גליון תכנון 14-2 (2017)

Using an hedonic house price model, this study examines the physical and architectural characteristics of urban neighborhoods affecting willingness to pay for a dwelling units. The research focuses on research in 7 large cities in Israel and their 159 neighborhoods. It uses house price transactions data from the Israeli tax authorities between 1998 and 2013 and GIS data layers. Three groups of housing attributes are used: 1. attributes relating to neighborhood location and accessibility; 2. attributes relating to land use and programmatic characteristics, and 3. attributes pertaining to architectural, design and planning characteristics. Results indicate highly significant influence of a neighborhood's accessibility to the Tel-Aviv CBD, and to the secondary center of the city. Population density and the total floor area ratio of a neighborhood also have significant influence. In terms of architectural style: premodern style, garden city style and the 'build your own home' design generate higher demand than 'housing projects' design and "H" shape buildings style. The results suggest that architectural style influences demand for residential housing.

This study describes the consequences of planning approaches on the relationship between the structure of the street network, the movement of pedestrians and vehicles, and the spatial patterns of retail activity. Neighborhoods in two different cities, Bat Yam and Ashdod, were compared. The research was based on analysis of the association between retail patterns, pedestrian and vehicle movement volumes, and the street network structure in the research areas. Street network was analyzed using 'Space Syntax' methods. The research findings reveal that the separation between pedestrian and through vehicle movement, attempted in modern planning by the idea of the 'neighborhood unit', led to a decrease in walking, and an increase in vehicle movement, even inside the neighborhood units. When this phenomenon is examined in the context of environmental behavior intended to increase walking and reduce vehicle use and emissions, residents of Bat Yam are observed to have a more environmental behavior as a result of its spatial planning. These findings may contribute to understanding the links between street network structure, pedestrian and vehicle movement and commercial location. They emphasize the importance of understanding these complex relationships for better urban planning.