The mid-rise high-density alternative to residential towers

Flooding all of Israel’s major cities, the tsunami of residential towers that have been constructed lacking comprehensive three-dimensional plans, without specifying precisely what can and cannot be built and ignoring our climate and culture is certain to create social fragmentation. The ignorant power of our planning and building authorities together with the insatiable greed of real-estate developers has taken its toll.

Based on historic traditional European models such as Paris and Barcelona, where towers are restricted, the alternative to towers has of course always been there.

The model: continuous facades 6-8 stories in height up to the street line, buildings slightly higher at intersections offering more light and air. Mixed-use commerce – cafés, restaurants and shops at street level, a variety of residential types – flats, maisonettes and townhouses are stacked above surrounding internal courtyards. Connected to public squares the boulevards of Paris are shared living rooms having a superior sense of community, walkability and civic health, their wide sidewalks beautifully landscaped. The whole creating a vibrant urban life at human scale encouraging social interaction.

A consistent and compact urban network of optimal density is evenly distributed, having long-term sustainability and is significantly cheaper to construct and to maintain than residential towers. Building heights are well-related to street widths maximizing light and air penetration. Car parking is situated near transit hubs.

While solutions for adapting the 19th-century European model to 21st-century densities and today’s car culture exist, it will be the work of future generations to bring them to fruition. True reform will require selfless industry, not selfish gain and public duty more than private advantage. Without this no political measures can be of benefit.

Gerard Heumann – Architect and Urban Designer, Jerusalem