جغرافیا و برنامه ریزی منطقه‌ای

جغرافیا و برنامه ریزی منطقه‌ای

تبیین ابعاد و شاخص‌های تنظیم مجدد زمین در بازآفرینی پایدار بافت‌های ناکارآمد شهری: مطالعه موردی شهر تبریز

نوع مقاله : مقاله های برگرفته از رساله و پایان نامه

نویسندگان
1 دانشجوی دکترای شهرسازی، واحد تبریز، دانشگاه آزاداسلامی، تبریز، ایران
2 دانشیارگروه معماری و شهرسازی، واحد تبریز، دانشگاه آزاداسلامی، تبریز، ایران
3 استادیارگروه معماری و شهرسازی، واحد تبریز، دانشگاه آزاداسلامی، تبریز، ایران.
4 استادیارگروه معماری و شهرسازی، واحد تبریز، دانشگاه آزاداسلامی، تبریز، ایران
چکیده
تنظیم مجدد زمین یکی از رویکردهای نوین مدیریت زمین در بازآفرینی شهری است که با هدف ارتقای کیفیت محیط، افزایش بهره‌وری اراضی، بهبود شبکه دسترسی و تحقق توسعه پایدار مورد توجه قرار گرفته است. با وجود اهمیت این رویکرد، نبود چارچوبی بومی متناسب با ویژگی‌های حقوقی، کالبدی و مدیریتی شهرهای ایران، اجرای آن را با چالش‌هایی مواجه ساخته است. ازاین‌رو، پژوهش حاضر با هدف شناسایی و تبیین ابعاد و شاخص‌های تنظیم مجدد زمین در بازآفرینی پایدار بافت‌های ناکارآمد شهری تبریز انجام شد. پژوهش حاضر از نظر هدف کاربردی و از نظر ماهیت، کیفی است. داده‌های پژوهش از طریق مصاحبه‌های نیمه‌ساختاریافته با ۲۰ نفر از خبرگان حوزه‌های شهرسازی، برنامه‌ریزی شهری، مدیریت شهری و حقوق شهری گردآوری شد که نمونه‌گیری به‌صورت هدفمند انجام گرفت و با رسیدن به اشباع نظری در نفر بیستم پایان یافت. تحلیل داده‌ها با استفاده از روش تحلیل مضمون و در محیط نرم‌افزار MAXQDA 2025 انجام شد. نتایج پژوهش به استخراج ۵۰ کد باز، ۱۵ مقوله محوری و یک مقوله هسته با عنوان «بازسازمان‌دهی یکپارچه ساختار زمین» منجر شد. یافته‌ها نشان داد که ابعاد حقوقی–نهادی، کالبدی–فضایی، اجتماعی، اقتصادی و زیست‌محیطی، مهم‌ترین ارکان موفقیت تنظیم مجدد زمین در بازآفرینی بافت‌های ناکارآمد شهری هستند و میان این ابعاد ارتباطی متقابل و مکمل وجود دارد. همچنین، ریزدانگی قطعات، پراکندگی مالکیت، ضعف شبکه دسترسی، کمبود خدمات عمومی و ناهماهنگی نهادی از مهم‌ترین چالش‌های شهر تبریز در این زمینه شناسایی شد.
کلیدواژه‌ها

عنوان مقاله English

Explaining the Dimensions and Indicators of Land Readjustment in the Sustainable Regeneration of Deteriorated Urban Fabrics: A Case Study of Tabriz

نویسندگان English

Hossein Javadkhani 1
Akbar Abdollahzadeh Tarf 2
MirSaid Moosavi 3
Mahsa Faramarzi Asli 4
1 Department of Urban planning, Ta. C, Islamic Azad University, Tabriz, Iran.
2 Associate Professor, Department of Architecture and Urban planning, Ta. C, Islamic Azad University, Tabriz, Iran
3 Assistant Professor, Department of Architecture and Urban planning, Ta. C, Islamic Azad University, Tabriz, Iran.
4 Assistant Professor, Department of Architecture and Urban planning, Ta. C, Islamic Azad University, Tabriz, Iran
چکیده English

Land readjustment is one of the emerging approaches to land management in urban regeneration, aimed at improving environmental quality, increasing land-use efficiency, enhancing access networks, and achieving sustainable development. Despite its importance, the absence of a localized framework adapted to the legal, physical, and managerial characteristics of Iranian cities has created challenges for its implementation. Therefore, this study aims to identify and explain the dimensions and indicators of land readjustment in the sustainable regeneration of deteriorated urban fabrics in Tabriz. This research is applied in terms of purpose and qualitative in nature. Data were collected through semi-structured interviews with 20 experts in urban design, urban planning, urban management, and urban law. Participants were selected purposefully, and the interview process continued until theoretical saturation was reached. Data analysis was conducted using thematic analysis in MAXQDA 2025. The results led to the extraction of 50 open codes, 15 axial categories, and one core category entitled “integrated reorganization of land structure.” The findings indicate that legal–institutional, physical–spatial, social, economic, and environmental dimensions are the main components of successful land readjustment in the regeneration of deteriorated urban fabrics. The study also identified plot fragmentation, dispersed ownership, weak access networks, shortage of public services, and institutional inconsistency as the main challenges in Tabriz. Finally, by presenting a localized conceptual framework, this research provides a basis for more effective planning and implementation of land readjustment in urban regeneration projects in Tabriz.

کلیدواژه‌ها English

Land readjustment
sustainable regeneration
inefficient urban fabrics
Tabriz
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