International Journal of

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Generally, more than 60 percent of land in cities and around 40 percent in small towns are utilized as housing areas. The present research aims to investigate the price of urban housing lands in Iran during the years 2001-2011 in different provinces. The method of research used in this paper is descriptive/ analytical method. After gathering the data in this regard via the Central Bank of Iran, using Moran Coefficient in GIS software and GeoDa software, the spatial autocorrelation was calculated and the correlation between variables like the price of urban housing land, percentage of urbanism, the average of the area of housing units and the level of development in different Iranian provinces was calculated. The findings of this study reveal this fact that in 2011 only in some provinces is there a significant relationship between the price of urban housing lands and the level of development of provinces. Also, the price of urban housing lands in Iran during 2001-2011 is not correlated with variables of urbanism percentage and the average area of urban housing units in different provinces. Further, we can state that the price of urban housing lands in Iran during the years 2001-2011 has moved from an accidental distribution toward a cluster distribution and during this same period, the average index of changes in the price of urban housing lands all over the country has been equal to 877.32 percent; with such provinces as Ardebil, Hamedan, Razavi Khorasan and Bushehr respectively having the highest index of change in prices and such provinces as Northern Khorasan, Khuzestan, Tehran and Yazd with the lowest index.

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In recent decades, remarkable changes have occurred in the spatial structure of metropolitan regions, creatingdiscontinuous, scattered and polycentric development which have significant implications for commuting patterns. This study examines the dynamics of spatial structure using interaction flow patterns in Mashhad Metropolitan Region (MMR). Four dimensions - centrality and dominance, network cohesion, interaction strength and levels and hierarchy - were used to analyse population flows in 1999, 2007 and 2012, showing that the interaction between Mashhad and other cities in the MMR increased over the time. However, the growth was inflows to the principal city grew considerably while the outflows decreased from 1999 to 2012 suggesting that the spatial structure of the MMR is monocentric despite the focus of development policies on polycentric development. Thus, it is necessary to adopt an integrated and multi-sectoral approach to develop a polycentric metropolitan region in order to protect the environment and reinforce inter-city relationships, manage travel demand, reduce unnecessary trip, and restrict sprawl. These policies lead to more convergence and polycentric development.
 

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A safe neighborhood encourages the residents to lead a more physically active lifestyle. A lack of physical activities elevates the risks of various health condition, most profoundly obesity and cardiovascular diseases. This paper presents the development of a questionnaire aimed at measuring the safety factors associated with physical activeness of the residents in urban Tehran neighborhoods that has been tested and validated through pilot study, industry recognized validity tests, and expert review. The questionnaire has six research constructs linked to five specified research indicators. It is available in both Farsi and English, and back translation has been done by field experts to ensure its accuracy in representing the intended measurement. This questionnaire is expected to assist urban developers and managers in improving the safety condition in urban neighborhoods of Iran to promote physical activeness.

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Zoning has always been one of the basic tools of land use control available. Zoning is the regulation and restriction of land uses according to a predetermined plan. This paper will present a look at conventional zoning, its origins, the evolution of the zoning, and the scope of zoning types. Regardless of the varieties, most zoning codes can be classified into at least one of the following broad categories: Euclidean zoning, Performance/Impact zoning, Incentive zoning, Form-based zoning and Hybrid Zoning. In this article, a descriptive-analytical method is used to review the existing documents and extract the materials in order to introduce the approach of FBC, its advantages and disadvantages. So, after defining each concept, the Critiques of Euclidean Zoning will be explained and then a new approach of zoning named Form-based Codes will be introduced to develop a better way of zoning in order to select homogenous areas of urban and rural terrain to adopt determined and certain rules of planning.

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This study aimed at evaluating the conformity of Isfahan urban development plans with the comprehensive model of human Islamic needs. This study, in terms of objective, is practical and, in terms of methodology, it is a descriptive-analytical research. The most important data collecting tool used in this study is the bibliographic method. The results showed that the processes of preparing, testing and approving the urban development plans in Isfahan are largely incompatible with the comprehensive model from all three dimensions of the content, structure, and process. Regarding the content, they are based on the Western one-dimensional anthropology, which needs to be revised and supplemented. In terms of the structure, they neglect the levels of priority and the relevance between human needs. Therefore, there should always be a preference of allocation of land and per capita in accordance with changing nature of the city, and the needs and content principles of the Islamic-Iranian city should be prioritized based on the requirements in appropriate and inappropriate times. In terms of process, they are implemented in a linear mode and in three stages of identification, analysis, and presenting proposals, which causes lack of dynamism, irreversibility and the stiffness and ultimately the failure to fully realize them or disregard them and make decisions for gaining interests regardless them. Making corrections in these three parts of urban planning, its compatibility with the foundations of Islamic vision can be attainable

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The advent of modern planning in the early twentieth century and its failure in practice caused the emergence of planning crisis which theory-practice gap has been its central theme of debate. This gap begot various readings of urban planning theory to make theory and practice much closer. Radical planning, as one of these readings, deprives the power of central government in favour of empowering the citizens and considers the highest level of participation in decision-making processes for them. Nevertheless, it failed to address the planning crisis and theorists continued theory making to address the crisis. Hence, the current study aims to investigate radical planning with a critical perspective by using a deep-seated research method and referring to related topics. Results ended in finding reasons led to the failure of radical planning to address planning crisis. The uncertainty of radical planning process, the idealistic looks of theorists and radical planning mismatch with the current forms of state planning are three main reasons which hindered it from addressing planning crisis despite being the turning point of urban planning theories. 

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A city which is developing is a successful city and one which is not is considered to be an ailing, shrinking city. In the past, cities faced many demographic changes caused by wars, natural disasters and epidemics. Nowadays, cities experience huge demographic changes, too. In this regard, urban shrinkage is defined as long-term population loss which leads to decline in a city or a city center. Urban suburbs also have a significant effect on transitioning the population from cities to suburbs; this study aims to analyze the attractions of Abouzar town in Mashhad as a suburb and study its relationship with urban shrinkage. Methodology of this study is descriptive and analytical and data are gathered through scientific sources and using a questionnaire. The population of the study consists of the inhabitants of Abouzar town who had left Mashhad and taken residence in this town. Using PASS software package, a sample size of 350 was determined. The questionnaire data were analyzed suing SPSS22 software package and Smart PLS was used for modeling. Analysis of the attractions of Abouzar town revealed that social status, with 5 indices, has the most influence on the attraction of Abouzar town. Moreover, Spearman's test showed that a significant positive relationship exists between attractions of Abouzar town and leaving the city.

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An efficient road network remains among the topical issues in the international urban development forum. This is because roads link interrelated land uses, in addition to connecting them with the contiguous metropolitan areas, thus a key contributing factor for an accelerated socio-economic uplift. To sustain this, planning standards that delimit urban road reserves are usually prepared and enforced through development control to ensure that roads are maintained for their intended purpose. This study through a case study was, therefore, undertaken in Kisii Town, Kenya, to investigate if the unauthorized developments on road reserves are regulated. It correspondingly tests the hypothesis that there is no statistically significant difference between the planning standards used in regulating road reserves and observed compliance by developers. The study was steered by the public interest theory of regulation targeting residential developments which were proportionately and randomly drawn from the seven neighbourhoods. Data were collected using a high-resolution satellite image and a questionnaire. Data analysis relied on GIS, t-test, logistic regression, and linear regression. Research findings demonstrated a statistically significant difference between the approved planning standards and the extent of compliance by developers, signifying that the County Government of Kisii did not undertake adequate development control. Non-compliance was mostly heightened by the developers’ unawareness of the building plan approval process and inadequate inspection during construction. This study deepens the international debate on development control by spatially and statistically illuminating how the extent of compliance with the planning standards that regulate road reserves may be empirically analyzed.

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In recent years, several studies have focused on the perceived meanings of urban parks. However, few studies are to be found providing a comprehensive model of the meanings and associations of an urban park. This paper seeks to address the main following question: What are the meanings and associations of Fateh Garden for its users?
In this study, a grounded theory approach was conducted to identify meanings and associations as intangible cultural resources of Fateh Garden which is one of the largest and most popular parks in Karaj. In this regard, sixty-nine semi-structured interviews were conducted with Fateh Garden’s users. The results reveal that when users are asked about the park, they often come up with pleasant meanings and associations. Components, events, and activities as causal conditions create pleasant meanings and associations for the users of Fateh Garden. Moreover, ease of accessibility facilitates the use of this park. However, there are some issues, problems, and contradictions related to Fateh Garden that need to be addressed. In this regard, identifying problems and providing solutions can lead to promoting peace, safety, and hope for Fateh Garden’s users. This study identifies eight categories and sixteen subcategories. The substantive theory that emerged, was named promoting peace, safety, and hope through pleasant meanings and associations. This study provides a framework for urban parks managers and future researchers to assess intangible cultural resources of urban parks.

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Livability plays a vital role in the growth and development of cities and citizens' quality of life. Identifying and understanding the needs of citizens and making these settlements viable improves the quality of life in urban areas. The purpose of the present study is to evaluate residents' satisfaction with urban regeneration projects and its relationship with making these neighbourhoods viable. The goals formulated in the regeneration plan of the Kolapa neighbourhood of Hamadan have been extracted and used as criteria for evaluating the satisfaction of the project implementation. Livability criteria have also been divided according to the study of research background into four main classes: physical, environmental, socio-cultural, economic, and health criteria. This study has used descriptive-analytical methods and conducted a field survey through a questionnaire. Cronbach's alpha, with a coefficient of 0.863, confirmed the reliability of the questions. The statistical population is the whole population of the Kolapa neighbourhood, and the statistical sample size is 352, which is calculated by the Cochran formula, with a 5% error and 95% confidence level. We used stochastic sampling in this research. The compiled data were analyzed statistically using Correlation, Path analysis and Regression analysis in Spss and Amos24 environment. To what extent has the regeneration project brought the Kalpa neighborhood of Hamadan closer to the indicators of a livable city? According to the findings, among the satisfaction criteria for the project, sense of place, safety and security, participation and access to facilities and services have the highest level, respectively. According to the research findings, it is possible to benefit from people's participation in various stages of the implementation of the regeneration plan and turn neighborhoods into livable neighborhoods with better quality of life. The residents of the neighborhoods have gained a full understanding (such as strengths and weaknesses) of these types of places because they have lived in them for a long time. Therefore, the neighborhood can be regenerated based on the resident's knowledge and participation. Based on the results of path analysis it was found that regeneration projects mainly consider the physical dimension, and therefore other criteria (especially economic, health and socio-cultural criteria) are less considered.

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This study seeks to investigate the effect that environmental factors have on the use or non-use of bicycles according to gender in urban travels in Iran. To this aim, while conducting a questionnaire survey among 304 bicycle users (162 males and 141 females) within the dedicated bicycle network in Shiraz, "T" test and "Regression" statistical tests were conducted to investigate the preference differences between the two groups (male and female) and specifically, the effect of factors among women.
Based on the findings of the aforementioned statistical tests, both men and women faced barriers to using bicycles in urban travels, although a difference was observed between the two genders in the effective environment they preferred. This difference is especially significant regarding socio-cultural indicators considering the specific traditional-religious context in Iran. Therefore, in addition to indicators such as "sense of safety," "path security," "using dedicated bicycle lanes," "path greenness and attractiveness, " women's cycling is significantly affected by indicators such as "community custom and people's judgment" and also "religious norms."
Based on the analysis, education of women about the benefits of using bicycle and the creation of synergy between cultural and religious institutions of the society to remove social, cultural and normative barriers for women's cycling in Iran along with planning to increase urban bicycle transportation lanes with the necessary environmental qualities and standards can increase the per capita and eliminate the disparity in the number of men and women who cycle in developing countries such as Iran.

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Intraurban land-use change and factors affecting it are critical subjects in land-use planning. If unplanned, such changes can reduce the quality of life and spatial justice and ultimately lead to urban unsustainability. This paper aims to identify factors influencing unsustainable land-use change and analyze the intensity of such changes based on those factors. The artificial neural network analysis was employed to model the significant factors. The results indicated that the dynamics of the economy and the capital markets, a boom in the land and housing market, government interventions in the urban texture, gardens, and infill land have a dominant role in determining the rate of change in urban land use. According to the results, relevant indexes of the land and housing market and political and economic factors play a crucial role in Tehran's unsustainable land-use change.

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Transportation is one of the most important issues in today's cities. Urban trips and their spatial and temporal patterns influence and are influenced by other components and functions of the city. Information and communication technology have evolved rapidly over the last few decades and have influenced urban travel patterns in many ways. Numerous studies have attempted to study the effects of these technologies on transportation and urban travel and to explain the relationship between them. However, due to the lack of sufficient information and the complicated nature of the connection between ICT and travel, there is still speculation about how it will affect the urban travel patterns, and many researchers believe that we can not simply comment on these effects conclusively. Hence, understanding the interaction of ICT and urban transportation is necessary for the planning and management of urban transportation. This study tries to answer the question of what is the relationship between IC and urban travel through a systematic literature review of empirical studies? For this review, 77 empirical published articles were selected and after describing their important features, the main findings of the articles were extracted and categorized into 6 topics based on the effects that ICT can have on urban travels and the relationship between them. The findings showed that the relationship between ICT and urban travel can be in four different modes: a) substitution-reduction, b) synergy-complementary, c) modification, and d) neutrality. ICT can also influence the urban travel pattern and its quantity and quality by providing fragmentation of activities and optimizing the use of the existing transportation systems. The type and severity of effects can vary at different times and places and under the influence of socio-economic factors. The results also indicate that due to the significant increase in ICT use after the Covid-19 pandemic, the severity of its effects on the urban travel pattern has also increased and it is expected that even after returning to normal and in the post-Covid-19 period, the relationship between ICT and the travel patterns will become even more pronounced

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The hedonic valuation method has been considered in various fields by researchers in order to estimate the value of a commodity or the demand for exploitation of a commodity for many years. Besides, the hedonic method has been widely used to identify ‘value’ indicators in the housing market. The need for indicators as the key tool for housing planning is related to the need to prioritize planning. Indicators are also critical to understanding housing characteristics. This article tries to develop a "conceptual model" of value by meta-analyzing the existing theoretical literature regarding the valuing indicators in the hedonic model, which has been done by the
meta-analysis method, uses MAXQDA software and open and axial coding to analyze the texts in order to compile and classify the features that explain the value of housing. The research findings, which are taken from 335 highly cited articles between 2009 and 2019, show that despite the long period of application and theoretical development of the model, there is no theoretical consensus on the explanatory indicators of housing value. So, 7 main categories can be identified in the form of 350 concepts and 5883 codes (including frequency), which can show the range of housing value dimensions, in addition to summarizing the issue. Also, the share of basic structural-physical and peripheral categories, with 53.5 and 25.5 percent, respectively, has the most application in the hedonic housing valuation model. In the two-mentioned categories, the share of variables affecting the residential unit, the building of the property, and access to services and land uses with relative shares of 23.6, 19.2, and 16.5%, is more than other variables. The results show that while the concepts of many explanatory indicators of value are the same, a suitable range of explanatory indicators of housing value can be used in the hedonic model according to the goals and the target community, and this can lead to the formation of indigenous and specific values of a society.

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Land use characteristics affect social behavior and Social Capital (SC) among humans. Due to the different physical dimensions of the dense city neighborhoods, the type of ongoing social interactions in different locations will not be alike. In order to understand Kerman city’s historical quarters, we must analyze the transitions that occurred in the past few decades, and the formation and reshaping of various neighborhoods. The question we must ask is: What is the relationship between mixed land-use (MLU) and Social Capital (SC) in older and newer neighborhoods? In order to answer this question, we must apply the Structural Equations Modeling (SEM) to determine the relationship between the variables, and to measure the amount of MLU and SC, the criteria of "Diversity and Accessibility"; and "Collaboration and Interaction, Neighborhood ties, Trust, Sense of belonging, Participation, Awareness". Based on the findings, the amount of SC and MLU is different in old and new neighborhoods. In all sample neighborhoods, the level of SC is lower than the theoretical average, and the new neighborhood of Pansad-Dastgah is at a higher level than other neighborhoods. In general, there is a causal relationship between SC and MLU in the surveyed neighborhoods. This relationship is direct and incremental in some indicators of "diversity and accessibility" criteria and it is reversed and decreasing in other indices. Also, with increasing MLU, the amount of SC in neighborhoods is amplified. To determine the relationship between LMU and SC, the length of time residents live in a neighborhood and its social context, as well as the assessment of SC, have been considered. The model of old Iranian neighborhoods that have more SC and MLU, and theories of urban planning with MLU in their set of principles, can be a good basis for planning/re-planning in new and existing neighborhoods.
 

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The advent of modernity in Iran weakened many structures and practices, including social hangouts in cities; therefore, the public was cynical about this space. While hangouts, as a third-place and public space in a city, promote social capital, vibrant centers, and citizenship education, Tehran Daneshjoo Park, as a public space with an urban scale and physical and social features, can also be considered a hangout for various social groups. The present study seeks to identify hangouts and factors affecting their formation, continuity, or fading in this space. Accordingly, documentaries were investigated via a descriptive-survey method. Then, interviews with space users at different times and with observation instruments such as photography and behavioral mapping were employed. The results showed a hangout for artists and art lovers, vendors, and food vendors, students and young women, people with sexual identity disorders, addicts and drug dealers, and the elderly. Also, functional components such as geographical location, urban theater building, and its architectural type, platforms and stair space structure, water pool, urban furniture, enclosure in space, social components such as the presence of social observers, drug distribution, and street peddler are effective in creating and the continuation of these hangouts. Most of these hangouts are formed as part of open space with a trans-regional scale.
 

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The aging of the population in developed and developing countries calls for special attention to improve the quality of life for older people. Meanwhile, one of the key factors influencing the quality of life of older people is their mobility. Most of the previous studies have considered the mobility of younger people while considering the aging of the population, the mobility of older people needs special attention. This research aims to investigate the factors affecting older adults’ mobility in urban spaces. Thus, we examined Sage, Science Direct, Wiley, Taylor and Francis databases. Initially, 300 papers were gathered. In the following steps, after a more detailed review of the content of the papers and the removal of the unrelated ones, 28 papers remained which had the most relevance to the subject, and content analysis was done. The content analysis results show that the factors affecting elderly mobility are personal factors, lifestyle and attitudinal factors, and built environment factors. Finally, the model of the factors affecting elderly mobility is proposed. According to this model, the three factors proposed can affect the mobility of older adults directly and indirectly. Our findings add to the growing research on investigating older adults’ mobility factors. If urban planners get familiar with the factors affecting the mobility of older people in urban spaces, they can lead people to more sustainable modes of mobility and decrease car orientation in urban areas. Therefore, in future policies, the role of all the factors in the mobility of older people should be considered because the restriction of mobility can prevent the active participation of individuals in social activities and ultimately create feelings of depression and social isolation.
 

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The realization and sustenance of spatial justice within urban environments encounter substantial hurdles arising from the imbalanced expansion of cities and ensuing socioeconomic crises. According to available statistical data on Iranian cities, these crises and challenges have contributed to an escalation in the number of urban inhabitants perceiving a state of impoverishment. Many researchers believe that the indices measuring the development and welfare of a city serve as indicators of its overall quality of life. The objective of this investigation was to examine how the urban quality of life, as facilitated by access to urban services, influences the perception of poverty among urban residents. Considering that objective urban quality of life transforms into subjective urban quality of life through individual perception, and recognizing that the sense of poverty is also a subjective phenomenon, it becomes imperative to explore the interconnection between these two aspects. Initially, the study formulated its conceptual model. Subsequently, the historical district of Shiraz City was chosen as the sample for examination. A structured questionnaire was devised and disseminated among the residents of this specific district. The collected data were subjected to analysis utilizing SPSS 23. The findings revealed that within the residents of the historical district of Shiraz City, the perception of poverty is influenced by three key factors: "employment and economy," "housing," and "recreation and entertainment." Furthermore, the results indicated that proficient urban management, particularly in the provision of urban services, holds substantial potential for alleviating the sensation of urban poverty.