Sustainability Impact Assessment

Suburban Development The image of the city:

Kevin Lynch

The social dimension:

Jan Gehl Jane Jacobs Oscar Newman – Defensible spaces

The traditional mechanism of urban renewal was heavily criticized by Jane Jacobs. She stressed the importance to adopt practices that stress social and economic vitality. For an area to continue to renew itself social interaction must be facilitated and opportunities for constant social interaction must be provided.

Safety and security feature high any successful environment to work. Sidewalks, open spaces, neighbourhoods, the local economy and government are fundamental elements that must work together to achieve good city form. The first three must possess qualities that that make them safe and secure to work and these are a clear definition of public and private territories and a gradual transition between them defining what is called by Oscar Newman a defensible space, proving for natural surveillance and opportunities for continuous use of the streets. (death and life of great American cities, Oscar newman defeneisble spaces)

Urban design is concerned with the design of equitable environments. (peter calthorpe).

Scale and time:

Christopher Alexander Leon/Rob Krier

The Visual Dimension:

Although it is true that by changing the physical form of our built environment will not address social and ecological issues, on the other hand economic vitality, social stability and environmental sustainability cannot be achieved without supportive physical framework. This it is fundamental that psychological needs as well as physical concerns are addressed and it is by finding the right balance between these two that solutions would emerge. (the regional city pg 5)

(entry of ebeneezer howard.)

Joel Garreau describes how life could be on these former suburban areas with a high density of office and retail spaces, a major job centre and regional retail and entertainment become mixed use hubs for commerce and creative enterprise serving the national and global market of job seekers whilst providing opportunities for entertainment and recreation. (regional city pg 2, planning at the edge, edge city by garrue).

The regional city model

Nowadays we live in an aggregation of cities and suburbs. This new structure is different from Ebeenezer Howard’s Garden Cities, the Edge Cities described by Garreu or the Radiant City of le

Corbusier. The Regional City model is made from a constellation with layers of networks of; open spaces, transportation, communities, economic systems, cultures, infrastructure, land use patterns. Success of this system thus, depends on the efficient connection that exist amongst them. Three fundamental elements of this network structure are

building the region’s common ground from the system of open spaces. Cultural diversity (ie.e activities), its physical history and economic character.

Serving a diversity of communities Provision of variety of services and modes of transportation systems making places more

complex, inclusive and varied. (regional city pg 6/12).

The processes of developing suburban areas can be achieved by retrofitting declining areas, unused buildings and obsolete lands such as brownfield or grey field lands. Their development can be guided with the same urban design principles to repair the damage brought about by disinvestment, poor planning and urban decay. (calthorpe). The missing link for many communities has been the loss the traditional urban design principles namely, (the eco-neighbourhood principles) to create places that are walkable and human scales, utilising optimum density and make use of passive technology, utilises water, energy and waste management strategies, and street and street block that facilitates pedestrian movement and linking important community facilities. (eco neighbourhood princples).

Calthorpe identifies three layers making up the network metropolises. These are the economic region from which the business clusters draws its memebrs and can extent to global scale, the ecological region, for instance watershed planning and water managemtn aprpaoches ona regional scale and the social region

Defining suburban development

A term associated with suburban development and sprawl is often referred to as peri-urbanisation. The peri-urban is defined as ‘discontinuous built development, containing settlements of each less than 20,000 people, with an average density of at least 40 persons per km2 (averaged over 1 km cells)’. – (PLUREL project). Secondly a definition for urban sprawl considers the value of development as a determinant of weather it is sprawl or not. A typical definition is ‘unplanned incremental urban development, characterised by a low density mix of land uses on the urban fringe’ (Joe Ravetz, 2013)

Urban sprawl may be defined as the spread of urbanisation into the countryside from designated urban areas. Paragraph 7.6 of the Structure Plan defines urbanisation as “the creation of new built up areas containing all or most urban uses: houses, shops, offices, factories, and all the built support facilities which these accumulate”. (MEPA, Rural TopicPaper, 2000)

The urban fringe is that transitional area between the ‘very urban’ and the ‘very rural’, and includes elements from both extremes and may be partly in the countryside but for the most part it fulfils functions directly related to urban areas. (MEPA, Rural Topic Paper, 2000)

This was the result of both outward migration from inner areas where declining quality of life conditions, loss of jobs related to harbour activities, availability of the automobile, population growth, need for affordable housing and to control rent prices that were on the rise as well as industrialisation processes that changed the way rural and agricultural

communities live and the need to locate unwanted land uses outside the urban area and the result of an injection of foreign direct investment. (observations).

Defining Neighbourhoods (rfom suburbs to neighbourhoods)

Neighbourhoods have complex identities and configurations. Neighbourhoods however, maintain some common traits and are defined by their forms, densities and scales. They have to be walkable, clear boundaries and centres, offer a variety of housing opportunities, and offer a diverse and human scale that create a strong identity and sense of community. (the regional city pg 32). Robert Putman

A characteristics of these communities is that they mark a shift from the communities of place to communities of interests that physically might not live in close proximity to each other but share social interaction between them because of common interests. Urban neighbourhoods means different things, they mix persons and activities and combine many aspects of living, public, private, work or home. (calthope pg 33)

Jane Jacobs argues that places functions because they manage to draw together people of similar interests and facilitate interaction. This successful neighbourhoods have to offer diversity of social classes, income groups, building types and economic and social activities. (death and life and peter calthorpe pg 40). Satisfying the social dimension of neighbourhoods is an essential quality for place to continue to renew themselves. (jane Jacobs) Building social capital is a fundamental element and this must be achieved by finding the right balance between community of interest and community of place, a balance between the office community and the residential community (Putnam in calthorpe pf 33).

Communities of interest define themselves by the communalities they share and thus the physical concerns are played down which can be damaging for communtieis of place. Oldenburg in (calthorper pg 36) writes ‘the substitute community of the office is one where there is no place for children’,’ unlike the residential community’.

Peri-urban is defined by the PLUREL project using the term rural-urban-region. The basic spatial types are:

1. Urban areaa. Urban core: central area containing largely public and commercial facilitiesb. Inner urban area: high density development with mixed usesc. Suburban area: lower density development attached to inner urban areas

with local amenities like local shops and gardens.2. Peri-urban

a. Urban fringe: zone around the edges of the built up area with low density development with a scattered pattern with large open spaces, co nsists of large open spaces like gold courses, farmland, nature reserves and urban woodlands, urban concentrations around transport hubs.

b. Urban periphery: zone around the main built up area including small settlements, industrial areas and agricultural land uses.

3. Rural hinterland: area around peri-urban that is however accessible by practical commuting time (Joe Ravetz, 2013)

Factors in dynamic changes of the peri-urban:

Gordon Cullen

Environmental Design:

Ebeneezer Howard and Ian Bentley Ecological design

Historical backgroundDrivers and issues of peri-urbanization.

In modern developed words the peri-urban is a zone of chaotic urbanisation leading to sprawl. The peri-urban can be seen as both a fringe in between urban and rural areas as well as a multi-functional territory. Peri-urban areas are classifies into two distinct segments. The urban fringe and the urban periphery.

Typical features of such area are:

1. Low population density as defined by urban standards2. Scattered settlements3. Dependency on transport for commuting4. Fragmented communities5. Lack of spatial governance

Dynamics within these zones that will be addressed are the physical, socio-economics and political dynamics to understand the drivers of peri-urbanization. (Joe Ravetz, 2013)

Territorial cohesion policies are meant to address the disparities between the peri-urban areas and economic and population centres so they can better compete. Another issues is urban sprawl in the form of low density, discontinuous and dispersed urban development is now a common phenomenon throughout Europe. With mass transport systems and the use of private cars the the country side close to towns become a potential place for living and recreation. (Joe Ravetz, 2013)

The result and combination of a number of market forces allowing affluent people to move out from cities and even due to policies. This is the formulation of suburbs. In American cities you had this large mass migration. These demand certain amenities like schools, market shops, petrol station. This fuels large type typologies next to residential areas. (retrofitting suburbia)

Industrial/warehouses also abandoned the cities and we start having office park like smart city. So from a suburban we start forming an urban fringe, the edge. Industries had cheaper prices and easy highway access. These edges cities become occupied by a car depended

workforce that impoverishes the sense of place when they leave their city to go to work. (Zammit, 2014)

There exists different types of urban sprawl like ribbon development. Furthermore political pressure may also result in more development than required as everyone want to own his own piece of land rather than rent it. (Zammit, 2014)

What we notice is that the rural urban continuum is almost absent in the southern area were there is heavy industrialisation and large suburbs with residential areas. In the northern part this urban rural transition can be much more evident and perhaps this area works better than the south. The reason why in the north there is this continuum is because of the presence of urban professionals living their and commuting to the urban core for work. This area can be called suburban nowadays. This is called ex-urbanisation. Another concept describing the form of urban rural dynamics is counter-urbanisation where migration happens from the inner cores of the cities towards the periphery of development, a tendency of de concentration. Apart from migration other forms of peri-urbanization exists like movement for commuting or recreation and other behavioural changes (like golf-courses). (Joe Ravetz, 2013)

1. Population growth, economic and space demand:

Demographic and social dynamic are driven by migration factors that depends on the attractiveness of the rural, urban areas for jobs and quality of life, transport and communications. The ageing population will also effect housing demand and supply. This was evident in post war period with migration from the harbour areas to the outer suburbs leading to expansion as well as the economic growth and ageing population. (article –plurel)The topic paper prepared by mepa also point out that illegalities such as dumoping or illegal development, small landholdings, contested tenure rights. Changing agricultural practice, proximity to highways and commercialisation also define the Maltese peri-urban area. (MEPA, Rural Topic Paper, 2000)

Furthermore, economic growth and job dependencies on construction workforce requires areas to be built. A factor in Malta that may have contributed towards this expansion was Malta accession to the EU where people to exchange their older currency with the new one invested in property. Furthermore the increased ownership reduced the rent prices in inner urban areas leading to people with lower incomes to move in thus poverty issues and lack of maintanance are created. (Joe Ravetz, 2013)

Furthermore environmental effects such as the rising temperatures in summer in inner land areas may lead to migration to seashore settlements as happens in Malta. Furthermore flooding in urban areas may also cause peri-urban expansion s people seek to move out. Therefore providing the adequate water management infrastructure can reduce the pressure on the outer areas. (Joe Ravetz, 2013)

Furthermore household sizes and morphology, quality of outdoor spaces and community facilities also effects growth of peri-urban development. Moreover transportation and

related infrastructure also encourages peri-urban development as their has been a change to a car and highways network pattern. (Joe Ravetz, 2013)

Figure 2.2

2. Expansion as a result of changes in economies of scale (housing affordable prices)

Expansion can lead to an agglomeration of settlements with polycentric settlement forms. (Joe Ravetz, 2013). Furthermore to gain access to large labour and economic markets there is tendency to located commercial development in between cities as for example Zejtun, Zabbar, Luqa that lie between the conurbation and other coastal areas and even within the conurbation itself. Tourism also effects development. With higher touristic concentration towards the northern part of the conurbation this may lead to the further expansion of the urban areas towards the north. This makes the peri-urban ideal.

Housing provision was always a problem and it was only until 1950s that Government implemented the first large scale physical intervention, one of which was the construction of Santa Lucia in 1958 followed by new housing estates at the edge of settlements in 1960s. Between 1970s and 1980s the Home Ownerships Scheme was launched were plots of land were distributed on temporary emphyteusis for terraced development. In 1990s there is a shift from greenfield development to brownfield development in urban areas. Furthermore there is a projected decrease in the population around the Grand Harbour area. This is a result of a declining workforce in the dockyards, social preference for quieter suburban areas, vacant properties and second homes. Mosta, Zabbar, Birkirkara and Rabat took the role of regional centres after world ware 2. This peripheral development have rise to unsustainable transport patterns. Traffic mainly flows from the periphery of the conurbation towards the grand Harbour and in reverse in the afternoon and evening.

Integrated development for territorial cohesion in these areas is fundamental for the management of these zones. The result is that in finding such relationships in the sustainability triangle is that we and control and improve chaotic urban sprawl. (Joe Ravetz,2013)

3. Political and cultural forces

The following point look beyond physical land use as the dynamic shaper of the peri-urban and these factors, mainly private driven development are:

Financial commodity Place of dependency and colonization Business/science park investors with images of greenfields and fast road connections

(like university) The peri-urban is marketed to attract the creative enterprise Illegal activities can also sometime be seen to take place as illegal dumping, scrap

vehicles and free festivals in these areas.

Other dynamic forces are the division between people with different levels of income agglomerated together or the ecological and landscape diversity that offers many types of connections and relationships (Joe Ravetz, 2013)

Figure 2.3/2.4

4. Radical restructuring of the peri-urban

These mentioned process can either happen abruptly or in transition. (example post war era) A city can change therefore not just in its function or physical form but also in its role and identity over a period of time and from a commuter suburb it may become a multi-functional area. (Joe Ravetz, 2013)

5. Policy context

Other factors that influence urban sprawl are the spatial governance requirement imposed that determine plot sizes for land uses and the allocation of other ecosystem services and whether this development is meant to the public interest or for private profit. (Joe Ravetz,2013) In Malta we had the home ownerships schemes that later become the building development (temporary provision) act. This resulted into many suburbs being build around existing urban edges. Furthermore in Malta we have a two tier planning system with rural and conservation regulations that are very strong and the in between we apply an ad-hoc approach and less restringing development.

Policies prohibiting coalescence in certain areas has been set up. This can beneficial and the in between land can be used for economic activities to make use of the location advantage and at the same time protect the individual identity of each locality. In Malta to prevent this Strategic open gaps has been identified that prevent any development taking place in between settlements to protect coalescence of urban areas and settlemetns ODZ, protect the character of the setting of ODZ settlements.

Planning at the fringe has not necessarily been for the fringe. Containment strategies were designed with objectives in mind that were spatially unrelated to the fringe. Rather we focused on protecting the countryside, conserving the inner urban area and prevention of urban coalescence. Secondly planning was more reactive rather than proactive as very often space was managed in an adhoc way. This means that planning should be more integrated and inclusive to serve the multi-functional purpose of the fringe. (e.g. is green belts) (Nick Gallent, 2006)

The impact of the urban sprawl in past decades has influenced the extent of urban fringes in varying forms from one location to another. Vacant land within development limits used for agricultural purpose is marked as urban area since it might be possible developed. From these analysis we can conclude that locally a number of typologies exists:

Governance structure in Malta was decentralised in 1992 with the introduction of the Local Councils and the introduced legislation made it mandatory that local election should be held every five years.

The waterfront ribbon development is often synonymous with water edged cities. This tendency to follow the natural dynamic and sense of flow created by the water edge and aligning growth to it is a very common response. How the town and the water edge interact determines the character of the city form, a natural coastline that gives a rural character to the settlement.

In past years affordable housing was addressed by creating isolated building blocks of subsidized housing rather than mixed used-neighbourhoods and implementing regional fair-share housing prices. (the regional citiy pg 5) Sprawl was a post-war strategy advocated to create affordable housing and located unwanted uses in places knitted together by car. (regional city pg 5).

Large scale development are often difficult to be implemented on land with small lot division. The multiple ownership makes it quite difficult to assemble a large plot of land to a comprehensive scheme development especially when the scheme is for non-profit purposes. Thus large greenfield (ODZ) and brownfield land would them be destined for development or redevelopment.

Types of suburban development - amorphous, ribbon, parcel, comprehensive development, leapfrog development

Typologies – home ownership schemes etc

Identifying typologies of peri-urban areas based on its ecological, social, economic and institutional characteristics for the suburban area of Smart City: ( from the impact assessment this shows clear the typologies of suburban locations

1. Agricultural areas2. Industrial Zones3. Areas that have high level of commuting4. Area with high level of summer residences5. Areas with permanent residents6. Area with newly established younger generation residents that have different life styles etc.

These typologies exist in various settlements and are united by the physical fabric of the settlement.

Characteristics – skyline, block morphology and typology (the more of the same tradition type Peter Calthorpe etc) vs the neo liberal type of smart city.

Three types of suburban tissue can be read from the diagrams namely, static tissues, the planned subdivision of plots, campus tissue, such as free standing apartment complexes, or shopping complexes that are those along the Lagoon, and elastic tissue, the most transformable type situated on the outskirt areas along the main transportation routes. (retrofitting suburbia pg 198).

Industrialisation in Malta begin in the 60s/70s and this happened in the southern region of Malta. The survived industrial suburbs of today were those located along major transportation networks and adjacent to planned communities. These employment hubs were important for Malta as they provided much of the export base to stimulate economic growth and prosperity. Nowadays many industrial parks are evolving into technology office parks. This was the result of the expansion of the service industry locally and the need to expand abroad by foreign investors. Networking and the internet made possible working from remote locations that offered cheaper and more affordable office prices.

This shows that suburbs have a history of accommodating segregated services such as manufacturing plants, warehouses and other environmentally incompatible land uses with the existing uses in urban areas. This shift in workforce is a reflection of the economic shift from

agriculture to manufacturing in the 60s and 70s and 80s. Today, outdated suburban workplaces are being transformed again into mixed use business districts that reflect the social preference of a particular class, the nature of work and the expansion of a service economy. (retrofitting suburbia pg 203).

Smart City marks a shift in urban renewal and derelict sites shifting from discrete parcel development outside problematic areas with a single-use perspective, attribute to a lack of integration of policies and interventions efforts creating disjointed and separate uses to a mixed use multifunctional redevelopment of existing brownfield site. (planning on the edge). The digital turn has overturned the remoteness of Xaghjra, the vibrant rural and urban setting have attracted many who have the opportunity to choose wherever they want. They have relocated themselves in places that have high speed internet connection use and safe and low speed street environment along walkable streets, enabling private hangouts in their cars or along the waterfront with a highly civilized culture. This means that retrofitting suburban development along the edge has to deal with an auto-oriented monoculture.

To address these issues and retrofitting suburban development have to face challenges for instance the shortage of public spaces and pedestrian infrastructure and the need to operate across multiple parcels. Additional challenges to retrofitting suburban development include the possible rise of neighbourhood resistance, auto-dependent infrastructure, demographically homogenous population. Transforming them into walkable neighbourhoods is conducive of place making by shaping multiple buildings in concert with the public realm. This necessitates the use of design codes and infrastructure for walkability. (retrofitting suburbia) (planning on the edge) Weather this can be effective or not we will study Smart City Malta and the case study of Xghajra.

This polycentric development offers opportunities for business to locate themselves at locations with varying formats and costs whilst reducing the length of suburban commutes. This approach however is problematic as it increase the automobile dependence but at the same time can be attractive because it offers ample parking spaces and a healthier environment compared to other urban and central areas while still being competitive and productive. (retrofitting suburbaia pg 207). These place are attractive for a number of reasons. They offer opportunities for government and developers to redevelop declining existing site in development areas in between peripheral locations and central urban districts at relatively cheap prices for retrofitting and redevelopment. Mixed used development thereof are seen as opportunities to address traffic congestion on arterial roads by reducing vehicular travel time and commute lengths, creating more compact more urban conditions. Companies, especially those competing in global markets such as information technology are not dependent by the footfall of people on the streets as there services can be reached via internet platforms and this are less constrained upon the locations of their businesses and can foster environments that can be more attractive for the younger workforce and skilled workers and convenient for the management team.

Small communities, slightly isolated and segregated, with a diverse population but nonetheless technically advanced are highly sought after by IT companies. The geographical position of Malta, usage of social media by the local population makes Malta a prime destination of research and innovation in IT. Infrastructural investment is the catalyst t6hat would make this possible as these companies would assess our road network, electricity distribution and communication facilities for the viability of their projects. (times of malta, testing one, two three, malta has all the right elemtns to become a test bed for all innovation says Ian Vella. August 7 2015 Friday) http://www.timesofmalta.com/articles/view/20150807/business-features/Testing-one-two-

three.579694 The World Economic Forum has ranked Malta as 29 th in the Network Readiness from 143 countries listed.

The elemtns that created this decentralisation is the decentralisation of corporate business services brought about by the demand and need for business in the suburbs and peripheral location of the city region that owns its roots from previous dencentralisation of manufacturing plans in peripheral locations. Improvements in communication technology and accessibility via major arterial roads made this possible. (globalizing cities, Marcuse).

TheoryKevin Lynch

Jane Jacobs and Jan Gehl

Sustainability Impact AssessmentScope/IntroductionUrban renewal programs would require physical changes and interventions of the physical fabric of the urban landscape that can affect the quality of the area. Commitment to achieve sustainability is essential to improve the quality of life and satisfy basic needs for present generation without compromising the ability of future generations to meet their own needs. The scope of a Sustainability Impact Assessment (SIA) for specific applications and development would inform us on possible available options and issues related to sustainability development. Information about sustainable development is combined with other impact assessments and together with cost benefit analysis shows how problems have been solve or mitigated. (reference pls??????)

Scope of SIABaseline Indicators / BackgroundThe Proposed Development and its ContextThe main site occupies an area of 33.6 hectares of land and includes the formerly known as the Ricassoli Industrial Estate, some agricultural and disturbed land. A satellite was also proposed and covers 4.1 hectares of agricultural land disturbed land and a military installation. The eighteenth century military flankless fort of St Rocco does not form part of the scheme and no lies abandoned and in a dilapidated state. Other land uses included agriculture, hunting and trapping site, private dwellings in Zabba and Xghajra, a former suburb of Zabbar, the Mediterranean Film Studio, Tank Cleaning Facilities and the coast. The topography of the area consist of a series of valleys some of which had their profile altered considerably as a result of the 1979 Industrial estate. The proposal entailed the formulation of a masterplan that was prepared by Colin Buchanan. The masterplan includes a sustainability strategy and addresses the following factors:

Land use designations Environmental constraints identified in the EIA Transport and parking provision Site topography Site infrastructure Development of Codes and guidelines The overall strategy relating the scheme to the surrounding areas (EIA report non technical

summary)

The proposed development seeks to retain the largely rural setting of the area with 33% of the scheme dedicated to public spaces that would include promenades streets and squares and landscape areas and include a number of features namely, the lagoon, great steps, technology plaza, conference centre, community centre, mews and water gardens. The large part of land use designation would be commercial and business related uses that would amount to 46% of the scheme, whilst the remaining 25% would be dedicated to residential uses. (EIA report non technical summary) The project is designed well in synergy with the natural systems and existing infrastructure. The investors took the initiative by making the development sustainable in terms of energy, water management and waste use by the inclusion of the LEED for Neighbourhood Design program.

Peter Calthorpe stress the importance that these outer areas development be reintegrated with inner and first ring suburbs and old city centres to address congestion and unsustainable use of the car. (regional citiy pg 5). Diversity in transportation choices is essential for the successful development of our regions.

Policy Documents and PlansThe relevant policy documents are the Structure Plan, The South Malta Local Plan and Grand Harbour Local Plan and the Creativity Policy for the Maltese Island and the FAR Policy. Smart City is envisioned as an ICT Hub providing access to the European market. The upgrading of employment nodes and opportunities, and de-industrialisation processes aim to restore the environmental degradation, induce employment and economic growth, free areas from industrial accretion and secure and enhance the residential, touristic and recreational potential of the area with a predominately rural character and setting. Consideration also need to be given to the road and open space network by improving road safety, air and water quality for pedestrians and integrating the segregated open space network especially along waterfront areas and other recreational areas. Amenities that respond to present market needs are lacking in this area as a result outward migration of knowledge works especially those in ICT indicate the area has a poor proximity to amenities and accessibility to services. (evidence from statistical data, baseline study, and morphological analysis)). The employment led urban regeneration plan aims to create economic diversity and independence with this region, facilitating access to employment, supporting services and creates a culture of partnership and cooperation.

Other sustainability objectives raised by development scheme would include the efficient use of energy systems, adoption of renewable energy techniques, waste minimization water management, focus development on already existing brownfield sites, construction processes, and car dependency. Thirdly social sustainability criteria identified does deal with relevant issues however community involvement and the lack of identifying what jobs the regional residents can take are not mentioned even though this raise hopes and optimism for prospective students and workers.

The Open Space NetworkThe open space network, of which the shoreline is a part of, is an essential element in that it provides physical and psychological support by providing spaces for natural processes, knitting together segregated communities, provide a sense of ownership and create an attachment to place, a sense of belonging and spaces for the community. The area is designated as a mixed used area to address neighbourhood and liveability issues. Retail, residential uses, lodging, work and home space, recreational areas, shops, community and leisure facilities are all envisaged in the plan. The density, skyline, general massing and the streetscape should all be given due consideration to improve the

quality, diversity and distinctiveness of the area. The (retrofitting suburbia pg 211) incorporation of residential spaces into working and retail environment is not new in Malta. The residents have a vital role in supporting the retail and enlivening the development in the work after hours.

Nonetheless, despite the mix of uses and incorporation of high density development they cannot suffice without exogenous forms of employment and have been attributed to create sprawl by keyring investment and jobs away from, the city, inducing gridlocked traffic on arterial roads and forcing auto-dependency even for internal trips due to the location of the development within the region itself.

A well designed public space all have benefits that companies can benefit from. Well-managed and designed public spaces attract ‘footfall’ and increase the number of people visiting the retail areas and injecting the space with life and other social activities that are spontaneous and optional. Successful strategies for public spaces are to create a healthy environment that enable accessibility and safe movement that stimulates the local economy, provide recreational activities, enhance biodiversity, and provide opportunities for social interaction. (CABE the Vale of public spaces). A good public realm would certainly have a socio-economic impact as housing prices would be on the rise. This would be advantageous for existing residents but prospective buyers would have to dig deeper into their pockets and therefore highlights the need to provide affordable accommodation. (gentrification).

The public spaces have to be designed with appropriate landscaping, lighting, seating and other amenities that reinforce the village identity and give a sense of place. Maintaining a strict building hierarchy in the main spaces is important to create a sense of focus within the square and a sense of enclosure. Otherwise a range of building typologies should contribute to make the spaces more interesting focusing on architectural qualities rather than open space qualities. (achieving sustainable urban form pg 277) The layout adopted have to be legible enough for ease of orientation. The proposed plan consists of a radial structure with concentric radial street network offering views to the lagoon and sea. This was accomplished by the formulation of design and form based codes. This layout also favours walkers and cyclists and combined with traffic calming measures such as shared spaces aims to reducing travel speed that connects the periphery of the scheme to the central Lagoon and embellished by designated boulevards in areas that could generate higher vehicle movements and lack open space character and identity.

Land UsesThis is important as it will tell you how to make the transportation plans and road network, should include kalkarar are as well and esiting routes. Incporating a ferry terminal would be ideal.

Demographic Analysis and Trends – this will address socio-economic changes over the yearsThe population of Xghajra reached 1,614 by the end of 2013.

Censiment data and the demographic topic paper(2011) highlights the disparities and inequalities of the South Harbour Region that lags behind other regions such as the West and North that have better third level education, higher economic prospects, higher wages per capita and better accessibility to more quality jobs and quality of life and other services. Achieving better territorial cohesion and equity with a better distribution of opportunities in peripheral and remote location and recasting social policy around the notion of a ‘developmental welfare state’ to address urban fabric issues of social and infrastructural problems to reduce socio-spatial segregation. (Pike, local

and regional development). Such territorial cohesion policies were already existing in the Structure Plan however their effective implementation did not occur.

In 2015 Malta is experiencing a lack of office space.

By 2018 Smart City was meant to be fully operational, however this was not the case. Why and what went wrong?

Many of the residences in Xghajra over the last decade were purchased to use as second homes. This is mere speculation of property prices as from census data many of them are not used as their primary home. It is not known how many of them were sold to people working at smart city.

The south harbour region has long time experiencing outward migration and loss of population as a result on the continuous deindustrialisation processes that resulted in loss of jobs and that had previously effected the quality of life of the residents. The various social classes have limited opportunities to work in higher end and up scale national jobs that offer better working conditions and more attractive salaries particularly in this region. The quality of open spaces also have a negative effect on the urban fabric. The need to provide opportunities for social interaction is important to guarantee social inclusion and improve the quality of life.

(in this section interviews with key people have to be developed)

Case Studies AnalysisNorrby Sweden development.

Social Assessment

The Xghajra village was initially a temporary summer residence, was mostly rural and with only few farmers residing permanently there. The total population totals about 1,614 people and this goes up in summer to about 5000. As reported in the Social Impact Assessment the population living on the outskirts of Zabbar and Kalkara used to work at the Kalkara Industrial estate or the Malta Film studio or cultivated fields in the vicinity. (eia report pg 440).

Nowadays the area is used extensively for leisure purposes. Hunting and birds trapping areas can be observed during the hunting seasons and people walking, cycle or sit at the waterfront. A range of cultural events and shops are available at the Lagoon are a major point of attraction and entertainment.

Morphological AnalysisBlock sizes, walking distances, density and mixed uses (shops etc.), street form and design, transportation modes and frequency, parking facilities, facades, open space’s and their amenities and qualities.

The pre urban condition of fields and rural area and the altered topography strongly influenced the pattern of the propose schemes and this can be seen from the figure ground analysis and geographical sheets showing the topography. (pg 198 retrofitting suburbia and suburban form) The site is bounded by the sea and the settlements of Santu Rokku and Il-Wileg to the South and Xghajra to the east and is located 1km south of the Grand Harbour. The coastline rise from sea level from Ricasoli area to about 10m above sea level at the Lagoon Area. By time the coastal area have been

fortified to monitor enemy approaches towards Valletta. Fort St. Rocco and Fort Rinella have been built under the British rule in the 19 the century. The latter is home to the film industry in Malta whilst the former lies disused and abandoned. The highest point of the site is a hill at 37.5m above sea level while the lowest point is 7.5m above sea level. (EIA report pg 710)

Instead of separating pedestrians and cars, home places and workplaces and buildings from street the proposed plan proposes a tree lined median and shared spaces with pedestrian friendly boulevards and sidewalk fronted open spaces between buildings that are aligned with them. 3m wide sidewalks, trees and 10m interval, extensive paved areas and integration of public parks and public art (technology plaze for instances), together with water infrastructure, energy efficient development and waste reduction measure in the street network and built fabric should mark the shift from high-speed, car priority streets and utilitarian building to providing quality streets, better accessibility and a healthier environment. (adopted from retrofitting suburbia pg 182 ut not copied.)

Integration should not be limited with the immediate surroundings but to areas beyond the boundaries. Knowing it is impossible to connect in all directions the development’s massing is concentrated (density) not adjacent to the waterfront but further inland towards the existing suburban area and development concentration. In fact the proposed node at the welcoming square extends further inland towards Zabbar, St Rocco area and Cottonera so it better connect these places beyond the boundaries of the development. The location of the public spaces alongside the main route as hinges and nodes increase the visibility and connection to the larger context. (movement economies) Road junctions are used as public spaces and aid sustainability with water features and functions as a gathering spaces with water and landscaping features that identifies the arrival at Smart City. In addition all views from the streets termite into the sea and Lagoon area that is the focal point and landmark element.

The main innovation in these type of plans that differentiates them from conventional zoning is the use of form-based codes, design guidelines based on typo morphology that recognises the fact there are no definite set of typologies. They work based on the subdistrict the building is in and by the type of street each lot faces, the street frontage and by use and lot. (see case Brenda sheer and retrofitting suburbia pg196)

Do a skyline assessment like martina did.

The satellite town, outside the main scheme …

Building Typologies and character:Courtyard Blocks

Tower Blocks

Terraces and traditional sprawl development pattern accompanied by a social assessment of the site.

The Economic DimensionsEmployment, education, workforce, value of good urban design.

The Social Dimension

Dealing with the legacy of the past and the challenges to protect and conserve the meaning and symbolic capital of past development in new schemes is always a challenging act.

Literature consulted for sustainability appraisal:

1. Shaping Neighbourhoods2. Urban Regeneration and Social Sustainability3. Sustainable Urbanism Urban Design with Nature

Environmental Assessment

o Efficient energy use and orientationo Use of renewable energyo Reuse, recycling and minimizing water wasteo Water harvestingo Development Location and site layouto Construction system adoptedo Policy tools, LEEDo Urban Managemento Topographyo Cultural Heritageo Marine Environment

Social Assessment o Address community needs and foster community participationo Address educational problemso Address social inclusiono

The principles/objectives to be applied in retrofitting at a strategic level identified, namely would be: (adopted from retrofitting suburbia, policy frameworks and geographical analysis of likely issues using space syntax.)

Create an integrated transport and land use strategy that favours transit ridership of vehicular use in a walkable street pattern

Promote compact growth to reduce travelling An efficiency and feasible transport strategy Increase interconnectivity, green and public spaces creating safe and secure pedestrian

environments, affordable housing and variety of typologies and diversification of income groups.

Develop a polycentric region with multiple nodes, fostering employment, cultural activities and social events.

Design must be water and energy efficient, makes use of existing heritage, minimize waste and adequately located and oriented.

Appropriate indicators have to be adopted for monitoring the process of development. These must be obtained from existing targets and plans so as to embed the development into the regional framework and must be accompanied by other performance indicators deemed relevant to the site.

AssessmentSWOT and PESTEL AnalysisStrengths

Enhanced urban image and provision of public spaces and other community and services that improve quality of life

Stringer local and regional identity Provision of better quality employment opportunities Retrofitting sustainability in suburban developed site of Xghajra and other adjacent areas of

the periphery of Zabbar. Improved liveability and better provision of services Predominately rural setting and character

Weaknesses

Lack of skilled employees in the region for proposed uses Low population density for existing scenario Pedestrian Movement and footfall is considerably low Existing scenario has a high impermeable surfaces The first construction phase entails the development of the centre and then growing it

incrementally. This could be a weakness as the first phase would ideally involve the construction of a better situated landmark or area.

Educational opportunities/initiatives not foreseen in development plan. Apprenticeship and university led programs and research carried out in collaboration with companies are not provided.

Fort St. Rocco not part of masterplan

Opportunities

Area designated for potential high rise buildings Area can develop from an industrial region to a post-industrial region Fort St. Rocco can be part of Master plan. Provision of port facilities to better connect the site and provide global transport and

berthing opportunities Increase of FDI Improvement of quality of life and quality of open spaces Providing an incentive for more social opportunities and inclusion Achieve better territorial cohesion and equity with a better distribution of opportunities in

peripheral and remote location and recasting social policy around the notion of a developmental welfare state’

Fort St Rocco and existing tank cleaning facilities can be used for aquaculture activities that create educational visits and events and recreational and leisure areas and activities together with fish farms.

Threats

Area risking social exclusion Weak legibility of connection to arrive to site (site can benefit from a landmark building) May cause gentrification The site was and still is characterised by low productivity

The fact it is an employment led regeneration processes means the development will take longer to complete. (why not high tech led development)

Does it address local needs and provide that so much sought local distinctiveness

The Density policies stipulate a net are of 120 sq meters for residence however this not sustauibnale by Farr arguyment…

Gentrification processes.

Marine AssessmentFor land reclamation to be feasible environmentally the seabed has to have no environmental important whatsoever. This can be evidenced from the reports on smart city and by the fact that the sewage treatment plant discharges waste into this area. The south east Malta area was identified as an area with considerable potential for land reclamation. The highlighted advantages in the Land Reclamation Report 2005 were the following; the area disposes of limited protected nature areas and has limited environmental and ecological significance in light of the existing uses and alterations to the site that occurred throughout the years, shallow waters, nearby development such as tourism, businesses and residential uses could benefit from shore development and land reclamation as this would leave a socio-economic impact and generate activities in this area, the coastline is already inhabited in parts but also contains illegally dumped material. (the disadvantages are being turned into an opportunity). The area presents little disadvantages thereof being the existing commercial uses such as fish farms and tank cleaning facilities the latter can be relocated offshore.

(The coastal area has been declared as ODZ land

Feasibility studies for the proposed land reclamation should address the economic viability of the proposed land uses, the environmental constraints, the technical feasibility of constructing artificial land and the provision of suitable material for construction. A social impact assessment would assess the effects on employment, business and residential areas and their likely effect on prices. The creation of shoreline activities such as a marine would improve the connectivity of the area with the world and other regional locations as well add more activity and potential for commercial enterprises and establishment. (movement economies). (funding can be obtained form the EU).

The Structure Plan requires that Marine Conservation Areas be contiguous with protected land areas and categorised accordingly, data on MCAs be collected and used to direct decision making.

The Integrated Maritime Policy (IMP): aquaculture, blue biotechnology

Socio-economic- aqua cultural centre is a learning hub for visitors and residents alike and a spot for research conducted by universities (maritime authority school is in Kalkara so this area can be an extension for it perhaps to relate studies on fisheries etc.). The sea ferries can ease traffic loads from congested areas of Fgura and Zabbar, further intensification of development may create unwanted traffic loads on nearby areas and increase trips significantly in addition to those already envisaged from Smart City. Therefore the sea connection would be beneficial for this area.

Socio-cultural processes – marine activity is a globalised market that can generate touristic activities, the proposed university at South East of Malta is an added asset for this site and has more potential to develop further. Furthermore this can leave an impact of the property prices and socio-economic processes.

Codes and Covenants for land reclamation – design codes for land reclamation

Peri-urban urban land uses relationships.

Proposals(proposals) In practice this would mean provision of employment hubs in the regional context, local and regional connectivity via proposed link road with the South Harbour Link Road and enhancement of the waterfront and promenades along the coast as an important recreational, environmental and strategic asset.

Location of tall building as per Edmund bacon.

educational values and direct community involvement

We have not witnessed many retrofits of industrial and office parks. This is due to the life space of office and industrial enterprise and the buildings constructed for them. Generally the site ideally for development and re development are those within greater accessibility, industrial zones and office parks zoned land on major arterial roads with transit access.

The Open Space Strategy – codes based on districts and street types

Marine facilities and land reclamation – this would be justifiable under the premise of Malta expanding marine sector and enhancing the connectivity of the site regionally and worldwide. Furthermore the tank cleaning facilities are envisaged to be relocated to a floating platform outside the shore to open up land for recreational uses. This would make access to the site more significant and valuable less time consuming as this would be related also to activities not found elsewhere in other ICT hubs and facilities therefore increasing the attractiveness of the site and expanding the sector to maritime related activities as a means to create better coastal activities. The use is therefore justified with the need or local services demand for berthing, facilities that are altogether lacing in this area and in need of expansion. This would increase support for the area and activities along the shoreline. Construction material can be used for land reclamation purposes as this area has lot of fill material used for the construction of the reclaimed land.

Transportation Strategy:

Clean Vehicles and vessels: alternative fuel infrastructure, implementing the Green Vehicle Initiative and other H20/20 initiatives promoting clean and energy efficient transport, pursuing global standards for electric cars and implementing the priorities identified under CARS 2020.

Financing retrofitting proposals for St Rocco can be achieved through Tax Increment Financing (TIF) strategies were the authorities shoulder part of the costs.

Questions: what led to the formulation of smart city Malta, what makes investors come this location, are there complaints by those living there and he residents.