Research Article: Social Sustainability, Urban Regeneration and
Postmodern Development approaches for Strait Street, Valletta.
by Mr Jonathan Caruana BSc Geography and Environment (London)
Introduction
Walking along the numerous shops along Republic Street in Valletta during the day,
one can be forgiven for failing to notice a narrow street that runs parallel to it. Once
within however, one immediately senses there is a history behind its deteriorated
facades. This degradation is the result of years of neglect following the street’s fall
from grace, which started in the aftermath of World War 2, when thousands of sailors
visited looking for a much needed respite from service and war duties. However,
Strait Street, or as more commonly known by locals, Strada Stretta, has in the last
years slowly started regaining its reputation as the capital’s main spot for
entertainment, following the opening, or re-opening, of a number of bars and
restaurants.
Figures above respectively showing the area in front of ‘Tico Tico’ during a typical evening and the
lower part of Strait Street (Source: Schofield and Morrissey 2013 / Author)
Bearing in mind that Valletta has been awarded the status of European Capital of
Culture for 2018 for which a series of events and projects are being prepared, lately,
there has been a public outcry calling for Strait Street’s regeneration. The term
‘regeneration’ nevertheless, does not solely involve the restoration of stone fabric and
creation of visually attractive spaces, but also giving new uses to abandoned
buildings. Jane Jacobs (1992:194) stated how ‘amongst the most admirable and
enjoyable sights to be found along the sidewalks of big cities are the ingenious
adaptations of old quarters to new uses’. These projects however should be preceded
by careful consideration to various issues. Behind ‘regeneration projects’ lies the
danger of urban areas converted into new stylish housing and entertainment spaces -
or as Featherstone (2007) called them ‘the centrepiece for consumer culture lifestyle’.
This creates a haven for new rich and the upper-middle class but also pushes out
original inhabitants less able to afford housing and maintenance costs, a process
usually referred to as ‘gentrification’.
Methodology
It is with these considerations in mind that this study sought to investigate the social
and political reality present at the moment in Valletta. It also makes an analysis into
how the social aspect within the sustainability debate is integrated into urban
regeneration projects and the implications of adopting a postmodern type of
regeneration. The paper points out the powerful advantages of urban regeneration and
postmodern development projects to revive derelict areas and promote cities, but also
highlights the dilemmas that emerge from such processes, such as a lack of social
inclusion and cultural homogeneity, as well as gentrification. To achieve this, a mixed
method of research was adopted for this study. The main vehicles of research used
were an in-depth review of relevant literature as well as established research methods
such as semi-structured interviews and online questionnaires. A more controversial
method in the form of structured observation within the street under study was
conducted for further data triangulation. The paper used Strait Street as a case study.
The literature review enabled an examination into the relationship between the topics
of study.
Findings
Social sustainability, urban regeneration and postmodern development
According to Davidson (2010:872) due to the current diversity in interpretation
‘sustainability has become an expansive and slippery concept’ on the basis of which
‘a variety of conceptual understandings have been developed’. This is leading to
social sustainability being translated in various manners resulting in various
justifications being made for particular decisions regarding interventions and
investments in the material and social fabric of cities, whereas instead closer attention
should be paid to practical, operational and perhaps less economically friendly aspects
of social sustainability. In fact, the simplest, yet complete, explanation about what
social sustainability entails is given by Woodcraft et al. (2012:35) when noting how
‘social sustainability combines design of the physical environment with a focus on
how the people who live in and use a space relate to each other and function as a
community’. Polese & Stren (2002) note how whilst it is often assumed that spatial
restructuring inevitably leads to economic development, and subsequently to social
development, this line of thinking is questionable and unsupported by experience
elsewhere.
Power and Willmot (2007:58) argue how reconciling the improvement of poor
neighborhoods through the eradication of visible problems with the countervailing
needs of regeneration and community may be the biggest challenge facing lowincome communities and government approaches to neighborhood renewal. Back in
the early 1980s Grigsby et al. (1983) noted how the terms ‘deterioration’ and ‘decline’
both raise some sticky definitional issues. They also noted how the worsening of old
neighborhoods within the market increases as they gradually lower on a scale of
relative quality. This leads to an absolute negative change in the physical or social
quality of an area, characterized by a sequence of events which leads to a price
decline and eventual housing deterioration. Glaeser and Gyourko (2005) note how this
decline is more persistent than growth because the durability of the buildings means
that it can take decades for negative urban shocks to be fully reflected in urban
population levels, with negative shocks tending to affect prices more than population.
Neal (2003) notes how cities are today embarking on a policy of urban renaissance
which has at its heart the re-establishment of these previously neglected areas, by
attempting to turn such areas into thriving and attractive urban districts. This
renaissance, however, is based on consumption and visual attractions (Bairner 2006).
In turn, questions are being raised about how socially sustainable this renaissance can
be. García (2004) identifies a range of spatial, economic and cultural dilemmas
associated with regenerating areas which are suffering from decline. These include
gentrification, the encouraging of consumption over production, and support for
‘ephemeral’ - and perhaps quick fix - activities such as events and festivals over
‘permanent’ activities such as the creation of long term cultural legacies in the shape
of permanent infrastructures.
These measures form part of a broad philosophy of urban transformation, which has
been inspired by artists, urban designers, visionary architects and social entrepreneurs,
leading to the cityscape as an arena for a whole range of economic, social and cultural
activities. On his part, Evans (2003:417) considers these as an exercise in ‘hard
branding’ by cities, in an attempt to capitalize on commodity fetishism and extend
their brand life, both geographically and symbolically, or what some call ‘postmodern
development’. Bramham and Wagg (2009:31) argue that postmodern development
‘facilitates a renaissance for cities fitting the demands of economic and technological
restructuring’. Among its central features is the collapse –or perhaps an apparent
collapse - of the hierarchical distinction between high and mass/popular culture, and a
shift towards a stylistic promiscuity that favours eclecticism instead of doctrine
(Featherstone 2007).
Policy, investment and development
With the aim of satisfying an increased demand for new city imagery, experiences and
style, Valletta, like other European cities faces intense competition to attract tourists
as well as financial investments. These can be sought by bolstering its image as centre
for cultural innovation. Grand projects such as the recent City Gate project help in this
purpose, but without effective measures in other areas, the regeneration efforts at the
entrance of the city could become an isolated project without any effective links to the
rest of the urban area. The question remains as to what forms of regeneration are
necessary. From an Online Questionnaire carried out in this research, a strong
consensus emerged that a regeneration of Strait Street should emphasise on both
commercial and cultural activities. Thirty per cent ‘strongly agreed’ on an emphasis
on commercial activities, whilst 53% ‘agreed’. Similar, but more balanced, responses
were received calling for an emphasis on culture, with 41% agreeing and 47%
strongly agreeing.
Above: When asked if a regeneration of Strait Street should emphasise on commercial activities (such
as retail, cafeterias, bars, restaurants, etc.) there was a clear consensus for such type of regeneration
(Source: KwikSurveys.com / Author)
Above: When asked if a regeneration of Strait Street should emphasise on cultural activities (such as
artisan shops, small theatres, artistic displays, etc.) here was also a clear consensus for such type of
regeneration (Source: KwikSurveys.com / Author)
This combination between commercial and cultural activities was also pointed out
during interviewing, with particular reference made as to how Strait Street could be
converted into a ‘creative cluster’. Nevertheless, on major problem remains the
amount of vacant spaces present within the street, especially on the lower part
(approaching St Elmo). Keeping in mind the problems with vacant buildings or ones
which do not meet modern habitation standards present in the lower area, current
Grand Harbour Local Plan (MEPA 2002) policies proposed a number of incentives
which could have helped to regenerate the area. These included ‘lift provision, tax
rebates, or grants on eligible works, the possibility of ‘soft’ loans for specified
housing-related work as well as support for the purchase or use of adjacent unused
properties’. In the lower area, current policies aim at the retention of spaces for
residential purpose however the numbers of existing vacant spaces suggest such
policies have not worked. With new Local Plans expected to be issued soon, it is
expected new policies build on such initiates, whilst tackling issues in which current
policies have failed.
Entertainment
Research in this study suggests there is a clear preference for entertainment in Strait
Street, as opposed to a ‘retail’ space. The percentages obtained during the online
questionnaire suggest the history of the place, as well as the number of bars and
restaurants which have recently opened in one particular section of Strait Street, mean
it is inevitably associated with this type of use, which makes it fundamental for any
revival of the city’s nightlife scene. This concentration of entertainment spaces
present in the area is not found anywhere else in the city, which makes Strait Street
different from other spaces in Valletta. As per questionnaire response, most of those
who visit Strait Street for leisure purposes fall within the 18-44 age bracket, with
reasons for the lack of visiting ranging between the street being out of their way
(mostly in view of their workplace), a lack of shopping outlets (often preferring
Republic Street for such purpose), or simply because there is nothing of interest to
them in the area. Almost half of the respondents (49%) stated they preferred Strait
Street during the night, whilst 69% of the respondents would like to see more
‘entertainment spaces’ such as bars and restaurants in the area.
Above: Leisure as the main purpose for respondents for those aged between 18-44 years, for passing
through Strait Street whilst in Valletta, grouped by age (Source: Author)
Above: Figure shows how ‘entertainment’ is the respondents’ preferred option for Strait Street (Source:
KwikSurveys.com / Author)
Amongst other suggested uses, the majority were connected to culture with the most
popular being ‘art galleries’, ‘theatres’ and ‘cinemas’. One respondent expressed the
wish to see more ‘high quality bars’ and ‘fine-dining restaurants’, whilst ‘offices’ and
places for ‘touristic accommodation’ were also mentioned. For sure, Strait Street’s
past has now become its main attraction. It is this sense of nostalgia, of being
transported back in time, which fuels the imagination of its visitors. As a result this is
often being reflected in the style adopted by entertainment spaces opening in the area.
It is also why during interviews, there was a strong sense of scepticism about the
possibility of these spaces co-existing with global corporate entities such as retail
shops and fast food outlets, especially since a different type of clientele frequents the
area, which could be detract them from coming to their places as a result. The
absolute importance of both presentation and appearance was emphasised during
interviewing, in terms of keeping the feel of the place but also in giving it a
contemporary mode, since as one interviewee noted, it is ‘the appearance of the place
determines the type of clientele you attract’.
When discussing the type of market Strait Street should be looking at, it was noted
that whilst visitors will come from all sections of society, development can also be
‘directed’ towards certain sectors in the market. In terms of tourism, publicity and
embellishment increase visitor numbers however, where locals are concerned, the
discourse changes. Here there is instead a wish to attract the ‘right’ type of people.
This wish was also expressed openly from the public reaction witnessed during the
‘new Paceville’ debacle in early 2014. From the interviews conducted, it is clear there
is a vision for Strait Street to become a place where ‘certain’ types of people can
meet, have fun and participate in cultural events. This ‘niche in society’, as one
interviewee called it, does not look for fast food outlets, but instead is attracted by
stylish decoration and appearance. Here comparisons can be made with what
Chatterton and Hollands (2003) describe as ‘white-collar service classes’, ones who
are eager to distinguish themselves from other social groups.
Regeneration and residents
Of course these commercial activities should form only part of any regeneration
project envisaged for Strait Street. One cannot underestimate the importance of
creating (if possible) a harmonious relation between the existing residents and the
ongoing commercial developments. A balance needs to be struck between the two.
During interviewing, a resident argued the European Capital of Culture event in 2018
will not play a big role in Strait Street’s regeneration, since there is not much culture
in the way the place is changing, instead comparing its revival to a conversion into a
‘new Paceville’. The resident also lamented a lack of consultation with them
regarding the type of developments being carried out in the area.
Of course, urban development based only on commercial outlets does not guarantee
long term social sustainability. The gradual decrease in population and a lack of
provision of decent and affordable housing in the area also needs to be addressed.
This has perhaps been the main driving degenerative force from which the city has
suffering. One of the objectives of the European Capital of Culture event should be to
attract residents back to the city, the population of which has been in decline for the
past decades1. This would help give life back to the number of buildings in the city,
particularly in Strait Street, presently abandoned and left to slowly deteriorate. As was
the case with other cities - the Tribal district in Madrid being a prime example – the
gradual emptying of property creates an excellent business opportunity for owners
looking to sell their property in the area and for business developers with enough
financial muscle to buy and redevelop them into commercial spaces or new spacious and often luxurious - housing properties.
On their part, landowners will be more than willing to sell to the right buyer, in order
to compensate for the losses made by keeping the building empty. In turn, this new
demand for property in the city will slowly start changing the urban landscape of such
areas. Slowly, as these areas will start to be regenerated, the desire for property in
Valletta will begin to increase, as will pressure to sell and re-develop occupied houses
and flats. As the price for buying or renting property will also increase, the few
remaining residents, most of which will have occupied their property for most of their
lives, will be muscled out and replaced by new and wealthier occupants. For now, this
process of gentrification appears to be a distant, yet still possible, scenario. The longterm social needs of communities, which also include housing, should not be
overlooked in the quest for immediate economic returns.
Conclusion
It is clear that changes in Strait Street are occurring at a slow but steady rate, with one
part of the street in particular being slowly revived as Valletta’s main nightlife spot.
As a result, this research becomes important for a number of reasons. With findings
1
From 22,779 recorded in the 1931 national census, to 5,784 recorded in the 2011 national ‘Census of
Population and Housing’ (National Statistics Office, 2012.
suggesting that the regeneration of Strait Street is heading in a post-modern direction,
the difficulty in finding a balancing act between the retention of a local identity and
the need for competitiveness within the international scene becomes a major topic for
discussion. Reading various media sources, it seems that the desire to regenerate Strait
Street is so strong, that perhaps other considerations such as social inclusion and the
retention of the local character and sense of place were not being considered, simply
pushed aside, or worst, ignored. Care must however be given as to how such
regeneration is carried out. With the help of different research methodologies used by
the author, research points towards the importance of one of the most crucial themes
within the social sustainability debate – the provision of decent and affordable
housing. Given the progressive depopulation of Valletta in recent decades, and the
number of vacant spaces, particularly in Strait Street, such aspect is vital to ensure the
long term sustainability of any urban regeneration project. The upcoming European
Capital of Culture event in 2018 should play a very important role in this regard. For
Valletta, it is a unique opportunity to ensure the regeneration of some of its most
deteriorated spaces. Meantime, this research will hopefully contribute to a lack of
investigation on social sustainability and postmodern development with regards to the
local context. The results obtained will be an addition to considerations about urban
regeneration from such perspectives, shedding light on changes in urban lifestyles,
which are occurring in different sequences, time periods and in places. This subject
encompasses a wide range of issues and hence further research will need to be made
by others, perhaps approaching the subject from new perspectives and also applying
theories to the whole of Valletta.
The research work disclosed in this publication is partially funded by the Master it!
Scholarship Scheme. The scholarship is part-financed by the European Union –
European Social Fund.
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