The 'Bat Galim' plan promoted by the Israel Lands Authority for the establishment of a coastal tourist neighborhood of approximately 1,300 units and commercial and hotel areas was approved on Wednesday 27/03/24, by the Haifa District Planning and Construction Committee. The approval was received after a discussion of objections to the plan, which includes the evacuation of the training base of the Navy in the Bat Galim neighborhood and construction in its territory.
In recent years, Bat Galim has become a sought-after neighborhood in Haifa, and the eviction of the housing complex will allow it to develop and add hundreds of housing units. The project is being promoted by the Israel Land Authority (RMI). The plan was designed by the Darman Varbakel Architecture office, the project management by A. Horowitz Engineers' in collaboration with Nir Ben Simon - planner of the Haifa area at the Israel Land Authority.
The plan includes urban renewal of the existing neighborhood and its development
The plan will be in sequence with Haifa's urban sea front and the continuation of the 'Aharon Rosenfeld' wharf. Its borders are the coast line to the north, Efron St. and the Rambam Hospital complex to the east, Aliya Second St. to the south and Sherel Lutz St. to the west.
The housing units will be built at a density of 27 units per net dunam, of which about 20% are small apartments, about 200 hotel rooms and about 250 units of sheltered housing. As part of it, a variety of graded construction types including textured construction of 7-4 storey residential buildings at the interface with the Bat Galim neighborhood that integrate into the existing construction up to high-rise construction of 22 and 25 storeys at the interface with the Rambam complex and the School of Medicine to the east.
Gila Margolin from the Authority for the Preservation of Heritage Sites: It is important to understand when the documentation survey was completed
Gila Margolin from the Authority for the Preservation of Heritage Sites was the first to present the objections. Margolin referred to the preservation of the historical BHD buildings and said that it is not known when the documentation survey was done and whether it was completed, when the planning of the project began.
She explained that it is very important when you start planning to know where the buildings for preservation are located. She received an answer to this question during the discussion, according to which the documentation survey was done before they started the project. In addition, she talked about changing the historical road system. She explained that the road system in the plan ignores the historic road system and harms it, and in addition the damage to the historic road system makes it difficult to preserve the trees in the project. She suggested to avoid the harm to make a transfer of rights.
The architect and conservation consultant Dr. Sherry Mark: barracks have been destroyed throughout the country, so it is very important to preserve the barracks in Bat Galim
The architect and conservation consultant Dr. Sherry Mark, who worked with the conservation consultant of the district committee, recommended preserving 4 shacks in a common compound from the mandate period. There were several models of shacks in the area, and the plan will preserve one type and damage other models of shacks. She further explained that there are shack camps throughout The land that was destroyed is therefore very important to preserve the barracks in Bat Galim. She pointed out that Washington Avenue (Palms) did not remain intact and therefore it will not remain after the construction.
City engineer Ariel Waterman said that he supports the Technion's opposition and pointed out that an analysis of the financing issue should be done today. He added that the plan must move forward because there are entrepreneurs who have won Rami lots. In his opinion, the Ministry of Transportation and public institutions should be integrated in order for there to be integration.
Residents of the neighborhood: First of all, how will the additional vehicles affect the traffic congestion that already exists today in the neighborhood?
Haim Raz, a resident of the neighborhood, who was a commander in the Navy, said that today's discussion is about the fate of Bat Galim: "It is very important that the committee gets to know Bat Galim in order to make the right decision in the discussion. In addition, adding 1000 units requires an examination of the volume of transportation in the neighborhood. It should be taken into account that the mayoral elections were held recently and a new mayor was elected. The district committee should hear the opinion of the new municipality. Bat Galim and the Haifa Municipality received a gift in the decision to evacuate the Navy Yard, and their opinion should be seriously heard."
Neighborhood resident Tal Kizman:
There are 7 huge projects in Bat Galim, there are 3 projects on Aliya 4 St. One in the Navy compound, the second on Aliya XNUMXnd St. in front of Rambam and the third on Aliya XNUMXnd St. in front of the Behad. In addition, there are XNUMX others: the Rambam Medical Center wants to expand massively in the coming years, the Technion Medical Campus must double the number of students by order of the government due to a lack of doctors, the Navy Hospital and the Sea Front on the same square kilometer. Already Now there is traffic congestion in the area. Eventually it will be possible to reach Rambam only with a helicopter.
Dr. Rafi Aviram Deputy President and CEO of the Technion: We need to expand the Faculty of Medicine
Dr. Rafi Aviram, Vice President and CEO of the Technion spoke about their plan within the plan of the BHD. According to him, the Technion has a serious problem finding the place to build another building within the project area. They need student dormitories and to expand the faculty itself. The Technion is thinking about The area is years ahead and it will be a cry for generations in his opinion if they don't give suitable space for expansion.
The Vice President of Engineering of Carmel Gal Indich said that there must be a pumping station and the location for it on the seashore must be checked. He also noted that the neighborhood suffers from a lack of sewage infrastructure.
Einav Ringler, Director of the Senior Division for Planning and Projects at the Israel Land Authority: welcomes the decision to approve the plan
Einav Ringler, Director of the Senior Division for Planning and Projects at the Israel Land Authority, She welcomed the decision to approve the plan and noted that "the new neighborhood that will be built with a sea front includes 1,300 units in a diverse mix as well as a mix of commercial and employment uses, public buildings, open public spaces and a beach promenade. The complex is an example of optimal land utilization and will connect the old Bat Galim neighborhood, the Rambam Hospital and the beach with the help of a walking street infrastructure and extensive public transportation."
The chairman of the Haifa District Committee, Ruthi Shortz:
"The plan enables the evacuation of the military camp in the Bat Galim neighborhood and proposes the opening of the neighborhood to the sea strip while creating a living and vibrant urban space with an appropriate mix of public and commercial uses."
Peter Rees, former London City Engineer: "Growths isolate people, fewer people are at ground level, not meeting or learning about each other"
Sounds like a plan that Bibi and his subjects planned and he is reading at a press conference, pinky bombastic and worth ass!
nonsense
Regarding "preservation of barracks"
The lady from the conservation comes and says: because they didn't preserve barracks in all the other bases that were evacuated in Israel, barracks should be preserved in Bat Galim.
Why because Haifa is a city with leadership and a weak engineer who is unable to demand what other mayors demand, which is a complete evacuation and not the preservation of unnecessary barracks??? Who guards barracks, what will it give anyway? Will it be a historical site?? Will they learn something from the barracks??
Make a big square and stick some symbolic hut in it that will say that there was a base here and that's it. Preserve texture huts? Did we fall on our heads???
Tel Aviv in Sharon did not preserve even one botka from the base that was there. So here they guard barracks in a prime location by the sea?
Blow up the casino and the shacks just like Tel Aviv blew up the Tel Aviv port shacks and the dolphinarium.
The residents of Haifa deserve exactly what the residents of Tel Aviv deserve. Neither the preservation of barracks nor the preservation of housing.
Eyal the ultimate planner,
A. Great luck for the residents of the city of Haifa who were not elected mayor.
B. Your excellent dictatorial skills in moving the residents are very suitable for the position of chief in one of the remote villages in Africa.
Responses to all the issues in the article:
A. There is almost zero chance that the BHD will be vacated (and even after the expenses of the war, such a base will not be vacated)
B. A bad second plan by the Derman and Rebecca office. Lack of understanding of the unique location - in such an area, high towers are needed and maximum space left as an urban square in accordance with British planning. The urban extension is part of the peripheral promenade and should be
The backbone for two rows of high-rise construction - hotels and apartments, with continuous low-street construction and minimal wastage of space for the streets.
third. Traffic congestion: Bat Galim should be closed to one vehicle of the neighborhood residents only with a ticket and any other vehicle will be required to park outside the neighborhood. Do not allow entry to Rambam Hospital either, only dropping off patients and turning around the exit. Most of the neighborhood should have promenades, bike paths and a neighborhood shuttle that will pick up from the train and Dolphin Junction, up to the cable car and back and will operate all week.
d. The neighborhood is well served by public transportation - a train station, buses, subway, cable car, taxis and a bicycle platform.
Most of it should be closed so that no private vehicles can enter and the parking along the second Aliyah street should be canceled in favor of a bicycle path and a neighborhood shuttle
God. The faculty of medicine should be removed from Bat Galim, it is prime real estate on the waterfront that they are occupying for no reason. Move the faculty to Haifa al-Atika, build dormitories and classrooms there on Jaffa Street instead of housing and instead of garages and connect Haifa to Atika with a bike path and a pedestrian bridge over The gate of the port of Haifa to Rambam.
Answer to Eyal - instead of moving the medical school and disconnecting from Rambam - it is cheaper to move the sea.
Offer it to the town clerk
It is likely that this proposal will be treated as well as your other proposals.
In the Bat Galim neighborhood there are many entrepreneurs and fewer apartment owners who live there.
Therefore it is exposed to the whims of the market.
As soon as there are problems with transportation, sewage, electricity and difficult infrastructure, the neighborhood will turn into a modern slums of the 25th century.
The district committee that is supposed to represent the public only represents the public of entrepreneurs. No vision. There is no overall long-term planning.
In this place there is an urban desert and the use of every square meter to collect expensive property taxes from the public.
Gentrification. That's the name of the game. Eat and drink because tomorrow we die.
Wasn't it approved 5 years ago? where is the news
In Haifa, it takes 30 years to clear a building until you see new buildings, so wouldn't it be better to do an article in another 25 years when bulldozers come and really already destroy the old buildings?
Where will the BHD move?
When will he pass?
And who will finance the transition of the BHD?
They shelved the plan of Bnei Izak because it was bad. What could be simpler than that?
Definately not!!!! Architects living in the neighborhood and outside the neighborhood, who knew the plan and its benefits for the city of Haifa and the old Bat Galim neighborhood, supported this plan, out of reaching the necessary balance between the old and the new.
This new plan is evidently from the interests of entrepreneurs outside the city of Haifa whose goal is to make a profit on this unique area that can have a contribution to all the residents of the city of Haifa and under this they chose to make a neighborhood of concrete where most of the buildings are hidden and shaded by each other. It doesn't even seem like they took into account the directions of the sun. The main thing is worn posters trying to brand the complex as prestigious.
Bnei Izak definitely understood that half of the area should remain free. Coincidentally and of course without any connection, half of the area was also expropriated from private individuals. Building on such an expropriated area may require the land to be returned to its original owners.
In any urban renewal, and especially one on RMI lands, there must be the construction of public housing. The time has come for the state to fulfill its commitment to citizens and return to building public housing.
"Washed mantras" for peace of mind -
"An example of optimal land utilization" - or an example of optimal land destruction.
"Opening the neighborhood to the sea" - or cutting off the neighborhood from the sea.
"textured construction of 7 floors"!? - Where are there "textured buildings" of 7 floors in Bat Galim?!
Blatant foreign intervention by parties detached from the city of Haifa.
Unbearable closing of eyes and ears by the district committee combined with the lack of judgment. It is better for the chairman of the district committee to return to her previous position in the control and regulation division of the planning director - where her damages apparently amounted only to the destruction of the division and the smuggling of workers from the division. Here she is destroying a city!
The city engineer is not considered in her eyes, as is the management of the medical school adjacent to the new neighborhood "Hamaleft" - disruptive and disturbing factors!
Rami took over the city - the Stella Maris complex and the Bat Galim neighborhood together with entrepreneurs from Tel Aviv - a deadly combination for the city of Haifa.
What's your name?! Fly away from here destructive factors!!
Correcting spelling mistakes from my previous response:
A district planning committee and not an appeals committee,
And "transportation mortality" instead of the phrase transport bias mentioned in the body of the article.
This plan is a shame for its planners and the Haifa municipality's planning department.
No proper transportation solutions were presented and they intend to examine transportation solutions only after 30% of the project is established.... shows poor professionalism.
They admit that there is a problem, they know that there is a problem of severe transport pressures already today
and ignore it. The plan's supporters talked about a transportation-biased neighborhood, so let's be precise, it's a transportation-biased neighborhood.'
The plan lacks a vision, no one had an answer as to why they shelved the previous plan by architect Bnei Izak, which was thousands of times more responsive to connecting the city of Haifa to the sea and integrated with the existing neighborhood and had much more open spaces for the common good. In this plan there is a poor sample of an open area with 200 parking spaces that will not allow the residents of Haifa to enjoy at all the benefits of a new neighborhood that they attached to an existing 100-year-old neighborhood that was founded on the principle of a garden city.
The planner Nir Ben Simon on behalf of Rami already stated at the beginning of the discussion that there is a growing interest of entrepreneurs from Tel Aviv. So this is the essence - to press entrepreneurs from outside the city?
And the Haifa municipality and the appeals committee align with these entrepreneurs?
Is the welfare of the residents of Haifa important or the intentions of the entrepreneurs from Tel Aviv?
In conclusion, a plan that will be a lament for generations that is intended to be implemented in another 10 years according to its planners and will probably dissolve and disappear just as the plan of architect Bnei Izak that was a thousand times better and beneficial to the city of Haifa has dissolved.
Food for thought: yesterday the committee convened, weighty objections were heard that were justified by the planning authorities, with demands for engineering changes for example for the construction of the Senika system because the sewage infrastructure is not prepared for these construction volumes, and today the residents of the city of Haifa are informed of the approval of the plan and there is no mention at all of the need for the changes that were required on By professional officials.. It doesn't seem serious and it seems like a drunken game at the expense of the residents of the city of Haifa who stole their land under their noses in favor of entrepreneurs from Tel Aviv.
will not be able to meet the costs that this neighborhood will require.
This is an irrelevant choice of a neighborhood for renewal if you want to solve the housing crisis in the city.
This will bring some commerce and many Tel Avivians will buy ghost apartments, there are much more necessary places in this city to do renewal.
Someone treat the residents of this city
High-rise construction in the Bat Galim neighborhood (over 7 floors) will damage the view of all of Haifa. There are a lot of plans for high-rise construction in the Bat Galim neighborhood and it just might be a 100-fold Meridian event.
It will be possible to see/feel the sea only from the buildings next to it and it's a shame.. Haifa is a ranked sea city The whole city can enjoy the view and the breeze of the sea if they only manage not to block them
The time has come to raise serious questions about the conduct of the RMI in planning throughout Haifa, as well as the district committee that allows a second discussion in a row when the entire city council and its head have changed. Is this reasonable conduct? Is the RMI that hires the services of Darman and Rabkel's ministry and appoints one office on their behalf to determine for the residents Haifa, what will their city look like and their future is not run by a monopoly here? Why was this office chosen again and again and does this not seriously damage the other planning offices in Israel? Was it on a financial basis or is Damsherd the best and Haifa is a victim of this disgraceful conduct?
And as for the article..the time has come for the Council for the Preservation of Sites...yes that's what it is called and for an authority..it's better to be precise...invest in such an important discussion and have the head of the council come and put his weight on the cause of proper preservation and not of a specimen here and there...because that's not how they preserve it. And where are the representatives of the Faculty of Architecture at the Technion and not just the Faculty of Medicine? Bat Galim's crossing is trampled under towers. Where is the preservation of the character of this unique neighborhood???