טכניון מכון טכנולוגי לישראל
הטכניון מכון טכנולוגי לישראל - בית הספר ללימודי מוסמכים  
M.Sc Thesis
M.Sc StudentEyal Ofek
SubjectUrban Renewal by Means of Demolition and Redevelopment
DepartmentDepartment of Architecture and Town Planning
Supervisor Professor Emeritus Carmon Naomi


Abstract

A common method of urban renewal is demolition and redevelopment, i.e. evacuation of the residents and businesses from the buildings in a selected site, destruction of the buildings and construction of new ones, usually with a large addition to the building rights on site. In 1999, the Israeli Ministry of Construction and Housing published a new plan for urban renewal, which was focused on the method of demolition and redevelopment.

The goals of this research are to analyze the accumulated experience in implementing the method of demolition and redevelopment of residential areas, and to draw conclusions from this analysis for the Ministry of Construction and Housing's new plan. The first part of the research describes and analyzes plans for demolition and redevelopment in England, U.S.A., and Israel, including their evaluation, as appeared in the professional literature. The second and main part presents an empirical research of the subject in three selected residential sites in the city of Tel-Aviv. The third part is devoted to conclusions and recommendation. A main conclusion suggests seeing Demolition and Redevelopment as just one of several optional methods of urban renewal and regeneration, not always a desirable one. To the extent possible, it should be employed in urban areas that were used for industry or offices or commerce and not for residence; where a residential area is selected, it is advisable to deal with a small one, preferably not more that a 100 household per a selected site. Several recommendations are related to the most problematic part of evacuation of residents of the old buildings: To involve then in the decision-making process right from the beginning, to encourage their activity through their own formal non-profit organization, and to include models of generous compensation to the evacuated residents. Reservations related to high-rise residential buildings, especially for poor families are also included. Other recommendations are related to some special “rules of the game” of the new governmental plan: to cancel both the “multiplication of minimal density” and the instruction to keep a closed financial system for each project. A leading recommendation to the Ministry of Construction and Housing is to design more flexible guidelines and allow local authorities to work more independently by their local conditions.