The NGOs Flimkien għal Ambjent Aħjar, Ramblers Association of Malta, Din l-Art Ħelwa, Friends of the Earth (Malta), Malta Organic Agriculture Movement, Gozo University Group and NatureTrust Malta are concerned about the number of questionable recommendations for approval of applications being issued by the MEPA Major Projects Unit. The latest one concerns an application for a supermarket on virgin land at Xewkija valley.
The environment groups ask why it is necessary to use unbuilt land in a valley where runoff water from more than a quarter of Gozo collects, when empty premises are available in the immediate vicinity. This area lies right next to an ECO-Gozo scheduled water conservation site! Another case of bad planning evidenced in the Local Plans when this valley should have been spared from further construction and yet again MEPA’s Environment Directorate has approved a damaging project. The endless talk of the urgency to implement water conservation measures becomes futile if MEPA then approves more building in our water-valleys.
The NGOs maintain that this site between two main roads, Mgarr Road and St. Leonard Street, is unsuitable for a large supermarket due to the fact that constant heavy traffic from Xaghra and Nadur to Rabat runs through the access road to the project, St Leonard Street. Due to the project’s tight layout, trailers entering or exiting the supermarket will need to manoeuvre several times into oncoming traffic – blocking traffic and increasing the risk of accidents. This application has been recommended for approval notwithstanding the fact that a professional traffic impact assessment has not been carried out. The NGOs maintain that it is unacceptable to approve such a permit in principle and ask for such studies later, as has been known to happen.
Moreover the NGOs maintain that locating a mega-supermarket in this area which can only be reached by car will significantly increase traffic and car dependency, contributing to pollution and further undermining public health. This will create major problems for those who do not drive, such as the elderly who will face considerable difficulties to purchase their daily needs once small local outlets close down.
In a small island context and particularly a case like this where not one but two supermarkets have applied to open within fifty metres of each other, the Interim Retail Planning Guidelines of 2004 require a retail study to plan the best possible options before deciding the application. The environment groups maintain that an Interim Retail Plan is essential to ensure that the fabric of the village life is not further eroded since local shops unable to face the competition will invariably shut down, as has already happened in various localities in Malta.
The NGOs are therefore urging the MEPA Environment and Planning Committee (EPC) to bear in mind that the National Environment Policy and now the SPED are calling for the use of vacant facilities before permits are granted for the construction of more structures. Our over-developed islands deserve no less.
The MEPA Major Project Unit’s repeated approval of applications which violate MEPA regulations and policies beg the question of whether it has become a mere rubber-stamping office for major developers’ projects. In the light of the main MEPA Board’s recent enlightened decisions, it is of great concern that this important MEPA department is betraying the spirit of MEPA reform.