Redeveloping Tehran: A Study of Piecemeal Versus Comprehensive Redevelopment of Run-Down Areas (The Urban Book Series)

This book compares two urban regeneration models, namely piecemeal and comprehensive redevelopments. Tehran, like many cities in the developing world, on the one hand faces extensive deterioration in its inner-city neighbourhoods and on the other hand, faces rapid population growth. Urban regeneration is adapted as a policy that not only accommodates urban growth within the city boundaries, but also tackles the deterioration problems. This book tries to understand how these two redevelopment models operate in run-down neighbourhoods of Tehran, with a specific focus on developers’ behaviour regarding these two models. Two neighbourhoods that have undergone redevelopments in Tehran, one piecemeal and one comprehensive, are chosen as case studies. Utilising institutional analysis as a qualitative methodological approach, this book improves our understanding of the process of built environment production, as well as the role of developers and state in the development process. The book demonstrates that the development decision-making cannot be solely understood as the result of economic rationality, as it occurs within institutional contexts structured by dynamic needs and concerns of actors. In advancing institutional analysis, the research demonstrates the different approaches taken by developers, development organisations and planners as they engaged differently with the wider structures set by the government through different policies. Foreword Preface Introduction Research Objectives and Theoretical Background Research Methodology Book Structure References Contents List of Figures List of Tables 1 Urban Regeneration in Run-Down Urban Areas 1.1 Today’s Urban Regeneration Practice 1.1.1 Public Participation in Today’s Urban Regeneration 1.2 The Property Development Aspect of Urban Regeneration 1.2.1 Triggering Developments in Run-Down Areas 1.2.2 Developer Behaviour and Self-Provision of Housing 1.2.3 Urban Regeneration and the Property Markets 1.2.4 Urban Regeneration and Gentrification 1.3 Comprehensive Redevelopment Versus Piecemeal Redevelopment 1.4 Centralised Planning Versus Spontaneous Planning 1.5 Institutional Development Versus Independent Development 1.6 Property Development from an Institutionalist Perspective 1.6.1 Social Responses of Property Actors 1.6.2 Developers’ and Planners’ Roles as Major Development Actors 1.6.3 Institutions and Place Development 1.7 Conclusions References 2 Urban Development and Redevelopment in Developing Countries and the Middle East 2.1 Urban Development in Developing Countries 2.1.1 Urban Planning Theories from Developing Countries 2.1.2 Enabling Property Markets in Developing Countries 2.1.3 Modes of Housing Provision in Developing Countries 2.2 The Middle Eastern Context 2.3 Urban Redevelopment in Turkey 2.3.1 Background 2.3.2 The State of Urban Redevelopment in Turkey 2.4 Urban Redevelopment in Egypt 2.4.1 Background 2.4.2 The State of Urban Redevelopment in Egypt 2.5 Conclusions References 3 Urban Development in Iran and Tehran 3.1 Urban Development in Iran 3.1.1 Housing and Development Sector in Iran 3.1.2 Urban Land Policies in Iran 3.2 Urban Development in Tehran 3.2.1 Tehran’s Formation 3.2.2 Rapid Urban Expansion in Tehran 3.2.3 Spatial Structure of Tehran 3.3 Development Industry in Tehran 3.3.1 Housing Development and Rising Land Prices in Tehran 3.3.2 Small-Scale Versus Large-Scale Developers in Tehran 3.3.3 Housing Indicators 3.4 Urban Management Policies in Tehran 3.4.1 Selling Density as Tehran Municipality’s Major Urban Policy 3.4.2 Urban Regeneration in Tehran 3.4.3 Choosing the Case Studies 3.5 Conclusions References 4 Khoob-Bakht Comprehensive Redevelopment: Description and Analysis 4.1 Background 4.2 Urban Problems in Khoob-Bakht 4.3 The Khoob-Bakht Timeline 4.4 The Regeneration Process 4.5 Implementation of Comprehensive Redevelopment 4.5.1 Institutional Arrangements and the Actors Involved 4.5.2 Participation in Comprehensive Redevelopment 4.5.3 Land Assembly 4.5.4 Social Issues in Implementation 4.6 Property Development in Comprehensive Redevelopment 4.6.1 Incentive Structure 4.6.2 Developments That Worked in Khoob-Bakht and Problems They Faced 4.6.3 Comprehensive Redevelopment and the Property Market 4.7 Post-Completion Analysis 4.8 Conclusions 4.8.1 Wider Implications of the Project References 5 Malek-Ashtar Piecemeal Redevelopment: Description and Analysis 5.1 Background 5.2 Urban Problems in Malek-Ashtar 5.3 The Regeneration Process 5.4 Implementation of Piecemeal Redevelopment 5.4.1 Institutional Arrangements and the Actors Involved 5.4.2 Participation in Piecemeal Redevelopment 5.4.3 Land Assembly 5.4.4 Social Issues in Implementation 5.5 Property Development in Piecemeal Redevelopment 5.5.1 Incentive Structure 5.5.2 Developments That Worked in Malek-Ashtar and Problems They Faced 5.5.3 Piecemeal Redevelopment and the Property Market 5.6 Post-Completion Analysis 5.7 Conclusions 5.7.1 Wider Implications of the Project References 6 Piecemeal Versus Comprehensive Redevelopment Models 6.1 Table of Comparison 6.2 Main Findings of the Research 6.2.1 Lessons from the Khoob-Bakht Redevelopment 6.2.2 Lessons from the Malek-Ashtar Redevelopment 6.3 Implications for Tehran and Other Similar Cities 6.4 Theoretical Discussions 6.4.1 Theme 1: Ideal Types of State Intervention 6.4.2 Theme 2: Institutional Analysis of Property Development 6.4.3 Theme 3: Housing Production in Run-Down Areas of Developing Countries 6.5 The Field of Urban Regeneration References