{"id":32349,"date":"2026-02-06T14:00:27","date_gmt":"2026-02-06T14:00:27","guid":{"rendered":"https:\/\/research.reading.ac.uk\/research-blog\/?p=32349"},"modified":"2026-02-10T14:01:48","modified_gmt":"2026-02-10T14:01:48","slug":"what-will-a-rebuilt-gaza-look-like-the-competing-visions-for-the-strips-future","status":"publish","type":"post","link":"https:\/\/research.reading.ac.uk\/research-blog\/2026\/02\/06\/what-will-a-rebuilt-gaza-look-like-the-competing-visions-for-the-strips-future\/","title":{"rendered":"What will a rebuilt Gaza look like? The competing visions for the Strip\u2019s future"},"content":{"rendered":"<p>[vc_row][vc_column][vc_single_image image=&#8221;32352&#8243; img_size=&#8221;large&#8221; add_caption=&#8221;yes&#8221;][vc_column_text]<\/p>\n<p>Following a visit to Gaza in January, the UN undersecretary general, Jorge Moreira da Silva, called the level of destruction there <a href=\"https:\/\/www.unops.org\/news-and-stories\/speeches\/statement-on-visit-to-the-gaza-strip\">\u201coverwhelming\u201d<\/a>. He estimated that, on average, every person in the densely populated territory is now \u201csurrounded by 30 tonnes of rubble\u201d.<\/p>\n<p>This staggering level of destruction raises urgent questions about how, and by whom, <a href=\"https:\/\/theconversation.com\/topics\/gaza-4268\">Gaza<\/a> should be rebuilt. Since 2023, a variety of reconstruction plans and other initiatives have <a href=\"https:\/\/mas.ps\/cached_uploads\/download\/2025\/09\/02\/study-day-report-2025-eng-1756812600.pdf\">tried to imagine<\/a> what Gaza could look like when the <a href=\"https:\/\/theconversation.com\/topics\/israel-hamas-war-146714\">conflict<\/a> ends for good. But which of these visions will shape Gaza\u2019s future?<\/p>\n<p>The Israeli government\u2019s <a href=\"https:\/\/www.archpaper.com\/2024\/05\/benjamin-netanyahu-unveils-regional-plan-free-trade-zone-rail-service-neom\/\">Gaza 2035 plan<\/a>, which was unveiled in 2024, lays out a three-stage programme to integrate the Gaza Strip into a free-trade zone with Egypt\u2019s El-Arish Port and the Israeli city of Sderot.<\/p>\n<p>AI renderings show futuristic skyscrapers, solar farms and water desalination plants in the Sinai peninsula. The plan also shows offshore oil rigs and a new high-speed rail corridor along Salah al-Din Road, Gaza\u2019s main highway that connects Gaza City and Rafah.<\/p>\n<p>The US government has proposed a similar futuristic vision for Gaza. Its August 2025 Gaza Reconstitution, Economic Acceleration and Transformation Trust plan <a href=\"https:\/\/www.washingtonpost.com\/documents\/f86dd56a-de7f-4943-af4a-84819111b727.pdf\">shows<\/a> a phased series of modern, AI-powered smart cities developed over a ten-year time frame. The plan, which would place Gaza under a US-run trusteeship, suggested that poor urban design lies at the heart of \u201cGaza\u2019s ongoing insurgency\u201d.<\/p>\n<p>[\/vc_column_text][\/vc_column][\/vc_row][vc_row][vc_column][vc_video link=&#8221;https:\/\/www.youtube.com\/watch?v=ZlkzyuEEZR8&#8243;][\/vc_column][\/vc_row][vc_row][vc_column][vc_column_text]The latest iteration of this vision was unveiled by Donald Trump\u2019s son-in-law, Jared Kushner, at the recent World Economic Forum in Davos.<\/p>\n<p>He <a href=\"https:\/\/www.bbc.co.uk\/news\/articles\/cy7mmpljze7o\">presented slides showing<\/a> Gaza reconstructed as a \u201cRiviera\u201d of the Middle East, with luxury beachfront resorts, gleaming tower blocks, residential zones and modern transport hubs. Kushner <a href=\"https:\/\/www.youtube.com\/watch?v=ZlkzyuEEZR8&amp;t=822s\">suggested<\/a> it was \u201cdoable\u201d to complete the construction of a \u201cnew\u201d Rafah city in \u201ctwo to three years\u201d.<\/p>\n<p>It <a href=\"https:\/\/www.timesofisrael.com\/the-man-with-the-plan-dc-prof-sent-trump-gaza-relocation-development-study-in-july\/\">has been reported<\/a> that the US and Israeli visions are heavily influenced by US-based economics professor Joseph Pelzman\u2019s economic <a href=\"https:\/\/ideas.repec.org\/a\/wsi\/gejxxx\/v24y2024i01n04ns219456592450009x.html\">plan for Gaza<\/a>. This plan, Pelzman said on a podcast in 2024, would involve destroying Gaza and restarting from scratch.<\/p>\n<p>In contrast to the US and Israeli visions, the February 2025 <a href=\"https:\/\/phoenix-gaza.org\/\">Gaza \u201cPhoenix\u201d plan<\/a> includes input from the people of Gaza. It has a much stronger focus on maintaining and reconstructing the existing buildings, culture and social fabric of the enclave.<\/p>\n<p>The plan was developed by a consortium of international experts together with professionals and academics from Gaza, the West Bank and the Palestinian diaspora, and suggests a reconstruction and development phase of at least five years.<\/p>\n<p>Other plans from the Arab world take a more technocratic view of reconstruction, but still have a short timescale for reconstruction. These include a five-year plan by the United Arab Emirates-based <a href=\"https:\/\/www.habtoorresearch.com\/publications\/habtoor-gaza-reconstruction\/\">Al Habtoor Group<\/a>, which promises to grant 70% of ownership in the holding company that will manage Gaza\u2019s reconstruction to the Palestinians.<\/p>\n<p>[\/vc_column_text][vc_single_image image=&#8221;32354&#8243; img_size=&#8221;full&#8221; add_caption=&#8221;yes&#8221;][vc_column_text]<\/p>\n<h2>Feasibility of rebuilding Gaza<\/h2>\n<p>So, how feasible are these different visions and how inclusive are they for the people of Gaza? Rebuilding cities after war takes time and money, and also requires local resources. Even in China, a country with plentiful resources and abundant skilled labour, major new cities are rarely completed in <a href=\"https:\/\/www.bbc.co.uk\/news\/live\/ce9yydgmzdvt\">less than 20 years<\/a>.<\/p>\n<p>And in Gaza rebuilding will be complicated by the fact that there are now <a href=\"https:\/\/www.unep.org\/news-and-stories\/press-release\/environmental-damage-gaza-strip-harming-human-health-threatening#:%7E:text=Some%2078%20per%20cent%20of,not%20effectively%20segregated%20early%20on.\">61 million tonnes<\/a> of rubble there, as well as other hazardous debris such as unexploded munitions and human remains. This will need to be removed before any reconstruction can commence, with the UN estimating that <a href=\"https:\/\/www.unocha.org\/publications\/report\/occupied-palestinian-territory\/humanitarian-situation-update-259-gaza-strip\">clearing the rubble<\/a> alone could take as long as 20 years.<\/p>\n<p>For comparison, the Polish capital of Warsaw experienced a similar <a href=\"https:\/\/whc.unesco.org\/en\/list\/30\">level of destruction<\/a> during the second world war and it took four decades to rebuild and reconstruct the city\u2019s historic centre. The time frames for reconstruction outlined in all of the plans for Gaza are far shorter than this and, even with modern construction methods, are unlikely to be feasible.<\/p>\n<p>The US and Israeli visions also fail to include Palestinians in the planning of Gaza\u2019s future, overlooking any need to consult with Gazan residents and community groups. This has led <a href=\"https:\/\/theconversation.com\/the-gaza-riviera-is-a-fantasy-plan-that-relies-on-urbicide-and-expulsion-264811\">critics to argue<\/a> that the plans amount to \u201curbicide\u201d, the obliteration of existing cultures through war and reconstruction.<\/p>\n<p>Reports that suggest Gazan residents will be <a href=\"https:\/\/www.independent.co.uk\/news\/world\/middle-east\/trump-gaza-redevelopment-plan-israel-b2817630.html\">offered cash payments<\/a> of US$5,000 (\u00a33,650) to leave Gaza \u201cvoluntarily\u201d under the US plan, as well as subsidies covering four years of rent outside Gaza, will not have alleviated these concerns.<\/p>\n<p>At the same time, the US plan does not propose a conventional land compensation programme for Gazan residents who lost their homes and businesses during the war. These people will instead be <a href=\"https:\/\/www.washingtonpost.com\/national-security\/2025\/08\/31\/trump-gaza-plan-riviera-relocation\/\">offered digital tokens<\/a> in exchange for the rights to redevelop their land.<\/p>\n<p>The tokens could eventually be redeemed for an apartment in one of Gaza\u2019s new cities. But the plan also envisages the sale of tokens to investors being used to fund reconstruction. The <a href=\"https:\/\/www.cair.com\/press_releases\/cair-says-reported-plan-for-u-s-takeover-of-gaza-theft-of-palestinian-land-would-be-war-crime-of-historic-proportions\/\">Council on American-Islamic Relations<\/a>, the largest Muslim civil rights and advocacy organisation in the US, says the \u201cmass theft\u201d of Palestinian land through the token scheme would amount to a war crime.<\/p>\n<p>With their emphasis on community engagement and the repair and renewal of existing structures, the Phoenix plan and the other Arab-led visions are at least a step forward. But without a fully democratic consensus on how to rebuild Gaza, it is difficult to see how the voices of the Gazan people can be heard.<\/p>\n<p>Whichever vision wins out, history shows that post-war reconstruction succeeds when it involves those whose lives have been destroyed. This is evidenced somewhat ironically by the <a href=\"https:\/\/www.archives.gov\/milestone-documents\/marshall-plan#:%7E:text=It%20became%20known%20as%20the,to%20rebuild%20the%20continent's%20economy.\">US Marshall Plan<\/a>, which funded the reconstruction of many European economies and cities after the second world war, and involved close engagement with civil society and local communities to achieve success.<!-- Below is The Conversation's page counter tag. Please DO NOT REMOVE. --><img loading=\"lazy\" decoding=\"async\" style=\"border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important;\" src=\"https:\/\/counter.theconversation.com\/content\/274591\/count.gif?distributor=republish-lightbox-basic\" alt=\"The Conversation\" width=\"1\" height=\"1\" \/><!-- End of code. If you don't see any code above, please get new code from the Advanced tab after you click the republish button. The page counter does not collect any personal data. More info: https:\/\/theconversation.com\/republishing-guidelines --><\/p>\n<p><a href=\"https:\/\/theconversation.com\/profiles\/timothy-j-dixon-650008\">Timothy J. Dixon<\/a>, Emeritus Professor in the School of the Built Environment, <em><a href=\"https:\/\/theconversation.com\/institutions\/university-of-reading-902\">University of Reading<\/a><\/em>; <em><a href=\"https:\/\/theconversation.com\/institutions\/university-of-oxford-1260\">University of Oxford<\/a><\/em><\/p>\n<p>This article is republished from <a href=\"https:\/\/theconversation.com\">The Conversation<\/a> under a Creative Commons license. Read the <a href=\"https:\/\/theconversation.com\/what-will-a-rebuilt-gaza-look-like-the-competing-visions-for-the-strips-future-274591\">original article<\/a>.[\/vc_column_text][\/vc_column][\/vc_row][vc_row][vc_column][\/vc_column][\/vc_row]<\/p>\n","protected":false},"excerpt":{"rendered":"<p>[vc_row][vc_column][vc_single_image image=&#8221;32352&#8243; img_size=&#8221;large&#8221; add_caption=&#8221;yes&#8221;][vc_column_text] Following a visit to Gaza in January, the UN undersecretary general, Jorge Moreira da Silva, called the level of destruction there \u201coverwhelming\u201d. He estimated that, on&#8230;<a class=\"read-more\" href=\"&#104;&#116;&#116;&#112;&#115;&#58;&#47;&#47;&#114;&#101;&#115;&#101;&#97;&#114;&#99;&#104;&#46;&#114;&#101;&#97;&#100;&#105;&#110;&#103;&#46;&#97;&#99;&#46;&#117;&#107;&#47;&#114;&#101;&#115;&#101;&#97;&#114;&#99;&#104;&#45;&#98;&#108;&#111;&#103;&#47;&#50;&#48;&#50;&#54;&#47;&#48;&#50;&#47;&#48;&#54;&#47;&#119;&#104;&#97;&#116;&#45;&#119;&#105;&#108;&#108;&#45;&#97;&#45;&#114;&#101;&#98;&#117;&#105;&#108;&#116;&#45;&#103;&#97;&#122;&#97;&#45;&#108;&#111;&#111;&#107;&#45;&#108;&#105;&#107;&#101;&#45;&#116;&#104;&#101;&#45;&#99;&#111;&#109;&#112;&#101;&#116;&#105;&#110;&#103;&#45;&#118;&#105;&#115;&#105;&#111;&#110;&#115;&#45;&#102;&#111;&#114;&#45;&#116;&#104;&#101;&#45;&#115;&#116;&#114;&#105;&#112;&#115;&#45;&#102;&#117;&#116;&#117;&#114;&#101;&#47;\">Read More ><\/a><\/p>\n","protected":false},"author":969,"featured_media":32354,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"__cvm_playback_settings":[],"__cvm_video_id":"","footnotes":""},"categories":[13],"tags":[145,207,2867,323,2899],"class_list":["post-32349","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-environment","tag-built-environment","tag-conflict","tag-crisis","tag-environment-2","tag-gaza"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v21.8.1 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>What will a rebuilt Gaza look like? The competing visions for the Strip\u2019s future - Connecting Research<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/research.reading.ac.uk\/research-blog\/2026\/02\/06\/what-will-a-rebuilt-gaza-look-like-the-competing-visions-for-the-strips-future\/\" \/>\n<meta property=\"og:locale\" content=\"en_GB\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"What will a rebuilt Gaza look like? The competing visions for the Strip\u2019s future - Connecting Research\" \/>\n<meta property=\"og:description\" content=\"[vc_row][vc_column][vc_single_image image=&#8221;32352&#8243; img_size=&#8221;large&#8221; add_caption=&#8221;yes&#8221;][vc_column_text] Following a visit to Gaza in January, the UN undersecretary general, Jorge Moreira da Silva, called the level of destruction there \u201coverwhelming\u201d. He estimated that, on...Read More &gt;\" \/>\n<meta property=\"og:url\" content=\"https:\/\/research.reading.ac.uk\/research-blog\/2026\/02\/06\/what-will-a-rebuilt-gaza-look-like-the-competing-visions-for-the-strips-future\/\" \/>\n<meta property=\"og:site_name\" content=\"Connecting Research\" \/>\n<meta property=\"article:publisher\" content=\"https:\/\/www.facebook.com\/theuniversityofreading\/\" \/>\n<meta property=\"article:published_time\" content=\"2026-02-06T14:00:27+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2026-02-10T14:01:48+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/research.reading.ac.uk\/research-blog\/wp-content\/uploads\/sites\/72\/2026\/02\/Damage_in_Gaza_Strip_during_the_October_2023_-_29-1024x721.jpg\" \/>\n\t<meta property=\"og:image:width\" content=\"1024\" \/>\n\t<meta property=\"og:image:height\" content=\"721\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/jpeg\" \/>\n<meta name=\"author\" content=\"Conor Byrne\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:creator\" content=\"@UniRdg_Research\" \/>\n<meta name=\"twitter:site\" content=\"@UniRdg_Research\" \/>\n<meta name=\"twitter:label1\" content=\"Written by\" \/>\n\t<meta name=\"twitter:data1\" content=\"Conor Byrne\" \/>\n\t<meta name=\"twitter:label2\" content=\"Estimated reading time\" \/>\n\t<meta name=\"twitter:data2\" content=\"5 minutes\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\/\/schema.org\",\"@graph\":[{\"@type\":\"Article\",\"@id\":\"https:\/\/research.reading.ac.uk\/research-blog\/2026\/02\/06\/what-will-a-rebuilt-gaza-look-like-the-competing-visions-for-the-strips-future\/#article\",\"isPartOf\":{\"@id\":\"https:\/\/research.reading.ac.uk\/research-blog\/2026\/02\/06\/what-will-a-rebuilt-gaza-look-like-the-competing-visions-for-the-strips-future\/\"},\"author\":{\"name\":\"Conor Byrne\",\"@id\":\"https:\/\/research.reading.ac.uk\/research-blog\/#\/schema\/person\/0f3f2225d484dd8910ebd7758671acbf\"},\"headline\":\"What will a rebuilt Gaza look like? 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