Simcha Bahiri - Construction and Housing in the West Bank and Gaza

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CONSTRUCTION AND HOUSING IN THE WEST BANK AND GAZA

The West Bank Data Base Project

The West Bank Data Base Project is an independent research group established in 1982 to study and analyze demographic, social spatial, legal, economic and political conditions in the West Bank and Gaza. The project, which is directed by Dr. Meron Benvenisti, is funded by the Rockefeller and Ford foundations and administered by The Brookings Institution, Washington, D.C. A continuously updated, computerized data base and its own research are the basis for the project's publications, including maps showing present and projected developments in the region.

About the Author

Dr. Bahiri is engaged in research in the economics of peace between Israel and its neighbors and in the analysis of the future consequences for the involved parties. He has published widely on these subjects. Formerly, Dr. Bahiri was with the Armand Hammer Middle East Cooperation Project of Tel Aviv University.

Construction and Housing in the West Bank and Gaza

Simcha Bahiri

First published 1989 by Westview Press, Inc.

Published 2018 by Routledge
52 Vanderbilt Avenue, New York, NY 10017
2 Park Square, Milton Park, Abingdon, Oxon OX14 4RN

Routledge is an imprint of the Taylor & Francis Group, an informa business

Copyright 1989 by Simcha Bahiri and the West Bank Data Base Project

All rights reserved. No part of this book may be reprinted or reproduced or utilised in any form or by any electronic, mechanical, or other means, now known or hereafter invented, including photocopying and recording, or in any information storage or retrieval system, without permission in writing from the publishers.

Notice:
Product or corporate names may be trademarks or registered trademarks, and are used only for identification and explanation without intent to infringe.

Library of Congress Cataloging-in-Publication Data
Bahiri, Simcha.
Construction and housing in the West Bank and Gaza / by Simcha Bahiri.
p. cm.
"West Bank Data Base Project"Verso of t.p.
ISBN 0-8133-7982-2
1. HousingWest Bank. 2. HousingGaza Strip. 3. Construction industryWest Bank. 4. Construction industryGaza Strip.
I. West Bank Data Base Project. II. Title.
HD7358.45.W47B34 1990
338.4'76908'095695dc20

90-12250
CIP

ISBN 13: 978-0-367-01542-8 (hbk)

Table of Contents

1. iv

Guide

List of Tables

The State of Israel has reached a fairly high standard of housing and construction activity on a per capita basis as compared with the remainder of Mandatory Palestine - e.g. the West Bank (WB) and Gaza Strip (GS) (or both WB/GS). Nevertheless, the gap has narrowed since the occupation in 1967. Prior to that they had been under Arab occupation (Jordanian in WB, Egyptian in GS).

It is the intention of this study to review both past housing and construction developments, and their present state in the West Bank and Gaza Strip, as well as to assess under various political-economic scenarios the potential for developing this sector of the economy over the coming decade: 1987-1997.

There has been a paucity of reports dealing with housing and construction activities in the West Bank and Gaza Strip. This is in marked contrast to industry, in which a sister-report'

With the exception of the pre-1967 period covered by the Economic Planning Authority. This study will deal with several options and sets of data.

The author wishes to acknowledge the assistance provided by the director of the WBDP, Dr. Meron Benvenisti, who made many useful suggestions, and his contribution based on previous studies published by the WBDP. The author also acknowledges the help of his typist, Mrs. Sally Maroko, who corrected many errors, and of his wife, Doreen, both for her patience and her help in proofreading.

The objectives of this work are therefore:

1. To outline the state of the construction sector of the economy and its part in development in the WB/GS based on statistics from various sources;
2. To describe both barriers and catalysts to development of housing and construction;
3. To assess the dependence of the construction sector of the Territories on Israel;
4. To determine present housing conditions and future needs;
5. To project potential economic development scenarios and their consequences for construction under various possible political-economic options; and
6. To provide Israeli and Palestinian planners and/or decision-makers with information to assess consequences of various alternatives.

As in all research projects, a variety of approaches has been used in meeting the objectives of this study. Broadly these have included both inductive and deductive methods.

Statistics for the pre-1967 situation in the Territories were mainly based on the 1967 reports of the Israeli Economic Planning Authority. Whenever useful, data will be combined or separated to generate more meaningful indicators.

One of the major ideas in this work is the generating of alternative economic, population and construction projections for 10 years hence. These are based on the most optimistic outcome of three different but possible scenarios, namely:

1. a continuation of the pre-uprising (or pre-intifada) situation and occupation, and hitherto existing trends in the territories - e.g. no major change of policy by Israel (or Jordan) and no major local major demographic or building shift (i.e. a conservative scenario);
2. a continuation of the occupation, albeit with a granting of some degree of autonomy and/or a renewed Jordanian participation, and an easing of restrictive economic barriers and constraints with a consequent improvement in the "quality of life" (i.e. a reformist scenario);
3. a separation of the West Bank and Gaza Strip from Israel, either in the framework of a Palestinian-Jordanian confederation or as an independent Palestinian entity (i.e. a radical scenario).

The 1987 data was calculated by extrapolating 1986 statistics and by available recent partial indicators. Thereafter three separate projections are generated for the following decade to 1997. All three projections involve the maximum growth-rate possible for each scenario over a 10-year period. The present "intifada" was ignored for this illustrative purpose.

There has been no special report on construction either by the CBS or others in the WB/GS, Many of their tables have been combined and/or "creatively" analyzed. Original tables have been checked by and discussed with other economists and specialists for their coherence, reliability and objectivity - particularly those dealing with various future scenarios. While there were differences of interpretation with other analysts, the author is reasonably sure of the validity of the (possible) overall trends shown, given a relatively surprise-free (e.g. other scenario) future.

A full list of bibliographical sources can be found in the reference notes for each chapter.

Even prior to the establishment of Israel in 1948, Jewish and Arab areas of what was then Palestine were largely split into two semi-autarkic economies.

Under various pretexts, Arab agricultural land was taken over by the Jewish State and settlers and the Arab laborers reduced to wage labor in the Jewish sector, often physically distant from their homes. This influx of wages was to aid in gradually raising the economic status of Israel's Arab population.

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