Analyzing the Relationship Between Land Use Changes and Land Prices in Tehran with Emphasis on ‘Commission of Article Five’ Approvals

Cities are complex spatial systems that are directly related to economics, politics, and power. Urban land-use changes are an economic-spatial category. Changes in urban land use and the tendencies of the society to intervene in space reflect the structure of the spatial economy in cities. In this research, an attempt was made to study the patterns and trends of intervention in urban land. Many studies have been conducted on land use and land prices, but the study of land-use change trends and its relationship with land price changes has been less considered. To this end, the approvals of the Commission Article Five of Tehran have been analyzed. This research was applied from the perspective of the type of research. The documentary method of data collection and secondary data have been used. The statistical population of the study was the total approvals of the Commission Article Five in Tehran from 2006 to 2018 (1385-1397 AH) with 194 decrees and 1322 clauses. The sampling method was purposive (733 clauses). Cluster analysis and pattern analysis were performed using the Moran I algorithm and the Gettys-Ard-G statistic in Arc Gis software. The results showed that the spatial economy in Tehran was based on the development of high-quality urban land in the rich areas of the city. Districts 1, 2, 3, and 6 were identified as hot spots, and Districts 10, 13, 14, 17, and 19 were identified as cold spots in the structure of the spatial economy in Tehran. The dominant tendency of land-use change was toward residential, commercial, administrative, and tourism. Greenspace, residential, and development reserve lands were identified as the dominant factors for land-use change. The spatial pattern of these changes was clustered. The continuation of this trend will lead to the influx of capital into the northern regions of the city, the classification of the society, and the escalation of land price disparities in the northern regions with other areas of Tehran. The solution to this problem is to change the country’s economic structure, strengthen local government, reduce its dependence on unsustainable resources, and impose tolls on building permits.