بررسي تأثير اقدامات بازآفريني بر وقوع پديده اعياني‌سازي در محلات ناكارآمد؛ مورد پژوهي محلات اتابك و خاني‌آباد تهران

Inves tigating the Effect of Regeneration-led gentrification in Inefficient neighborhoods ;a comparative s tudy of Atabak and Khani-Abad neighborhoods in Tehran

در پي وقوع پديده «اعياني‌سازي»، بسياري از افراد به اجبار محل زندگي خويش را ترك كرده و يا با هزينه بيشتري قادر به زندگي در آن هستند. ريشه وقوع اعياني‌سازي را مي‌توان در ركود بيش از حد محله و ايجاد شكاف در ارزش زمين و اجاره‌بها ميان محله و ساير قسمت‌هاي شهر جستجو نمود. پروژه‌ها و اقدامات بازآفريني شهري، در برخي تجارب، با رفع مشكلات كالبدي محلات و موانع عمده عدم مرغوبيت آن‌ها، سبب بالا رفتن تقاضا جهت سكونت در اين محلات شده و در نتيجه افزايش قيمت واحدهاي مسكوني و آوارگي ساكنان قديمي را به دنبال خواهند داشت. در اين پژوهش با تكيه بر آمار توصيفي و با روش تركيبي (كيفي-كمي)، دو نمونه موردي متأثر از سطوح مختلف سياست‌ها و اقدامات بازآفريني، بررسي مي-گردد. بنا بر يافته‌هاي اين پژوهش، ارتباط مستقيمي ميان تشديد اقدامات بازآفريني شهري، بالا رفتن تقاضا جهت سكونت، افزايش قيمت واحدهاي مسكوني و آوارگي ساكنان قديمي محله وجود دارد.

Gentrification as an important phenomenon in mos t of the world's cities, both developed and developing, is a newfound concept firs t emerged in the '60s. This phenomenon implies the replacement of lower classes by the middle classes in urban areas. This is more common in the central and older neighborhoods, which, over time, have gathered the lower s trata of society. Many cities in Iran, including Tehran, contain physically inefficient areas. Because of physical problems, these areas are mainly secure locations for those classes who do not have the tendency or power to switch to areas with fewer difficulties. In these areas, along with undeniable social problems, intra-neighborhood relations and social capitals are bold and s trong. Other prominent features of these areas are the proximity to commercial and adminis trative centers and, in general, to the city's work and activity centers. There are middle and upper classes in such cities who -for various reasons, such as time and cos t saving- are interes ted in living close to the work and activity centers; residential areas at the margin of activity areas are great desirability for these people. Some of the mos t important reasons for the decreased attraction of these areas as the target of immigration for middle classes are physical problems and weak public services and facilities. Improving the physical condition of these areas will lead to an increase in demand for housing by middle and upper classes and results in rising land prices. The added value of the es tates, the increase in the entry of upper economic classes and the loss of previous social cohesion, will gradually cause the low-income groups to lose their ability and desire to live in the neighborhood. Urban regeneration projects and activities, in some experiences, solving the physical problems of neighborhoods and the major obs tacles to their poor quality, will increase the demand for housing in these neighborhoods, resulting in an increase in the prices of residential units and displacement of old residents. In such cases, urban regeneration will accelerate the occurrence of gentrification within the context of deteriorated neighborhoods. The main objective of this research is to inves tigate the effects of urban regeneration policies on the severity of the occurrence of gentrification as well as the effects of this phenomenon on the social and economic s tructure of inefficient neighborhoods. In order to achieve this goal, the method of a case s tudy and s tatis tical analysis tool of the las t ten years and completion of ques tionnaires in Khani-Abad and Atabak neighborhoods, both of which have experienced different levels of regeneration policies and actions, is used. In both neighborhoods, the trend of changes in the number of cons truction permits and the price of land in the ten-year period of 2006-2016 was inves tigated. According to the population of 2016, a number of residents were randomly assigned and their residency background, educational level, and income have been ques tioned. The results show that the symptoms of the occurrence of the gentrification are more obvious in the neighborhood where regeneration interventions and more physical changes are observed.