The Application of Transfer of Development Rights (TDR) in Different Areas of Zanjan

The problems originated from the development and spatial expansion of cities and decision-making policies based on traditional approaches has caused many other challenges. The problems not only have deprived the areas potential for the development of having equal rights, but have also led to the destruction of heritage spaces of various cities. The Transfer of Development Rights (TDR) approach provides the ground for legal, socio-economic, and other mechanisms for transferring development rights to other parts of cities. Relying on TDR approach, this study tried to apply this concept of “transfer of development right” to the development of urban spaces in Zanjan. Zanjan has experienced the same challenges and the development trend of this city shows that “the development right” in some neighborhoods is beyond the approved plans. The ending result seems to be making the ground for discrepancies rent-seeking grounds. Accordingly, there seems to be not any solution but to take novel approaches, like the Transfer of Development Rights approach that respects property rights. According to this approach, efforts are made to preserve the valuable lands that are reserved for the development, and to observe the rights pertaining to the areas that have the potential of development but are prone to huge constructions when the cities develop.

This applied and developmental study used a descriptive-analytical method. The study tried to identify the areas suitable for the implementation of the Transfer of Development Rights approach in Zanjan city and at the same time consider the factors that influence the implementation, relying on multi-criteria decision-making models. The prioritization of the criteria of implementing the decision-making models was done by experts of urban planning and the elites who are familiar with the features of Zanjan. The size of sample were determined using Delphi method. Twenty questionnaires were completed by university professors, experts of urban planning in the municipality of the city, and PhD students of urban planning. The model was applied using Excel software. Geographic Information System (GIS) was also used for preparing thematic maps.

Several studies have investigated the subject matter of this research taking a protective approach to agricultural lands. Moreover, many studies explored its use in urban spaces and ranking using multi-criteria decision-making models. Therefore, the selected criteria for this study were taken from the findings of previous studies. The development areas of Zanjan were divided into two main categories in the final map. The first category entails the lands with special value, respectively having agricultural, historical and architectural values, as well as valuable natural resources or having excellent views. These are located in the center and south of Zanjan. The second category entails unsettled lands such as barracks and work spaces (ignored in our analyses due to lack of settlement) and inefficient textures on the skirt of the city, such as Eslamabad, Bisim, Trans, Trans, Kouye Fatemieh, Kouye Sayan, and Mahdiyeh. The areas that recorded a higher rank of desirability of development were those areas embracing Golshahr neighborhoods (Phases 1 to 8), Karmandan, Kouye Farhang and Kouchmeshki, due to appropriate average size, people’s tendency to reside in, tendency to construction, suitability in terms of matching with criteria of high-rank documents, proximity to local and regional services and commercial centers, proximity to grade 1 and 2 urban allies, regular pieces and checkerboard passages. The significant issue from the perspective of social justice and the power of transferring development rights is that for making the decisions, such issues like investment, development regulations, and the tendencies have been towards Karmandan and Kouchmeshki neighborhoods. The consequence is that social justice is not observed because of environmental and spatial features in the transfer of development rights.

The application of “the transfer of development rights” in the framework of urban development plans is considered a new method that will yield more successful implementation of these plans in Iran. This may be fulfilled through making an internal connection between development tools and goals. Relying on the results of various studies and experiences at the national and international level, this study showed that transfer of development rights projects necessitates urban and legal infrastructure for appropriate implementation. The success of the implementation of these plans is highly dependent on the correct identification of sending and target areas and the generation of effective connection between the areas in question. The results showed that forecast of the development of this city in future based on zoning regulations is different from the existing situation. The sending development areas are in the center and south of this city. One can jump to the conclusion that implementing the development right transfer project necessitates first of all to specify executive organizations in the city’s administration and then to integrating them into urban development plans using a social equality approach. Taking into account the existing policies, the following solutions are suggested for more successful implementation of the development right transfer project:A) Applying the potentials of such neighborhoods as Kouye Farhang, Azadegan, Rajaee Shahr, Foroudgah, Mosalla, considering the dimensions of the pieces, high-rise construction policies, and providing facilities;B) Revising the zoning pertaining to the flour limitation, especially in such prone neighborhoods of Zanjan as Kouye Farhang, Azadegan, and Rajaee Shahr;C) Preventing the disrespect of the rights of areas embracing Bazar, and Hosseinieh and Dabaghler neighborhoods;D) Transferring administrative uses to the neighborhoods having the potential of transferring development rights (such as Khouye Farhang, Rajaee Shahr) in order for managers and employees observe the condition of these neighborhoods;E) Making exempt of tolls and using more lands for constructions, especially in central areas of the city, such as Hosseinieh, Dabaghler, and Bazar Paein;F) Facilitating the access of less desirable areas to the local and regional services and commercial centers in Kouye Farhang, Azadegan, Rajaee Shahr, Foroudgah, and Mosalla neighborhoods.