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Volume 38, Issue 4 (2023)
GeoRes 2023, 38(4): 579-586 |
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Received: 2024/01/28 | Accepted: 2024/03/9 | Published: 2024/03/27
Received: 2024/01/28 | Accepted: 2024/03/9 | Published: 2024/03/27
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Yazarloo H, Miri G, Karimian Bostani M. Investigating the Role of Public Participation in the Improvement and Revitalization of the Worn-Out Fabric of the City Center in Gorgan. GeoRes 2023; 38 (4) :579-586
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1- Department of Geography and Urban Planning, Faculty of Humanities, Zahedan Branch, Islamic Azad University, Zahedan, Iran
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Introduction
The city is an intertwined structure in which numerous institutions and individuals contribute to shaping its social life and physical appearance. With the expansion of cities and the growth of civic and social interactions, urban areas have undergone continuous change, growth, development, and evolution, incorporating various human-made artifacts over time. This development is a dynamic and ongoing process in which the physical boundaries and urban spaces change both vertically and horizontally in order to improve quantitatively and qualitatively. However, if such transformations occur rapidly and without adequate planning, the physical formation of urban spaces will not be suitable, and the urban system will inevitably encounter serious problems [Nakhi et al., 2016; Habibi et al., 2007].
In the case of Iranian cities, the continuous growth of the urban population has led to physical expansion, which is often horizontal in nature, occupying large peripheral areas. Over time, and due to changes in ownership, the physical quality of central urban fabrics has declined, leading to deterioration. Four categories of deteriorated urban fabrics can be identified: (1) historical and heritage districts, (2) non-historic urban areas, (3) marginal settlements (informal housing), and (4) physically deteriorated fabrics [Habibi et al., 2007]. The survival of cities is strongly linked to the condition of these deteriorated fabrics.
Following the Industrial Revolution, technological and socio-economic transformations, combined with the influx and concentration of populations and activities into city centers, caused severe physical, economic, and social decline in these central areas. Consequently, older urban districts gradually lost their vitality, and well-established neighborhoods transformed into problematic ones, marked by imbalance and incapacity to meet the evolving needs of modern urban communities [Lotfi et al., 2010]. Deteriorated urban fabrics have thus emerged as a persistent concern for urban managers and scholars alike, not only because of their negative physical, social, and environmental implications but also due to the challenges they pose for sustainable urban development [Yapang Gharavi & Mohammadi, 2016]. Residents of such districts often face multiple difficulties, including lack of adequate services and facilities, higher crime rates, and structural weakness of housing [Mosayyebzadeh et al., 2021].
In the context of modernization and post-modernization, deteriorated urban fabrics are considered inefficient and problematic for urban management and planning [Baek & Park, 2012]. At the same time, these fabrics are integral to the body of the city and possess historical, cultural, physical, functional, and economic values. Their revitalization and regeneration are therefore emphasized as essential elements for achieving sustainable urban development. Importantly, this process must address not only the physical-environmental dimensions but also the socio-economic conditions of residents [Moridsadat & Mohammadian, 2018]. Thus, effective revitalization requires a comprehensive approach that considers the inherent characteristics of historic districts, coupled with practical and executable plans. In this regard, human factors and community participation are crucial, and understanding the determinants of participatory behavior becomes essential [Moridsadat & Mohammadian, 2018].
Accordingly, adopting participatory approaches for the planning and implementation of urban regeneration projects is fundamental to achieving endogenous and sustainable urban development [Maleki et al., 2020]. Improving the condition of deteriorated urban fabrics, whose formation has evolved over centuries, is far more challenging than planning new, undeveloped lands. If socio-economic aspects of residents are overlooked, the outcomes of regeneration efforts may prove counterproductive. Therefore, fostering public participation in the regeneration of urban fabrics is of paramount importance [Sajadi et al., 2011].
In the case of Iran, numerous socio-economic and political changes over the past century have profoundly shaped the physical and spatial development of its cities, often with unfavorable outcomes. One of the most significant consequences has been the emergence of deteriorated central fabrics and informal settlements, which share many characteristics. Today, deteriorated fabrics are not necessarily defined by age but rather by their physical, economic, and, in some cases, social decline, rendering them unable to meet the needs of inhabitants [Mohammadi et al., 2014]. Iranian cities now face a critical challenge in managing deteriorated central and historic fabrics, which are often incompatible with the requirements of modern urban life [Ghafari & Azkia, 2004]. Structural and functional analyses of such fabrics reveal issues such as conflicts with broader urban structures, excessive density, economic decline, poor physical quality, reduced neighborhood identity, weakened social cohesion, environmental problems, accessibility difficulties, traffic congestion, and diminished cultural and visual qualities [Abbaspour & Mahdavi, 2017]. Other physical characteristics include inadequate access, narrow streets, and the predominance of fragile, small-scale buildings [Momeni et al., 2010].
Like many Iranian cities, Gorgan suffers from deteriorated central fabrics, which have become a pressing concern for local urban management. This has prompted efforts to propose new models for regeneration and revitalization tailored to the specific conditions of each district. Financial difficulties among residents, delays in government-provided loans, and slow progress of regeneration have encouraged the private sector to intervene, leveraging the high potential of these areas and taking advantage of governmental incentives. However, the involvement of both public and private sectors must be carefully managed to avoid public distrust and disillusionment, which requires well-defined mechanisms. At present, no comprehensive legal or executive framework exists to ensure effective participation of various stakeholders in the regeneration process [Faridnia & Mirkatooli, 2018]. As a result, the current regeneration of Gorgan’s central deteriorated fabrics has been inconsistent and fragmented, lacking a coherent pattern or integration with surrounding areas. In many cases, only individual houses are reconstructed without addressing the broader fabric.
Therefore, this study seeks to investigate the impacts of regeneration on the deteriorated central fabric of Gorgan, with particular emphasis on the role of community participation in revitalization and the spatial reorganization of adjacent urban areas.
Methodology
This study employed a survey-based research design and was conducted in 2023 in the city of Gorgan. The research instrument was a questionnaire, which was developed through field investigations and a review of Gorgan’s comprehensive urban development plans. In addition, relevant theoretical foundations and previous studies concerning the impact of public participation in the rehabilitation process were examined. Based on these investigations, appropriate indices and components for Gorgan were identified and incorporated into the questionnaire.
Accordingly, a questionnaire was designed with two main sections: (1) the impacts of reconstruction and rehabilitation processes, and (2) the impacts of public participation on these processes. A four-point Likert scale was employed (n = 32). The initial questionnaire was distributed among an expert panel of 21 university professors specializing in urban planning, selected purposively. After obtaining expert feedback on its validity, overlapping or unsuitable items were either eliminated or merged. Subsequently, the revised version was redistributed among the same experts, after which one additional item was removed. The final validated questionnaire consisted of 26 items: 11 questions measuring the impacts of reconstruction and rehabilitation, and 15 questions assessing the role of public participation. The reliability of the questionnaire was confirmed with a Cronbach’s alpha coefficient of 0.70.
According to the 2016 national census, the population of Gorgan was 480,541, comprising 150,649 households, with approximately 1,040 deteriorated housing units located in the central part of the city. Around 126,000 people resided in these deteriorated areas, representing 38% of Gorgan’s population. Therefore, the statistical population of the study included all 1,040 households living in the deteriorated residential center of Gorgan. Using Cochran’s formula, the sample size was determined to be 280 households. The questionnaires were distributed among household heads, who were selected through simple random sampling.
For data analysis, the Analytic Hierarchy Process (AHP) method was applied for prioritization, along with regression analysis using SPSS software version 24.
Findings
In this study, eleven criteria representing the most important impacts of regeneration and revitalization of the deteriorated central fabric of Gorgan were examined. Among these criteria, prevention of unbalanced development and horizontal urban sprawl (mean=2.24), strengthening public participation (both financial and non-financial) (mean=4.00), and fostering a sense of belonging while reducing migration to other urban areas (mean=3.80) ranked first, second, and third, respectively. Conversely, revival of the historical values of the neighborhood (mean=3.23) and reduction of urban land prices (mean=3.31) obtained the lowest rankings.
In assessing the impact of participation in the regeneration and revitalization of the deteriorated central fabric of Gorgan on the spatial order of other urban areas, 15 sub-criteria were examined under three main categories: function (performance), form, and meaning.
Using the AHP model, the criteria and sub-criteria were compared pairwise with respect to their importance in achieving the research objectives. The average values from these pairwise comparisons determined the weight of each criterion and sub-criterion in terms of their effectiveness in different types of interventions within the deteriorated central fabric of Gorgan.
To rank all the sub-criteria across the three main categories, adjusted weights were calculated. These adjusted weights were derived by multiplying the weight of each sub-criterion by the weight of its corresponding main criterion relative to all main criteria. This process allowed direct comparison between sub-criteria across categories.
According to the final priority scores of the function criterion, the most appropriate approach to organizing deteriorated urban fabrics is when the process of empowerment of the fabric and its context has been carried out.
To assess the effect of participation in the regeneration and revitalization of the deteriorated central fabric of Gorgan, a regression test was conducted. The regression model yielded an F-value of 3.678 with a significance level of 0.001, confirming a statistically significant relationship between the independent and dependent variables. This result highlights the significant impact of citizen participation on the regeneration of the deteriorated urban fabric of Gorgan.
Furthermore, the relationship between two of the most critical impacts identified earlier prevention of uncontrolled horizontal expansion and enhancement of sense of belonging and the set of factors related to participation in regeneration was examined using the T-test. The results showed that citizen participation significantly strengthened the identity and sense of belonging to the central neighborhoods of Gorgan (F=3.78, p=0.001). Likewise, the regeneration and revitalization of the central deteriorated fabric of Gorgan, with a mean score of 3.43, significantly influenced the reduction of uncontrolled horizontal urban expansion (F=37.463, p=0.001).
Discussion
This study investigated the impacts of regeneration and revitalization of the deteriorated central fabric of Gorgan, along with the role of public participation in reconstructing these areas and organizing other urban fabrics spatially.
The findings indicate a significant relationship between citizen participation and the regeneration of Gorgan’s deteriorated urban fabric. These results align with previous studies by Davoodpour and Niknia [2012], Sajadi and Habibi [2011], and Ziyyari et al. [2010]. Specifically, Davoodpour and Niknia [2012] have highlighted that revitalizing deteriorated urban fabrics contributes to sustainable development and spatial organization. Similarly, Sajadi et al. [2011] demonstrate that empowerment and regeneration strategies effectively address spatial challenges. Ziyyari et al. [2010] emphasize that preserving urban capital and heritage, particularly the often-overlooked morphology of valuable fabrics, prevents the loss of material assets and proposed a regeneration model to restore vitality and spatial order.
The revitalization of Gorgan’s central deteriorated fabric also influenced the control of uncontrolled horizontal urban expansion. This finding is consistent with Davoodpour and Niknia [2012], Hamidi and Nikpour [2023], and Ziyyari et al. [2018]. Hamidi and Nikpour [2023] have highlighted that unplanned suburban expansion and rural-to-urban migration cause ecological displacement between old and new urban fabrics, which can be mitigated through structured regeneration. Ziyyari et al. [2018] have suggested an endogenous sustainable development model to restore vitality and prevent uneven horizontal expansion.
Citizen participation in regenerating the central deteriorated fabric significantly strengthened local identity and sense of belonging. These results are supported by Moridsadat and Mohammadian [2018], Shakarami [2006], Bararpur and Akhtarshenas [2015], and Ohmer [2006]. Moridsadat and Mohammadian [2018] identify sense of belonging, trust, social cohesion, access to services, supportive plans, institutional development, and capacity building as key factors influencing participation, with sense of belonging having the greatest effect (0.53). Bararpur and Akhtarshenas [2015] report that most residents preferred to remain in their neighborhoods, showing willingness to participate in regeneration rather than relocate. Shakarami [2006] emphasize leveraging socio-economic and cultural potentials of central districts, combined with restoration, functional reorganization, and broad public participation under integrated urban management, to foster a sense of place. Ohmer [2006] notes that daily engagement of organization members enhances self-efficacy, effectiveness, and social cohesion. Bigdeli Rad [2019] highlights that resident surveys in deteriorated areas accelerate and improve regeneration quality, indicating that addressing neighborhood challenges without local participation is nearly impossible [Daroudi & Arabian, 2015].
Maintaining a vibrant urban fabric requires the continued presence of local residents. However, due to inadequate modern facilities and outdated infrastructure, long-term residents often migrate, while newcomers, economically motivated and unfamiliar with local contexts, occupy these areas. In such cases, restoration may treat the fabric as lifeless, applying imitative interventions that neglect social and economic realities and focus solely on physical form.
Deterioration primarily occurs due to aging structures and declining activity levels. As functions diminish, property values fall, competitiveness decreases, and original residents gradually leave, resulting in social network fragmentation. This opens the fabric to low-income and migrant populations, introducing cultural diversity but reducing sense of place and participation.
In Iran, regeneration and revitalization of central deteriorated fabrics began before the revolution, initially focusing on revitalizing access networks. Later, central fabric rehabilitation emerged, but lack of integration with urban plans limited success. Effective regeneration requires coordinated collaboration across physical, social, economic, and administrative dimensions. The ideal intervention model involves collective action among residents, municipal authorities, experts, investors, and contractors to create a well-structured urban regeneration process.
Moreover, regeneration must go beyond physical restoration to implement genuine local empowerment, fostering comprehensive social, cultural, and economic transformation. Establishing formal legal structures at both macro and micro geographic levels can significantly support these objectives.
Effective regeneration of central deteriorated urban fabrics requires strong governance, financial and technical capacity, clear regulations, and active engagement of property owners. A comprehensive understanding of physical, social, and economic conditions, coupled with public participation and public-private partnerships, ensures both qualitative and quantitative urban improvement. Recommended measures include government facilitation of services, financial incentives, technical support, enforcement of revitalization plans, local oversight, and protection of property values to equitably share the benefits of revitalization.
Conclusion
The renovation and revitalization of Gorgan’s central deteriorated urban fabric effectively prevent uneven development and horizontal sprawl, strengthen both financial and non-financial citizen participation, foster a sense of belonging, and reduce migration to peripheral urban areas. Furthermore, there is a significant relationship between citizen participation and the regeneration of the city’s deteriorated fabric. These interventions influence the city’s horizontal development and notably enhance local identity and attachment among residents of central neighborhoods.
Acknowledgments: Not applicable.
Ethical Permission: Not applicable.
Conflict of Interest: This article is derived from the first author’s dissertation under the supervision of the second author and consultation of the third author.
Author Contributions: Yazarloo H (first author): Introduction Writer/Discussion Writer/Methodologist/ Statistical Analyst (35%); Miri Gh (second author): Introduction Writer/Discussion Writer (35%); Karimian Bostani M (third author): Methodologist/Discussion Writer (30%)
Funding: Not applicable.
The city is an intertwined structure in which numerous institutions and individuals contribute to shaping its social life and physical appearance. With the expansion of cities and the growth of civic and social interactions, urban areas have undergone continuous change, growth, development, and evolution, incorporating various human-made artifacts over time. This development is a dynamic and ongoing process in which the physical boundaries and urban spaces change both vertically and horizontally in order to improve quantitatively and qualitatively. However, if such transformations occur rapidly and without adequate planning, the physical formation of urban spaces will not be suitable, and the urban system will inevitably encounter serious problems [Nakhi et al., 2016; Habibi et al., 2007].
In the case of Iranian cities, the continuous growth of the urban population has led to physical expansion, which is often horizontal in nature, occupying large peripheral areas. Over time, and due to changes in ownership, the physical quality of central urban fabrics has declined, leading to deterioration. Four categories of deteriorated urban fabrics can be identified: (1) historical and heritage districts, (2) non-historic urban areas, (3) marginal settlements (informal housing), and (4) physically deteriorated fabrics [Habibi et al., 2007]. The survival of cities is strongly linked to the condition of these deteriorated fabrics.
Following the Industrial Revolution, technological and socio-economic transformations, combined with the influx and concentration of populations and activities into city centers, caused severe physical, economic, and social decline in these central areas. Consequently, older urban districts gradually lost their vitality, and well-established neighborhoods transformed into problematic ones, marked by imbalance and incapacity to meet the evolving needs of modern urban communities [Lotfi et al., 2010]. Deteriorated urban fabrics have thus emerged as a persistent concern for urban managers and scholars alike, not only because of their negative physical, social, and environmental implications but also due to the challenges they pose for sustainable urban development [Yapang Gharavi & Mohammadi, 2016]. Residents of such districts often face multiple difficulties, including lack of adequate services and facilities, higher crime rates, and structural weakness of housing [Mosayyebzadeh et al., 2021].
In the context of modernization and post-modernization, deteriorated urban fabrics are considered inefficient and problematic for urban management and planning [Baek & Park, 2012]. At the same time, these fabrics are integral to the body of the city and possess historical, cultural, physical, functional, and economic values. Their revitalization and regeneration are therefore emphasized as essential elements for achieving sustainable urban development. Importantly, this process must address not only the physical-environmental dimensions but also the socio-economic conditions of residents [Moridsadat & Mohammadian, 2018]. Thus, effective revitalization requires a comprehensive approach that considers the inherent characteristics of historic districts, coupled with practical and executable plans. In this regard, human factors and community participation are crucial, and understanding the determinants of participatory behavior becomes essential [Moridsadat & Mohammadian, 2018].
Accordingly, adopting participatory approaches for the planning and implementation of urban regeneration projects is fundamental to achieving endogenous and sustainable urban development [Maleki et al., 2020]. Improving the condition of deteriorated urban fabrics, whose formation has evolved over centuries, is far more challenging than planning new, undeveloped lands. If socio-economic aspects of residents are overlooked, the outcomes of regeneration efforts may prove counterproductive. Therefore, fostering public participation in the regeneration of urban fabrics is of paramount importance [Sajadi et al., 2011].
In the case of Iran, numerous socio-economic and political changes over the past century have profoundly shaped the physical and spatial development of its cities, often with unfavorable outcomes. One of the most significant consequences has been the emergence of deteriorated central fabrics and informal settlements, which share many characteristics. Today, deteriorated fabrics are not necessarily defined by age but rather by their physical, economic, and, in some cases, social decline, rendering them unable to meet the needs of inhabitants [Mohammadi et al., 2014]. Iranian cities now face a critical challenge in managing deteriorated central and historic fabrics, which are often incompatible with the requirements of modern urban life [Ghafari & Azkia, 2004]. Structural and functional analyses of such fabrics reveal issues such as conflicts with broader urban structures, excessive density, economic decline, poor physical quality, reduced neighborhood identity, weakened social cohesion, environmental problems, accessibility difficulties, traffic congestion, and diminished cultural and visual qualities [Abbaspour & Mahdavi, 2017]. Other physical characteristics include inadequate access, narrow streets, and the predominance of fragile, small-scale buildings [Momeni et al., 2010].
Like many Iranian cities, Gorgan suffers from deteriorated central fabrics, which have become a pressing concern for local urban management. This has prompted efforts to propose new models for regeneration and revitalization tailored to the specific conditions of each district. Financial difficulties among residents, delays in government-provided loans, and slow progress of regeneration have encouraged the private sector to intervene, leveraging the high potential of these areas and taking advantage of governmental incentives. However, the involvement of both public and private sectors must be carefully managed to avoid public distrust and disillusionment, which requires well-defined mechanisms. At present, no comprehensive legal or executive framework exists to ensure effective participation of various stakeholders in the regeneration process [Faridnia & Mirkatooli, 2018]. As a result, the current regeneration of Gorgan’s central deteriorated fabrics has been inconsistent and fragmented, lacking a coherent pattern or integration with surrounding areas. In many cases, only individual houses are reconstructed without addressing the broader fabric.
Therefore, this study seeks to investigate the impacts of regeneration on the deteriorated central fabric of Gorgan, with particular emphasis on the role of community participation in revitalization and the spatial reorganization of adjacent urban areas.
Methodology
This study employed a survey-based research design and was conducted in 2023 in the city of Gorgan. The research instrument was a questionnaire, which was developed through field investigations and a review of Gorgan’s comprehensive urban development plans. In addition, relevant theoretical foundations and previous studies concerning the impact of public participation in the rehabilitation process were examined. Based on these investigations, appropriate indices and components for Gorgan were identified and incorporated into the questionnaire.
Accordingly, a questionnaire was designed with two main sections: (1) the impacts of reconstruction and rehabilitation processes, and (2) the impacts of public participation on these processes. A four-point Likert scale was employed (n = 32). The initial questionnaire was distributed among an expert panel of 21 university professors specializing in urban planning, selected purposively. After obtaining expert feedback on its validity, overlapping or unsuitable items were either eliminated or merged. Subsequently, the revised version was redistributed among the same experts, after which one additional item was removed. The final validated questionnaire consisted of 26 items: 11 questions measuring the impacts of reconstruction and rehabilitation, and 15 questions assessing the role of public participation. The reliability of the questionnaire was confirmed with a Cronbach’s alpha coefficient of 0.70.
According to the 2016 national census, the population of Gorgan was 480,541, comprising 150,649 households, with approximately 1,040 deteriorated housing units located in the central part of the city. Around 126,000 people resided in these deteriorated areas, representing 38% of Gorgan’s population. Therefore, the statistical population of the study included all 1,040 households living in the deteriorated residential center of Gorgan. Using Cochran’s formula, the sample size was determined to be 280 households. The questionnaires were distributed among household heads, who were selected through simple random sampling.
For data analysis, the Analytic Hierarchy Process (AHP) method was applied for prioritization, along with regression analysis using SPSS software version 24.
Findings
In this study, eleven criteria representing the most important impacts of regeneration and revitalization of the deteriorated central fabric of Gorgan were examined. Among these criteria, prevention of unbalanced development and horizontal urban sprawl (mean=2.24), strengthening public participation (both financial and non-financial) (mean=4.00), and fostering a sense of belonging while reducing migration to other urban areas (mean=3.80) ranked first, second, and third, respectively. Conversely, revival of the historical values of the neighborhood (mean=3.23) and reduction of urban land prices (mean=3.31) obtained the lowest rankings.
In assessing the impact of participation in the regeneration and revitalization of the deteriorated central fabric of Gorgan on the spatial order of other urban areas, 15 sub-criteria were examined under three main categories: function (performance), form, and meaning.
Using the AHP model, the criteria and sub-criteria were compared pairwise with respect to their importance in achieving the research objectives. The average values from these pairwise comparisons determined the weight of each criterion and sub-criterion in terms of their effectiveness in different types of interventions within the deteriorated central fabric of Gorgan.
To rank all the sub-criteria across the three main categories, adjusted weights were calculated. These adjusted weights were derived by multiplying the weight of each sub-criterion by the weight of its corresponding main criterion relative to all main criteria. This process allowed direct comparison between sub-criteria across categories.
According to the final priority scores of the function criterion, the most appropriate approach to organizing deteriorated urban fabrics is when the process of empowerment of the fabric and its context has been carried out.
To assess the effect of participation in the regeneration and revitalization of the deteriorated central fabric of Gorgan, a regression test was conducted. The regression model yielded an F-value of 3.678 with a significance level of 0.001, confirming a statistically significant relationship between the independent and dependent variables. This result highlights the significant impact of citizen participation on the regeneration of the deteriorated urban fabric of Gorgan.
Furthermore, the relationship between two of the most critical impacts identified earlier prevention of uncontrolled horizontal expansion and enhancement of sense of belonging and the set of factors related to participation in regeneration was examined using the T-test. The results showed that citizen participation significantly strengthened the identity and sense of belonging to the central neighborhoods of Gorgan (F=3.78, p=0.001). Likewise, the regeneration and revitalization of the central deteriorated fabric of Gorgan, with a mean score of 3.43, significantly influenced the reduction of uncontrolled horizontal urban expansion (F=37.463, p=0.001).
Discussion
This study investigated the impacts of regeneration and revitalization of the deteriorated central fabric of Gorgan, along with the role of public participation in reconstructing these areas and organizing other urban fabrics spatially.
The findings indicate a significant relationship between citizen participation and the regeneration of Gorgan’s deteriorated urban fabric. These results align with previous studies by Davoodpour and Niknia [2012], Sajadi and Habibi [2011], and Ziyyari et al. [2010]. Specifically, Davoodpour and Niknia [2012] have highlighted that revitalizing deteriorated urban fabrics contributes to sustainable development and spatial organization. Similarly, Sajadi et al. [2011] demonstrate that empowerment and regeneration strategies effectively address spatial challenges. Ziyyari et al. [2010] emphasize that preserving urban capital and heritage, particularly the often-overlooked morphology of valuable fabrics, prevents the loss of material assets and proposed a regeneration model to restore vitality and spatial order.
The revitalization of Gorgan’s central deteriorated fabric also influenced the control of uncontrolled horizontal urban expansion. This finding is consistent with Davoodpour and Niknia [2012], Hamidi and Nikpour [2023], and Ziyyari et al. [2018]. Hamidi and Nikpour [2023] have highlighted that unplanned suburban expansion and rural-to-urban migration cause ecological displacement between old and new urban fabrics, which can be mitigated through structured regeneration. Ziyyari et al. [2018] have suggested an endogenous sustainable development model to restore vitality and prevent uneven horizontal expansion.
Citizen participation in regenerating the central deteriorated fabric significantly strengthened local identity and sense of belonging. These results are supported by Moridsadat and Mohammadian [2018], Shakarami [2006], Bararpur and Akhtarshenas [2015], and Ohmer [2006]. Moridsadat and Mohammadian [2018] identify sense of belonging, trust, social cohesion, access to services, supportive plans, institutional development, and capacity building as key factors influencing participation, with sense of belonging having the greatest effect (0.53). Bararpur and Akhtarshenas [2015] report that most residents preferred to remain in their neighborhoods, showing willingness to participate in regeneration rather than relocate. Shakarami [2006] emphasize leveraging socio-economic and cultural potentials of central districts, combined with restoration, functional reorganization, and broad public participation under integrated urban management, to foster a sense of place. Ohmer [2006] notes that daily engagement of organization members enhances self-efficacy, effectiveness, and social cohesion. Bigdeli Rad [2019] highlights that resident surveys in deteriorated areas accelerate and improve regeneration quality, indicating that addressing neighborhood challenges without local participation is nearly impossible [Daroudi & Arabian, 2015].
Maintaining a vibrant urban fabric requires the continued presence of local residents. However, due to inadequate modern facilities and outdated infrastructure, long-term residents often migrate, while newcomers, economically motivated and unfamiliar with local contexts, occupy these areas. In such cases, restoration may treat the fabric as lifeless, applying imitative interventions that neglect social and economic realities and focus solely on physical form.
Deterioration primarily occurs due to aging structures and declining activity levels. As functions diminish, property values fall, competitiveness decreases, and original residents gradually leave, resulting in social network fragmentation. This opens the fabric to low-income and migrant populations, introducing cultural diversity but reducing sense of place and participation.
In Iran, regeneration and revitalization of central deteriorated fabrics began before the revolution, initially focusing on revitalizing access networks. Later, central fabric rehabilitation emerged, but lack of integration with urban plans limited success. Effective regeneration requires coordinated collaboration across physical, social, economic, and administrative dimensions. The ideal intervention model involves collective action among residents, municipal authorities, experts, investors, and contractors to create a well-structured urban regeneration process.
Moreover, regeneration must go beyond physical restoration to implement genuine local empowerment, fostering comprehensive social, cultural, and economic transformation. Establishing formal legal structures at both macro and micro geographic levels can significantly support these objectives.
Effective regeneration of central deteriorated urban fabrics requires strong governance, financial and technical capacity, clear regulations, and active engagement of property owners. A comprehensive understanding of physical, social, and economic conditions, coupled with public participation and public-private partnerships, ensures both qualitative and quantitative urban improvement. Recommended measures include government facilitation of services, financial incentives, technical support, enforcement of revitalization plans, local oversight, and protection of property values to equitably share the benefits of revitalization.
Conclusion
The renovation and revitalization of Gorgan’s central deteriorated urban fabric effectively prevent uneven development and horizontal sprawl, strengthen both financial and non-financial citizen participation, foster a sense of belonging, and reduce migration to peripheral urban areas. Furthermore, there is a significant relationship between citizen participation and the regeneration of the city’s deteriorated fabric. These interventions influence the city’s horizontal development and notably enhance local identity and attachment among residents of central neighborhoods.
Acknowledgments: Not applicable.
Ethical Permission: Not applicable.
Conflict of Interest: This article is derived from the first author’s dissertation under the supervision of the second author and consultation of the third author.
Author Contributions: Yazarloo H (first author): Introduction Writer/Discussion Writer/Methodologist/ Statistical Analyst (35%); Miri Gh (second author): Introduction Writer/Discussion Writer (35%); Karimian Bostani M (third author): Methodologist/Discussion Writer (30%)
Funding: Not applicable.
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