Case Studies  A Regeneration Strategy for Valletta. Il-Biccerija Case Study

7 Case Study – Il-Biccerija Node

Although this node was not selected according to the process explained above, its choice is being justified infra. Strategically, it is most ideal to select nodes which are at the fringes or along the waterfront of the city, so that people are attracted from the centre outwards. In addition to this, one should also consider an opposite flow, where people move from the outer nodes to the central nodes. This can be mainly achieved through the improvement of peripheral transport, on land or by sea. The node selected as a case study, is a peripheral node, located at the northest part of Valletta (site plan). The case study area is delineated by Bakery Street, Archbishop Street, Marsamxett Road, St. Sebastian Road and includes the coastal area under the English Curtain Wall and St Sebastian Bastion. The area is popularly known as il-Bavjiera, since the Auberge of the Anglo-Bavarian Langue is found in the area. For the purpose of this paper, the area is being referred to as il-Biccerija, since the first slaughter-house of Valletta was built in this area. This area has a direct link to the coast, through what is known as the Jews Sally Port and to the exposed inlet known as il-Fossa or St. Elmo's Bay. Although mainly a residential area, the area is amongst the worst maintained areas of Valletta, and in desperate need for rehabilitation. This is not the sole reason why this area has been chosen as a node; the buildings along the bastion walls enjoy pleasant seaviews. The area is rich in historical buildings, several of which are presently vacant. The area, as explained above, is easily linked to the shore. There is also a prevailing social stigma against the area and the residents living there.

The detailed survey of the node should consist of: a historical survey; an architectural survey; a structural survey; a land use survey; a land ownership survey; and, a demographical and household analysis. Other data which could be useful when one comes to draft the rehabilitation plan for the area, can be obtained by interviewing people who know the area, such as Local Councilors, Parish Priests and the residents of the area; and other organisations, agencies, departments and authorities which could have vested interests in the area.

Although the need for a historical survey has been already identified in the nodes' selection process discussed above, the type of survey recommended here should be a more detailed research. This historical research should investigate any urban change which possibly could have occurred within the node selected, from the time of the building of Valletta. This can be studied by comparing maps, paintings and etchings, a number of which have been reproduced in literature on Valletta. Through textbooks on the history of Valletta, one can associate any historical events with the node under study, and therefore can look for any buildings which relate to such events. A useful book which can lead the researcher to important buildings is The Houses of Valletta, written by V.F. Denaro and published in 1967. Another useful source of information is the Antiquities Protection List of 1945, available at the Museums Department. The research could then continue through the Archives of Malta at the National Library. A good source of information are the Treasury Books of the Order, and the various Foundations established by the Grand Masters. Some of these archives or Cabrei contain plans of buildings as built by the Order. The history of the area during the British period can be inquired in the National Archives at Santo Spirito at Rabat. Old photographs are important, when one is investigating the changes which had occurred to the area during this century.

7.4 Ideally, all the buildings within the node under study, should be surveyed both internally and externally, plans and elevations drawn up, and photographs (possibly rectified) taken. However, this is a very complex job, primarily due to problems which one could encounter in trying to get into buildings, and secondly, since such survey requires considerable financial and human resources. These should be surveyed both externally and internally. An Integrated Heritage Management Inventory should be collected for the whole area and buildings given a grade of protection. Through this survey, each facade would be examined architecturally and stylistically. Any special features, such as fat mouldings, continuous corbel supported balconies, sculptured features, engraved dates and coat of arms, should be carefully recorded. Such features are important references in dating buildings. By virtue of this visual survey one can also identify any aesthetically offending elements in the streetscape. This survey is also crucial in featuring buildings which need immediate restoration. The survey explained above, should be extended to open spaces, with special reference to the state of the public spaces, such as streets, squares and other open areas. Any areas paved by hardstone or lava slabs should be recorded. Important vistas and landmarks are to be distinguished in this survey.

As a continuation to the surveys explained above, one should conduct a structural analysis of these buildings. Buildings which show serious structural problems should be clearly earmarked. Note should also be taken of other buildings which have problems with their roofs, or other minor structural problems. In the case of historically important buildings, one should also take note of structural changes which are evident, such as the introduction of intermediate floors, the closing up of the internal courtyards, the building of partition walls and other visible interventions. Ideally this survey should be conducted after the drawing up of plans of the buildings surveyed so that any notes taken can be located. This survey in conjunction with those explained previously can be used to identify buildings which merit no protection in view of their lack of aesthetic contextuality, or which as a result of their delicate structural condition, can be demolished, and others still, which as a result of their historical and architectural significance should be preserved at all cost. One should remark that the number of buildings identified for demolition should be very minimal, since in Valletta there should be a presumption against the demolition of its buildings.

7.6 In any planning exercise, a land use survey is of critical importance. When the process of selecting nodes was described earlier on, reference to such survey had been already made. If such survey has been conducted in detail throughout the city, there is no need to repeat it for the node, as this should have been covered already. If, on the other hand, the previous survey was a general one, a more detailed land use survey should be conducted, within the node under study. This survey should ideally cover all floors. Through this survey one can identify the number of vacant properties, the services offered, any public or private offices, commercial uses and other types of uses within the area under study. Amongst other things, this survey can highlight important services which are lacking within the area and any detrimental imbalances in the mix of uses.

The most complex type of information, which is necessary when one tries to draft a rehabilitation plan, is land ownership. Although there are different sources from where such data can be obtained, the intricate way tenements are divided poses a serious problem in obtaining reliable information. Notwithstanding such problems, one should at least identify Government property. This information can be obtained from the Lands Department. Although the property in Valletta started to be registered at the Lands Registry Office, up to now, only property which was previously owned by the Church, and now administered by the Joint Office, had been registered. It is envisaged that both Government and private owned property will be registered in this inventory. When this information is compiled, it could be a reliable source, since each property registered is being surveyed and plans recorded.

A demographical and household survey of the node is also important. Through such survey, one can identify any imbalances in population distribution, with regards to sex and age groups. One can also deduce population changes throughout time, by comparing past data with recent. One can also estimate the population density within the node, and conduct the necessary comparisons. Through a household survey, one can gather the rate of vacant units and the distribution of household size. All this data can be gathered through the Census carried out every ten years. It can be also gathered through a census designed specifically for the node. However, one can find problems in using these two methods. The Census information is not that easy to retrieve by property number, and is highly restrictive information. The second recommended method is highly time consuming and costly.

6 Prioritising Nodes    Il-Biccerija Node site plan