Baqa al-Gharbiyye city is located in the south of the Haifa district of Israel. E-Dardas neighborhood is located on the Western border of the city. The 580 dunam project site is agricultural land interspersed with residences and commerce on the eastern side of the site. The western part of the site is bordered by highway 6. In the east and north, the site is bordered by low-rise buildings. On the south side, the plot borders on agricultural land on which a new residential area is being designed with 1 800 apartments and mixed-use. 95% of the land is privately owned. According to the master plan, the population of the city should double in the next 20 years and reach 50 000. On the territory of the city, there were few places free from development, therefore, according to the master plan, 3,000 apartments were allocated on a plot of 580 dunams, as well as areas for public needs.

 

Statutory:

According to the District Outline Plan 6 the western part of the site defined as urban development area, eastern — urban development zone.

According to the 15th amendment of the District Outline Plan 6 there was planned to increase the Urban Development Zone for the entire project area.

National Outline Plan 31 — A — 17 imposes restrictions on residential development in the western part of the project.

According to the National Outline Plan 23 — 18 — A — a railway station was designed 200 m from the southwestern border of the site.

According to the master plan, the territory is defined as residential. But given the design of the employment zone on the west of highway 6 and the train station, it was proposed to refer to the Southwest part of the project area as a Mixed Urban area.

Concept

Meeting the city’s needs for more housing, public, and work spaces, and connecting the city to a new employment zone and train station.

Challenges

  • Connection of the projected area with the urban fabric.
  • Regulating the existing residential housing stock on the territory of agricultural land.
  • Alienation of land from owners up to 40% for public needs.

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Plottage: 59 ha (580 000 m2)

Population: 10 200 p.

Total area of public institutions: 4.7 ha (47 000 m2)

Open public area: 3.2 ha (32 000 m2)

Total employment and commerce per residential unit: 689 ft2 (64 m2)

 

Residential

Total Number of apartments: 3 125

East Side 1 200

West Side 1 925

 

Building area: 6 458 346 ft2 (600 000 m2)

Floors:

East Side 2-4

West Side 4-8

 

Employment and Commerce

Building area: 2 150 000 ft2 (200 000 m2)

Floors: 4-10

Participation in the project:

  • Land use design.
  • Parametric design.
  • Elaboration of conditions for the urban development plan.
  • Preparing and applying for permit.
  • Analyzing economic, engineer and environmental research data.
  • Co-operation with engineers and consultants.
  • Presenting to communities, planning officials and planning commissions.
  • 3D visualization.