta’ Cenc now rests on how the Malta Environment and Planning Authority will interpret the Structure Plan, Malta’s legally-binding planning policy.
That’s because the approved local plan for Gozo has gone beyond the Structure Plan by identifying a new site for the development of Gozo entrepreneur Victor Borg’s new hotel, and 59 villas and 49 bungalows.
The approved plan now earmarks two areas for tourist development – the eastern flank of the Ta’ Cenc promontory, and the upgrading of the existing hotel which will be “encouraged” provided it is at a minimum distance of just 50m from the coastal cliffs.
According to the Structure Plan’s “policy TOU 10”, which the Gozo plan states will be the policy upon which any development takes place, development in Ta’ Cenc has to be limited to the vicinity of the present hotel.
In contrast to the Structure Plan’s policy however, Borg’s planning application also envisages substantial development down by Mgarr ix-Xini on the opposite end of Ta’ Cenc, a new hotel to the west near Sannat, and villas at Mgarr ix-Xini to the east.
All developments are over 2km apart from each other, indicating the sprawl of the development.
Fittingly for Borg, TOU 10 also states that both the park and hotel have to be developed by a “single management” company.
While Borg’s proposed project envisages buildings over two storeys high, the Structure Plan clearly states that the height of buildings should be restricted to one and two storeys.
The approved Gozo plan states that “overall height” must not increase in the area closest to the northern escarpment or the coastal cliffs.
Ecological impact
The Gozo plan states that MEPA will have to ensure the safeguarding of archaeological, ecological and scenic heritage found at the top of the plateau from any development, in considering any planning applications.
The plan also states that development has to be restricted within 50 metres of the inland-most tier of the coastal cliffs, and prohibited from negatively affecting the breeding grounds of seabirds below the Ta’ Cenc cliffs.
In fact the whole area, from Ta’ Cenc to Mgarr ix-Xini and Wied Sabbar, is listed as one of the important bird areas of Europe in the Heath and Evans compilation – the basic work for any decision taken by the EU with respect to the Habitat and Birds directives.
Experts have warned that light pollution could disturb the Cory’s Shearwater colonies on the Ta’ Cenc cliffs, the impact of which could be potentially irreversible if the seabirds abandon their nesting sites.
The environmental impact statement (EIS) for Borg’s development has laid down detailed mitigation measures to ensure lighting in the area does not disturb the bird colonies.
But despite its ecological importance, the site was removed from a list of potential candidates put forward by the Nature Trust the Natura 2000 network.
The contentious decision marked the initial reluctance by the government to involve NGOs in the site selection process.
The approved Gozo plan now shows the area has been scheduled by government, while the overlying garigue is being proposed for scheduling. The western flank of the Ta’ Cenc cliffs, further away from the proposed development, have been included in the Nature 2000 network.
Behind closed doors
Borg’s consultants on the preliminary assessment of his project – the environmental impact statement (EIS) – have already cited behind-closed-doors agreements with MEPA, including a letter the developers sent to the planning director back in 2002 refering to discussions with MEPA in which “understandings were reached” that “tourism development includes the country houses area overlooking Mgarr ix-Xini, a golf course, a heritage park and an additional hotel.”
The developers also claimed in a letter sent in February 2004 that during a “positive and productive meeting” with MEPA officials Stephen Farrugia, Silvio Farrugia and Rachel Portelli, the construction of 59 villas on the lower part of the terrain was deemed “acceptable by MEPA”.
mvella@mediatoday.com.mt
The local plan, endorsed and approved by government on 3 August 2006, sets the framework to base decisions on land use and development over the next ten years. The aim is to provide a strategy that balances environmental, economic and social issues.
In determining planning applications at Ta’ Cenc, MEPA will have to have regard to:
- safeguarding archaeological, ecological and scenic heritage at the top of the plateau from development
- restrict tourism development on the eastern flank of the promontory
- encourage the upgrading of existing facilities provided any development is at the minimum distance of 50m from the coastal cliffs and sufficiently away from the northern escarpment
- safeguard free and unhindered coastal access
- protect a pedestrian path running from Sannat across Ta’ Cenc for free and unhindered public access
- ensure overall height of development does not increase in the area closest to the northern escarpment or coastal cliffs
- restrict development within 50m of the inland-most tier of the coastal cliffs
- prohibit development and activities that negatively affect breeding seabird colonies in the cliffs |
