ABSTRACT
This chapter analyses property diversity though performance theory. It describes the architecture of property diversity, and its hopeful similarities to both environmental conceptions of property, and post-bundle property metaphors. The chapter explains the inter-connective impacts of diversity's 'normative mosaic'. Property diversity is important because it provides an institutional structure for the detection and measurement of harmful land use externalities. Henry Smith's 'modular' or 'architectural' theory is a recent and insightful addition to the catalogue of property metaphors. The optimal conditions for land obligation are enhanced when a visible property mosaic yields a 'normative mosaic' commensurate to the diverse mix on the ground. Exclusively private landscapes act in two ways: they distort the values of private property, and they marginalize or discredit any non-private value alternatives. Performance theory applied to property diversity provides real world examples of public, private and community acts of stewardship across a plurality of fora.
