analysis of effective variables in the process of policy- making for environmental (physical) development of sari

The urban land management is a quintessential part of the urban management. In some countries such as Iran, there is no integrated urban land management and providing municipal services is assigned to nationwide organisations. This means urban management is offered by the municipality or subsidiaries of the aforementioned organisations. The rapid growth of urbanisation, migration to cities particularly to megacities, and the limited amount of land available for residential housing caused an increase in the demand for residential lands which resulted in its unavailability. In many countries, governments and their administrators attempt to enable various sections of the society, especially, deprived people to have access to the land market through setting policies. Although various countries face similar issues in providing housing and land to the people, there are some subtle differences. These differences are rooted in legislative, historical, political, economic, social, cultural matters and their natural boundariesInvestigating the relationship between decision making model of urban land policies and physical development of Sari city and the relationship between physical development model of Sari city and national politics and role of actors in urban land. To do so, it follows an applied analytical descriptive approach. To analyse the data, mathematical and statistical methods were applied using Excel and SPSS. Moreover, the GIS was used for visualisation and adaptive analysis. The study concluded that lack of clear visions and consequently uncoordinated organisations and their policies, isolated and vertical decision-making, and unmanaged intervention without the required organisational capacities are the critical reasons for inefficient urban land management.

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