Issue link: https://maltatoday.uberflip.com/i/1175000
maltatoday | WEDNESDAY • 9 OCTOBER 2019 7 NEWS sures. The present situation is one which actively encourages greed by allowing developers who had been been granted a permit to build a hotel in the 1960s often over and above prevailing height limitations, to include apartments in re- development projects. This has led to eight storey high-rise apartment blocks replacing hotels in the middle of low-rise residential areas, as is the case with the approved Halland Hotel re-develop- ment in Ibragg. The proposed redevelopment of the Verdala and Jerma hotels and the ap- proved high rise in Mistra also include a large number of apartments in areas once des- ignated as hotels. To further underline its residential status, the govern- ment has recently designated the Mistra Heights Project as a Special Designated Area for the purposes of the Immov- able Property despite a pend- ing appeal against the permit. The Manoel island project will also result in the creation of a new gateway community fac- ing Gzira. 4. Expand urban conservation areas and green enclaves in localities It is clear that the local plans approved in 2006 fell short of granting sufficient protection to historical buildings and green enclaves found within the development zone. For example as recently noted by the Superintendence for Cultural Heritage sev- eral old townhouses along the main road in B'Kara were not included in the UCA. So were many properties in Qui-Si-Sana in Sliema. While some green enclaves have been granted protection particularly in Mosta and the three villages of Lija, Balzan and Attard , others have been left at the mercy of planning policies, which allow develop- ers to extend buildings as far as 30 meters within unprotect- ed gardens and other green enclaves. Granting full protection to existing urban green enclaves would go a long way in re- training developments in the remaining green lungs in our towns and villages and would also encourage owners to con- sider opening these lands to the public, especially if this measure is accompanied by fiscal grants and incentives to those who do so. 5. Enact a landscape policy at local and national level While a skyline policy, also proposed by the opposition may address the visual impact of major high rise develop- ments, it is the incremental impact of thousands of a mul- titude of small scale permits which is transforming our towns and villages in to con- crete jungles. For example the recently ap- proved 10 storeys in Msida would practically seal the presently open view from Rue D'Argens as evidence by pho- tomontages. Moreover most projects are approved in the absence of photomontages and any real consideration for the impact on the surrounding streetscapes and local views. Designating transitory buffer zones around UCAs would also ensure that surrounding buildings do not envelop the historical cores. Making the presentation of photomontages obligatory for all redevelopment projects and ensuring that these are available to the public could go a long way in ensuring sen- sitivity on the part of planning boards to design issues. For in such cases one should solely rely on professionals and heritage experts who may not be sensitive to collective memories and their signifi- cance for residents. 6. Ban piecemeal developments Piecemeal developments through which new build- ings are approved in stages to minimise public controversy at the initial stages is mak- ing a mockery of the planning system. This is resulting in absurdities like a proposed 7 storey old people's home bor- dering on Lija's Urban Con- servation Area for which three different permits have already been issued. This system has also been used to transform country- side ruins in to hotels, first by getting them approved as dwellings on the basis of past residential use and than in to hotels on the basis of other policies. The fact that developers can apply for more after being granted a permit erodes any sense of certainty for com- munities facing such develop- ments. One way to address this is to legally introduce a time frame during which developers can- not apply for further changes except once dictated by safety considerations. should do instead of blaming greed Joseph Muscat has singled out greed as the major cause of the country's construction woes