Planning and other considerations re-visited

The Malta Environment and Planning Authority has recently been targeted as sinning against employment creation and stymieing or hindering economic growth in favour of planning considerations. In particular, Mepa has been seen as missing its obligations as these two considerations should impinge on its activities.

In a recent decision to approve the Hotel Cavalieri project these accusations were certainly proved false. This project was approved by the Mepa board specifically because of the national tourism objectives of market diversification, seasonality and upgrading of the tourism product in the area of St Julians. This was done without falling short of the planning commitments and remit of the authority as the developer was restricted with height limitation, tied to a planning contribution and a bank guarantee to ensure compliance and, finally, obliged to free the foreshore to public access. In this way, the authority sought to balance its obligations.

This is not an isolated case. There are many instances where, even initially unacceptable proposals have, after the process of evaluation, modification and negotiation, been deemed to be acceptable. To mention a few examples: St James Cavalier, The Malta Stock Exchange, the Cottonera Regeneration Project and the construction of a boys' secondary school and regional sports complex at Ta' Karwija, in Kirkop.

Even where a preliminary assessment of a development application reveals that there are potential environmental, social or traffic impacts, it is never automatically recommended for refusal. Solutions and mitigating measures are always explored, with the various officials being as helpful and proactive as possible in encouraging applicants and their architects to seek better solutions.

A multi-disciplinary approach is well established within Mepa and there are many cases where Mepa has actively assisted applicants find the appropriate solution. For example, with regard to current and predicted transport problems. For the new BOV processing centre in Santa Venera, Mepa required the bank to produce a green commuter plan to reduce the number of staff driving alone to work. With HSBC, this has just become operative at its Qormi centre.

So, far from flunking projects, the authority seeks to help in re-thinking projects with the aim of solving problems.

Planning policies are not imposing a strain on job growth in these islands. Between 2000-2003, development approvals granted amounted to a staggering 607,800 square metres of floor space pertaining to offices, retail and industry, which alone have a potential to give rise to 5,700 jobs to the national economy.

To the contrary, approved and emerging local plans focus on the provision of additional job opportunities through town centres, employment nodes and industrial areas such as the Marsa park, passenger terminal facilities along Valletta/Floriana water front, Dock Number 1 at Cottonera and the redevelopment of crafts village, just to mention a few.

Naturally, there are cases where the issues are so basic, fundamentally clear and the problem's impacts so far-reaching for the country, that any compromise by Mepa would impinge heavily on its vision of cherishing the country for future generations. This is the raison d'être of the authority and its responsibility is geared to providing an unstinting service aimed at the development of social, economic, cultural and technological needs.