Investigation of unauthorized urban constructions from floor area ratio and building facades perspective (case study: Valiasr and Abbasi neighborhoods)

Document Type : Extracted from the dissertation


1 Associated Professor. of Geography and Urban Planning, University of Tabriz

2 Department of Geography and Urban Planning, Faculty of Planning and environmental science, in Urban Planning, University Tabriz, City Tabriz, Iran

3 Associate Professor, Department of Geography and Urban Planning, Faculty of Planning and Environmental Sciences, University of Tabriz



1- Introduction

Today, along with the growing population and the development of urbanization, we are facing problems such as the lack of housing and other welfare services. For this purpose, the need to create residential units and various activity centers and amenities and... Intensified, it causes agricultural and even barren lands adjacent to cities to be placed in the land market and prices increase dramatically .

It is meant by construction violations, disregarding existing laws in the field of urban construction, breaking the law in construction and violating construction regulations. In other words, construction violations are constructions that are in conflict with the rules and regulations of urban planning and the building does not have a license or It is contrary to it. Among the significant cases in construction violations, we can mention the following cases: illegal possession of land, construction of a building exceeding the permitted limit, failure to observe the required distance from neighboring buildings, building too far forward on the roads, low strength of the building, use from inappropriate materials, illegal separation of land and building.

1-1 problem plan:

Violations in urban constructions lead to many problems such as wastage of national capital, lack of response of infrastructure, negative impact on the implementation of urban development plans, failure of plans to achieve the desired goals, decline of the visual values and atmosphere of the city, decline environmental values and unfair distribution of urban resources. Therefore, one of the most important consequences of construction violations is damage to the appearance of cities, which Kevin Lynch considers the appearance of the city to consist of five factors, including: localities, edges, nodes, roads and signs that these factors They cumulatively affect the observer's mind and create an image in his mind. Also, the appearance of the city is a continuous background, which disruption in each of its dimensions causes disruption in other dimensions and in reducing the quality of the urban environment.

1-2 Importance and necessity:

1-3 goals:

The main goal of this research is to identify violations in the field of land use, density and appearance in Valiasr and Bilankoh neighborhood of Tabriz city, and by field evaluation and collection of these neighborhoods, a large number of violations and related data will be identified to facilitate the work process to Tabriz Region 1 municipality. delivered.

1-4 Research questions:

- Is the amount of construction violations in Valiasr and Abbasi neighborhoods the same ratio?

- Is there a significant difference between the severity and occurrence of violations and the social and economic status of the residents?

2- Methodology

The existing research includes the use of multivariate analysis methods and statistical tests and spatial-spatial analysis. And its other data has been done through documentary study of data through questionnaires and field studies in GIS environment.

3-Results and discussion


Based on the rules and regulations related to the number of floors allowed for the construction of each user with regard to the side passages in the detailed plan, the map of the number of floors allowed has been designed based on the rules of Koi Waliasr. Due to the fact that there are no specific criteria for passages less than 4 meters in the rules and regulations of the detailed plan, therefore, 1 to 2 floors have been considered for passages less than 4 meters, if any, in Koi Waliasr.

In Koi Valiasr, according to the width of the passages, the number of allowed floors of the buildings is divided into 7 rows including: 3 floors, 4 floors, 5 floors, 6 floors, 7 floors, 8 floors, 9 floors, the largest number of which is related to It is a 5-story building. In relation to the number of floors allowed in Bilankoh, it is also based on the rules and regulations of the detailed plan and according to the width of the streets of this neighborhood and the type of use of each plot, the number of floors allowed in 7 categories including 1 floor, 2 floors, 3 floors, 4 floors, 5 The floors are divided into 6 floors and 7 floors, and the largest number of floors related to the parts has 4 floors. In relation to the maximum allowed density (percentage), it has been implemented based on the rules and regulations of the detailed plan, and the number of floors in this neighborhood has been considered according to the width of the passage. Also, 1-story floors with a passageway width of less than 4 meters are considered to be 60% maximum.


Based on the proposed approved plan of Tabriz 1395 detailed plan and using the rules and regulations of the 1391 detailed plan, respectively, land use maps were extracted based on the rules and maps of the number of floors and building density for the neighborhoods of Valiasr and Bilankoh. Finally, by comparing The maps of the existing situation were obtained with the proposed maps and the detailed plan of the violations committed in the area of land use change, the number of floors and building density. We extracted the percentage and number of parts where violations were committed in each of the neighborhoods, then using field observation, I investigated and analyzed the construction violations in each of the neighborhoods and it was determined what violations each of the buildings led to. are

4- Conclusion

Based on the research and observations, it can be concluded that the dominant use and function of the area in Valiasr village belongs to the residential, commercial-service context, and its existing floors are mostly one floor, and Bilankoh neighborhood is in the same condition as Valiasr. It has residential, commercial and service contexts and its existing floors are mostly one floor.

Valiasr well, from the theoretical, practical and natural location of the region (soil type and proximity to Tabriz's northern fault) lacks any logical justification and only has an economic justification for the municipality and land and housing traders, and the only motivation is to provide them with profit and earning income.


Main Subjects

Articles in Press, Accepted Manuscript
Available Online from 29 April 2024
  • Receive Date: 06 April 2023
  • Revise Date: 28 April 2024
  • Accept Date: 29 April 2024