Rehabilitation of Nicosia Old Town, Nicosia, Cyprus

2007 On Site Review Report

2098.CYP
by Mohammad al-Asad

Rehabilitation of the Walled City

Nicosia, Cyprus

Architect
Nicosia Master Plan Team / UNOPS

Client
UNDP

Design
1986

Completed
1997 - On going
Rehabilitation of the Walled City
Nicosia, Cyprus

I. Introduction

Nicosia has a long, diverse and sometimes turbulent history that is reflected in its urban and
architectural composition, most markedly in its historic walled core. It experienced centuries
of foreign rule – Ptolemaic, Roman, Byzantine, Crusader/Lusignan, Venetian, Ottoman and
British – before becoming the capital of an independent Cyprus in 1960. In 1974, conflict
between Greek and Turkish Cypriots led to the city being divided into two, with each part
absorbed into a separate political entity. The southern, Greek sector of the city continued to be
the capital of the Republic of Cyprus, while the northern sector eventually became part of the
new Turkish Republic of Northern Cyprus, which only Turkey recognises as a state. A buffer
zone separates the two sectors of Nicosia and passes through the centre of the walled city,
taking up about 10 per cent of its area.

The present city wall was built by the Venetians between 1567 and 1570 to replace the earlier
medieval walls. It was intended to protect the city against an anticipated Ottoman invasion,
but the Ottomans nevertheless managed to capture the city less than a year after its
completion. In plan, the wall is characterised by its unique geometric outline, which consists
of a circle with eleven equally spaced spearhead-shaped bastions protruding out of it.

Since the 1980s considerable efforts have been made to protect the architectural and urban
heritage of the walled city and also to address its deterioration, especially in the areas
bordering the buffer zone. What makes these efforts remarkable is that they have been carried
out by the municipal authorities of both the Turkish and Greek sectors of the city, who have
formed a joint Nicosia Master Plan (NMP) team. This initiative was the first (and for some
time the only) common project carried out by the two communities. It has been sustained
since its inception up to the present despite periods of political turmoil.

II. Contextual Information

A. Historical background

Two factors have caused considerable harm to the rich architectural heritage of the walled
city. The first is related to the forces of modernisation. Beginning in the period of British rule
and reaching a climax in the 1960s, the historic urban fabric came under attack as streets were
widened to accommodate traffic and old buildings were torn down to make way for new ones.
A prominent early example of this was the demolition in 1931 of sections of the wall on both
sides of the historic Kyrenia Gate to ease traffic flow in and out of the city. The damage
wrought by such interventions, however, remains limited in comparison to other cities.

In 1974 the city was divided into two sectors, with a buffer zone running right through the
middle. The buffer zone turned what had been a central and commercially vibrant part of the
city into an uninhabited no-man’s-land patrolled by United Nations peace-keepers. It also

1
 caused a deterioration of the areas bordering it to both north and south, as it abruptly severed
the organic links between neighbourhoods.

In 1979, the mayors of the northern and southern sectors of Nicosia, Mustafa Akinci and
Lellos Demetrades, held a historic meeting under United Nations auspices and agreed to work
together on urban issues affecting Nicosia. The first issue they addressed was the completion
of a unified sewage system for the city. A year later, they launched the comprehensive
Nicosia Master Plan (NMP) project, of which the rehabilitation of the walled city has been an
important component. Surveys, studies and plans for the walled city were drawn up over the
next few years, and the first phase of implementation was initiated in 1986. This included
twin projects for the rehabilitation of two areas located along the buffer zone: Arabahmet in
the northern part of the city, and Chrysaliniotissa in the south. Since then, dozens of projects
have been implemented on both sides of the walled city.

B. Local architectural character

The walled city has a tightly knit urban fabric. The buildings are constructed of a soft
yellowish stone and of plastered sun-dried brick. They range in size according to function.
Religious and other public buildings are the largest and most dominant, while houses are
generally one or two storeys high. There is diversity of building styles, reflecting the various
periods of Nicosia’s history: Byzantine, Gothic and Ottoman, as well as more recent
vocabularies ranging from the neo-classical to the modernist.

C. Climatic conditions

Nicosia has a Mediterranean climate. It is rather mild throughout the year, but generally cool
in the winter and relatively hot in the summer, with rainfall of about 500 millimetres
occurring mainly during the winter months.

D. Site and surroundings

The circular walled city has a diameter of 1.6 kilometres and is the heart of Nicosia. The
surrounding areas include a number of historical structures from different periods as well as
modern extensions which form the city’s central business district. The two parts of the city,
north and south, have a different character, both inside and outside the walls. This is not
surprising as they have been separated from each other for over 30 years, and affected
differently by political, economic, demographic and also socio-cultural forces. The southern
or Greek side generally is more affluent and benefits from greater resources and full access to
the outside world; it became part of the European Union in 2004. The northern side, on the
other hand, has been relatively isolated, with its only link to the outside world being via
Turkey (on whom it depends for financial aid). Its per-capita GDP income is also somewhat
lower than that of the south. However, conditions in the north began to change in 2003.
Members of the Turkish Cypriot community now enjoy wide-ranging access to the Greek side
and have full rights of citizenship in the Republic of Cyprus. This is removing barriers
between the two communities and bringing them closer to each other.

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E. Topography

The topography of the walled city is generally flat, with relatively mild topographic
variations.

III. Programme

A. History of the inception of the project

As mentioned above, the project resulted from the efforts of municipal officials from both
north and south. More specifically, the mayors of the two sides are to be credited with taking
the initiative to set up the project and push it through against a background of political
opposition between the Greek and Turkish communities. They signed an agreement of
cooperation at a time when other forms of cooperation between the two sides were non-
existent. The immediate goal was to work out a unified sewage system: however the long-
term goal was to develop a master plan that treated the city as a unified entity rather than a
divided one.

B. How were the architects and specialists chosen?

An important issue in the choice of architects and specialists was the desire to have municipal
staff from both communities work together. A good number of foreign consultants also were
brought in to help develop the various components of the master plan.

C. General programme objectives

The objectives were to: survey and diagnose existing conditions; propose solutions; create an
environment in which representatives of both communities would be able to exchange views
and work together; and develop a master plan for Nicosia that would address the current and
future needs of the inhabitants of the city as a whole.

D. Functional requirements

As with any master plan, there has been a need to address, amongst other things, issues
relating to infrastructure services, traffic, growth, sprawl, sustainability of the city’s
neighbourhoods, preservation of cultural heritage and the overall improvement of the quality
of life in the city.

IV. Description

A. Project data

The walled city has a diameter of about 1.6 kilometres, which translates into an area of about
two square kilometres. It is circular in shape, with eleven spearhead bastions located along its
perimeter. There are three historic gates, facing north, east and west (additional entry points
for motor vehicles were added during the modern period). The city includes hundreds of
buildings of various uses: residential, religious, commercial, governmental, cultural and

3
 educational. The southern side includes about 2,800 buildings, the northern side no less than
2,000 and the buffer zone about 230. The number of listed buildings is about 1,100 in the
south and 630 in the north (all numbers are approximate). A joint team of four architects from
both sides also carried out a project surveying all the buildings of the buffer zone, which was
completed in 2003.

B. Evolution of design concepts

A very important aspect of the project has been to preserve the historical heritage of Nicosia’s
buildings and the urban fabric. This of course limits the nature of interventions that may be
carried out. A process of surveying buildings of historical and architectural importance and
placing them on a protection list was initiated in 1986. Before then, only the main monuments
of the city were listed. A legal framework was developed to ensure the protection process
could be sustained. For example, development transfer rights were put in place. Height limits
were set at two storeys. The existing street network was respected and pedestrianisation
introduced whenever possible. Vehicular traffic was reorganised and dedicated parking spaces
were provided in various parts of the city. Internationally accepted restoration practices were
adopted with the aim of safeguarding the authenticity of the structures and ensuring that all
interventions were reversible.

C. Structure, materials, technology

See above.

D. Origin of technology, materials, labour force, professionals

The Nicosia Master Plan project has emphasised the participation of specialists from both the
Turkish and the Greek communities. Foreign consultants have been brought in whenever the
need arose.

An attempt is made to use traditional materials and techniques wherever possible. A number
of rehabilitation projects, especially in the southern side, include interventions that have a
strong contemporary feel. One example is the conversion of the power station, which dates
from the 1930s, into a contemporary art gallery. These interventions, however, are reversible.

V. Construction Schedule and Costs

A. History of the project

Implementation of the work began in 1986 and has been continuing ever since.

B. Total costs

It is difficult to give an overall cost estimate since this is an ongoing urban project that spans
two decades, two different parts of the city, and dozens of individual components.

4
 Initial funding was provided by the United States Agency for International Development
(USAID). Implementation was carried out through the United Nations High Commission for
Refugees (UNHCR), United National Development Programme (UNDP) and United Nations
Office for Project Services (UNOPS). More recently, funding also has been provided by the
European Union.

Local financing began to be provided on both sides as the project evolved and political
conditions began to stabilise. The level of financial support available in the Greek sector of
the city is considerably higher than in the Turkish sector. Since becoming part of the
European Community in 2004, the Republic of Cyprus has been experiencing considerable
economic growth, giving the municipal authorities in the southern part of the city substantial
resources.

On a local scale, subsidised rents are offered to encourage people to move into the old city.
Cash subsidies are also provided for restoration projects: these can cover up to 20 per cent of
the construction costs.

C. Comparative costs

Not applicable.

D. Qualitative analysis of costs

Not applicable.

E. Maintenance costs

Not applicable.

F. Ongoing costs

Not applicable.

VI. Technical Assessment

A. Functional assessment

The city is functioning quite well and a reversal of the deterioration has taken root. The
process is a bit further along in the Greek part of the city, but this is to be expected in view of
the more abundant resources and international contacts available there.

B. Climatic performance

Not applicable.

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C. Response to treatment of water and rainfall

Not applicable.

D. Environmental response

Not applicable.

E. Choice of materials, level of technology

Discussed above.

F. Response to, and planning for, emergency situations

The standards used for restoration address earthquakes, since Nicosia is in a seismic zone.

G. Ageing and maintenance

This is an ongoing project that has raised the level of care provided for the buildings of the
walled city. Private owners and other non-municipal public organisations are now beginning
to carry out rehabilitation projects on their own initiative. This is happening in both parts of
the city, but is currently more widespread in the south.

H. Design features

Not applicable.

I. Impact of the project on the site

The project’s impact has been very positive. The southern part of the walled city is gradually
evolving into a high-quality urban district with a diverse mix of residential, commercial,
religious, and cultural uses springing up everywhere (even along the buffer zone). The area
also seems to accommodate diverse economic groups and activities. Though the planning
team feels that much still needs to be done, what has been achieved so far is very impressive.

In the northern part of the walled city, the changes are also positive, but are taking place at a
slower rate. The north lags somewhat behind, in terms of both quantity and quality. There are
a number of reasons for this. One is the uncertainty about the future of relations between the
Turkish Republic of Northern Cyprus and the Republic of Cyprus. More specifically, there is
a problem with property ownership in the walled city since it is expected that properties that
were expropriated in 1974 would have to be returned to their original Greek Cypriot owners if
and when a solution is reached that unifies the two sectors of the city. A good number of these
properties were taken over by residents of the Turkish part, and some have even been sold to
new owners since. (This is not such a serious problem in the Greek part, where the properties
owned by Turkish Cypriots before 1974 have been placed under the management of a special
committee run by the Ministry of Interior.) Though the problem is not as intractable as it may
initially seem (some mechanisms for resolving it have already been put forward), it has still

6
 dampened the inflow of investments to the Turkish side, especially in areas close to the buffer
zone.

J. Durability and long-term viability of the project

There is an almost universal awareness of the historical, architectural, and economic

importance of the walled city of Nicosia. It is highly sustainable on its own as a place to live
and do business, as well as a popular destination for both local residents and tourists. In this
context a project to rehabilitate its historic core seemed inevitable. All that was required was
an initial push to get the rehabilitation process going. In the south, that process is now well
underway and has its own momentum; in the north, it seems the positive changes will reach a
critical mass in the near future.

K. Interior design and furnishing

Not applicable.

VII. Users

A. Description of those who use or benefit from the project

The project addresses many groups: the local stakeholders who originally inhabited these
areas, as well as people from outside the walled city who are being encouraged to move in.
For all involved, a potentially high quality of urban life is on offer. The walled city provides
not only a setting with a rich architectural and urban heritage, but also a healthy urban
environment where all services are within walking distance, where pedestrian movement
takes priority over vehicular traffic, and where considerable economic opportunities are
evolving. Moreover, the infrastructure is being upgraded (street paving as well as water,
electricity, sewage and telecommunications networks). Social and cultural services are being
set up: there are cultural centres that host exhibitions and offer classes in various subjects,
daycare centres for children and the elderly, and meeting places for the local community. In
some cases, such as the Chrysaliniotissa project, subsidised housing has been offered to
young families in order to create a healthy mix of inhabitants in the neighbourhood (and in
the process help the established inhabitants, who were mostly elderly, feel part of the wider
community).

Of course, the project also benefits the tourists who visit the town and get to experience a
unique urban setting with a diverse historical and cultural heritage.

B. Response to project by clients, users, community

The project is welcomed by many. No one has been displaced as a result, but on the contrary
an effort has been made to encourage people to move into the under-utilised sections of the
walled city. In that sense, it is a win-win situation. Property values in the southern part have
risen considerably since the rehabilitation project began. In the northern part, a similar
process is taking place, though at a slower rate.

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 The project is being carried out in a sensitive manner on all levels on both the Turkish and the
Greek sides. However, one survey has indicated that some Greek Cypriots from outside the
walled city seem to have a rather negative view of it, as a place that with too many migrant
workers, crime, inadequate services, etc. By contrast, those living inside the walled city view
it far more positively and want the rehabilitation project to move along at an even faster pace.

VIII. Persons Involved

There is a tremendous team spirit among the people involved in the project (both within the
individual teams, and in terms of cooperation between north and south). A dedicated group of
architects and planners in each of the two municipalities work for the NMP project. On the
Greek side, they include NMP team leader Agni Petridou, Athina Papadopoulou, Eleni
Petropoulou, Simos Droussiodes, Andri Sofroniou, Costas Mavrokordatos, and Elena
Sofianou. On the Turkish side, they include NMP team leader Ali Guralp and Cemal Bensel.

Also, considerable credit should go to the two mayors who initiated the process of
cooperation in 1979: Mustafa Akinci and Lellos Demetrades.

IX. Bibliography

Nicosia Master Plan, Walled Nicosia: A Guide to its Historical and Cultural Sites
(n.d.; n.p.)
United Nations Development Programme, Revitalizing Old Nicosia (Nicosia:
Partnership for the Future Programme Management Office, n.d)
UNDP/UNOPS Nicosia website: www.undp-unops-pff.org/News.asp?CiD=45

Mohammad Al-Asad
April 2007

8
Nicosia walled city
 Pedestrianized area along Ledras Street in the
southern section of the city.

Exterior view of an early-twentieth-century house in the Chrysaloniotissa area of the southern section of the
city that has been converted into a kindergarten.
View of the restored sixteenth-century Omeriye Bath complex in the southern part of the city.

Interior view of a rehabilitated space in the Omeriye

Bath complex.
Exterior view of the power-station located in the southern section of the old city . The power-station was
built between 1913 and 1936. It has been converted into the Municipal Modern Art Centre.

Interior view of the Municipal Modern Art Centre.

View of garden area in the
Chrysaloniotissa kindergarten.

Rehabilitation of the late-1930’s municipal market in the northern section of the city into a restaurant
complex.
Pattern in pavement in the southern section of the
city showing symbol of walled city of Nicosia and
indicating route of walking tour in walled city.

Restoration of the Old People’s House in the southern

section of the city into a Social and Cultural Centre.
A restored building in the Arabahmet area in the
northern section of the city.

A lane in the Arabahmet area in the northern section of the city.

A lane in the Arabahmet area in the northern section of the city.

A plaza in a pedestrianized area in the northern section

of the city.
A street in the Samanbahce housing complex in the northern section of the city. The restored complex
originally was built between 1900 and 1955.

The courtyard of the restored sixteenth-century Buyuk Khan in the northern section of the city, which
currently includes a tourist information centre, souvenir shops, and eating establishments. The Buyuk Khan
also hosts small-scale performances.
A new restaurant established in the northern section of the city.

A café in the fourteenth-century chapter house located next to the cathedral Saint Sophia, converted
into the Selimiye mosque during the Ottoman period, in the northern section of the city.
Rehabilitation of Nicosia Old Town, Nicosia, Cyprus
Rehabilitation of Nicosia Old Town, Nicosia, Cyprus
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Rehabilitation of Nicosia Old Town, Nicosia, Cyprus
Rehabilitation of Nicosia Old Town, Nicosia, Cyprus
Rehabilitation of Nicosia Old Town
Nicosia, Cyprus

Acc No: S137105

VM Title:
Date: 01.01.1998
Photographer: AKAA
Copyright:
Technical Infos:
Notes:
CD/Location: CT00048 - IMG0020 /
VM Link: 2098 Rehabilitation of Nicosia Old Town

Acc No: S137105

VM Title:
Date: 01.01.1998
Photographer: AKAA
Copyright:
Technical Infos:
Notes:
CD/Location: CT00772 - IMG0001 /
VM Link: 2098 Rehabilitation of Nicosia Old Town

Acc No: S137106

VM Title:
Date: 01.01.1998
Photographer: AKAA
Copyright:
Technical Infos:
Notes:
CD/Location: CT00048 - IMG0021 /
VM Link: 2098 Rehabilitation of Nicosia Old Town

Acc No: S137106

VM Title:
Date: 01.01.1998
Photographer: AKAA
Copyright:
Technical Infos:
Notes:
CD/Location: CT00772 - IMG0002 /
VM Link: 2098 Rehabilitation of Nicosia Old Town

Acc No: S137107

VM Title:
Date: 01.01.1998
Photographer: AKAA
Copyright:
Technical Infos:
Notes:
CD/Location: CT00048 - IMG0022 /
VM Link: 2098 Rehabilitation of Nicosia Old Town

Acc No: S137107

VM Title:
Date: 01.01.1998
Photographer: AKAA
Copyright:
Technical Infos:
Notes:
CD/Location: CT00772 - IMG0003 /
VM Link: 2098 Rehabilitation of Nicosia Old Town

Rehabilitation of Nicosia Old Town, Nicosia, Cyprus

Rehabilitation of Nicosia Old Town
Nicosia, Cyprus

Acc No: S218657

VM Title:
Date:
Photographer: AKAA Reproduction
Copyright: Y
Technical Infos:
Notes:
CD/Location: CT00772 - IMG0004 / C1
VM Link: 2098 Rehabilitation of Nicosia Old Town

Rehabilitation of Nicosia Old Town, Nicosia, Cyprus

Rehabilitation of Nicosia Old Town
Nicosia, Cyprus

List of Visual Materials

No VM Num CD Id IMG Ord VM Title Date Photographer Format Copyright

1 D004572 COURTESY OF 70x100 Y

2 D004573 COURTESY OF 70x100 Y
3 D004574 COURTESY OF 70x100 Y
4 D004575 COURTESY OF 70x100 Y
5 D004576 COURTESY OF 70x100 Y
6 D004577 COURTESY OF 70x100 Y
7 D004578 COURTESY OF 70x100 Y
8 D004579 COURTESY OF 70x100 Y
9 D004580 COURTESY OF A3 Y
10 D004581 COURTESY OF A3 Y
11 D004582 COURTESY OF A3 Y
12 D004583 COURTESY OF A3 Y
13 D004584 COURTESY OF A3 Y
14 S137105 CT00048 IMG0020 01/01/1998 AKAA 24x36
15 S137105 CT00772 IMG0001 01/01/1998 AKAA 24x36
16 S137106 CT00048 IMG0021 01/01/1998 AKAA 24x36
17 S137106 CT00772 IMG0002 01/01/1998 AKAA 24x36
18 S137107 CT00048 IMG0022 01/01/1998 AKAA 24x36
19 S137107 CT00772 IMG0003 01/01/1998 AKAA 24x36
20 S218657 CT00772 IMG0004 AKAA Reproduction 24x36 Y

Rehabilitation of Nicosia Old Town, Nicosia, Cyprus

Rehabilitation of Nicosia Old Town, Nicosia, Cyprus