Several years ago, the real estate market and the urban planning world were waiting for the promotion of the new TE/5500 plan for Tel Aviv-Yafo, which aims to prepare for the plan’s planned development until 2035. This is an update of the current TA/5000 plan for the city, which was approved in 2016. The reason for long waiting is mainly due to the huge range of construction rights provided by the update, with the possibility of obtaining On an additional 11.3 million square meters of residential areas, about 6.1 million square meters of office spaces and many other areas in other uses, and with access to up to 80 floors in certain places. Thus, the updated plan is a major “event”. The main revised plan this week reaches its deposit stage, and “Globes” answers the main questions surrounding TA/5500.
What is t/5500?
The formation of the city's strategic outline plan began in 2005, and then the current outline plan, TA/5000 was formed and implemented in 2017. The next stage was the formulation and approval of the TA/5000 update. In early 2021, work began in the updated plan TA/5500 – in practice, and in July 2022, the Tel Aviv Planning and Building Committee recommended to the Planning and Building Committee in the Tel Aviv region. This week, the committee will finally discuss its presentation, before hearing the objections that will continue to be submitted.
How is the construction rights measure determined within the framework of the new plan?
The TA/5500 plan determines the size of the additional construction rights that will be granted within its framework based on the concept of ratio from land to land – the ratio between the area of many and the permitted construction areas, which are determined by the local committee for each region, project or complex on its own. In the TA/5500 plan, it is determined after allocating a space for general purposes.
Where are the most construction rights given?
In the updated plan, according to the planned and current mass transportation lines, most of the rights submitted in them are along and around these roads. Accordingly, the plan has set construction rises in different areas of the city. For example, along the Ayalon Highway, where one of the metro lines is underground, there are no restrictions on height – whether in the section between the exchange of halakha or the exchange of ouda, through the exchange of Arluzorov and Shalom, and in or in the Holon intersection area .
Will there be more important reinforcement of rights?
Yes. TA/5500 also provides construction rights in specific locations, which will allow a special and comprehensive construction, some also exceed the AVIV standards. Thus, in the vicinity of the Glilot intersection in the northwest of Tel Aviv (planned quarter in the far north in the city), a 15 -storey construction area will be provided to develop offices, 11 -storey construction area for housing and exceptional. Building the area, for mixed use with offices, up to 80 floors will be allowed. In the Arad area of Park Atidim, the maximum boundary building area will be provided, and up to 50 floors will be built. Near Nev Chart East, up to 40 floors will be allowed to build.
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Does the plan provide more rights than those in Tama 70?
Bigly, the answer is yes. Tama 70, which was approved at the end of last year by the National Planning and Building Council, is a plan for national conditions that define construction rights along the Greater Tel Aviv Metro lines. Many developers claim that strengthening the rights it provides is not enough, and that a look at the details reveal that there is some truth in this. Although Tama 70 specifies in its documents the “minimum space” that can add rights, which provides TA/5500, a much higher building space in certain places.
What is the plan that prevails in the case of “engagement”?
The two plans, TA/5500 and Tama 70, indicate in different places to the same regions and regions, mainly along the striped metro lines. Which of the provisions of the plans prevails in such a case? According to the provisions of TA/5500, its rulings can prevail: “This plan is consistent with the provisions of Tama 70,” the updated broad lines plan states. “Therefore, detailed plans will be promoted completely in the virtue of this plan.” However, this is not a final ruling and this issue will also be brought up in discussions in the boycott committee, to ensure the compatibility between the plans.
What about parking?
TA/5500 does not specify any specific standard for cars, but from its provisions, we can understand in the direction in which the wind blows. The preference for pedestrians over cars and encouraging public transportation will lead to a reduction in the parking spaces available, and certainly in the same projects. First, the plan states that the parking standard will be according to the standard standard at the time of its approval. However, it states that “no connection to parking places is allowed except in residential and public uses.”
The plan also states that when there are many public buildings, building public parking underground will be required in the region, “which will add distances that exceed what is required according to the criteria of public use itself.” It has also been decided that the parking lots that will be reduced walking and cycling corridors, and the conflicts between pedestrians and loading and emptying passengers and goods will be reduced.
Who are the largest beneficiaries of the plan and who are the losers?
It seems that the first and most important beneficiary of the implementation of the plan is the Tel Aviv municipality, which, with the addition of millions of new square meters, will be able to operate improvements in improvements in tens of billions of checkels. In the past, the municipality has estimated it could collect approximately 6 billion NIS from the construction of the Sde Dov area alone. It is also expected that the developers, especially in the residential sector, will benefit, as it often happened in the past, whenever a major plan in Tel Aviv is approved and implemented.
The largest losers are likely to be the neighboring municipalities, which already face a low demand for office space. The TA/5500 plan will add more than six million square meters of office space to Tel Aviv, which will definitely maintain large companies there, instead of searching for a space in nearby cities such as Bnei Brak, Petah Tikva, Holon, Bat Yam and Rishon Leson, certainly, certainly In remote cities.
How long will it take to agree to the plan?
It will be at least a few months until the plan is approved. If the Planning and Construction Committee in Tel Aviv County decides this week to deposit the TA/5500 plan, the objections stage, which may take a lot of time, will start. After that, amendments may be needed to the plan, and perhaps even another round of the objections it follows, and only then it will be brought to agree.
Will it be possible to implement projects after that? no. TA/5500 plan is a detailed plan plan whereby construction permits cannot be issued. This means that after its approval, it will be necessary to promote a specific plan for each bloc or project within its area, and after submitting specific construction requests only. In practice, this means that issuing the first construction permits for projects designed in accordance with the TA/5500 principles is likely to occur only within a few years.
It was published by Globes, Israel Business News – En.globes.co.il – on February 24, 2025.
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