In 1992, Parliament approved the first Structure Plan for the Maltese islands. With hindsight, not many were aware of the implications of the Structure Plan, the Development Planning Act and of the then Planning Authority. For others, this was a dream come true or, at least, they were made to believe it.

The 1970s and 1980s saw the rapid urbanisation of the islands, without any proper regulation where politicians and high-ranking officials influenced the granting or otherwise of building permits, leading to allegations of corruption and malpractice and prompting the need for change. In fact, between 1957 and 1990, urban development increased from five per cent to 15 per cent.

Thus, the introduction of a better structured, transparent, accountable planning system, which was a catalyst for a new breed of professionals called planners, gave hope to many out there that things were going to change for the better.

One of the main goals of the Structure Plan is to radically improve the quality of all aspects of the environment of both urban and rural areas. Was this achieved?

It must be acknowledged that regulation has relatively slowed down the pace of urban sprawl encroaching onto areas outside development zones experienced before 1992. The designation of protected areas and scheduling and other positive initiatives taken are to be commended, even though this was often dictated by European Union directives rather than genuine belief or commitment.

Yet, this whole system failed in its main objective to instil a planning culture and mentality, first and foremost within the country’s public administrations, agencies and authorities and, secondly, within the private sector and among the majority of the local population.

Although not exclusive to those who had been parcelling land indiscriminately and selling off plots and dwellings without any real control, planning was considered as being a bureaucratic restraint to economic development. This perception and, probably, the strong lobbies that have varying extents of influence on the political class of this very small country was the start of the end of planning.

Subsequent amendments to legislation and various policy documents, instead of strengthening the planning process, weakened it, particularly when documents increased flexibility towards development proposals or certain development proposals. Instead of succinct, concise policies, refining them with the acquired knowledge of past experience, policies have been diluted with vagueness and ample scope for interpretation.

Increasingly through the years, the politicians have attempted and seemingly succeeded in regaining the influence they had partly forfeited in 1990.

The document ‘A planning policy guide on the use and applicability of the floor area ratio (FAR)’ is an example. Suddenly, tall buildings are mushrooming in specific areas, like Sliema, without any serious attention given to the planning implications of such developments.

The Draft Strategic Plan for Environment and Development (SPED) identifies Marsascala, Qawra and Buġibba as “declining resorts and degraded areas needing integrated regeneration”. Proper planning should have improved these localities rather than degrade them, another instance where the system has failed as proper planning was pushed aside to let in speculative development.

Twenty years on, the planning profession is incomprehensible to many, the lay person can’t figure it out, politicians seem to have not understood it or do not like their long-term vision. Yet, we still talk of the need to plan.

The Commonwealth Local Government Conference, which was held in Botswana last month, adopted The Gaborone Declaration – Local Government Vision 2030. Prime Minister Joseph Muscat was a keynote speaker at the conference.

Planning is about fostering growth and guiding investment and new opportunities

The actions approved place great responsibility on local government to achieve the Sustainable Development Goals by 2030 and a strong emphasis on the need for proper planning.

One of the actions states: “There is an urgent need for holistic national urban policies to provide for effective planning which recognise the importance of reducing urban sprawl, strengthening urban-rural linkages, the need to provide for and protect urban and peri-urban agriculture and counteract mass migration.”

One wonders whether local government in Malta is in a position to achieve these goals given the structure and limited responsibilities, resources and power to decide what is developed in every locality, let alone plan or even achieve sustainable development goals.

On the other hand, is the central government committed to this declaration or is this just rhetoric? Over the years, the buzzwords ‘sustainability’ and ‘subsidiarity’ seem to have faded into oblivion.

In light of the latest recession and economic turmoil, the declaration is a clear message to put planning at the centre stage, in favour of healthy communities that are more humane in scale and environmentally sound.

Lax policies to accommodate and offer large parcels of land at a fraction of their market value to entice multinational businesses is not sustainable. These businesses are prone to market fluctuations and global relocation, resulting in large unemployment numbers, distorting market conditions, discouraging start-up businesses and leaving vacant tracts of committed land entwined in lengthy judiciary procedures.

Planning is about fostering growth and guiding investment and new opportunities through medium/long-term holistic strategies not impulse.

The results of this gross underestimation of planning are however felt each day – traffic jams, overdevelopment, pollution, noise, loss of traditional urban character, lack of adequate parking, urban sprawl, development away from established public transport corridors as well as erosion of recreational space.

Those who have studied and believe in the principles of planning, consequently graduating as planners, have been deluded. The Malta Chamber of Planners (MACP) sought recognition for the profession but, unfortunately, through the years politicians have negated that, putting it at the bottom of their agendas. Malta is the only EU member State where the profession is not legally recognised. Ironic, considering that Malta will have the EU presidency in 2017.

The MACP has always championed the profession and worked towards strengthening the planned approach to development, at least the few who are willing to carry the flag without fear of personal loss of business or other forms of retribution. Some of its suggestions were taken up in the various amendments to planning legislation. The Environment and Development Planning Act (2010) states that the MACP is to be consulted when development orders are made and reviewed, however, this consultation was lacking during recent years.

Although the politician seems reluctant to understand the timelines of holistic planning in an urgency to appease constituents, the principle of sustainability cannot be ignored and this in the interest of the common good and not of some lobbyists whose loyalties may be misguided. Once committed, land is very difficult to return to its original state, including the acquired rights of some individuals.

If land-use planning is carried out by academically-qualified individuals of goodwill, rather than demagogues who are too eager to hijack the process, Malta may benefit greatly in building bottom-up thriving communities, with local councils and communities taking active part in the formulation of plans and initiatives.

The Gabarone Declaration endorses effective planning in reducing urban sprawl and strengthening urban-rural linkages. With development pressures overpowering any form of planning, the islands will end in greater troubled waters in the future. It may then be too late to understand that proper planning could have led to a better island and a better quality of life for its people.

So one asks: what will it be, give up on planning or pull up our socks and decide that we are only custodians of our environment and that we are able to meet the needs of the present without compromising the ability of future generations to meet their own?

If we really value the common good and a better quality of life for the island’s population, then the phoenix may rise again.

Anthony Ellul is general secretary of the Malta Chamber of Planners.

Sign up to our free newsletters

Get the best updates straight to your inbox:
Please select at least one mailing list.

You can unsubscribe at any time by clicking the link in the footer of our emails. We use Mailchimp as our marketing platform. By subscribing, you acknowledge that your information will be transferred to Mailchimp for processing.