“Mehadrin” Towers
Residential Towers for the Ultra-Orthodox Population
According to data from the Central Bureau of Statistics, by the year 2065 the population of Israel will number close to 20 million inhabitants. Out of the total population, the most significant demographic increase belongs to the ultra-orthodox sector, which will make up close to 40% of all residents. Considering that each year there is a need for approximately 60,000 new housing units in order to meet the current housing shortage, this predicament may worsen as the number of residents increases, and it will require a specific response for the ultra-orthodox sector, which is currently not provided with a satisfactory solution to its housing needs.
But residential planning for the ultra-orthodox population requires reference to aspects unique to this sector arising from Jewish Halachic restrictions on building heights. These limitations are mainly due to the prevention of the use of the Shabbat elevator by the majority of the ultra-Orthodox society, and the difficulty of planning unobstructed sukkah balconies in tall buildings. In the absence of a planning alternative to high-rise construction in the ultra-Orthodox society, the open spaces in the country are running out in favor of the intensive construction of low and dense buildings. This construction trend has many environmental consequences. Already today, there is a yearly transformation of about 20 square kilometers of open areas into new development areas. Beyond the increasing reduction of open green spaces, additional environmental damage is reflected in the need for increased use of private vehicles, which also requires increased construction of infrastructure.
These environmental and urban considerations require the search for solutions for new residential configurations that are able to answer the growing need for housing for the ultra-orthodox public on the one hand, and simultaneously help reduce the destruction of open spaces in Israel which are disappearing at an alarming rate.
Ongoing Research Project
Lot Area: 4,000 m2
Building Area: 50,000 m2
Phase: Research
Transition from Zoning to Hybrid
The idea that underlies our proposal is the creation of multi-story residential buildings that will enable a wide and high-quality response to the sacred and quotidian needs of the community in the building, through the interweaving of public floors and functions within the tower itself. These public floors will provide diverse religious, communal and social functions such as synagogues, day care centers, kindergartens, libraries, etc. The public floors will be designed every 6-8 floors so that no more than 3-4 residential floors will be required to ascend or descend at any given moment. The public floors of the buildings will be designed along extensive outdoor areas on the roofs, which will allow for high-quality open spaces for the residents of the buildings in a dense urban environment. These open spaces, in addition to being a decisive factor in reducing urban heat islands and capturing carbon dioxide in the city, are also a basis for urban agriculture on the roofs which also contributes to the necessary environmental and sustainable factors.
Program Integration in High-Rise Buildings
The planning principles behind the residential units in the towers are based on unique aspects relevant to the ultra-orthodox population in the complex. One principle is the sukkah balconies and an attempt to maximize the amount of private balconies for most of the apartments in the towers while maintaining the sukkah laws. The many rooftops and courtyards are also open spaces for the construction of many community sukkahs. Another principle in residential planning is based on the widespread need for flexibility in living spaces among the Ultra-Orthodox population. Each residential floor in the tower allows for a wide range of options for dividing into different-sized apartments. This principle makes it possible to meet the changing needs of the residents of the complex according to their family situation over the years.
Sukkah on Private Balconies and Public Spaces
Residential Unit Flexibility
View of Public Floor
Since relocating to living in high-rise buildings involves much higher maintenance costs compared to low-rise construction, the project offers various economic mechanisms that can help contribute to reducing housing costs and ongoing building maintenance. These mechanisms include among others the allocation of income-generating properties in the form of apartments for rent and many commercial spaces whose revenues will be transferred to a maintenance fund for the building.
In conclusion, a hi-rise solution for the ultra-orthodox sector could provide an answer to the religious and social needs of the tenants within the residential tower and create an infrastructure for the creation of an active community life. It produces a high-quality, dynamic urban living environment with positive environmental impacts in light of the many challenges posed by contemporary trends.
