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Knesset report reveals: This is the real reason for the delay in urban renewal | Israel Today

2021-10-24T12:41:23.224Z


Many like to blame the reluctant tenants who are sticking to urban renewal • A report by the Research and Information Center and the Knesset reveals that the reasons are usually different


Are the "refusers" really the ones who thwart urban renewal plans?

A recently published report by the Knesset's Research and Information Center reveals the various reasons for the delay in projects of renewal and not Golan - see this is a miracle - are actually related to the tenants. 

The document, written by Matan Shachak, reveals that the reason for delays in urban renewal is usually not because of reluctant tenants, but for other reasons, such as the activities of several contradictory developers in one complex, lack of economic viability and non-granting of exemption from improvement levy.

In an inspection conducted by the Urban Renewal Authority in 2020 regarding barriers in 55 complexes in which evacuation-construction plans were approved in only 3 complexes (5%), the permit was delayed due to problems with the consent of the property owners in the complex.

This figure does not specify the rate of disagreement, or the reasons and reasons for the disagreement.

Duration of planning and licensing procedures, Photo: Data: Research and Information Center and of the Knesset

The examination revealed that in 4 complexes (7%) the implementation of the program is delayed due to the activity of several entrepreneurs in the complex;

4 complexes are delayed due to lack of economic viability (7%);

6 complexes are delayed due to delay or failure to grant an exemption from the improvement levy (10%).

It should be noted that these data are partial and general (no reference is made to complexes where there are no barriers, no details of the reasons for the disagreement or the extent of the disagreement), and therefore it is not possible to learn from them about the disagreement, its scope and implications.

But these are the only data compiled by the authority on this issue.

Under the law, the authority believes, among other things, in promoting research and knowledge development in the areas of urban renewal, but it has not promoted research or examination on these issues, despite their importance.

The Authority, the Ministry of Justice and the Ministry of Finance stated that they did not have information and data on the legal proceedings that took place under the Evacuation-Construction Law, but "an examination conducted in the past and in the discussion Judicial decision. "


The definition of the required majority is perceived by these bodies as a step in regulating the rules of the game, which is mainly intended to strengthen the majority of tenants who support renewal and to speed up the formation of agreements.

Housing units approved for evacuation-construction, Photo: Data: Research and Information Center and of the Knesset

Resistance is not refusal

The report states that since the enactment of urban renewal in 2006. Dyer common use of the term "conscientious objector" or "shakedown" discourse of urban renewal, Knesset debates and legislation.


The use of this term in the field of urban renewal in Israel became negative labeling all inclusive apartment owners who do not want the program Evacuation-construction offered to them by the developer, even if they are not in the unique bargaining position that characterizes the refusing tenant.

Various problems can lead to disagreement between apartment owners in the deal, including mistrust between apartment owners and developer, long-term and multi-dimensional uncertainty, quality and nature of planning, construction of tall towers, infrastructure problem, high maintenance cost, parking, transportation, public buildings, neighborhood change , Community and area.

Under the conditions of uncertainty and economic risk in these transactions, consent to the transaction is not self-evident.

The average planning procedure in the years 2002–2020 is about 3 years, the licensing lasts about 4 years, and in total the process lasts about 7 years.

The most painful issue in the report is the periphery: in the Northern District, no apartments were planned in evacuation-construction plans at all. D. The additions approved for evacuation-construction are in the Central District, 28% in the Tel Aviv District, 11% in the Haifa District, 11% in the Jerusalem District, 7% in the Southern District, and less than 1% in Judea and Samaria and in the North.

These data are consistent with the centrality of economic consideration in advancing evacuation-construction plans.

The plans focus on areas where the value of the land is high, so there is economic viability for the developer.

This situation allows for the addition of necessary housing units in areas of demand, but does not allow for dealing with old and neglected buildings in the periphery.

Source: israelhayom

All news articles on 2021-10-24

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