ارزیابی میزان مطلوبیت مسکن در شهرهای کوچک با چارچوب مسکن پایدار مطالعه موردی: شهر دهگلان

A B S T R A C T
From a scientific standpoint, sustainable housing planning cannot be approached effectively without accounting for the ecological characteristics of small cities, regional spatial limits, and the functional and identity-related dimensions of residential land use. This research is applied in nature and conducted using a case-analytical method with a mixed-methods approach. Given the nature of the data and the inability to control the behavior of influencing variables, it is classified as non-experimental. Data collection was carried out using both documentary (library) and field methods, including researcher-designed questionnaires and direct observation. To analyze the data, various statistical tools were employed: one-sample t-tests, one-way analysis of variance (ANOVA), Pearson correlation, Scheffé’s post hoc test, and structural equation modeling (SEM). The Pearson correlation results indicate no significant relationship between housing desirability and the status of formal and informal urban fabrics; however, in deteriorated areas, a significant negative correlation of -0.215 was observed. One-sample t-test results showed that the level of housing sustainability in all three fabrics—formal, informal, and deteriorated—was above the benchmark of 70, indicating high levels of sustainability. Based on the ANOVA test and the significance levels of deterioration variables and their three components (p < 0.05), meaningful differences were found in housing desirability and its dimensions across different urban contexts. The Scheffé test results indicated that formal urban fabric had better housing quality than both deteriorated and informal fabrics, while the deteriorated fabric showed a higher level of sustainability than the informal one. In terms of housing, deterioration, and desirability components, residents in formal areas reported better conditions than those in deteriorated and informal areas; likewise, residents in deteriorated areas had more favorable conditions than those in informal areas
Extensive Abstract
Introduction
Small cities differ significantly from larger ones in terms of physical structure and population characteristics. They are scaled-down versions of major urban centers, with distinct attributes in terms of income levels, unemployment rates, poverty, access to services, educational development, housing value, and urban ecological structure. In recent years, Dehgolan’s physical expansion has been reflected in indicators such as increasing unemployment, horizontal (sprawl) development, failure to meet per capita service provisions (as outlined in the city’s master plan), and an unequal distribution of amenities across neighborhoods.
One of the most pressing challenges in Dehgolan is the housing sector and its sustainability indicators. Sustainable housing is identified by features such as accessibility, quality, affordability, and comfort. However, issues such as land subdivision into small plots, low per capita residential area, expansion of midtown areas, inadequate construction supervision, the inability to renovate deteriorated fabrics, non-compliance with building regulations, and poor construction materials have all contributed to unsustainable housing conditions.
Given that residential land use accounts for more than 50% of the total urban land and plays a critical role in sustainable urban development, land use changes, and consequently, the quality of residential life and associated socio-economic, cultural, and environmental dimensions, the aim of this study is to evaluate housing desirability in Dehgolan to determine the potential for achieving sustainable housing goals. The key research questions are:

To what extent does the housing situation in Dehgolan align with principles of sustainability?
What differences exist among the city’s various urban fabrics in terms of housing?

 
Methodology
This applied research employs a case-analytical approach with a mixed-methods design. The statistical population includes three types of residential urban fabric in Dehgolan. According to the 2016 National Population and Housing Census, the city has a population of 33,456 people.
Fieldwork was based on a researcher-designed questionnaire with six structural dimensions, comprising 20 items covering five subscales: social, institutional, environmental, spatial-physical, and economic. The questionnaire’s content validity was previously confirmed using exploratory factor analysis, and its reliability was calculated at 0.804 (Cronbach’s alpha). To assess housing desirability within the framework of sustainable housing, a second instrument was developed and validated by 13 urban planning experts. Its reliability was also confirmed with a Cronbach’s alpha of 0.838, and it contained 52 items.
For data analysis, both descriptive and inferential statistics were used, including Pearson correlation, one-sample t-tests, one-way ANOVA, and Scheffé’s post hoc test. Structural equation modeling was also applied. The sample size was calculated using Cochran’s formula with a 5% margin of error and 95% confidence level, resulting in an estimated sample of 384 participants. To enhance reliability, 400 completed questionnaires were collected and analyzed.
 
Results and discussion
Pearson correlation results showed a significant relationship between the degree of deterioration and the type of urban fabric. In formal areas, the correlation was positive and significant (r = 0.592); in informal areas, the correlation was even stronger (r = 0.852); and in deteriorated areas, the correlation was also positive and significant (r = 0.411).
To examine the role of sustainable housing on the variability of urban fabric conditions, a one-sample t-test was applied. Results indicated that the sustainability level in all three types of urban fabric exceeded the benchmark score of 70, confirming a relatively high degree of sustainability across the board.
The Scheffé post hoc test was used to compare differences between the fabrics. The test revealed that in terms of housing quality, formal areas were significantly better off than deteriorated and informal areas. Moreover, deteriorated areas exhibited higher sustainability than informal ones. Regarding housing, deterioration, and desirability components, residents of formal fabrics experienced more favorable conditions than those in deteriorated and informal areas. Furthermore, residents in deteriorated areas reported better outcomes than those living in informal neighborhoods.
 
Conclusion
The findings of this study highlight the increasing responsibilities of urban managers in light of continued urban population growth and the emergence of diverse citizen needs. Urban management can no longer be seen solely through the lens of service delivery. One of the most critical factors contributing to successful urban governance is the enhancement of housing desirability and the quality of residential environments, which play a more significant role than even physical or human capital in organizations and societies.
Housing not only shapes the physical living conditions of individuals but also forms the basis of collective social interaction, cohesion, and institutional connectivity. Without adequate housing, cultural and economic development becomes uneven and difficult to sustain. Based on the findings of this study, it can be concluded that among the studied components, housing desirability, quality, and physical deterioration significantly affect the urban fabric. Moreover, there is a meaningful relationship between housing desirability and sustainability across the three urban fabrics in Dehgolan.
The results suggest that sustainability indicators are directly correlated with the quality of housing in Dehgolan’s urban context. In other words, as housing desirability increases within residential land use, the likelihood of achieving broader urban sustainability goals also increases. The present research was motivated by the specific functional issues of the housing sector in Dehgolan, which differentiate it from conventional approaches and highlight the need for tailored, localized housing policies.
Funding
There is no funding support.
 
Authors’ Contribution
Authors contributed equally to the conceptualization and writing of the article. All of the authors approved thecontent of the manuscript and agreed on all aspects of the work declaration of competing interest none.
 
Conflict of Interest
Authors declared no conflict of interest.
 
Acknowledgments
We are grateful to all the scientific consultants of this paper.