ارزیابی سیاست های اقتصادی و کالبدی بازآفرینی بافت فرسوده و تاریخی شهر گرگان

Introduction

Uncontrolled urban growth, socio-economic transformations, and rapid technological developments have led to the deterioration and functional decline of many historic urban fabrics that once served as key economic and social centers. This phenomenon not only reduces the quality of life for residents in these areas but also gradually undermines their historical and cultural value. In Iran, this issue holds particular significance. Deteriorated and historic urban fabrics in many cities across the country have progressively faced a range of challenges, including insufficient urban services, physical disorganization, economic decline, and the degradation of social environments. Historic cities such as Isfahan, Shiraz, and Gorgan, which possess rich architectural and cultural heritage, are now grappling with the problem of urban decay. Urban regeneration policies in Iran aim to preserve these historic areas, revive their cultural and economic values, and enhance the quality of life for local residents. Gorgan, with its deep historical and cultural roots, is among the cities seriously affected by the deterioration of its historic urban fabric. Currently, more than 681 hectares of old, deteriorated, and disorganized urban areas in Gorgan have been identified as being under serious threat from both natural and human-induced hazards. In light of population growth and the city’s physical expansion over recent decades, the primary objective of this study is to evaluate and analyze the economic and physical policies for the regeneration of deteriorated and historic urban fabrics in the city of Gorgan.



Methodology

The present research is applied in terms of its objective and descriptive-analytical in terms of its nature and methodology. The required data were collected through both documentary-library studies and fieldwork methods, including observation and questionnaires. According to the most recent statistical data, the statistical population of this study includes 13,777 residents living in the historical neighborhoods of Gorgan. Based on Cochran’s formula, the sample size was determined to be 374 individuals. Skewness and kurtosis tests were used to examine the normality of the data. For data analysis, SPSS version 22 was employed. To test the research hypotheses, one-sample t-tests, Pearson correlation tests, and regression analysis were utilized.



Results and discussion

The results of the Pearson correlation test indicated a significant relationship between governmental support policies and the increased willingness of residents in deteriorated areas, as well as construction stakeholders (builders and developers), to participate in regeneration efforts. A significant correlation was also observed between incentive-based policies for reconstruction, rehabilitation, and renovation and the regeneration of deteriorated and inefficient urban fabrics. Furthermore, the results of the regression analysis confirmed the positive impact of incentive-based reconstruction and rehabilitation policies on the regeneration of deteriorated and historical urban areas in Gorgan. The one-sample t-test results regarding the assessment of regeneration indicators (physical and economic) from the perspective of residents living in the deteriorated fabric revealed that the indicators of "quantitative physical," "financial physical," "quantitative economic," "qualitative economic," and "financial economic" all scored below the hypothetical average, indicating an undesirable condition. Only the "qualitative physical" indicator was found to be at an acceptable and relatively favorable level.

In the analysis of the first research question—concerning the relationship between governmental support policies and the willingness of residents and developers to participate in the regeneration of deteriorated and historical neighborhoods in Gorgan—the results suggest that this willingness is rooted in the economic and cultural needs of these areas. Such policies, through the provision of financial facilities, tax exemptions, and infrastructure development, create the necessary incentives for participation in reconstruction and contribute to a sense of security and public trust. In general, governmental support policies have the potential to revitalize the old urban fabric of Gorgan, mitigate urban decay, and increase investment and participation.

Regarding the second research question, the policy of exchanging deteriorated properties for newly built homes or land in Gorgan increases residents’ motivation to participate in regeneration due to the promise of improved living conditions and enhanced economic value. This policy, by increasing investment security and urban welfare, helps preserve the cultural and historical identity of deteriorated areas and attracts greater resident participation. As for the third research question, incentive-based rehabilitation and renovation policies in Gorgan have led to increased participation from both residents and investors in the regeneration of deteriorated and historical urban areas. These policies foster regeneration by improving quality of life, increasing economic value, preserving cultural identity, and building public trust, thus creating the necessary motivation for active involvement in urban renewal efforts.



Conclusion

In general, the findings of this study suggest that the regeneration of deteriorated and historic urban fabrics in the city of Gorgan faces major challenges in physical, economic, and social dimensions. Despite the historical and cultural significance of these areas, their current condition—particularly in terms of infrastructure and services in the economic and physical domains—is inadequate, which hinders active resident participation in the regeneration process. To overcome these challenges, a comprehensive and integrated approach is essential to improve living conditions and enhance the quality of urban environments. Incentive-based rehabilitation and renovation policies, with a focus on improving quality of life, preserving historical identity, and increasing economic value, can play a crucial role in the regeneration of these urban fabrics. These policies can not only boost the motivation of residents and investors to engage in regeneration projects but also foster a sense of trust and social belonging, thereby enhancing safety and overall well-being in these areas. In this regard, the preservation of historical and cultural values is emphasized as a core pillar of urban regeneration, as these attributes not only help maintain urban identity but also have the potential to attract tourism and stimulate economic growth.