Regenerating historic urban cores Approaches and problems

Regeneration is a long process requiring considerable financial input, a joint effort between different fields of expertise and a holistic strategy that takes into account not only the historical and visual aspects, but also the socio-economic aspects. A successful strategy also depends on a bottom-up approach that tackles the problem at grass roots level. Isabelle Vella Gregory reports.

Malta as part of the European Associationof Historic Towns and Regions The European Association of Historic Towns and Regions was formally established at a conference held at the Council of Europe in Strasbourg in 1999.

It is a network of Historic Towns Associations which has 41 member countries. Individual towns or regions are allowed to join as associate members. The association's headquarters are in Norwich, UK.

The purpose of the association is to promote the interests of Europe's historic towns. It works towards insuring that policy-making bodies recognise and reflect the specific needs of historic towns and their inhabitants. It also raises public awareness about the importance and value of Europe's cultural heritage.

The association identifies and shares experiences and good practices in the fields of conservation and management of Europe's cultural heritage. It also assists with the setting up of national associations of historic towns where they do not exist.

The association also helps put together European partnerships of historic towns to secure European funding for projects. It also plans to establish a number of working groups including one on cultural development located in Malta.

Zejtun mayor Joseph Attard is chairman of the Malta branch. The Maltese Historic Towns Association was set up before the 1999 conference. Mr Attard is also a member of the association's bureau.

Malta is a member of the association. Township status in Malta is granted by historical statute. Thus, Zebbug, Qormi, Zabbar, Siggiewi, Zejtun, Senglea, Vittoriosa, Cospicua, Valletta, Mdina and Victoria (Gozo) all qualify for membership. All towns, with the exception of Mdina, have joined the group. The association gives ideas to the councils of the towns in question.

The association has also suggested to MEPA director-general Godwin Cassar to organise a feedback seminar on the recent MEPA conference, where participants can discuss how the ideas put forward in this conference can be applied to Malta.

Mr Attard believes that significant steps have already been taken; however, urban cores are not really being regenerated in the true sense of the term. The association is diffusing the idea that cores are worth looking at in a new way which realises their full potential.

He also believes that there is a lack of a holistic vision in Malta. However, the situation has started to change on that front as well.

Practical work has already been started at Zejtun. The local council has already taken various steps, including the pedestrianisation of various zones, installing street furniture and introducing various initiatives with the aim of encouraging residents to take an active part in regeneration.

Mr Attard has the backing of residents; however, certain initiatives are hard to implement. Pedestrianisation can be met negatively since many people are hostile to initiatives that "take their cars away".

The council is also planning a heritage trail. This is being done in conjunction with Malta Tourism Authority (MTA). The trail will guide visitors through various areas of Zejtun. These areas have already been cleaned up and street furniture has been installed. Parts of the trail are in pedestrian zones.

The trail will guide the visitor through Zejtun's picturesque streets, focusing on its myriad of historic and public buildings and offering the visitor a walk through a town which is both historic and alive.

The trail will be supplemented by various information boards and a leaflet with a map and information on sites of interest. The leaflet will also contain general information on Zejtun and practical information, including how to reach Zejtun by public transport as well as useful and emergency telephone numbers.

Mr Attard noted that associations like the Historic Towns Association push for action. However, there is a need for a change in mentality. He also believes that success lies in a holistic approach to regeneration.

A holistic approach to Vittoriosa

Suzanne Ellul, an MA candidate in geography has submitted a dissertation entitled "Housing in Vittoriosa: A Holistic Approach", which analyses the current situation in Vittoriosa and proposes a strategy plan for its regeneration.

For her BA (Hons) dissertation, Ms Ellul studied population mobility in the area and found out that there was an exodus at the time of the second world war, with new people moving in after the war because of cheap housing facilities. She found a link between physical and social mobility.

The aims of Ms Ellul's MA dissertation were to analyse the current situation as regards housing and people's socio-economic standing, find the causes of residential decay and if the situation has always been so and why. Following her analysis, she also outlined a management strategy for housing and other compatible uses, including transport and social facility.

Vittoriosa was compared to other localities in Malta such as Birkirkara and Xaghra, Gozo, and also to the average rental values in the Maltese islands.

A location analysis was held to study behaviour patterns and learn about the residents. This was followed by street surveys. All streets were seen in terms of a series of criteria, including vacant housing and historic features. These were then grouped according to common characteristics. The result was a series of six zones.

A study was also made of census data from 1891 till the present. Rental values and other criteria were analysed to have a time series analysis. Her survey data were confronted with census data to check if her sample was representative.

Ms Ellul presented her findings and proposal to the international network Walled Towns Friendship Circle at their annual symposium in Soave, Italy, last year. This allowed her to get international feedback and suggestions.

Ten per cent of the population were interviewed during a field survey. People were chosen from each zone and they answered a specific set of questions which dealt with housing, the socio-economic situation and the residents' perception of the locality. The people most involved in housing and urban regeneration, including architects and planners, were also consulted. In-depth talks were also held with the Vittoriosa council, the parish priest and other people.

She found out that housing units are mostly small and there is a high dilapidated stock. The majority of housing units are privately rented at very low rates. Eighty-nine per cent of rented property is rented at less than Lm100 per annum. The solution does not simply lie in increasing rent - there are in fact various problems associated with rent laws and income levels are generally low.

Property prices are also low, although lately some prices are on the increase. This is mostly due to the waterfront project. Eventually this may lead to a limited form of gentrification and there is a risk that conditions for current residents will not be improved to their full potential.

Residents living near the area where the waterfront project will take shape agree with the project, believing it will upgrade the area and give Vittoriosa a positive image. People in other areas of Vittoriosa do not seem too bothered by the project. Some feel it is positive but wish something would be done inside Vittoriosa, directly for the residents.

The education level in the area is also low. This in turn influences jobs and income, with the latter affecting the state of affairs. Low income levels prompt people to seek low-rent housing. The net result is a degraded scenario. Moreover, the further from the core, the lower the level of housing quality.

As can be seen, a management strategy is needed, a strategy which has a holistic, bottom-up approach that takes into account the residents' needs. Ms Ellul's vision is Vittoriosa as a vibrant and active coastal walled city which will attract people from other areas while retaining its local distinctiveness.

Some suggestions are increasing the awareness level, the use of vacant buildings (whether for residential or other purposes), more incentives for upgrading and more recreational facilities. The raising of awareness is very important, especially since apathy among residents seems to be quite high.

The general strategy has three main phases. Phase one involves the improvement of the physical environment. This is a highly visible stage which will instill a sense of pride and community feeling.

Phase two will see the improvement of social fabric and Phase three, which will be a multiplier effect of the first two phases, will be a phase of economic growth. Vittoriosa will attract economic investment.

Some work has already been done, including the pedestrianisation of some zones, various subsidies and the building of a community and a youth centre. However, further work is needed.

Of course, it is not easy to implement the plan. Firstly, there are various financial limitations. This situation can be partially rectified by the use of public-private partnerships. Co-operation between all the bodies involved is also essential. Most of all, the residents must be part of any project from the very beginning.

Education, awareness and the right marketing are also essential. Most of all, a joint effort is needed. The situation is not as bleak as it sounds. Residents know their town's potential and there is much scope for future development.