عنوان مقاله [English]
In recent decades the increasing growth and development of cities have transformed agricultural lands,increased urban services costs and led urban expansion. Also, the deterioration of urban neighborhoods and suburbs due to the lack of willingness of people to live in these neighborhoods, the decline in investment in old neighborhoods, and the reduction of capacity to keep people and decline in quality of life. With 1,700 hectaresof distressed areas, Shiraz is no exception andhas the same problem. For this purpose, urban growth management policies are used that one of these policies is Land Readjustment (LR). It is necessary to identify and classifythe legal, institutional, economic, social and local factors influencing Land Readjustment in order to have an effective and sufficient Land Readjustment. Thus,this study aims to identify the key factors influencing the land readjustment process in distressed areas and to examine the cause and effect relations through Interpretative Structural Model in order to understand the most important variables in the implementation process. This could be a guide for urban management in achieving infill development by stimulating and implementing the most important variables and, consequently, increasing the possibility of the entire land readjustment project. For this purpose, two-step Delphi questionnaire from 17 experts of urban affairs of Shiraz city have been used. Findings reveal that the two variables definingthe laws related to the residents' and owners' protests regarding the urban design, before, during and after itsexecution and enacting the laws related to the payment of the probable indemnityto the residents, if they do not want to participate are considered as ones increasing the system risk because each legislation without fairly taking into consideration the owners' interestsmay be an obstacle in the system and decreases the partnership tendency of owners and residents. Major organizational-institutional variables such as the partnership of the local government through intermediate and facilitator institutes, law-abiding local government and attention to individual and social justice in the local government play an important role in the implementation of land readjustment and impact on other variables. Because these variables, in fact, link the social variables to the executable variables, and provide a framework for correct implementation, such as the bridge, to meet the people's needs.Besides, the possible partnership of the local government through intermediate and facilitator institutes is one of the most effective and most impressive variables, so this variable plays a key and strategic role. This means that the key to the implementation of land readjustment in the worn-out tissues and to solve their problems is to create an intermediary entity to hear the demands and opinions of the people. Also, other strategic variables in land readjustment in worn-out tissues are attention to individual and social justice in the local government, strategic view and flexibility of the local government, defining the tangible and approachable targets and assessing appropriately the land price before and after the execution. Therefore, it is necessary to continuously examine the variables during both the design preparation and LR execution in the distressed area. All of these variables are eitherdirectly in connection with the local government or done by the local government indicating the importance of city authorities’ policy-makingand employing experienced and expertlabor force.