Characteristics of developers and their relations to open space conservation

Developers are entrepreneurs that initiate and carry out land development projects. They play an active dominant and leading role in land use planning decisions, and are, therefore, expected to have a significant impact on patterns of development and open space conservation. The present study identified correlations between characteristics of developers and indicators of open space conservation, based on a random sample of 88 statutory land use plans in the Tel Aviv metropolitan region over the period 1990-1999. The variables used to describe characteristics of developers were of two kinds: direct variables including developer type and land ownership, and indirect proxy variables that represented typical entrepreneurial behaviors (profit seeking, risk taking and innovativeness) including: net residential density, open space per residential unit, spatial location of the plan area and the time lapse until plan approval. Indicators of conservation were: size of plan area, existing agricultural land within the plan, proposed open space and effective open space. We found that developer type and land ownership were connected mainly to plan size and existing agricultural land rate, both indicators of regional conservation potential, while variables representing profit seeking, risk taking and innovativeness were significantly connected to proposed and effective open space rates, which express the conservation level within plans.