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The outline of the new NPA has been revealed, and the periphery will work out

Interior Minister Ayelet Shaked unveiled the improved outline for NAP 38 - which is not at all certain to be approved, and in the process flooded the current NPA failures - which it is not at all clear whether the alternative will answer them.

From the improvement levies to the neglect of the periphery - all the mines left in the field.

Interpretation

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• Tama 38

• Ayelet Shaked

Danos fan

Monday, 12 July 2021, 15:10 Updated: 15:17

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While in areas of demand, the building rights granted by the state in a good majority are of great value, in the periphery these rights are equal to zero.

And when you have nothing to sell, then you have no way to get reinforcement and MMD

The alternative is based on an existing plan that has not yet been approved, which is included in Amendment 128 to the Planning and Building Law, and deals with the conversion of point planning into buildings of NPA 38 - urban urban renewal, ie one that will include not one building, but actual complexes. The outline will not be approved until November this year, TMA 38 will be extended until 2023. As part of the plan, the scope of the rights in the demolition route will be increased to 400 percent, the height limits of the building will be abolished and a shortened "plan + permit" route will be established.

It is worth noting here that NAP 38 was born in sin. The main point of the Israeli government's foolish attempt to privatize the reinforcement services in the State of Israel, and to transfer the responsibility for the reinforcement to the tenants themselves, each man in his own house. Israel will be blamed for an earthquake abroad, the residents will not be blamed for not strengthening and the state will be able to shake off the historical cost that will apply to such a devastating revival. But illusions aside and reality aside. The military situation in which the State of Israel finds itself and the technological development in the field of missiles, made the ugly duckling from a planning point of view called NPA 38 another existential aspect. And so we were left with NPA, which like any other living creature developed over the years (and some would say beautiful) And the main thing is as follows: We, the state, will give you additional building rights to one degree or another, exempt from taxes and improvement levy, which you will sell in a combination transaction to a developer / contractor, and he in return will strengthen the building or demolish it, and build you mm "D. In your renovated or new apartment. As a rule, a seemingly simple matter but here the plot gets complicated. While in areas of demand, the building rights granted by the state in a good majority are of great value, in the periphery these rights are equal to zero. And when you do not really have anything to sell, then you have no way to get reinforcement and MMAD.

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New layout, quite a few questions.

Minister Shaked (Photo: Reuven Castro)

Apartments for the rich only

Anti-planning policy.

Ohad Danos (Photo: Shahar Shirzi)

This simple fact has created a situation where while in the demand areas TMA 38 has prospered (see Ramat Gan entry), in areas prone to seismic disasters (Syrian-African rift areas) it is hardly seen implemented. Moreover, even in school districts bordering our not-so-nice neighbors north and south Where the rooms are very necessary, there is no special demand for TMA projects. The plan has actually become a plan to create apartments for the rich, in areas of demand, on the upper floors, penthouses and if not there then in the garden apartments.

Of course the tenants in those lucky areas also benefit from the TMA. A, when the value values ​​of their assets increase as a result of the implementation of the projects at rates between 60% -100%.

High demand in the center.

TMA project in Tel Aviv (Photo: Yachz)

The ugly duckling turned into a swan

What are the reasons for this, are it the required dimensions that have decided the issue, or the increase in the supply of housing units in areas of demand, or perhaps the continuity in planning and certainty that is so required in the housing market?

No one really knows

But who does not enjoy? Those who live in the periphery have already said, those who live in the cheap areas also in areas of demand (like the tough south of Tel Aviv for example) but also a powerful player from whom the plan was almost completely ignored, certainly at the economic level, local government. The latter, in the last decade has had to approve hundreds of TMA 38 projects which are mostly one big headache for it. First, at the planning level. This is not really planning but at the level of the single plot. And it has been said that it is anti-planning Planning an entire block. Second, the municipality does not get any public function in the new building, and in addition it only accepts new tenants with additional needs for public services that the municipality is forced to subsidize. On their street and make sure that the municipality also knows about it and fourth, and perhaps most importantly,Exemption from the improvement levy we said? We said then the municipality finds itself dealing with the treatment of growing infrastructure and upgrading and everything from its depleted public coffers.

Then the Planning Administration in the Ministry of the Interior announced the end of the NPA in the days of the previous government and now we have received another notice of its extension until a new law is passed that will regulate the issue in a different way. What are the reasons for this? Housing in areas of demand, or perhaps the continuity in planning and certainty that is so required in the housing market?

No one really knows.

What can be said with certainty is that the ugly duckling, the stepchild of the construction industry, became almost at the end of his life a handsome swan whose feathers were all longed for.

And that the periphery will work out.

* The author is a former chairman of the Chamber of Appraisers

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