MEPA circular ‘does away with misinterpretation of policies’

A 30-metre-long apartment provides enough space and developers do not need to “ruin” any gardens, according to MEPA CEO Johann Buttigieg.

The parliamentary secretary for planning Michael Falzon, flanked by MEPA chairman Vince Cassar and Buttigieg, this morning held a press conference at the Lower Barrakka in Valletta to clarify points on the MEPA circular.

Developers and architects have cried foul over the new circular, which changes the goalposts for development applications proposing residences in back gardens in the absence of a change of policy.

But according to MEPA’s senior officials, the circular does not change anything.

“The circular explains the policies that already exist. It doesn’t change anything but it clarifies the goals of the existing policies. We felt that there were repeated misinterpretations of certain policies by the planning directorate and we felt the need to clarify,” Cassar said.

He said that while the structure plan was intended to protect certain development, the development was ruining the environment.

Explaining that apartments that were 30 metres long was enough, Buttigieg said MEPA had now issued a clear definition of what overdevelopment means.

“We have to safeguard the few remaining gardens we have, which are being sacrificed for more development. We are also making it clear that the board will not look favourably upon proposals for semi-basements and basements to be used for residential purposes,” the CEO said.

MEPA is planning to issue new parameters in September, removing the use of semi-basements and basements for residential purposes, unless for exceptional reasons.

MEPA will now also allow a one-car garage to be used for commercial purposes. Falzon argued that the majority of these businesses were small businesses, most of the time annexed to the house and family-run.

“We are a pro-business government. However, it will not be a hard and fast rule that every permit will be granted as the business must also fit within the requirements of the residential area,” he said.

The parliamentary secretary added he was “surprised” that environment NGOs did not welcome the MEPA circular protecting gardens.

“It is a courageous decision that will pay in the long run,” Falzon said, when asked how owners will react to the limitations imposed on the development of their own properties.

In a statement issued last week, the Chamber of Architects and the Malta Developers Association denounced that the circular, saying that it simply changes the goalposts for applications that are already being processed by MEPA.

The MEPA chairman today insisted that the Chamber of Architects had received a copy of the circular – a month before it was issued – for their feedback.

“There were no objections by the chamber,” Cassar said.

The new policy interpretation can impact a proposed development of nine units in Triq l-Ferrovija l-Qadima in Balzan. Asked whether the circular was a reaction to a sudden increase in development, Buttigieg replied in the negative.

Meanwhile, parliamentary secretary Falzon also confirmed that the government had yet to meet with owners of land expropriated by the government to protect the Ta’ Hagrat Neolithic Temples in Mgarr. Compensation to the owners has yet to be agreed upon.