ABSTRACT With the expansion of inefficient tissues, "Urban regeneration" has been objectified as a solution for developing cities in different physical, social and economic dimensions. Despite the development of the guidelines for urban regeneration projects, these projects in Iran still have challenges in the stage of realization and implementation. This article aims to identify the "challenges and causes of non-realization of urban regeneration projects in Iran" and analyse the research conducted in this field with a qualitative approach. For this purpose, a meta-analysis of 23 articles in the field of problems of urban regeneration projects in Iran was carried out. The challenges raised in the AtlasTI software were extracted with the help of open and axial coding. In the following, 100 codes were determined in the form of 10 groups or general categories. In the end, the obstacles to the realization of urban regeneration projects in Iran were given. According to the obtained results, the weak presence of non-governmental organizations, the problems of preparing plans, institutional and management problems, and the weakness of participation are the four most important and frequent challenges in the research related to the realization of urban regeneration projects in Iran Extended Abstract Introduction The trend of urban population growth and the expansion of inefficient urban fabrics along with the increasing immigrant population to the cities makes the planners think of filling the existing urban fabrics with excessive density and land use change, instead of the city horizontal development with regard to the urban sustainable development prism. Poor housing, low per capita services, lack of necessary infrastructure, low quality of life, economic stagnation and functional inefficiency, unorganized physical-spatial structure, high vulnerability to earthquakes, loss of social status, and various social problems exemplify the typical challenges of such deteriorated areas. Deterioration of the urban fabric has prompted the emergence of various urban development policies among which regeneration as an overarching approach characterized by its economic, social, environmental, physical, ecological dimensions and components including quality of life, justice, revitalization and participation. This concept, as an urban development policy, has been defined and applied in the vulnerable and deteriorated areas of cities in recent years. Started from physical redevelopment in the Second World War and passing through policies concentrated on social and economic welfare, urban regeneration policies moved towards the participation of local residents and the creation of sustainable places in recent decades. However, taking into consideration the manifestation challenges of urban development plans, in the existing literature, urban regeneration challenges have been less comprehensively investigated. This paper aims to identify the "challenges and causes of lack of urban regeneration plans manifestation in Iran" based on the review and analysis of the research conducted in this field with a qualitative approach in response to this question: "What are the challenges and obstacles to the manifestation of urban regeneration projects in Iran?”   Methodology This research aims to identify "challenges and obstacles to the manifestation of urban regeneration projects in Iran" through a meta-analysis of the research conducted in this field. Conducting a systematic search in Magiran, comprehensive humanities portal, and Google Scholar databases using the Boolean logic search used the keyword (challenges) AND key phrases (‘manifestation of plans’ AND ‘urban regeneration in Iran’) resulted in more than 70 Persian papers, 2 English papers, and 2 English theses. The reviewed studies included research and review papers, case study research, and the special issue of urban regeneration policy of Haft Shahr Journal. The geographical scope of the investigated studies covers the historical contexts of Iran, and metropolises such as Tehran, Tabriz, Shiraz, and Isfahan. Reviewing the abstracts, 23 studies were selected among which the research focusing on the different types of regeneration, and evaluation of urban regeneration indicators were excluded from the research process. To conduct meta-analysis after a comprehensive review of each study, open and focused coding of challenges was done through Atlas.ti software (version 8), and the obstacles to the manifestation of the plans were extracted. Coding process continued until the saturation was reached. Finally, the 115 codes obtained was reduced to 100 through integrating similar codes. Then, all the codes were categorized into 10 categories, and a comprehensive model of "challenges of manifestation of urban regeneration projects in Iran" was presented.   Results and discussion Based on the conducted review, the recognized problems with emphasis on the different aspects of urban regeneration projects are: 1) Weak presence of non-governmental organizations (18 codes); 2) Problems of preparing plans (17 codes); 3) Institutional and managerial problems (14 codes); 4) Weakness of participation (13 codes); 5) Duration and financial problems of urban regeneration plans (10 codes); 6) Problems of urban regeneration plans process (8 codes); 7) loss of identity of fabrics in the preparation of the plan (6 codes); 8) Lack of context-oriented approach (7 codes); 9) inefficient evaluation of plans (4 codes); 10) lack of social and specialized training for citizens and officials (3 codes). The lack of endogenous theory and insufficient knowledge of the environment and residents obstacle the manifestation of urban regeneration plans. Despite pretending the use of non-governmental organizations, the relevant law weaknesses, and the lack of belief in the effectiveness of it has led to disregard of the participation of non-governmental organizations in practice in the process of preparing and implementing development plans resulting in an inadequate context for manifestation of urban regeneration plans. In addition, the government supervision on NGO’s in the way of achieving independence has also caused limitations for their interplay. In terms of the issues in the preparation of plans, more emphasis on the physical and economic dimensions and the purely physical view, and the lack of attention to the social and cultural consequences, along with the loss of the community identity, are the factors of the failure of the plans to achieve the expected results. The lack of coordination between programs and multiple decision-makers led to the institutional confrontation instead of interaction. In this regard, the necessity of an integrated and comprehensive approach to urban regeneration has been acknowledged in the reviewed studies. NGO’s can play an effective role in communicating with citizens, educating citizens and informing them. It is also necessary to have the participation of the private sector and other organizations involved in the field of urban development in addition to public participation in all steps of preparation, implementation and occupation of projects and development plans. In the absence of a context-oriented approach in the preparation and implementation of urban regeneration plans in Iran with blind imitation of western models and the existence of limited urban infrastructure, following consequences are inevitable: uncertainty in terms of time, cost and site preparation before the implementation of the plan; lack of definition of urban regeneration plans in the different scales, neighborhood, region and city; and the uncertainty of the relationship between these plans and other urban development plans. As such in the current inadequate conditions driving the process of preparing plans, the possibility of implementing new policies and plans, is low and the implemented plans like many other urban development plans in Iran, are inefficient in the absence of the post occupancy evaluation.   Conclusion Based on the results, four priority challenges in the manifestation of urban regeneration plans in Iran include; the weak presence of non-governmental organizations, the problems of preparing plans, institutional and managerial issues, and the weakness of participation. "The weak presence of non-governmental organizations" has been mentioned as the first challenge in most reviewed studies (Ahmadifar et al., 2014). Regarding the "participation of citizens" even though in the set of laws and regulations of sustainable urban regeneration, promotion of citizenship culture, participation, and cooperation of local institutions are highlighted, the residents are not welcomed in practice. On the other hand, the lack of people's participation in the preparation and implementation of plans has made any urban regeneration actions fail or achieve to its partial goals. In this regard, the results of the previous comparative comparisons have shown that the lack of laws and regulations supporting participation in various fields is of the key factors (Nourian and Ariana, 2011, Shafie Dastjerdi and Sadeghi, 2016). The problems of preparing plans, institutional and managerial issues, ranked as the third and fourth issues in this study, have been emphasized in previous studies as well (Kalantari Khalil Abad et al., Pakro and Sattarzadeh, 2014, Izadi et al., 2019). Therefore, prioritizing the challenges raised by experts and determining operational strategies to solve them are issues that can be addressed in future studies.   Keywords Urban regeneration plans, manifestation, meta-analysis   Funding There is no funding support.   Authors’ Contribution All of the authors approved the content of the manuscript and agreed on all aspects of the work.   Conflict of Interest Authors declared no conflict of interest.

A B S T R A C TToday, all officials involved with the challenges of city sustainability have accepted the idea of a smarter city, using more technologies, creating better living conditions and protecting the environment for a better quality of life. The central part of the metropolis of Tabriz is based on Region 8 and part of Region 10, a historical-cultural area with an area of 286 hectares and a population of about 40 thousand people in 8 neighbourhoods. This research was compiled to evaluate and explain the regeneration of the central part of Tabriz city with the approach of smart growth and in line with the sustainable development of problematic neighbourhoods in the 8th district of Tabriz metropolis. The present review is methodologically practical, to describe and analyze the goals of regeneration based on library studies. The statistical population of the research includes experts and people living in the central context. In the first part, the Delphi method was used by asking experts. In the second part, the structural equation method of SPSS and AMOS software is used. According to the results of using the scales of design, pedestrian-oriented, intergenerational justice in the actual situation and 3 indicators of management and productivity, stable and value-creating jobs are in the potential situation. Also, two environmental indicators with the most direct and indirect effects and a cultural index have been decisive in the regeneration with the smart growth approach in the central part of Tabriz city. Therefore, in the regeneration of the central part, the studied indicators should be used simultaneously and integrated into the reconstruction projects of the central fabric of the city to lead to smart sustainabilityExtended AbstractIntroductionSmart growth is considered a lever for revitalizing neighborhoods and urban centers. In a general scenario of smart growth, knowing the time and resources of investment provides a new and sustainable life in the city center and worn-out and old textures. Moreover, finally, it will improve the quality of urban neighborhoods, especially worn-out ones, and revive them. Tabriz metropolis, one of the most important and largest cities in the country, with a long history of settlement, especially the central and old texture, due to developments in information and communication technology, extensive environmental, social, and economic changes in terms of time requirements, the traditional texture of roads, Deterioration of residential units, lack of equipment, infrastructure and urban services and environmental problems have caused the failure and physically turned into inefficient and problematic textures. Urban planning and development science must adopt a new decision and approach to face the existing and complex issues of worn-out texture. The main problem of the research is to evaluate and explain the regeneration of the central texture and strengthen them in line with the sustainable development of the problematic neighborhoods of Tabriz metropolis according to the solutions and principles of smart urban growth. Therefore, the main goal of this research is to answer the following question:- What are the effective indicators and components in the regeneration of the central texture of Tabriz metropolis with a smart growth approach? MethodologyThis research is applied and fundamental in terms of purpose and descriptive-analytical. The collection methods are based on documentary and library studies, surveys, and interviews. In the first part, qualitative data was prepared with an open questionnaire and through interviews, as well as the review of documents and quantitative data used in this research numerically and through the weighting of Delphi questionnaires based on the consensus index model to determine importance, certainty, and priority. The panel members were 19 people (including 5 university faculty members, 7 field research experts, 4 executive experts, and 3 graduate students) selected based on the non-probability (targeted) method. In the second part, Cronbach's alpha method was exerted to measure the reliability of the questions, which was obtained as 0.89. In order to evaluate the validity of the questionnaire, the Lawshe method was exploited. The statistical population of the second part includes District 8 of Tabriz, which is the central texture of the city and is equal to 34,231 people. According to Cochran's formula, the sample size was equal to 379 people. Results and discussionIn the next step, path analysis was performed using AMOS 23 software to compare the integrated model with the hypotheses. The results of the path analysis, while verifying the structures, show that the value of the index of the critical ratio to the degree of freedom (CMIN/DF) is equal to 4.01, which is an optimal value for the model fit. Also, the goodness of fit index (GFI) is 0.952, which indicates the acceptability of this amount for the optimal fit of the model. The value of the root means the square error of estimation (RMSEA) is 0.065, which is acceptable because it is smaller than 0.08 and indicates the confirmation of the research model. Also, the Tucker-Lewis index (TLI) is 0.917, the comparative fit index (CFI) is 0.92, and the normalized parsimonious fit index (PNFI) is 0.882, which all indicate that the fit and verification of the research model are desirable.Therefore, none of the objects are removed and remain in the model. Therefore, it is confirmed that the factor structure of regeneration indicators with the smart growth approach has reliability and construct validity. Also, the second-order factor analysis shows that the factor loadings of all regeneration indicators with the smart growth approach are greater than 0.4 and are significant at the 95% probability level. According to the results, the environmental dimension with a factor loading of 0.94 has the most significant effect on urban regeneration with the smart growth approach in the central texture of Tabriz city. After that, quality of life with a factor loading of 0.92, social dimension with a factor loading of 0.88, economic dimension with a factor loading of 0.83, physical dimension with a factor loading of 0.81, transportation dimension with a factor loading of 0.74 and cultural dimension in order with a factor loading of 0.72, are in the following ranks.According to the final structural model results, the environmental index has the highest value, with a direct effect of 0.594 and an indirect effect of 0.275. Moreover, after that, respectively, the quality of life index with a direct effect of 0.513 and an indirect effect of 0.236, a social index with a direct effect of 0.476 and an indirect effect of 0.217, an economic index with a direct effect of 0.451 and an indirect effect of 0.222, Physical with the direct effect of 0.435 and indirect effect of 0.205, mobility index with the direct effect of 0.373 and indirect effect of 0.182 and cultural index with the effect of direct values of 0.295 and indirect effect of 0.153 are influential in regeneration with smart growth approach in the central part of Tabriz city. ConclusionIn this research, seven main indicators related to the subject were investigated. The results showed that the environmental index with the most significant direct and indirect effect is the focus of the evaluation. After that, dimensions and indicators of quality of life, social index, economic index, physical index, mobility index, and cultural index have been influential. According to the results, the urban environment index was analyzed as the most important factor at a high level, and this means that for urban regeneration with a smart growth approach, improving the environmental and physical conditions in the worn-out and central texture of Tabriz city in the current situation is a priority. It is first. This is the most well-known part of regeneration with a smart growth approach. The analysis results show that this is not the case only in the case of transportation infrastructure. However, more comprehensive urban infrastructure such as the urban landscape, open spaces, green and parks, etc. are also crucial in improving the physical conditions of the infrastructure. Also, this study's results show that the economic sector's importance is as important as improving the physical conditions of the infrastructure. In addition, in the worn-out texture of District 8 of Tabriz city, the sociocultural sector is essential, and the revival of historical and cultural resources is considered one of the urban regeneration options. Funding There is no funding support. Authors’ Contribution All of the authors approved the content of the manuscript and agreed on all aspects of the work.  Conflict of Interest Authors declared no conflict of interest. AcknowledgmentsWe are grateful to all the scientific.

ABSTRACT Over the past 50 years since the first research in the field of urban development implementation plans, there has been a noticeable absence of a comprehensive literature review on this topic in the global arena. This article provides a textual analysis related to the subject of urban development implementation plans, to identify important and recurring themes alongside analyzing the relationships between authors, journals, and countries in this field. Along with the bibliographic analysis, documents related to the field of urban development implementation plans were reviewed to identify influential indicators in their implementation. To this end, 456 scientific articles were extracted from the Scopus scientific database as of October 28th, 2022, and analyzed using scientometric software. These analyses include examining author keywords, country co-authorships, journal bibliographic coupling, and author co-citations. In this study, 74 final indicators were identified as the most recurrent indicators in this field. The bibliographic analysis also produced several noteworthy results. The United States is the most active country in this field, with a link strength of 40 and 176 articles. Berke, P. is the most influential author in this field, with a link strength of 1623 and 99 citations. Among the journals examined, "Land Use Policy" has the highest bibliographic coupling strength of 84, and the "Journal of the American Planning Association" has the highest number of documents related to this field, with 22 documents; finally, among the identified. Extended Abstract Introduction The implementation of urban development projects has been a neglected topic in public policy research, despite its critical importance in ensuring the success of such projects. While there have been numerous studies on the factors that contribute to the success or failure of policy implementation, there has been a lack of systematic reviews on the subject of implementation as a whole. This study aims to address this gap in knowledge by providing a comprehensive overview of the implementation process of urban development projects. This study aims to address this gap in knowledge by providing a comprehensive overview of the implementation process of urban development projects. The study begins by collecting and categorizing existing research in the field, focusing on three main questions: -What are the key indicators for successful implementation? -What are urban journals and articles' current trends and performance? -How do countries and researchers collaborate in this area? The study also examines the relationships between authors, publishers, and different types of documents through bibliographic analysis. Ultimately, this study highlights the need for further research and a more structured approach to understanding the implementation process of urban development projects.   Methodology This study examined the literature related to implementation and evaluation plans in urban and land use planning. The authors used the Scopus database to extract and collect data, focusing on combining the keywords "implementation-plan" and "evaluation-plan" in the keywords, abstracts, and titles. Initially, 621 studies were extracted, but 456 articles were selected as the final database after filtering out non-article documents. The authors observed a general upward trend for studies from 1968 to 2022, with a significant increase in the slope of the trend from 2007. However, a slight decrease in studies was observed in 2021 and 2022, possibly due to the global pandemic and the emergence of new related topics. The authors used a four-stage process to analyze the bibliographic subject of the study, including simultaneous occurrence analysis, co-authorship analysis, bibliographic coupling analysis, co-citation analysis, content analysis, and thematic analysis. The authors identified the selected articles' research objectives, methodologies, findings, and main themes and sub-themes. Overall, this study provides a comprehensive analysis of the literature on implementation and evaluation plans in urban and land use planning.   Results and discussion This research aims to comprehensively analyze the implementation and execution of urban development plans using bibliometrics and systematic analysis. The study considers evaluation as a crucial part of the implementation process and seeks to answer three fundamental questions. Firstly, it identifies effective indicators of implementation and execution globally. Secondly, it examines the trends and performances of new articles and urban journals. Thirdly, it investigates the pattern of cooperation among countries and researchers. The study identifies 74 general indicators that significantly impact the implementation process of urban plans. The results show that "performance evaluation," "effectiveness," "land use," "zonation," "participation," "program quality," and "implementation program" are critical indicators in this area. The study also highlights the importance of evaluation in the discussion of program implementation and its separability from the implementation process. Using the scientometric software VOSviewer, the study analyzed 68 keywords related to the bibliographic topic. "Program evaluation" obtained the first place, followed by "Program implementation" and "Program quality." The co-authorship analysis based on author items revealed that Berke, P. has the highest number of citations and link strength. Additionally, the study found that 72 countries have research in this field, with 22 countries having at least 5 citations that were clustered into 5 clusters by the software. The "land use policy" journal had the highest link strength, and the "Journal of the American planning association" had the highest number of documents related to this field. In conclusion, the study provides valuable insights for policymakers and researchers interested in urban development planning. It comprehensively examines the implementation and execution of urban development plans, identifies effective indicators, and investigates the pattern of cooperation among countries and researchers. The study highlights the importance of evaluation in the implementation process and its separability from the implementation process.   Conclusion The main goal of this research was to fill the gap in research on the implementation and execution of urban development projects in the field, as no systematic review of the topic has been conducted from a global perspective since the first research in this field about half a century ago. Only in some studies, such as those by Talen (1996), Oliveira & Pinho (2010), Rudolf & Grădinaru (2017), has the evaluation of implementation been systematically reviewed, or the systematic review of experiences in a specific urban area, such as the review of various experiences in the Beijing urban area (Chu, 2020). In this research, with the comprehensive approach that the evaluation of implementation is an integral part of the overall process of implementing and executing urban development projects, this process has been examined from the perspective of bibliometrics and systematic analysis of this field. The main difference of this research, which makes it completely new, is firstly having a comprehensive approach to the implementation field, where program evaluation is only an important part of its structure, and secondly, using the scientometric software VOSviewer for the first time in this field. In essence, the conclusive outcomes of this investigation were entirely novel and exhibited some partial congruences with antecedent studies in the domain of appraising and discerning indicators. Significantly, this research has conferred a systematic appraisal of the literature concerning the urban implementation and execution of projects, which is an unprecedented contribution. It should be acknowledged that this is an initial survey of data intended to offer a comprehensive outlook on this scholarly field, and thus it is subject to certain limitations, such as its confinement to the Scopus database. As such, it is recommended that future research endeavors encompass an analysis of additional databases and undertake comparative evaluations of the results. 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.

مقدمههدف از برنامه های بازآفرینی شهری، تبدیل مناطق ویران و متروکه به مراکز جدید پرجنب وجوش و جذاب است. با این حال، این پروژه های در ظاهر شگفت انگیز، اگرچه به نام بهبود استانداردهای زندگی و شرایط کالبدی آغاز می شوند، عموما با جابه جایی، بی خانمانی و جدایی گزینی، منجر به اعیان سازی و تشدید در نابرابری فضایی، تضعیف هویت محلی و در پی آن، کاهش سرمایه اجتماعی می شوند. اعیان سازی که در میان برخی سیاست گذاران، به عنوان نشانه ای از موفقیت شهری و اقتصادی در برابر زوال و فقر شهری تلقی می شود، با مشکلاتی که در رابطه با مسکن و استطاعت پذیری آن به وجود می آورد، همواره از مسائل مهم و مورد مناقشه در حوزۀ برنامه ریزی شهری معاصر به حساب می آید. از این رو، بحث فزاینده ای بر اثرات منفی اعیان سازی، به ویژه زمانی که توسط برنامه های بازآفرینی شهری واقع شده باشد، اختصاص یافته است. در این میان، توجه به نتایج و تأثیرات گسترده تر در سطح محله و شهر شامل افزایش نامرئی بی خانمانی و جابه جایی متأثر از مکانیسم های بازار، مسائل مربوط به استطاعت ناپذیری محله از نظر مصرف، خدمات و مسکن و فرایندهای بی عدالتی اجتماعی، متمرکز شده است. بر این اساس، پژوهش حاضر به واکاوی مسکن قابل استطاعت در برنامه های بازآفرینی شهری مبتنی بر واقعیات محلۀ همت آباد اصفهان، می پردازد.مواد و روش هانخست، به ابعاد نظری موضوع که ناظر بر حق مسکن و تأمین مسکن قابل استطاعت در بازآفرینی شهری بر اساس دیدگاه ها، نظریات و تجارب این حوزه است، پرداخته می شود. سپس و ضمن معرفی محدودۀ مورد مطالعه و همین طور تبیین روش پژوهش، مصادیق عینی برگرفته از تحلیل مبتنی بر نظریۀ زمینه ای (داده بنیاد) مصاحبۀ نیمه ساختاریافته با افرادی که مستقیم در روندهای برنامه ریزی و اجرای پروژه بازآفرینی محلۀ همت آباد درگیر بوده و از طریق روش گلوله برفی یا نمونه گیری زنجیری شناسایی شده اند، مورد بحث و نتیجه گیری قرار می گیرند. همت آباد یکی از محلات منطقۀ 6 واقع در جنوب شهر اصفهان است که در گذشته خارج از محدودۀ‎ قانونی قرار داشت. با توسعۀ تدریجی شهر در جنوب رودخانۀ زاینده رود، همت آباد به محل سکونت کارگران و طبقۀ کم درآمد تبدیل شد. تجربۀ طرح ها و برنامه های متعددی که طی دو دهۀ اخیر برای محلۀ همت آباد تهیه شده اند، نشان می دهد مداخلاتی که در تقابل با منافع ساکنان بومی باشد، با مخالفت عمومی مواجه شده و مانع انجام هرگونه عملیات بازآفرینی می شود. در مجموع 11 مصاحبه بر اساس تحقق اشباع نظری، انجام گرفته است که با استفاده از رویکرد نظریه زمینه ای، تحلیل شده ا ند. بر این اساس، تجارب مصاحبه شوندگان در رابطه با مسکن قابل استطاعت در بازآفرینی محلۀ همت آباد، از طریق شناسه گذاری اولیه، یادداشت برداری و شناسه گذاری متمرکز، مورد مداقه قرار گرفته است.یافته هابر اساس تحلیل مبتنی بر نظریۀ زمینه ای مصاحبه ها و سپس شناسه های متمرکز ارائه شده، الزامی برای ارائۀ مسکن قابل استطاعت در بازآفرینی محلۀ همت آباد، حداقل در مراحل ابتدایی یا پیشنهادهای اولیه، وجود نداشته و تدارک مسکن، موضوعی مجزا از بازآفرینی شهری قلمداد شده است. با این وجود، زمینه سازی برای شکل گیری ابتدایی مفهوم استطاعت پذیری همگام با تأکید بر ماندگاری، توانمندسازی و یکپارچگی جامعۀ محلی، به چشم می خورد که در عین حال، فقط شامل مالکان بوده و گروه های مستأجر را در قالب حمایت از مسکن استیجاری، در بر نمی گیرد. این در حالی است که با استناد به واقعیات محلۀ همت آباد، در تحقق پذیری تأمین مسکن قابل استطاعات در برنامه های بازآفرینی شهری، ابعاد اجتماعی ناظر بر ساکنان بومی شامل مشارکت عمومی، اعتمادسازی، مذاکره با مردم و توجه به نیاز و خواست ایشان و ابعاد فنی با ماهیت عمدتاً اقتصادی نظیر برآورد هزینه های طرح، تأمین سهم خدمات، توزیع مجدد زمین، توجیه اقتصادی پیشنهادها، مسائل ثبتی، مدیرت طرح و زمان بندی اجرا، از جمله عوامل کلیدی و تأثیرگذار به حساب می آیند. در مجموع، نتایج گویای آن است که جایگاه مشخصی برای مسکن قابل استطاعت در طرح های بازآفرینی شهری وجود ندارد و این ارتباط، به رغم هدف گذاری بر تحقق حق مسکن، روشن نیست. این در حالی است که الزامی بر استطاعت پذیری مسکن و ماندگاری ساکنان بومی و محلی، به ویژه مستأجران، در سیاست ها و دستورالعمل های تدوین طرح های بازآفرینی شهری و سپس جلوگیری از وقوع پدیده های اعیان سازی و جدایی گزینی وجود ندارد.نتیجه گیریمسکن قابل استطاعت در بازآفرینی شهری در ایران موضوعی کلیدی و در عین حال، نیازمند توجه در هر دو حوزۀ نظر و عمل شهرسازی است. ابتکار عمل در بازآفرینی بافت های ناکارآمد شهری، اغلب به دست بخش عمومی است و فقط به اطلاع رسانی، برپایی دفاتر تسهیلگری و ارائۀ تسهیلات در قالب ودیعۀ سکونت و وام نوسازی، محدود می شود. در مقابل، مشارکت چندجانبۀ ذی نفعان، اعتمادسازی و همگرایی و تعادل میان نیازها و انتظارات بازیگران نسبت به ابعاد اساسی در پروژه های بازآفرینی شهری، از الزامات مهم به شمار می رود. اتخاذ رویکردهای خاص و ویژه همراه با انعطاف پذیری با هدف ارتقای کارآمدی با توجه به ویژگی ها و شرایط فرهنگی، اجتماعی و اقتصادی پروژه های بازآفرینی شهری، فارغ از ابعاد کالبدی و فیزیکی، ضروری است. تغییر نگرش و تدوین سیاست های منعطف تر و همکارانه تر به ویژه در موضوعاتی همچون تأ مین سهم خدمات از منابع بخش عمومی و تعریف مکانیزم های متنوع سرمایه گذاری در برنامه های بازآفرینی شهری، بسیار اهمیت دارد. در این میان، بازنگری در حل و فصل چالش های خرده مالکیت ها، مباحث ثبتی و تملک اراضی، به عنوان موضوعات پیچیده و برخوردار از فرصت ها و تهدیدهای احتمالی، در مسیر پیشبرد پروژه های بازآفرینی شهری، الزامی اجتناب ناپذیر است. در ارائۀ پیشنهادهای کالبدی، توجیه اقتصادی همراه با توجه به تأثیرات کالبدی- فضایی از جمله جمعیت پذیری و کیفیت زندگی، ضروری است. درنهایت ، اطمینان از پایداری راه حل های استطاعت پذیری برای دوره پس از اجرا به واسطۀ حساسیت و درک صحیح از بافت محلی، برای موفقیت بازآفرینی شهری مبتنی بر مسکن، امری حیاتی خواهد بود. با توجه به گستردگی و چالش برانگیز بودن موضوع بازآفرینی شهری به ویژه با محوریت استطاعت پذیری مسکن، یکپارچگی طرح های ملی مسکن گروه های کم درآمد با طرح های بازآفرینی شهری، توجه به ابعاد کیفی و غیر کالبدی و همچنین، ارزیابی های جامع پیش، حین و پس از اجرا این طرح ها از جمله موضوعاتی هستند که برای انجام پژوهش های آتی در این زمینه، پیشنهاد می شوند.

The city's regeneration is one of the strategies that lead to urban deterioration and inefficient textures towards revitalization. Using systems thinking on the subject of reinvention can lead to the identification of complex systems that are considered effective in producing and reproducing worn-out textures. In this regard, this study was to benefit from a systemic approach in identifying the the roots of the production and reproduction of historical/worn-out textures in Semnan city. The leading research is among the applied research, and in terms of information and data analysis, it uses the descriptive-analytical method. The tool for collecting information is also in documents and surveys. The statistical population of the research was 18 university professors, experts, and officials familiar with the urban fabric of Semnan, who were selected by the snowball method. In the end, using experts' opinions, 24 variables were selected as effective drivers of Semnan's production-reproduction system of worn tissue. MicMac software was used for structural-interpretive analysis of variables. The results show that the rules and regulations governing the regeneration of the studied area are the most important and effective factors. Also, the special ownership conditions governing barren, ruined, and ruined lands have caused the private sector to have no incentive to invest in this area and reproduce the existing conditions. With the continuation of the current process, the existing situation is reproduced. Breaking this round of the reproduction process requires a constructive look at the target neighborhoods from the city administration and government agencies, which can provide the basis for the presence of private sector investors in these neighborhoods

گفتمان ناکارآمدی و ناکامی طرح های جامع شهری ایران و مقاومت نهاد های مسیول در اصلاح شیوه های جاری، ضرورت زمینه یابی ناکارایی ها را برجسته کرده و پژوهش با پرسش ریشه انتقادات و ناکارایی های مطرح شده در کجاست؟ آغاز شد. این پژوهش از نوع کیفی با جنبه ی اکتشافی است که به روش داده بنیاد مدل استراوسی، داده یابی اسنادی (70 نوشته ی علمی پژوهشی) و مصاحبه ی هدفمند (20 نفر خبره) در قالب کدگذاری باز، محوری و گزینشی فراهم و برآیندپژوهش با «ارزیابی به کمک پرسش های کرسول» به تایید مشارکت کنندگان رسید. هدف پژوهش روشن کردن زمینه سازهای ناکارایی طرح های جامع شهری است و یافته های پژوهش که به ترتیب اهمیت در 10 زمینه ی «ساختار کلان برنامه ریزی شهری ایران» ساختارهای «سیاسی»، «حقوقی و قوانین»، «اداری و تشکیلاتی»، «تصمیم گیری»، «برنامه ریزی شهری»، «راهبری»، «قدرت»، «ارزیابی» و «پایش و دیده بانی» در چارچوب «ساختارهای برنامه ریزی شهری ایران» مقوله بندی شد، نشان داد که مهم ترین زمینه سازهای ناکارایی به ترتیب هر ساختار «نبود زبان مشترک برنامه ریزی»، «ضعف در سیاست سازی و سیاست گذاری»، «نبود ساختار حقوقی یکپارچه»، «ساختار سازمانی نامتناسب»، «نظام تصمیم گیری متمرکز»، «الگوی برنامه ریزی جامع سازگار نشده»، «ناسازگاری سامانه ی راهبری»، «دخالت نابجای عناصر قدرت»، «نبود ساختار ارزیابی» و «ناکارآمدی ساختار پایش و دیدبانی» است و کاربست شیوه و الگوی برنامه ریزی کنونی که با محیط برنامه ریزی ایران، ناسازگاری دارد نیز پیامد آن است.

شکل گیری رهیافت های با نگرش برنامه ریزی وکالتی را می توان به وجود و تداوم نابرابری فضایی و اجتماعی – اقتصادی و شکست ساز و کارهای مرسوم برنامه ریزی مرتبط دانست. در ایران، برنامه ریزانی که به عنوان مهندسین شهرساز در غالب شرکتهای مهندسین مشاور و یا بصورت شخصی در حال فعالیت هستند، می توانند از تخصص خود جهت احقاق حقوق شهروندان و مشارکت بیشتر آنها استفاده کنند. هدف این مقاله، ضمن مرور کوتاهی بر ادبیات برنامه ریزی وکالتی، کاربست این رهیافت را در طرح های انطباق کاربری اراضی در مقیاس شهری دنبال می کند و به این سوال پاسخ دهد که ارتباط میان طرح های انطباق کاربری ارضی در مقیاس شهری و نظریه برنامه ریزی وکالتی در سه مبحث موضوع، روشها و اهداف (ارتباط نظریه و عمل) چگونه است. روش شناسی پژوهش، کیفی است و داده های کیفی در این مطالعه با استفاده از تکنیک مصاحبه عمیق و سنجه های غیر واکنشی(ثبت های آرشیوی) گردآوری شدند. جهت تجزیه و تحلیل اطلاعات و ارائه نظریه نهایی از روش نظریه زمینه ای استفاده شده است. بر اساس روش نمونه گیری کیفی نمونه گیری مورد نوعی و گلوله برفی و نیز معیار اشباع نظری، از نظرات سی و پنج نفر از صاحبنظران عرصه شهرسازی در این مطالعه بهره گرفته شده است و ادراک آنها نسبت سوالات تحقیق مورد بررسی و تجزیه و تحلیل قرار گرفت؛ با استفاده از روش “ نظریه زمینه ای” و کدگذاری داده ها، نه مقوله هسته از یافته های اولیه استخراج شدند. نتیجه بدست آمده از تحقیق پیش رو با توجه به مقوله هسته نهایی این است که، “ طرح های انطباق کاربری اراضی در مقیاس شهری بسیاری از ابعاد موجود در نظریه وکالتی در شهرسازی را پوشش داده و از این رو می توان آن را از بسیاری جهات به عنوان بعد اجرایی و عملی نظریه برنامه ریزی وکالتی دانست" و پاسخ های بدست آمده ارتباط بین نظریه برنامه ریزی وکالتی و طرح های انطباق کاربری اراضی در مقیاس شهری را بصورت عمیق نشان می دهد.

1در ادبیات شهرسازی و مرمت در مواجهه با بافت های ناکارآمد، انواع مداخله همچون نوسازی، بهسازی، باززنده سازی و بازآفرینی دیده می شوند. نوع مداخله را ماهیت «زمان مند و مکان مند» بستر و لایه های گوناگون تشکیل دهندۀ آن از جمله ویژگی های اجتماعی، اقتصادی و کالبدی تعیین می کند. فارغ از چیستی و پیچیدگی این مفاهیم، در هر نوع مداخله توجه به دو نکتۀ اساسی ضروری به نظر می رسد: 1) نظریۀ مبنا بودن و 2) زمینه مدار بودن. بنا بر اذعان بسیاری از دغدغه مندان، یکی از دلایل شکست برنامه ها و طرح های توسعۀ شهری بهره مند نبودن آنها از یک نظریۀ مدون است. کارکرد یک نظریه در درجۀ نخست ارائۀ یک چهارچوب ساختارمند برای فهم پدیده ها به گونه ای است که رابطۀ میان عناصر مختلف سازندۀ آن را مشخص ساخته و شالوده ای را برای اندیشۀ انتقادی فراهم می آورد. همچنین نظریه زمینه ساز رویکردهای عملی بوده و بستر را برای فهم بهتر مسئله در گام نخست و ارائۀ راه حل در گام های بعدی آماده می کند. با این مقدمه و با تمرکز بر مفهوم بازآفرینی شهری (urban regeneration) به عنوان رویکردی متأخرتر و همه جانبه تر و انطباق آن با معادل زیستی یا بیولوژیک آن و مبتنی بر «دگردیسی-پایایی» و البته به مثابه تئوری در نظر بگیریم، آنچه می توان در عمل از آن انتظار داشت روشن تر و ملموس تر خواهد بود. در بازتولید بین نسلی بیولوژیک تمرکز بر این است که چگونه صفات یک موجود زنده از رهگذر وراثت یا ژنتیک دچار دگرگونی می شوند و به عبارتی چه چیزهایی دچار دگردیسی شده و چه چیزهایی ثابت می مانند. در چنین دیدگاهی، فرزندان به عنوان فراوردۀ یک فرایند، از محیط و والدین خود در قالب ویژگی های ژنتیک صفت هایی را به ارث می برند که می تواند در جنبه های فیزیولوژیکی و رفتاری نمود داشته باشد. با علم به اینکه قیاس شهر و موجود زنده گاه می تواند ما را دچار خطا کند و لازم است تفاوت های ماهوی این دو به خوبی فهم و لحاظ شوند، می توان انتظار داشت در بازآفرینی شهری نیز چنین سازوکاری تحقق یابد. از جمله اینکه این وراثت صرفاً منحصر به اندام (کالبد) نبوده و از بستر جغرافیایی، اجتماعی، فرهنگی، اقتصادی و... متأثر خواهد بود؛ اینکه شباهت و تمایز بین نسل ها نیز دارای حدود و ثغور بوده اما همواره می توان رابطۀ وراثتی را به طور قطعی از راه های علمی تأیید کرد و در نهایت اینکه این ویژگی های موروثی از نسل های اولیه تا کنون در قالب صفات از طریق ژن ها به نسل های بعد انتقال یافته و با تأثیرپذیری از محیط دچار دگرگونی و تکامل شده اند. این ویژگی ها می توانند در جنبه هایی بارز و چشمگیر بوده و در برخی جنبه ها درونی و ناپیدا باشند. نکتۀ مهم این است که با توجه به این تئوری، بافت جدید پس از فرایند مداخله و بازتولید، نمی تواند کاملاً با نسل(های) پیشین و بستر جغرافیایی، فرهنگی، اجتماعی خود ناپیوسته و بی ارتباط باشد.

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