Management of Modern Historic Urban Landscapes Chandigarh, India Naomi Angel, Architect - Tel Aviv District Planner
UNESCO World Heritage CentreWorkshop on Management of historic urban Landscape of the 20th
century 18-21 December 2007
Chandigarh, India
The Case of Tel AvivThe Case of Tel Avivthe City and the Metropolitan Contextthe City and the Metropolitan Context
Towards a Management PlanTowards a Management Plan
Naomi Angel, Architect
Tel Aviv District PlannerTel Aviv District Planning and Building Commission
Ministry of the InteriorState of Israel
Backgound
Conservation
Urban fabric
City scale
Discussion
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Tel Aviv District within Israel
North
Haifa
Center
Tel- Aviv Tel- Aviv
Jerusalem
South
Management of Modern Historic Urban Landscapes Chandigarh, India
Adjacent cities
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Tel Aviv District Regional Plan
1000 DUNAM = 1 sqKM=100 hectars
Bnei Brak 145,000 38.8 7.35
Givataiim 50,000 19.2 3.25
Azoor 10,000 9.6 2.4
Holon 165,000 23.5 18.95
Or Yehuda 30,000 17.1 5.15
Kiriat Ono 25,000 11.0 4.1
Ramat Gan 130,000 15.3 13.25
Bat yam 130,000 33.5 8.15
Tel Aviv-Jafa
380,000 16.3 51.8
Total 1,185,000
18.2 170
Ramat ha- sharon
35,000 7.4 16.8
Hertzelia 85,000 9.3 21.6
Municipality
Population 2005
Population density (Avg. in
residential DUNAM
developed)
Municipal Area
(sqKM)
Tmm 5rounded figures
Management of Modern Historic Urban Landscapes Chandigarh, India
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Metropolitan Parks
Park Ayalon
(Ariel Sharon)
Park Ha’yarkon
Coastal Park
4 sqKM
9 sqKM
8 sqKM
Management of Modern Historic Urban Landscapes Chandigarh, India
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Mass Transit system
רעננה כפרסבא
ראש העיןפתחתקווה
תל אביב יפו
בניברק
רמת גן
יהוד
רחובות
ראשוןלציון
בת יםחולון
יבנה
רמלה
לוד
קריתאונו
הודהשרון
הרצליה
רמתהשרון
אלעד
שוהם
באריעקב
אור יהודה
סביון
נס ציונה
מקרא קו אדום קו ירוקחולון-הרצליהפ"ת/יהוד-ת"אכ"ס-צ.חולוןצ.בילו-צ.חולוןכ"ס-הרצליהרמלה-ראשל"צמסילת רכבת ישראלתחנות רכבת ישראלמרכז תחזוקהתוואי חלופי לתע"שתוואי חלופי לצריפין
National Plan 23A/4
Metropolitan park and mass transit- building blocks for sustainability of urban texture
•“oxygen” to central city rehabilitation and stabilization
•The family car-curse or blessing?
•Parking Quotas
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
The White City within the District
Plan
• Area inscribed: 140 Hectar .buffer-200.• 8,500 buildings in total protected urban
area• 1,500 to be conserved• Q. Ratio 1500:8500- too low?• Q. Inscribed/protected areas in outer
ring township?
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
The world heritage site-The white city of Tel Aviv
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Management plan Issues
Building rights “BANK” a residential highrise on city property, booster for implementation of the conservation plan
Conflict- upscaling of development drives away “rough” free style outdoor activities (youth movement) neighborhood lifestyle jeopardized?
Project statistics-
”Remez-Arlozorov ”
Arch: Meizlits- Kassif
108 flats,
20,000 sqM total floor area
36 stories
Location: east of white City .
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Assuta Hospital Residential Project
Conserve or reconstruct?
Public parking needs- underground Public buildings and open space deficits in neighborhoodTower heightTree conservationEdge of lot design
solution- new concept?
35 Storey new tower
4 buildings conserved- one lost
3 ficus trees preserved
2 public gardens + public bldg lot
2 pedestrian neighborhood connective paths
100 public parking
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Tel Aviv harbor
Connecting through the TLV city pulse
Arthur Rupin, 1912:“The appearance of Tel Aviv today makes no sense without its beachfront”
How to create and sustain a management plan?
Conserve only or demolish and reconstruct?
Old and new/ private and public
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
The street as a project
Kapln St – Tel AvivStreet line Vs Sky line
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Arch. Hezi Berkovich City EngineerThe Municipality of Tel Aviv-Yafo, Israel
Dreaming RealityThe first 100 years of Tel-Aviv
CULTURAL SIGNIFICNCE
MODERN TEL- AVIV
DEVELOPMENT& CRISIS
PLANNING STRATEGIES
THE FUTURE
Rothschild blvd., Tel Aviv during the 30s
BACK TO SQUARE ONE
Urban linear parks along the historic boulevards
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Between Tel Aviv & Chandigarh
Master Plan of Chandigarh 1953
Master Plan of Tel Aviv 1925Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Project cities vs process cities
The modern architecture heritage
Washington DC- The Mall
Project cities-celebration and symbol of Independence and of Democracy
Jerusalem-City viewTel Aviv – Edge of World Heritage site
The National Institues Axis in Western Jerusalem
Dilemmas: public icons in process cities-Mann AuditoriumInherent rigidity vs freer directives?
Process sites- mixed city texture of new, old, older
Brasilia-The Mall
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
New Delhi Barcelona Paris
New-YorkBrasiliaTel -Aviv
Backgound
Conservation
Urban fabric
City scale
Adjacent cities
Discussion
Scale of city fabricVarious Cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Tel-Aviv CenterTel-Aviv northern suburbs
Backgound
Conservation
Urban fabric
City scale
Adjacent cities
Discussion
Management of Modern Historic Urban Landscapes Chandigarh, India
Scale of city fabric Tel Aviv
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Ramat Ha-Sharon
“kohav” cinemaPioneers House
Water tower “HAGANA” offices
Current conservation list
early settlement heritage
Backgound
Conservation
Urban fabric
City scale
Adjacent cities
Discussion
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Holon
First printery"Tel giborim” Pillbox
The great Synagogue “Husmasa” well House
Current conservation list
early settlement and modern heritage
Backgound
Conservation
Urban fabric
City scale
Adjacent cities
Discussion
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Ramat Gan
Current conservation list – in preparation?
International Style Architecture
Backgound
Conservation
Urban fabric
City scale
Adjacent cities
Discussion
Management of Modern Historic Urban Landscapes Chandigarh, India
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
How did the inscription as a modern heritage site affect How did the inscription as a modern heritage site affect the city:the city:
• Missing in the Inscription: Gardens, Streets.• Accelerated real estate price change- order of
magnitude.• Radiation on neighboring cities• City pride• Public and residents awareness- heritage oriented
“public eye”. • City icons- frozen and doomed or conserved and
vibrant? (Mann Auditorium, Dizengoff circle)• Stormy public disputes – advantage or risk? How to
avoid overppolitization of issues?
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Post Inscription Processes
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Thinking STREETWISEThinking STREETWISE
• Streetline vs skyline.• The case of the Tel Aviv White City typical street: Car
vs Pedestrian.• Evergreen hedges and “green gate" at lotline• Low fence between lot and sidewalk• Private car parking within lot crisscross sidewalk,
demolish fence and yard and evergreen edge• The changing public standards of residents• The story of Bialik St.- reinsating fence -positive
incentive (new fence built by city) failed, negative incentive (confiscation of neglected property by court order) succeeds
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Demonstrative Examples
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
• Permits and building rights transfer- mandatory city coaching of the residents
• Building rights BANK.• The buffer zone (Protected area) rezoning – URGENT.• Electrical co.- “Celebrating 120 years”- gradual transfer
of cables from street to the underground.• Gardens in White City- missing entities in inscription.• The street as a project – the buildings as pearls on a
string.• Green building code- poisonous materials, (Q. removing
cars from lots/streets? cycling environment) as examples.
• Must accommodate economic growth to support the heritage site.
• Assist adjacent city engineers in the process.
Emerging management ideas (with city Emerging management ideas (with city officials) Iofficials) I
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
City Level
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
•1-5-10 year management plan
•Employ a project manager assigned to institute the 1st overall management plan.
•More professionals- education curriculum- conservation architects, Garden and landscape specialists.
•Cellular antennas, parking in lot, inner changes- weaknesses of conservation plan 2650b as approved. Need for ongoing city guardianship.•Q: what is beyond our capacity when dealing with modern heritage?•Conserve- do not preserve. Q: where is the line drawn?•Q: Lifestyle- old style jeopardized: Older/Weaker pushed out?
Emerging management ideas (with city Emerging management ideas (with city officials) IIofficials) II
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
City Level
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
• Minimize risks for the city –”BANK” of building rights –Zoning it.
• Divide zoning plan 2650b to 2 plans: buildings (approved!) and buffer, “protected”, areas (to be done)
• Guide conservation plans for adjacent cities – Metropolitan Buffer Zone and metropolitan radiation of World Heritage Site inscription.
• Note: Shift from heritage of Zionist settlement only - towards a mixture of past agricultural and small town heritage with modern Architectural urban.
• Assist in updating regulations and laws -Fiscal laws (tax incentives – VAT and property tax). -Fire protection code- Fire engine near building
front Vs protecting street, green fence, sidewalk & trees.• Q: Is there a metropolitan vision of heritage?• Q: Metropolitan management plan or guidance towards
local ones?
Emerging District level management issues Emerging District level management issues Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
District Level
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Where are we on the timeline of Metropolitan aging?Where are we on the timeline of Metropolitan aging?
• “Petrified forest – Living forest” image.• Inherent uncertainties – apply Risk Management
methodologies – Re-educate Planners.• 4 “sister cities” transcontinetal partnership –
Brasilia, Chandigarh, Le Havre, Tel Aviv- dynamic learning and constant mutual support – empowrment.
• What next? – 100 years of Tel Aviv meeting: 2009 ?– 4 Cities Internet Forum: immediate action.
Backgound
Conservation
Urban fabric
City scale
Discussion
Adjacent cities
Management of Modern Historic Urban Landscapes Chandigarh, India
Reflection on URBAN PROCESSES
Tel Aviv the city and the Metropolitan context
Towards a management plan
Naomi Angel, Architect - Tel Aviv District Planner
Thanks
•Arch. Danny Kaiser- former City Engineer- Tel Aviv-Jaffa
• Arch. Hezi Berkowitz - City Engineer- Tel Aviv-Jaffa
•Arch. Nitza Szmuk- former head of conservation Dpt.–Tel-Aviv Jaffa
•Arch. Daniella Possek – City Architect Tel-Aviv Jaffa
•Arch. Jeremie Hoffman - head of conservation Dpt.–Tel-Aviv Jaffa
•Planner Tamar Tuchler – Council for Conservation of Sites and Buildings
•Arch. Gobbi Kertes – Conservation consultant , Tel-Aviv District
•Arch. Sergio Lerman – City Architect, Ramat Gan
•Arch. Tzadik Elyakim, Arch. Udi Kassif, Arch. Moshe Tzur
•Arch. Amichai Friedman and TLV District team
•Arch. student Tamir Lavi.
Management of Modern Historic Urban Landscapes Chandigarh, India