امکان‌سنجی اجرای روش انتقال حق توسعه جهت تامین زمین خدمات شهری در شهر شیراز

نوع مقاله: مقاله پژوهشی

نویسندگان

1 شهرداری فراشبند فارس- معاونت فنی و شهرسازی

2 دانشجوی دکتری جغرافیا و برنامه ریزی شهری دانشگاه اصفهان

3 کارشناس ارشد شهرسازی

چکیده

امروزه نحوه توزیع خدمات شهری یکی از ضروریات مهم زندگی شهری به حساب می­آید. این در حالی است که استفاده از روش­های سنتی تأمین زمین خدمات شهری، زمینه تخریب اراضی کشاورزی را در پی داشته است. بنابراین این مسئله راهی جز روی آوردن به روش­های نوین را پیشِ رویِ برنامه­ریزان و مدیران شهری باقی نمی­گذارد؛ که از جمله این روش­ها می­توان به برنامه انتقال حق توسعه که مبتنی بر احترام به حقوق مالکیت بوده اشاره کرد. پژوهش کاربردی حاضر، با به کارگیری زمینه‌ها و مبانی نظری موضوع به مطالعه تکنیک مزبور در سطح شهر شیراز پرداخته و به دنبال پاسخ به این سئوال است که الزامات و شرایط استفاده از این رویکرد چیست و کدام یک از نواحی شهر شیراز مناسب این الگو می­باشند. برای پاسخ به این سئوالات از فرایند تحلیل سلسله مراتبی و نرم­افزار ArcGIS استفاده شده است. براساس الگوی انتقال حق توسعه، نواحی شهر شیراز به مناطق دریافت و انتقال حق توسعه تقسیم شدند. نتایج نشان داد در مناطق دریافت، پارامتر مشارکت شهروندان با وزن 271/0 رتبه نخست را به خود اختصاص داده است. تمایل به افزایش تراکم در دهه اخیر و همچنین برخورداری از شبکه معابر در رتبه­های دوم و سوم قرار دارند. در مناطق ارسال نیز پارامتر آثار و ابنیه تاریخی و با ارزش، با امتیاز 273/0 در اولویت نخست قرار دارد. به این ترتیب مشارکت پذیری شهروندان در اولویت دوم و باغات در اولویت سوم قرار دارند. براساس نتایج پژوهش ناحیه 5 از منطقه 1 و ناحیه 7 از منطقه 4 و نواحی 2، 3 و 4 از منطقه 8 از پتانسیل بسیار بالایی در دریافت توسعه و همچنین  ناحیه 1 از منطقه 1 و نواحی 1 و 6 از منطقه 2 و ناحیه 2 از منطقه 6 و 8 پتانسیل بسیار بالایی برای ارسال حق توسعه دارند.

کلیدواژه‌ها

موضوعات


عنوان مقاله [English]

A Feasibility Study of Transfer of Development Right Approach to Provide Land for Urban Services in Shiraz

چکیده [English]

Today, the distribution method of urban services is one of the major requirements of urban life. However, using traditional methods of land supply for urban services in Iran (such as compulsory acquisition, dispersed incentive policies, etc.) has led to the destruction of agricultural land, gardens and other valuable land. It has also led to non-optimal use of land with the capacity for development. This has not left a choice to urban managers and planners other than turning to new approaches, including transfer of development rights which is based on respecting ownership rights. 
The transfer of development rights (TDR) is a voluntary and market-based land use management mechanism. In this approach, land development is introduced to more suitable areas to protect the land with higher agricultural value, the environmentally sensitive areas and open spaces. The concept of TDR is to establish an exchangeable market of transferable development rights.
In this applied research, quantitative techniques were studied in the city of Shiraz using theoretical background concepts. It was attempted to answer these questions: “What are the conditions required for using the TDR approach in Shiraz metropolis? Which metropolitan area is suitable for the implementation of this approach?” Analytic hierarchy process (AHP), expert questionnaires and Arc GIS software were used to answer these questions.
Based on the TDR method, the case study regions were divided into regions transferring and receiving development rights. In this context, each of the regions has an indicator. The results showed that in the receiving regions the participation rate of citizens ranked first with a weight of 0.271. The desire to increase density and having the passage network ranked second and third, respectively. In the transferring regions, parameters of monuments and historic buildings ranked first with a score of 0.273. Citizen participation was the second and gardens was the third priority. Based on the results, District 5 of Area 1, District 7 of Area 4 and Districts 2, 3 and 4 of Area 8 have a very high potential to get developed. Also, District 1 of Area 1, Districts 1 and 6 of Area 2 and District 2 of Areas 6 and 8 have a very high potential to transfer development rights.
The results indicate that this approach needs to be implemented in Shiraz metropolis as it enjoys lands which are valuable for their historical, natural and ecological properties, such as Ghasredasht gardens and the central historical texture of the city. The main requirements for the implementation of this model are high level of people's participation, firm legal guarantees, the presence of a coherent administrative structure, and respect for private property and public interests.
The present research has been conducted academically based on the available information and resources. The participation of organizations and executive authorities is required to apply the results. In fact, this research has investigated the necessity of implementing the TDR model with an emphasis on Shiraz metropolis. It has identified priorities related to executive issues and urban management for each district of Shiraz.

کلیدواژه‌ها [English]

  • "Uban services"
  • "Development right approach(T.D.R)"
  • "Land use"
  • "Shiraz"
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