Arch. Shamay Assif

January 2007

The State of Israel

The Ministry of the Interior

The Planning Administration

Brief Facts & Figures

• Population of 7 Million

• Area: 22,150 SqKm

• Average Density: 305 Per/SqKm

• 71 Cities, 140 Towns, 985 Villages

• Main Cities: Jerusalem (706,000)

Tel Aviv-Jaffa (371,000)

Haifa (268,000)

Rishon Le-Zion (217,000)

Beer Sheva (185,000)

• World Heritage Sites:

Jerusalem, Acre, Massada, The white City of Tel Aviv, The Biblical Tels

(Megiddo, Hazor, Lachish, Beersheba), The Incense Route and Desert Towns

(Mamshit, Ovdat, Shivta, Nizana).

A Short Comparison

0.6%0.3%1.8%PIR*

383124305Density

prs/Sqkm

15,890,0005,330,0007,000,000Population

41,53043,09022,150Area Sqkm

The NetherlandsDenmarkIsrael

* Population Increase Rate

The State of Israel The Ministry of the Interior The Planning Administration

A National Outline Plan for Construction, Development Comprehensive &

Conservation

NOP No. 35

ERETZ = LAND

The State of Israel The Ministry of the Interior The Planning Administration

ERETZ = LAND

Arch. Shamay Assif - Shamay Assif Naama Malis Architecture and Town Building ltd.

Prof. Arieh Shachar - The Hebrew University in Jerusalem.

in cooperation with

Arch. Shlomo Ahronson - Architects Landscape Architects and Town Planners Ltd.

Eng. Eldad Spivak- Eldad Spivak Engineering Co. Ltd.

Enosh - Systems, Projects and Management.

Background

Objectives

A Planning Language

Statutory Guidelines

Policy Measures

Summary

NOP 31 1993 NOP 35 2005IMP 2020 1997IPhP 1952

Population & Development growth 2020, 2000 ,1960

Constr

uctio

n

Vehicl

es

Roads

Energ

y

Electri

cit

yAir

quali

tyW

ater

Treat

e

d

GDP

0

100

300

200

400

Popula

tio

n Israel’s Master Plan 2020 Prof. Adam Mazor

Sewag

e

1960

2000

2020

• Population of 9 million in 2020 (7 million in 2006).

• An annual need for 50,000 dwelling units and increase in the average

dwelling floor space per person from 28 to 39 m2.

• Addition of 175 million m2 for residential use to the existing 150 million m2.

• Addition of 100 million m2 for non-residential uses.

• Addition of 600 km2 to the built area (In 1995 -1200 km2).

• An increase in infrastructure capital from $25 to $120 billion.

• An annual increase of 13% in human capital investments –

an annual average increase of $1 billiion.

1995-2020: An Accelerated Process of Change

• Fully and flexibly provide for the varied demands.

• Narrow the gaps between groups and regions: cultural diversity &

instrumental collaboration.

• Strengthen cities and discourage suburban sprawl.

• Preserve open space, agriculture, rural landscapes and cultural heritage.

• Accelerate development of Public Transport.

• Attend to neighboring populations and areas.

• Establish a clear and recognizable Spatial Structure:

- Emphasis on Jerusalem, the Negev and the Galilee.

- Four metropolitan regions.

- The National Green Spine and Green Buffers.

• Sustainably utilize environmental resources.

Main Objectives

The Green Spine& the Center Buffers

Emphasis on Jerusalem

Negev & Galilee

Emphasis on Four Metropolitan Areas

The Texture Language

Urban

RuralNational-Preserved

Mixed-Preserved

Coastal

The Textures

Urban

Urban

Rural

Rural

National-Preserved

Mixed-Preserved

Mixed-Preserved

Coastal

Coastal

Urban

RuralNational-Preserved

Mixed-Preserved

Coastal

The Textures

URBAN promote growth, regeneration & economics of scale.

MIXED PRESERVEDcombine preserved continuous open space with sustainable growth.

COASTAL preserve open space and allow minimal coast oriented development.

NATIONAL PRESERVED preserve vast open spaces & sustainable development on the edges.

RURALpromote rural and urban development within a continuous open space.

Five Textures

TAMA 35: Division Of Israel's Land Area in 2020

Mixed-Preserved

28.9%

National-Preserved

42.5%

Coastal

2.2%

Urban

9.2%Rural17.2%

Uraban - 84.4%, Rural - 4.8%, Mixed-Preserved - 9.7% ,

National-Preserved - 0.2%, Coastal - 0.8%

Population by Textures

The Planning Language - Main Distinctions

5 types of “Textures"Urban, Rural, National-preserved, Mixed-preserved, Coastal.

130 Planning Regions 30 of urban texture type, 20 of rural texture type, 10 of national preserve type, 50 of mixed preserve type, 20 of coastal type. 6 Settlement Patterns Distinction according to population size and metropolitan role.

The Protected AreasNature reserves, National parks, Forests.

Cultural EnsemblesLandscape, Heritage, Urban & Rural preservation complexes.

Distinctive corridors, Nodes & Networks Buffers, rivers, coasts, scenic roads, railway road & infrasrufture

Main Principles of the Statutory Guidelines

Encourage growth of communities within Urban Textures

No limit to population targets in communities, except for “Moshavim”

and “Kibbuzim”.

Incremental utilization of the urban “search areas”

Ensuring contiguous development, limited deviation from district outline

plans, allocating a pre-determined % of interurban open space.

Control growth of rural communities

Growth of “Moshavim” & “Kibbuzim”: 350, 400, 450, 500 res. units

according to size and location.

Limit Growth of Communities in Rural & Preservation-oriented Textures.

Increase of up to 2.2 times their population in 1995. “Growth Communities” by size groups.

New Settlements Policy

Special consent of National Planning Council. According to texture,

except for coastal. Subject to an alternative locations review.

The Rule of Contiguous Development.

New development to be adjacent to existing.

Minimal Average Net Residential Density

According to texture, sub-district and type of settlement. Flexibility

according to social-economic status, projected household size, etc.

Main Principles of the Statutory Guidelines

A variety of dwelling-unit types, a variety of community-social services facilities

Required in every major residential zoning change. Plans must include affordable

housing in the quantities and types to be determined by the planning commissions.

Regulations for environmental protection

Vulnerable areas, water resources, the sea of Galilee basin, airport noise contours.

Open Space protection & enhancement

Buffers, rivers, coasts, scenic roads. Nature reserves, national parks, forests.

Landscape, Heritage, Rural preservation complexes.

Main Principles of the Statutory Guidelines

Concentrate Non Agricultural Employment & Commerce in Cities and Adjacent AareasLimit to urban communities & share local tax income. Exempt only when competition is minimized. In Preservation-Oriented Textures, pending an Environmental Impact Statement.

Regulations for Infrastructure Development with an Emphasis on Public Transport

Mandatory Guidelines in local and detailed plans.

LU development pending implementation.

Initiate Plans and Policy Documents

Urban rejuvenation, plans for Planning Regions, local outline plans,

Joint policy documents with neighboring entities.

Main Principles of the Statutory Guidelines

Complimentary Policy Measures

• Development Priorities

• Socio-economic Policy

• Housing

• Employment

• Transportation

• W/E Resource Manag.

• Infrast. Integration

• Urban Rejuvenation

• Open Space Management

• Agriculture & Rural Manag.

• Minorites

• Municipal Reform

• Land Management Policy

• Regional Interfaces

• Environmental Sustainability

• Planning Procedures & Public Participation

Background

Objectives

A Planning Language

Statutory Guidelines

Policy Measures

Summary

• Fully and flexibly provide for the varied demands.

• Narrow the gaps between groups and regions: cultural diversity and

instrumental collaboration.

• Strengthen cities and discourage suburban sprawl.

• Preserve open space, agriculture, rural landscapes and cultural heritage.

• Accelerate development of public Transport.

• Attend to neighboring populations and areas.

• Establish a clear and recognizable Spatial Structure:

- Emphasis on Jerusalem, the Negev and the Galilee.

- Four metropolitan regions.

- The National Green Spine and Green Buffers.

• Sustainably utilize environmental resources.

MAIN OBJECTIVES

BRIDGING OVER CONFLICTSWITH ADDED VALUE“SHARING SPACE, MAKING PLACE”

A Sustainable “Eretz”

Dynamic and careful balance

between

accelerated development

and

a more stable, equitable, regenerating, accessible,

relaxed & friendly environment.

The State of Israel The Ministry of the Interior The Planning Administration

ERETZ = LAND

Arch. Shamay Assif - Shamay Assif Naama Malis Architecture and Town Building ltd.

Prof. Arieh Shachar - The Hebrew University in Jerusalem.

in cooperation with

Arch. Shlomo Ahronson - Architects Landscape Architects and Town Planners Ltd.

Eng. Eldad Spivak- Eldad Spivak Engineering Co. Ltd.

Enosh - Systems, Projects and Management.

A National Outline Plan for Construction, Development Comprehensive &

Conservation

NOP No. 35

Beer Sheva

Jerusalem

Bat Yam

Eilat