Few cases spell out the way Malta’s planning system has been corrupted as does Balluta’s Villa St Ignatius case. I hasten to add that I am using the word ‘corruption’ in the dictionary sense of “the process by which something is changed from its original use or meaning to one that is regarded as erroneous or debased”.
This degradation has been systematic over the years, but picked up speed dramatically over the last few years. Blame does not rest with one authority, as the most worrying aspect is that this case illustrates how several agencies and architects are in collusion, pushed by the greed of developers.
And such a situation can only develop with the blessing, tacit or active, of our politicians.
Villa St Ignatius is one of the earliest buildings in the Balluta area – it was already listed as a landmark building in 1839 while adjacent Sliema only started to be built up after 1855.
The partial demolition of this heritage building, a Balluta landmark, comes after years of neglect. Possibly the building was caught up in Malta’s nefarious 1939 rent laws, however that is no excuse. Malta has a strong heritage preservation law which empowers the Planning Authority to step in when scheduled buildings are neglected.
The fact that the PA steadfastly refuses to carry out this duty is the first major failing in favour of speculators’ schemes.
Using the loophole of a dangerous structure application, the developer’s architect, Stephan Vancell applied to replace cracked roof slabs (xorok). However instead of limiting himself to the slabs, his application is ambiguously worded “Complete demolition of existing dangerous structure including slabs in xorok and internal walls and erection of temporary boundary wall”.
Works at Villa Ignatius were ordered to be carried out by a court sentence handed down last June which stipulated that the works had to be “directed by the nominated court expert who shall be the sole person to dictate the extent of works needed to be carried out… All works shall be directed by the court expert” and yet, according to this newspaper, the demolition began without the court expert being notified.
Demolition works began on a Saturday afternoon and were stopped after a PA official visited the site. They resumed immediately after he left. Vigilant residents and the local council alerted the PA to this fact, however PA officials failed to return to ensure that the court order was being respected.
While politicians of both major parties are sleeping with developers, we face continued loss of heritage
This is bad enough but the case has further implications. Vancell works for the architectural firm ‘Environmental Management Design Planning’ of Mosta, whose principal owner, Mariello Spiteri is one of just three members of the PA’s EPC board that decides some 95 per cent of Malta’s planning applications.
Around 2011, after strenuous lobbying, Flimkien għal Ambjent Aħjar had convinced the authorities that members of Mepa boards should not be practising architects, due to the conflicts of interest that were arising. Under this government, the PA immediately returned to the bad old ways, appointing practising architects to posts where they are in a position to favour their own studios’ applications.
The irregularities of this case do not stop here: the permit to remove dangerous roof slabs granted on July 30 had a 90-day validity. The permit is expired. The actual works broke several PA and Buildings Regulations Office regulations including starting illegally at 6.30am and lack of protective gear, and yet works were allowed to continue with impunity. What steps have been taken against this cowboy developer by the Malta Developers’ Association which claims to cherish Malta’s heritage and environment? Until we see massive fines combined with the obligation to rebuild damaged properties and loss of licence for developers and architects, this destruction of our common heritage will continue.
The third authority involved is the Superintendence of Cultural Heritage which has recommended scheduling of this house, and yet the PA, in its wisdom, refused this request coming from Malta’s highest heritage authority. The PA executive committee has similarly not endorsed the Superintendence’s Emergency Conservation Order, giving the developers time to inflict more damage, given that the police have become notoriously reluctant to take action in such cases.
This case is now joined by the permit issued to destroy beautiful old townhouses in Windsor Terrace, one of Sliema’s few remaining beautiful old streets, where the Superintendence and Flimkien għal Ambjent Aħjar strenuously recommended refusal of these permits, just as similar permits have been consistently refused in the past.
These buildings are iconic landmarks and yet enjoy no protection from speculation. The issue of conflict of interest is paramount here, a saga of incestuous relationships between the PA, architects, developers and politicians which is damaging all of Malta. But while politicians of both major parties are sleeping with developers, we face continued loss of heritage, identity, and, eventually, tourism, the pillar of our economy.
Astrid Vella, founder member, Flimkien għal Ambjent Aħjar.