Despite the reduction in the approval of ODZ permits during 2008, the government is committed towards adopting a zero tolerance approach in respect of "urban compatible" development applications in ODZ areas. ODZ applications are characterised by their varied nature and, hence, it is important to distinguish between the inevitable developments outside the development zones and others which could be accommodated within existing development boundaries. Considering the period 2000-2009, one may observe that less than 40 per cent of these applications were of a nature that could have technically been executed within existing boundaries. For example, development of an agricultural nature constituted 29.51 per cent of all ODZ developments. The question as to whether such developments could have been housed within the development boundaries quickly re-dimensions the effective development that is actually carried out in ODZ areas. Another 29 per cent of ODZ applications were for minor works on buildings already in ODZ areas, infrastructure passing through these areas and the installation of satellite dishes in premises already within ODZ areas. Notwithstanding, the government is committed in adopting a very strict stance in respect of development in ODZ areas and to lower this amount even more significantly.
It is committed to develop a policy on activities which may be compatible with ODZ areas in an effort to limit the subjectivity against which applications in such areas are assessed. Such guidelines will also extend to applications which go against approved development plans in order to move towards a zero tolerance scenario of "urban compatible" development in zones falling outside approved development boundaries.
To do this, the Policy Unit within the OPM will be asked to review ODZ applications and the decisions that resulted therefrom, over a reference period of time, in order to abstract trends, inconsistencies and other pointers which would serve as a learning preamble for the formulation of a coherent and rigorous policy in respect of ODZ development and protection.
Furthermore, the government will also be effecting changes to ODZ applications whereby applications for sanctioning of developments within ODZ will not be considered unless they are related to an intervention not covered by a permit but which was undertaken on the basis of a previously approved full development application. This would discourage individuals from building illegally within ODZ and then apply for sanctioning. In addition, the planning and review tribunal will also be vested with powers to receive notifications and hear appeals against illegal development in ODZs and to issue enforcement notices halting such development.
In consonance with the new centralised policy role, the government will also undertake a review and revision of other major policies affecting land use planning. This review will look into floor area ratio; the revision of existing local plans in order to better reflect the realities of Malta's current socio-economic and environmental context or to rectify matters which have proven themselves inefficient; and compliance certificates.
The policy unit will constantly encourage stakeholders to send feedback on Mepa's policy instruments which are thought to merit review. This exercise should be based on the receipt of motivated proposals which are intended to improve Mepa's operations, contribute towards sustainable development, embellish our streetscapes and protect the environment.
The government expects Mepa to be consistent in its interpretation of policy and in its decision-making. The significant caseload which Mepa has gathered over time provides avenue for frustration by the general public over precedents which may have been created through the inconsistent application of land use policies.
Mepa needs to take stock of its current policies and internal procedures and ensure that such policies are officially endorsed by the government. In conducting this review of policies, the government will take the opportunity to revise current policies as required, and introduce new ones in line with the strategic thrust of this reform. This should not be a one off exercise but one that is regularly reviewed to remain au courant with the times.
Following the OPM's endorsement of such policies, Mepa will publish internal guidelines to be promulgated among Mepa staff. In formulating such a document, a review of such policies is to be carried out in parallel geared towards:
• Harmonising the planning and environmental operations;
• Amending policies to reflect the government's wider vision for sustainable development and developing new policies where needed to further aid the achievement of this objective; and
• Ensuring that policies take into account new priorities and challenges facing our environment such as climate change.
Furthermore, this compendium of policies should be substantiated with past good practice examples of interpreted policy by Mepa officials so as to ensure a better understanding and a more consistent interpretation of these guidelines. These guidelines should ensure a more streamlined and consistent service to both internal and external clients.
Such a document would be publicly available as a tool for Mepa case officers, DCCs, and appeals boards, as well as, applicants and their architects, among others.