טכניון מכון טכנולוגי לישראל
הטכניון מכון טכנולוגי לישראל - בית הספר ללימודי מוסמכים  
M.Sc Thesis
M.Sc StudentLevy Sharon
SubjectAnalysis of Land Use Pattern Changes along the Cross Israel
Highway (during the Planning Period and the
Construction of the Main Section)
Case Study: The Kessem Interc
DepartmentDepartment of Architecture and Town Planning
Supervisors Professor Pnina Plaut
Professor Emeritus Daniel Shefer
Full Thesis text - in Hebrew Full thesis text - Hebrew Version


Abstract

Transportation investments, including the construction of new highways, are perceived by policymakers as growth generators.  The Cross-Israel Highway (Route 6) bypasses the congested center of the Tel-Aviv metropolitan area. The highway's purpose is to allow through-traffic and alleviate congestion in the center of the country, while supporting population dispersion to the outskirts of the metropolitan area and periphery.   Today, towards the end of 2006, the central section of The Cross Israel Highway (approximately 90 kms. between Gedera and Hadera) is open for traffic.  Additional sections are due to open in 2007-8.

One of the main criticisms concerning the construction of The Highway is that it will support urban sprawl by encouraging development of dispersed land use patterns along it's corridor. This study focuses on land use changes at the outskirts of the Tel Aviv metropolitan region. The purpose of this paper is to identify and analyze changes in land use patterns that took place contemporaneously with the planning, construction and operation stages of the Cross-Israel Highway (including the period before the planning of the road), around the Kessem Interchange 

The research investigates the following questions:

  1. What is the pattern and character of land use that developed and/or was planned, around the Kessem Interchange?
  2. Can one identify land use changes around the interchange that took place parallel to the planning, construction and opening of the road and the interchange?
  3.  What is the importance of transport factors, relative to other considerations, in determining the location of businesses around the Kessem Interchange?
  4. Are the economic activities located around the interchange new activities or activities that moved from somewhere else? 

Land use change dynamics at the Kessem Interchange impact zone where assessed along main time periods in the development of The Cross Israel Highway.  Analysis of the changes took place at two levels. The Kessem Interchange impact zone: analysis at this level included quantitative and spatial mapping of land use changes over time, in a 2.5 km radius around the interchange.  A total of 46 statuary plans were examined, which represent all plans larger than 1 dunam, at different planning stages, reviewed by the relevant planning authorities between 1968-2003.  Rosh Haayin's new industrial area: here a business survey was conducted, to assess the relative influence of the Cross-Israel Highway and Kessem interchange, on business location choice.  The survey sample included 81 businesses, from a population of 223 companies.