Issue link: https://maltatoday.uberflip.com/i/519957
maltatoday, SUNDAY, 31 MAY 2015 8 News JAMES DEBONO THE criteria for petrol stations sited outside development zones (ODZ) were relaxed following "meetings with individuals", a spokesperson for the Malta Envi- ronment and Planning Authority has confirmed. MEPA created a new loophole for ODZ development by allowing brand new petrol stations spread over areas of up to 3,000m2 to be located "opposite or adjacent" to industrial areas, storage areas and "areas of containment" outside de- velopment zones. Areas of containment are meant to create a transition between in- dustrial or tourism areas and rural areas: in Malta there are 33 ODZ sites designated as areas of con- tainment, such as parts of Bahar ic-Caghaq, the Hal Mann site in Lija, various parts of Mdina Road, St Leonard Street in Zabbar, Tal- Balal in San Gwann and part of Hal Farrug road. Originally, only petrol stations being relocated from urban ar- eas were allowed to apply in rural ODZ areas. Brand new petrol sta- tions were to be limited to already developed industrial or storage areas. This policy was meant to encour- age petrol stations to move away from residential zones where they can pose a safety hazard. But the new approved policy now also facilitates the development of brand new petrol stations in ODZ areas. One of the petrol stations that would controversially benefit from this policy change is a 3,2002 pet- rol station in an area of agricultur- al value in Burmarrad, which also lies adjacent to an area of contain- ment. The development is being pro- posed by Turnkey House Ltd, a company owned by Joseph Attard of Paola. A project development statement presented to MEPA states that the site is covered with "wild flowers and patches of wheat and cereal probably originating from seeds either left over from previous cul- tivation or transported by the wind from neighbouring fields." The Environment Protection Di- rectorate is objecting to the devel- opment and the developers have been asked to prepare an environ- mental impact assessment. The draft Fuel Stations Policy, which made no reference to de- velopment adjacent or opposite industrial areas, was issued for consultation in April 2014. MEPA says the draft policy gen- erated a number of submissions from the public. "Some of the sub- missions and a number of meet- ings with individuals suggested a widening of the opportunities for locating fuel stations," a spokes- person said. While written submissions are published by MEPA as required by law, no minutes of meetings with individuals are published. MEPA claims that in spite of the number of options given in the draft policy, experience indicated that it was difficult to locate fuel stations in the originally indicated areas. "It was therefore felt that the original scope for location should be widened," MEPA said, claiming that adding the sites near areas of containment and industrial and storage areas, will partially address the concerns of developers as well as limit petrol pumps to the im- mediate vicinity of industrial and commercial areas. A number of environmental safeguards are also included in the policy, that take into account her- itage protection, visual amenity, safety and planning policy as well as compatibility of use issues. The petrol pump stations on these ODZ sites cannot be larger than 3,000m2 in footprint and no higher than 7m. "Thus a capping is set on the maximum size that such development can achieve." No such capping exists for fuel stations located within designated areas, such as areas of contain- ment. A sun deck area located on a steel platform is being proposed over 300 square metres of public fore- shore near the Qawra Palace ho- tel's lido. Plans submitted also show a large pizzeria which is clearly visible from the promenade, and an ice cream parlour. The original application submit- ted for MEPA's screening in 2014 envisaged a 542m2 platform for sundecks located on a steel plat- form at sea. The application has now been validated by MEPA after the project was amended. An application to develop the same area of foreshore was rejected twice by MEPA back in 1997. In 2008, MEPA rejected a simi- lar application to demolish and rebuild the ice-cream parlour and the kiosk. The two structures were only regularised by MEPA in 2001 after being developed without a per- mit. Other illegalities, which were subsequently regularised over the years, included a borehole, the construction of a concrete wall and ramp and the planters surrounding the site. The permit to regularise the ki- osk was issued only on condition that the roof of the kiosk serves as an extension of the public prom- enade. The area is designated as a Tour- ism Zone, where only minor exten- sions of already existing structures is allowed. The local plan also stip- ulates that public access to the fore- shore should not be compromised and that views to the bay should not be obstructed in any way. Sun deck area on steel platform proposed at Qawra foreshore MEPA says changes in draft policy made after "meetings with individuals" Loophole allows fuel pumps outside building zones Loophole created by MEPA for ODZ development for the building of new petrol stations