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"
- Ardestani, z., (2008). “Investigating Mechanisms to Improve the Processes of Improvement and Modernization of Urban Textile Tastes Using the Right to Development Transfer Approach, Case Study: Sirous Neighborhood”. Master's Thesis for Urban Planning, guide Master: M. Rafieian, Tarbiat Modares University, College of Arts and Architecture. [in Persian]
- Azizi, M., & Shahab, S., (2012). “Application of Transmission Rights Development as a Mechanism of Realization of Urban Development Projects, Case Study: Kashan City”. Motaleat Shahri, first year, (4), pp: 1-14. [in Persian]
- Been, V., & Infranca, J., (2012). “Transferable Development Rights Programs: “Post-Zoning”?”. New York University Public Law and Legal Theory Working Papers. Paper 355.
- Chiodelli, F., & Moroni, S., (2016). “Zoning-integrative and zoning-alternative transferable development rights: Compensation, equity, efficiency”. Land Use Policy, 52, 422-429.
- City and Home Consulting Engineers, (2004). “Review of Detailed Plan of Shiraz City, Goals and Strategies”. Department of Urban Planning and Architecture of Shiraz Municipality. [in Persian]
- Dadash Poor, H., & Mohsen Zadeh, S., (2012). “Feasibility study on the use of the model for the transfer of development right to protect the agricultural land of Babolsar”. Tahghighat Karbordi Olum Jografiaee, 12th year, (25), pp: 7-29. [in Persian]
- Dimond, J., Lindsay, B.E., (1979). “Approaches to research on transferable development rights proposals: An overview”. Northeastern Journal of Agricultural and Resource Economics, 8(1), pp: 48-50.
- Ghaed Rahmati, S., & Hazeri, M., (2013). “Spatial Analysis of Urban Services and its Impact on Urban Land Prices, Case Study: Mehriz Townships”. Kavoshhaye Jografiaee Manategh Biabani, first year, (2), pp: 173-193. [in Persian]
- Kaplowitz, M., Machemer, P., & Pruetz, R., (2008). “Planners’ experiences in managing growth using transferable development rights (TDR) in the United States”. Land Use Policy 25 , pp: 378–387.
- Ke, F., Shunai, C., Shichuan, W., & Zhangwei, L., (2008). “Application of Transferable Development Rights in Cultivated Land Protection in China”. China Population, Resources and Environment, 18(2), 8-12.
- Linkous, E., (2015). “Transfer of development rights in theory and practice: The restructuring of TDR to incentivize development”. Land Use Policy, 51, pp: 162–171.
- Messer, K., (2007). “Transferable development rights programs: An economic framework for success”. Journal of Conservation Planning, 3 , pp: 47 - 56.
- Malone, L., (1985). “The Future of Transferable Development Rights in the Supreme Court”. Faculty Publications, Paper 588.
- Pizor, P. J., (1986). “Making TDR Work: A Study of Program Implementation”. Journal of the American Planning Association , 52, pp: 203-211.
- Maleki, G., (2005). “Designing the Transfer of Property Rights for the Implementation of Urban Development Projects in Iran”. A sample project of the new detailed plan of Isfahan Region 2, Saravand Consulting Engineers. [in Persian]
- Mohsen zadeh, S., & Sheikh Ha, M., (2010). “Transfer of rights for land use development in Babolsar”. Strategic strategy for sustainable urban development, The First Sustainable Urban Development Conference. [in Persian]
- Pruetz, R., Standridge, N. (2009). “What Makes Transfer of Development Rights Work?”. Journal of the American Planning Association, 75 (1), pp: 78-87.
- Rafieian, M., Saeedi Rezvani, N., & Mohsian, Z., (2011). “The feasibility of protecting the environmental values of traditional gardens in Qazvin using the right to development right”. First Conference on Urban Economics of Iran, Mashhad. [in Persian]
- Zebardast, S., (2002). “Application of Analytical Hierarchy Process in Urban and Regional Planning”. Honarhaye Ziba, (10), pp: 13-21. [in Persian]
)