The Armier boathouse saga is a cautionary tale on the risks posed by politicians interfering in the planning process. James Debono revisits the ‘secret agreement’, and wonders whether the proposed MEPA reform will address this particular loophole
Malta’s policy on boathouses is already enshrined in the Structure Plan: a document prepared by technocrats and blessed with the seal of parliament’s approval, whose authority is cited every time a permit is approved or rejected.
One of the policies set in this document. and which is still in force 18 years after being drafted, states that “the owners of all huts and other makeshift (shanty) structures on coastlines or adjacent areas, without building permits, will be served with eviction notices, requiring the removal of the structures within a period of three months and the restoration of the land to the satisfaction of the Planning Authority.”
It also states that “any structures remaining on these sites after the expiry of the notices will be demolished and the land restored, at the occupier’s expense.”
But faced by the political blackmail of thousands of boathouse owners the political class never found the will to enforce such a clear policy.
Instead the government embarked on finding a way out of this quandary by devising a new policy to sanction the illegalities.
In 2001 MEPA was asked by the government to prepare an “action plan” which foresaw the demolition if the Armier shantytown consisting of 1200 shacks and its replacement with 1,600 beach rooms.
But till now the action plan regulating development in this area remains unenforceable because it still lacks approval by the MEPA board and the subsequent endorsement by the government.
Yet despite the absence of any planning policy to sanction the development the government still had the temerity to sign two pre electoral agreements which foresaw the sanctioning of illegalities at Armier.
Initially, the government wanted the squatters pay €9320 for a 10 year lease for their new beach house, apart from a yearly rent of €583.
But an agreement by the government a few days before the 2003 general election the government ended up promising to lease 230 tumoli of public land to Armier Developments Ltd -a company owned by the illegal squatters for a 65-year lease against an annual €350,000 (approx €250 a year for each boathouse owner).
Yet in the next five years the government was unable to honour its commitment simply because it still lacked a planning policy which over-ruled the Structure Plan.
Nineteen days before the March general election and just five days after having announced his intention to take MEPA under his wing, Lawrence Gonzi promised he would consult with MEPA “within six months of being re-elected” on the illegal Armier shacks, after striking a deal with the boathouse owners.
Six months later, when asked by MaltaToday whether the government has honoured the commitment made to the Armier squatters, a spokesperson for the Prime Minister said the government had asked for MEPA’s views “on the compatibility of the planning applications submitted by Armier Developments with the policies that regulate its decisions.”
On its part MEPA had already declared that it cannot issue any permits until its Marfa Action Plan, concerning development in Armier, was ratified by the MEPA board and endorsed by the government.
In April 2008 a spokesperson for the Authority revealed was still addressing a number of land-use issues related to the plan. “Once these issues are resolved, the plan will require approval by the MEPA board before it being forwarded for Ministerial endorsement,”
But if the MEPA reform document is approved as proposed by the Prime Minister, it will be up to the Prime Minister to approve this policy which seals the fate of the Armier boathouse village.
MEPA will no longer be used as a smokescreen to cover up for the government’s political intentions, as was the case in 2001 when the first action plan was proposed.
And the Prime Minister will also have the power to revise the Structure Plan which still calls for the eviction of the present squatters.
While the proposed MEPA reform will make the Prime Minister accountable for his own decisions, it will increase the strength of lobby groups like the Armier squatters.
For the Prime Minister will not only have to respond to public opinion but it will also bear the pressures of minorities whose votes can determine the outcome of closely fought election.
Faced by a petition signed by 8,202 people sent to him a few months before a do or die election, Lawrence Gonzi bowed to their pressure.
Now he has given himself the full power to honour his commitment and undo those policies which forbid him from implementing his promises.
1990 – Structure Plan calls for demolition of illegal boathouses.
2001 – On recommendation by the government, as land-owner of the Armier area, a draft Marfa Action plan published by MEPA proposes the replacement of the current 1,200 boathouses with 1,600 brand new beach rooms.
2002 – Labour signs agreement with Armier squatters recognizing their claims to the Armier land.
April 2003 – A few days before an election which determined Malta’s place in Europe, the PN government secretly signs agreement with squatters to hand over 230 tumuli of public land in Armier to Armier Developments Ltd (a company owned by the illegal squatters) for a 65-year lease against an annual Lm157,000 (€350,000) payment.
2004 – Armier Developments Ltd applies with MEPA to redevelop the boathouse village in Armier.
October 2007 – Former Labour leader Alfred Sant renews 2002 pledge.
February 2008 – Prime Minister secretly signs new agreement with squatters renewing 2003 pledge to grant land to the squatters and promises that “within six months of being re-elected the government will consult with MEPA on the relevant permits.”
April 2008 – A MEPA official tells MaltaToday that “all pending applications in the Armier area will remain pending until the Marfa Action Plan is finalised and approved.”
September 2008 – Six months after the election, government asks for MEPA’s views on the compatibility of the planning applications submitted by Armier Development Limited with the policies that regulate its decisions
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