Mark Micallef
Mepa blocks Lija project
The Malta Environment and Planning Authority yesterday drove what is likely to be the last nail in the coffin of the controversial development neighbouring the Lija Belvedere as the developer signalled he would fight back and is demanding compensation.
A conservation order was issued by the authority's board yesterday on two projects for four-storey apartment blocks along Transfiguration Avenue leading from the Belvedere to the town centre, effectively barring the owners from developing the sites beyond two floors, in spite of what their permits say.
The two developments were approved by Mepa last year on the basis of an anomaly in the local plans which switched the status of the avenue from a two-floor area to four floors. Lija residents and the local council protested forcefully, particularly against the project closest to the Belvedere, insisting that it would overshadow the historic landmark and will open the door for the whole avenue to be developed into towering blocks that would ruin the town core.
The authority forged ahead at the time but eventually had a change of heart this year after a new Mepa chairman, Austin Walker, was appointed and started working on blocking the developments.
To this end, the entire length of the main avenue and the town centre were listed in July. Nonetheless, the permits issued technically remained valid, which is why the board yesterday issued the conservation order that "prohibits any building works to be carried out beyond two floors from street level".
The option to go for a conservation order means the authority does not have to compensate the developers. Had Mepa simply revoked the permits, it would have to compensate the developers.
However, the developers are making it clear they do not accept Mepa's decision, insisting that conservation orders can only be issued for property which in itself has some sort of value (such as heritage or architectural) and not to protect the surroundings of a historical building as was done by Mepa in this case.
The architect representing the developers for the project closest to the Belvedere, Robert Musumeci, would only say that his clients would be fighting this point in court but left a request for his detailed reaction unanswered.
The Mepa chairman could not be contacted.
Asked to comment on Mepa's decision to list the avenue in July, Mr Musumeci had insisted that his clients would be seeking compensation and that it would be "big money".
In the meantime, the town's mayor, Ian Castaldi Paris, welcomed yesterday's news as the last chapter in a long battle to reverse what residents and council alike always felt was a bad decision on Mepa's part.
"We appreciate the authority's gesture and now have faith that Mepa means business," he said. He announced that, as from next week, the council will be launching a consultation process with the whole town on the revision of the local plans that have technically expired last month.
The case of Lija's avenue, in fact, was one of the more publicised issues concerning the consultation process carried out in connection with the drafting of the original local plans.
The council has been insisting all along that it had not been properly consulted on the changing of Transfiguration Avenue's development status.
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Michael Scicluna
Sep 6th 2008, 06:50
Hats off to the Lija Mayor, and Councilers, who pulled the ropes to savegaurd the destruction of a conservation area and fullfil there residents pleas. Other Councils should get up and do the same. For a different matter the St Paul's Bay Council did not do anything for residents of St Paul's Bay, the matter taken up by MEPA is were a stop notice has been inforce for 12 months with a direct action in a change of use. The residents are the ones that have to suffer and bear it all. For that matter we did not get anywere even writting to the Prime Minister, Leader of the Opposition and persisting on MEPA to take action.
MARY FISHER
Sep 5th 2008, 23:35
Musumeci is the odd man out at the moment. Don't know whether he is still the mayor of Siggiewi but as a 'would like to be a member of parliament' goes, he is broaching his case very badly indeed. I know that his unusual name sticks out but if you refer to the MEPA planning applications the Musumeci name comes up time after time. Is he contradicting his Nationalist incline and does he think that he is too clever to find out?
V Fenech
Sep 5th 2008, 14:54
First the dice are thrown.
Probability 1: the obscenity will go unnoticed by the public until that time the construction works are irreversable and therefore, those similar Musumeci will be pleased by the performance of MEPA.
Probability 2: the public will notice what is going on and create a serious pressure on the one supposed to be responsible of MEPA. A U-turn would follow, still those similar to Musumeci will be pleased (although not completely!!!).
This looks like the ordinary procedure within MEPA. Prime Minister, please stop the destruction of OUR Malta!!!!!
Matthew Borg
Sep 5th 2008, 14:17
I really hope Carmel Sultana is being sarcastic.
O. Sant' Angelo
Sep 5th 2008, 14:02
One hopes the new building's exterior will complement Lija, rather than contrast in favour of misplaced modernism. Also, now that Transfiguration Avenue is 'safe', will they follow through with other Lija roads that actually have buildings of historical value.
Martin Spiteri
Sep 5th 2008, 13:34
This whole incident shows what a farce the situation has been reduced to. Lija was always a closed in Village. The destruction started in the 50's with the demolishing of the palace in front of the church to make an avenue which has absolutely no value except to a few whose properties they are protecting. It is a shame to see how things can actually be overturned in this island. The Belvedere belonged and I hope still belongs to Villa Gourgion. The way lija residents speak about it make it sound that in a few months to come we would require a passport to enter that area. If common sense on both sides is adopted no such carnival acts would be necessary. Developers Residents Mepa and all should be realistic about the future and not act in a selfish way. Every thing should be taken in consideration. What mepa should have stopped earlier is the removal of the patina of the parish church. The result looks like a ghost who lost its natural protective skin. Shame on Stupidity. Why should projects like these be approved. This is what mepa should have really stopped years ago.
D.MANGION
Sep 5th 2008, 12:28
Allow me to quote this excerpt from Adriano Celentano's 1980's song, "DEUS"
"e gl' architetti son' dei cani, che concepiscono mostruosita'
ti prego fulmina le loro menti, perche' da loro nasce 'l vero terrore
voglion' distruggere le favole dei nonni
che han' costruito una Venezia per noi"
Says it all, does it ?
Claudio Farrugia
Sep 5th 2008, 11:33
Well done Mepa. We hope to see more of this. I think that the people of Lija would rather have Transfiguration Avenue unblemished. There are an number of unoccupied dwellings in the areas where the people of Lija could move into. I think that one needs to really stretch one's imagination to compare the quaint village of Lija to Dubai! Lets preserve the little gems that we have left.
Caroline crutchley
Sep 5th 2008, 11:02
Will the developers, whether small or large relise now they cannot ruin this country. Sell or fill all the empty properties first before any more are approved or built.
LET US STOP IT NOW
J Portelli
Sep 5th 2008, 09:56
@ CT. Instead of building a 30 floor skyscraper. Why dony you and and future generation of Lia move into one of the 60000 empty homes located throughout our country.
carmel taliana
Sep 5th 2008, 09:44
It is a pity that the project has been suspended. Where are the people of Lija going
to live in the future. It should not have been designed for 4 storeys but for 30 storeys
like they have done in Dubai City to accommodate all the future generations of Lia.
J Farrugia
Sep 5th 2008, 09:36
Truly Architect Musumeci should be ashamed of himself. Does he really think that works which were going to be carried out at Lija, using the hymack and other heavy machinery, would NOT HAVE ANY EFFECT ON THE Lija tower? These architects don't care less! There's insurance there are a million other excuses, but at the end, the tower would have crumbled. My congratulations to the Lija Mayor and his council for having saved the Lija tower and belvedere for future generations, unless someone else crops up and changes the goal posts.
Adrian Cardona
Sep 5th 2008, 09:31
Of course you have to protect the surroundings of a historical building!! Can an architect like Mr. Musumeci honestly say that the Lija Belvedere would be enhanced by being surrounded by blocks of 4-storey flats?? If he does, he should just call himself a developer, not an architect. And no, no compensation should be given to the developer from my taxes, if he wants he can sell the 2 floors he will build at a higher price: I'm sure people would pay more to live in a conservation area.