Complex 2 Sea District - Hadera

What is the statutory status in Hadera Sea District Complex 2?

Complex 2 of the sea district in Hadera was created as part of the approval of the overall master plan for Hadera Hadera/2020 approved in 2014. The plan stipulates Complex 2 in an area of ​​2,700 dunams that will include 10,000 housing units (of which about 2,000 are small units).

It should be emphasized that the Had/2020 plan is a comprehensive plan that cannot be used to issue building permits, and in order to make the land available for construction, a detailed plan must be approved for the land that also includes consolidation and division into the new lots.

According to the appendix of the development stages attached to the Had plan/2020, the southern part (block 10007) of the complex is planned to be developed by the year 2020 (something that in practice has not happened so far, and a sign that separate plans and execution are separate) the central part of the complex (block 10006 and the northern part of block 1007) ) is planned for development between the years 2020-2025, while the northern side of the complex (block 10005 and the northern part of block 10006) is planned for development after 2025.

Another and important provision that should be noted in the Had/2020 plan is the provision stating that in consolidation and division complexes the value of the land in the state that preceded the approval of the Had/2020 plan will be taken into account. We understand that the value of the land today is significantly affected by the zoning of the land prior to the approval of the Had/2020 plan.

For example, the northernmost side of the compound (the northern part of block 10005) constitutes the Nahal Hadera Park which was designated as a Nahal Park according to TMA/10 while the rest of Complex 2 was designated as a mandatory residential zoning.

Accordingly, within the detailed plan for the complex, it is likely that limited rights will be assigned to the parcels designated as Nahal Park prior to the approval of the Had/2020 plan. This fact reflects a reduced value today for the plots included in the planning area of ​​Nahal Hadera Park (the value shown in this list does not reflect the value of these plots).

Therefore, we recommend that before any transaction, the designation of the land, which preceded the approval of the Had/2020 plan, should be examined.

Where can we find the plans for the Hadera Sea District Complex 2 municipal planning?

Program details for Had/2020:

Terms

Sketch of the proposed status

Annex to the planning complexes

In January 2016, a detailed plan No. 302-0340539 was received for complex 2. At a discussion held in the Hadera local committee, it was decided to recommend depositing the plan (a recommendation that will be presented to the district committee) subject to making several corrections and additions to the plan.

In the discussion held before the sub-committee of the district committee on 06/22/2016, it was decided to deposit the plan subject to receiving an environmental impact report as required for plans that are within the influence range of the seashore.

Although seven years have passed since the decision was made, the planning procedures for the complex have not yet progressed, and we wonder how much longer the owners of the land in the complex will have to wait for the approval of the plan.

Terms of plan 302-0340539

Sketch of the northern section

Sketch of the center section

Sketch of the southern section