Updated: Land reclamation could ease pressure off ODZ – Muscat
Malta Freeport
Updated - Adds government reaction -
Real Estate projects involving land reclamation could ease the pressure off construction proposals outside development zones (ODZ), Labour Party Leader Joseph Muscat insisted this morning during a meeting with environmentalists.
"The important thing is not to create so many thousands of square meters and then figuring out later what to do with them but rather have a master plan before hand," Dr Muscat said.
He was answering questions by The Times on the controversial subject of land reclamation as he received a delegation from the environmental and heritage lobby group Din L-Art Helwa.
He dismissed the idea that the Malta Environmental and Planning Authority had given the thumbs down to land reclamation arguing that a report commissioned by the authority had simply questioned the viability of such projects.
He said Mepa had reports which showed that projects which included an element of land reclamation could be carried out without harming the environment. But the Authority was facing pressure to keep such reports under wraps and it was therefore saying that such projects were not commercially viable.
"We believe that Mepa should not get into questions of economic viability but should be concerned instead with whether a project is feasible from a planning and environmental point of view," he said pointing out that Malta already had a list of such projects under its belt, from the Freeport, to the more recent Excelsior Hotel.
Asked whether the Labour party envisioned any specific use for land reclamation projects, Dr Muscat referred to the interest there has been over the years in the development of yacht marinas in Malta.
"The mention of a new yacht marina is very often followed by a panicked reaction and it is understandable when we're talking of a place like Hondoq ir-Rummien. I don't think a yacht marina is a good idea there ... but there is clearly an international interest in this sort of project and we should explore it," he said.
GOVERNMENT REACTION
In a reaction, the Ministry for Tourism and the Environment said Dr Muscat had a poor understanding of environment and planning considerations and did not appreciate the importance of the marine environment.
"Dr Muscat would do well to note that our marine environment is as important as our land environment. Our coastal waters are rich in biodiversity, posedonia meadows and have a tourism and leisure perspective given the importance of diving in Malta. Indeed our coastal waters are recognised internationally as being amongst the most attractive in the Mediterranean," the ministry said.
"Given that our development zones contain sufficient area to satisfy our building requirements, there is no reason to justify land reclamation to 'ease pressures of ODZ'. The issues are totally unrelated."
The ministry said that like all other projects, any projects involving land reclamation, could not be seen from a uniquely myopic economic dimension as Dr Muscat was doing.
"Dr Muscat's vision for land reclamation development is one that would lead to unsustainable and irresponsible development. Sustainable development rests on three pillars of equal importance, economic, environmental and social. To be sustainable, projects must take into account these three dimensions holistically. It is evident from Dr Muscat's comments that he considers that any potential economic advantages of a project, should prevail over any environmental or social impacts. Dr Muscat is promoting development at all costs rather than responsible and sustainable development."
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Alfred J. McEwen
Aug 10th 2012, 09:00
Alfred J. McEwen
I suspect that the ODZ plans are also earmarked to expand the Free Port ...so Pretty Bay as we know it will disappear..... Residents of the South..BEWARE
Edward Mallia
Aug 8th 2012, 23:23
But Joseph Muscat did shoot himself in the foot by suggesting that land reclamation could ease the pressure on ODZ. But most of "the pressure on ODZ" is from intrinsically abusive development. So there is already a way of letting of pressure by resisting ODZ developments and removing those which have had enforcement orders on them for years on end. And there was not much improvement as he went along. There is no land reclamation project that can be undertaken "without harming the environment". There will be more or less harm but no better than that. Then again, it is impossible to fence MEPA off completely from considerations of "economic viability" simply because both planning and environment aspects carry economic considerations. The examples mentioned reflect very different conditions from ours: Holland is a historical case now; Hong Kong and Tokyo involved projects of huge economic value, not beaches or yacht marinas (the latter hardly beneficiaries of the environment); the case of Dubai carries no hint of the slightest consideration for any Gulf environment. The motto seems to be: have money, will reclaim land.
At the back of it all, when we have our "world standard beaches and yacht marinas" and our three million tourists a year where are we going to get the water they would need, to mention nothing else? Can we afford a Dubai and use the sea?
Mr ALBERT LEONE GANADO
Aug 8th 2012, 20:52
Any new initiative which Joseph Muscat proposes becomes an issue which that must be instantly debunked by those who accuse him of lacking proposalsi. Yes we have to tread very carefully when it comes to tampering with the natural topography and coastline of our island and respect the overall environment as paramount preconditions. However countries like Holland where half of the land mass is reclaimed, Honk Kong and Tokyo who have built two of the worlds largest airports on the sea and Dubai which has built a whole city and most luxurious hotel on an artificial reef show us that we should not attempt to dismiss this idea which has worked elswhere out of hand. What this country needs urgently to strengthen its tourist base is the creation of more world standard beaches and yacht marinas. It is in this particular area where I feel that land reclamation is more than feasible, indeed it is an urgent necessity to improve our tourist product and it revenue generating potential.
Joe Portelli
Aug 8th 2012, 19:43
I used to believe that in Malta we produced a number of relatively great people, but each time I am reminded , that we also produce some highly strange folk, that we should not 'claim' as our product.......
Paul Meilak
Aug 8th 2012, 18:11
Surely... something has to be done in Gozo. Gozitans cannot afford loosing anymore investment opportunities..concerning tourism.
Reuben Zammit
Aug 8th 2012, 17:59
Yes, go ahead and build up the sea as well; it's not enough to be proud of being the last-ranked eu country in terms of countryside (less than 1%, compared to the next lowest ranking Netherlands 8%), we should take our ambitions further. Oh no Joseph, it's not enough that each day on my way to work vista after vista and full horizons fully bounded by ridge after ridge of building meets the eye, please do go ahead and completely ruin the last recreation spots and aesthetic vistas in the south
Kenneth Bezzina
Aug 9th 2012, 08:42
Mr. Zammit,
We are also the most densely populated country in europe. It is difficult to provide housing and maintaining a high percentage of country side when you have more than 1,300 people per square kilometre.
However, I do agree with you that those recreation spots and aesthetic vistas should not be ruined
C. Zammit
Aug 8th 2012, 16:18
The natural beauty of these islands is the main attraction for tourists, and for us citizens too! We have already destroyed our land to a great extent and measures are being taken to reverse this, let us not start with the sea too!!!
Take a look at our coastline - every part of it is beautiful... and if it's not, then take a closer look and try and find the cause... because that would probably be us. I am sure that another solution can be found for development.
Anthony A. Mifsud
Aug 8th 2012, 18:24
You imply don't know or you have blinkers on. What sea are ou talking about.
We happen to have a dead sea.
This is no illusion ion. We have to go that route
Ninu
C. Zammit
Aug 8th 2012, 22:46
Really? A dead sea? I know otherwise Mr Mifsud. And I can see perfectly well. If there is damage, we can't go on adding to it; and "adding" is too mild a word to describe the damage that would be caused by such a project
Gianninu Saliba
Aug 8th 2012, 16:07
Joseph is a dreamer and not a believer. He dreams of being Prime Minister, he dreams that he knows it all, he dreams that he can advise nations if they should join the EU or not, he dreams that he can advise the Prime Minister in econamic policies (such as advising him to follow the Cyprus economic policies). Surely Joseph never believed that Malta would be better off in the EU. He never believed that Malta would acquire One Billion Euros from the EU. He never believed that Malta should join the Euro. Joseph does not believe the Eurostat reports confirming that Malta has one of the highest employment rate in the EU and that our unemploymet rate is by far one of the lowest in the EU. Joseph does not want to believe that Malta's economy is healthy, much healthier than that of the majority of EU countries. Actually, it appears that he does not believe that there is a world economic crisis, but then that's only because he is so narrow minded and short sighted that he cannot fathom that Spain has 25% unemployment, since he knows that ours is some 6%. He cannot see that the world's banking sector has crumbled, and that's because our banks, like our nation are in safe hands. Yes, Joseph dream on of becoming Prime Minister. The truth is that you do not believe that there is the slightest chance in hell that the electorate will trust you. Your Party's past (and present) is so scary, that you keep on admitting publicly that as far as the elections are concerned, you are the underdogs. You're right about this one; you know.
Mr John Apap
Aug 8th 2012, 15:42
The only thing I would like to add to all this is the idea that ODZ should even feature in anybody's discussion or argument. ODZs are exactly that and nothing else. It is about time that somebody with a little bit of integrity could make sure that these ODZs remain so without any changes of borders to suit a particular individual or other. MEPA should be the first one to lead by example.
John Apap
Darby Allen
Aug 8th 2012, 15:11
There has been much land reclamation in Singapore since I lived there forty-five years ago, and the shape of the island has changed as a result.
The outlines of the Maltese islands is iconic, and care should be taken not to lose that.
As for building higher; the standard of construction is so poor that increased height means increased risk of catastrophic collapse!
Mr Joe Micallef
Aug 8th 2012, 15:00
I really try not to waste my time reacting to the ineptness and deceit of this wannabe PM
"Land reclamation could ease pressure off ODZ"
Could???? You intend irreversibly altering natural space, justified by a "could"!!
The famous roadmap dotted by "could"!! Unbelievable
Wally Vella-Zarb
Aug 8th 2012, 15:19
I see that you are not comfortable with the use of "could" - even though it is correct. Would you be more comfortable with the word "will" as in, for example, "The Piano project WILL attract more tourists" or "Smart City WILL generate employment for 5000 (or 6000, or 7000...) people" and other similar statements?
E. Azzopardi
Aug 8th 2012, 14:44
Honestly, I do not care about today's politics which are in the doldrums and neither the PN and PL, of which I am really fed up. Obviously, my time is most precious to me.
But I do care about my country, which deserves much better than this from all sides. However, I have always been convinced that the only way for our country is land reclamation. We complain and grumble that we do not have space and up till now we have done nothing about it. We are surrounded by the sea and yes, there are stretches where you can reclaim land. I find this a very good suggestion. It is not an idea as this has been in force in many other countries for a long time.
cesco di luigi
Aug 8th 2012, 14:40
the two have nothing to with one another at all. besides isn't the shoreline and beyond considered ODZ??
Joe Tabone
Aug 8th 2012, 13:54
J Muscat mentions the development of yacht marinas (& land reclaimation), but does not mention the areas to be developed. It is a know fact that the development of a yacht marina would require building a breakwater.
1. To recover the capital expenditure of building a breakwater, the project would have to be accompanied by a real estate component - what areas have been identified for such a development? Would this mean that bathers would lose more public swimming zones to speculators?
2. One of the main land reclaimation issues with MEPA is the destruction of our prime underwater environment e.g. posedonia meadows.
These are the issues of concern for public with the environment at heart!!
Mr Andrew Camilleri
Aug 8th 2012, 18:09
Since when has GonziPN concerned itself with our natural ebvironment? The destruction brought about by GonziPN's appointees at MEPA is too well kow to record. Such hypocrisy!
Joe Tabone
Aug 8th 2012, 19:11
@ A Camilleri,
Strange how you try to compare to the present government. I just raised a couple of issues regarding land reclaimation and/or building of a breakwater, can you enlighten us?!!?
Anthony A. Mifsud
Aug 8th 2012, 13:36
When the PL issue a First like land reclamation. The PN calls it controverstial
But should this issue be stated or dreamed by the GONZIPN then this would have been the eight wonder...
Is it so hard to write a better statement ?
Mid seventies when I suggested to claim land in Sliema Gzira, it made such a sound that I was called crazy.
Only time proved me right...
If Joseph could start this. Project yesterday we would benefit greatly.
The pn are just waiting time.
Ninu
godwin difesa
Aug 8th 2012, 13:24
Not many times i agree with Dr Muscat but this time i agree 100% with him.This country this what we need land reclamation because we have a small country but a lot of sea.Good idea Dr Muscat hope if you will have the power you keep your word on this brilliant idea. Few years ago i was on a visit in Tunisia for work and my local friend he was showing how the govenment at that time he was giving recriminating land to working families free only land rent yearly until the coast of the land reclamated is recovered.The land was ready with electricity,water,and drainage.In Malta these environmental NGO want to dictate every project if it is for them nothing will move.There should be some regulations not like 25 or 30 years ago but now they are on the other extreme. There should be balance but on reclamation land it should be unanimous as we have so little land so very good idea Dr Muscat .
Antonio Anastasi
Aug 8th 2012, 13:52
Godwin Difesa, we do not need more land, we need to learn to mange the land we have. the only reason for wanting to reclaim land is for farther real estate development, and with over 70,000 empty inhabitable units we defiantly do not need more.
The NGOS's in Malta have always argued for a sustainable development and that the little we have should be protected. The other side of your NGO argument is that if it where left to developers and governments we would have no countryside left, no trees, no endemic plants which are all at risk, most of our indigenous trees are already rare in the wild and found only in private gardens.
what this country does have too much of is people standing up and applauding politicians for all the environmentally damaging ideas they come up with.
godwin difesa
Aug 8th 2012, 15:28
@Mr Mifsud If there are 70,000 empty units like you are saying an apartment should be selling less than 50000eu because of over demand.There many units like you said but only no one is registered on that address because owners rent them to foreigners or even to Maltese without license so for the authority is is empty.Try to find an empty apartment in Sliema,Gzira,Swieqi,Msida or near that aria and check how much is the rent.Reclamated land is not only for estate purpose to build apartments but even of tourism such as more lidos for the hotels,parking spaces like in Qawra,or Buggiba aria around the bahar iccaq coast road what environmental problems there should be as they will build a break water first.The government should encourage private inverters to invest in many of similar projects on reclamated land why you do not watch discovery channel because in New York they had just build a very big car park on reclamated land totally by dumping the construction waste on the site in few months.Why for us although we are almost the smallest country in the world and very populated we cannot reclaim land?
Antonio Anastasi
Aug 8th 2012, 17:14
Mr.Difesa, this 70,000 empty living units are a statistic coming out of government.
The same year that the ODZ was extended by 2.5% the government also issued a statement that with the current stock of habitable units, by the year 2020 there would still be 85% of the present stock available. Since then we have built hundreds if not thousands more units.
I am in the service industry, and know for a fact from return guests that Malta does not need more Lidos, more hotels, Malta needs to maintain its identity, and judging by how much has been already been lost we have to stop pandering to the developers' lobby.
let me tell you an open secret, there is evident proof that most of the Maltese are at a loss for the heritage that they have lost. That while, we needed to move ahead we could have done so without ruining and losing all that made Malta special.
C Sant
Aug 8th 2012, 18:01
Just to remind you, Maths is not an opinion! In Malta we have an ID card system that picks up all the residents, including foreign ones. Electrictiy bills are also calculated on the number of residents and only occupied residences (and summer homes) have an electricity meter. To build an apartment one needs a MEPA permit. Does it is very easy to calculate the number of empty dwellings, just an addition and a subtraction. So yes, there are tens of thousands of empty dwellings and more are sprouting up, while the birth rate is drastically dropping down!
Why do we still have high cost dwelling? Simple most of these are built by persons that can wait until a potential buyer comes along.
And has no one thought that we need to find (buy) the material to reclaim land? Do not speak about building material as this should go back to refill the quarries.
And as for marinas, one needs land as well as a breakwater - environmental problems would arise.
Mr Terry Gosden
Aug 8th 2012, 13:14
Its the best way to go, we cannot go up or down, the Dutch are masters at these projects.
Mr David Ganado
Aug 8th 2012, 20:46
The dutch are reclaiming bog land and not fertile seabed! The beautiful seas around our islands are a great source of tourism money. We must continue cleaning it up not destroy it.
John Borg
Aug 8th 2012, 13:06
Joseph Muscat has solutions for all the problems. he will explore anything. the truth is he never commits himself. A yacht marina where? Which International consortium is interest? what will they be given? Reclamation where?
Antonio Anastasi
Aug 8th 2012, 12:55
With 70,000 empty habitable units, there is no need to infringe on ODZ areas nor is there any need for land reclamation.
Between these kind of comments and the way this present government is treating the environment I am at a loss on how to vote for on the next elections.
Neither parties has a real environmental agenda to, protect the little of what is left, and both parties seem to be going out of their way to pander to the developers.
cesco di luigi
Aug 8th 2012, 14:41
TRUE
godwin difesa
Aug 8th 2012, 16:17
Try to go and knock on some of these like you are saying 70,000 empty units and see for your self how many of them are really empty .So on one side you want to protect of what land is left ODZ and on the other hand you are against reclamation of land so now the developers,and building contractors,and all those who works indirect with the contraction industry will find them self's out of work.It is good that we take care of the environment but on the other hand we have to continue modernize our country for us and for the visitors who come and spend money in Malta.The bottom line is balance not two extremist the NGO say no for every improvement of our lovely Malta.Reclamation of land with control is the best option for Malta as the smallest and one of the most populated country in the world.
Mr David Ganado
Aug 8th 2012, 20:44
@ Godwin Difesa
There is no need to knock on the empty dwellings, most of them are unfinished. If you doubt this number you are not really taking note of your surroundings.
Land reclamation will ruin our seabed and there is absolutely no need to go down that road.
Mr Jurgen Grech
Aug 8th 2012, 12:52
Given how much the construction industry is important to the local economy, land reclamation is surely the way to go to keep this business alive without further exploitation of our beautiful green areas! It's quite shocking how MEPA keeps allowing new sites to be developed (case in point the Zebbiegh permit in yesterday's TIMES article) and yet it has these ridiculous strict rules on building heights for example, when logic dictates the only way is up! There's room in abundance going up and up! Why we have a height limit, i'll never understand! Land reclamation is also a way forward. I'm sure if a good master plan is formulated, the government can have private investors put their money where there mouth is. They can do the job themselves and benefit from the reclaimed land - making extensive areas public and creating an environment to allow the government to set-up a yacht marina for example.
Antonio Anastasi
Aug 8th 2012, 13:59
Maybe its time for the construction industry to diversify. The construction industry is not important to the economy.
Its the construction industry that "further exploitation of our beautiful green areas! "
Which part of all the local reports stating that we have over 70,000 EMPTY habitable units are you not understanding?
Honestly I cannot understand why I bother to respond to such utter apologistic hogwash.
Bernard J Schranz
Aug 8th 2012, 14:50
Mr. Jurgen Grech, the notion of going up instead of wide is all well and good only to a point... did you consider that if you build upwards you would need to leave enough open space around so as not to box in other buildings, to allow for sunlight to filter through, air ventilation etc.
NO, building up is not something we should adopt at all costs without proper planning. It involves much more consideration than a simple height factor. That means that to build up one would need to also buy sufficient land around the intended built up area to serve as a buffering zone specifically to protect the factors I mentioned above.
In turn, this would mean that the feasibility of building up might not quite hold through and the outcome could potentially further propagate the vacant properties plague as their selling price would end up outside the reach of potential buyers !
Bernard J Schranz
Aug 8th 2012, 15:01
At Jurgen Grech... As regards land reclamation, on what basis do you state that it is the way forward? Have you undertaken any studies or are you simply basing your assumptions on what you have heard?
Simply because it has 'worked' in Dubai, does not mean we should adopt it here. Dubai has been built in a desert. Quite differently we have flora and fauna also under the sea which will definitely be put at great risk with land reclamation projects and most certainly upset not just the food chain but disrupt the ecosystem and biodiversity.
Whilst it might sound like an exciting proposition to the construction industry cos in our blinkered outlook we perceive that this industry is what drives our economy, it might well kill off the only natural resource we have available to us i.e. the sea, and as a result of which our tourism industry will be gradually killed off and the island will grind to a halt.
John Paul Cauchi
Aug 8th 2012, 12:48
Of course we should dump our trash into the sea and raise new islands. That way we can truly destroy the environment of our most precious asset - the sea. Clearly Dr Muscat needs to look at the science of sea currents and marine biology to understand that building an island would be devastating.
"He said Mepa had reports which showed that projects which included an element of land reclamation could be carried out without harming the environment."
What utter rubbish. There is NO land reclamation without harming the environment except where industrial waste sites are reclaimed. And here we are suggesting to build one and insist it won't harm the environment! Do we need further development with empty housing all over the place? Why don't we look at that, instead of looking at our pocket-filling opportunities Dr Muscat?
With sea levels set to rise in the coming century (see ANY UN report on Climate change), this proposition seems even more short sighted...
A Vella
Aug 8th 2012, 16:13
Very good point. How can you build on fertile seabed and at the same time claim no damage to the environment? This meeting is simply a vote buying exercise at the construction speculators shop, where it is well known that these large construction companies/contractors control the voting minds of their significant workforce. Wake up Malta!!
George Cutajar
Aug 8th 2012, 12:43
JM constantly shows that his movement is adopting a very dangerous wait and see approach to all and everything under the sun. After he visited Dubai and was impressed with land reclamation he comes back and adopts it as a policy. Now he waits to see what the reaction will be and based on that he will take a stand.
He knows that Hondoq ir-Rummien is a no go area so he thinks it is not a good idea. BUT similar proposals will be EXPLORED.
THis is a preview of how Malta will be led by the movement. God help us.
Reuben D. Spiteri
Aug 8th 2012, 12:28
Does he have a CLUE on how expensive land reclamation is? I honestly don't but I think such funds can be spent better elsewhere.
We just don't NEED any more buildings on this poor island. Just repair/rebuild old ones (which we have too many of)
E Gatt
Aug 8th 2012, 12:18
Wobble wobble. He nearly fell here, but readers will be pleased to know that the future premier is still sitting on the fence.
Charles Micallef
Aug 8th 2012, 12:09
Real Estate projects involving land reclamation could ease the pressure off construction proposals outside development zones (ODZ), Labour Party Leader Joseph Muscat insisted this morning during a meeting with environmentalists...............wholeheartily agree!!!
Kurt Cuschieri
Aug 8th 2012, 12:07
Instead of creating more usable surface area for construction they should consider utilising all the empty buildings that cover a large percentage of the island (flats built without buyers for them which are then left empty, construction projects abandoned half-way, derelict buildings now falling to pieces, etc.) instead of burying the problem of land use mis-management and going around it by creating more land they should be tackling it head-on and tighten the permit rules and make use of these empty blocks! case in point? that awful eye-sore of a set of buildings near Addollorata.
Vince Deguara
Aug 8th 2012, 11:55
Yes of course, and flying pigs could solve North Korea's famine...
Please choose the reason of your report below: