Evaluating the Impact of Isfahan City Center Mega Mall on the Physical Form of the Peri-Urban Environment Using the VIKOR Model and Spatio-Temporal Analysis

ABSTRACT
This research aims to assess the spatial impacts of the Isfahan City Center, a key commercial hub, on its surrounding built environment. The study focuses on the period between 2006 and 2024, examining the consequences of this development as a case study of urban growth and commercial infrastructure. The study area is carefully defined through field surveys, prior spatial knowledge, and the functional structure of major roadways. A mixed-methods approach, combining qualitative and quantitative analysis, was employed. Data collection involved documentary research and field surveys. GIS and the VIKOR multi-criteria decision-making method were used to analyze the spatial effects based on key indicators, including land use suitability, urban texture, road network pattern, and accessibility to urban services. The analysis revealed that the establishment of the Isfahan City Center improved access to urban services, enhanced road quality (including road hierarchy and surfacing), and increased the suitability of land use. It also revealed changes in land use patterns, with a notable increase in commercial and residential activities around the center, thereby promoting urban development and reshaping the surrounding areas. The findings suggest that mega-malls, such as the Isfahan City Center, have significant implications for urban planning, potentially offering valuable insights for the development of similar urban projects. They emphasize the importance of sustainable urban planning practices in effectively managing such large-scale developments and their associated environmental impacts.
Extended Abstract
Introduction
In recent decades, urbanization has profoundly reshaped the spatial structure, functional organization, and morphology of cities. Rapid population growth, evolving consumption patterns, and technological advancements have driven the emergence of new spatial typologies and urban functions. Large commercial complexes, particularly mega malls, have significantly influenced urban spaces and their surrounding contexts. These developments have generated both positive and negative effects, altering land values, traffic patterns, and social dynamics. This study examines the Isfahan City Center, one of Iran’s most prominent commercial mega-malls, and investigates its impact on the adjacent built environment. The period from 2006 to 2024 was selected to capture the Isfahan City Center’s construction and operational phases alongside significant urban development in transportation, land use, and green space expansion. The primary objective is to assess the long-term effects of Isfahan City Center development, propose strategies for sustainable urban growth, and contribute to enhancing the quality of life in nearby communities.
 
Methodology
This research adopts a descriptive-analytical approach, integrating both qualitative and quantitative methods. First, relevant theoretical frameworks and previous studies on the impacts of mega malls were reviewed. The study area encompasses the Isfahan City Center and its surrounding neighborhoods, situated between Isfahan and Baharestan. This area was delineated based on (1) initial field observations of land use patterns, traffic flow, and infrastructure, (2) the researchers’ prior knowledge of regional urban growth, and (3) key infrastructure elements, such as main roads and primary access points. This multi-faceted approach ensured a boundary definition that reflects both physical and socio-spatial factors.
To evaluate the impact of the Isfahan City Center, the study employed indicators including land-use suitability, urban texture, road network structure, accessibility of urban services, and visual quality. Spatial analysis was conducted using GIS tools, while the VIKOR multi-criteria decision-making model prioritized the relative significance of each factor.
Data collection combined document reviews, field surveys, and satellite imagery analysis for the years 2006, 2015, and 2024. The VIKOR model facilitated the ranking of impacts based on the weighted importance of each indicator, enabling a balanced assessment of both beneficial and adverse changes over time.
 
Results and Discussion
The findings reveal several key impacts of the Isfahan City Center on its surrounding urban context.
Land Use Suitability: The construction of the Isfahan City Center has altered the surrounding land use patterns. Areas around the complex have become increasingly suitable for both commercial and residential development, as reflected in changes to land-use suitability matrices. Between 2006 and 2024, the proportion of land classified as “relatively suitable” for commercial use rose markedly, underscoring the Isfahan City Center’s role in revitalizing adjacent zones. Conversely, industrial and agricultural uses have declined, while areas deemed “inappropriate” for development remained essentially unchanged.
Urban Texture: The surrounding urban texture has evolved from an organic pattern to a more planned structure, with the proportion of planned urban texture increasing from 32% to 34% between 2006 and 2015. By 2024, further expansion of semi-organized structures, particularly in southern sections, reflects the ongoing influence of modern commercial development on urban form.
Road Network and Accessibility: The quality and hierarchy of the road network have improved, enhancing connectivity around the Isfahan City Center. Analysis of intersections, roundabouts, and entry/exit points reveals increased accessibility, with the number of access points rising from 26 in 2006 to 30 in 2024. However, localized congestion and traffic flow challenges persist, highlighting the need for continued improvements in road design and traffic management.
Urban Services: The Isfahan City Center’s presence has facilitated better access to key urban services, including emergency, medical, and fueling facilities, which are now more evenly distributed throughout the area. This demonstrates a positive influence on local infrastructure. Nonetheless, service disparities remain, particularly in southern and eastern neighborhoods, where gaps persist.
Visual Quality: The development has introduced significant changes to the area’s visual character. Taller buildings and a transformed skyline have partially obstructed views of nearby natural features, such as the surrounding mountains. This shift from low-rise to high-rise structures has created a distinctly modern urban landscape. Analysis of visual corridors indicates new dominant sightlines shaped by the Center’s presence, though some valued natural vistas have been lost.
 
Conclusion
The Isfahan City Center has substantially transformed its surrounding built environment. While the complex has improved accessibility, urban services, and land use suitability, it has also generated challenges, including traffic congestion, visual impacts, and uneven service provision in some areas. These findings underscore the critical importance of comprehensive urban planning to ensure the sustainable integration of large-scale commercial developments. Future studies should examine the long-term socio-economic impacts on local communities and devise strategies to mitigate adverse outcomes, particularly those affecting urban mobility and environmental quality. Recognizing both the opportunities and constraints of mega malls is essential for guiding future urban development in similar contexts.
 
Funding
There is no funding support.
 
Authors’ Contribution
Authors contributed equally to the conceptualization and writing of the article. All of the authors approved thecontent of the manuscript and agreed on all aspects of the work declaration of competing interest none.
 
Conflict of Interest
Authors declared no conflict of interest.
 
Acknowledgments
We are grateful to all the scientific consultants of this paper.