Tel Aviv’s Forgotten Quarter – Globes
Few people have even heard of the Ludwipol district south of Tel Aviv. It’s a small, forgotten triangular island of about three acres, wedged between the Ayalon Highway, Highway 1, and Highway 461 by the Kibbutz Galuyot Interchange. The neighborhood is named after Avraham Ludwipol, the first editor-in-chief of the Polish Zionist newspaper Hatzofe.
About 20 families live there in small houses and gardens and there are dozens more who own land. The land has building rights for 60,000 square meters of office space, and perhaps it would even be possible to increase those building rights, but residents are in no rush to push forward any new construction. It is true that there is noise and traffic pollution nearby and no basic services but then they live on a treasure.
In 1949, the first families left Kerem Hateimanim in Tel Aviv near the Carmel Market and settled in Ludwipol, an agricultural settlement on the banks of Ayalon Creek. Unlike neighboring neighborhoods like Kiryat Shalem and Yad Eliyahu, the land was privately owned.
The rural atmosphere was threatened as authorities drew up all kinds of future construction plans. The big change came in 1978, with the completion of the Jerusalem – Tel Aviv highway (route 1), which ended next to Ludwipol and the subsequent construction of the Ayalon highway (route 20) and interchange. from Kibbutz Galuyot, which linked the two highways. . In the 1990s, some of the buildings in Ludwipol were demolished to make way for the Heil Hashirion Bridge on the Ayalon South Freeway in Holon, trapping the neighborhood between three major freeways.
In 2015, residents promoted an urban construction plan, designed by architect Hillel Schoken, for the construction of 57,000 square meters of office space. Tel Aviv-Yafo Municipality insisted the area was not suitable for housing, in terms of traffic, noise and pollution.
In October 2020, residents and other landowners signed an option agreement with developer Ronen Hatzor’s Q Real Estate estimated to be worth several hundred million shekels. The offer is only valid for a fixed period and under certain conditions.
Av. David Shevach, from one of the founding families of Ludwipol, and who still lives in the area, says many landowners have been trying to assert their property rights for years. “My family owns 2,000 square meters in the middle of the neighborhood and we are the ones who work the hardest to bring real estate developers here. We brought in the best of the best developers here and it was very difficult for them to adjust to the neighborhood.
He added, “Many developers came to the area and then fled. Not because it wasn’t a good deal – the land is on Tel Aviv’s doorstep. The problem is, there are so many landowners here and some want to leave and some don’t. some have had expropriation orders and some have had their property confiscated. Ronen Hatzor is a bulldozer and he managed to reconcile groups that were initially hostile to each other. The agreement is signed and business is progressing. “
Ludvipol resident Haim Cohen, who signed the city building plan as one of the plan’s developers, sees it differently. He claims that the inhabitants are trapped there against their will. “We live here in squalid conditions. I looked for a developer who would take this land, then I found a developer called Ronen Hatzor. I’ve been in talks with him for five years and we’re just stuck with him. account he doesn’t. I don’t have the money to take this place and he is looking for investors and everything is blocked and we have no money to fight for it. I was in the municipality several times and I understand from them that nothing is happening. “
Q Real Estate told “Globes” that progress at Ludvipol with negotiations with numerous landowners is hampered by many difficulties. The realization of the urban plan, which depends on the consultation of all landowners, remains a major challenge. Over 75% of owners have to agree on the plan and most of them are not even officially registered as owners. Over 100 people are involved, mostly second and third generations of the original owners. Some of them live abroad and just locating them is a complicated task. Another problem is the eviction of squatters who have taken over part of private and public land.
Tel Aviv-Yafo Municipality said: “The plight of landowners and landlords in the area is known to the Municipality, which has been working for years to promote a plan that would allow dozens of families there to realize their rights and resolve However, it must be remembered that this is private land on which there is an approved plan. The municipality does not have the capacity to set a deadline for the completion of the construction or to intervene in a dispute with the developer and this matter is only in the hands of the landowners. The municipality is concerned with public infrastructure, sidewalks, water supply and sewers.
Posted by Globes, Israel business news – en.globes.co.il – on June 2, 2021
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