Characteristics of developers and their relations to open space conservation

Developers are entrepreneurs that initiate and carry out land development projects. They play an active dominant and leading role in land use planning decisions, and are, therefore, expected to have a significant impact on patterns of development and open space conservation. The present study identified correlations between characteristics of developers and indicators of open space conservation, based on a random sample of 88 statutory land use plans in the Tel Aviv metropolitan region over the period 1990–1999. The variables used to describe characteristics of developers were of two kinds: direct variables including developer type and land ownership, and indirect proxy variables that represented typical entrepreneurial behaviors (profit seeking, risk taking and innovativeness) including: net residential density, open space per residential unit, spatial location of the plan area and the time lapse until plan approval. Indicators of conservation were: size of plan area, existing agricultural land within the plan, proposed open space and effective open space. We found that developer type and land ownership were connected mainly to plan size and existing agricultural land rate, both indicators of regional conservation potential, while variables representing profit seeking, risk taking and innovativeness were significantly connected to proposed and effective open space rates, which express the conservation level within plans.     

Patterns of development and conservation in agricultural lands—The case of the Tel Aviv metropolitan region 1990–2000

Until the 1990s Israel was implementing a strict agricultural land preservation policy program, rooted in Zionist ideology. This was changed when shifts in Israeli planning and land policy towards the end of the 20th century brought about accelerated growth and sprawling development in agricultural lands at the urban–rural fringe, particularly in the Tel Aviv metropolitan region (TMR). In this article we describe the background for policy shifts and the resulting impact on metropolitan growth, and then proceed to identify patterns of development in former agricultural lands and their impact on conservation, based on a study of statutory land use plans converting agricultural land to built-up uses within the TMR. It was found that most of the plans were converting large tracts of agricultural land to residential uses, characterized by low-density suburban-type family housing, thus reducing considerably the spatial conservation potential. In addition, only relative small portions of land were conserved as public open space within plans’ boundaries, and even then only about half of that was actually effective for active open space uses.     

The effectiveness of the protection of riparian landscapes in Israel

Riparian landscapes are natural habitats of unique ecological, environmental and scenic values, which are highly sensitive to human intervention and impact. Yet, due to their qualities, and especially the presence of water, they are also usually attractive for recreation purposes. This is more so in arid and semi-arid zones like Israel. Nevertheless, in the past, the importance of riparian landscapes in Israel did not receive adequate attention in policy and planning. As a result, over the years they were exposed to various negative impacts, including pollution by industrial and agricultural effluents, diversion of water for agricultural and other purposes, and land use conflicts. Although in recent years, with the growing awareness of their ecological and recreational potential, considerable efforts are being invested in the rehabilitation of deteriorated riparian landscapes, their protection is still deficient.This article reviews and examines policy tools used for the protection of riparian landscapes in Israel, focusing on legislation, institutional structure and physical planning as they emerge from relevant laws, reports and literature. It reveals, among others, gaps and deficiencies in legislation, institutional dualities along with split authorities both expressing a particularistic approach, and, until recently, lack of relevant designated planning. The article concludes by offering some suggestions for improving the protection of riparian landscapes in Israel, including: integration of existing laws based on a whole watershed approach; reorganization of institutional structure to facilitate a national vision of riparian landscapes rather than the existing particularistic approach; formulation of structured planning procedures to ensure the realization of designated national plans; and promotion of awareness to riparian values at various levels.