VII. RESULTADOS
7.1. Elementos que constituyen la cadena de valor en la MIPYME “Lácteos Mendoza”
It is widely recognised that it is desirable to preserve and enhance areas of special architectural and historical interest. The Development Planning Act and the Structure Plan empower the Planning Authority to designate Urban Conservation Areas. Urban Conservation Areas (UCAs) are areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. The purpose of a UCA is to protect whole areas, such as historic centres as well as individual buildings. The areas between buildings and the surroundings of the buildings are equally important for conservation as the buildings themselves.
UCAs are needed to ensure that an area’s uniqueness can be protected now and in the future. This can be achieved by ensuring that new buildings or alterations to existing structures fit in with the area’s character. It is important that evidence of Malta’s history is not lost for future generations and that places where people live are not spoilt by buildings which do not respect the area’s history. The need for policies to preserve and enhance urban areas is all too obvious when one looks at the many areas in Malta that have been allowed to develop without proper conservation guidance, often replacing buildings that were full of character, as along the Sliema and Gzira waterfronts. There are in fact very few areas of Malta where unsuitable building has not taken place. Through the designation of UCAs, the further deterioration of such areas is decreased if not completely arrested.
The Structure Plan strategy for urban conservation rests on particularly strict control of development coupled with an injection of public and private funds for rehabilitation. The Plan identifies urban areas for immediate protection and also gives provisional UCA status to the village core boundaries identified in the Temporary Provision Schemes until an updated boundary is identified for designation purposes. The areas identified in the Structure Plan are as follows:
?? Valletta and Floriana
?? The Three Cities: Birgu, Bormla and Isla
?? Mdina
?? The Cittadella and its environs (Gozo)
?? The central area of Sliema
?? The central area of Hamrun
?? Village Core areas
The first UCAs were approved by the Planning Authority in 1995. To date, 22 UCAs have been approved, a further 22 are being reviewed following public consultation, and 2 have been finalised pending PA approval. Table 2.4.3.1.1 shows the Urban Conservation Areas designated and/or pending and the area protected per year.
Although slow in taking root locally, there are signs that conservation is being recognised as a key factor in promoting economic prosperity since it does not only provide residents with an attractive living and working environment but it can also help to attract inward investment to an area.
Historic buildings and high quality built environments are valuable assets and provided they are maintained, can be extremely important for the tourism and leisure industry as well. It is also good practice in terms of sustainable development to find appropriate uses for old buildings and thus prolong their useful life without needing to use limited resources in new construction.
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Table 2.4.3.1.1 – Urban Conservation Areas designated per year and area of land protected.
Year UCAs approved Area protected (ha)
1995 Birzebbuga, Cittadella, Floriana, Marsaxlokk, Mdina, Valletta. 236 1996 Attard-Balzan-Lija, Birgu, Bormla, Dingli, Kalkara, Isla, Mellieha,
Mgarr, Rabat, San Pawl il-Bahar.
356 1997 Paola-Tarxien, San Giljan, Sliema, Marsa.
Subject to public consultation:
Fontana-Rabat, Ghajnsielem, Ghammar, Gharb, Ghasri, Kercem, Mgarr (Gozo), Munxa r, Nadur, Qala, San Lawrenz, Sannat, Sannat – Triq Ta’ Cenc, San Pietru, Santa Lucia, Xaghra village, Xaghra – Triq is -Srug, Xaghra – Triq Marsalforn, Xaghra – Triq Mannar, Xewkija, Zebbug.
159 315
1998 Subject to PA approval:
Siggiewi, Haz Zebbug. 91
Source: Environmental Management Unit, Planning Authority
Over the period 1993-1997, 5% of all the floorspace approved and included in the Planning Authority’s Strategic Projects Monitoring Database2 were located in the approved Urban Conservation Areas3.
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Table 2.4.3.1.2 – Floorspace within UCAs as approved by the Planning Authority between 1990 and 1997.
Floorspace (square metre)
Development type 1990-1995 1996 1997 Total
Dwellings 22,930 12,365 13,094 48,389 Offices 16,020 1,345 388 17,753 Retail 2,340 2,623 5,929 10,892 Tourism 14,950 0 3,283 18,233 Recreational 1,530 228 240 12,890 Agricultural N/a 0 828 (828)
Social & community 17,650 3,899 770 22,319
Manufacturing N/a 80 152 (232)
Warehousing 1,420 655 1,218 3,293
Parking 13,230 5,721 4,976 23,927
Total 90,070 26,916 30,878 147,864
Source: Strategic Projects Monitoring Database, PA
(Dwellings floorspace figures only include dwelling applications with 3 or more units)
2 The Strategic Projects Monitoring Database (SPMD) contains information on all medium and major
development approved by the Planning Authority.
3 Results are only indicative as many village core areas have not yet been formally defined as UCAs and
are therefore omitted from this analysis. These figures include all approved UCAs and those formally defined but still subject to public consultation.
Although not based on complete data, the figures above give a good indication of current trends. The higher figures in the various categories (except for dwellings) are normally due to a few large projects rather than to several smaller projects, hence the overall impact is limited in terms of urban regeneration.
The increasing trend for dwellings in UCAs reflects one of the objectives of the Structure Plan which seeks to encourage growth in the number of residences in UCAs. It also indicates investment in UCAs, another Structure Plan objective. The dwelling floorspace shown only includes medium and major developments with three or more units. Data from the dwellings database of the Planning Authority, which include information on all dwelling applications approved by the PA, also shows an increasing trend in the residential development in UCAs, with 222 dwellings approved in 1996 and 264 in 1997.
Successful rehabilitation and redevelopment projects within UCAs, to date, have largely been concentrated in Sliema and Floriana. Sliema has an exceptional ability to attract significant private sector investment for a wide range of development types, whilst public sector investment in Floriana has been mainly linked to the provision of government or parastatal offices.
However, these numbers must be read with caution as the quality of the development taking place in UCAs is not always in keeping with Structure Plan objectives. Furthermore, a large proportion of the projects in UCAs are for new developments rather than conversions, which may not be achieving the objectives of enhancement. In fact, achievement of the broader rehabilitation objectives set in the Structure Plan are likely to require a number of additional incentives and initiatives in ord er to stimulate both public and private sector investment within the various UCAs.
2.4.3.2 Rehabilitation Initiatives
The key agency responsible for developing and implementing policies on the historic environment is the Planning Authority. Other agencies involved especially in implementing rehabilitation projects include the Restoration Unit of the Works Division, the Valletta and Cottonera Rehabilitation Projects, the Local Councils, and voluntary organisations such as Din l-Art Helwa and Fondazzjoni Wirt Artna who have undertaken restoration and rehabilitation works on a number of public buildings.
The Structure Plan provides for the setting up of a Land Tribunal and Heritage Trust that would facilitate joint public/private sector projects aimed at the rehabilitation of Malta’s many historic buildings. Although there exists some government sponsorship of NGOs for specific restoration projects, the idea of a National Trust never took off. Sporadic initiatives have however been registered, such as the Bank of Valletta International trust which has been set up to promote the conservation of national built heritage, and two schemes launched by the Planning Authority – the Historic Buildings Grant Scheme (HBGS) and the Urban Environmental Improvement Partnership Scheme (UEIPS).
The HBGS was launched in 1996 and up to 1998 has provided Lm 17,6894 to the public for the restoration of timber balconies in Cottonera. A further Lm 15,000 have been budgeted by the Planning Authority for a second scheme to be launched in 1999.
The UEIPS aims to improve public open spaces by assisting Local Councils to undertake high quality urban renewal projects to benefit the local community and the local environment. A sum of Lm 100,000 was made available by the Planning Authority under agreement entered into with the Department of Finance in 1996. Funding of any one scheme was set at a maximum of 50% of the total cost of the works. Seven projects including a pedestrianisation scheme in Mosta and a regional garden in Zabbar were sponsored. The majority of these projects were for improvements to town centres.
4 Of these funds, Lm 15,000 have been provided by the Planning Authority and Lm 2,689 by the Cottonera
Local Councils have also become a major source of investment in urban upgrading projects. Projects have included traffic calming and re-routing away from urban cores, provision of paving and street furniture, landscaping, restoration of town squares, monuments, listed buildings and churches. Table 2.4.3.2.1 below shows the urban upgrading projects (1996-1997) of a number of Local Councils and estimated expenditure for each project.
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Table 2.4.3.2.1 – Local Council Upgrading projects (1996 – 1997)
Local Council Project Name Estimated
Expenses (Lm)
Area (sq. m.)
Attard Village square conservation, new pavements at Triq Nutar Zarb
75,000 2,200
Birkirkara Embellishment of urban environment 85,000 N/a Floriana Restoration of pavements and the Wignacourt
Tower façade. Landscaping and the storm water catchment project
N/a N/a
Ghajnsielem Regeneration of paving and landscaping 28,886 2,711 Hamrun Restoration of square, landscaping, pavements 374,000 6,933
Luqa Heritage conservation 9,100 N/a
Marsa Urban upgrading 72,000 N/a
Mosta Upgrading of Triq il-Kurat Calleja 38,038 1,396 Munxar Embellishing of site at 12th December Street 4,208 125 Qormi Upgrading of paving in Main Street, restoration
of “Kristu Rxoxt” niche, restoration of “San Gwakkin” niche
60,000 12,200
Rabat (Gozo) Upgrading of streets and landscaping, opening of war shelter
51,745 1,994
San Pawl il-Bahar Paving of street near Wignacourt Tower 3,500 828 San Gwann Restoration of flour mill, Roman Tower: Ta’
Cieda, Chapel of San Gwann ta; l-Gharghar, Cart Ruts, Chapel of San Filippu and San Gakbu, Ta’ Indri Garrison
N/a N/a
San Lawren z Restoration of Triq il-Qadima 2,000 N/a Swieqi Restoration of pavements, new pavements and
public garden
53,757 N/a
Tarxien Upgrading of landscaping 20,200 N/a
Xaghra Restoration of cross monument at Pjazza Vittorja and paving
11,000 N/a
Xewkija Restoration of farmhouse, historic windmill N/a N/a Xghajra Restoration and rehabilitation of the batteries,
heritage trail and upgrading of landscaping
25,500 2,103
Zabbar Upgrading of public garden, playing field 152,000 6,755
Balzan Restoration of village core 16,426 1,550
Senglea Rehabilitation of village core N/a N/a
Mqabba Rehabilitation of village core, signs, the old hospital, restoration of the "Municipju”, commemorative plaques
300,000 11,100
Santa Lucija Santa Lucija Hypogeum N/a N/a
Source: Planning Authority survey of local councils, 1998
Central Government is also a major source of funding of urban conservation initiatives and a number of rehabilitation projects are undertaken by Government each year, even if most are more directed towards maintenance of Government premises such as schools and offices.
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Table 2.4.3.2.2 – Government Rehabilitation Projects (1993 – 1995).
1993 1994 1995
Ministry for Gozo Restoration works at the Cittadella
39,585 31,004 15,000
Estates Management Enhancement of Public Areas 185,947 245,289 60,000
VRP 354,968 323,353 250,000
Personal emoluments 220,500 220,500 220,500
CRP 254,703 232,305 200,00
Personal emoluments 0 0 35,000
TOTAL 1,055,703 1,052,451 780,000
Source: Structure Plan Monitoring Report (1990 – 1995) – Planning Authority
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Table 2.4.3.2.3 – Government Rehabilitation Projects (1996 – 1997).
Ministry Vote Expenditure
1996 1997
Office of the Prime Minister
Rehabilitation of Historical Sites and OAI Centre
33,000 20,000
Ministry of Foreign Affairs and the Env.
Rehabilitation of Palazzo Parisio 40,000 -
Ministry of Education and National Culture
Refurb ishment of Detail Office, Maintenance of Government Schools and Restoration of Studies Centre
150,000 630,000
Ministry of Justice and Local Councils
Rehabilitation of House of Catalunya, Municipal Centres and other refurbishment works
160,000 30,000
Ministry of Public Works and Construction
Rehabilitation of Forts, Fortifications and Historical Places, including VRP and CRP
700,000 1,200,000
Ministry of Health, Care of the Elderly and Family Affairs
Refurbishment Works 120,000 25,000
Ministry for Social Security
Refurbishment Works 120,000 25,000
Ministry for Housing Refurbishment Works 50,000 40,000
TOTAL 1,373,000 1,970,000
Source: Estimates 1997, 1998 2.4.3.3 Listed Buildings
Historic Buildings can be scheduled under the Development Planning Act. The Structure Plan calls for the designation of items listed in the National Protective Inventory (NPI) and continued research to add more items to the list. The NPI, which was launched in 1988, is a detailed survey of the village core areas documenting every building and space in each street. These buildings are assessed by qualified personnel and assigned appropriate grades where the buildings merit so. The Planning Authority has been reviewing the NPI process in order to make it more cost-effective and relevant to the wider planning process. The NPI has still to cover substantial parts of the Maltese Islands as can be seen from Table 2.4.3.3.1 below. The surveys have generally aimed to cover the areas where Local Plans were being prepared. However, the NPI survey work has lagged behind policy formulation so that the NPI information is mainly being used for Development Control purposes.
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Table 2.4.3.3.1 – Localities surveyed as part of the National Protective Inventory and number of properties included in each.
Town/Village Number of properties in NPI Marsaxlokk 301 Birzebbuga 909 Rabat 848 Sliema 1052 Mosta 138 Bormla 341 Kalkara 366 Paola 1288 Tarxien 487 Zejtun 1398 Selmun 90 Victoria Lines 358 Ghammar 38 Hamrun 32 Attard 188 Misrah Strejnu 127
Zejtun/Marsaxlokk/Marsascala (outlying district) 105
Qormi 1158
Il-Bidni 109
Marsascala 475
Mqabba 129
Source: Environmental Management Unit, Planning Authority
Information from the NPI is subsequently used to schedule buildings of architectural, cultural, vernacular or historic interest. The scheduling process, which is run by the Planning Authority, was launched in 1994 and to date has afforded protection to around 1000 properties. The scheduling process is not only concerned with buildings but provides for the protection of all heritage items.
Buildings identified for scheduling are assigned grades according to the provisions of Structure Plan policy UCO 7, as follows:
Grade 1 Buildings of outstanding architectural or historical interest that shall be preserved in their