Issue link: https://maltatoday.uberflip.com/i/326223
maltatoday, SUNDAY, 8 JUNE 2014 10 CONTINUED FROM PAGE 1 The gov- ernment has not revealed the names of the 17 companies, whose proposals include projects extend- ing from Gozo to Marsaxlokk. Bidders for land reclamation projects have signed a confiden- tiality agreement in which they acknowledge the government's discretion as to whether or not it issues a competitive tender after the initial bids are analysed by the Government Property Division. Bidders had to pay a €5,000 fee for the expression of interest, and were bound by a confidentiality agreement not to disclose to third parties any information contained in the documents for the next three years. In December the government an- nounced that short-listing would take place during the first weeks of 2014. MaltaToday is also informed that land reclamation on the Sliema Strand, to make way for a yacht marina and improved parking fa- cilities, is also being considered by the government along with projects in the area between Mar- saskala and Xghajra. While the government has in- structed the Malta Environment and Planning Authority to develop new policies on Outside Develop- ment Zones and fireworks facto- ries and high-rise developments, no such policy will be drafted to guide planning rules on land rec- lamation. But the government has included a commitment in favour of land reclamation in the draft Strate- gic Plan for the Environment and Development (SPED), which will replace the current Structure Plan, which presently includes a clear commitment to keep the coast in public hands, and unencumbered by new buildings. A Strategic Environment Assess- ment on the SPED complains of "a lack of information" on the im- pact of land reclamation, warning of potential negative impacts on habitats and water quality while seeing a potential for the develop- ment of renewable energy sources on reclaimed land. 2007 study had excluded Bahar ic-Caghaq The area between Ghallis and Ras l-Irqieqa, which includes Qalet Marku and Bahar ic-Caghaq bay, was one of the two sites assessed in an exhaustive study conducted by British consultants Scott Wilson and the local company ADI. The study effectively shot down former Prime Minister Lawrence Gonzi's decision to embark on a project to create an artificial island on the coastline. The decision to consider land reclamation was announced to- gether with the Xaghra l-Hamra golf course proposal in May 2005. Both projects were aborted by the Gonzi administration after stud- ies questioned the viability of both projects. The Scott Wilson report con- cluded that the Bahar ic-Caghaq area was more commercially vi- able when compared to the other site area in the southeast between Xghajra and Marsaskala. The two sites had been short- listed in a preliminary report by Danish consultants Carl Bro which had considered other sites, such as the north of Gozo and the Sliema front. Although the Scott Wilson report reveals that the Bahar ic-Caghaq coast (Area 1) is the most commer- cially viable, the area was excluded because of serious environmental constraints. Costs were also established for each possible land reclamation shape, using a combination of Mal- tese experience and experience from marine projects worldwide. The value cost of creating the rec- lamations was assessed as ranging from €42 million to €546 million. Environmental constraints The study explored five differ- ent land reclamation options in the area between Ghallis and Ras l-Irqieqa (Area 1). The majority of the proposed re- claimed areas in this area coincide with Posidonia oceanica commu- nities. Moreover all reclamation shapes in the area coincided with Cymodocea nodosa communities – another protected species of sea grass. Moreover, most reclama- tion shapes in Area 1 were within 500 meteres of an ecologically im- portant designated site. Posidonia meadows are found in most Maltese coastal areas and are a priority natural habitat under the EU Habitats Directive. MEPA can only approve a project that is clearly in breach of EU di- rectives in the event that it must be completed for reasons of "overrid- ing public interest". But if this is the case, Malta will have to inform the European Com- mission and compensate for the loss of habitat. The Scott Wilson report concluded that land recla- mation for the purpose of accom- modating inert waste and creating land for development is not of suf- ficient national importance for the project to be given the go ahead. The Posidonia seagrass species, often called 'Neptune Grass' and which inhabits most of the Maltese and Gozitan coastline, is endemic to the Mediterranean Sea and con- sidered as the lung of the Mediter- ranean. It forms large underwater mead- ows that are an important part of the ecosystem and is found only in the Mediterranean, where it is in decline, occupying an area of only about 3% of the basin. Posidonia grows best in clean waters, and its presence is a marker of a lack of pollution. Seagrasses are responsi- ble for 12% of the carbon stored in ocean sediments and play a signifi- cant role in the regulation of the global carbon cycle. In daylight, Posidonia oceanica meadows help oxygenate coastal waters. The report found a large area in the south east of Malta (Area 3) where there is no Posidonia ocean- ica. For this reason this zone was considered to be the most prefer- able area for land reclamation, de- spite other ecological constraints for the area. Archeological constraints Studies also show that the area opposite the coast road has a high archaeological potential. Archaeo- logical objects recovered from Area 1 include Roman shards, two Roman anchors, a Roman corn grinder, a ballast heap, and am- phora necks from the late Roman or early Byzantine periods. Other ecological concerns include the recorded movements of Cory's Shearwater, Yelkouan Shearwater, Great Cormorants and Gulls. The cost of reclamation The economic potential of all possible land reclamation shapes in both areas was assessed. The most profitable options were four sites located in the Bahar ic- Caghaq area. The least costly (€42 million) consisted in constructing edge protection across the mouth of the inlet at Qalet Marku. Because the length of edge pro- tection is relatively short, and in shallow water, this option was con- sidered as the least costly, 'quick start' option. The other profitable options were reclaiming the shoreline in the northern part of the area and reclaiming the shoreline in the southern part of the area. Con- struction costs for both options ranged between €146 and €150 million. The least profitable was the for- mation of a 292,000 square metre artificial island in shallow water opposite Bahar ic-Caghaq Bay. This was considered to be the only feasible island option in Area 1. Construction costs for this op- tion were estimated to rise to €229 million. Scott Wilson suggested that the cost of land reclamation should be offset by the project's viability, taking as an example Smart City, the internet village. But it also said that "there remains a ques- tion mark over whether there is sufficient demand for this scale of development". One of the advantages of land reclamation is the absorption of construction waste currently being disposed of in quarries. But it is doubtful whether Malta generates enough construction debris in the short term - it currently generates 1.3 million tons of construction debris annually, while anything be- tween 5 and 20 million tons of de- bris would be needed for a feasible land reclamation project. Perversely, land reclamation projects may create even more de- mand for construction waste, thus undermining any attempt at its proper management. jdebono@mediatoday.com.mt News No policy to guide planning on land reclamation By James Debono PHOTOGRAPHY BY RAY ATTARD Bahar ic-Caghaq bay The above horizon could be compromised by new coastal development