the planning procedure and TMA (lesson 2)

Question 1

What is the pyramid of Outline Plans? (NDLDB)

Answer 1

(top) National Outline Plan →
TMA - Approved by the National Council and the government

District outline plan →
Approved by the National Council

Local outline plan →
Approved by the District/Local committee
(Depends on the type of program and the extent of its impact on
the city or district)

(bottom) Detailed plan →
Approved by the district/local committee
(Depends on the type of program and the extent of its impact on the city or district)

Building permit

Question 2

What is the pyramid of councils?

Answer 2

(top)
National council

District council

(bottom) Local council

Question 3

What is TMA (תמ”א)? Can it issue building permits?

Answer 3

TMA is the National Outline Plan; very general (urban area/agricultural area, etc.) and is not sufficient to issue building permits. Only when there is a detailed plan that explains exactly what everyone can do on their lot can a building permit be issued. That is, you have to work in stages on the mouth of the pyramid.

Question 4

What are the 4 GROUPS for TMA (National Outline Plan)?

Answer 4

1. Land designation and its use in state territory
2. Specific locations of uses (industrial areas, factories, cemeteries) (TAMA 32 = the railroads)
3. Locating recreation/land conservation/ preservation of landscape matters
4. Forecast the development of the population and from it derive the services it needs and their distribution in the country

Question 5

What are the 2 TYPES of TMAs (National Outline Plan)?

Answer 5

2 types of National Outline Plans:

1. A plan that outlines the direction and preserves open areas by adding a land designation (like TMA 18 for gas stations)
2. A National Outline Plan at a detailed level, from which building permits can be issued (like TMA 36 for cellular antennas)

Question 6

What is the approval procedure of a National Outline Plan (TMA)? (4 steps)

Answer 6

Approval procedure of a national outline plan:

1. Approval from the National Council and government
2. Initiative to establish the plan comes from the National Council or the government directly
3. The plan is not published to the public
4. Comments are received from the National Council and the plan is revised

Question 7

What is are the 7 district of TAM’M (תמ”מ), the District Outline Plan?

Answer 7

There are 7 districts:
- North
- Center
- South
- Haifa
- Tel Aviv
- Jerusalem
- Judea
- Samaria.

Judea and Samaria is not defined in the Planning and Construction Law and has slightly different laws. Galilee areas are areas that are not included in the jurisdiction of any local authority, but are in the district.

Question 7

What is TAMM (תמ”מ) and what are its 3 elements?

Answer 7

TAMM is a District Outline Plan (a cluster of cities, settlements, spatial committees) which:
- Mediates between the National and Local levels
- The plan will still be at a relatively general level
- There are 7 districts.

Question 8

What is the approval procedure of a District Outline Plan? (TAMM / תמ”מ) (7 steps)

Answer 8

1. The National Council initiates the plan
2. The District Council prepares and submits the plan
3. Publication (notice that the plan has been prepared)
4. Deposit of the plan by the National Council
5. A public participation procedure, with the possibility of objections
6. Submission of a report on objections within 45 days from the end of the objection deadline
7. The plan goes to the approval of the minister in charge and is finally registered in the Land Office

Question 9

How can a building permit be issued?

Answer 9

Building permits can be issued in a Detailed Plan because it is very specific and not general. The detailed plan comes from a ruling, which many times translates the law.

Question 10

How has the process for issuing building permits changed in recent years?

Answer 10

In recent years, with the acceleration of construction, they decided to shorten processes and create direct routes for issuing building permits.
For example, the HOTML (הותמ”ל).

Question 11

What is the HOTML (הותמ”ל)?

Answer 11

The HOTML is: The Committee for Preferred Housing Complexes

It is a temporary order whose validity expires, and it needs to be renewed. Building permits can be issued based on the committee’s plans.

Its goal is to increase the supply of apartments in Israel. HOTML once referred only to residences, and today also to public transportation, which means that it will have a special track for the development of housing and residential areas.

Those authorized to submit plans to the HOTML are institutional bodies, such as the Israel Land Authority (רמ”י), the Ministry of Construction, the Ministry of Finance and anyone else authorized to do so.

Question 12

What is the role of the National Council for Planning and Construction? (5 points) (hint: what do they advise?)

Answer 12

1. Advise the government on the planning and construction of settlements.
2. The National Council’s plan can be for the whole country, or for a specific small area or topic
3. The government may approve, reject or request a re-discussion of the proposal.
4. National Council for Planning and Con also approves outline plans at the district level and serves as an appeals committee for lower courts
5. The national council consists of 32 people, of which 11 are government representatives.

Question 13

What happens if the government, The National Council for Planning and Construction, doesn’t respond to a request in 14 days?

Answer 13

An automatic approval will be received.

Question 14

What is HOTAL (הות”ל) ? (part of the Committees of the National Council) (3 points)

Answer 14

HOTAL (הות”ל) - The Committee for National Infrastructures

• It deals with transportation planning, specifically public transportation for such as the metro.
• In terms of infrastructure, it has all the powers and functions of the National Council
• The plan includes provisions that allow granting of the permit without the need for approval of an additional plan.

Question 15

What is HOLHOF הולחו”ף and how many members does it have?

Answer 15

The Foreign and Commonwealth Office - Committee to Protect the Beaches (הולחו”ף)

In the past, the committee was responsible for sea water and coastal water matters, and now it is about preserving a coastal environment 300 m from the water line.

19 members

Question 16

What are the roles of the HOLHOF Committee? (Foreign and Commonwealth office - Committee to Protect the Beaches)

Answer 16

1. Approval of plans on coastal land
2. Enable the fulfillment of public interests and needs in the coastal area.

Question 17

What is the LKHASH committee / ולקחש”פ and how many members are there?

Answer 17

LKHASHAF ? (ולקחש”פ) - The Committee for the Preservation of Agricultural Land and Open Areas

Question 18

What are 4 roles of the LKHASHAF ולקחש”פ committee (The Committee for the Preservation of Agricultural Land and Open Areas)?

Answer 18

Roles:
1. Approval of plans on agricultural land

2. Advises the National Council on whether to declare the land as agricultural in the records.
3. Checking plans applicable to agricultural land that were approved before it was declared agricultural, then initiating changes.
4. Can change road markings in road plans up to 750 m

Question 19

What is HOLANTA3 / (הולנת”ע)?

Answer 19

Holanta’a (הולנת”ע) - The Subcommittee for Fundamental Planning Issues.

It deals with issues that have been discussed in other committees and think that they should be heard in a larger forum.

Question 20

What is the role of the District Committee?

Answer 20

The role of the District Council is to:
1. Prepare a District Outline Plan

2. Discuss cemeteries, hospitals and programs belonging to several authorities
3. Approve programs that have not been approved by the committee below.
4. Has two subcommittees.

Question 21

What are the 2 subcommittees of the District Committee?

Answer 21

1. District Appeal Committee - a committee that is half planning and half legislation.

It is chaired by a lawyer and handles appeals on the issue of planning optimization, licensing, concessions and issues of compensation and improvement levies. It is composed of architects and public representatives.
They solve distress and burden from the planning institutions. She can discuss the gas economy.

2. Local Committee - handles the master plan, brings it to the district to approve it, is responsible for enforcement within the authority. Serves as a place where you can appeal to a licensing authority.