Sliema residents are in for some big shocks, changes and traffic jams over the next few years. While people are lying on the beach or enjoying their holidays, major changes have been set in motion. Those who snoozed have missed the decisive moment. Two development permits for high-rise towers were granted last Thursday. Four will be built at Mrieħel and an­other at Tigné on the site of the old Union Club.

While there are already some tall buildings at Tigné, this project will be higher and closer to existing residences. The site is not surrounded by wide roads as should be the aim for high rise, but it has residences and buildings on all sides. This has even been dubbed an ‘internal development’. The saying ‘in my back yard’ is not just a figure of speech in Malta, but a reality. The Townsquare project at Tigné will be 38 storeys high. The Portomaso tower is only around 24 storeys.

The Planning Authority confirmed that noise disturbance throughout the excavation phase at Tigné, lasting around a year, will be substantial and above acceptable levels for nearby residents. Construction will then continue for another three years. It is estimated that 28 trucks will pass through congested Sliema every day, for this project alone. And what is the solution offered to neighbours by the developers? Keep your windows closed, they generously advised.

This will anyway be necessary in order to keep thick clouds of dust out of your homes. Asthma sufferers could perhaps move out altogether. Neighbours who wish to enjoy sunlight in future might also consider packing up. Living within the shadow and wind effect of 38 storeys will be quite an experience.

These high-rise buildings are private ventures, not national requirements or infrastructure that must be implemented for the benefit of the community as a whole. Sometimes a government simply cannot avoid certain unpopular planning decisions. This was not the case here. These developments are commercial and do not serve a public purpose.

What is truly despicable is granting permits for these towers and unleashing irreversible and massive changes to society, without having properly studied or addressed the long-term and wider implications

I was present for one of the hearings, but at both meetings NGOs and residents tried in vain to convince board members of the potential problems of these mega-towers. The objectors showed clearly that many concerns had not been adequately addressed, but the cards were stacked against them.

To give you an idea of the charged atmosphere, at one point board member Timothy Gambin reportedly said the actions of the protesting NGOs were “morally despicable”. In my view, what is truly despicable is granting permits for these towers and unleashing irreversible and massive changes to society, without having properly studied or ad­dressed the long-term and wider implications.

Besides the reality on the ground, the Planning Authority also flouted legal procedures. This is a serious matter. The policy enabling high-rise at Mrieħel was slipped in through the back door, as instructed by the minister, who is Joseph Muscat, since planning falls under the Office of the Prime Minister.

Proper and transparent procedures were not followed in drafting the policy, and this can be construed as direct political interference in planning. On this, the board members cannot disappear behind the argument that they obeyed the minister’s wishes, as they are set up as an independent authority, not a government department. It is actually the obligation of the authority, not just of the minister, to ensure a proper and transparent process. This is one reason why the procedures that were ignored are enshrined in planning law, to ensure transparency.

If the minister wants to insert amendments into drafts, he or she should present a position statement explaining the reasons. The authority does not immediately have to accept this and can reply, also through a position statement. The law requires that all such statements and submissions are later published with the final plan or policy.

It was reported that the minister simply passed on the instruction “Add Mrieħel” to the Planning Authority. The board members bowed down and accepted this, apparently without requiring a proper position statement that would then be published for all to read and evaluate. The public was never informed or consulted about Mrieħel.

This is obviously a very inconvenient truth for the planning board, and at the Mrieħel hearing, the chairman attempted to prevent the public from discussing the policy. He was backed up by the authority’s lawyer and by supportive body language from some board members. It looked uncomfortably like a position that the board members had agreed upon beforehand.

The board members were generally quite silent throughout the Mrieħel hearing, other than Gambin, who felt the pressing need to repeatedly query or gun down objections, even taking a fellow board member, PN representative Ryan Callus, to task when he voic­ed obvious concerns on the high-rise policy.

The only board member to loudly express reservations at that hearing, echoing the public mood, was Callus. This will, of course, do him no favours with mega-developers and some architects, but in truth these are fair-weather friends who can always be tempted back when the sun is shining.

petracdingli@gmail.com

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