Strengthening of Regional Planning and Development Processes

Construction of a Secure Underground Rail Link Connecting Gaza and the West Bank

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Location and Existing Conditions

This page illustrates an example of how Israeli settlements could be further reclaimed and redeveloped. The map above shows the location of one such settlement, Pe'at Sadeh. The photo below shows the existing conditions which shows clearly the extremely low density of habitation and development

 

Pe'at Sadeh Colony

In contrast to the unsustainable low-desnity of the existing Israeli settlement, the sketch below illustrates that the implementation of a denser urban fabric is to preserve and protect the surrounding agricultural land, while comfortably accommodating a larger population.

 

Strengthening of regional planning and development processes, to promote broad oversight of the project and also to guide implementation of other related projects, including major infrastructure improvements and the development of good, sustainable housing. This phase is to be on-going, commencing with the start of Phase One in 2005.

a. Importance of Regional Planning

For the project to succeed, effective infrastructure development and planning on a regional scale will be critically important; this, consistent with Agenda 21. For example, the economic impact of the tunnel alone clearly would have a major impact on the entire Gaza Strip as it is today. New economic venues and their development will require new roads, new power supplies, new rail systems within the West bank and the Gaza Strip. New population movements would suggest an adjustment in other infrastructure elements such as housing, schools and neighborhood centers. Accompanying these growths, will come the planning of new water sources and water creation, and water distribution and treatment facilities—infrastructure of which, for example, the local residents of Rafah and Khan Younis today are in desperate need. International dimensions of the project must also be effectively addressed.

b. Related Projects

It is expected that this project will spur other, related projects such as (1) desert land reclamation, (2) macro projects to address water resources on a regional basis such as new potentials for accessing the Red Sea (the Marks and Moavenzadeh project), and (3) planned use of the former Israeli settlements after withdrawal, especially for housing, as discussed below, and (4) the possibility of manmade islands for Israeli residential or commercial uses, perhaps including a new airport.

c. Densification of Housing

The need for new Palestinian housing is of paramount importance. An integral part of the overall planning initiative is a master plan that will construct at least 50,000 new housing units at the southern end of the Gaza Strip, and to allow the growth of the existing urban fabric to expand in a meaningful way to achieve this goal. A special opportunity exists as the withdrawal of Israel occurs from the existing settlements in the Gaza Strip. Of initial concern is that the overall plan for increased housing be a positive advancement rather than one which ignores the existing houses and infrastructure that is in place already. The balance of reuse and the expanded needs of housing considering the existing conditions of greenhouse food creation and farming is a delicate one that responds to the need for a formal Master Plan. All the existing Israeli settlements need not be retained if planning issues document more important uses. On the other hand, many settlements, assuming they are left intact as the Israeli settlers move out, could provide dramatic potential for housing densification along with reclaiming desert land currently not yet used.

From aerial photographs of many of the existing settlements, it is apparent that significant undeveloped open land exists around the clusters of existing houses. Most appear to be small subdivisions on independent parcels of land within a settlement structure. Some green space or cultivated crops on small plots of land are evident. In almost all images of the settlements, significant agricultural greenhouses extend away from the housing clusters.

The settlement plans suggest a cluster zoning, possibly for defense purposes and probably a simple response to the severe climatic conditions and the difficult land reclamation process that was required to create decent living conditions and jobs.

Within this clustering, with careful planning, there is an opportunity to create new housing. By assessing each settlement, higher density housing can be added without creating decentralization and “sprawl.” This will assure the protection of existing and potential agricultural land for continual food production and allow greenhouse construction to expand. New housing concentrations within the settlements will achieve positive results for both housing needs and reuse and expansion of the agricultural components of the evacuated Israeli settlements.

This strategy is economical and cost effective.

Higher density zoning will result in lower infrastructure costs for roads and related services. It invites the retention of existing roads where improvements are not required. It will result in lower sewer systems development, water distribution, water conservation, and reduce landscaping costs.

For the people it will have clear climatic benefits. High density structures with more dense clusters of housing allow better ventilation and cooling, provide cooling from shadows on the ground plane, create closer distances between destinations, and can foster a sense of community.

Party walls between buildings reduce heat penetration to interior spaces.

From the images of the existing settlements, the density is very low and buildings appear to be small. Planning new use for these existing structures should include the incremental expansion capability of each structure. This would allow for family expansion over time and extended family use. Exterior spaces related to these existing structures should be included under the responsibility of residents to assure their use and maintenance. Private yards incorporating walled spaces as courtyards will foster this responsibility as well as increase cultural and personal privacy.

Along with housing densification, the Master Plan would also address other infrastructure needs, such as schools, cultural and religious buildings, power requirements, recreation and green spaces.

The existing settlements that merit serious investigation include the following in the Al Mawasi Area in South Gaza shared between KhanYounis and Rafah. These are also known as the Gush Katif Settlements—and they are currently underutilized:

1. Rafah Yam Colony
2. Pe’at Sadeh Colony
3. Gan Or Colony
4. Bedalah Colony
5. Dugit Colony

Based on the results of the above investigation, basic concepts and strategies can be established and with specific studies, expanded or modified and applied to other evacuated settlements.

Summary of Phase Four: The need for a master plan for the region is evident—and will be brought front and center as the project proceeds and additional, related projects are identified.

The project will be undertaken in such a way as to support current efforts underway by the PA Planning Agency and the UNDP to empower a Middle East Regional Development Council as well as other relevant initiatives.

All in all, the project is dedicated to the well-being of all the people who may be affected by it.