Three Strategies of Urban Renewal for One National Outline Plan TAMA38: The Impact of Multiparametric Decision-Making on Neighborhood Regeneration

The urban renewal of deteriorated areas is a challenge for many city decision-makers. In this study, we aimed to understand the role and impact of the Israeli national outline plan, TAMA38, on urban renewal areas by examining three urban renewal strategies. This plan was developed to strengthen individual buildings against earthquakes, but it also serves as a catalyst for the renewal of deteriorated individual residential buildings in old neighborhoods, particularly in high-demand districts. TAMA38 focuses on the renovation of individual buildings, primarily residential, but neglects the comprehensive vision of the public and private needs of the neighborhood/site complex, of which the individual building is only one component. To understand which planning strategy will achieve better spatial results under TAMA38, a broader examination is required. The objective of this study was to assess the performance of three urban sites developed under the TAMA38 program in the city of Haifa using three main strategies: (1) one comprehensive plan led by one developer with a change in building locations (2) one comprehensive plan but led by diverse developers, while building locations remain unchanged and (3) individual building renewals with no comprehensive plan. The methodology for this analysis was based on the evaluation of various quantitative and quality parameters that influence the performance of the built environment. The results of the research emphasize the need to choose an urban renewal strategy tailored to a specific location, as well as the need for the authority to take responsibility for planning open public spaces throughout the process.