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‘Agritourism’ could be ploy for new buildings outside development zones Under the guise of promoting agritourism, the government is considering allowing new residential facilities on any agricultural holding greater than 60 tumoli (67,000 square metres). On Monday, during an interview with Reporter on TVM, Prime Minister Joseph Muscat categorically stated that there would be no development in ODZ. This scheme could be a way of circumventing this 'prime ministerial' commitment. MaltaToday is informed that the board of the Malta Environment and Planning Authority is considering this proposal currently. When asked whether the government is considering it, a spokesperson for Parliamentary Secretary Michael Farrugia simply replied that the final policy on agritourism "will be in line with the government's intention of regulating such industry". Although the number of landholdings greater than 60 tumoli is very limited, the approval of such a policy could serve as a pretext for ODZ development, accommodating those who have bought land which could previously not be developed at very low prices. Environmentalists have argued that agritourism should be limited to the footprint of existing farm structures. But the parliamentary secretary refrained from replying when asked for verification on that point. The government spokesperson was also mum on whether agritourism permits would be limited to registered farmers or open to anyone who owns undeveloped land. A spokesperson for Farrugia replied to these questions by saying that an ad hoc committee appointed by the government had completed the first draft of the policy regulating farm development outside development zones. MEPA official Elisabeth Ellul, a member of MEPA's Environment and Planning Commission, chairs the ad hoc committee. It also includes Kevin Fsadni from the Malta Tourism Authority and Charlo Camilleri and George Carbone from the Department of Agriculture. The policy is now being discussed at the MEPA board level. Subsequently the draft will be issued for public consultation, and only after this second round of consultation will MEPA issue the policy. Mini hotels in the countryside? One key issue is whether to limit agritourism facilities to the footprint of existing infrastructure or to allow extensions and new rooms to existing buildings. MEPA sources expressed concern that developers could use the new policy as an excuse to sanction present illegalities, as previously happened when the previous administration issued a policy which facilitated the development of stables. Interviewed by MaltaToday in May. Parliamentary Secretary Farrugia was already hinting that the government intended to encourage agritourism projects. "We don't have in mind hotels in the middle of the countryside but farms offering a number of limited beds to tourists," Farrugia said. Interviewed on Sunday, Tony Zahra, president of the Malta Hotels and Restaurants Association, welcomed the government's plans on agritourism while proposing a 15-room limit on such establishments, as exists in other countries. "If you have more than 15 rooms it should not be even considered as agritourism. There should be a clear limit on the number of rooms one is allowed to have." But environmentalists have already drawn a red line, arguing that agritourism should be limited to the footprint of existing farm buildings. Writing on his blog, AD Deputy Chairperson Carmel Cacopardo warned against agritourism driven by the construction or tourist industries. "Existing agricultural buildings validly built throughout the years should be properly utilised. There are quite a number of them, some having been abandoned years ago. If alterations to these buildings are required, they should be considered, provided that the existing footprint of the buildings is not exceeded." ODZ swimming pools? MEPA has already undertaken a two-week consultation on the objectives of the policy on ODZ farm development, which specifically refers to new rules on the development of swimming pools. A total of 112 submissions were made to MEPA during the two-week consultation, which expired on 16 of September. One of the declared objectives of the policy was to facilitate the redevelopment of "existing farm buildings into agritourism establishments or visitor attractions". Another policy which is being re-considered is the Development Control Guidelines on ODZ swimming pools, which will be integrated into an encompassing policy catering for all ODZ developments. The current policy on swimming pools, issued in 2000, allows for the construction of new pools inside the immediate boundaries - or "cartilage" - of existing buildings or as an extension of that cartilage. According to present rules, the extent of paving or hard surfacing around the swimming pool is limited to not more than 50% of the pool area. The area allocated for a swimming pool cannot exceed 50 square metres for a single residential unit and 70 square metres for multiple residential units. Past controversies The new policy being drafted by MEPA is also aimed at allowing the redevelopment or rehabilitation of pre-1967 farm buildings whilst "eliminating visual intrusions in the rural scene". The redevelopment of farmhouses has been an ongoing controversy, resulting in major planning scandals like that which led to the resignation of ex-PN president Victor Scerri. It followed a damning report by former MEPA auditor Joe Falzon on the way in which MEPA had approved an application presented by Scerri's wife. Another controversial issue is the redevelopment of farmhouses into stables. An investigation carried out after 2008 revealed that a number of these converted buildings were being used as private residences. According to the policy approved in 2006, permission may also be granted for the erection of a single dwelling unit for an full-time farmer outside the development boundary, provided that the farmer cultivates a minimum arable land area of 30 tumoli. The justification given in this policy was that the number of arable farms with more than 30 tumoli of registered landholdings "is very limited". Moreover, this policy was to serve as a disincentive against the fragmentation of arable farm holdings. In Italy, agritourism was recognised in 1985. Statistics for the year 2010 reveal that just fewer than 20,000 agritourism operators in Italy have placed 200,000 beds on the tourism market - an average of 10 beds per operator.