One of the team’s recommendations is to impose a tax on building on open spaces, to be levied on any open space, public or private, where construction would entail a change in the regional building plan. Such a tax would raise the cost of building beyond the periphery of existing communities—thereby increasing the desirability of urban renewal through such projects as Pinui Binui (demolition of old neighborhoods and construction of new ones in their place) and Project Renewal (neighborhood revitalization)—and would encourage vertical construction. Land is a scarce resource in a small and crowded country such as Israel, and the preservation of open spaces carries numerous benefits, among them safeguarding the functioning of life-sustaining ecological systems, maintaining the landscape and heritage values, filling the need of the country’s residents for recreational and leisure activities, and protecting land reserves for the development and infrastructure needs of future generations. These benefits are not priced by the market, making it necessary for government to step in to ensure that they are allocated efficiently.
In recent years, building on open spaces has largely taken the form of low-density, single family/semi-detached construction in rural communities (suburbanization), causing a major depletion of open spaces. Small communities require high investment in infrastructure development, which cuts off open spaces and can have a negative impact on biodiversity. Low-density construction also generates more commuter travel (since workplaces are generally located in cities), leading to a rise in traffic congestion and air pollution.
The team further recommends including the alternative value of the land in the cost-benefit analysis of public projects, given the present disregard of this aspect—a factor that contributes to the wasteful use of land in many projects.