Planning changes make ta' Cenc project approval unlikely

The Ta’ Cenc planning saga that started in 1996 has outlived the structure plan approved in 1992, which included a clause stating that Ta' Cenc will be developed as a “multi ownership tourism hotel development” as well as a “national park”. 

The new Strategic Plan for the Environment and Development, which has replaced the structure plan, includes no reference to development at Ta' Cenc in Gozo. Moreover since 2008 the area has been designated as a Natura 2000 site and Special Protection Area under the EU's Birds Directive.

Environmentalists attending a public meeting held at the Sannat council argued that the project should therefore be assessed on the merits of other conservation policies. It is now unclear which policies will guide MEPA in determining an application proposing turning Ta' Cenc area into Malta's first 'Heritage park' and 'Multi-ownership tourist hotel development'.

During the public hearing Din l-Art Helwa President Maria Grazia Cassar noted that the impact assessment put forward still referred to the  Structural Plan, which has been replaced by the authority's new Strategic Plan for Environment and Development. 

She also insisted that the application clashed with the conservation meausures included in the new plan.

But EIA coordinator Paul Gauci pointed out that the development is still regulated by the local plan, which includes specific policies regulating development in Ta’ Cenc. According to Gauci it is up to the MEPA board whether to follow the SPED or the local plan.

Yet even the local plan may be outdated because in 2008 the area was scheduled as Special Protection Area according to the EU's Birds Directive and as a Special Area of Conservation according to the EU's Habitats Directive, making development in the area even more unlikely.

The reduction in the number of villas from 36 to 15 reflected this change according to Gauci. But environmentalists attending the meeting were not convinced.

Environmentalists attending the meeting have also harped on the previous government’s interpretation of the local plan as excluding villa development in the area overlooking Mgarr ix-xini.

The Gozo Local Plan “limits” development “in the lower part of the plateau" (near Mgarr ix Xini). In a letter sent to the developers in 2007 former Minister George Pullicino insisted that the policy “is to be interpreted that development is to be limited to what is already existing in the area”. 

But the developers have consistently contested this interpretation, insisting that the local plan allowed limited development on the Mgarr ix-Xini promontory. In a similar public hearing in 2007 Paul Gauci questioned the former minister’s interpretation of the local plan.

“I cannot recognise what is against the law. The minister is not above the law."

Gauci is now more cautious. Asked by Zminijietna activist David Pisani specifically on why 15 villas are still being proposed despite this specific local plan policy, he replied that it is up to the Planning Authority’s board to decide whether the proposed development of 15 villas overlooking Mgarr ix-Xini are in breach of the local plan.

Din l-Art Helwa President Maria Grazia Cassar insisted that photomontages showed a negative impact and reminded Mepa that the superintendence for cultural heritage had objected to the development.

Gauci told the meeting that the proposed project was a scaling down from the 36 villas and large multi-storey hotel extension, previously proposed.

“Back in 1967 the idea was for the entire area to be developed into villas similar to Santa Marija Estate in Mellieha,” Gauci said.

Gauci told the meeting that the entire plateau, near Mgarr ix Xini, was also designated a bird sanctuary, including the area already occupied by the hotel. In 2008, the area was designated as a Natura 2000 site and a Special Protection Area in terms of the EU's Birds Directive.

The hotel extension, however, had been pushed back from the cliffs where protected sea birds are known to nest. The area earmarked for villas was not believed to be frequented by the birds.

Birdlife Malta conservation manager Nicholas Barbara told the meeting that light pollution and land vibrations during construction works could have serious impact on the birds' nesting practices. Responding, Gauci said the impact assessment also proposed light and noise pollution mitigation measures aimed at minimising disturbance to nesting colonies.

Although the meeting was held at the local council, no members of the council spoke during the meeting.