The right to housing
During 2001, JCSER has documented an increase in violations of the right to housing. The biggest demolition campaign took place on July 9 in Shu'fat refugee camp. Israel demolished fourteen homes leaving their inhabitants homeless, many of them for the second time.
No considerable policy changes took place concerning planning, zoning and building restrictions in East Jerusalem. Most land for Palestinian housing is already built up or zoned as 'Green Area', which means building in not allowed. A Town Planning Scheme (TPS) is a precondition for residential land to be developed. In East Jerusalem, the approval of plans in Palestinian neighborhoods remained a problem. The Municipality keeps delaying urban planning for East Jerusalem.
An approved TPS limits the number of additional houses allowed to be built in Palestinian areas because of the demographic quota, and restricts building to low level. For construction to be legal, a building permit is required. As a result of zoning restrictions, recalcitrance on approval of TPS, it is almost impossible to obtain the necessary building permits. The process for such a permit is cumbersome, intrusive, time consuming, and expensive. In many cases the licensing process in East is more complex than in West Jerusalem due to problems relating to existing infrastructures and bureaucracy. Besides restrictions on building, the Municipality also places restrictions on renovation works. JCSER estimates that there are 1,400 houses inside the walls of the Old City in desperate need of renovation at the moment.
According to the Municipality, 191 out of 219 requests for building permits submitted in East Jerusalem were approved, while 1,087 out of 1,519 requests for building permits were granted in the rest of the city last year. Licenses for East Jerusalem were concentrated in South-East Jerusalem according to the Palestinian housing council and decreased compared to 2000. The decrease of the applications for building permits probably can be explained by the decreasing economic situation for most Palestinian Jerusalemites. Nowadays, the average cost of obtaining a permit is about US$ 20,000.
The policy for obtaining building permits, together with the costs involved, the shortage of housing, and the demographic growth lead to large-scale illegal building. To battle against the illegal construction, the Interior Ministry and the Jerusalem Municipality adopted, besides other measures like imposing high fines, a policy of demolishing "illegal buildings". This policy targets Palestinian areas disproportionately. At this moment, 2,000 demolition orders, affecting 12,000 housing units, are in effect for East Jerusalem. Over the last ten years, from 1992 until 2001, at least 250 Palestinian houses have been demolished in East Jerusalem. In West Jerusalem, demolition orders that destroyed a whole house were never carried out.
In East Jerusalem, 1117 buildings were built illegally in 2001 according to municipal information; the Municipality took legal procedures against 270 cases; 68 civil orders were sent to announce a demolition; 32 houses were actually demolished by the Municipality. These figures should be compared to the ones in West Jerusalem where 6051 buildings were built illegally in 2001; the Municipality took legal procedures against 760 cases; 8 civil orders were sent to demolish; 7 buildings were actually demolished by the Municipality. These were four tents; one kiosk; and two buildings, which were built on a cemetery.
These are only the demolitions of the Municipality. However, the Interior Ministry also demolishes homes. The estimated total number of homes demolished in East Jerusalem in 2001 is 51 buildings, which consists of 74 housing units according to the Multi Sector Working Group.
JCSER's activities
JCSER worked on 16 cases involving building without permit and home demolition.