טכניון מכון טכנולוגי לישראל
הטכניון מכון טכנולוגי לישראל - בית הספר ללימודי מוסמכים  
M.Sc Thesis
M.Sc StudentRosenstein Nirit
SubjectUrban Renewal through Clearance and Redevelopment: A Multi-
Agent System Analysis
DepartmentDepartment of Architecture and Town Planning
Supervisors Professor Daniel Gat
Mr. Uriel Rothblum (Deceased)
Full Thesis text - in Hebrew Full thesis text - Hebrew Version


Abstract

In response to ongoing urban deterioration, mass movement of residents to the suburbs, and massive Greenfield construction, urban renewal instruments have been developed all over the world, among which clearance and redevelopment (C&R) aim to rebuild the city while restraining the bounds of existing built areas.


Clearing out and demolishing dilapidated real estate is motivated by the gap between the value of the obsolete property and the potential value of a new buildable site. As this difference increases, it reaches a level that justifies the demolition of the existing property and constructing a new building.


Despite such expected benefits, C&R projects encounter implementation impediments, e.g., difficulty in reaching of agreement under multiple-ownership as well as the opposition of neighboring tenants objecting to densification. This paper deals with an elaborated description of the above mentioned problems and suggests coping strategies. 


The more property holders a site has, the more difficult (and at times impossible) it is to reach collaboration towards C&R.


Each one of the "players" taking part in the process pursues his own interests, while influencing on the outcome of "the game", including its conduct, attributes, gains distribution etc.  The research identifies participants taking part in the C&R process through analysis of several case studies. It reveals that the critical link in the "C&R chain" is the set of property holders.  They have significant influence on the success or failure of the project and their individual self-seeking behavior often aborts it.


The essay suggests a framework for analyzing the "clearance and redevelopment" phenomenon and it consists of the followings sections: (1) Background review and historic description of the phenomenon in the world as well as in Israel; (2) Necessary economic conditions for feasibility of a C&R project; (3) A look at the participants taking part in the project as a multiple agent system; (4) Case studies analysis categorizing C&R projects according to the property holders' nature and the factors encouraging or preventing implementation; (5) Strategy recommendations for coping with difficult situations.


Identifying the "players, their interests, actions and the dynamics between them, enables coping with obstacles that stand in the way of successful execution. In each category, two prominent projects were examined, one successful and the other failing. This observation between two different outcomes of a "C&R game" assists understanding the conditions leading to execution and the conditions preventing it, and points towards the strategies for achieving a positive outcome.