Update 2: Mepa rejects proposal for bus depot in ODZ

Updated 1.15 p.m.

The Mepa board this afternoon narrowly rejected an application by Arriva to build a bus depot in an area outside the develoment zone (ODZ) in Zebbug.

The decision was taken after the chairman, Austin Walker, submitted his casting vote when the board members were tied.

The bus company had proposed to set up a bus parking facility, a bus maintenance shed and a bus-washing facility.

The case officer had recommended approval while environment NGO Flimkien Ghal Ambjent Ahjar and the Ramblers' Association objected, saying this site is in an ODZ and is included in the agricultural zone.  

The site consists of an area of approx 9300 sqm. It is an open uncultivated field dominated by low grass located opposite Ghar-Ram industrial zone. 7200sqm will be developed in an open storage facility whilst the remaining will be dedicated to the landscaping.

A representative of Arriva admitted that Transport Malta had offered facilities which Arriva had not accepted and said the Zebbug site was suitable because it was central and close to an arterial road.

Joe Farrugia, a Mepa board member, insisted that other suitable sites could be found within development zones such as industrial estates, or in containment zones which were also central and close to arterial  roads and therefore he could not endorse this choice of an agricultural site.

"We have to be desperate to approve development in an ODZ," he said.

He said that it appeared that one of the reasons for the choice of the Zebbug site was that it was far cheaper to buy a site which was in an ODZ than a similar site within the development boundaries. 

Those voting in favour of the proposal were Judge Giovanni Bonello, Labour MP Roderick Galdes, Charles Bonnici and Joe Vella.

Mr Galdes argued that one had to find the best balance between planning and development. He pointed out that containment areas were also considered as ODZ.  If the depot was moved to, say, Hal Far, he doubted that it would work as well.  This, he said, was a national project  and one had to take this in context.

The case officer said the application was subject  to approval from the agricultural department, which had, however, filed no objection.   

He also pointed out that the site  fell under the open storage policy where  only 10% of the entire site can be developed structurally. The proposal was for building of 8% of the site.   

Flimkien Ghal Ambjent said in a statement earlier today that this case was being processed with unseemly haste. The representation period which had been extended to 20 days by the Mepa reform process, was in this case reduced to nine days, an exception which, the NGO said, had not been seen in recent years, and this in spite of the fact that the commencement of the Arriva public transport service has been in the pipeline for a considerable period.

The FAA said this was another project that escaped the requirement for an Environment Impact Assessment which would have identified the best possible options for such a project.

"The case officer quotes the obligation on the part of the developer to justify the choice of this ODZ site, and yet endorses the project with no attempt to quote the reasons for this choice. Given the number of abandoned farms, showrooms or disturbed sites such as those lining the Mriehel bypass, the NGOs cannot accept that MEPA should disregard its primary duty to protect the environment in order to hastily accommodate further inappropriate development," FAA said.    

The MEPA Board today also approved planning permission for the construction of a retail block at Smart City in Kalkara. This approved development, which is in accordance with   the masterplan of the area, will be located in the south eastern part of the site and is designed on two floors with a feature in the middle and a waterfall.