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Matched Legal Cases: ['art 1', 'art 3', 'art 4', 'art 5', 'art 6', 'art 1', 'art 2', 'art 3', 'art 4', 'art 5', 'art 6', 'arts 1', 'art 1', 'arts 2', 'ART 1', 'ART 2', 'art 2', 'art 1', 'art 1', 'ART 3', 'art 3', 'art\n1', 'ART 4', 'art 1', 'art 2', 'art 1', 'art 6']

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ODZ Policy and Design Guidance.
Glossary of terms…………………………………
The Structure of this Document………………………………………………………
Form and Use of the Policies……………………………………………………
Review of this Document………………………………………
Part 1 General Policies and Objectives………………………………..……………………….
1.1 Introduction………………………………
1.2 General Policies…………………………………………
Policy 1.2A
National Policy Projects…
………………..…...……………………
Policy 1.2B
Research and Innovation…
Policy 1.2C
Prohibiting the proliferation of vacant buildings…
Policy 1.2D
Soil Conservation and monitoring…
Policy 1.2E
Utility Services………………………………………………………….
Policy 1.2F
Policy 1.2G
Country Pathways…………………………………………………
Farm Dwellings and Agricultural Buildings………………………………
2.1 Introduction………………………………
Policy 2.2A
New farm dwellings for livestock farmers………………
Policy 2.2B
Farm dwellings for arable farmers…………………
Policy 2.3A
Existing livestock farm units (including pre-1992 farms)………
Policy 2.3B
New or relocated livestock farms…………….……………………
Slaughterhouse development within operational livestock farms
(rabbits and poultry only)…………………………………………… ...
Policy 2.5A
New or extensions to agricultural stores for arable farming…
Policy 2.5B
Agricultural stores for arable farming established before October
Greenhouses……………………………………
Policy 2.7A
Reservoirs and pump chambers………………………………
Policy 2.7B
Traditional wind-driven pumps……………………
Land for agricultural use…
Land demarcation and rubble walls……………………
Access to arable farm holdings………………………
Solar panels and photo voltaic panels…..…………………………..
Part 3 Development Related to Value Added Activities…………………
3.1 Introduction………………….………………………………………………………………. 21
Policy 3.2A
New boutique wineries.……………………….………………………. 21
Policy 3.2B
Redevelopment/conversion of buildings for boutique
wineries……………………………………………………………… ...
Policy 3.3A
New Buildings for Olive Oil
production…………………………… …… …………………………
Policy 3.3B
Redevelopment / Conversion of buildings for olive oil
Policy 3.4A
New Buildings for bee keeping and honey
Policy 3.4B
Redevelopment / Conversion of buildings for beekeeping and
honey processing…………………… …… …………………………
Part 4 Farm Diversification……………… ……………………………………………………
4.1 Introduction……………………………… ………………………………………………… ...
New farm retail outlets………………….……………………………. 27
Policy 4.3A
Conversions to visitor attractions………
Policy 4.3B
New visitor attractions…………
Agro-tourism accommodation……………
Part 5 Sanctuaries, Stables and Horse Riding/Sports Establishments…………………
5.1 Introduction……………
Policy 5.1A
Animal Sanctuaries…
Stables And Horse Riding facilities / establishments………………
Part 6 Development outside built-up areas (non-agricultural)……………… …………… ..
6.1 Introduction………………………………… ……………………………………………
Policy 6.2A
Rehabilitation and change of use of existing buildings of
Architectural, historical (Not Listed), Vernacular or of other
significance ODZ… …………………………………………………
Policy 6.2B
Rehabilitation and change of use of Listed buildings ODZ……… ..
Policy 6.2C
Redevelopment and change of use of existing buildings ODZ……
Extensions to Existing dwellings ODZ… …………………………
Swimming Pools ODZ… ……………………………………………
Definition, meaning or explanation
Also referred to as derelict agricultural land. Abandoned agricultural land
refers to agricultural land that was taken out of production, intentionally or unintentionally, but which is still covered with soil.
Agricultural land which has been abandoned for a long period and subsequently, it has become characterised by species of wild flora or the soil has eroded and rocky surfaces became exposed, does not constitute abandoned agricultural land. In such cases, the land constitutes a natural site and therefore, any proposal for conversion of such land into agricultural land requires permission from MEPA. Where such land has become characterised by species of wild flora, the Authority must determine whether the land qualifies as a natural habitat, an important habitat of wild species or an ecological corridor.
Agricultural buildings / structures
Buildings/structures essential to the needs of agriculture, which are permitted to take place in rural areas.
Also referred to as farmland. Unless otherwise stated in this document, this term refers to arable agricultural land.
The term ‘amenity’ refers to the “pleasantness of the surroundings” (source:
Peter Collin Publishing, 1995, Dictionary of ecology and environment, 3rd
ed.). Normally, the amenity of an area is determined by various interrelated natural/man-made features and factors (e.g. the quality of the scenery, traditional rural features, quietness, pleasant facades, presence of trees, etc.)
within a particular place, thereby making the surroundings and the environment pleasant for the people.
Ancillary facility or use
A planning term which describes a use or facility that is subsidiary, but related/complementary, to the main use.
Animal or livestock farm buildings
Buildings used for the rearing or breeding of animals/livestock for agricultural production. Such buildings include ancillary buildings and structures, such as storage space for machinery/equipment and waste management facilities, which are indispensable for the day-to-day operation of the main livestock farming activity.
Arable agricultural land
Also referred to as arable land. Land that is covered with soil and is officially registered with the Department of Agriculture as dry or irrigated agricultural land (including greenhouses and vineyards), and it is tilled for the cultivation of crops for agricultural production.
Fallow agricultural land constitutes arable agricultural land.
Natural habitats and land characterised by exposed rocky surfaces do not constitute agricultural land, even if such habitats or land are registered with the Department of Agriculture.
Abandoned agricultural land does not constitute arable agricultural land.
The activity of cultivating/growing crops from arable agricultural land for agricultural production and it involves the sale/use of such crops for:
human consumption; or
(ii) processing elsewhere in order to produce other consumable or non- consumable goods.
Arable land holding
Unless otherwise indicated in this document, the term arable farm or land holding refers to all arable agricultural land registered in the name of the applicant with the Department of Agriculture, excluding any natural habitats and rocky grounds.
The term ‘holding’ is also used for specific types of agricultural activities. In such cases, the term ‘holding’ means the same as above, but limited to the type of land specified in the text/policies. As an example, a vineyard holding refers to all officially registered arable land that is covered by vines; ‘officially registered’ means that the land is registered in the name of the applicant with the Department of Agriculture.
The National Statistics Office also define ‘agricultural holding’ as a single unit, both technically and economically, which has a single management and which undertakes agricultural activities within the economic territory of the European Union, either as its primary or its secondary activity. An agricultural holding may have various land parcels in different localities and hence, all information relate to it is taken at the holder’s residence.
Areas of High Landscape Value (AHLV)
Areas designated (protected or identified for protection) as Areas of High Landscape Value in accordance with Policy RCO 1 of the Structure Plan.
A different or new use of a building or land for which development permission may be required from MEPA.
Positive measures for the management of existing resources or assets, both natural and man made, to ensure their protection and enhancement.
Consolidated land holding
This refers to arable agricultural land. Unless otherwise indicated in the policies of this document, a consolidated land holding refers to: (i) a single plot of land enclosed by rubble walls; or (ii) a group of separate plots of land enclosed by boundary walls which are located contiguous to each other and are owned by or leased to the same person.
Conversion may include reuse, but it may also involve structural alterations and modifications to an existing building or land. Normally development permission is required, unless the intended alterations/modifications are permitted to take place without a formal application for development permission as set out in the Development Notification Order.
Areas outside the development zone (ODZ).
Cultural heritage includes (but it is not limited to) monuments, buildings, structures, features, remains, open space, sites and areas of historical, cultural, architectural and archaeological interest. The legal definition of cultural heritage is set out in the Cultural Heritage Act of 2002 (Chapter 445 of the Laws of Malta).
The physical boundary surrounding a building or group of buildings, typically bound by a peripheral wall.
Describes buildings or places that are not cared for and are in bad condition
(source: Cambridge dictionary online [http://dictionary.cambridge.org]).
A permission to carry out development as granted by MEPA on an
application. New buildings, major alterations and enlargement of existing buildings and many changes of use of buildings and land require development permission. Permission is sought from MEPA. An application for development permission may be approved, or approved subject to certain conditions, or refused.
Designated areas where urban development is permitted. Also referred to as ‘urban areas’.
Describes something old and in poor condition (source: Cambridge dictionary online [http://dictionary.cambridge.org]).
Disused or
[http://dictionary.cambridge.org]).
Also referred to as dry land. This refers to arable agricultural land that is not considered as irrigated land.
Also referred to as ‘dwelling unit’. A self contained building which was constructed for habitation purposes and usually accommodates a single household. The terms ‘farm dwelling’ and ‘dwelling for a livestock breeder/farmer’ refer to a dwelling where a farmer lives.
Ecological, scientific, cultural, archaeological, landscape and scenic values
These types of values are determined in accordance with the provisions of environmental regulations, the Structure Plan, the Structure Plan Explanatory Memorandum and any other policy or guidance documents approved by MEPA on the subject. These include areas, sites and features which are not protected as yet.
Edge of a watercourse
The edge of a watercourse refers to the outermost border of the watercourse including the valley-bed itself, valley-banks and associated vegetation; also see definition of watercourse.
This refers to a permitted building or a pre-1967 building which can be seen on the aerial photos.
Refers to the physical expansion of a building, which could take place horizontally and/or vertically.
Farm (arable or livestock) or farm unit
It refers to the physical features (e.g. arable land, animal farm buildings, etc.) that an arable farmer or a livestock breeder operates for arable or livestock farming purposes.
An arable farm unit consists of all arable agricultural land that is productive for the growing of crops and includes ancillary structures that are essential to the needs of arable farming (e.g. reservoirs and agricultural stores). Such arable land must be registered in the name of the farmer with the Department of Agriculture. Natural habitats and rocky ground do not form part of an arable farm unit even if registered on applicant’s name.
A livestock farm unit is normally delineated by a physical boundary wall which defines the curtilage of the same livestock farm unit. Such boundary wall encloses a group of livestock farm buildings and includes internal circulation space. Land that is located outside such peripheral boundary wall is not regarded as part of the livestock farm unit.
Farm diversification refers to activities, which augment or supplement, but do not replace, agricultural activity, thereby leading to a broadening of ‘farm based’ activities and farmers’ income. The meaning of rural diversification or diversification of the rural economy is broader than, but it includes, farm diversification.
Farm or agricultural enterprise
A farm or agricultural business, run on a commercial basis and normally by private individuals or organisations (e.g. arable farmers and livestock breeders). A farm or agricultural enterprise refers to the whole activity, including the operational aspect of farming and the various processes involved.
A person registered as a full-time or part-time farmer (including vine growers) with the Department of Agriculture.
Farmers engaged in arable farming are referred to as arable farmers. Arable farmers are engaged in the cultivation of crops (including vines and olives) from arable agricultural land for agricultural production.
Farmers engaged in livestock farming (or animal husbandry) are referred to as livestock breeders, animal breeders or livestock farmers. Livestock farmers are engaged in the rearing and/or breeding of animals/livestock for agricultural production. Persons engaged in the rearing of horses, or any other types of animals not intended for agricultural production, are not regarded as livestock farmers.
For the purpose of this document, floor space is measured externally and incorporates the area of all floors, including wall thickness, internal open spaces (e.g. shafts and internal courtyards), roofed-over enclosed spaces but excludes: (1) basement levels and (2) any common parts (e.g., shared entrance halls/stairwells).
structure refers to the total surface area
occupied by a building or structure, including all rooms, internal spaces, internal open spaces (e.g. shafts and internal courtyards) and the thickness of walls, at ground level. For the purpose of this document, the footprint is measured externally.
“All water which is below the surface of the ground in the saturation zone and in direct contact with the ground or subsoil” (Directive 2000/60/EC, Water Framework Directive).
The habitat of a species could be natural or man made (whether provided intentionally or not) and includes: (i) breeding, rearing, nesting and/or resting sites for the species; and (ii) land, grounds and/or features which are normally associated with the presence or occurrence of wild species.
Species which have long been present in the Maltese Islands and as a result evolved and adapted themselves to the local conditions and thus form an integral part of the Maltese ecosystem.
“All standing or flowing water on the surface of the land, and all groundwater on the landward side of the baseline from which the breadth of territorial waters is measured” (Directive 2000/60/EC, Water Framework Directive).
Intensive Agricultural Areas / Zones
Areas designated in development plans where intensive forms of agriculture or animal husbandry (e.g. greenhouses, hydroponics, animal farms etc.) may be permitted.
Intensive livestock farm buildings
Refers to livestock farm buildings, but it excludes old traditional farms.
Also referred to as irrigated land. This refers to arable agricultural land that is irrigated. According to the Rural Development Department (2004), irrigated agricultural land (Maltese: raba` saqwi) must have a permanent source of water that is available for irrigation purposes all year round. Such permanent source of water should consist of one of the following: (i) a registered borehole from where the applicant is licensed to extract water; (ii) a permanent spring; (iii) a reservoir having a minimum capacity of 100,000 gallons per tumolo; or (iv) a pipeline connected to any source mentioned in points (i) to (iii).
It also includes land that is irrigated from naturally occurring sources of water.
Normally, this term refers to an agricultural land holding of a farmer which consists of separate, and often distant, parcels of arable agricultural land. Land fragmentation is often the result of land inheritance.
Unless otherwise indicated in this document, landscape shall be taken to refer to the visual aesthetic component of the surrounding environment (i.e. views) as appreciated and interpreted through the sense of sight. The landscape is determined by various rural resources and their relationship to the land and its characteristics (e.g. topography, land form, terracing, etc.).
The term ‘landscape’ should not be confused with the term ‘landscaping’.
‘rural resources’
conjunction with ‘landscape’ and ‘rural character’.
A general term used for the means by which, where appropriate, development is made to fit visually into its surroundings by control of siting and layout and use of trees, shrubs or grass (soft landscaping) and/or fences, walls or paving (hard landscaping), whilst respecting the character of the rural area.
Legally-established
Unless specified otherwise in the policy document, the term ‘legally- established’ refers to any intervention, including land-use change and land reclamation covered by development permission or that which is visible on the 1967 aerial photographs.
An official authorisation that the competent authority or body issues in the name of a particular person or organisation before the intended activity could start or take place. Normally, a licence deals with the various details of an activity, including processes, equipments, machinery, noise levels, air emissions, number of animals to be kept/slaughtered, etc. A licence includes a set of conditions which must be satisfied by the responsible person/organisation.
Livestock or animal farming
Also referred to animal husbandry. The activity of breeding/rearing animals for agricultural production and it involves the sale/use of such produce (mainly meat, eggs or milk) for
The Livestock Unit (LU) is a unit used to compare or aggregate numbers of animals of different species or categories whose equivalences are based on the food requirements of such defined animals. By definition, a cow weighing 600 kg and producing 3,000 litres of milk/year = 1 LU. This term should not be confused with Livestock Farm Unit.
Unless otherwise indicated, a ‘new building’ refers to the construction of a building over un-built land after the adoption of this Policy Document.
Unless otherwise indicated, new development shall be taken to refer to legal development permitted after the adoption of this Policy Document.
Outside the development zone (ODZ)
Areas located outside the development zone boundaries, as designated in local plans.
Also referred to or known as ‘conditions’ or ‘permit conditions’. Development permission may be conditional on other works or undertakings being carried out by the developer, may restrict or modify the development/its operation, or require the submission of further details. Also, planning obligations may be imposed as a condition of the planning permit.
Planning obligations may be requested by the Authority in accordance with Article 76 of the Environment and Development Planning Act (2010). Planning obligations must be carried out through a legally-binding contract.
Refers to the site where the proposed development is intended to take place, including any adjoining property which is indicated on the official site plan submitted to MEPA. The term ‘proposed siting’ refers to the land area (footprint) that will be occupied by the proposed development.
Species of wild flora and fauna protected through environmental regulations under the Environment Protection Act and/or EU environmental directives or regulations.
Stone recovered from demolition which is returned to its natural finish to be re-used for construction purposes.
Redevelopment involves the total demolition and rebuilding of an existing permitted or pre – 1967 building or structure, or the consolidation of scattered permitted or pre – 1967 buildings or structures. The design of the new building/structure shall be compatible with the character of the rural environment.
Region or Regional
For the purpose of this document, any reference to ‘region’ or ‘regional’ is defined as the administrative portion of the Maltese Islands bound by not more than three local council boundaries.
To improve the current dilapidated or derelict conditions or status of land, buildings or habitats on the basis of specific objectives (e.g. favourable conservation status of a habitat or reuse of a building). Rehabilitation may not necessarily result in restoration.
An area within a Development Zone boundary (within scheme boundary).
“The act or process of returning something [land, natural habitat, old building] to its earlier good condition or position” (source: Cambridge dictionary online [http://dictionary.cambridge.org]). Examples include: restoration of a natural habitat which has been damaged and restoration of an old historical building which has become derelict due to abandonment.
A ridge is a geological feature having a continuous elevational crest.
The practice of constructing rubble walls. This refers to traditional methods and techniques where neither cement nor cladding is used.
Also referred to as random stone walls and traditional rubble walls. Low walls built in random rubble (sejjieħ) are a distinctive feature of Malta’s countryside. The term relates only to walls built in stone and no cement or mortar is used.
A dilapidated structure which has lost all or the majority of its supporting walls and roof(s).
See ‘countryside’.
A building that is legitimately located in a rural area. It includes buildings of historical or architectural value.
The term ‘rural character’ or the ‘character of a rural area’ is determined by the various features that are found in a particular rural area and their relationship to the characteristics of the land and its surroundings.
Protection of the rural character means conservation of the traditional characteristics of the Maltese countryside or of particular local rural areas, or prevention of further damage to such traditional characteristics. Conservation of the character of particular rural areas could depend on:
effective control of human induced factors, such as the quality of design, the types of colours and materials used, the layout and scale of the development, etc.; and/or
characteristics; and/or
(iii) protection of site specific characteristics of the land and its surroundings, such as the open character of an area, the original land form and topography, valley systems, traditional terracing, natural habitats, etc.
Households living in rural areas.
As designated in local plans.
Scheduled, listed, designated or protected areas, including areas/sites proposed for scheduling
Areas, including sites and features, that are scheduled, listed (i.e., recorded in the National Protective Inventory), designated and/or protected (or which merit scheduling, listing, designation and/or protection) for their ecological, scientific, landscape, cultural and/or archaeological value under the Environment and Development Planning Act, including those designated in Local Plans and Action Plans. Areas/sites proposed for scheduling are features of cultural and/or natural heritage significance worthy of protection and mapped by the Authority on its Geographical Information System (such as the MapServer).
Soil retaining rubble walls
Rubble walls which were/are built in order to retain soil in terraced fields.
Not used in an efficient way and therefore, the existing building is capable of
accommodating other uses/activities without requiring any structural alterations or changes.
See ‘development zones’.
A natural or semi-natural channel through which water flows. Natural and some semi-natural watercourses are normally found at the bottom of valleys (also referred to as valley beds). Natural watercourses which have been altered in the past, mainly for agricultural purposes or for the construction of country roads, are considered as semi-natural watercourses.
0.1 The spirit of this document is to allow whoever genuinely needs to upgrade or redevelop an existing building or to construct a new one outside the development zone, in conjunction with its use. This policy is to be used by the deciding board as a basis of its decisions. However there may be particular circumstances where there is also a genuine need for more than the minimum thresholds and, conversely, where attention has to be given to proposed development in scheduled areas or areas proposed for scheduling. PROPOSALS WHICH ARE NOT ADDRESSED BY THIS POLICY DOCUMENT MAY BE CONSIDERED ON THEIR OWN MERITS BY THE DECIDING BODY IF IT FELT THAT THE PROPOSAL WILL GENERATE AN IMPROVEMENT TO THE AREA WHERE IT IS LOCATED.
0.2 The policy will be considered as an enhancement to the rural scene if the buildings are used for what they are permitted. Buildings have to be seen as an improvement to the economic growth of the farming sector, with a heightened emphasis on young farmers who should be given all support in establishing their farming enterprise. The use of buildings should be continuous and the creation of derelict buildings within their expected life-time should be discouraged.
0.3 Whilst farming practices sometimes conflict with conservation objectives, most of the countryside owes its character to agriculture. The loss of agricultural land to development means a reduction in the area of open countryside and in the resources available for food production. Development plans and proposals therefore need to take account of approved new buildings and their impact on the quality of any agricultural land which will be lost.
0.4 There is also scope for diversification of farms by small scale enterprises such as small scale farm retail, farm-based visitor attractions and agro-tourism accomodation. Also, whilst established rural activities may not be well sited by today's standards, their reasonable expansion on site needs to be accommodated.
0.5 The conversions and changes of use are ways of making efficient use of buildings constructed to meet economic and social needs which have since changed. They provide a way of allowing necessary or desirable changes without too great an impact on the open countryside.
0.6 Conversions to create dwellings raise concerns. A higher priority should be given to conversion which generates employment uses and to uses which cannot be accommodated within the development zone boundary.
0.7 Scattered dwellings can have a very damaging effect on the rural scene, particularly if they are significantly larger than traditional buildings or of an unsympathetic appearance. In certain cases the redevelopment of a permitted building which was developed unsympathetically in the countryside may be considered as a gain if it is properly redeveloped.
0.8 Where land outside the development zone is physically separate from villages, reinstatement for agriculture and nature conservation will normally be sought. There may be overriding reasons for seeking a change to another use, for example in order to maintain the economic life of buildings, or to accommodate a use in the countryside not environmentally acceptable in other areas.
0.9 Where there is reason to believe that archaeological remains exist on a development site, but where their extent and importance are uncertain, it will normally be appropriate for the developer to arrange for a field evaluation to be carried out to furnish the information on which to base a planning decision.
Relationship to Environmental Regulations
0.10 This document also takes account of environmental obligations having a direct influence on the land-use planning system and integrates various environmental planning criteria into the policies. Various other European and national environmental obligations do not have a direct influence on the land-use planning system. However, such environmental obligations may still influence the operation of the development and therefore, developers must ensure that their activities satisfy the operational requirements of environmental obligations (e.g. Waste Management Permits) prior to initiating or continuing the operation. These environmental obligations are established in national environmental regulations, issued under the Environment and Development Planning Act of 2010; all environmental regulations are accessible from the MEPA website: www.mepa.org.mt. The Structure of this Document
0.11 This document is presented in six Parts. Part 1 provides a set of overarching general
0.12 Part 2 is concerned with farm dwellings and agricultural buildings, namely:
Farm Dwellings for Livestock and Arable Farmers
livestock farming – buildings for livestock and associated storage
slaughterhouses within operational livestock farms (rabbits and poultry only)
agricultural stores for arable farming
reservoirs, pump chambers and traditional wind-driven pumps
Land Demarcation and Rubble Walls
0.13 Part 3 considers development related to value added activities, namely boutique wineries, olive oil production and beekeeping/honey processing.
0.14 Part 4 addresses farm diversification and sets out policies for specific forms of development,
attractions and agro-tourism
Part 5 provides a policy context for animal sanctuaries, horse stables and horse
riding/sports establishments.
0.16 Part 6 is a revised version of the 1995 Policy Paper on development outside built-up areas (PLP 20) and the 2000 Policy on Swimming Pools ODZ. Form and Use of the Policies
0.17 In Parts 1 to 6, the policies are set out in bold and are presented in a text box. Part 1 sets out the main objective of this Policy Document and the general policies for all types
of developments considered in the specific policies for particular types of developments
in Parts 2 to 6.
0.18 The value of any bank guarantee related to landscaping schemes shall be calculated in relation to the number of trees, at a rate as set from time to time by the Authority in relation to all development Review of this Document
0.19 MEPA will monitor the operation and implementation of the policies in this document and will periodically review them to ensure that they remain up to date and effective.
0.20 There may be particular circumstances where justified variations from this document will be considered by the deciding body. More responsibility has been given to external consultees and it is expected that the report submitted by the consulting body proves sufficient justification when departing from the policy document.
0.21 A 10% tolerance, as a flexibility extension, may be allowable. The extension, in any case, shall not exceed 15m².
PART 1: GENERAL POLICIES AND OBJECTIVES
1.1.1 The policy objectives of this document are as follows:
To support development that is essential and genuine to the needs of
sustainable agriculture and rural development in order to complement the
competitiveness of the rural economy;
To encourage farmers to diversify their main agricultural activities, whilst
discouraging any proliferation of unnecessary new buildings outside the
development zone boundaries; and
To ensure proper conservation and management of the countryside for both
present and future generations by:
(a) protecting the amenity and setting of rural areas, including the rural character and landscape,
(b) ensuring proper conservation and management of the natural environment, cultural and natural heritage, biodiversity and important landscape features;
(c) encouraging the sustainable use of rural resources;
(d) safeguarding and enhancing features that are important for the informal enjoyment/appreciation of the countryside and its resources;
(e) encouraging the overall improvement of the rural environment, whilst discouraging activities that would lead to neglect, dereliction and/or deterioration of rural resources such as soil erosion, flooding, pollution and illegitimate dumping of waste; and
(f) promoting the sustainable re-use and redevelopment of legally- established buildings outside development zone.
1.1.2 MEPA, government entities, architects, planners, farmers, developers, consultants, land managers and the general public have an important role in the implementation of this objective. The stated objectives are intended to support the shift of local agriculture and farming towards sustainable agriculture and environmental stewardship, by ensuring protection and proper management of the countryside and its resources for both present and future generations. The benefits of the countryside, as also recognised by the EU, are not restricted to farmers and rural communities: the countryside and its natural and cultural resources are important public goods for the benefit of the community as a whole, including tourists who choose to visit Malta as their holiday destination. MEPA’s intention to seek protection, maintenance and enhancement of the countryside ensures that:
the social and environmental benefits of rural areas are maintained and improved;
negative externalities imposed on third parties and/or the environment are
prohibited/cancelled or properly mitigated; and
∑ development which requires a rural location is carried out in a sensitive manner
and in suitable locations, while contributing towards the overall improvement of the
rural environment for the benefit of society and the local rural economy.
POLICY 1.2A NATIONAL POLICY PROJECTS
Any project of national interest arising from National Government Policies which departs from the policies formulated in this document shall be assessed on its own merits subject to the clearance / approvals of the Departments/Authorities/Committees concerned.
POLICY 1.2B RESEARCH AND INNOVATION
Any specific project, undertaken by a stakeholder, farmer, rural business or any individual, which is supported by a Non Government Organisation and which is required for research and innovation may be permitted subject to:
department regulating such a proposal; and
(2) the project shall last for a maximum period of 5 years and the land reinstated to its original state without any reinbursement.
Any building permitted by this policy document which is not used for a period of three consecutive years within thirty years from the date of issue of the permit, and/or is not used for its permitted purpose shall be demolished.
POLICY 1.2D: SOIL CONSERVATION AND MONITORING
The Authority, in conjunction with the Department of Agriculture, will actively promote soil conservation and monitoring measures, by adopting the following overarching principles:
(1) a general presumption in favour of in situ soil conservation; (2) appropriate evaluation of existing soil quality within those sites/land onto which rural development proposals are submitted; and
the re-use of soil within the same arable holding rather than soil relocation.
Soil is a non-renewable resource over the human time-scale and an integral component
of (and has a pivotal function in) ecosystem services, both at local and global levels.
Healthy, fertile soil resources preserve Earth’s life support system thus preventing land
degradation by enabling sustainability of subsurface genetic pool. The preservation of
soil functions underpins conservation of habitats that shape rural landscapes. Moreover,
soil biodiversity and conservation are crucial not least if we are to sustain human
consumption patterns and needs; and retain natural processes shaping the local
environment which exert a significant impact upon climate conditions (including, but not
limited to, carbon and nitrogen capture). Its function as a carbon sink gives soil a key
role in climate change mitigation.
1.2.2 Besides, a range of essential nutrients and microbial diversity which are continuously recycled between the soil and plants, geological depositions, groundwater and the atmosphere would remain capable of supporting the ecosystems on which our economic activities and our well-being depend. It is estimated that a single gram of soil may contain millions of soil-borne organisms (Torsvik et al., 1994).
1.2.3 Policy 1.2D promotes soil management measures by setting out overarching conservation principles for development proposals that affect soils with a view to prevent degradation of this non-renewable natural resource in the form of organic matter decline, erosion, compaction, sealing, contamination, loss of soil’s life forms, salinisation, landsliding and desertification.
1.2.4 Unattended soil problems may cause agricultural crop yield losses thus distorting competition within the single market and prevent the EU from reaching international targets (e.g. in climate, desertification and biodiversity conventions or effective implementation of Common Agricultural Policy objectives).
POLICY 1.2E: UTILITY SERVICES
Proposed works for the provision of utility services, including those for electricity and water supply, drainage and sewage disposal, shall be subject to clearance from the respective Departments/Authorities and shall, wherever possible, be located underground within trenches under existing legitimate roads or tracks. Where required, an underground leak-proof cesspit shall be incorporated beneath the proposed building or immediately next to the existing building which it is intended to serve.
POLICY 1.2F: PROTECTED SPECIES AND THEIR HABITATS
Proposals which would damage and/or disturb (directly or indirectly):
a) any protected species of wild flora or fauna; and/or
b) any habitat of protected species of wild flora or fauna, whether
man-made or natural, and including any important breeding, rearing or resting sites, will not be permitted, unless the Authority is certain that all legal
requirements and conditions of the relevant environmental regulations are satisfied.
This policy does not apply to rehabilitation of water courses intended for the conservation of water resources subject to clearance from Malta Resources Authority.
1.2.5 The objective of Policy 1.2F is to ensure conservation of protected species of wild flora and fauna, together with their habitat(s) (both man-made and natural). Before granting any development permission, the Authority shall be satisfied that the proposal would not cause damage or disturbance to protected species and/or their habitats, unless the proposal satisfies the legal requirements of the relevant national environmental regulations. In this regard, the Authority shall determine whether the resulting damage and/or disturbance could be avoided or mitigated through proper mitigation measures or alternative solutions; the proposal shall be amended accordingly. Where the affected protected species (including their habitats) is also of Community Importance, the Authority shall ensure that the objectives and procedures of the EU Habitats Directive, including any necessary reporting obligations, and the Wild Birds Directive are fully satisfied.
1.2.6 In assessing the potential damage or disturbance on protected species and/or their habitats, the Authority shall have regard to both:
direct effects, such as the eradication of a species or habitat to accommodate
development or any ancillary activity (including proposals for landscaping); and/or
indirect effects, through (for example) induced changes to the characteristics and
conditions of habitats (example: pollution of soil or water, introduction of alien
materials/species, etc.) or through an activity which may be limited in time
(example: light pollution, noise, vibration, etc.).
POLICY 1.2G: COUNTRY PATHWAYS
The Authority will seek to safeguard traditional and/or historical country pathways and their character, together with any abutting rubble walls, irrespective of their type of ownership.
Proposals which would cause
closure, removal, obstruction or hindrance of public country
pathways will not be permitted.
1.2.7 The countryside is characterised by various types of country pathways. In the context of Policy 1.2G, the term ‘country pathway’ must be interpreted in a very broad sense to include:
country roads/lanes: normally surfaced (although not normally maintained) and
accessible by vehicles;
farm access roads/lanes: tend to be hard surfaced (e.g. with concrete) and are
normally established to connect (often from one end only) particular land or
buildings directly to country roads/lanes or other roads; the colour of the concreted
surface tends to dominate in rural contexts and is intrusive in the landscape;
farm tracks: consist of rough and informal roads (normally their surface consists
of compacted earth); are accessible by vehicles and tend to connect particular
land or buildings directly to country roads/lanes or other roads;
∑ traditional footways or cart ways/tracks (‘sqaqien’): 3 metres wide or less;
normally un-surfaced; made up of compacted earth or characterised by exposed
rocky ground as a consequence of water erosion. These types of paths tend to be
connected to other pathways, public places, natural areas, the coast,
watercourses, etc., and are normally bounded by rubble walls. These types of
footways/tracks are normally found in:
predominantly agricultural areas characterised by cultivated and/or fallow
areas which became characterised by natural habitats or features (e.g.
dense stands of trees) as a consequence of agricultural abandonment;
rights of way: these are informal tracks, normally unsurfaced, passing through
arable fields and provide access to farmers or land managers having no direct
access to their land from country roads/lanes;
military pathways: used in the past for military purposes (e.g. Victoria Lines); and
informal pathways: normally established on natural sites and are characterised
by compacted ground as a result of continuous trampling and erosion.
There may be several other types and variations of pathways in the countryside, some of
which could consist of a mixture of those listed above.
1.2.8 Policy 1.2G protects old traditional pathways and their character, irrespective of their type of ownership. When assessing the impact of proposed developments on country pathways, the Authority must afford the necessary protection to traditional and/or historical country pathways and their character, and shall require the applicant to keep such pathways in good state of repair, including the proper maintenance of abutting rubble walls.
PART 2: FARM DWELLINGS AND AGRICULTURAL BUILDINGS
2.1.1 Part 2 deals with specific policies on farm dwellings for farmers, buildings for livestock farming, structures for arable farming, greenhouses, land for agricultural use, rubble walls and land demarcation. All policies contained in this part shall be applied in conjunction with the general policies set out in Part 1 of this Policy Document.
2.2 FARM DWELLINGS
POLICY 2.2A: NEW FARM DWELLINGS FOR LIVESTOCK FARMERS
Permission may be granted for the construction of a single dwelling unit within the boundary of an operational livestock farm, provided that all of the following criteria are satisfied:
subject to clearance from the Department of Agriculture, the Veterinary Department and the Malta Resources Authority;
the proposed building, in terms of design, scale, form and massing, is compatible with the character of the surrounding rural area. A separate entrance to the dwelling may be permitted,;
(3) a full basement level, not extending beyond the footprint of the dwelling may be permitted. Where the site is located within an archaeological area/site or is within its buffer zone the proposal shall be subject to clearance from the Superintendence of Cultural Heritage;
openings shall be in painted galvanised steel or hard wearing
timber (painted or varnished) or coloured aluminium; (5) the proposed building has a maximum floor space of 250m 2 .
Permission may be granted for the construction of a single dwelling unit outside the boundary of an operational livestock farm but within a distance of not more than 100m away from the boundary of the farm, provided that all of the following criteria are satisfied:
(7) the proposed site is not located within a scheduled Class A or Class B Area/Site of Archaeological Importance, and/or Level 1 or 2 Area of Ecological Importance/Site of Scientific Importance (including areas/sites worthy of such protection through scheduling);
the proposed building has a maximum floor space of 150m 2 and is compatible with the character of the surrounding rural area;
a full basement level, not extending beyond the footprint of the dwelling may be permitted;
However, in all cases the following occupancy condition will be imposed: ‘The residential occupation of the property shall be limited to a livestock breeder, registered with the Department of Agriculture, or a widow or widower of such a person, and to any resident dependants’. The applicant will be required to enter into a planning obligation (through a legally-binding contract) to tie the ownership and occupation of the dwelling to that of the farm, so that the residential building is not sold or transferred to third parties unless in conjunction with the animal farm and, in that case, the farm continues in operation.
POLICY 2.2B: FARM DWELLINGS FOR ARABLE FARMERS
Permission may be granted for the conversion of an existing building to a single dwelling unit for an arable farmer subject to the criteria of Policy 6.2A.
2.2.1 Policy 2.2A deals with the construction of new farm dwellings for livestock farmers within or outside the boundary of an existing operational livestock farm. This policy provides for new farm dwellings only in those cases where the supervision requirements of particular large-scale animal husbandry operations require that livestock breeders live on site.
2.2.2 Policy 2.2B allows for the conversion of an existing building located Outside Development Zone to be used as a dwelling for arable farmers, subject to the provisions of Policy 6.2A of this document.
2.3 AGRICULTURAL BUILDINGS FOR LIVESTOCK FARMING
POLICY 2.3A: EXISTING LIVESTOCK FARM UNITS (INCLUDING PRE- 1994 FARMS)
Permission may be granted for the construction of a new building, or redevelopment of, or an extension to an existing building, for animal breeding, production and/or the related storage, provided that all of the following criteria are satisfied:
a legally-
established operational livestock farm;
Veterinary Department, Malta Resources Authority and the Department of Health;
basement levels may be permitted but where the site is located within an archaeological area/site or is within its buffer zone, the proposal shall be subject to clearance from the Superintendence of Cultural Heritage;
measures/soft
2.3.1 The main objective of
development, in the interests of encouraging and supporting the livestock farming sector,
whilst ensuring that it does not have any unacceptable adverse impacts on the
environment. Consideration must be given to the more effective use of underground
space. Therefore, it is essential to determine whether, from an operational and
environmental perspective, the proposed development (or parts thereof) could be
accommodated underground.
POLICY 2.3B: NEW OR RELOCATED LIVESTOCK FARMS
Permission may be granted for the construction of a new livestock farm or for a relocated livestock farm, provided that all of the following criteria are satisfied:
Veterinary Department, Malta Resources Authority and the
(2) the proposed new and/or relocated livestock farm is located within an Intensive Agricultural Area, as designated in the Local Plan or an abandoned livestock farm;
construction of new (or relocated) livestock farms on undeveloped land may only be considered provided the proposed site is not located within a scheduled Class A or Class B Area/Site of Archaeological Importance and their buffer zones and/or Level 1 or 2 Area of Ecological Importance/Site of Scientific Importance (including areas/sites worthy of such protection through scheduling);
openings shall be in painted galvanised steel or hard wearing timber (painted or varnished) or coloured aluminium; and
2.3.2 Policy 2.3B deals with the construction of a new livestock farm or the relocation of an existing one to a site outside development zone. The Authority will give preference to: (i) the re-use or conversion of existing disused or disused livestock farm buildings; and (ii) the accommodation of new or relocated livestock farm units within Intensive Agricultural Areas as designated in Local Plans. As a general indication, the presence of abandoned or disused livestock farm buildings within the same locality of the proposed site or in nearby localities demonstrates that opportunities for reuse or conversion exist.
POLICY 2.4: SLAUGHTERHOUSE DEVELOPMENT WITHIN OPERATIONAL LIVESTOCK FARMS (RABBITS AND POULTRY ONLY)
Permission may be granted for the construction, change of use or conversion of an agricultural building, located within the curtilage of a permitted operational livestock farm ODZ, to a slaughterhouse, provided that all of the following criteria are satisfied:
subject to clearance from the Department of Agriculture, the Veterinary Department, Malta Resources Authority and the Department of Health;
(2) any proposed cold room and/or cutting, processing and/or packaging plant shall be complementary and ancillary to the slaughterhouse, shall physically form part of the slaughterhouse building, and shall be operated by the applicant exclusively in connection with the slaughterhouse as one functional unit;
The applicant will be required to enter into planning obligation to tie the ownership and use of the slaughterhouse (including the associated facilities) to the operation of the applicant’s livestock farm unit, so that the slaughterhouse and the associated facilities are not sold or transferred to third parties unless in conjunction with the applicant’s livestock farm and, in that case, the slaughterhouse and the livestock farm remain complementary and continue to operate as one functional unit. This obligation must be carried out through a legally-binding contract.
2.4.1 The pressure for new slaughterhouse developments (including associated facilities)
outside the development boundaries is not significant; most of this pressure is for poultry
slaughterhouses. Slaughterhouses and associated facilities, hereby defined as ancillary
cutting, processing and/or packaging plants and/or cold rooms, are industrial processes
and do not require a countryside location; these types of uses can be located on
industrial land within the development boundaries. Policy 2.4 will only permit the
construction, change of use or conversion of an existing building located within the
physical boundary (the curtilage) of an operational livestock farm.
POLICY 2.5A: NEW, OR EXTENSIONS TO, AGRICULTURAL STORES FOR ARABLE FARMING
(6) on the basis of an assessment and recommendation by the Department of Agriculture, permission may be granted for additional storage requirement (i.e. more than the 10% as per para. 0.21) for farmers on the basis of the type, nature, the number of years in operation and the annual turnover. Such additional storage requirements shall have the form of light/demountable structures that are made of recyclable material such as timber that blends with the environment;
(7) the proposed building does not exceed a height of 3.2 metres (measured externally) unless, in exceptional cases, the applicant demonstrates, to the satisfaction of the Authority that (when measured externally) a height exceeding 3.2m (even in addition to the 10% tolerance set out in para. 0.21) is essential to store
Permission may be granted for the construction of a building (or an extension to an existing building) for farming facilities intended for sustainable farming and to comply with rules and regulations related to the EU’s Common Agriculture Policy and National Agricultural Policy. Farming facilities may include storage of farm machinery, agricultural equipment and inputs, produce, grading, cold storage, health and safety and sanitary facilities, provided that all of the following criteria are satisfied:
A full basement level not extending beyond the footprint of the room may be constructed below ground level;
the store (or extension) is proposed on registered land, but shall not be located on land supporting natural habitats;
the proposal shall be located within the region containing the agricultural land registered on the applicant;
subject to clearance from the Department of Agriculture and the Malta Resources Authority;
Storage room entitlement
Size of holding 5 to 18 tumoli
> 18 tumoli
(4) the proposed site is not located within a scheduled/proposed:
a) Level 1 Area of Ecological Importance and/or Level 1 Site of Scientific Importance; or
b) Area/Site of Archaeological Importance;
agricultural machinery necessitating such height; and
where available, the proposed building is located adjacent to existing buildings; and
(9) the proposed building shall not detract from the landscape and the rural character of the area (the building shall be located so as to be the least intrusive within the site) and shall be constructed in recycled stone.
Upon issue of a permit, the Authority shall map and link the registered land with the store to ensure that such land is not subsequently used for additional storage requirements. The Department of Agriculture will monitor the use of such storage facilities to ensure that they are used in accordance with the approved conditions.
POLICY 2.5B: AGRICULTURAL STORES FOR ARABLE FARMING ESTABLISHED BEFORE OCTOBER 1994
When considering applications for development permission for the upgrading and modernisation of arable farms, in accordance with the relevant Policies in this document, the Authority will regard storage facilities for arable farming that were erected before October 1994 as permitted development, provided that all of the following criteria are satisfied:
(1) subject to clearance from the Department of Agriculture; and
the existing building is visible on maps/aerial photos taken before October 1994.
Proposals for the sanctioning of storage structures for arable farming constructed after October 1994 but before May 2008, shall be assessed against the criteria of Policy 2.5A and other relevant planning policies.
2.5.1 Pressure for agricultural buildings in rural areas to store farm machinery or equipment, such as tools or vehicles for cultivation or irrigation, has been and continues to be significant and therefore, Policy 2.5A addresses this issue in detail. To prevent the cumulative impact on the rural landscape which the excessive development of agricultural stores might have it is necessary to restrict development to those cases where there is a genuine need, and to encourage the reuse or conversion of disused or under-utilised buildings.
2.5.2 Permission will not be granted for storage buildings intended for the garaging of vehicles other than those used only in the course of agricultural activities and operations on the land, such as tractors and similar agricultural machinery.
POLICY 2.6: GREENHOUSES
Permission may be granted for the construction of greenhouses, provided that all of the following criteria are satisfied:
(1) the applicant is a registered farmer;
on legally-established
(4) the proposed development is not located within:
(a) a distance of 50 metres from a ridge; and/or
(b) a scheduled Class A or Class B Area/Site of Archaeological Importance and/or Level 1 Area of Ecological Importance/Site of Scientific Importance and/or Area of High Landscape Value (including areas/sites worthy of such protection through scheduling);
(5) where the structure is not screened by existing vegetation, landscape features or buildings, landscaping will be required on a case-by-case basis. Adequate space for circulation/landscaping should be allowed. The location of the greenhouses within the site should ensure that the visual impact of the greenhouses is acceptable in the context of the surrounding rural landscape;
there shall be no more than one-course franka stone above soil level along any point around the perimeter of the greenhouse(s);
(7) concrete or other types of solid floors are not permitted and all proposed structures shall be fully demountable, thus allowing for reversion to agricultural land. In the case of soilless cultivation, impermeable material (e.g., thick plastic sheeting) may be allowed;
the external height of the greenhouses shall at no point exceed 3.5 metres from soil level. A height greater than 3.5m may be allowed in the cases of innovative new technology; and
unless already available in the vicinity of the site, the greenhouses shall be accompanied by a reservoir.
setting up of tunnels
than 2.3m
above soil
2.6.1 Policy 2.6 deals with proposals for greenhouse developments intended for intensive crop cultivation, in part to overcome some of the climatic and other constraints on fruit and vegetable production. The general objective of this policy is to permit greenhouse
development, provided that the impact on the environment is minimised and that areas
of ecological, scientific, archaeological, landscape and other value are protected.
2.6.2 Landscaping may be necessary to reduce the visual impact of structures on the landscape. The need for landscaping is dependent on the location of the proposed greenhouses and hence will be assessed on a case-by-case basis.
2.6.3 Concrete or other types of solid floors are not a prerequisite for the operation of greenhouses. The adverse (and often irreversible) impacts associated with soil sealing are extensive and therefore, such practice would also go against the principles of the EU Soil Strategy. Moreover, the extent of the impact of concrete floors on soil conservation and the countryside would be significant and widespread. The use of thick plastic sheeting rather than a concrete screed is preferable on environmental grounds. There may be instances, however, where the method of operation of the greenhouse necessitates the use of impermeable flooring. This has to be properly justified on technical grounds. MEPA will require confirmation from the Department of Agriculture that there is sufficient technical justification to allow impermeable flooring in accordance to this policy. The eventual removal of an impermeable floor is relatively easy and is therefore considered reversible.
2.7 RESERVOIRS AND PUMP CHAMBERS
POLICY 2.7A: WATER RESERVOIRS AND PUMP CHAMBERS
New water reservoirs may be constructed subject to notification to the Department of Agriculture, the Malta Resources Authority and MEPA, as long as:
the structure(s) is/are located on registered land but shall not be located on land supporting natural habitats;
(2) the proposed site is not located within a scheduled/proposed:
a) Level 1 Area of Ecological Importance;
b) Level 1 Site of Scientific Importance; and/or
c) Area/Site of Archaeological Importance;
(3) a reservoir is constructed entirely below ground level and covered with a layer of soil of at least 0.5m in order to re-establish the original site level(s) of the field. Reservoirs may be constructed above soil level up to 1.2m from soil level provided they do not exceed a total footprint of 20m²; and
(4) the Authority will permit a pump chamber constructed in recycled stone which would serve an existing legal / proposed reservoir (of a minimum volume of 30 cubic metres) or other registered water sources on land of 1 tumolo or more, shall not exceed an external height of nine courses above soil level and a total footprint of 4m².
2.7.1 Policy 2.7A makes provision for the development of reservoirs and pump chambers and at the same time seeks to minimise any adverse environmental impacts. The use of
recycled stone for the pump chamers will limit the impact of such structures on the rural
2.7.2 The capacity of the proposed reservoirs should be proportional to the total land area of the applicant’s dry agricultural land that it is intended to serve. Land holdings that are located away from the proposed site, and which are unlikely to be served by the proposed reservoir(s), will not be taken into account when determining the acceptability (or otherwise) of the proposed reservoir(s) in question.
2.7.3 Reservoirs should be covered with a layer of soil of at least 0.5 metres in order to re- establish the original site level/s of the field. This implies that the underground reservoir should be constructed at least 0.50 metres below ground level. Also, proposed underground reservoirs should have a proper manhole for maintenance purposes, whilst all reservoirs that are intended for the collection of surface water runoff should include a proper sump, constructed totally underground, having a total floor area of not more than 2.25 square metres and a depth of not more than 1.5 metres.
POLICY 2.7B: TRADITIONAL WIND-DRIVEN PUMPS
The Authority will support proposals for the installation of traditional design wind-driven pumps (“raddiena”), as an alternative to pump chambers.
or existing dilapidated wind-driven pumps can
located within a scheduled
a) Area of Ecological Importance (Level 1);
b) Site of Scientific Importance (Level 1); and/or
c) Area or Site of Archaeological Importance (including a buffer zone under Class A or B).
2.7.4 Policy 2.7B encourages farmers to establish traditional wind-driven pumps on their arable farms as an alternative to pump chambers. Traditional wind-driven pumps operate with wind power and therefore, are a form of renewable energy installation.
2.7.5 Although there are some good examples of operational traditional wind-driven pumps, their presence in rural areas has eventually diminished. The re-introduction of these traditional wind-driven pumps in the local countryside is considered beneficial, provided that no adverse environmental impacts are caused. Therefore, this policy also identifies particular locations where the Authority will not allow these types of installations.
LAND FOR AGRICULUTURAL USE
POLICY 2.8: LAND FOR AGRICULTURAL USE
The conversion of non agricultural land, including quarries, and the reinstatement of abandoned or derelict agricultural land for agriculture may be permitted, provided that:
(1) the proposed land is not located within a scheduled or proposed:
a) Class A or Class B Area/Site of Archaeological Importance; and/or
b) Level 1 or 2 Area of Ecological Importance/Site of Scientific Importance; and
Authority is satisfied that
adverse environmental, topographical and hydrological impacts (the latter subject to prior clearance from the Malta Resources Authority).
2.8.1 Policy 2.8 deals with the use of land for agricultural purposes. The conversion of non agricultural land for vineyards or for arable uses is acceptable provided that the land is not of ecological, scientific, and/or archaeological value; in particular natural habitats (e.g. garigue) and important natural features of the landscape (see Part 1 of this document) should be protected from ‘reclamation’. In considering applications for the conversion of land for agricultural purposes, the Authority must also have regard to the slope (gradient) of the site and adjacent land; the topography of the area; the original site contours, including any original terracing and/or rubble walls; and the configuration of the site and adjacent land holdings. Also, when assessing proposals for the re-use of abandoned agricultural land, the Authority must have regard to the characteristics of that land and shall determine whether the site of the proposed development has regenerated into a natural habitat which consequently merits protection.
(SUB-DIVISION
POLICY 2.9: LAND DEMARCATION, RUBBLE WALLS AND GATES
The Authority may consider land demarcation and the construction of new rubble walls including walls built in random-sized franka stones (recycled from demolition) using the same traditional construction methodology within legally-established arable land, provided the following criteria are satisfied:
as a retaining wall, provided there are visible differences in site levels, in which case the wall shall not exceed a height of 1.2 metres from the higher soil level; and/or
(2) as a boundary wall along an existing country lane or road, in which case the wall may be constructed up to the height of the adjacent
legally-established rubble walls even if such height exceeds 1.2 metres; the boundary along arterial roads may be constructed of franka stones and mortar;
(3) where there are no differences in site levels (flat land) either a narrow footpath of not more than 30cm in compacted soil, or a rubble wall not more than 0.6m high or a hedge shall serve as field demarcation;
no new retaining/boundary walls or demarcation shall result in land holdings of less than one tumolo; and
(5) existing rubble walls shall be maintained (repaired) according to established Legal Notice(s) without the need for development permission.
Gates may be permitted subject that they shall be constructed of timber and shall not exceed a height of 1.2m or the legal height of the boundary wall, including supporting pillars. Gates should have a maximum width of three metres.
2.9.1 Policy 2.9 sets a number of parameters for the demarcation of field boundaries in general, including the construction of new rubble walls within legally-established arable land. Rubble walls are a traditional feature of the Maltese countryside but the supply of random rubble (ġebel tas-sejjieħ) has declined considerably over the years.
2.9.2 The Authority will continue to support the construction of new rubble walls where these will serve as traditional barriers against soil erosion, namely along country lanes or roads and where there are differences in site levels. Where the land is relatively flat, a narrow footpath composed of compacted soil will serve a dual function—it helps to easily demarcate between one field and that of a third party as well as provide access on foot to the individual holding(s). The width of the footpath is less than that occupied by a traditional rubble wall and hence a further benefit would be an increase in the amount of tillable land. This does not imply that existing rubble walls can be replaced by compacted soil. Existing rubble walls will continue to be protected and repaired according to established Legal Notices. The use of low rubble walls or hedges is also considered.
2.10 ACCESS TO ARABLE FARM HOLDINGS
POLICY 2.10: ACCESS TO ARABLE FARM HOLDINGS
The Authority will consider concrete access paths to arable land holdings built prior to May 2004 and which are visible on the 2004 aerial photographs to be covered by development permission. New access routes to arable land shall be subject to the following criteria:
(1) proposed in grass blocks within clayey soil; (2) proposed in compacted soil within the remaining soil types; (3) subject to clearance from the Department of Agriculture. Temporary vehicular access for tillage of soil by agricultural machinery
does not require the creation of a dedicated access route.
2.10.1 Where access to arable land holdings is required this shall be created using compacted
soil. However, compaction of clayey soil is not a practical option especially during the
winter months, in which case the introduction of grass blocks is a preferred alternative.
Policy 2.10 also seeks to regularise concrete pathways that were installed through
clearances from the Department of Agriculture until May 2004.
2.11 SOLAR PANELS AND PHOTOVOLTAICS
POLICY 2.11: SOLAR PANELS AND PHOTO VOLTAIC PANELS
The Authority will only consider the setting up of solar panels and photo voltaic panels on rural buildings including greenhouses, which do not qualify as protected structures, and legally-established paved areas, provided they do not create an intrusive visual impact.
2.11.1 Policy 2.11 promotes the use of renewable energy and seeks to strike a balance
between ‘greener’ forms of energy and visual impact, thus permitting the installation of
solar panels and photo-voltaic panels on rural buildings and paved areas, provided these
are legally-established.
PART 3: DEVELOPMENT RELATED TO WINE, OLIVE OIL AND HONEY PRODUCTION.
3.1.1 Part 3 deals with development related to value added activities, namely boutique
wineries, olive oil production, beekeeping and honey processing. All policies contained
in this part shall be applied in conjunction with the general policies set out in Part
1 of this Policy Document.
POLICY 3.2A: NEW BOUTIQUE WINERIES
Permission for the construction of a new winery may only be granted provided that all of the following criteria are satisfied:
(1) subject to clearance from the Department of Agriculture and the Department of Health;
(2) is not located within a scheduled Class A or Class B Area/Site of Archaeological Importance and/or Level 1 Area of Ecological Importance/Site of Scientific Importance and/or Area of High Landscape Value (including areas/sites worthy of such protection through scheduling);
(3) the proposed winery is located on any of the applicant’s vineyard holdings consisting of 20 tumoli located within the region or 10 tumoli in the case of vineyards forming part of a holding certified as organic subject that the organically certified holding area is not less than 30 tumoli located within the region;
(4) there is no disused building on the vineyard holding which could be used or converted for this purpose; and
(5) the proposed winery constructed in recycled stone shall have a maximum floor space of 200m 2 and shall be compatible with the character of the surrounding rural area In the case of organic wineries, the maximum floor space shall be of 100m²;
A basement level shall be permitted (the basement will not count as part of the total floor area); no external ramps leading to the basement shall be permitted.
The Authority will impose a condition on development permissions granted for new winery buildings to tie the use and operation of the winery to the operation of the applicant’s vineyard holdings, so that these remain complementary and operate as one unit. The applicant will be required to enter into a legally-binding contract to tie the ownership of the winery and vineyard holdings so that these are not sold or transferred separately.
POLICY 3.2B: REDEVELOPMENT/CONVERSION OF BUILDINGS FOR BOUTIQUE WINERIES
Permission may be granted for the redevelopment or conversion of a legally-established/permitted building located ODZ for the processing and production of wine (boutique winery) provided that all of the following criteria are satisfied:
subject to clearance from the Department of Agriculture and the Department of Health;
(2) the vineyard is located within legally-established arable land;
the existing building is located in the region of the permitted vineyard which it is intended to serve;
(4) existing buildings of architectural, historical, vernacular or other significance, or which are included in the list of scheduled property (or worthy of scheduling) may only be converted provided the intervention does not harm their conservation value; and
if the building is not worthy of retention, conversion or even redevelopment may be permitted subject to the following criteria:
a) the replacement building shall be limited to the same footprint and total floor area as the previous building; and
b) the replacement building shall
design, constructed in recycled stone and shall fully respect
the wider context in which it is located;
A full basement may be permitted provided the overall height in metres of the existing building is not exceeded and is limited to the area beneath the footprint of the existing building (the basement will not count as part of the total floor area); no external ramps leading to the basement shall be permitted.
3.2.1 A small-scale boutique winery may offer the opportunity for the renovation or reuse of an abandoned or under-utilised building in the countryside (Policy 3.2B), especially if coupled with or part of a farm diversification project.
3.3 OLIVE OIL PRODUCTION
POLICY 3.3A: NEW BUILDINGS FOR OLIVE OIL PRODUCTION
Permission for the construction of a new buildings for olive oil production may only be granted provided that all of the following criteria are satisfied:
a) subject to clearance from the Department of Agriculture and the Department of Health;
b) is not located within a scheduled Class A or Class B Area/Site of Archaeological Importance and/or Level 1 Area of Ecological Importance/Site of Scientific Importance and/or Area of High Landscape Value (including areas/sites worthy of such protection through scheduling);
c) the proposed building is located on the applicant’s holding consisting of 15 tumoli located within the region or 10 tumoli in the case of olive groves forming part of a holding certified as organic subject that the organically certified holding area is not less than 30 tumoli located within the region;
d) there is no disused building on the olive grove which could be used or converted for this purpose; and
e) the proposed building constructed in recycled stone shall have a maximum floor space of 50m 2 and shall be compatible with the character of the surrounding rural area. In the case of organic olive oil production the maximum floor space shall be of 30m ;
The Authority will impose a condition on development permissions granted for new olive oil production buildings to tie the use and operation of the building to the operation of the applicant’s olive grove, so that these remain complementary and operate as one unit. The applicant will be required to enter into a legally-binding contract to tie the ownership of the building to the olive grove so that these are not sold or transferred separately.
POLICY 3.3B: REDEVELOPMENT/CONVERSION OF BUILDINGS FOR OLIVE OIL PRODUCTION
Permission may be granted for the redevelopment or conversion of a legally-established/permitted building located ODZ for the processing and production of olive oil, provided that all of the following criteria are satisfied:
b) the olive grove is located within legally-established arable land;
c) the existing building is located in the region of the permitted olive plantation it is intended to serve;
d) only the conversion of existing buildings of architectural,
historical, vernacular or other significance, or is included in the list of scheduled property (or worthy of scheduling) may be permitted; If the building is not worthy of retention, redevelopment may be
permitted subject to the following criteria:
the replacement building shall be limited to the same footprint and total floor area as the previous building; and
the replacement building shall be of a high quality rural design, constructed in recycled stone and shall fully respect the wider context in which it is located.
A full basement may be permitted provided the overall height in metres of the existing building is not exceeded and is limited to the area beneath the ground floor (the basement will not count as part of the total floor area); no external ramps leading to the basement shall be permitted;
The applicant shall be required to enter into a planning obligation (through a legally-binding contract) to tie the use and operation of the building for olive oil production to the operation of the olive grove, so that the Authority is satisfied that the building and the olive grove remain complementary and operate as one unit.
3.3.1 The pressure for development related to olive oil production is much less significant than
that for vineyards and wineries and therefore, it could be accommodated within new/
existing buildings. In particular, the olive oil production should not be of such a scale that
it should be located in an industrial area.
3.3.2 Proposals for development for olive oil production should demonstrate that the
production facilities are necessary and that olive trees have been planted at least two
years prior to the application for development, as per report submitted by the
Department of Agriculture following consultation. This means that the amount of olives,
and hence olive oil, produced from the applicant’s olive grove is sufficient to justify the
need for: (i) the proposed storage, pressing, processing and/or production facilities on-
site; and (ii) dedicating building space for such uses.
POLICY 3.4A:
NEW BUILDINGS FOR BEE KEEPING AND
Permission for the construction of a new building for honey production may only be granted provided that all of the following criteria are satisfied:
it is not located within a scheduled Class A or Class B Area/Site of Archaeological Importance and/or Level 1 Area of Ecological Importance/Site of Scientific Importance and/or Area of High
Landscape Value (including areas/sites worthy of such protection through scheduling);
c) the applicant has at least 150 registered bee colonies;
d) there is no disused building on the applicant’s holdings which could be used or converted for this purpose;
e) the proposed building constructed in recycled stone shall have a maximum floor space of 50m 2 and shall be compatible with the character of the surrounding rural area; and
f) if the building is located within legally-established arable land, the proposal shall include an acceptable scheme for the dense plantation of indigenous trees and shrubs around the perimeter of the site, in order to create a physical barrier between the activity and adjoining land or property.
A basement level shall be permitted (the basement will not count as part of the total floor area); no external ramps leading to the basement shall be permitted;
The Authority will impose a condition on development permissions granted for new honey production buildings to tie the use and operation of the building to the operation of the honey production, so that these remain complementary and operate as one unit.
POLICY 3.4B: REDEVELOPMENT/CONVERSION OF BUILDINGS FOR BEEKEEPING AND HONEY PROCESSING
Permission may be granted for the redevelopment or conversion of a legally-established/permitted building located ODZ for beekeeping and honey processing, provided that the following criteria are satisfied:
a) subject to clearance from the Department of Agriculture, the Department of Health and the Veterinary Department;
architectural, historical, vernacular or other significance, or is
included in the list of scheduled property (or worthy scheduling); or
c) in the case of redevelopment of a legally-established building, it is not worthy of retention, subject to the following criteria:
the replacement building shall be limited to the same footprint and total floor area as the previous building;
ii) the replacement building shall be of a high quality rural design, constructed in recycled stone and shall fully respect the wider context in which it is located;
d) if the building is located within legally-established arable land, the proposal shall include an acceptable scheme for the dense plantation of indigenous trees and shrubs around the perimeter of the site, in order to create a physical barrier between the activity and adjoining land or property.
A full basement may be permitted provided the overall height in metres of the existing building is not exceeded and is limited to the area beneath the ground floor (the basement will not count as part of the total floor area); no external ramps leading to the basement shall be permitted.
3.4.1 Unlike storage for arable farming, pressure for buildings related to beekeeping in rural areas is not significant, particularly since beehives are kept outside rather than within a building. Normally, buildings for beekeeping purposes are associated with storage of related equipment and, where the bee holding is large, with honey processing.
PART 4: FARM DIVERSIFICATION
4.1.1 The previous Part considered development which is directly related to agricultural operations and production. This Part deals with some forms of development which are based on agriculture and on farm businesses but which are not directly related to agricultural production or activities.
4.1.2 The central focus in this Part is on farm diversification – activities, which augment or supplement, but do not replace, agricultural activity, thereby leading to a broadening of ‘farm based’ activities and income and so potentially contributing to the integrated development of rural areas.
4.1.3 All policies contained in this part shall be applied in conjunction with the general policies set out in Part 1 of this Policy and Design Guidance.
4.2 FARM RETAIL OUTLETS
POLICY 4.2: NEW FARM RETAIL OUTLETS
Permission may be granted for the construction of a livestock or arable farm retail outlet (farm shop), provided that all of the following criteria are satisfied:
b) either, in
case of livestock farming,
the shop must
constructed within the curtilage of the farm or, in the case of
arable farming, the farmer must have at least 10 tumoli consolidated land registered on his/her name;
c) the retail use does not exceed a total floor space of 15 square metres (measured externally); and
d) the vehicular access to the farm retail outlet is appropriately located and does not cause a traffic hazard, to the satisfaction of the competent Authority; and
e) parking is to be provided within the cartilage of the holding.
The Authority will impose a condition on all development permissions granted for farm shops (farm retail outlets) ODZ, so that the goods sold are restricted to local agricultural produce only and retail sales take place within the building only.
4.2.1 Farm shops are reasonably well established forms of retailing and the direct sale of genuinely local farm produce or traditional products to passing trade is a natural countryside activity, which can aid in the diversification of farming enterprises and incomes. Policy 4.2 is not concerned with those retail uses which may form part of a visitor attraction use of the type covered by Policy 4.3A, but with ‘stand alone’ farm retail outlets.
4.2.2 The key planning issues are the scale and nature of the retail use and its potential impacts, particularly on highway safety and on the building in which it is to be located. Farm based retail outlets should be small and should sell only produce or products from the arable/livestock farm business, to ensure that they are genuine farm outlets and do not become more general or larger retail enterprises, thus circumventing other retail planning policies. A limit is placed on the amount of retail floorspace, and a condition will be imposed on a permission to restrict the type of goods which may be sold. Farm shops should be located where the approach roads to the site are wide enough to accommodate two-way traffic with ease and where they would not encourage parking on the road, in circumstances where this would be dangerous or inconvenient (near bends, junctions etc., or where the road is narrow).
4.3 VISITOR ATTRACTIONS
POLICY 4.3A: CONVERSIONS TO VISITOR ATTRACTIONS
Permission may be granted for the change of use or conversion of a legally-established building within an operational farming enterprise (livestock and/or arable) to a visitor attraction, provided that all of the following criteria are satisfied:
(1) the proposal, together with a legally-bound farmer–entrepreneur partnership/project, are subject to clearance from the Department of Agriculture, the Department of Health and the Malta Tourism Authority. Clearance from the Department of Agriculture shall specify that the farming enterprise can continue without the need for a replacement building;
(2) the theme of the proposal is directly related to agriculture and/or rural conservation/appreciation/local crafts;
including ancillary facilities, may be permitted
according to the existing floor space to be converted (without
extensions) as follows:
a) up to 50m²: farm retail outlet; b) up to 150m²: farm retail outlet + exhibition/educational space; c) over 150m²: agro-tourism policy (Policy 4.4) may also apply.
(4) the permitted uses shall be ancillary and complementary to the farming activity, form an integral part of the visitor attraction area and do not have or require a separate access to the building;
(5) the existing road network serving the site is capable of dealing satisfactorily with the traffic which will be generated by the development and the vehicular access to the site is appropriately located and does not cause a traffic hazard, to the satisfaction of the competent Authority; and
(6) the proposed conversion can accommodate the additional
parking needs on site without causing adverse impacts. The use of grass blocks for parking will be considered in favour of concrete.
The Authority will impose a condition on all development permissions granted for visitor attraction uses so that the operation of the visitor attraction is discontinued once the associated farming enterprise ceases to operate.
The visitor attraction and the farming enterprise shall remain complementary and continue to operate as one functional unit. The applicant will be required to enter into a legally-binding contract to tie the ownership and use of the visitor attraction to the operation of the farming enterprise so that the visitor attraction and the farming enterprise are not sold or transferred separately.
POLICY 4.3B: NEW VISITOR ATTRACTIONS
Permission will NOT be granted for the construction of a new building for visitor attraction use, unless the proposal:
(i) forms part of a statutory-required management plan for the area approved by MEPA; or
(ii) is designated in the Local Plan for the area, and it satisfies the requirements of that plan.
4.3.1 The strengthening of the rural economy through a diversification or broadening of farm based activities will be encouraged, provided that this does not have an adverse environmental impact and it directly contributes to farm incomes, by complementing but not replacing on-going agricultural activities. Proposals for visitor attraction uses which are not related to an established farming enterprise are excluded from this policy, since these do not contribute to farm diversification.
4.3.2 In order to be considered favourably, the theme of proposed visitor attractions shall relate to: (i) agricultural activities and/or (ii) rural conservation/appreciation/crafts. Visitor attraction uses could also be combined with proposals which are presented in this document, provided that all of the criteria of the relevant policies are satisfied (together with the general policies). The combination of visitor attraction uses with other acceptable uses, as described in this paragraph, would result in the creation of a “Farm Diversification Project”. In essence, the use must be:
farm based;
a means of reusing legally-established buildings; and
aimed at presenting and interpreting an activity to visitors.
4.3.3 Since one of the central objectives of encouraging farm diversification is the maintenance and improvement of the rural environment and the use and re-use of rural resources, permission will only be given for the conversion of a legally-established building within an established and continuing farming enterprise (livestock and/or arable), as opposed to the construction of a new building ODZ, unless the need for such new building has been identified in an approved management plan or the Local Plan for the area (Policy 4.3B).
4.4 AGRO-TOURISM ACCOMMODATION
POLICY 4.4: AGRO-TOURISM ACCOMMODATION
Permission for agro-tourism accommodation may be granted in the following circumstances:
(1) conversion/change of use or redevelopment/consolidation of a permitted building/s within an established and continuing farming enterprise (livestock and/or arable), provided that all of the following criteria are satisfied the total floor space dedicated for accommodation and ancillary facilities shall not be less than 150m² consisting of guest rooms, breakfast/dining area, reception and sanitary facilities.
retail outlets shall be
(2) conversion/change of use or redevelopment of a permitted building within a proposed farming enterprise and agro-tourism component, subject that the project is phased out as follows:
(a) Phase 1 (setting up of farming enterprise): the proposed farming enterprise shall be subject to clearance from the relevant Department/Authority governing the proposed farming enterprise and to determine the minimum amount of years before the farming enterprise is fully operational (i.e., the period before Phase 2 can commence); and
(agro-tourism
conversion of the building into agro-tourism subject to
Criterion 1 above.
(3) conversion of a building of architectural, historical, vernacular or other significance, or is included in the list of scheduled property (or worthy of scheduling), provided that all of the following criteria are satisfied:
a) in the event that the owner is not a registered farmer, the agro- tourism accommodation project shall be subject to a legally- binding partnership between the said owner and the local- based farmer(s);
b) subject to an acceptable restoration method statement;
considered, provided that all of the following criteria are satisfied:
a) the site is not located within a scheduled/proposed Level 1 or 2 Area of Ecological Importance and/or Site of Scientific Importance;
b) the applicant is a registered farmer(s) tilling 60 tumoli of contiguous/consolidated land OR, in the event that the land owner is not a registered farmer, the agro-tourism project shall
be subject to a legally-binding partnership between the said owner and the local-based farmer(s) to ensure that the agro- tourism project forms part of an established and continuing agricultural enterprise in the form of an uninterrupted lease;
c) the farming activity has been in operation for five years prior to the application;
d) the proposed building shall accommodate 7 to 10 guest rooms with ancillary facilities which may include a swimming pool area. It shall not exceed a total floor space of 400m²;
e) the proposed building, in terms of design, scale, form and massing, is compatible with the character of the surrounding rural area and is not intrusive in the landscape.
ADDITIONAL CRITERIA FOR ALL AGRO-TOURISM ACCOMODATION PROPOSALS
All applications for agro-tourism, including any farmer–entrepreneur partnership/project, are subject to clearance from the Malta Tourism Authority, the Department of Agriculture and the Department of Health. Clearance from the Department of Agriculture shall also specify that the farming enterprise can continue without the need for a replacement building. The permitted uses shall be ancillary and complementary to the farming activity.
The proposal shall demonstrate to the satisfaction of MEPA how the provision of services, including those for electricity and water supply, drainage and sewage disposal can be carried out without adverse environmental impacts.
Similarly, the proposal shall demonstrate to the satisfaction of MEPA that the existing road network serving the site is capable of dealing satisfactorily with the traffic which will be generated by the development. The vehicular access to the site shall be appropriately located and does not cause a traffic hazard, to the satisfaction of the competent Authority (e.g. Transport Malta or its successors). The proposed conversion shall also accommodate the additional parking needs on site without causing adverse impacts. The use of grass blocks for parking will be considered in favour of concrete.
The agro-tourism project and the farming enterprise shall remain complementary and continue to operate as one functional unit. The applicant will be required to enter into a legally-binding contract to tie the agro-tourism project with the operation of the farming enterprise so that the agro-tourism accommodation and the farming enterprise are not sold or transferred separately.
4.4.1 Therefore, within the context of this policy, agro-tourism accommodation refers to farm- based accommodation, where the visitor stays overnight in a rural building within the boundaries of an operational farm; the main activities of the visitor may involve some hands-on experience in the basic day-to-day operation of the farm.
4.4.2 The central objective of the policy is to assist operational arable and livestock farming enterprises to remain viable and diversify—the predominant use shall remain agricultural.
RIDING/SPORTS ESTABLISHMENTS
5.1.1 This Part is concerned with animal sanctuaries, stables for horses and horse riding establishments. Horses may be kept for a variety of purposes, including:
leisure/recreational riding by their owner;
∑ racing;
working - for karozzin or for use in agriculture; and/or
∑ breeding;
some of which are not necessarily mutually exclusive. The other form of possible activity
is the offering of livery services (the provision of housing and care for horses for a
5.1.2 Except for the now probably rare use of horses in the course of agricultural activities, the stabling of horses is not an agricultural use nor ancillary or related to such a use (it may be recreational or for business), so it differs in this way from the other forms of development addressed in this document. Should there be any proposals for stables for horses used in the course of agricultural activities, they will be considered in the light of the relevant policies in Part 2. Discussion in the remainder of this Part is directed solely to the other types of stables.
5.1.3 All policies contained in this part shall be applied in conjunction with the general policies set out in Part 1 of this Policy and Design Guidance.
POLICY 5.1A: ANIMAL SANCTUARIES
Permission for new sanctuaries may only be granted in the following circumstances:
a) subject to clearance from Department of Agriculture, Veterinary Department and Department of Health;
b) shall be sited outside the development boundary but close to the scheme boundary;
c) the proposed sanctuary is not located within a scheduled Class A or Class B Area/Site of Archaeological Importance, Level 1 or 2 Area of Ecological Importance/Site of Scientific Importance (including areas/sites worthy of such protection through scheduling) and Areas of High Landscape Value; and
d) the proposed sanctuary is located preferably in the vicinity of, or within existing permitted buildings.
The height of the structure/s shall not be more than 1.2m. Appropriate fencing around the site may be permitted.
STABLES AND HORSE RIDING ESTABLISHMENTS
Permission for stables outside development zone may only be granted in the following circumstances:
1) the construction of new stables within the defined curtilage of a legally-established dwelling ODZ, provided that all of the following criteria are satisfied:
a) the proposed stable(s) do not exceed a height of 3.5 metres above ground level and a total floor space (measured externally) of 25 square metres per stable, including ancillary facilities and storage space; and
b) the stables are constructed in timber and shall fully respect the wider context in which they are located.
2) the redevelopment of a legally-established building ODZ into stables and/or a horse riding establishment, provided that all of the following criteria are satisfied:
a) the building is located at a distance of not less than 100 metres from the development zone boundary;
b) the building is not worthy of retention;
c) the proposed redevelopment is limited to the same footprint, total floor area, and overall height as the previous building; and
d) the redevelopment is of a high quality rural design, constructed in recycled stone and fully respects the wider context in which it is located; the use of timber for the construction of stables will be considered; and
A full basement may be permitted provided it does not extend beyond the ground floor (the basement will not count as part of the total floor area); no external ramps leading to the basement will be permitted.
3) the conversion of existing buildings of architectural, historical, vernacular or other significance, or is included in the list of scheduled property (or worthy of scheduling) for stables and/or a horse riding establishment, provided that all of the following criteria are satisfied:
a) the building is located at a distance of not less than 100 metres from the development zone boundary; and
extensions/increase
volume. 4) Other new stables may be permitted subject to the following criteria:
a) they shall be constructed only in natural timber;
b) they shall be located at a distance of not less than 100 metres from the development zone boundary;
c) the proposed stable(s) do not exceed a height of 3.5 metres above ground level and a total floor space (measured externally) of 25 square metres per stable, including ancillary facilities and storage space;
d) the proposed stables are not located within a scheduled Class A or Class B Area/Site of Archaeological Importance, Level 1 or 2 Area of Ecological Importance/Site of Scientific Importance (including areas/sites worthy of such protection through scheduling) and Areas of High Landscape Value; and
e) they are preferably buildings.
sited in the vicinity of existing permitted
All applications for stables and horse riding establishments are subject to prior clearance from the Malta Resources Authority, the Department of Agriculture and the Veterinary Department.
The proposal shall demonstrate to the satisfaction of MEPA that the existing road network serving the site is capable of dealing satisfactorily with the traffic which will be generated by the development. The vehicular access to the site shall be appropriately located and does not cause a traffic hazard, to the satisfaction of the competent Authority (e.g. Transport Malta or its successors). The proposed conversion shall also accommodate the additional parking needs on site without causing adverse impacts. The use of grass blocks for parking will be considered in favour of concrete.
Any paddocks, exercise or training areas shall be located within the curtilage of the stables but not within scheduled/proposed Areas of High Landscape Value and/or Level 1 or Level 2 Areas of Ecological Importance/Sites of Scientific Importance.
5.2.1 Policy 5.2 permits the stabling of horses outside development zone either within the curtilage of a legally-established dwelling ODZ, the redevelopment of an existing (legally-established) building not worthy of retention or the conversion of a building of cultural heritage significance. Proposals for conversion or redevelopment shall not be located less than 100m from the development zone boundary while new timber ones shall preferably be located near other permitted developments. Because of the requirement for reasonably wide door openings in particular, it is likely that only those buildings of historical or architectural value that were designed to accommodate animals will be suitable for conversion.
5.2.2 In most cases some form of external space for exercise or training will be needed, and the environmental impact of this should be limited. Where exercise areas are formed, they should be surfaced in compacted soil.
5.2.3 The volume and frequency of vehicle movements, and hence the potential impact on the road network, will vary according to the purpose(s) for which the horses are kept. A stable for a single horse kept for leisure/recreational riding will generate little movement,
whilst stables for a larger number of horses kept for racing and/or breeding are likely to
result in more frequent movements, and particularly periodic movements of heavier
vehicles (for transporting the horses). This aspect will be carefully considered, but in all
cases there should be a vehicular access located in a safe position and off-road parking
and manoeuvring space.
5.2.4 In some instances existing buildings in the countryside may not be appropriately located or not of the appropriate size. Certainly proposals involving race horses are probably best located close to Marsa to benefit from this proximity and from the availability of a range of equine services. Provision has been made in the Grand Harbour Local Plan for areas around Marsa where new stables may be constructed.
5.2.5 The type of establishment with which Policy 5.2 is concerned is that which offers mainly guided/accompanied treks or rides, and possibly, horses/ponies for rent for unaccompanied rides and tuition, to visiting members of the public for the enjoyment of the surrounding countryside. Since the attractions of this form of activity are the ‘experience’ and enjoyment of the countryside and the pleasure of riding, horse riding establishments need to be located in (or close to) pleasant and diverse landscapes where there are a variety of riding routes (different directions, length, terrain etc.) to cater for riders with differing ability, whilst ensuring that the proposed activity would not cause unacceptable environmental damage through trampling or creation of new paths for riding in sensitive rural areas.
5.2.6 Riding enterprises should be located where they would not give rise to amenity impacts (from noise, smell, increased activity etc.) on dwellings and any other adjacent uses. As with other forms of development involving the housing of animals, the disposal of animal waste, bedding etc. requires careful assessment and treatment to ensure that pollution does not occur. Since this type of activity will be sited in rural areas, where some roads will be narrow, it is important that the highway network is adequate to accommodate the increased vehicular traffic which the enterprise will generate, as well as the riding activity (where roads will be used). Adequate parking off the road should be provided to avoid giving rise to traffic hazards or congestion.
6.1.1 Part 6 is a revised version of the 1995 Policy Paper on Development Outside Built-up Areas. with the aim of setting out policies that favour the rehabilitation of rural buildings and provide for complete redevelopment in specific cases.
POLICY 6.2A: REHABILITATION AND CHANGE OF USE OF EXISTING BUILDINGS OF ARCHITECTURAL, HISTORICAL (NOT LISTED), VERNACULAR OR OF OTHER SIGNIFICANCE ODZ
Permission may be granted for the rehabilitation of an existing building located outside development zone, provided that all of the following criteria are satisfied:
the applicant can sufficiently prove that the building is covered by development permission, or that it is a pre-1967 building;
(2) the converted building shall be limited to:
a) a use already legally established and/or covered by a development permission; or
b) any new use permitted by this policy document, subject to the respective criteria; or
c) any other use that would lead to an overall improvement to the area and/or the agricultural sector and/or animal welfare, provided the site is already serviced by a road network that would adequately cater for the proposed new use; or
d) a dwelling (even if the former use was not residential), provided the existing building to be converted has a minimum habitable area of 100m² (habitable area refers to the roofed internal space between walls), provided the site is already serviced by a road network that would adequately cater for the proposed residence; or
e) more than one dwelling provided that each unit can be accommodated with a minimum habitable area of 150m² (habitable area refers to the roofed internal space between walls), provided the site is already serviced by a road network that would adequately cater for the proposed residences.
extensions and/or substantial re-building;
the use of the building shall be subject to prior clearance from the Departments/Authorities responsible for regulating such use; and
the use does not involve warehousing and/or industrial activity unless the building is already covered by a valid licence for such use; and
any existing trees and shrubs within and around the site shall be retained, and if no such vegetation exists, soft landscaping shall contain a number of trees and shrubs of at least three different indigenous species, planted in clusters.
Where no legally-established peripheral boundary walls exist around the building to be converted, the Authority may allow the construction of a random rubble wall including walls built in random-sized franka stones (recycled from demolition) using the same traditional construction methodology to define the curtilage of the building, provided this does not lead to visual or environmental impacts (including the demolition of existing rubble walls).
6.2B:
BUILDINGS ODZ
Permission may be granted for the rehabilitation and change of use of a listed building located outside development zone, provided that all of the following criteria are satisfied:
1. the applicant shall ensure that the historic aspect of the building is not compromised;
2. when interventions and/or alterations are required, a method statement shall be submitted to ensure that these are carried out in a satisfactory manner; and
3. the use of the building shall be subject to prior clearance from the Departments/Authorities responsible for regulating such use.
Where no legally-established peripheral boundary walls exist around the listed building to be converted, the Authority may allow the construction of a random rubble wall including walls built in random-sized franka stones (recycled from demolition) using the same traditional construction methodology to define the curtilage of the building, provided this does not lead to visual or environmental impacts (including the demolition of existing rubble walls).
The proposal shall demonstrate to the satisfaction of MEPA that the existing road network serving the site is capable of dealing satisfactorily with the traffic which will be generated by the development. The vehicular access to the site shall be appropriately located and does not cause a traffic hazard, to the satisfaction of the competent Authority (e.g. Transport Malta or its successors).
The proposed conversion/change of use shall also accommodate the additional parking needs on site without causing adverse impacts. The use of grass blocks for parking will be considered in favour of concrete.
POLICY 6.2C: REDEVELOPMENT AND CHANGE OF USE OF EXISTING BUILDINGS ODZ
Permission may be granted for the total redevelopment of an existing building, or the consolidation of buildings, located outside development zone, provided that all of the following criteria are satisfied:
(1) the building/s is not considered as a ruin;
the applicant can sufficiently prove that the building/s is covered by development permission, or that it is/are a pre-1967 building/s;
the building/s does not merit inclusion in the list of scheduled property and/or is not of historical, architectural, vernacular or other significance;
the replacement building does not exceed the total floor area of the previous building/s;
the replacement building is of a high quality rural design and shall fully respect the wider context in which it is located;
(6) the replacement building shall be limited to:
respective criteria, or any other use recommended by the Agriculture Advisory Committee provided the site is already serviced by a road network that would adequately cater for the proposed new use;
(8) any existing trees and shrubs within and around the site shall be retained, and if no such vegetation exists, soft landscaping around the redeveloped building shall contain a number of trees and shrubs of at least three different indigenous species, planted in clusters.
A full basement may be permitted and is limited to the footprint of the existing building (the basement will not count as part of the total floor area); no external ramps leading to the basement shall be permitted.
Where no legally-established peripheral boundary walls exist around the building to be redeveloped, the Authority may allow the construction of a random rubble wall including walls built in random-sized franka stones (recycled from demolition) using the same traditional construction methodology to define the curtilage of the building, provided this does not lead to visual or environmental impacts (including the demolition of existing rubble walls).
EXTENSIONS TO EXISTING DWELLINGS ODZ
POLICY 6.3: EXTENSIONS TO EXISTING DWELLINGS ODZ
Permission may be granted for a limited extension to an existing dwelling outside development zone, provided that all of the following criteria are satisfied:
(1) the building is not of architectural, historical, vernacular or other significance, or is not included in the list of scheduled property (or worthy of scheduling);
(2) the proposed extension is not located within a scheduled Class A or Class B Area/Site of Archaeological Importance, Level 1 or 2 Area of Ecological Importance/Site of Scientific Importance (including areas/sites worthy of such protection through scheduling);
(3) the applicant can sufficiently proof that:
a) the property in question has been used as a residence prior to 1992 or
b) the dwelling is covered by a development permission or dates back to pre-1967;
(4) the dwelling can be extended to a maximum floor space of 150m 2 ; and (5) the scale, massing and design of the extension shall:
a) not visually dominate the existing dwelling; and
b) be acceptable in the wider landscape setting of the site.
A basement completely below ground level may be permitted provided it does not extend beyond the footprint of the building and is accessible internally; no external ramps leading to the basement shall be permitted.
Policies 6.2 and 6.3, the Local Plans and other policy provisions are
superseding the 1995 Policy Paper on Developments Outside Built-up Areas
(PLP20).
SWIMMING POOLS ODZ
POLICY 6.4: SWIMMING POOLS ODZ
Permission may be granted for the construction of a swimming pool outside development zone, provided that all of the following criteria are satisfied:
the proposed pool and any ancillary facilities are located within the curtilage of a legally-established accommodation;
(2) the proposed pool and any ancillary facilities are not located within a scheduled Class A or Class B Area/Site of Archaeological Importance, and/or Level 1 or 2 Area of Ecological Importance/Site of Scientific Importance (including areas/sites worthy of such protection through scheduling);
within the curtilage of a dwelling the pool and the paved area shall not exceed a footprint of 75m², or a maximum of 100m² in case of multiple dwellings;
(4) the distance between the pool and the dwelling shall not exceed 5m;
(5) any existing trees and shrubs within the curtilage of the site shall be retained and incorporated as part of a proposed soft landscaping scheme, which shall contain a number of trees and shrubs of at least three different indigenous species planted in clusters around the pool area; and
(6) any ancillary facilities shall consist solely of toilets, showers and/or changing rooms adequately screened and shall not exceed a height of 2.5m and a combined floor space of not more than 6m². The design shall be appropriate to their setting and the use of timber may be considered. Structures such as pump rooms should be located completely underground.
6.4.1 Policy 6.4 updates and supersedes the 2000 Policy on Swimming Pools
ODZ. The revised policy provides a number of locational criteria that must be
met before a proposed swimming pool may be favourably considered outside
the development zone boundary.
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