The connection between urban renewal and the Iron Sword War
Nov 23, 2023
שאלות ותשובות עם ד"ר בני ברוש
מאת: איציק סימון
המלחמה חידדה פעם נוספת את הפערים הבלתי-קיימים בישראל בין העורף לחזית ובכתבה הקצרה הבאה ננסה לשרטט את הקשר החשוב שבין התחדשות עירונית, ממ"דים וביטחון לאומי. גייסנו לטובת העניין את ד"ר בני ברוש - מומחה במיגון ומרצה להנדסת מבנים במחלקה להנדסה אזרחית באוניברסיטת אריאל.
ד"ר ברוש, מהו בעצם הקשר בין התחדשות עירונית למיגון?
התחדשות עירונית מספקת מענה למיגון לאומי בשני מובנים עיקריים. פעם אחת בהקמת בניינים עם ממ"דים שמחליפים מבנים ישנים, וכפועל יוצא מזה פחות דיירים שמתבססים על מקלטים ציבוריים שרחוקים מהם בתחתית הבניין, על חדרים שנבחרו בתור 'הכי מוגנים שיש' או על חדרי מדרגות. פעם שנייה בעצם העמידות של הבניין בשל חוזקו וגודלו. ככל שהמבנה רובוסטי יותר (*מבנה מאסיבי אשר עמיד למתחים מכניים פיזיים, לחצים ותנאי סביבה קשים), מחוזק יותר לרעידות אדמה וגדול יותר, כך השפעת הראש הקרבי עליו קטנה בהתאמה".
Questions and Answers with Dr. Benny Brosh
By: Itzick Simon
The war once again sharpened the non-existent gaps in Israel between the home front and the front, and in the following short article we will attempt to outline the important connection between urban renewal, military battalions, and national security. For this purpose, we recruited Dr. Benny Brosh - an expert in defense and a lecturer in structural engineering in the Department of Civil Engineering at Ariel University.
Dr. Brosh, what is the actual connection between urban renewal and protection?
"Urban renewal provides a solution to national defense in two main ways. Once in the construction of buildings with bomb shelters that replace old buildings, and as a result, fewer residents rely on public shelters that are far from them at the bottom of the building, on rooms that have been chosen as the 'most protected there is' or on stairwells. Second, in the durability of the building itself due to its strength and size. The more robust the structure (*a massive structure that is resistant to physical mechanical stresses, pressures and harsh environmental conditions), the more reinforced it is for earthquakes and the larger it is, the smaller the impact of a warhead on it."
Will a building that has undergone urban renewal absorb reduced damage from a direct hit by a rocket or missile?
"The answer is unequivocally yes. Both with regard to reinforcement and expansion according to TAMA 38/1 and when the building is demolished and rebuilt as in TAMA 38/2 or complete evacuation and construction."
Buildings that have undergone urban renewal are more stable because they are reinforced for earthquakes and are heavily reinforced with concrete shafts such as tower blocks, staircases, elevators, infrastructure shafts, and more. Especially buildings that have been demolished and rebuilt. These buildings are usually not only built according to the latest standards for durability and strength, but they are also usually larger and the damage to them is correspondingly less. Urban renewal reduces the chance of complete, partial, and even local collapse. To this must be added the towers that physically and directly protect the residents and their guests.
התשובה היא כן באופן חד משמעי. הן לגבי חיזוק והרחבה לפי תמ"א 38/1 והן כשהבניין נהרס ונבנה מחדש כמו בתמ"א 38/2 או פינוי בינוי מלא.
בניינים שעברו התחדשות עירונית הם יציבים יותר משום שהם מחוזקים לרעידות אדמה ועתירים בפירי בטון כמו מגדלי ממ"דים, גרמי מדרגות, מעליות, פירי תשתיות ועוד. במיוחד מבנים שנהרסו והוקמו מחדש. מבנים אלה בד"כ לא נבנים רק לפי התקנים העדכניים לעמידות וחוזק, אלא שהם בד"כ גדולים יותר והפגיעה בהם קטנה בהתאם. התחדשות עירונית מפחיתה את הסיכוי להתמוטטות מלאה, חלקית ואפילו מקומית. לזה יש להוסיף את הממ"דים שמגנים באופן פיסי וישיר על הדיירים ואורחיהם".
Five days after the outbreak of the war, the Israel Builders Contractors Association announced that approximately 62% of the apartments in Israel do not have fire extinguishers [1] .
" The shortage of building contractors in Israel has been greatly reduced in the last 30 years, but it is still too great. Urban renewal at all levels and in all forms, from the single building to complexes and neighborhoods, can help. Especially if the renewal plans receive the right incentives, and today we are once again reminded of the main reason for this - saving lives. Earthquake protection and reinforcement can change the data of the Contractors Association from end to end."
How can urban renewal help narrow the gap?
"Certainly. In most cases, the girders in a building are built on top of each other, creating a kind of powerful concrete 'spire'. The girder towers also strengthen the structure on an engineering level. They are a kind of closed and strong stiffening tubes. The concrete spires go down to the foundations in the ground. They are very resistant to horizontal forces, reduce the overall horizontal movement of the structure and significantly improve its stability."
Do the battalion commanders also reinforce the structure?
"There is hardly a person in Israel today who does not understand that concepts like center and periphery are irrelevant in times of war. The missile threats geographically cover the entire country, and even Eilat is on the Houthi target list. Earthquakes have also recently occurred in our region and should serve as a thunderous reminder of the disaster that lies ahead."
I hope that, alongside the heavy cost of the war, awareness of these two threats will increase. Both on the private level – so that citizens will clearly prefer strong buildings with modern protection solutions, and on the national level by investing more money to encourage urban renewal in the real estate-economic periphery where private-entrepreneurial motivation is still small. Just as the state rightly acted to remove barriers to additional protection, it is equally urgent to release barriers to strengthening buildings and urban renewal.
Creativity is needed here. I would suggest, for example, examining in depth solutions that have not yet been implemented. For example, transferring building rights from the center to the periphery, even though this is a different planning space. For example, determining that contracting companies that receive significant building rights in the economic center will also be obligated to strengthen buildings and housing units in the periphery according to a predetermined key. Similarly, it is possible to oblige contractors and developers who carry out urban renewal in the center to deposit certain amounts in a national fund for strengthening the periphery. Building rights are, at the end of the day, economic profit. Perhaps the time has come for planning institutions not to limit them to the planning space in which they were granted.
"Additional tools that the state can use are regulation and taxation, which, when used wisely and intelligently, may accelerate the renewal processes in the periphery and reduce construction costs in preferred areas."
How do you promote urban renewal in the periphery?
"The main and central obstacle that I have been warning about for years is awareness . In days of war, when millions of Israelis discover once again that the lack of basic necessities endangers them and their families, the level of awareness skyrockets. Unfortunately, experience shows that it fades very quickly when the guns stop roaring."
This is where the state needs to step in. Along with financial encouragement and regular activity of urban renewal with a budget, regulations, and legislation, the state is tasked with leading advertising campaigns to increase awareness.
The state knows its job and has launched quite a few successful and impressive campaigns in the past, such as 'Israel is drying up' or encouraging vaccinations for the coronavirus. Earthquakes and rocket fire are tangible threats. The State of Israel must instruct its citizens on how to prepare for them, how to act in an emergency, and what the impact of the structure is on these disasters, for better or for worse.
The second obstacle is the long and difficult road to permits and approvals. While there have been quite a few positive changes in recent years, the great burden still falls on the shoulders of the licensing authorities and municipal engineering departments. The state and local government need to improve these departments with improvements, increase staffing, and pay them accordingly. We are serious about this."
What, in your opinion, are the two main barriers to urban renewal in Israel?
In conclusion, how would you like to see Israel's cities in the coming decade?
"When analyzing the data and trends regarding urban renewal in Israel, and in light of the enormous gaps between what is desired and what is currently available, it is clear to me that it will not be possible to achieve comprehensive urban renewal in just a few years. On the other hand, if the state is able to listen to the professionals and take effective steps to remove the barriers, I have no doubt that we will be able to see significant improvement. If I remain slightly optimistic, in about ten years from now we will see not only a surge in projects for vacating and building in the center, but also a high presence of projects throughout the country."
כשמנתחים את הנתונים והמגמות לגבי ההתחדשות העירונית בישראל, ולאור הפערים העצומים בין הרצוי למצוי, ברור לי שלא יהיה ניתן להגיע להתחדשות עירונית כוללת בתוך שנים ספורות בלבד. מצד שני, אם המדינה תשכיל להקשיב לגורמי המקצוע ולנקוט בצעדים אפקטיביים להסרת החסמים, אין לי ספק שנוכל לראות שיפור משמעותי. אם אני אשמור על אופטימיות זעירה, בעוד כעשר שנים מהיום נראה לא רק תנופה של פרויקטים לפינוי בינוי במרכז, אלא גם נוכחות גבוהה של פרויקטים בכל רחבי הארץ".
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