טכניון מכון טכנולוגי לישראל
הטכניון מכון טכנולוגי לישראל - בית הספר ללימודי מוסמכים  
M.Sc Thesis
M.Sc StudentDruckman Doron
SubjectIdentifying the "Potential" for Public Objections to Land
Use Plans as a Tool to Aid Architects and Planning
Commissions
DepartmentDepartment of Architecture and Town Planning
Supervisor Professor Emeritus Rachelle Alterman
Full Thesis text - in Hebrew Full thesis text - Hebrew Version


Abstract

The aim of this thesis is to examine the possibility to anticipate, prior to the deposition stage of a plan, whether objections will be raised to that plan only on the basis of the plan's characteristics.

The research examines this question empirically, using a database which includes all the plans that were deposited in the Central District’s Planning and Building Commission during the period 1.6.1988 - 31.5.2001 (a total of 717 plans).

The explanatory variables that were defined as the characteristics of the plan are: 1) location of the plan; 2) main subject of the plan; 3) initiator of the plan; 4) area of the plan; 5) degree of proposed change in the plan. A single dependent variable was defined as the existence/non-existence of objection to the plan.

From a statistical viewpoint, the correlation tests confirmed, in a significant manner, the hypothesis that a relation exists between the characteristics of the plan and the objections raised to it. In addition, a combined and inclusive model (based on the method of logistical regression) was developed to predict in advance, with very high success rates, the existence or non-existence of objection to a plan, based solely on the characteristics of the plan.

Following are the main findings of the present research:

Objections were filed for only a small portion of all plans (29.6%) - a relatively low percentage, considering the prevalent assumption that objections are raised to most plans.

This research identified some groups of plans, in which the “objection potential” of each was significantly lower than the general distribution for the total group of plans (29.6%). This group includes plans whose land area is smaller than one dunam (10.4%); whose average rate of change was “moderate” (12.3%); whose subject was a single residential building (17.1%) and whose location was in the urban-rural region (19.8%). On the basis of these findings, it seems that there is no sufficient justification for adding an additional statutory stage of public participation for this group of plans,.

The research identified several groups of plans which are “conflictual” and the “objection potential” of each is significantly higher than the general distribution for the entire group of plans (29.6%). This group includes plans which deal with transportation infrastructure (50.9%); that are initiated by government agencies or affiliates acting on their behalf (64.9%); whose location is “other” (65.4%) and whose area ranges between 100-1000 dunams (76.1%).