Shaviv Complex TAMAL/3013 - Herzliya

The complex is included in Ra’anana’s comprehensive master plan RA/3000, approved in March 2016, and is designated as an agricultural area. In the northwestern part of the complex, a temporary existing electrical substation is marked, which is currently located within the plan’s area.

The provisions of the comprehensive master plan RA/3000

To the sketch of the comprehensive master plan RA/3000

In 2023 or shortly thereafter, it was decided that the government-owned company “Dira Lehaskir” would promote a plan for the Sheviv complex, despite the fact that, according to the district master plan, most of the area is designated as agricultural land. This indicates a potential future amendment to the TAMA and TAMAM to allow development in the complex. According to the complex map in the GIS system of “Dira Lehaskir,” the area of the complex is approximately 270 dunams, including land expropriated for roads.

On 09/12/2024, the Ministerial Committee declared the Sheviv complex a Preferred Housing Complex. According to the declaration, the Sheviv complex spans 385 dunams and, as per the advisory team’s decision, is intended for 2,800 housing units. However, the declaration also noted that the mentioned housing unit numbers are not binding, and the final number will be determined during the planning process, subject to the minimum set by law. The significance of this declaration is that the plan will be approved by the Committee for Preferred Housing Complexes (VATMAL), which has extensive (some may say excessive) powers to approve detailed master plans within a strict timeline. Additionally, the Ministerial Committee granted VATMAL the authority to approve a plan that deviates from TAMA 35 (the national master plan defining development trends), significantly expediting approval and giving VATMAL near-unlimited authority to determine the complex’s density.

On the other hand, the declaration stipulates that 30% of the total housing units in non-state-owned land within the plan must be allocated for long-term rental, with half of this portion designated for reduced-price long-term rental.

To the decision of the Ministerial Committee dated 09/12/2024

In February 2025, it was reported that discussions were taking place regarding the transfer of the plan’s area from Ra’anana to Herzliya so that the land could serve as complementary land for the adjacent Yad HaTesha–Shaviv neighborhood.

In our opinion, the complex currently shows high potential for rezoning. However, since the area declared by VATMAL is significantly larger than the plan previously prepared by the government company “Dira Lehashkir,” there is currently uncertainty regarding the approved density and the extent of land included in the land readjustment process. This may significantly impact the density of the complex and the viability of investment in it.