introduction
The housing market in Israel faces a complex challenge: While the state is primarily focused on increasing the supply of housing, the main problem is not just the quantity – but the mix of housing. The term “inclusive housing” is increasingly emerging in planning discourse, and its goal is to create a diverse environment that allows all segments of the population to live together in a balanced way.
What is the housing mix crisis in Israel?
Yogev Sharvit, an economist at BUILD, addressed this during an urban economics course run by the Merhav association, explaining that Israel does not have a shortage of apartments, but rather a problem of a variety of housing types. One of the most prominent examples of this is Beit Shemesh, where entire neighborhoods were built for the ultra-Orthodox population, without considering additional populations or planning diverse employment areas.
The problems resulting from the lack of housing mix:
- Targeting a specific population – planning that is primarily aimed at one sector creates homogeneous neighborhoods that do not serve the entire public.
- Gap between residence and employment – When there is not the right mix of residence and work areas, increased dependence on transportation is created.
- Imbalance in public services – unbalanced planning can lead to a shortage of schools, open spaces, and necessary transportation infrastructure.
- Lack of rental housing for young people – large apartments for families with many children do not provide a solution for young couples, older adults, or singles.
What is inclusive housing and how can it solve the problem?
Efrat Jamo, a real estate appraiser and real estate consultant, referred to the concept of "inclusive housing" as a tool for creating a more diverse and healthier urbanity. Inclusive housing means:
- A combination of different types of housing units in the same area (for example, small apartments alongside family apartments).
- Creating a mix of uses that includes residences, employment, commerce and public spaces.
- Preventing the concentration of certain populations while integrating different socioeconomic groups.
- Ensuring affordable housing for rent and ownership, not just privately owned housing units.
The opportunity in planning new settlements in Judea and Samaria
Judea and Samaria offers a unique opportunity to implement principles of inclusive housing and a balanced housing mix. Due to the rapid growth of settlement in the region and the transformation of small communities into cities, it is possible to carry out high-quality urban planning from the first stage. The opportunity lies in the ability to plan new cities with a mix of uses, a variety of housing units, and adaptation to different populations, while simultaneously strengthening public and employment infrastructure. Unlike older cities
