General change and dynamic history

The case of Valletta differs slightly from the rest of the cases in ENTRUST because it has particular characteristics, namely its size and physical constraints, such as its topography and fortifications. Due to the size of Valletta, we looked at the entire city but specifically in a residential neighbourhood in the north-eastern part of Valletta – Il-Biccerija. This neighbourhood is mostly a residential area which and is amongst the worst maintained in Valletta. However the neighbourhood has potential due to its rich urban and historical fabric.

In contrast to most of the other cities, Valletta is just starting an integrated approach to urban regeneration and looking for appropriate strategies for implementation.

The city of Valletta was founded in 1566 by the order of St John as a fortified city based on geometrical and symmetrical patterns. It was planned with strict urban regulations and throughout the past four hundred years since its foundation, the city of Valletta has seen very few transformations in its urban pattern but it has been transformed to adapt to new uses, mostly from residential to commercial and administrative uses.

The number of people in Valletta has been declining since its peak at almost 25,000 in 1881. Today, the population is sinking down to 7,000 – of whom almost 30% are over 60 years of age. The decline in population has led to a situation with 833 vacant buildings (23% of all dwellings), 76% of which are in bad maintenance condition. Occupied dwellings are characterised by low rental levels which cannot be easily adjusted due to Malta’s tight rental legislation. This situation is combined with a multitude of problems including problems of accessibility, management of vehicular traffic, over-commercialisation and increased property prices.

Tourism is very important for Valletta; however tourism is not solving Valletta’s social, economic and physical problems. Tourism creates a lively city during the day, but a ghost city at night and also leads to a considerable decay in the environment. There has been recent eco-nomic investment in specific areas, namely the Mediterranean Conference Centre, St. James Cavalier, The Cruise Passenger Terminal and the Embassy Complex, which could have a multiplier effect on the surrounding areas to regenerate Valletta.

Policy response

The rehabilitation of Valletta started in 1987 as emergency restoration with interventions on the public buildings, mainly churches and monuments and some public spaces. The Valletta Rehabilitation Committee produced guidelines for a Masterplan in 1989 and although this was never formally approved it still serves as the basis for discussions on developments in Valletta.

In 2002, the Malta Environment and Planning Authority approved the local plan for the Grand Harbour Area looking at the cities facing the harbour neighbourhoods including Valletta. The plan is directed towards securing the economic and social revitalisation and regeneration of the Grand Harbour Area with an emphasis on conservation. The plan both looks at general policies for the entire area covering several cities and on more neighbourhood specific topics.

In Malta, discussions have been taking place trying to identify the best strategy for the implementation of the rehabilitation of Valletta.

The possibilities are:

• A state-funded approach

• A private development

• A partnership approach based on a partnership between the Valletta Rehabilitation project and the Valletta local council and possibly the private sector through the Heritage Trust. The way forward is to draw a rehabilitation plan based on a bottom up approach.

The study neighbourhood: Il Biccerija

As a case study a neighbourhood at the lower part of Valletta has been selected - referred to as il-Biccerija (the abattoir). Although mainly residential, the neighbourhood is amongst the worst maintained neighbourhoods of Valletta, and in desperate need for rehabilitation. This is not the sole reason why this neighbourhood has been chosen as a case study; the buildings along the bastion walls enjoy pleasant sea views. The neighbourhood is rich in historical buildings, several of which are presently vacant. There is also a prevailing social stigma against the neighbourhood and the residents living there.

Key problems/challenges

The findings of the case study indicate that a rehabilitation plan is needed for this neighbour-hood. Surveys consisting of: a historical survey; an architectural survey; a structural survey; a land use survey; a land ownership survey; and a demographical and household analysis should be carried out. Other data which could be useful when one comes to draft the rehabilitation plan for the neighbourhood, can be obtained by interviewing people who know the area, such as Local Councillors, Parish Priests and the residents of the neighbour-hood; and other organisations, agencies, departments and authorities which could have vested interests in the neighbourhood.

The key goals of the rehabilitation plan are:

• generating economic activity whilst protecting the existing commercial neighbourhood

• attracting new residents but at the same time protecting the present residents

• physical interventions which should respect the fact that Valletta is a World Heritage Site

The final and most important consideration is the recommendation of the way how this plan is to be implemented. The plan cannot be implemented totally by the public sector, because this is economically and technically impossible. The other option is that of delegating its implementation to the private sector by leasing publicly owned property to the private sector, and binding them to follow the established plan. However such property still remains owned by the government and public access through such property may be denied. The final and possibly the most effective implementation is that of forming a partnership between the public sector and the private sector. 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 neighbourhood and being encouraged to rehabilitate the property according to the plan.