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

8. Rehabilitation Methodology

Through the data collected in the above mentioned surveys, and in line with the recommendations of the Local Plan for Valletta, one should start by drawing out the main goals and objectives of a rehabilitation plan for the node under study. In line with the set goals and objectives, one should then recommend detailed actions related to specific buildings and spaces within the node. This plan, should be designed in a way to ensure its implementation, and therefore when drafting recommendations one should think of their management. The plan should be economically feasible, socially justifiable and politically acceptable.

Although at this stage one is discussing the general approach to node rehabilitation, one can identify a number of key goals which should apply to all nodes within the city:

1. The node should act as a magnet to generate economic activity within the city but at the same time protecting the existing established commercial area;

2. The node should attract new residents within the city but at the same time protecting the present residents;

3. Any physical intervention should be made with special regard to the fact that Valletta is a World Heritage Site.

In addition to the above three main goals, one can add other goals which relate directly to the node under consideration.

The rehabilitation plan should then make specific recommendations related to the physical, economic and social aspects of the area. Physically, one should identify the main historical buildings in the area and if their present use is not in line with the established objectives, one should recommend specific uses to such buildings. In view of the historical importance of these buildings, ideally one should recommend uses by which such buildings can be made accessible to the general public. These uses can include public administrative offices, and a mix of culturally and tourist related uses or activities. On the opposite end of the scale, one should also identify those buildings of which their demolition is to be considered favourably. The plan should give guidelines on the construction of new buildings, when such demolition is permitted. The plan should also give guidance on how the rest of the property within the node is to be rehabilitated. The rehabilitation plan should get into the economics of its implementation. Each proposal should be economically feasible to conduct. Therefore proposals should be directed in attracting, as much as possible, private investment.

The rehabilitation plan should not focus only on buildings within the area under study, but also on open spaces such as streets, squares and other public open spaces. Proposals should be drawn on traffic flow, pedestrian areas and recreational areas amongst other possible activities in such public spaces. The plan should give guidance on how such spaces are to be environmentally improved and made more attractive.

The final and most important consideration is the recommendation of the way how this plan is to be implemented. The plan can be implemented totally by the public sector. This approach, although having the advantage of a possibly better managed plan and a homogeneous results, it is economically and technically impossible, unless the node is a single building or a small open space. The other possibility is that of delegating its implementation to the private sector by leasing publicly owned property to the private, and binding them to follow the established plan; this can be made only if the whole area forming the node is publicly owned and if the plan is financially attracting. The disadvantage of this plan, is that although legally, such property still remains owned by the government, public access through such property may be denied. Moreover, its is highly unrealistic, in the present situation of Valletta, to have a plan which is so economically feasible that it would be implemented only through private investment. The final and possibly the most effective implementation is that of forming a partnership between the public sector and the private sector. The public organisations could include amongst others, the Valletta Local Council, Valletta Rehabilitation Project, the Housing Authority, Museums Department and other government departments, authorities and public agencies which could have interest in the plan. The private sector, owning property within the area of the plan will be guided to get their property in line with the plan, and possibly, when need arises, be financially assisted through grant schemes. There could be also the possibility of the private sector buying property in the area and encouraged to rehabilitate such property according to the plan. This approach has a number of advantages. The public sector, as discussed above, can give incentives to the private sector to attract it investment into the area. Moreover, the plan could require legislative changes for it to be implemented, which changes can only be made by government. The role of the government is needed in order to set the ball rolling, and then private investment would be attracted to the node.

If the partnership approach is to be adopted, it is useful to get the rehabilitation plan published into a development brief, explaining to the private sector the opportunities which exist in the plan itself. This plan is published for public consultation and the comments raised by the public be addressed before the final plan starts being implemented.

Il-Biccerija Node site plan