The Eshkol complex in the Dov district is one of three complexes promoted for detailed planning by the Israel Land Authority, within the area of Dov Airport, which ended its operations in July 2019. These three plans detail the local outline plan for Sde Dov (Cell 4444) approved in August 2020. Ari Cohen Architects.
The detailed plan for the Eshkol complex, promoted by a range of architects led by architect Yair Avigdor, continues to implement the planning principles set forth in the outline plan, including connecting the north of the city to the sea and creating an intensive and high-quality urban fabric. The plan includes 4,844 housing units, approximately 192,000 square meters of commercial and employment space and approximately 30,000 square meters of hotel space.
The Eshkol complex is realizing the vision of the municipal master plan (cell / 5000) for increasing the urban qualities in the north of the city. Accordingly, the design is based on a network of urban streets, on the creation of mixed-use urban blocks, on a structural construction that builds the side of the urban streets and on the creation of a quality public space for pedestrians on the street. With the establishment of the district, the much-needed urban continuum to the north of the city will be created between the existing neighborhoods, the new district and the beach.
In terms of public space, the plan creates a network of urban streets. Along the main streets a commercial and active façade is planned as well as a colonnade on the street floor. The extensive habitats planned for all the street trees ensure the growth of tree-lined avenues that will provide shade for pedestrians and cyclists. The network of urban streets is complemented by a network of public passages within the urban blocks, so that a variety of urban spaces and walking and experience options in the district will be created.
In addition, the complex includes a variety of open spaces, starting with the large park in its center around which most of the residential construction is planned, continuing with more intimate gardens, urban squares and a green boulevard that begins on Levy Eshkol Street and continues to the beach. A boulevard of public buildings is planned along this boulevard.
In terms of construction, the design of the complex is unique in the sense that it creates an entire urban texture that combines street-building textured construction and tower construction. The construction is based on urban blocks that contain three types of buildings: 8-9-story textured construction facing an active facade street, combined with high-rise construction of 16-story buildings and tower construction up to 41 stories high.
The construction includes a variety of housing units, in a variety of sizes and forms of housing, including 25% small housing units, as well as hundreds of affordable housing units, given that a variety of residents, ages and families are one of the components needed to create vibrant urbanity.
The plan kisses the green line of the future light rail to pass along Ibn Gvirol Street. Based on this, the plan gives great weight to the use of public transportation and bicycles in terms of street characteristics and parking standards, and the dependence of residents and visitors on the private vehicle is reduced.
A key focus of the plan is sustainable development: the proposed neighborhood is based on adapting construction to the expected shading and wind regime, and includes advanced infrastructure solutions such as a pneumatic garbage system, water recovery system, renewable energy production, green construction, construction of a local logistics center and more.
Gili Tessler, Director of the Tel Aviv Space Planning Division at Rami, Stated that: “There is no doubt that the efforts of the partners in promoting the program, including all government ministries, made it possible to simultaneously advance detailed and descriptive planning in the most significant district in the Tel Aviv metropolitan area along the Tel Aviv coastline and develop many public areas. The progress of the detailed plan and approve it near the approval of the master plan. This regulated and concentrated work procedure allows a solution to various problems that arose during the promotion and improvement of the plans at both the descriptive and detailed level. The high importance of the plan in creating certainty both in the planning levels and in implementation. Government initiating and promoting programs. ” There is no doubt that the plan produces diverse housing solutions that are so required to the market and constitutes the significant step to the development of the area.
Chairman of the Hotamal, Edith Bar She stated that: “The plan approved today ‘in the Eshkol complex – in Sde Dov’ is a significant milestone in the realization of the government’s efforts to increase the supply of housing in the heart of demand areas. Approval of the plan gives ‘green light’ for the development of a residential neighborhood.” The plans for optimal land use, high-density construction, mix of uses and reliance on public transportation.This program also enjoys innovative planning that addresses renewable energy and sustainability, such as pneumatic infrastructure for garbage removal, gray water utilization systems and strict adherence to strict green building standards. On the cooperation and initiative of the Israel Land Authority to promote the plan. “