Feasibility Analysis of TDR Projects Based on Mapping of Potential Areas for Development, Case Study: Shiraz, Iran

Document Type : Research article

Authors

1 Department of Urban Planning & Design, Faculty of Art and Architecture, Shiraz University

2 Master Student of Urban Planning, Department of Urban Planning and Design, Faculty of Art and Architecture, Shiraz University

3 Associate Professor of Landscape Architecture, Department of Architecture, Faculty of Architecture and Environmental Design, Iran University of Science and Technology

Abstract

Different methods have been considered to solve the problem of uncontrolled growth of cities, one of which is the TDR. in this study, different areas of Shiraz, which are currently facing the challenge of uneven expansion and widespread destruction of gardens and green spaces, have been studied in the context of TDR concept. Using the principles of this approach, receiving and sending areas are identified and a location and zoning map and areas prone to development is presented as research output.
The research method in this study is descriptive-analytical. In it, the effective factors on the realization of the transfer right transfer approach in order to preserve valuable agricultural and historical lands of Shiraz were identified. Also, suitable areas for the implementation of this project in the city were determined according to the characteristics of TDR approach. In this regard, the required information has been collected through library information and survey studies (questionnaire and observation)
The results of this study provide a zoning map of areas prone to development in Shiraz by juxtaposing maps related to the indicators of number of floors, average plot size and granulation, the proximity of zones to the 1st and 2nd degree urban arterial network, the degree of proximity to urban service areas and commercial centers, the trend of construction tendencies by developers in different urban areas, the trend of housing in different urban areas, review of upstream plans and Macro-policies have been development and identification of valuable areas and other unsuitable areas for development.

Keywords


برنا، میلاد (1399). «برنامه‌ریزی راهبردی اجرای انتقال حق توسعه (TDR) در بافت‌های ارزشمند شهری (نمونۀ موردی: محلۀ سنگلج شهر تهران). پنجمین کنفرانس بین‌المللی پژوهش در علوم و مهندسی و دومین کنگرۀ بین‌المللی عمران، معماری و شهرسازی.
حسینی‌خواه، حسین و وارثی، حمیدرضا (1398). رشد هوشمند شهری با تأکید بر روش TDR در جهت تأمین زمین خدمات شهری (موردشناسی: شهر یاسوج). فصلنامۀ جغرافیا و آمایش شهری-منطقه‌ای، 9(32)، 99-124.
زنجیرچی، محمود (1393). فرایند تحلیل سلسله‌‌مراتبی فازی. چاپ دوم. تهران: صانعی شهمیرزادی.
سرایی، محمدحسین و شمشیری، مسلم (1390). بررسی وضعیت گردشگری در شهر شیراز در راستای توسعۀ پایدار با استفاده از تکنیک SWOT. جغرافیا و برنامه‌ریزی محیطی، 1، 69-88.
عطایی، سیدمسعود، مختاری ملک‌آبادی، رضا و شفیعی دارافشانی، علی (1398). ظرفیت‌سنجی حقوقی و قانونی انتقال حق توسعه در ایران مطالعۀ تطبیقی قوانین انتقال حق توسعه در آمریکا با ایران. ششمین کنگرۀ ملی عمران، معماری و توسعۀ شهری. تهران.
فارسی فراشبندی، حمیدرضا، آزاده، سیدرضا و ملکیان بهابادی، مجتبی (1396). امکان‌سنجی اجرای روش انتقال حق توسعه به‌منظور تأمین زمین خدمات شهری در شهر شیراز. فصلنامۀ مطالعات شهری، دورۀ 6، 22، 3-14.
کلایی، احمد و ملک افضلی، علی‌اصغر (1397). تبیین چارچوب احیا و باززنده‌سازی باغات قصردشت شیراز، با استفاده از پارادیم‌های برنامه‌ریزی مشارکتی (آرا شری آرنشتاین). سومین کنفرانس بین‌المللی عمران، معماری و طراحی شهری. تبریز.
ندایی طوسی، سحر، کاظمیان، غلامرضا و حردانی، بهاره (1399). علل و موانع نهادی تبدیل رویکرد انتقال حقوق توسعه (TDR) به سیاست توسعة شهری با تأکید بر موردپژوهی (مطالعۀ موردی: منطقة 9 شهرداری اصفهان). فصلنامۀ برنامهریزی توسعۀ کالبدی، 7(2)، 11-32.
وارثی، حمیدرضا، تقوایی، مسعود و رضایی، نعمت‌الله (1391). سامان‌دهی بافت فرسودۀ شهری (نمونۀ موردی: شهر شیراز). نشریۀ علمی-تخصصی برنامه‌ریزی فضایی، 2، 129-156.
Abelairas-Etxebarria, P., & Astorkiza, I. (2012). Farmland Prices and Land-Use Changes in Periurban Protected Natural Areas. Land Use Policy, 29(3), 674-683.
Aken, J., Eckert, J., & Fox, N. (2010). Transfer of Development Rights (TDR) in Washington State: Overview, Benefits, and Challenges.
Ataee, M., Mokhtari Malek Badi, R., & Darafshani, A. (2019). Legal Capacity Assessment of Transfer of Development in Iran Comparative Study of Transfer of Development Laws in United States and Iran. Paper presented at the 6th National Congress on Civil Engineering, Architecture & Urban Development Tehran University of Sience & Technology-Iran. (In Persian)
Borna, M. (2020). Strategic planning Implementation of the transfer of development rights in valuable urban contexts (Case study: Sangalaj neighborhood of Tehran). Paper presented at the 5th International Conference on Researches in Science & Engineering & 2nd International Congress on Civil, Architecture & Urbanism in Asia, Bangkok-Thiland. (In Persian)
Chamanara, S., & Kazemeini, A. (2016). Revitalizing Urban Gardens the Transfer of Development Rights Approach in Shiraz, Iran. Agora Journal of Urban Planning, 10, 26-37.
Chen, C., Yu, L., & Choguill, C. L. J. L. U. P. (2020). “Dipiao”, Chinese Approach to Transfer of Land Development Rights: The Experiences of Chongqing. Land Use Policy, 99, 104870.
Clarke, D. (2018). Form and Function in China’s Urban Land Regime: The Irrelevance of “Ownership”. Land Use Policy, 79, 902-912.
Conservancy, C. L. (2009). A Resource Guide to Designing Transfer of Development Rights Programs in Washington State: Washington State Department of Community, Trade, and Economic Development.
Fang, L., Howland, M., Kim, J., Peng, Q., & Wu, J. (2019). Can Transfer of Development Rights Programs Save Farmland in Metropolitan Counties? Growth and Change, 50(3), 926-946.
Farsi Farashbandi, H., Azadeh, R., & Melkian Behbahani, M. (2017). A Feasibility Study of Transfer of Development Right Approach to Provide Land for Urban Services in Shiraz. Journal of Urban Studies, 6(22), 3-14. (In Persian)
Foran, M. (2009). Expansive Discourses: Urban Sprawl in Calgary, 1945-1978: Athabasca University Press.
Gogus, O., & Boucher, T. (1998). Strong Transitivity, Rationality and Weak Monotonicity in Fuzzy Pairwise Comparisons. Fuzzy Sets and Systems, 94, 133-144.
Gogus, O., & Boucher, T. O. (1997). A Consistency Test for Rational Weights in Multi-Criterion Decision Analysis with Fuzzy Pairwise Comparisons. Fuzzy Sets and Systems, 86(2), 129-138.
Guzle, G., Akpınar, F., & Duvarcı, Y. J. H. I. (2020). Transfer of Development Rights for the Effectiveness of the Conservation Plans: A Case from Historic Kemeralt. Izmir, 103, 102207.
Heselov-Dolin, L. (1979). Transfer Development Rights: A Needed Addition to Historic Preservation in the District of Columbia. Catholic University Law Review, 28(4), 754-833.
Hoseini Khah, H., & Varesi, H. (2019). Urban Smart Growth With Emphasis on the TDR Method to Provide the Land Urban Services (Case study: Yasuj City). Geography and Territorial Spatial Arrangement, 9(32), 99-124. (In Persian)
Hou, J., Chan, E. H., & Li, L. (2018). Transfer of Development Rights as an Institutional Innovation to Address Issues of Property Rights. Journal of Housing and the Built Environment, 33(3), 465-479.
Hou, J., Gu, D., Shahab, S., & Chan, E. H. W. (2020). Implementation Analysis of Transfer of Development Rights for Conserving Privately Owned Built Heritage in Hong Kong: A Transactions Costs Perspective. Growth and Change, 51(1), 530-550.
Kolaee, A., & Malek Afzali, A. (2018). Explaining the Framework for Revitalization and Regeneration of Shiraz Ghasrdast's Gardens using Paradigms of Participatory Planning (Shri Arenstein). Paper presented at the 3rd International Conference & 4th National Conference on Civil Engineering, Architecture and Urban Design, Tabriz Islamic Art University – Iran. (In Persian)
Li, J., & Sun, Z. J. L. U. P. (2021). Does the Transfer of State-Owned Land-Use Rights Promote or Restrict Urban Development?, 100, 104945.
Liang, X., Yuan, Q., Tan, X., & Chen, S. (2020). The Conservation of Collective-Owned Farmland via the Transfer of Development Rights (TDR) in China--the Case of Ecological Fruit Park in Guangzhou. Journal of Rural Studies, 78, 399-410.
Linkous, E. R. (2016). Transfer of Development Rights in Theory and Practice: The Restructuring of TDR to Incentivize Development. Land Use Policy, 51, 162-171.
Linkous, E. R. (2017). Transfer of Development Rights and Urban Land Markets. Environment and Planning A: Economy and Space, 49(5), 1122-1145.
Linkous, E., Laurian, L., & Neely, S. (2019). Why Do Counties Adopt Transfer of Development Rights Programs? Journal of Environmental Planning and Management, 62(13), 2352-2374.
Menghini, G., Gemperle, F., Seidl, I., & Axhausen, K. W. (2015). Results of an agent-Based Market Simulation for Transferable Development Rights (TDR) in Switzerland. Environment and Planning B: Planning and Design, 42(1), 157-183.
Movahed, K. (2008). Discerning Sprawl Factors of Shiraz City and How to Make it Livable. Paper presented at the Proceedings of 44th ISoCaRP Congress. (In Persian)
Nedaei Tousi, S., Kazemian, G., & Hardani, B. (2020). Institutional Causes and Obstacles of Converting Transfer of Development Rights (TDR) Approach to Urban Development Policy (Case Study: District 9 of Isfahan Municipality). Journal of Physical Development Planning, 5(2), 11-32. (In Persian)
Nelson, A. C., Pruetz, R., & Woodruff, D. (2013). The TDR Handbook: Designing and Implementing Transfer of Development Rights Programs. Island Press.
Pruetz, R., & Standridge, N. (2009). What Makes Transfer of Development Rights Work? Journal of American Planning Association, 75(1), 78-87.
Saidi, A. (2009). The Prin Ciples of Rural Geography (11th Ed.): The Center for Studying and Compling University Books in Humanitics. Tehran: SAMT.
Saraei, M., & Shamshiri, M. (2012). Investigating the Tourism Situation in Shiraz for Achieving Sustainable Development Using SWOT Technique Journal of Geography and Environmental Planning (Journal of Humanities, University of Isfahan), 24(1), 69-88. (In Persian)
Serra, M. V., Dowall, D. E., Motta, D. M. d., & Donovan, M. (2015). Urban Land Markets and Urban Land Development: An Examination of Three Brazilian Cities: Brasília, Curitiba and Recife.
Shahab, S., Clinch, J. P., & O'Neill, E. (2019). An Analysis of the Factors Influencing Transaction Costs in Transferable Development Rights Programmes. Ecological Economics, 156, 409-419.
Shahab, S., Clinch, J. P., & O'Neill, E. J. J. O. T. A. P. A. (2018). Estimates of Transaction Costs in Transfer of Development Rights Programs. Journal of the American Planning Association, 84(1), 61-75.
Shakooei, H. (2014). New Perspectivs in Urban Geography (Vol. 1). Tehran: SAMT. (In Persian)
Shao, Z., Xu, J., Chung, C. K. L., Spit, T., & Wu, Q. (2020). The State as Both Regulator and Player: The Politics of Transfer of Development Rights in China. International Journal of Urban and Regional Research, 44(1), 38-54.
Sheehan, J., Kelly, A. H., Rayner, K., & Brown, J. (2018). Coastal Climate Change and Transferable Development Rights.  Environmental and Planning Law Journal, 35 (1), 87-101.
Shi, C., & Tang, B.-S. (2020). Institutional Change and Diversity in the Transfer of Land Development Rights in China: The Case of Chengdu. Urban Studies, 57(3), 473-489.
Shih, M., Chiang, Y.-H., & Chang, H. B. (2019). Where Does Floating TDR Land? An Analysis of Location Attributes in Real Estate Development in Taiwan. Land Use Policy, 82, 832-840.
Suppes, P., Krantz, D. M., Luce, R. D., & Tversky, A. (1989). Chapter 14 - Proximity Measurement. In P. Suppes, D. M. Krantz, R. D. Luce, & A. Tversky (Eds.), Foundations of Measurement (pp. 159-225). San Diego: Academic Press.
Timmerman, D. (2019). An Inventory of Transfer of Development Rights Programs in the United States. Master Thesis in  City and Regional Planning, University of North Carolina at Chapel Hill, Doi: https://doi.org/10.17615/4am4-yg65.
Triedman, L., Caldwell, C., Sangree, E., & McCauley, M. (2014). A Study of the Feasibility of a Transfer of Development Rights Program in Lewiston, Maine.
Varesi, H., Taghvaei, M., & Rezaei, N. (2012). Investigating the Role of Intra-firm Characteristics in Improving Networking Interactions and their Innovation Capabilities in Tabriz Metropolitan Region. Journal of Spatial Planning (Geographical), 2(2), 129-156. (In Persian)
Walls, M. A., & McConnell, V. D. (2007). Transfer of Development Rights in US Communities: Evaluating Program Design, Implementation, and Outcomes: Resources for the Future.
Wang, B., Li, F., Feng, S., & Shen, T. (2020). Transfer of Development Rights, Farmland Preservation, and Economic Growth: A Case Study of Chongqing’s Land Quotas Trading Program. Land Use Policy, 95, 104611.
Zanjirchi, M. (2014). Fuzzy Hierarchical Analysis Process (Vol. 2). Tehran: Sanei Shahmirzadi Publications. (In Persian)