- Urban Compacting without Sprawl: The Case of Ramat-Gan   click here to open paper content804 kb
by    Galor, David | dud@ta-arc.com   click here to send an email to the auther(s) of this paper
Short Outline
Ramat-gan is a city in the core of Tel-Aviv metropolitan area. Most of its 13.5 sq.km. are already developed. Demand for housing put pressure to approve residential towers. The new master plan approaches this issue, as well as other densities issues.
Israel is a small country (7 million inhabitants, 21,000 Sq.Km.), the size of the city of Dalian, China. Most of its population concentrates around Tel-Aviv, where the density reaches the average of 10,000 inhabitants per sq.km. The annual rate of population growth (1.8%) and higher living standards are creating high pressure on land, especially in more desired areas.
Ramat-gan, a medium-size city of 130,000 habitants and 75,000 employees, is part of the metropolitan area of Tel-Aviv and is considered as relatively expensive area. The total area of Ramat-Gan is 13.5 sq.km. and most of its area is already developed. This is why city officials and developers prefer urban renewal projects.
There is an addition of 500 new dwelling units every year. It is assumed that in the next few years this could grow to 900. This requires a planning inventory of about 42,000 dwelling units.
Also, existing average density of 10,000 people per sq.km. is expected to grow to 12,000 in 2020. Higher densities will probably cause different building types and higher structures: at the moment about 50 dwelling towers are in planning process, 8 of which under construction.
Higher densities, in general, and higher structures, in particular, cause great public opposition. A new master plan for the next 20 years has to create the tools for approving such projects with sufficient public control.
The plan has suggested housing inventory, with special refernce to dwellings in high-rise buildings, special planning and design requirements for towers etc. It leaves the local authority sufficient flexibility and provides tools to manage the housing market.
high densities, towers, master plan
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