(haipo) The controversy surrounding construction at 23 Margalit Street in the Shambor neighborhood of Haifa continues to roil the city's public and political arena. The decision of the Planning and Building Subcommittee to approve a 6.5-story building, contrary to the city's planning policy and the 2020 policy document for fabric preservation, led to the submission of another objection by the Green Party. Deputy Mayor Avihu Hahn and Council member Moti Blitzblau claim that this is a serious deviation from the decisions of the local committee's plenary session, and that the repeated approval of the same deviation undermines public confidence in the planning process. At the same time, residents of the neighborhood continue to fight to preserve the neighborhood's character and to prevent high-rise construction that does not match the existing fabric.
The decision approved by the subcommittee
On October 5, 2026, the Planning and Building Subcommittee approved a 6.5-story building at 23 Margalit Street. The decision was made even though the issue had already been discussed at the local committee plenary in July, following a previous reservation by the Green Party. The 2020 municipal policy document, which defines the Shambor neighborhood as a complex for texture preservation, determined that the construction ceiling in the neighborhood is limited to only 5.5 stories. The policy document for TAMA 38 also determined that construction in the complex will be limited to six stories, with the sixth story being set back.
Despite this, the subcommittee reiterated and approved the request for a 6.5-story building, a decision that led to strong opposition from the Greens and residents.
Greens' reservation: “The plenary's decisions must be respected”
Deputy Mayor Avihu Hahn and Council Member Motti Blitzblau, submitted another reservation against the decision. In the reservation, they note that the subcommittee's decision contradicts the instructions of the local committee's plenary session, to which the issue was already brought in July. During the plenary session, Hahn demanded that the reservation be accepted and that the building remain at a height of only six stories. The mayor and committee chairman, Yona Yahav, responded at the time: "That's what will be accepted."
In the new reservation, Hahn and Blitzblau note that the purpose of returning the matter to the subcommittee was to examine the feasibility of building six stories in accordance with the policy document and not to re-approve a 6.5-story deviation. They argue that re-presenting the application in this format is inconsistent with the guidelines given in the plenary and undermines public trust in the planning process.
The Greens' position: "Residents demand compliance with the policy"
Hahn said that the residents who came to demonstrate at the hearing are demanding a basic thing: that the municipality abide by the policies it has established and the decisions it has made. He said that when an issue returns to the subcommittee following a reservation, the hearing must respond to the plenary instructions. “It is not possible for residents to be required to fight the same exception time and time again,” said Hahn. “We support responsible urban renewal, while preserving the quality of life and the unique fabric of the Carmel neighborhoods.”
Blitzblau added that planning policy should provide certainty to residents and developers. He said that re-approval of an exception after the issue has already been discussed in the plenum undermines that certainty. “We will continue to stand by the residents and demand a transparent, consistent and reasoned planning process,” he said.
The Greens' demand: Return the decision to the plenary
The Green Party demands that the reservation be brought to another discussion in the local committee plenum and that it be explicitly stated that construction at Margalit 23 will be limited to only six floors, with the sixth floor being withdrawn, in accordance with the policy document. According to them, preserving the Carmel neighborhoods and the trust of the residents requires compliance with the planning decisions.
Residents' demonstration against the engineering director
Two weeks ago, a demonstration was held in front of the Engineering Director's building in Hadar. The goal of the demonstration was to prevent decision-makers from approving the plan for Margalit 23, which includes 6.5 floors. Many residents came to protest, including Gidi Lederer, a resident of the neighborhood, who explained that the 2020 municipal policy document defines the Shambor neighborhood as a complex for texture preservation where the construction ceiling is limited to 5.5 floors.
He said, “What is difficult for us to understand is what the meaning of limiting the number of floors is if the subcommittee can approve more than what was defined. After all, there is intention and thought behind limiting the floors, and it cannot be that the planning committees do not enforce the restrictions.”
Neighborhood residents: “The exception will harm the character of the neighborhood”
Shambor residents claim that building too high will harm the neighborhood's character, its unique fabric, and its quality of life. They point out that the Shambor neighborhood is characterized by relatively low-rise construction, quiet streets, and a unique urban fabric. Building 6.5 stories, they claim, will create traffic congestion, increase density, and change the neighborhood's character.
Other residents point out that approving planning exceptions could set a dangerous precedent. According to them, if the subcommittee continues to approve exceptions contrary to policy, it will lead to a complete change in the character of the Carmel neighborhoods.
The question of public trust in the planning process
One of the main issues arising from the struggle is the question of public trust in the planning process. Many residents claim that they have difficulty understanding how plenary decisions are not enforced and how the subcommittee can repeatedly approve exceptions that are contrary to policy.
They argue that when planning decisions change without a clear explanation, it creates a sense of lack of transparency and inconsistency. They point out that public trust in urban planning is a vital component of urban renewal, and that without this trust, any planning process becomes more complex and complicated.
Urban renewal versus texture preservation
The struggle at Margalit 23 raises the broader question of balancing urban renewal and fabric preservation. On the one hand, the municipality is interested in promoting TAMA 38 and urban renewal projects to strengthen old buildings and provide housing solutions. On the other hand, there are neighborhoods where the urban fabric is part of the local identity, and changing it could harm the character of the neighborhood.
Shambor residents claim that they are not opposed to urban renewal, but demand that it be done in accordance with policy and responsible planning. They say that a 6.5-story building is not in keeping with the character of the neighborhood and could harm the quality of life.
What next?
The reservation submitted by the Greens is expected to be discussed again in the local committee plenum. The neighborhood residents expect the plenum to uphold its decisions and prevent the deviation. They note that they will continue to fight until it is guaranteed that construction at Margalit 23 will be carried out in accordance with the planning policy.
It is very interesting that in the Carmel neighborhood, many residents live on only one floor, more than the character of the neighborhood. In Neve Sha'anan, plans are being promoted for huge 22-story towers that do not at all match the construction in the neighborhood... Sorry, but someone needs to wake up, and quickly!!
Why only 7 floors, why not 17 or 27? After all, you are flooding all the other neighborhoods in Haifa with much more bizarre and much more offensive towers. In Bat Galim, you approved a wall of 20 towers 140 meters high that will block the view of the sea and the sky for all of Haifa. So why do you insist on more or less floors only in the Carmel neighborhoods? And where is the destruction that you and your members of the local committee are causing in all of Haifa from unnecessary towers???