In recent weeks, Outside Development Zones have risen in status, from a obscure notion in the minds of many to a preferred cannonball for some politicians. Those who have been ranting for years about the need to preserve Malta’s remaining ODZ areas are astounded at the Damascene conversion some political exponents have undergone in recent weeks as far as ODZ sites are involved.

For instance, spurred by the proposed American University at Żonqor, the Nationalist Party has been spilling a large quantity of tears over the loss of ODZ, despite the fact that Malta lost 15 per cent of its agricultural land between 1987 and 2002, equivalent to over 1,200 hectares, and that a total of 300 hectares of ODZ has been wiped off the map since 1995 as a result of granted permits. The proposed American University spans nine hectares.

One may argue that Mater Dei Hospital, Magħtab landfill ancillary areas, a number of schools and other projects of national importance were also ODZ incursions. While this is true, among these projects of national importance were over 12,000 permits for development in ODZ areas, most of which were real estate.

Thanks to all the planning policy revisions being ushered in, the PL government will soon catch up with the frantic rate of ODZ permit approval of previous PN governments

On the other hand, it is equally hideous for Labour Party MP Anthony Agius Decelis to submit a friendly parliamentary question in order for the present government to drive home the point that since the PN in government ravaged ODZ sites in the past, the present government is fully entitled to steamroll ahead with its plans.

It may be true that the rate of ODZ permit approval has somewhat slowed down slightly since March 2013 (I am taking the government’s word here, since I have no means of verifying), but there are three important caveats to contend with here.

Firstly, thanks to all the planning policy revisions being ushered in, the PL government will soon catch up with the frantic rate of ODZ permit approval of previous PN governments. The quick succession of audacious applications for development in ODZs submitted to the Malta Environment and Planning Authority in recent weeks supports this educated guess.

Secondly, if the ODZ fabric of our islands has been unravelled so much over previous years, then it is even more compelling on the current government to rein in further development.

Thirdly, why look back only till 1995? Massive incursions in ODZs were sanctioned by the Labour administrations we had in the 1970s and 1980s (ODZs went by a different name at the time), with new housing estates, for instance, appearing out of nowhere in predominantly rural areas.

The upshot of the odious ping pong game being played out at the moment by the PL and PN is that neither of them can claim the moral high ground in this case. They should each lay their table tennis racket to rest and, after some soul-searching, the government should abandon the preposterous ODZ onslaught it has embarked upon. Meanwhile, the PN should solemnly take stock of its past and pledge not to extend development boundaries ever again if it is trusted once more in power.

Unfortunately, this may be too much to ask from either of them since neither want to upset the apple cart and the flow of financial support flowing in to both parties from the people cashing in on ODZ development.

Citizens also responsible for onslaught on ODZs

Let us not, for a single moment, believe that the onslaught on ODZ areas that the Maltese islands have been experiencing since Independence has only been meted out through government-mediated proposals, such as the Żonqor university, Mater Dei and other projects. Private citizens are, in fact, responsible for the lion’s share of ODZ applications, which add up to a morass of sizeable proportions.

For instance, planning application PA 00839/07 is proposing a considerable development involving 25 apartments, two garages and a maisonette, in an site in Sannat. If approved, the proposed development will gnaw away a further 770 square metres of ODZ land in Gozo.

The current proposal, as rightly highlighted by Din l-Art Ħelwa, is objectionable for a number of reasons. These include the fact that it goes against Mepa policy GZ-EDGE-1 which states: “The massing and facades of new development which overlooks ODZ areas shall be designed in such a manner as to respect the traditional edge of settlement skylines.”

The proposed Sannat development will consist of five floors from the valley below and therefore does not respect the traditional skyline. While policy map 14.11-C states that this site can accommodate three floors and three courses, resulting in a total building height of 9.4 metres, one can clearly see from sections 1 and 2 of the proposal that the total height is circa 15.5 metres on a ridge, which is not allowable for ridge edge development.

In fact, the relevant policy states: “An additional floor to the two floors may be permissible provided that all the following conditions are adhered to: a) the site does not qualify as ridge edge development…”

Furthermore, the Gozo and Comino local plan highlights the sensitivity of ridge edge developments when it states: “In instances where the development zone boundary coincides with a ridge edge, the resulting development has a very strong impact on the visual amenity of the urban edge as seen from the surrounding countryside. Development proposed at the edge of ridges shall therefore be given even greater attention in view of the fact that these areas are scenically very conspicuous and are strategically and visually sensitive from a landscape point of view.”

As some of the accompanying photos show, previous development permitted on site, overlooking the valley and rising to a maximum of four storeys in some cases, is completely insensitive to the landscape amenity value of the area. Mepa should draw a red line and prevent any further incursions in ODZs and further eyesores in the area.

Hats off to Din l-Art Ħelwa and its volunteers for tenaciously researching the documentation necessary to mount a very solid objection to this and countless other development proposals currently swamping Mepa.

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