تحليلي بر طرح هاي احياء و نوسازي بافت هاي فرسوده نمونه موردي محله جويباره اصفهان

Analysis of the Disigns of Reconstruction and Renovation of Deteriorated Textures (case study Isfahan Jooybare neighborhood)

The historical structure of Isfahan represents various formal and informal activities that while at the first look seems to be contradictory and imbalanced; the passage of time has provided it with a suitable appearance. Today, social, economic and structural decay are the main causes of problems in the old Isfahan districts. Unfortunately, the lack of life facilities in the decayed textures and not being recently updated are two factors that have caused the citizens to leave, thus making the area lowered in terms of rank and value and the poor nonlocal immigrants to rush to such areas. 2- Theoretical basis Decayed textures are parts of the structures of the cities which enjoy economic, functional and physical values. These structures with their potential capabilities are also regarded as a kind of economic wealth. The physical, social, cultural, and economic developments are considered as necessary elements and bases for the expansion and widespread improvement of such areas. During the past several years, government has examined various methods for the revival of such areas; however, the existence of a vast area of such decayed structures at the present time and the lengthy and unfinished projects are all indicators of the inadequacy of such models. The choice of Jooybareh district is significant due to this fact that it is not only the main, original center of Esfahan city, but also with the existence of Jame, Mosque, the oldest part of Bazaar, and Kohne square, it is regarded as a cultural, economic, and residential area that is of great interest to geographers and urban developers. Therefore, regarding the social and economic features of the residents and the orientation of the projects towards the cultural, social and economic development of these areas with such cultural richness, this part of the city would be highly suitable for attracting investors in near future. Moreover, the proper implementation of projects would join the cities to a rich socio-economic source removing many of the present and future problems. 3- Discussion Jooybareh is located in the 3rd district of Isfahan covering an area of 70 hectares. It is connected to Sorush Street from the north and eastern north, to ValiAsr Street from the south, to Valiasr intersection from the east and to Majlesi Street from the west. The restricted area within which the project is being implemented is about 30 hectares. The main problems of this area are: The lack of services percapita which can be harmonious with the present culture of people, Trafic limitations, Registration problems in relation to the division of lands and landed properties causing the lands to lose their economic value, The immigration of local people and residents and social problems, etc. 4- Conclusion The development projects of Jooybareh district started in 2004. This project was implemented by Omran and Maskansazan Company in the central area. The performed activities are as follows: Collection of building siftings and rubbishes from around the ruined areas and specification of new uses, Frame building through making coordination among the used materials in the fagade cover, Bedding the street and specifying special places for the pedestrians, cars, and parking lots, Introducing and specifying the traffic signs on the way for the people, Renewal and development of the districtʹs centers. Based on the conducted investigations and studies, these questions are created in the mind as whether the used projects have been able to achieve the goals and meet the requirements of the city, and to what extent they have been in agreement with the social and economic features of the district. 1 -3- The social, structural, and economic features of areh district From the social point of view, the district can be divided into three groups: 1-The local and old residents who are mainly old people 2-The immigrants who have mainly come from villages seeking Jobs and due to their inappropriate economic conditions are forced to live in this area. 3- Afghan immigrants, several families living in one house. From the economic point of view, this district has somehow reserved its active economy as a result of being located near Bazaar (Kohneh Square). However, the residents of this area do not have a good economic condition and work in service providing sectors. From physical point of view, the majority of buildings (%94) have 1 or 2 floors. Most of the houses have base lands lower than 150 meters, and due to the ambiguity in comprehensive plans of the district, the units are not permitted to be repaired or renewed. The analysis of the results obtained from the questionnaires indicates the relative satisfaction of people from the social improvement of the area under the implementation of the project. However, regarding the economic point of view and despite the fact that the district enjoys rich historical heritage which could attract tourists and investors, it has not been so influential in improving the economic condition or income of the residents. One of the theories which has been the focus of attention in this research is the theory of empowerment and people cooperation. Considering the questions asked in the questionnaire, more than 60 percent of the district residents tend to cooperate with the authorities in the city renewal process. Among seven priorities of cooperation, the most important one is related to people cooperation without moving from their living place, or renting their houses during the implementation of the project and returning after its completion. 2-3. Hypotheses Testing In testing the first hypothesis, the ratio test has been used and the obtained results point to the confirmation of the hypothesis revealing that the performed projects in the areh district are not in agreement with the social and economic features of the district. But for the second hypothesis, the logistic regression analysis has been used and in this regard people cooperation has been one of the most important bases for the success of renewal projects in the decayed structures of areh district. Considering the seven methods of people cooperation in implementing the project, buying lands with reasonable price and the cooperation of people without leaving their living place or renting or mortgaging their houses during the project implementation, the project success would be guaranteed. 5. Suggestions Considering all the investigations and analyses about the projects, it is concluded to the conclusion that they should be looked at form a new and different perspective, and greater importance must be given to the people and their cooperation. -People cooperation, - helping residents in the decayed areas to construct and implement the project themselves, - Reducing taxes for the owners, - Changing and reforming the renovation and construction regulations and issuing construction permits for the residents cause the decayed areas to get improved, -Removing unnecessary regulations that are considered to be important factors forcing the residents to leave this area.