In 2015, new policies opening the ODZ floodgates

Roofless and long-abandoned countryside ruins can now be transformed into villas – thanks to the controversial Rural Policy in Design Guidelines approved in 2014.

Without extending development zones, the government has already opened the floodgates for development in the ‘outside development zone’ (ODZ) areas through controversial policies on rural development, petrol stations, shooting ranges, agri tourism and fireworks factories

The new rural development policy has already led to controversial development of villas and agricultural stores in the ODZ. Effectively these new policies have given new value to derelict structures in the ODZ.

Roofless and long-abandoned countryside ruins can now be transformed into villas – thanks to the controversial Rural Policy in Design Guidelines approved in 2014. All an owner has to do is prove that the structures had served as a dwelling in the past. 

It was this policy that was invoked to issue a permit for the demolition of three roofless structures to be converted into a villa with a swimming pool, in an outside development zone in Rabat’s Landrijiet. 

The ruins are located in a designated buffer zone for an area of ecological importance. 

The villa will be built over a footprint of 165 square metres. The proposed swimming pool area includes a rock feature and will have an area of 65 square metres. 

The Planning Directorate had objected, insisting that there was no proof that the farmhouse mentioned in a death certificate and the electoral registers dating back to the 1960s were found on the site of the ruins. 

It warned that in the absence of evidence establishing a clear link between the two, all owners of ruins in the area would make the same claim. In view of this the case officer kept insisting that the proposed villa constituted completely new development in the ODZ, which is not allowed by the new rural policy.

Curiously, the demolition and complete redevelopment of ‘ruins’ was specifically excluded in the first draft policy regulating rural and ODZ developments issued for public consultation in October 2013. The policy defined as a ruin any dilapidated structure “which had lost the majority of its supporting walls or roofs”. But this important clause was excluded in the final policy approved by the government a year later. 

In October the Malta Environment and Planning Authority approved the “reconstruction” of a two-storey building in the middle of the Zebbug countryside in Gozo… instead of a pile of rubble which is what is left of an older building. 

The controversial approval was made possible by a policy included in the rural design guidelines – issued in 2014 – which include a provision allowing MEPA to grant permission for the “the total redevelopment” of any pre-1978 agricultural building as long as the same floor space is retained.  

The case officer report argued that the building could be approved thanks to the policy approved in 2014, which allows the redevelopment of any agricultural building constructed before 1978. Aerial photos dating back to 1978 showed “structural remains” and the two-storey height of the building was deduced “from the shadow of the structure.” Old photos of the structure were also submitted, “showing remains of the tall façade of the old agricultural store.”

The policy also makes it easier for the change of use of abandoned livestock farms – some of which are of dubious legality – into villas or other uses such as warehouses.  Moreover a proposed policy on shooting ranges also raises the prospect of such development being proposed in long disused quarries.

Policies pave way for more petrol stations

A new policy approved last year allows petrol stations to be relocated from existing sites to rural areas lying outside development zones. These fuel stations are also allowed to expand their facilities to up to 3,000 square metres. 

The policy allows brand new petrol stations (not re-located ones) to be developed on over 3,000 square metre sites in ODZ areas designated for industrial or storage use or as areas of containment.  It also allows MEPA to consider brand new fuel stations of up to 3,000 square metres in ODZ areas adjacent to areas to these storage or industrial areas.

MEPA is already assessing five applications for the development of ODZ petrol stations in the Maghtab, Bahar ic-Caghaq, Burmarrad and Salini area.   

Bilom Ltd is proposing a petrol station along the coast road. Easysell KIA Malta Ltd, a company owned by the Tumas Group, is proposing a petrol station in Burmarrad. The petrol station is being proposed on a vacant site designated as an ‘area of containment’ but which was formerly a rural area ruined by past irregularities. 

Construction and Turnkey House Ltd are making another proposal in Burmarrad. The development is being proposed next to an area of containment on land designated for its agricultural value. The Environment Protection Directorate has already objected to this proposal.  

Another application was presented by Luqa Construction Ltd to relocate an existing petrol station from Valley Road, Msida, to Triq is-Salini.  

A fuel station is also being proposed on a triangular plot of land wedged between Triq is-Salini to the west and Trejqet l-Arznu to the east. The surrounding area includes crop and livestock farms and small-scale industrial developments.

ODZ petrol stations have also been proposed in Kirkop and along Mdina road.