نوع مقاله : مقاله علمی - پژوهشی
نویسندگان
1 استاد جغرافیا و برنامهریزی شهری، گروه جغرافیا و برنامهریزی شهری، دانشکده برنامهریزی و علوم محیطی، دانشگاه تبریز، ایران.
2 کارشناسی ارشد معماری، دانشکده معماری و شهرسازی، دانشگاه ازاد اسلامی واحد اصفهان، اصفهان، ایران.
3 دانشجوی دکتری تخصصی جغرافیا و برنامه ریزی، دانشکده برنامه ریزی و علوم محیطی، دانشگاه تبریز، تبریز، ایران.
4 پژوهشگر دکتری جغرافیا و برنامه ریزی شهری، دانشکده برنامهریزی و علوم محیطی، دانشگاه تبریز، تبریز، ایران.
چکیده
کلیدواژهها
موضوعات
عنوان مقاله [English]
نویسندگان [English]
Introduction: Urbanization, a global and accelerating phenomenon, often occurs at the expense of natural resources, especially agricultural lands and green spaces. Qazvin, like many rapidly developing cities, faces the ongoing challenge of balancing its urban growth with the preservation of essential agricultural lands and historical orchards. This unchecked expansion has already caused irreversible damage to valuable ecological and economic resources, making the need for innovative, sustainable planning strategies more urgent and necessary. Traditional zoning and land-use regulations have often proven insufficient, leading to speculation, fragmented development, and environmental decline. In this context, the Transfer of Development Rights emerges as a forward-looking planning instrument. TDR enables cities to strategically shift development potential from protected “sending areas” to designated “receiving areas”, offering a flexible, market-based strategy to manage urban growth while safeguarding vital landscapes and agricultural zones.
The Purpose of the Research: This study aims to evaluate the feasibility and practicality of applying the TDR mechanism in Qazvin, considering its unique socio-economic and geographical context. The research was built around two major objectives. First, it seeks to develop a comprehensive understanding of Qazvin’s existing land-use patterns, urban development trends, market forces, and legal framework. Second, it proposes to formulate a practical and adaptable implementation model for TDR in Qazvin. The goal of this model is to protect valuable farmlands and orchards under pressure from urbanization while simultaneously guiding the city's future growth toward lower-value lands better suited for development. Ultimately, the proposed TDR framework supports the creation of a more compact, efficient, and environmentally conscious urban form that aligns with principles of smart growth and sustainability.
Methodology: This study adopted a mixed-methods research design, combining quantitative and qualitative approaches across two complementary phases. In the first phase, quantitative simulations were conducted using economic models of supply and demand to estimate the volume and distribution of transferable development rights (TDR) between “sending” and “receiving” areas. Four hypothetical transfer ratios including 20:80, 25:75, 30:70, and 35:65 were tested to assess their economic feasibility and impacts on urban development. To improve result reliability amid Iran’s unstable economy, all monetary values were normalized using relative indices to mitigate distortions caused by inflation and market fluctuations. In the second phase, the Analytic Hierarchy Process (AHP), a structured multi-criteria decision-making method, was applied to evaluate each transfer ratio. Evaluation was based on weighted criteria relevant to sustainable urban planning: 1. economic profitability for developers and landowners; 2. market balance between TDR supply and demand; and 3. social impacts, including equity, public acceptance, and broader community benefits. Each scenario was systematically analyzed and ranked based on its overall performance, establishing a strong basis for identifying the most suitable TDR model.
Findings and Discussion: The findings revealed that the 25:75 transfer ratio was the most optimal among the tested scenarios. This ratio achieved a well-balanced relationship between supply and demand for development rights—critical for proper TDR system functioning. It maintained market stability, minimizing both shortages and oversupply, which could otherwise lead to speculation or program failure. From an economic perspective, the 25:75 ratio offered developers a cost-efficient, predictable framework for acquiring development rights. It enhanced profitability while reducing uncertainty and risk. Additionally, by keeping transfer costs moderate, it supported housing affordability for end-users. Socially, this option ranked highest in terms of community acceptance and equity. The AHP results confirmed its superiority across all selected criteria—economic, market, and social—reinforcing its practicality and alignment with sustainable development goals. Overall, the 25:75 ratio proved to be the most feasible, balanced, and sustainable choice for Qazvin.
Conclusion: This research clearly demonstrates that the TDR model, particularly with a 25:75 transfer ratio, serves as a viable and effective solution for addressing Qazvin’s urban development challenges. It supports the preservation of agricultural lands and traditional orchards while directing development toward planned, lower-impact areas. Furthermore, the model enhances infrastructure efficiency, encourages smart urban form, and contributes to a more stable land market. The study’s validated results provide a solid foundation for evidence-based policymaking. Urban planners and decision-makers in Qazvin and similar cities can leverage this model to design adaptive, equitable, and forward-thinking development strategies. Adopting a well-structured TDR system allows Qazvin to become a benchmark for sustainable growth, balancing environmental protection with economic progress in an increasingly urbanizing world.
کلیدواژهها [English]
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