BBC Jabotinsky Site

> Client
Bnei Brak Municipality
> Date
1996-2001
> Lot Area
251,000 sqm
> Build Area
960,000 sqm

The Jabotinsky SITE is the new main commercial center of the city of Bnei Brak. The SITE is a CONTINUATION of the Akiva Street commercial axis, which traverses the city and is adjacent to a metropolitan junction (Abba Hillel St. and Jabotinsky Road).

The urban planning work started in 1988. The first plan was submitted to the Tel Aviv Regional Committee in 1991, but was postponed by the Municipality, and only renewed in 1996. The plan was updated and coordinated with the authorities; it dealt with various regional issues, especially with traffic accessibility. It was approved in 2001. The area of the Jabotinsky SITE was originally the industrial center of Bnei Brak, with well-known enterprises such as Tnuva Diaries, Carmel Carpets, Champion Motors, Rotex and Saxonia Textile, and the Dan Bus Company main garage. The land, most of it privately owned, was used by small plants, sheds and small workshops on 2-4 floors. The location, on major traffic axes leading from east to west across the north Dan region, enabled planning of a large-scale center of activities: from the local level - including the city of Bnei Brak - to the metropolitan and even the national level. Owing to its central position in the dense industrial and commercial Dan region, the Complex is of great economic value. The planning process of this urban project posed well-known problems faced by existing city centers, where the old and disintegrating fabric must be upgraded and replaced. One difficult problem is that of the multiplicity of landowners. The existing commercial buildings utilized only a small percentage of the building rights, but covered relatively large plots at floor level. Traffic accessibility was also a major problem, among many others that planners of congested sites have to face. One of the complicated issues was to create opportunities to establish new projects in the congested fabric, as part > of the overall planning vision but without dependence on adjacent sites. In the course of our work, we developed a methodology process. We used a number of planning tools to solve the issues with the optimal design solution:

  • Breaking down the project into planning layers, and handling each layer
  • Analyzing the existing physical situation, land utilization and ownership, statutory situation, etc.
  • Analyzing potential alternatives for planning and construction
  • Devising planning and statutory "expediters" (stable and expendable)
  • Project planning, where each component serves as a "catalyst" for its objective, without impeding other factors
  • Limited and cautious use of tools such as plot unification affecting land owners who have no shared interest
  • Enabling a "free flow" in the project area

The project plan identified the requirements and interests of the site, thereby minimizing objections to the plan, which solved problems that arose during the planning stages. In 2001, the plan was approved, but an economic recession in Israel led to postponement of construction. Only the Besser 2 tower was built, which has been very successful. In 2005/6, the market re-awoke, and a number of business agreements were made, which will result in construction of additional towers, of 20-60 floors. Five additional office towers are targeted, with a high potential for realization in the near future. Within the next 5-10 years, the Jabotinsky SITE will become one of the most successful and active centers in the Dan region.