gilbart

FOCUS

More land down the hole? Golf course promoters and opponents await a Planning Authority decision on a golf course for the Verdala Hotel. For developers AX Holdings, a PA permit appears to be a foregone conclusion. GILLIAN BARTOLO investigates.

Since 1957 Malta has lost an average of two square km of agricultural land a year, totalling a staggering one third of the whole of the island, with a steep rise in the last 11 years: almost four million sq ms (about the size of 600 village squares), according to a National Statistics Office census, just published. Now there is a chance that another mass of agricultural land will go for a golf course on the slopes of the Verdala Hotel in Rabat.Developers AX Holdings presented their Environmental Impact Assessment (EIA) for the golf course to the Planning Authority (PA) some months ago, but its contents haven't so far, been divulged. In Parliament recently, Home Affairs Minister Dr Tonio Borg said "Government departments and agencies (department for the protection of the environment, department of agriculture and the water services corporation) were evaluating the EIA, and would pass on their comments to the Planning Authority. The PA would then formulate a report, including possible amendments to be carried out. Once the study was approved, it would be open to the public. During this period everyone will have the right to comment on the proposed development and the environmental, economic and social impact. Only then will the PA take a decision." So up to three weeks ago at least the approval of the golf course project was anything but a foregone conclusion. It still had four hurdles to go: sanctioning by government departments and agencies; acceptance and possible modifications by the PA; comments and criticism by the public; and a final PA decision.
Independently of whether it would jeopardise the environment, the golf course project could be thrown out on a number of counts. Opponents say it falls outside the areas earmarked for development in the Structural Plan for the area.
There exists a Holy See-State agreement (1991) by which the Church transferred land to the Maltese government, stipulating that it could only be used for social, educational and cultural purposes. "The government shall use the property transferred to it to promote the safeguarding of the environment and the development of agriculture, and to meet the country's most pressing social requirements such as social housing and public utilities, as well as for humanitarian, educational and cultural purposes." (Article 2.1)In January 2001 the Curia's public relations officer Charles Buttigieg was reported as saying, in reference to the proposed golf course: "The agreement (between the Holy See and Malta) has not been changed and there are no plans to change it. It is in line with Catholic social teaching and practice." Referring to an eventual PA decision on the proposed golf course Mr Buttigieg said: "The evaluation and decision in this particular case have also to take into account the good agricultural quality of the land, as well as the fact that for may years it has provided the livelihood for around 200 farmers. These families certainly have every right to be treated fairly."In a letter to the Progressive Farmers' Association last year, the Apostolic Nuncio Archbishop Luigi Gatti said: "May I assure you and through you all the interested farmers that whatever is done and programmed by the Apostolic Nunciature in this matter (the golf course project) would not be detrimental for 'third parties'."Today, members of the University Chaplaincy make a strong appeal to the Church and State to quash the project once and for all, saying it breaches the letter and spirit of the Holy See agreement; would degrade the environment and jeopardise the livelihood of farmers and their families. It also stresses the importance of preserving a healthy balance between rural and urban sectors of society.
AX holdings, the promoters of the project, have tried unsuccessfully to buy the farmers out. One hundred and fifty farmers have refused to give up their farmland on the Verdala slopes for a golf course. One hundred of these recently signed a petition to the Rabat Local Council in this sense. Both the Siggiewi and the Zebbug local councils have come out against the development. Farmers from the two villages have protested that if fresh water is taken from the aquifer to keep the golf course green, their supply of water for irrigation will dry up. Alternattiva Demokratika says it is reliably informed that the Water Services Corporation has now granted permission to AX Holdings to dig three more bore holes, a concession denied earlier to farmers because of the dangers of over-pumping.Environmental groups linked in an umbrella organisation called "Front Against the Golf Course" have consistently opposed the project for a number of reasons. All the same AX Holders and its promotional agencies act as if they know the golf course will be given the go-ahead. Only a month ago, in its Offering Memorandum to raise Lm3,000,000 from private lenders for the Verdala project, AX Holdings appears confident the "world class golf course" would happen. "AX Holdings is also promoting the development of a world class 18 hole golf course on the slopes below the Verdala Hotel and the Verdala Mansions. In November 2000, a detailed Environment Impact Study was presented to the Planning Authority. AX Holdings Limited has signed a joint venture and management agreement with CCA International, a leading management company for Golf facilities.
The owners of the Verdala Mansions will be entitled to free membership of the Golf and Country club and use of the hotel complex facilities for five years from the date of acquisition. The in-flight magazine for British Airways is carrying a feature on the property."And later: "The company's target market is the high net-worth individual, with a special focus on keen golfers, since the company expects property with access to a golf course to command a premium in terms of its market value. Considering these factors and the fact that the number of units on sale is relatively small, the directors are confident that the prices are realistic and attractive to the right owners."The Malta Financial Services Centre approved the issue of promissory notes to raise Lm3 million from private lenders within days of seeing the memorandum. Was the assumption that there would indeed be a golf course determinant in its decision? In a press statement carried in The Malta Independent on 14 April, Frank Salt (Real Estate) Ltd spoke about the success of Malta at a real estate exhibition in Holland, Second Home International, where the firm represented Malta, and specified: "Also of interest to visitors were the Verdala Mansions because of the golf course."

CONTINUE...