Urban Land Policies and it’s effect on the physical development of Isfahan city

Isfahan is one of the ancient cities of Iran with its history dates back to thousands years ago. Before 1921(1300 SH) the growth and development of the city was very slow and the city had still a proportional and organic relationship with its neighboring villages. After 1921, however, the city growth was relatively slow and the first urbanism projects also the construction of streets were embarked and the traditional form of the city was changed.
In recent decades, the population of Isfahan, like most of other cities of Iran increased fast such that it rised from 255000 (254708) in 1956 to 1900000 (1908968) in 2011(i.e. more than seven times during the half century of 1956-2011, Statistical center of Iran, 1956,2011). The undesirable consequences of population growth were the destruction of gardens and countryside’s farms, also ? and the formation of suburbs and the settlement of people there.
As the purpose of the present research is to examine urban land policies and its effects on Isfahan city’s physical development, the main issue here will be the study and analysis of imbalance between urban land policies and development goals of urban comprehensive plan of Isfahan city especially after Islamic revolution. Therefore, the failures and problems encountered when performing comprehensive plans, also the influence of urban land policies on the city’s physical development will be considered here. The type of research is basic-applied and performed using a descriptive-analytical method. The area of study was Isfahan’s city. The data was collected through studying available texts and documents and internet sites. Other sources of information were interviews with experts (of roads and urban development organization and municipality), counselors for urban issues and the counseling workshops held. The urban development map was drawn using aerial photos of Isfahan city during years, as well as urban maps. The data was analyzed quantitatively using SPSS, Excel and Arcgis soft ware. The comparison of Gross Urban land per capita of Isfahan city and gross density of population during 1956-2011 shows that except for 1956, in following years, the gross urban land per capita was higher than population density of the city. Of course this does not mean that all citizens enjoyed urban utilities the same way, instead it means the excessive supply of land (especially in 1996 that urban gross per capita was at the highest point) (table6).
The process of Isfahan city’s extension and physical development (1921-2011) shows that the extent of the city during the last 90 years has increased by 12 times and if it is calculated considering its extent in 2006 (before Khorasgan being merged with legal limits (city proper) of Isfahan), it will be found that the city has extended by11 times. The slow development of the city during 1923-1956 can be observed in figure2. From 1965 onward, however and especially following land reforms and the implementation of development plans (the policy of establishing industries around big cities like Isfahan), the slope of the curve increased and the city was extended around 4.5 times by 1956. Following Islamic revolution of 1979, until 1996, the slope of the curve and the extent of the city increased considerably. This was the result of urban policies made after revolution and the lands assigned. From 1997 and due to policies adopted by the seventh administration (i.e. the policy of decreasing or adjustment of land assignment), the slope of the curve decreased.
Also, regarding map 3 obtained from aerial photos and urban maps, it can be found that during the mentioned period, the city has developed in all directions. Indeed the development is much significant in the North, Northwest, West and Southwest parts of the city (Eastern development of Isfahan in 2013 was the result of Khorasgan merge with Isfahan). This kind of development transformed many of the gardens and farm lands around the cities to urban and residential lands. Therefore regarding the fast development of Isfahan during the last decades, a definite border for Isfahan cannot be explicitly considered; instead it should be called urban region or metropolis of Isfahan as it has conjoined surrounding suburbs (Malekshahr, Khane Isfahan, Sepahanshahr, Khorasgan). Following the development of cities, the policies of urban land and the way they were implemented has gained importance. It is because the land is the basis of land development and the main factor in the formation and development of cities. It should however be considered that growth and development of cities without control and planning or in other words a comprehensive plan, will be followed with undesirable economic, social and cultural consequences, but this doesn’t mean the negligence of inadequacies observed in comprehensive plans (whether in study or performance phases). Instead it is necessary to overcome weaknesses of comprehensive plans. In this way the development and extension of cities will be controllable, schedulable, as well as predictable. By presenting a model, a comprehensive plan should predict future conditions especially the physical development of the city. On the other hand urban land policies should be adopted in a way that on one hand the development goals of comprehensive plans be achieved and does not cause the excessive growth of the cities on the other hand.
Therefore, while studying the weaknesses of comprehensive plans, the present research will evaluate and analyze comprehensive plans and how they influence the physical development of Isfahan.
The results of studies performed in Isfahan show that on one hand the weaknesses of performing two comprehensive plans (especially organic comprehensive plan) and inconsistency between urban land policies with development goals of these plans (especially after Islamic revolution and by organizations and institutes) on the other hand has caused the excessive growth of Isfahan city.