Recently, the Planning Administration announced the decision of the Tel Aviv District Planning and Building Committee to entrust the “Northwest Plan” in Givatayim. This is a program that will be implemented along Katzenelson and the Aliyat Hanoar streets, and it includes, among other things, something that the residents of Givatayim are not really used to yet: towers of more than 30 floors, including some that will reach up to 45 floors. When other plans are being promoted around, it can be said with certainty: Givatayim is on the road to change. The question is when will all this really come true.
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“Bold planning, not sure it can be implemented”
The Northwest Plan is promoted by the Givatayim Municipality and the Urban Renewal Authority, and includes several “renewal” routes: strengthening or demolition and construction in the heart of the neighborhood, the so-called “building renewal”, with the option of building up to 8.5 floors; And evacuation-construction along Katznelson Street and the main youth aliyah, which will reach the same numbers in question – 32-45 floors. The apartments will have an average area of 85 square meters, 30% of which are tiny apartments of 40 square meters.
“The policy in the city is very clear: real urban rather than building renewal in the areas that surround the city,” explains Mayor Ran Konik. “These are areas that border Ramat Gan and Tel Aviv, and where the ambition is to build to heights. In the city center, there will be a building renewal, and there we want to maintain the existing one.
“The plan approved for deposit in the district is a little different from what it was a few months ago, because we came to the conclusion that the original version is too powerful. Therefore, it now includes fewer evacuation-construction areas, releasing complexes for building renewal. “But they need to understand that if the plan goes ahead, it will happen in at least 10 years.”
A plan for urban renewal in northwest Givatayim
Architect Benny Perry, chairman of the regulatory committee of the Association of Architects, cools the atmosphere. “I am now signing for 20 years until the plan is implemented.” Another urban texture, 20 existing buildings, and erecting a 40-story tower. I have no sentiments for the existing fabric, as it was designed according to incorrect criteria, but in those 20 buildings that will be run over there are residents, and there are endless opinions.
“The planning that is being done here is very bold, and it is not certain that it can be implemented. It is difficult for me to see how existing tenants can easily be persuaded to move up to the 25th floor of the new tower. Therefore, the question is whether The next ones. “
The main streets will not look the same
A key part of the renewal plan for the northwestern part of the city is “strengthening the Katznelson axis and the youth aliyah relying on an existing public transportation system and in the future on the mass transit system planned in the area,” according to the plan. The intention is mainly for the future metro line, the M2 line, which will pass under Katzenelson Street and along it.
The street itself, among the main ones in the city, is expected to undergo a major change visually. Throughout it will be a colonnade (cladding built on pillars, similar to the one held today on Ibn Gvirol Street in Tel Aviv) four meters wide; The buildings will be at zero line, i.e. in street-adjacent construction, but the towers will be moved away from this line so as not to “threaten” those walking on the street (a characteristic feature of the entire plan); It will also include 3.25 feet of sidewalk and a two-foot-wide bike path, on each side; A public transport or parking lane on each side, and two travel lanes in the center. The width of the street itself (excluding the buildings) will be 30 meters.
“The program expands the major arteries, and generally offers modifications and transportation upgrades that will facilitate traffic flow,” explains Konik. Katzenelson himself is expected to be significantly wider, and when the metro operates there will likely be no vehicular traffic.
“As a rule, Givatayim is a small city and many residents walk there, so we focused on a program on walking. The metro should also provide a broad solution for public transport users, as well as a quick project for the city (planned to also cross Katzenelson Street). At the national level. “
Empowering construction around transportation systems
Architect Perry notes that there are many things in this plan that express design practice: “The desire to create streets with the right proportions, textured construction along the street and the retreat of the towers, colonades, shops along the streets. “These can create a fascinating city, a walking city that will be fun to live in. The question is, as mentioned, how much it can really be realized, and when.”
The overall planning of the city is aimed at intensifying construction around the main thoroughfares (passenger-intensive transportation system), and near the city limits, in its envelope adjacent to nearby cities. In the city center, construction is planned up to only eight floors, , Northwest and south will offer towers with about 40 floors.
Urban Renewal Plan in Northwest Givatayim / Infographics: Planning Administration
This “tower” trend is already visible in the area, in the form of the City complex adjacent to Ayalon lanes, including the famous 579-story Dawn Tower. Not far away is the Hi tower, a 55-story residential tower being built these days. At the beginning of the year, the local committee approved a Korazin tower in the south of the city, which will include 40 floors. The main urban renewal plans, both in the Histadrut complex and in the Rambam complex, offer a combination of textured construction and 25-, 35- and even 45-story residential towers.