Nationalist MP votes against ODZ policy

Ryan Callus, the Opposition's representative on the Malta Environment and Planning Authority board, has voted against the new policy regulating outside-development-zone construction, during last week's meeting which approved the policy.

While welcoming aspects of the new policy aimed at assisting farmers, like provisions allowing larger storage facilities, Callus said the new policy should have been formulated after a Strategic Environment Impact Assessment.

He said certain policy choices in favour of developments like agro-tourism, were made in the dark without any studies on the real needs of farmers and environmental protection.

"A SEA would have allowed the authority to identify what sort of development is beneficial towards agriculture," Callus said.

According to EU legislation, a SEA is required for any formal plan deemed to have an impact on the environment. "It is a shame that MEPA is introducing a number of policies on different topics in the absence of any strategic assessment," Callus added.

The ODZ policy was approved before the forthcoming Strategic Plan for the Environment and Planning, which replaces the Structure Plan, is approved.

"It is clear that the government's priorities are lop-sided. Instead of setting the strategic direction first and formulating its policies according to this strategic direction, it is changing its policies without setting a direction," Callus said.

Callus also revealed that the new plan on ODZ development only makes two token references to the need for consultation with the Environment Authority, which will be responsible for environmental protection after the separation of MEPA's planning and environmental arms.

"This is an improvement over the draft policy, which did not make a single reference to the Environment Authority. But consultation with the Environment Authority on ODZ developments should be the rule, not the exception."

Another shortcoming of the approved plan is that while previous policies limited any ODZ development to two storeys, no such limit is made in the new policy, which permits higher developments.

The new policy allows multiple applications on the same site, which means that a particular applicant can apply for a myriad of developments like stables, horse-riding facilities, agro-tourism developments, swimming pools, wineries and other developments.

Callus sees no problem with multiple applications if they are related to agricultural development, but is sceptical of multiple applications related to commercial development.

The ODZ policy still needs to be discussed and approved by the parliamentary committee for environment and development planning. The approved document has still not been published.

On Monday, MEPA revealed that the approved document included a number of changes from the proposed version, which was issued for six weeks public consultation last October. Some of the changes specify that any new development within ODZ areas for the creation of new boutique wineries, olive production facilities and agro-tourism accommodation will only be considered if they guarantee a minimum number of full-time employment.

A new generic 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.

But the policy only includes a blanket ban on development on sites enjoying the highest degree of protection, and allows development on buffer zones and areas of high landscape value.

The new policy directs that any rebuilding shall only take place on its permitted floor-space, 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 upkeep as long as their 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.