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METODOL REVITAL HISTORIC URBAN QUARTERS NICOSIA CYPR, Architektura Krajobrazu, Artykuły różne - rewitalizacja, planowanie, krajobraz
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[ Pobierz całość w formacie PDF ] doi:10.1016/j.cities.2004.04.009 Cities, Vol. 21, No. 4, p. 329–348, 2004 Q 2004 Elsevier Ltd. All rights reserved. Printed in Great Britain 0264-2751/$ - see front matter www.elsevier.com/locate/cities An analytical methodology for revitalization strategies in historic urban quarters: a case study of the Walled City of Nicosia, North Cyprus Naciye Doratli*, Sebnem Onal Hoskara and Mukaddes Fasli Faculty of Architecture, Gazimagusa, Eastern Mediterranean University, via Mersin 10, North Cyprus, Turkey Historic urban quarters are special places not only due to the cultural heritage that they house, but also due to their urban pattern. Many such quarters are in a danger of losing their traditional charac- ter if relevant measures are not put in place to ensure the continuity of this character. This paper pro- poses a new method—based on SWOT analysis—for identifying and assessing the key criteria of historic urban quarters; from its findings it proceeds to derive an appropriate revitalization strategy. In order to illustrate the implications of the proposed methodology, to check its validity, and to see how it empirically works, the paper uses the Walled City of Nicosia in Cyprus as a case study. Q 2004 Elsevier Ltd. All rights reserved. Keywords: Economic development, Strategic planning, SWOT analysis Introduction It is widely accepted that historic urban quarters have a special place in the cultural and historical heritage of any country. As they are coherent enti- ties, they are clearly identified by their traditional character and architectural value. They reflect the accomplishments of a significant cross-section of the world cultures, and while some represent the efforts of indigenous cultures, others display the impact of colonial activities. All mingle their diverse influences in creative fashion to create unique forms and patterns of use. It is these attributes, and their value as a capital stock, that make historic urban quarters worthy of conservation. The qualities of these special areas were often not appreciated until the 1960s, and individual buildings, structures and other artifacts were subject to ‘‘preservation’’. It is only since the 1960s that the historic urban quarters have been re-evaluated with respect to their positive qualities, and revitalization of these areas as functioning parts of their cities became popular. Today, the rationale underpinning the phenomenon of revita- lizing historic urban quarters is widely recognized, as is its global diffusion. As stated by Tiesdell et al., historic urban quar- ters are part of an economic dynamic; they are rarely autonomous functioning zones and usually have a symbiotic relationship with the rest of the city. They must therefore be considered within the context of the city as a whole and their conser- vation has to be considered, not as a straightfor- ward and restrictive concern for preservation, but as a concern for revitalization and enhancement ( Tiesdell et al., 1996: p 22 ). The process of revita- lizing them involves the integration of the historic legacy, inheritance, and sense of place with the demands of contemporary economic, political and social conditions. Accordingly, revitalization can be defined, in its simplest form, as a ‘‘process through which the deterioration and decay of a his- toric urban quarter can be addressed terminated or reversed’’ ( Doratli, 2000: p 32 ). This process is a complex issue that has to be approached from * Corresponding author. Tel.: +90-392-630-2241; fax: +90-392- 365-0918. e-mail: naciye.doratli@emu.edu.tr 329 Revitalization strategies in historic urban quarters: N Doratli et al. many different perspectives, since it should involve social and economic dimensions rather than purely physical protection and enhancement measures in a long-term perspective. Such a process calls for the connectivity of conservation-area objectives and the consideration of physical quality, social viability, economic vitality and the wider concern for sustainability, all of which demands the rapid, e F cient and focused conversion of new knowledge into socially, economically and environmentally acceptable solutions. It is di F cult to apply this philosophy of revi- talization by utilizing conventional planning approaches for conservation, since they mainly deal with (more or less) technical-scientific ques- tions concerning material aspects of cultural pro- perty and their straightforward protection. In addition to this, as Rowley (1997: p 36) states, ‘‘...conventional planning approaches tend to be oriented toward looking at problems based on cur- rent understanding, or an inside-out mind set; whereas strategic planning requires an understand- ing of the nature of the issue, and then of an appropriate response, or an outside-in mind set’’. According to Zapryagaev (1999: p 3) , strategic planning tends to be idea driven, is more qualitat- ive, and seeks to provide a clear vision or focus. Criticizing the conventional conservation process, Bold and Guillery point out that it is geared to site-specific recording, protection and regulation, rather than the overall assessment of a historic area ( Gri F th and Romaya, 2000 ). Based on these arguments, it can be stated that only through employment of strategic planning approaches would it be possible to develop an understanding and vision across a whole range of social, environmental and economic issues that go far beyond conventional approaches, taking a com- prehensive and integrated approach over long time horizons. The underlying intention of a strategic approach is to identify what is valuable in a his- toric urban quarter, qualities that should be pro- tected and enhanced; and along with identifying these, to determine where negative factors could be removed or mitigated and to identify where the opportunities for enhancement lie. Burton et al. (2002: p 1465) state that the popu- lar SWOT model (strengths, weaknesses, opportu- nities, and threats) forms the basis for virtually all formalized strategy formulation processes. A tool of situation analysis, SWOT is used in the prelimi- nary stage of strategic decision-making ( Johnson et al., 1989 ), where it provides the basic framework for strategic analysis. According to different authors, the objective of SWOT is to recommend strategies that ensure best alignment between the external environment and the internal situation ( Hax and Majluf, 1996; Hill and Jones, 1992 ). Hence, SWOT analysis can be considered a useful tool for approaching conservation and revitaliza- tion of historic urban quarters, indicating a contex- tual understanding of the historic environment, which is a prerequisite of all strategic approaches. However, we consider the original SWOT analysis (and the one utilized by Moughtin for the assess- ment of the built environment) to be too broad; consequently, the authors feel that, in addition, an interpretive version of the SWOT method is required. In order to identify place assets, the processes acting upon them (such as obsolescence and development pressures) would be much more convenient for the determination of the strategic approach for revitalization of historic urban quar- ters. Thus, the aim of this paper is, first, to propose a new method of analysis, a new interpretation of the SWOT analysis, which would lead to a more orga- nized and compact set of data that can contribute to the identification of the most appropriate strat- egy for revitalization. This method will then be illustrated in a case study of the northern part of the Walled City of Nicosia, 1 on the Island of Cyprus, which will be followed by a critical evalu- ation of the strengths and weaknesses of this newly interpreted method. The challenges of revitalizing historic urban quarters Tiesdell et al., (1996: p 20) argue that the revita- lizing historic urban quarters ‘‘...involves both the renewal of the physical fabric and the active econ- omic use—or utilization—of buildings and spaces. Accordingly, there is a need for both physical and economic revitalization. One may prefigure the other, for example, a cosmetic or ‘‘physical’’ revita- lization may be a short-term strategy intended to induce a deeper ‘‘economic’’ revitalization in the longer term. A physical revitalization can result in an attractive, well-maintained public realm. How- ever, in the longer term, economic revitalization is required because ultimately it is the productive uti- lization of the private realm which pays for the maintenance of the public realm’’. Depending on their inherent qualities as well as local physical, socio-economic conditions, different comprehensive approaches, in other words different strategies— restructuring the economic base, regeneration, func- tional diversification—should be engaged in the 1 The Walled City, which is the geometric centre of Nicosia, has been divided into two parts with the ‘‘buffer zone’’ along the east– west axis. Physical separation due to the inter-communal conflict and clashes between the two communities—the Greek and the Turkish—on the island which started in 1958 led to the setting of this buffer zone in 1963. Since then, the two sectors of the Walled City have been developing in their own physical and social con- texts with Turkish Cypriots in the north and Greek Cypriots in the south. The study covers only the northern sector of the Wal- led City, since it was not possible to gather data about the south- ern part when the research was conducted. 330 Revitalization strategies in historic urban quarters: N Doratli et al. revitalization processes of historic urban quarters ( Doratli, 2000 ). In historic urban quarters, the necessity of inte- grating the various exigencies of conservation and revitalization, of balancing economic development while respecting environmental quality, is parti- cularly challenging. Tiesdell’s argument therefore, underpins three contextual attributes within this definition of ‘‘revitalization’’: place assets, obsol- escence, and intensities of development pressures. Examination of many implementations of revita- lization projects in historic urban quarters through a literature survey shows that success of these pro- jects is highly related to the employment of the most appropriate strategic approach, which rests upon accurate identification of these three attri- butes ( Doratli, 2000 ). Hence, at the analysis stage of any planning study, identification of the three attributes should be given a special emphasis. It can be claimed that the SWOT analysis, which will be targeted to these attributes, would be a help to increase the chance of the accurate determination of the most appropriate strategic approach. Based on this argument, these attributes will be briefly overviewed to provide a basis for the new interpretation of the SWOT analysis. being generated. The area may suffer under differ- ent types of obsolescence: Physical/structural obsolescence: The traditional buildings would be subject to physical/structural deterioration, which leads to obsolescence. This may occur due to different factors: the effects of time, the weather, earth movement, traFc vibration, poor maintenance, which result in the deterioration of building fabric. Obsolescence of this nature is likely to be—at least initially—grad- ual ( Tiesdell et al., 1996: p 23 ). Functional obsolescence: Obsolescence of this type arises due to the functional characteristics of the building/area. Due to its design and the constraints of its fabric, the building may fail to meet the con- temporary standards and requirement of the user/ potential user. Inadequacy of a building may range from a lack of sanitary fittings in good conditions and spaces to a lack of central heating, air con- ditioning and other contemporary facilities. Locational obsolescence: This type of obsolescence is primarily an attribute of the functional activities within the area. When the building was originally built, its location was determined in terms of accessibility to other uses, markets, and suppliers, transportation infrastructure and the like; but over time the location may become unfavorable or obsolete for the activities, for which the building was constructed ( Tiesdell et al., 1996: p 25 ). Exam- ining varied examples indicates that locational obsolescence can be identified through the analysis of the changes in terms of ownership pattern, chan- ges in social composition, land and property values, rate of rents, vacancy rates, incompatible uses, type and amount of new development. Place assets: values and qualities that make the areas worthy to be preserved and revitalized A historic urban core possesses a mix of assets that offers a variety of possibilities for defining its identity and finds its definition in its buildings, streets, squares, and people. In traditional urban environments, urban cores show the most success- ful qualities of a well-defined urban fabric, namely architectural unity, order and visual continuity. Traditional urban quarters may embrace: Cultural identity value: including age, tradition, continuity, political and national values; Scarcity value: resulting from,for example, typology, form, period of construction, design of buildings in the area/quarter, which makes them unique assets when compared with recently built ones; Resource value: due to the fact that they house a certain amount of existing housing stock, which can also be considered as an economic issue. Beside these most basic types, it is also possible to consider other forms of obsolescence: Image obsolescence: related to the perception of a building or an area. Uncomfortable traFc circu- lation, noise, smell, vibration in old quarters, which make them unattractive. O3cial/legal obsolescence: related to physical and functional dimensions. Restrictions may render buildings obsolete; or in an area, which is declared as ‘‘conservation zone’’, the absence of financial incentives may reduce the willingness of property owners to restore and rehabilitate their property. This, in turn, reinforces oFcial obsolescence. Obsolescence: factors and processes contributing to deterioration and decay Considering the deterioration and decay process under which most historic areas suffer, obsolescence is the underlying concept, which can be defined as ‘‘the mismatch between the services offered by the fabric and the contemporary needs’’ ( Lichtfield, 1988 ). Based on this argument, obsolescence can be considered to be a process through which most of the problems of traditional urban quarters are Intensities of development pressures: factors provoking physical change In addition to obsolescence, and depending on the economic pressure for development on the 331 Revitalization strategies in historic urban quarters: N Doratli et al. area, a historic urban area may face different inten- sities of development pressure. These might be con- sidered to be ‘‘high’’, ‘‘static’’ or ‘‘declining’’. Intensities of development pressures are highly interrelated with obsolescence, and it is one of the key issues in the deterioration process that an area faces as possible solutions are proposed to address this process. Physical and functional obsolescence diminishes the competitiveness of a historic urban quarter against newly developing districts, and accordingly intensities of development pressure in the area approach static or declining states. Or, alternatively, the flight of inhabitants and uses from a historic urban quarter under static or declining development pressure accelerate physical and functional obsolescence, and give rise to other types of obsolescence. In one of the reports of unchs-habitat about the rehabilitation of existing housing stock, it is stated that: ‘‘...Some of the historic urban quarters are affected by structural and environmen- tal decay but which are nevertheless characterized by a very high concentration of economic activities ranging from business concerns and market trans- actions to crafts and artisan workshops. They nor- mally provide a wide range of employment opportunities and are characterized by steadily increasing densities, which cannot but accelerate the existing process of structural and infra- structural decay. Land values in such areas are potentially very high’’ ( UNCHS-HABITAT, 1982: p11 ). Such areas can be identified as being in a high state of development pressure, with too much econ- omic stress for development resulting in pressure for the demolition of old buildings in order to rea- lize the full potential of valuable sites. In that case, the buildings are either in states of physical/struc- tural obsolescence, that is, in poor condition or functional obsolescence, where there would be a mismatch between the fabric and contemporary needs and expectations. Examination of successful examples of revitaliza- tion projects for historic urban quarters in different cities (countries) shows that, aside from the appli- cation of effective organizational, legal, fiscal, financial tools, correct identification of the contex- tual attributes identified above during the analyti- cal stage plays a key role in determining the appropriate strategic approach to revitalization. cept of strategy has to be perceived as a plan that is the result of analyzing the strengths and weak- nesses and determining what the environment has to offer (the opportunities and threats), so that the objectives can be achieved ( Jauch et al., 1988 :p 12). Recently, development of strategies became much more popular than ever before, not only in the business world, but also in many other fields due to the rapidly changing environment. Town planning, urban design, architecture and conser- vation planning are no exception to this general trend. Considering the main focus of revitalizing his- toric urban quarters, as it is stated above, the employment of strategic approaches for their revi- talization seems to be a major concern. Thus, in order to provide a historic urban quarter with an appropriate level of economic competitiveness and with the basis to channel the various competing demands for spaces within them, determination of an appropriate strategic approach is an important issue to debate. As in the process of planning in general, strategic planning for revitalization of historic urban quar- ters also includes various stages, 2 among which the analysis stage is the most crucial one since both the key constraints and opportunities of the concerned historic area and the external conditions, which would positively and/or negatively affect the area, are identified at this stage. Since the main aim of this paper is to propose a new approach to the analysis stage of strategic planning for revitaliza- tion of historic urban quarters, the following will now focus on this stage in detail. Analysis stage for strategic approach to revitalization The analytical stage is the crucial basis for success- ful planning and proposals and therefore should be given due attention and effort. Thus, determination of the most relevant strategic approach should rest upon a thorough analysis. There are two main questions to be answered at this point: . What should be analyzed? The analysis topics . How should it be analyzed? The analysis meth- ods/techniques and tools The answers to these questions will clarify the scope of overall analysis stage in strategic planning for conservation and revitalization. Accordingly, the analysis topics can be classified under three main headings: A strategic approach for revitalization Strategic planning has been extensively used in the private sector to provide corporations and businesses with long-term vision and goals and short-term action plans to achieve these goals. Although strategy is the means used to achieve the objectives, it is not just any plan however. The con- 2 In general strategic planning includes six steps: mission, external/ internal analysis, key results, strategy, operational plan (objec- tives, strategic action plan, performance appraisal and rewarded), evaluation and control ( Hunt, 1996 ). 332 Revitalization strategies in historic urban quarters: N Doratli et al. . Analysis of the natural environment . Analysis of the built environment . Analysis of the socio-economic environment This distinction between internal and external conditions is more diFcult to apply when assessing the potential part of the physical world such as a city district, or a historic urban quarter. Moughtin (1999) argues that in strict management terms, the analysis could be applied to an organization con- templating a particular intervention in the real world estate but not necessarily in quite the same way for the potential of real estate itself. According to Moughtin (1999) , many of the threats facing an inner city area or the opportunities it presents could be considered to be internal to the physical structure being investigated. Balamuralikrishna and Dugger (1995) point out that sometimes threats can also be viewed as opportunities, depending on the people or groups involved. They also argue that ‘‘a pessimist is a person who sees a calamity in an opportunity, and an optimist is one who sees an opportunity in a calamity’’. Similarly, Moughtin (1999) states that a weakness can be viewed in a more positive light as an opportunity, while in some instances strength in one area when viewed from a different perspective can appear as the source of weakness. Neverthe- less, the structure imposed by the listing and cate- gorizing of aspects and qualities of the project site, or the working district, under these four broad headings, does assist in formulating possible strate- gies for intervention. Within the regional development environment, the SWOT instrument is intended to highlight those dominant and determining factors, both within and outside of the territory in question, which are likely to influence the success of the pro- ject, as well as to produce relevant strategic guide- lines by linking the project to its environment ( European Commission, 1999: p 42 ). The com- pletion of the analysis can also form the basis for questioning the assumptions underlying project goals and objectives. The SWOT analysis can, therefore, assist in the clearer definition of the design brief and point the way to design solutions ( Cuesta et al., 1999 ). SWOT has been considered as a basic tool, which, while highly subjective, helps to sharpen the focus of the situation analysis ( Strategic Approach to Urban Management, 2003 ; http://www.dola.- go.th/web-pages/m03130000/ResourceBookEn/: p 12). Although it is a ‘‘quick and dirty’’ technique with a relatively low level of sophistication, when used in a matrix form, SWOT analysis is a power- ful tool for identifying the properties and potential of an urban area ( Cuesta et al., 1999 ). If the exam- ination of the data is structured as shown in Figure 2 , then the strengths and weaknesses of a number of the main aspects of life in a study area can be addressed and analyzed. The properties and potential of the study site or city district can be examined under a number of broad headings or factors, such as physical properties and aesthetic These analysis topics are dealt with via various techniques and methods which are summarized in Figure 1 . Beside these analyses, there is also a need to identify key constraints as well as potential oppor- tunities. This is a necessity for a sound basis for a strategic approach to conservation and revitaliza- tion. For such identification, the SWOT analysis method, which has recently become popular in environmental studies and is a prerequisite for stra- tegic planning, should be applied to the area for conservation purposes. Based on the data gathered from the analyses methods shown in Figure 1 , the stages of implementing the SWOT analysis will include: . a scan of the inventory of the buildings to identify their value; physical condition and the land-use survey for detection of the functional obsolescence in the study area; and . the re-evaluation of the socio-demographic, econ- omic, and physical indicators in order to assess the indicators of locational obsolescence—owner- ship pattern, changes in social composition, land and property values, rate of rents, vacancy rates, and incompatible uses and the type and level of development. Since this method is specifically developed for strategic planning and borrowed from another discipline (i.e. management), the authors feel that it should be specified in detail for further discussion. Thus, what follows will first give general infor- mation on this specific method and then explain how this method has been interpreted and adopted for the purpose of conservation planning and thus revitalization. SWOTanalysis and its new interpretation for historic urban quarters A derivative of the Harvard policy model, also referred to as the ‘‘design school model’’ ( Mintzberg 1994: pp 36–39 ), the SWOT approach seeks to address the question of strategy formation from a two-fold perspective: from an external app- raisal (of threats and opportunities in an enviro- nment) and from an internal appraisal (of strengths and weaknesses in an organization). SWOT gen- erates lists, or inventories, of strengths, weaknesses, opportunities, and threats. Organizations use these inventories to generate strategies that fit their parti- cular anticipated situation, their capabilities and objectives ( Bourgeois, 1996; David, 1997; Pearce and Robinson, 1997 ). 333 [ Pobierz całość w formacie PDF ]
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Często usiłujemy ukryć nasze uczucia przed tymi, którzy powinni je poznać.
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