Urban Analysis

AUD 2711

PART 3

2019-20

Yr 2, Sem 2

Starting off with defining the overall area, it can be defined loosely as a ‘hierarchy of roads’, rather than a network of spaces. The social ‘kiosk’ area can be said to be at the centre point of a ‘junction of movement’, having the main road connecting the North and the South of Malta running through it. Due to this, it can be said that the area is rather not well defined, and rather car dominant. Hence, many dangerous areas arise, as they conflict with pedestrian movement, a point which will be touched upon later.

In this sense priority should be given to the local context, through proper analysis. Looking at the broader context, the area can be said to well-connected and integrated within the existing road network, in terms of the provision of services while also being serviced well through the public transportation system, through various bus stops, littered across the coast.

In order to therefore aim to better organize/ define space, the kiosk in itself can be defined as a prominent node/ meeting point. Looking at the broader context, other ‘nodes’ in close proximity included several of archaeological interest, in the Heritage trail along Xemxija’s periphery, and the Nature reserve. However, such nodes are not well connected to each other and hence, a need to integrate them through existing prominent pedestrian and touristic routes, as to make such areas better known, increasing tourists stumbling upon it ‘by chance’, which may be rather attainable through simple means such as proper signage, given such sites very close proximity to touristic areas and hotels.

Signage

This therefore gives rise to the ‘conspicuousness’ element of the site, when seeking to break down the area in terms of movement. Despite few signage highlighting such areas, the problem lies in that the areas in which they are found are not common routes.

Looking at the nature reserve in particular, it is in close proximity to the already determined ‘Kiosk’ social space, however, is not ‘found easily’. This may be partially due to the residential area/ street upon which it is found, that consists of solely private garages at ground floor level, hence not attracting any ‘foot traffic’ despite it being connecting directly to the kiosk road bustling with activity. Despite this, due to an entry point into the green space found adjacent to the Reserve, efforts should be taken to better integrate flow into the greenspace from the kiosk area and hence indirectly finding the nature reserve.

Furthermore, this element of navigating through the space can be further enhanced when looking at what the areas has to offer in terms of its characteristics (natural and social). Looking at the residential dwellings found, new development has said to have given rise to irregular growth patterns in the area, whereby it can no longer be defined through a continuous, coherent architectural style and furthermore the overall pattern (in terms of irregular building height). Besides compromising the overall enclosure in terms of human scale in the area, it can be seen however to give rise to an opportunity to define the area, through new dwellings that better reflect the site and to induce movement and this element of conspicuousness in relation of pedestrian flow into the less known parts of the area. Efforts therefore should be taken to enrich the street through diverse, rich architecture through a creative response, in accordance to ‘DC-15’, giving rise to a harmonized overall urban form. Hence, for instance, through designing façade elements as to better compliment the area in designing it in such a way as to direct movement at ground level (mainly pedestrians) towards coast/ Xemxija Bay area. Hence, the sea in itself can be seen as a node, aiding in inducing movement, always in relation to it, hence one would be conscious of his/ her location due to ‘preserved’ viewpoints towards the coast. ‘DC-15’, similarly argues that this can be achieved through a simple photographic analysis,

carried out prior to new projects, and hence allowing for façades to follow a ’rhythm’.

As mentioned, since new dwellings have ‘broken’ any existing rhythm, a new project may help lay the foundations for such a new style drawn from the sites character.

Irregular Developments/ Breaking Skyline

Defined Architectural Characteristics (Xemxija residential area)

Similarities drawn from old & new facade characteristics

Looking therefore at the coastal front itself, the area is a rather popular promenade social space, especially areas (which cater for formal seating) directly in front of the kiosk space. Looking once again at movement, however from a comfort aspect, this area besides being well lit and safe, having dwellings looking over it, again relating to the overall enclosure of the space in relation to human scale, is of rather adequate quality. Being paved well and offering a very wide, high paved area (acting as a buffer from the main road), it is popular and caters for many different activities (jogging, walking). Being well and safely connecting to the kiosk space through a crossing, it is especially popular amongst elderly people, who do not however tend to group up but stay in smaller groups due to spaced out, ‘small’ formal seating. Being ‘sandwiched’ between coastal views on one end and adjacent activities in the kiosk/ social space, it draws attention hence not only drawing in people, but also allows for individuals jogging/ walking to ‘lose’ sense of time and invites them to ‘wonder’ into in the space. It may be also stated that, upon studying grouping patterns and characteristics in and around the space, such ‘dense’/ grouping areas overlooked either the kiosk and its activity, or the bay, or both, hence being a driving factor in their popularity.

Promenade

Looking at social group gatherings characteristics however, elderly people in particular do not tend to stay directly within the kiosk space, and even more so in the green space at the back of the kiosk. This is mainly due to conflicting car movement within the space, but also due to the areas not being very accessible. Looking at car movement patterns, many cars are drawn in and conflict pedestrian areas at entry and exit points. This also gives rise, due to vegetation found in the ‘buffer zone’ and due to car parks, in blind spots, which can be very dangerous, hence a clear need to clearly mark pedestrian crossings at entry and exit points, or to redefine the area.

Defined zones within kiosk area.

Grouping/ Density distribution.

When looking at possibly redefining the area, it is important to take into account car characteristics. Many cars are drawn into the site due to the rather natural curve of the road and the visual activity in the area, however patterns show that, due to limited parking, the road mainly acts as a drop off point for the services of the ‘fruit and veg’ stand, and more prominently the kiosk space. Hence, as to also better define and utilize the green space at the back end of the space, and induce movement into the currently non wheelchair friendly, , dimly lit space, a pedestrian zone may be considering.

Conflicting vehicle & pedestrian movement.

Such a zone will be beneficial to the site for various reasons, and more-so due to its feasibility. The area currently incorporates few parking spaces, and is overall a very tight, conflicting space, hence removing the parking spaces ‘open up’ the space as to better serve and respect the current pedestrian patterns. Similarly, incorporating previously mentioned car patterns, a designated drop off area catering for the services found would be ideal and could even breath ‘new life’ into side roads leading to the nature reserve and heritage trails highlighted before.

This will also help define the area, in such a way that entrances to the back-green space can be all around and enlarged, not only through two very narrow entrances, one on each street. This many also help in better blurring the current kiosk social space with the green space, hence encouraging more activity into the green space.

It is imperative that the regenerated green space is well-lit, accessible and caters for diversity, flexibility and choice, therefore relating to the overall conviviality to the site.

This can be achieved through designating quieter, slightly secluded areas and more social areas; hence draws back older people into the area, and therefore making the greenspace a new, well defined node/ meeting point for the benefit of the area. An important note to mention is that, through removing the current green space ‘boundary’/ enclosure as to cater for all around access, many common informal seating areas will be removed. This being said, through proper design and careful planning, new informal seating areas may be achieved which retain the key elements that make such spaces popular and work, will also increasing drastically the formal seating (which many be moveable as to compliment the current formal kiosk seating and make a dense space be perceived as not dense, due to free, controllable ‘chair’ movement).

Blurring the green space into the ‘pedestrianized’ car park.

Lastly, looking once again at the broader context, specifically in relation to new dwellings and the overall impact of the character of the site, and how to better effect the area,such points may be considered.

Looking at dwellings, especially along the coastline, there is no clear relation in terms of building heights, hence giving rise to a ‘broken/ irregular skyline’, similar to that found adjacent to the kiosk space. Efforts should be taken to, not only ‘harmonize’ the irregular development, but it may be argued that due to the topography of the site, overall developments should reflect the particular natural characteristics of the site. DC-15 argues that, in the case of slopping sites/ streets, building lines should step adequately along the established gradient, giving an overall ‘seamless’/ coherent character to the site.

Similarly, looking at the ground floor level of said dwellings, and its relationship with the pedestrian area, the overall frontage is relevantly abrupt. A strong, rather harsh boundary can be said to be established at ground floor levels flowing through the entirety of the coast. Despite this however, some spaces littered along said coast do offer services, giving rise to a very limited, small, mixed-use frontage. This being said each service is rather seen in ‘isolation’, in the sense that there is no continuity in relation to the rhythm mentioned before. Moreover, developments that do not offer a service/ beneficial public frontage, are rather comprised of either ground floor level privately owned garages, or have given rise to semi-basements, which may be considered to by detrimental to the site. Hence, with accordance to DC-15, it can be said that many projects do not offer a positive contribution at street level, while also impacting negatively the overall enclosure of the area and disregarding natural characteristics such as cast shadows and viewpoints, breaking the character of the site, rather than respecting and following the natural topography that the area has to offer.

Mixed use frontage.

Harsh boundary at ground floor level.

Individual services along coast-front.

This being said, corner sites do however utilize their ‘attributes’ in a way that contributes positively to the broader context. Many corner sites do in fact offer a type of service and may be seen to have indeed providing a new landmark/ node type of building. In particular, corner sites in close proximity to the kiosk space include a restraint (having a hotel on its upper levels), and a rather popular secondary kiosk, drawing in even more activity, being situated along dominate resident/ touristic routes, sited close to several convenience stores.

Maximizing corner site potential.

To conclude with one final point, many dwellings along the coast are abandoned (including semi- completed construction work) and in a dire state, for several years. It may be suggested that, irrelevant who owns the land and the reasons for its current state, to make use of the building, more specifically at ground floor level. Equipping the space with basic amenities (some already present) and leaving it in a ‘shell form’ as to offer a basic service. Hence contributing positively to the site and its relation to the ground floor (even at an economical level), making use of existing ‘wasted space’. This idea, however drastic and far-fetched has a positive impact on various aspects and can be adopted throughout the island.

Abandoned Dwellings.

Abandoned restaurant.

Abandoned (and previously demolished)Mistra Village.

Abandoned dwellings.

Mirco Azzopardi