Proposals for a Planning Reform
The 2006 Local Plans are a set of planning regulations issued with the aim of regularising development in our towns.
While the Local Plans themselves were meant to protect our townscapes, the introduction of “rationalisation zones” - which opened up large swathes of virgin land for construction after ten years from the enactment of the Local Plans - were nothing more than a speculation exercise, and partly responsible for the building spree of the last years.
Moreover, secondary policies - more often than not, the result of political interference - served to further weaken the protections granted by the Local Plans.
Both the government and the Opposition have stated that Local Plans cannot change, but this is not true; even so, their approach is limited to the Local Plans, which in some cases, are the last protection granted to our towns. To this effect, a number of resident groups presented their demands for a comprehensive planning reform in a letter to the Prime Minister and Minister for Planning.
Ruben Abela from Wirt iz-Zejtun during a press conference held in July 2024, organised by the resident groups. Photo: Glenn Muscat
These are the 13 demands presented by the groups:
1. An immediate moratorium on rationalisation zones identified in 2006. Any pending rezoning applications around Malta and Gozo are to be frozen until the studies are carried out to determine whether there’s the need for these areas to be open to development. This process should involve and receive the approval of resident associations and sectoral groups involved in areas of interest such as farming, the conservation of our natural and historical heritage, accessibility for all, alternative transport, as well as the government entities responsible for them.
2. An immediate refusal of Planning Control applications for new roads/cul-de-sac(s) which intend to open up access to pockets of virgin land surrounded by existing buildings, in a way that green lungs in urban zones are being taken up by the construction of apartment blocks of five or more storeys;
3. The suspension of applications for large projects – whether they are included in Local Plans or not – including yach marinas, tall buildings, land reclamation projects, zones marked for the opening of new roads, sports complexes, retirement homes, schools, embassies, large infrastructural projects and others. The need for these projects and the land allocated to them must be studied in line with today’s realities;
4. The immediate suspension of the reform of the DC15 policy proposed by the Planning Authority in February 2024. This provides for an increase in construction activity through a mechanism whereby the height of buildings is regulated in metres, not storeys. This will put additional pressure on infrastructure which never foresaw the huge increase in population density, the lack of parking and more traffic, and services that are unable to cope with demand – such as the supply of electricity. This intensification in construction in various zones in Malta will further impact the quality of life of residents;
5. A reform of the DC15 policy, carried out in conjunction with resident and sectoral groups, with the aim of eliminating the anomalies and contradictions created by parts and annexes of this policy;
6. The boards of the planning and environmental resources Authorities should be made individually responsible for the decisions they take when interpreting planning laws and policies, especially when these breach the provisions of the Planning Act and those contained within the Local Plans;
7. The respect and implementation, in a much more rigid manner, of Circular PA3/2000 with respect to the buffer zones which have been created around scheduled buildings and sites. The Planning Authority is to immediately resume its process of scheduling historical buildings and sites in our towns and villages, with a clear deadline for the scheduling of all these properties.
8. The revision and implementation, in a rigorous manner, of the UCA buffer zones identified by the Planning Authority in its revision of the Local Plans carried out between 2013 and 2015. Any applications for tall buildings which are incompatible with the UCA surroundings in terms of aesthetics and mass, are to be refused automatically.
9. The withdrawal of any policy allowing new buildings in ODZ and the sanctioning of illegalities in these areas.
10. The immediate publication of an Urban Capacity Study prepared by the Planning Authority in 2022, as referenced in its Annual Report for 2023.
11. The publication and issue for public consultation of a revised SPED policy, completed by the Planning Authority in 2022, as referenced in its Annual Report for 2023. The final document should be approved and implemented not later than six months from the end of the public consultation. There should be a moratorium on every new application until the process is concluded with the approval of the policy.
12. The commissioning of studies on the measures to be taken to mitigate the effects of rising sea levels in coastal towns, where sustainable, long-term measures are to be employed in the preservation of these towns’ characteristics whilst protecting marine ecosystems. New developments at sea level should be stopped, with the aim of reducing the number of people affected by the effects of climate change.
13. For any amendment to the Strategic Plan, the Local Plans, the Supplementary Guides, the Development Briefs, Action Plans, Management Plans, Subject Plans, policies or the interpretation of any of the above, there should be a moratorium on applications affected by any of these amendments. This moratorium should apply immediately from the date of the consultation announcement, and should be removed once the process is completed and the amendments come in force.
Authors
Għaqda Residenti taż-Żurrieq
Għaqda Storja u Kultura Birżebbuġa
Għaqda Storja u Kulturali Marsa
Inħarsu Santa Luċija
Residenti tal-Imqabba
Residenti tal-Qrendi
Residenti ta’ Ħal Safi
Residenti tas-Swatar
Siġġiwin Nieħdu Azzjoni
Sliema Residents Association
Marsaskala Residents Network
Marsaxlokk Heritage
Wirt iż-Żejtun
Il-Kollettiv
