Julia Ohayon, calcalist.co.il
Bat Yam is one of the most densely populated cities in the country, and therefore in recent years necessitated extensive planning activities. Indeed, the accelerated development of the coastline and the city has experienced a building boom height. 2018 Bat Yam also came in third place in the country in changing the skyline, with the construction of 1,469 apartments in the towers with 21 floors and above.
However, after years of urban renewal boom last Bat Yam, left municipal coffers and infrastructure deficit outdated struggle to cope with the load. Therefore, today the city development trend changes direction and municipal turning more extensive resources for trade, employment and hotels while limiting housing construction in the territory. Meanwhile, heavy arm on building permits urban renewal projects.
However, all is clear that the city cannot stop the momentum of growing demand and migration to its territory, particularly in light of the rampant housing prices in the Dan region. Therefore, the city fathers realized that there Recalculating route and create an infrastructure for residential building in a controlled, one that does not create a burden on existing infrastructure. Another issue that required the processing of municipal instinctively touched the renovation of buildings in downtown sons of decades, that proximity to the sea has brought to accelerate dissolution.
New-old model-sponsored plan 38 provides an appropriate solution to problems: building rights transfer from a low economic value, the region has greater economic feasibility. Portability of rights creates the catalyst for the renewal of the city center. Harbinger of this can be seen in three crumbling old buildings in city , which were created in the building rights under plan 38 will be moved to a new neighborhood, an area with greater economic viability.
Bat Yam. "There were no more available land, so the city 'built' on urban renewal"
An improved model NMP
Since taking incumbent Mayor Tzvika Brot position, tends mermaid form urban renewal projects Tama 38 am and lately also the mayor said in an interview to Calcalist "" We currently support the NMP any power. The city dense, old building, NOS "a saves life. There is no more available land in the city at all except for the new neighborhood south of the city. The whole city basically built on urban renewal, so we also stop large projects of urban renewal, because we do not want so many apartments in the city, we want employment, trade hotels and so on, but we do need extra housing units and it will come Tama 38 / 1, NMP 38/2 and some of Pinoi- construction projects ".
Thus, the mayor wanted to combine the two goals, and set a standard for rethinking design and construction at sea. Architect Assaf Molcho together with violinist rum company, picked up the gauntlet and formed a formula that would combine facial reconstruction projects in the city to promote the new neighborhood.
"Many years of experience in such projects Tama 38, taught us that the program does not occur in old buildings are characterized by weak and dangerous, although when it is most needed. Populations living in the same class neighborhoods of low socioeconomic who do not have the financial capability to maintain and preserve the buildings in which they live ", explains Mr. Ilan Sasson, CEO entrepreneurial Rum Kinneret investments and assets, operates in a number of projects in Bat Yam. The reason, he says "is not economically viable in those neighborhoods, that fair name NMP per sale is low. the cost of building renovation and suitability standards and requirements of the plan 38 is the same everywhere, so any entrepreneur would rather promote NOP where maximize revenue."
Molcho together with the architectural firm of whiskey Mor Sivan, worked on the preparation of a plan to link policies mayor Brut and visionary entrepreneurs, "We have proposed to the municipality a different model, renew the face of the city to the European model. Face of the city will be well maintained and has a unique architectural style, and without the addition of a story or apartments. in return, we Nniid the other foot as part of the plan generated more economic areas in the city where we build "architectural detail Molcho. his view, this way everyone gets what they want: the city renews the face without being required to invest resources, there is no burden on its infrastructure and there is the addition of vehicles and density. the developer, in turn, benefits in that it maximizes revenue Execution of the plan, while residents of older neighborhoods enjoy are renovating their apartment and the building in which they live and upgrade their neighborhood.
"This solution is expected to address urban renewal that improve the lives of residents of old buildings, will moderate the load center of the city and generate economic feasibility that would allow to continue the development of the city and upgrading the quality of life there," says Molho. "All this, without forgetting the original purpose of the plan: protecting buildings against earthquakes and missile threats".
Architect Assaf Molcho. "Renew the face of European model city" photo: S.molco-leading enterprise architecture
Win-win Bat Yam
"What plan 38 mean? Tighten the old buildings, added to protected spaces and terraces, and in return will build on the roof more floors and more flats, and their sale will fund the renovation of the building. But that in practice the plan unworkable in large sections around the cities and focuses on a limited area while other areas remain neglected. There are many buildings beyond lack of economic viability were other problems which prevented the promotion of the plan, such as excessive demands from landlords and infrastructure problems, "says Sean." the difficulty in promoting the plan left many buildings orphans, without a real chance for renovation and renewal. the new method is an ideal way strengthen those buildings that no other developer would not approach her. During the program we fixed, we will secure rooms and strengthen the building, and instead build additional floors with new homes on the roofs of old buildings, built them a new neighborhood that court that the promoter constructs. In my opinion, this is a win-win for everyone. "
The architectural aspect, Molcho believes that this solution is far better than the existing model on the market today. "The plan 38 we see a lot of buildings are a stranger in the fabric of the neighborhood, not aesthetic buildings that make patently grotesque really. Forcing here actually pre-planned building with 4 floors make 8.5 floors by inflating disproportionate. The new program creates an architectural harmony ".
Despite the transfer of rights to another neighborhood, in terms of changes to tenant’s procedure is similar in every way NMP 38 classic form of reinforcement and additives. Molcho stresses that "we strengthen the building against earthquakes, add all apartment protected spaces and terraces, making all the infrastructure overhaul - sewage, water, electricity, gas, replacing front windows and air conditioners, installing an elevator and establish a new lobby ".
Sasson added that the new program also corrects NOP Social Distortion created in cities, "while residents’ socioeconomic status were high plus room, which has increased the financial ability and increases the value of their home, the resident’s socioeconomic status lower could not join L'hgigh, and retreated. The program allows them to increase their apartments and significantly upgrade the quality of their lives. This is the real start-ups to promote the weak populations in urban centers. "