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"Vanguard style in the style of Gangem Style": What will the luxury project in Sde Dov look like? | Israel today

2021-09-19T11:38:42.598Z


16,000 new apartments will be built on the site of Sde Dov in Tel Aviv. • So far, only 1,500 housing units have been marketed in Rami tenders, and prices are sky-high. • All the details about a new city in the making


For 81 years, the route stood in the heart of a neighborhood in north Tel Aviv, blocking access to the sea and preventing the city from developing north.

Sde Dov has been part of the Tel Aviv landscape since the days of the Mandate.

Today, after more than half a million square meters of buildings and infrastructure have been demolished, it is possible to close one's eyes and imagine a new city in Israel, bustling with life, with 16,000 new apartments on 1,500 dunams with a first line to the sea.

Will it be the natural continuation of Herbert Samuel and Yarkon streets, which are considered expensive in Israel because of their proximity to the sea, or as the government promised - will also be able to market affordable housing here, a dream that is receding.

As can be seen from the last tender, Tel Aviv's high prices will not miss Sde Dov, especially the apartments with sea views.

The boundaries of the new quarter: to the east - Levy Eshkol Street, the new L. neighborhood and the Nofei Yam neighborhood;

To the west - the beach;

To the south - SY Agnon Street; to the north - Props Street.

The problem of the Israel Land Authority is that instead of removing the 16,000 apartments at once and causing apartments to be flooded as requested, it slices the land in small slices in small tenders.

Prices are skyrocketing, which will lead to a meteoric rise in prices.

At a real estate conference today with Interior Minister Ayelet Shaked, she admitted that it was a mistake.

The absurdity that will surely lead to an increase in prices - only about 10% of the total number of apartments planned to be built on the Sde Dov area (about 1,500 apartments out of about 16,000 apartments planned) were marketed.

This marketing is estimated to yield about NIS 4.5 billion for the state coffers, and may also cover the budget hole. 

The winning companies are K.M.

Shelf 5 from the Hanan Moore Group, which will pay NIS 1.46 billion for 7.6 dunams for the construction of 458 apartments;

Avisror Moshe and Sons offered NIS 1.09 billion for 7.3 dunams for the construction of 406 apartments;

A partnership of Meshulam Levinstein, Mivna and Allied companies jointly won a third tender for 230 apartments on 4.6 dunams for NIS 634 million;

GZ Company

Shelf 35 of Canada Israel acquired land in an area of ​​8.65 dunams for the construction of 480 apartments, for NIS 1.25 billion.

The price paid by the developers reflects a land cost of NIS 2.8 million per apartment, so that according to estimates, the prices of the apartments that will be built as part of these tenders will be around NIS 5 million.

As usual, the sea view will serve as a major incentive for value increase.

Close to the sea

The more group (km from the shelf), owned by Hanan Moore and Avi Maor, won one of the most significant tenders in the westernmost lot, which allows an open view of the sea from most of the apartments.

The area is surrounded on all sides by the two main parks of the neighborhood.

The complex will combine a 39 or 40-storey residential tower alongside textured construction, a hotel and a lifestyle center with a spa, gym, pool and other infrastructure.

In total, there are 458 housing units, about 100 hotel rooms and commercial avenues in an area of ​​about 1,500 square meters.

The view of the sea will serve as a major incentive for increase in value, simulation: The Architects' Office "Landscape Planning"

More Group CEO Avi Maor noted: "This is the first time in many years that a new neighborhood of this magnitude is planned on vacant land on the beach in Tel Aviv.

The neighborhood is based on the innovative planning principles of the 21st century.

"This is the best location in Tel Aviv, with all the necessary community services, two spacious parks, educational and cultural institutions, near the Yarkon Park, the beach promenade and the Tel Aviv port, with its many cafes, restaurants and attractions."

Avisror said: "This is one of the most coveted lands in the central region, which is expected to enjoy high demand. Tel Aviv is a city without a break even when it comes to apartment prices. From the tests we did the apartment prices already today express similar land costs."

And the expected prices?

According to industry estimates, NIS 75,000-90,000 per square meter, and in the high floors and penthouses up to NIS 120,000 per square meter.

Ohad Danos, former chairman of the Bureau of Real Estate Appraisers: Corona really. " 

"The luxury market has been dormant for the past 5 years. The developers' expectations for sales in amounts ranging around NIS 60,000 per square meter built, including VAT on average, are not detached from the emerging reality.

The neighborhood that will be built will be one of the best in Tel Aviv, kissing the beach and the city, without really interfering in it.

The right mix of apartments that will not forget the young people of the city will create a new and vibrant district, Gangham Style. ' 

Beach and park

The new residential district in the Sde Dov area is planned to include about 16,000 housing units, half a million square meters of commercial and employment space, 3,700 hotel rooms, a coastal park and a 2 km coastal strip, buildings and public institutions, an urban square, open public space and paths .

The first part of the neighborhood is spread over a total area of ​​about 340 dunams, and is one of 3 plans to install planning infrastructure for the construction of the new residential district.

This is a new residential neighborhood called Eshkol, which includes about 4,844 housing units in mixed-use urban construction and an average density of about 54 housing units per dunam of net residential space.

Also in the 191,000-square-meter trade and employment program, 30,000-square-meter hotels, public buildings and institutions, an urban square, open public space and paths.

 Yaakov Quint, director of the Israel Land Authority, guarantees affordable housing in Sde Dov, despite the high prices:

The new neighborhood is designed as a green neighborhood and is geared toward public transportation, expressing optimal utilization of land for a variety of uses, including employment, hotels and commerce alongside housing units, and enabling a high quality of life.

At the same time, Rami is working to vigorously promote the additional programs in the Dov district that are important to the city, the economy, the economy and society. "

The construction in the neighborhood is based on 3 types of buildings: textured construction that gives the street an active facade, 16-story buildings and tower construction up to 41 floors.

Accommodation options will include small apartments, apartments accessible to people with disabilities and sheltered housing.

According to Adv. Quint, hundreds of housing units will be built within reach, with the understanding that the diversity of residents is a necessary component for the creation of living urbanity and with the intention of promoting social equality in the city.

A quarter of the apartments will be small.

The center of the new district and its main attraction is the beach and the apartments overlooking it a short walk - as a natural resource and landscape that defines the western border of the district along about 2 km. Recreation, sports fields and playgrounds.

The park will serve as a wide strip connected to the heart of the district in a number of streets and constitutes an open public area that meets the needs of the residents of the district, residents of the nearby neighborhoods and residents of Tel Aviv as a whole.

Traffic in the park will be done by walking and cycling.

Two parking lots will be combined at the edges of the park.

Ecological principles will be applied in the park, such as the conservation of runoff water and the absorption of runoff from the neighborhood, the use of local and water-resistant vegetation, the balance of earthworks within the complex, the conservation of natural soil.

Some of the buildings will overlook the balconies facing the sea, which will remain open to the general public.

The beach will develop leisure, cultural and commercial education, including a water sports center with surfing clubs, a water school and a boat dock.

Environmental protection

The green line of the light rail will provide convenient transportation. The building density will increase as the building gets closer to the line, which is planned to pass further on Einstein Street and Ibn Gvirol Street. The number of parking spaces will be reduced relative to what is required for new construction in areas not adjacent to mass transit systems and will be further reduced with proximity to light rail stations. The public buildings and the neighborhood open spaces will be located in a way that will minimize the walking distance to them from all the residential buildings. The streets will be more walkable, the sidewalks will be wide and shady, green hinges will shorten the road and allow direct walking. A complete bicycle road network will be established, separate from vehicular traffic and pedestrian traffic, except for residential streets with traffic lanes.

High-rise construction will be located in a way that will not create a hiding place for the wind blowing from the sea, while maintaining wind tunnels between adjacent towers and minimizing shading on public areas and building facades.

Economic feasibility will be examined for the construction of infrastructure for saving natural resources, alternative and renewable energy sources such as the use of residual heat from the Reading power plant for heating, use of seawater and groundwater for cooling, creation of natural gas supply network for buildings, installation of wind turbines at the top of tall buildings And use of aquifer and gray water seats for summer irrigation.

"We are currently promoting strategic plans in the Sde Dov area as a city that will allow residents to enjoy services and infrastructure in a variety of areas," updates City Council member Sigal Weizmann, holder of the innovation and technology portfolio.

"The use of skimmers and robots, smart cameras and the integration of artificial intelligence, will enable energy savings and will contribute to residents and the community."

Weizmann worked for years to clear the field and open two paths that would connect the neighborhoods to the promenade and the beach.

"The establishment of a new district in Tel Aviv is a special opportunity to holistically and innovatively plan the built space and include in planning elements that affect the residents' lifestyles and present and future quality of life, consumption of natural resources and the natural systems around us. There is broad agreement that the district is the most appropriate scale. To promote the values ​​of sustainability. '

There are already many examples of sustainable neighborhoods in the world.

Their physical design is fundamentally different from each other because it fits the society and environment in which they were built, and yet there is a resemblance in the effort the municipality and planners make to meet the needs of the present without compromising the ability of future generations to meet their needs.

big money

The big question is what will the state do with the big money that Sde Dov will yield?

MK Meir Yitzhak Halevi, until recently the mayor of Eilat, submitted a request to the chairman of the Finance Committee a week ago for an urgent discussion on the purpose of allocating revenue to the state coffers from the construction of construction in the Sde Dov complex.

Yitzhak Halevi demands: "The revenues from the marketing of the entire complex (16,000 apartments) are estimated at more than NIS 40 billion.

The issue of compensation for Eilat because of the severe damage to the city must be re-discussed in the face of the enormous valuations. " 

About 70% of the land is owned by the state and the Tel Aviv municipality, but all the other land is privately owned by thousands of landowners, who have waited decades for the field to be cleared and the plans approved.

Recently, the Magistrate's Court in Herzliya held a hearing at the request of the managers of the Great Bloc in Tel Aviv in order to prepare for the distribution of the land rights in the Eshkol complex in Sde Dov to the private owners.

The court bill approved the principals' request to appoint a real estate appraiser to determine the relative value of rights in the Eshkol complex and the other complexes.

This means that the exercise of rights is closer than ever.

According to Adv. Shmuel Shuv and Naama Schiff of the law firm Shuv & Co., which represents thousands of private landowners in the Sde Dov complex: " The prices we saw recently in Rami's land auctions in the complex, which were 6.5 times higher than Rami's minimum prices, may constitute the minimum threshold for private owners who will work to exercise their rights in self-construction or in combination transactions with developers. "They will build on state land or on private land. The first owners who can set out are those who have banded together and are working with the bloc's managers to distribute and exercise the rights."

An important decision on the subject, which encourages affordable housing in this prestigious complex, was made this week and relates to what is called DVI - affordable housing for rent and actually imposes affordable housing on landowners. 2,400 apartments were allocated for publicly owned housing (Tel Aviv Municipality) ;

And another 4,500 apartments are apartments defined as "inclusive housing that includes small housing units, apartments for long-term rent; apartments without parking, student dormitories and sheltered and nursing housing."

This week, Tel Aviv Administrative Court Judge Yael Belcher rejected a petition by landowners in Sde Dov not to include the land designated for the construction of long-term rental apartments in the calculations of the unification and division procedures, and in fact order the Tel Aviv municipality to expropriate land for this purpose.

Meaning: These apartments will be registered in the name of the Tel Aviv Municipality - free of charge.


***


Box:

Title:


A peek at the neighbors

Subtitle: The


plots near Sde Dov seek to remove the height restrictions previously imposed due to the airport

The evacuation of Sde Dov also affects the nearby plans - 3700 and 3388 for the construction of thousands of additional units.

These are plans that were promoted years ago, so in some of the complexes low construction has been set due to field limitations.

Today, the planning committees are examining how this can be changed.


At the end of August, the Tel Aviv Local Committee approved the publication of freezing clauses (sections 77 + 78 of the Planning and Building Law), which will prevent the issuance of permits in Plan 3388 in northwest Tel Aviv until an up-to-date plan is prepared for the complex, for a period of 3 years.


This is a plan for an area of ​​about 190 dunams between the Great Bloc, the Sde Dov district and the area included in the 3700 plan. The land is owned by many private landowners, Rami and the Tel Aviv Municipality. Dov.


The committee insisted on further advancing the design in a format that was promoted while the field existed. The appeals committee decided about two months ago to give effect to the plan, which also sets balance sheets and distribution among the owners. The local committee now understands that in light of the evacuation of the field, the plan that was promoted does not meet the current planning concept and does not utilize the potential inherent in the field division.


The plan does not include reference to issues such as overcrowding, mixing of uses, reference to the green line of the light rail and more. The local committee intends to prepare a new plan, including a plan for unification and division over the entire complex, which will strengthen the building rights. The committee sought to publish a notice of a new plan under section 77 and to determine that a condition for a building permit would be the approval of the new plan.


Adv. Shmuel Shuv, managing partner at Shuv & Co., which represents some of the landowners, notes that although this is another delay in the landowners' ability to realize the land, the expected additional rights under the plan will increase the value of the land in their possession. examined now extra rights in areas adjacent to the field, and despite the time involved then it was the right decision for the long term.


now we can only hope landowners will not wait 20 more years to approve the new plan and the planning hasten the approval of the plan will provide hundreds of new housing units in the most sought after Tel Spring.

Source: israelhayom

All news articles on 2021-09-19

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