Professional Documents
Culture Documents
2002
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ISSN 033-8681
,2002
,20 92186
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Review (October).
Barnet, A., and Bubley, D. (1994). European Service Stations: Strategies for retailers and
suppliers. A Financial
Times Magazine Report, London.
(June).
Review
www.dep.state.fl.us/water
www.epa.gov
www.multipureeco.com
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for open spaces in the National and Regional Master Plans should also be
updated, with clear directions preventing the construction of gas stations
in such areas.
radius from water drilling areas. Yet it must be emphasized that the water for these
drillings comes from an aquifer into which water is drained from a much broader
area than the security radius.
Recommendations
Construction of new stations
1. Formulation of a planning policy for the construction of gas stations. This
must be done on two levels: (a) General guidelines for environmental and
landscape considerations that must be taken into account in planning a new
station (similar to the guidelines in Master Plan 18). These may be anchored
in Outline Plan 18, or in a guidance document of the Planning Authority, (b) A
local policy about desirable (and undesirable) locations for new stations in the
various districts of the country, according to landscape and hydrological
sensitivity as well as the saturation of existing stations and a forecast of future
needs. We propose anchoring this policy in the District Master Plans.
The policy principles will include:
viii
Conclusions
The main conclusion from the study is that the policy of encouraging competition
in the fuel economy and changing the law has caused a situation that enhances the
construction of new stations. No control system has been developed in parallel
that would enable the authorities to prevent the construction of excess stations and
incursion into open spaces, as well as to minimize the environmental hazards of
the operation of existing gas stations.
The authorities have no clear or binding planning policy (such as anchoring in
approved plans) for the approval or rejection of plans for new Gas stations on the
basis of environmental considerations. In discussing plans for new stations, the
authorities are not required to consider the saturation or density of existing stations
or forecast future fuel demand based on estimated traffic volumes.
have been rejected . Along Road No. 40 there are 18 stations and plans for the
construction of 23 more; seven of these have been rejected to date.
Internal stations. In the Hanadiv Valley area, including Hof Hacarmel, there are
30 licensed internal stations; and on Road No. 40 area there are 25 such stations.
These are inefficiently distributed, sometimes in astonishing proximity to each
other. Some are badly neglected; some store fuel in quite large quantities.
The Committee for the Conservation of Agricultural Land and Open Spaces
is a national planning institution, handling all plans for the change of assignment
of land from agricultural to other uses. An examination of all the plans for the
construction of gas stations discussed by this committee in the years 1997-2000
shows a rise in both the number of plans submitted and those approved, while the
number of plans not requiring approval dropped.
Plans for gas stations on agricultural land under the authority of a local
commission. The granting of such authority has greatly encouraged the number
of plans for gas stations in open spaces presented for approval It also merited
criticism by Justice Yitzhak Engelhard in his ruling on the appeal for the
construction of a gas station in Hanadiv Valley.
The Israel Lands Authority fulfills an important role in the spatial distribution
of gas stations; yet it has no formulated policy about the desirable distribution of
such stations.
Fuelling habits and standards for locating Gas stations in other countries. We
found that most drivers fill their tanks close to their places of residence, or at the
starting point of a long journey. Most cases of drivers stranded without fuel are
caused by negligence, occurring in areas with a high frequency of gas stations.
Preferred areas for locating gas stations from the point of view of safety are those
where traffic is restrained, such as the edges of built-up areas. It is also advantageous
to incorporate a station into an area providing additional services.
Case studies
Case studies were conducted in two areas - Hanadiv Valley and on Road No. 40
between Hadera and Petah Tiqwa. In both areas information was gathered about
the number of public stations, both operational and planned, and the number of
internal stations. In the Hanadiv Valley area - a rural, sparsely populated area
including many natural and landscape assets - 20 operational stations were found,
as well as plans at various stages for another 50(!) public stations, 25 of which
pirate stations. Such information is vital for monitoring and enforcing environmental regulations and for determining the need for additional stations. It is
estimated that the number of these stations is 1.5-2.0 times that of public stations,
i.e. about 1,200-1,500 gas stations; some estimates run as high as 10,000 sales
points.
Policy documents. The policy of the Planning Authority of the Ministry of the
Interior disallows the construction of commercial centers in open spaces, including
gas stations. The Haifa District Planning and Building Commission also formulated
a clear policy for the spatial distribution of gas stations. These documents are not
statutory, and their application is therefore partial.
District Master Plans show some consideration for the optimal spatial distribution
of gas stations, with the most clearly formulated policy found in the forthcoming
District Master Plan 6 (Haifa). This plan aims to limit the environmental damage
to open spaces caused by uncontrolled construction of gas stations, and defines
sensitive areas in which their construction is prohibited.
Other district outline plans refer only indirectly to forbidding the construction of
gas stations in highly sensitive areas. District Master Plan 2/9 (Northern District)
views gas stations as part of touristic development, and District Master Plan 3/21
(Central District) views them as permissible in open rural spaces.
iv
Abstract
This study deals with the construction and operation of gas stations in open spaces
and rural areas in Israel, and proposes recommendations for policies and actions
to prevent - or at least minimize - the environmental hazards of such facilities.
Three main types of filling stations sell motor fuel for private use: public gas
stations - licensed commercial stations; licensed internal stations - supposed to
sell fuel on a non-commercial basis to a specified public, such as kibbutzim and
moshavim; and "pirate stations" - illegal sales points for fuel.
The
The
in
Israel
This book was made possible by funds granted by the Charles H. Revson
Foundation.
The statements made and the views expressed are solely the responsibility
of the author.
ISSN 033-8681
P l a n n i n g Gas Stations
Centers i n R u r a l Areas
and C o m m e r c i a l
and Open
Spaces
Position
Paper
Iris Han
Society
of N a t u r e in I s r a e l
2002
Environmental-Friendly:
Industrial
Environmental Innovation,
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,
Urban
Water
by Means
E n v i r o n m e n t i n the Jewish
T r a d i t i o n : the Sustainable
World
by: Manfred Gerstenfeld
Transportation
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Studies in 2000.