Plan #507-0403931 for establishing a new residential district north of Tel Aviv was promoted by the Israel Land Authority and the Tel Aviv Municipality. This plan is partly detailed, and intended for an area of 1,300 dunam that is currently being used primarily as a civilian and military airport–Sde Dov Airport. The plan includes residential complexes with an average density of 50 housing units per dunam, a density rate much higher than what is stipulated in National Outline Plan #35, which sets a limit of 32-35 housing units per dunam. The justification for these high densities was that they served to include a large amount (6,900 housing units!) of social housing within the plan.
Although the plan recognizes the importance of building affordable housing in the new neighborhood, it doesn’t include the sufficient minimum number of such units, even though the Commission determined that the high density of the plan is approved only on that condition that 4,500 housing units be designated for affordable housing. The housing units ultimately fall under the category of “special housing,” including housing that is not affordable housing, in spite of the Israel Land Authority’s claims throughout the discussions about the plan emphasizing the importance of affordable housing.
In addition, given the high housing prices anticipated in the neighborhood, the statutory reduction rate–20% of the market price–still means that even lower-priced housing units will only be available to households belonging to the upper two income deciles. Therefore, they will set higher reduction rates in apartments that are rented at a lower price.
Bimkom has joined the Hagar Center and the Social Housing Research and Policy Development department of Tel Aviv University to file an opposition to this plan.