Document Type : Extracted from the dissertation
Ph.D. student Geography and urban planning
Professor of Geography and Urban Planning, Malek Ashtar University of Technology, Tehran, Iran
Assistant Professor of Geography and Urban Planning, Islamic Azad University, Science and Research Branch, Tehran, Iran.
Analysis of the effects of the non-compliance of the detailed plan with the master plan (case study: Tehran's 4 district)
In the past decades, due to the rapid increase in urbanization, special attention has been paid to urban land use changes, so that the ecosystem in urban areas is strongly influenced by human activities and the life of half of the world's population is closely dependent on human activities in urban areas. Urban land use planning in Iran is done in the form of comprehensive and detailed plans. The experience of more than half a century of land use planning in this country, which has been evaluated in numerous studies, shows its failure and what we are witnessing today is the crisis caused by the lack of implementation and realization of land use planning in the projects The proposal is comprehensive and detailed. The proposed uses of future urban plans are not implemented in Iran for various reasons or they are changed. In the planning and management of cities, the plans that are prepared must be in line with the approved plans and have the least differences with their proposals, criteria and zoning, unless with the agreement of the employer and decision-making bodies, the said plans Do not comply with the above plans.
In terms of type, this research is part of applied research and in terms of method it is part of descriptive-analytical research. In this research, first, the amount and manner of non-compliance of the detailed plan with the third master plan was extracted, and then the impact of the non-compliance of the detailed plan with the master plan in each of the sub-areas will be investigated, and then by considering the criteria of each of the sub-areas of the plan Comprehensive and detailed and the changes that have occurred, the increase in population capacity (residential and not service provision) has been investigated.
Results and discussion,
Region 4 has the highest discrepancy with 2052 hectares, followed by Tehran's 22nd region with 1277 hectares, while Region 13 has the lowest amount of discrepancies with 159.8 hectares and Region 9 with 208.9 hectares. In total, about 33% of the areas defined in the master plan have been changed in the detailed plan. In total, out of 2052 hectares changed, the mixed zone had the largest share and about 996 hectares of it were changed to green zone (80 hectares), residential zone (713 hectares) and activity zone (202 hectares). Among the transformed (changed from the comprehensive zone), the residential zone had the largest share with 842 hectares, so that 58.97 hectares of it were changed from the green zone, 713.25 hectares from the mixed zone, and 70.4 hectares from the activity zone. The average growth of the population of the 4th district of Tehran is nearly 4 times the average (3.78 times) of the growth of the population in the city of Tehran. This can be due to various factors. Naturally, there must be residential capacity in this area for the population to settle in this area. However, part of the current residential capacity of the 4th district of Tehran, where the population currently resides and has been approved as residential in the detailed plan, has been in the form of mixed zone, green zone or activity zone in the master plan. In the changed mixed zone in the 4th district of Tehran, according to the considered population loading criteria, about 133 thousand people could live. But with the implementation of these changes in the detailed plan, the population load of these zones has greatly increased and increased to about 430 thousand people, which is more than 3 times the loading capacity determined in the master plan (without considering sub-zone R231). The highest amount of changes in the green zone is related to the R122 subzone, where 51.24 hectares have been converted from the green zone to a residential zone. About 35,438 people have been added to the population of Region 4.
Among the regions of Tehran, the largest amount of changes with the volume of 2052 hectares has been related to the 4th region of Tehran, and in other words, about 33% of the zoning of the master plan has changed in this region. Investigations have shown that the largest volume of changes was related to the mixed zone, which has changed nearly 996 hectares, of which 713 hectares have been changed to residential zone. But the important issue in this change of zones is changing the criteria and increasing the living capacity in the region and finally the increase in population and the need of this population for services per capita. Surveys have shown that with the change of the intersection zone, nearly 430 thousand people have been added to the population capacity of the city (only the residential capacity and not the provision of services). In contrast to the changes and transformations that happened in the residential zone, it also shows that in the changed residential zones, there was a capacity of 183,000 people, which has decreased to 60,000 with the change of the zone or the change of sub-zones and criteria. The changes that happened in the green zone have added about 35,000 people, and about 127,000 people have been added to the population capacity due to the change in the activity zone. It should be mentioned that the residential area of Region 4 was 2243 hectares in the master plan, which has increased to 2517 hectares in the detailed plan. In total, taking into account the changes that happened in the four zones in the 4th district of Tehran, about 470 thousand people have been added to the population capacity of the region.
Tehran, master plan, detailed plan, conflicting plans, Region 4