The newly revised MEPA ODZ policy will allow for the development of agri-tourism facilities, the renovation of listed buildings and the diversification of farming, including the introduction of visitor attractions and small retail outlets from which farmers could sell their produce.
The draft policy was launched for a six-week public consultation period yesterday, by Parliamentary Secretary for Planning Michael Farrugia.
The revised policy is an amalgamation and revision of three existing planning policies and aims at finding a balance between development and protection of ODZ areas. According to Dr Farrugia, developments would “fully respect” the surrounding environment.
‘New agri-tourism’ buildings
Architect Elisabeth Ellul explained that the policy will allow the agri-tourism sector to develop further. Farmers with more than 60 tumuli of land would be eligible to apply for a permit individually. However, small-scale farmers could collectively apply if they have the same amount of land between them. Applicants would be allowed to build 7 to 10 rooms with a floor space not larger than 400 square meters. In some cases buildings could be more than one-storey high, but still cannot exceed the floor space quota. Swimming pools could be allowed.
If a building is left vacant for more than three years, or even if it is used for a different purpose, the establishment could be demolished and the permit revoked. Farmers who rent government lands would also be eligible to apply, but would need a permission from the Lands Department.
The policy also deals with dilapidated or vacant buildings. It will allow the restoration or change of use of listed buildings. New buildings would have to be of the same size.
Farmers will be allowed to set up small retail outlets to sell their produce from, and they could turn an existing building into a visitor attraction. However no new buildings will be permitted for this use. New dwellings for farmers will not be permitted. The policy also encourages the construction of underground water reservoirs and the restoration of wind-drive water pumps. Underground basements will be permitted but new ramps will not.
The construction of new stables will only be allowed within the defined cartilage of a legally established dwelling. There will be certain size and height restrictions and the stables have to be constructed out of timber. Landscaping around greenhouses will be regulated. Existing eyesores could be pulled down and rebuilt in a rural style, using recycled material.
MEPA will ‘step up’ enforcement
PS Farrugia insisted that MEPA would adopt a “zero tolerance” policy in the case of ODZ developments and any ineligible applicants would be refused outright. A new board will be set up with the task of identifying “genuine farmers.” This depends on a number of factors, including full-time employment and their produce. The board could be set up within the Lands Department or MEPA.
Dr Farrugia said that the policy aims to improve the visual aspect of the Maltese countryside. “There will be a lot of requests from certain people asking us to build in ODZ areas. They will tell us that they intend to build up everywhere. Our answer will be no!”
People who embarked on projects inside ODZ areas will be required to sign a binding contract and bank guarantees may also be imposed. If applicants deviate from the permit, they could be made to demolish the development and they could lose their bank guarantees. Dr Farrugia insisted that the agri-tourism will be regulated. “We do not want to have 200 agri-tourism venues and lose our entire countryside.”
MEPA CEO Johann Buttigieg insisted that the authority will step up enforcement and half of the enforcement officers will be focusing on ODZ areas. Applications could be refused if cranes and construction material would harm the environment. There could be cases where the environment would have to be altered to allow access for heavy machinery. According to the MEPA chief, these applications will be reviewed on an individual basis, but he assured that no damage to the environment would be permitted. However, he admitted that the issue is not tackled in the policy document.
Dr Farrugia said that the new policy was drafted because the government felt the need to simplify the existing process. He said that the policy would remove bureaucracy for farmers. The draft policy is now open for a six-week consultation period during which, the public and NGOs are invited to submit their opinions and proposals.