Friday, 4th July 2008 - 16:20CET
People 'betrayed' by Fort Cambridge project approval - FAA
The citizen was "betrayed" in the way the Fort Cambridge development was approved by MEPA, the NFO Flimkien Ghal-Ambjent Ahjar charged this afternoon.
"In its insistence on approving the Fort Cambridge project before the completion of some of the most essential environment studies, MEPA and the government have betrayed the citizen," FAA said. Such key elements, it said, included a Traffic Impact Study.
"It was shocking to hear the new MEPA Chairman say that he found no problem in issuing a decision on the permit before the conclusion of the Traffic Impact Study, the most crucial part of the Environment Impact Assessment. This means that this unique chance to reduce toxic traffic emissions related to this project, vehicle exhaust which increases the incidence of asthma, cancer and heart disease in residents, is being cavalierly thrown away," FAA said.
It insisted MEPA should also have requested a Social Impact Assessment (SIA) as repeatedly requested by the Sliema Local Council. In a totally residential area like Tigne, an SIA was essential to properly assess how increased traffic, dust, wind, vibrations, shading etc would affect residents.
The FAA also felt it was "irresponsible" of MEPA to authorise a high-rise project without any geological study to identify underlying caves and rock faults on a site which may be compromised and which may pose future risks.
"The insistence to approve this project in haste, when studies might have reduced the negative effects on residents, together with the astounding approval of the Mistra Towers and the non-rescinding of the Safi Supermarket permit all show that in spite of the countless promises on sustainability, the recent election has changed nothing; public consultation is a sham and it is still developers that rule this country with a weak political class who are not prepared to stand up to them," FAA said.
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Comments
Possibly because they have an interest in the construction industry,Debono and Caruana are incapable of accepting that Malta has over SEVENTY THOUSAND empty housing units,5,000 of them in Sliema/St. Julian’s.If present projects are approved,Price Waterhouse calculated that over 50% of our property will lie empty.Our population will soon start declining to 80,000 less by 2020,so Caruana’s idea that housing will be needed in the countryside is pure fiction.
Debono and Caruana are like the textile industrialists of the 70s,incapable of admitting that industry was no longer viable for Malta. Malta has peaked its construction needs for now, and needs to concentrate on labour-intensive restoration of old buildings.
And no, FAA is not involved in the preparation of environment reports, but then someone like Debono would struggle to understand that people could possibly work long hours totally unpaid, simply for the good of the community.
He obviously does not know that Government’s Development Brief totally violates the Local Plan ratified by Parliament establishing Sliema’s priorities including“Many of the coastal belt residential areas are over-developed and require a restrictive approach to further development.” “MEPA will refuse development permission for development that is likely to have a detrimental effect on strategic views and local views” - the Brief should never have been issued.
Re ‘no development attitude” Mr. Debono has never heard us say a word against the Gzira Metropolis high-rise project, which at least is genuine regeneration.We similarly favour touristic development where it is needed, like Marsascala and other sustainable development.
As for the caves, Debono's statement “Tigne is built on pure solid rock. A geological survey is not worth the money spent on it” reveals the full extent of his ignorance.He is obviously not from Sliema or he would have spent his childhood playing in the caves that honeycomb the whole area from Fortizza to Tigne.
On a recent tour of Europe I could not help but notice the way that other countries put their historical gems to good use for both nationals and visitors. For the most part they are restored to their original glory. Surrounding buildings which take away from their splendour are knocked down giving space all round to rest, play entertain and admire. In Malta ,the reverse.here we hide them with ugly buildings(I can't bring myself to call it Architecture).Recent examples:Fort Cambridge about to be surrounded by three ugly blocks which will at the same time ruin the view of Valletta from certain parts and The Fort De Tigne which will be for the most part only accessible to the owners of another Karejja of ugly tall buildings with no architectural merit. There are more I could mention, but space allotted to me courtesy of this paper will not allow me to comment further
What is the MLP doing to protect the environment and represent the people? Nothing. They couldn’t even be bothered turning up at the Fort Cambridge meeting. The Labour representative on the Mepa board who could have fought against this decision again didn’t bother attending. Where was Dr. Joe Brincat who put up such a fight on the Outline permit? Again when he was really needed he didn’t bother coming. Perhaps the MLP received their press release by fax before the meeting!
By the way you are talking nonsense when you say that FAA have a ‘no development at any cost attitude.’ You obviously know nothing about FAA if you can say something like this, but then why doesn’t that surprise me. As for your suggestion that someone within FAA is making money from SIS’s, GEO’s, TIA’s etc. this is obviously more babbling.
Choice One: Keep building heights as they are and turned fields into housing estates (be whatever zone) ?? or
Choice Two: Increase building heights and keep within the already zones??
Common sense will lead to Choice Two -- Space have to increase for Malta's economy growth!
Who will accept responsibility for the unacceptable health risks from toxic traffic fumes,noise and dust in narrow streets ?.
Who pays for the infrastructure(roads,water,electricity,communications etc) needed to supply such a project?.The public of course, the Developer pays not a cent.
How are these flats going to be served in case of fire. Fire ladders go no higher than seven floors in Malta.
Are there going to be emergency fire proof stairs/ doors?. Important this.
What about the balconies up high? The wind is dangerous at level five of any let alone higher.?
How will the faschia be maintained,painted etc.? The fortina has already developed big patches .
How are windows cleaned 20 floors up, will they be made of safety glass to resist wind damage?
Has provision been made for service lifts to take furniture and heavy goods. All these flats will mean constant moving in and out of furniture etc especially since in a project like this many apartments will be let out on short leases.