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Volume 37, Issue 2 (2022)
GeoRes 2022, 37(2): 201-211 |
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Received: 2022/02/26 | Accepted: 2022/03/6 | Published: 2022/04/8
Received: 2022/02/26 | Accepted: 2022/03/6 | Published: 2022/04/8
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Gorginia A, Amini E. Strategies for Improvement and Renovation of Worn-Out Urban Structures using Sustainable Development Approach
(Case study: District 19 of Tehran). GeoRes 2022; 37 (2) :201-211
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Authors
A. Gorginia1, E. Amini *2
1- Department of Municipal Engineering, North Tehran Branch, Islamic Azad University, Tehran, Iran
2- Department of Municipal Engineering, Pardis Branch, Islamic Azad University, Tehran, Iran
2- Department of Municipal Engineering, Pardis Branch, Islamic Azad University, Tehran, Iran
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Introduction
The urban fabric reflects the grain of physical spaces, the communication network and accessibility, the distribution of activities, and ultimately the formation and expansion of a city over time [Batty, 1980]. In general, any urban fabric consists of two main components: The physical (form) and the functional (role). The combination of form and function, in terms of the degree of degradation, reveals specific patterns. Areas of urban fabric whose physical and functional qualities have deteriorated or become disrupted are referred to as degraded urban fabrics. Degradation of the fabric or its internal elements occurs either due to age or the absence of development plans and technical supervision over its formation [Sim, 1996: 79]. Degradation is classified into two types: 1) physical degradation and 2) functional degradation. When activities and land uses meet the needs but the physical structure is damaged, or when the functional system is disrupted while the physical structure remains intact, this is considered relative degradation; if both types occur simultaneously, it is classified as complete degradation.
One of the major physical challenges of old cities is the existence of degraded urban fabrics, which often serve as the origin of many urban problems, including economic-social, physical-structural, environmental, and security issues, ultimately creating instability in numerous cities. Fundamentally, the physical structure of cities is influenced by natural, social, and economic flows [Ebrahimzadeh & Maleki, 2012]. Many traditional urban fabrics, once a source of pride, are now subject to erosion and decay. Degraded urban fabric refers to areas within a city’s legal boundaries that, due to physical deterioration and insufficient access to vehicular routes, infrastructure, services, and urban facilities, are vulnerable and possess low spatial, environmental, and economic value [Pour Ahmad et al., 2007].
In general, the reduced efficiency of any phenomenon leads to its degradation. When the vitality of a city area declines for any reason, the urban fabric in that area enters a process of deterioration. Additionally, as wealthier urban populations migrate from central areas to the peripheries, decentralization of key facilities increases in those directions. Consequently, maintaining a suitable urban environment in neglected areas becomes increasingly difficult or, at times, impossible [Maron et al., 2008: 470]. Currently, in Iran, more than 67,000 degraded and inefficient urban fabrics, with a population exceeding 8.5 million people across 383 cities, have been identified [Rostami & Nazari, 2013].
Given the multiple challenges associated with degraded fabrics, these areas have become a human, social, and economic “threat” to cities and metropolitan regions. Structural and functional analysis of these fabrics reveals problems such as population and activity density, economic decline, reduced physical quality, decreased neighborhood and residential values, deterioration of social qualities, poor environmental conditions, limited accessibility, traffic issues, and degradation of cultural and visual qualities, posing a serious threat to the city’s future [DavoudPour & NikNia, 2011]. Therefore, today, degraded fabrics are not only those with old age but also those whose physical, economic, and social features have deteriorated and no longer meet residents’ needs. Moreover, such areas may become spaces conducive to the gathering of thieves, beggars, and homeless addicts, with neglect and lack of rehabilitation contributing to crime. Without proper policies and strategies, degradation leads to social anomalies, increased crime rates, and reduced perception of social security.
Degraded and inefficient urban fabrics constitute a large portion of the urban area in Iranian cities. Despite being major challenges for urban management and planning systems, these areas also represent the most significant potential for land use, population housing, creation of open service spaces, and environmental improvement. Unfortunately, inefficient urban planning and management policies regarding the rehabilitation of degraded fabrics not only hinder the optimal use of this potential but also gradually lead to degradation of significant portions of central and intermediate urban fabrics, creating severe conflicts between new urban fabrics, developed to meet evolving functional and service roles, and degraded fabrics unable to adapt to these changes [Sajadi & Mohammadi, 2011]. These fabrics, besides their physical issues, reduce urban quality and hinder human presence in urban spaces [Mahdizadeh, 2004].
Furthermore, due to their age and, in many cases, deterioration and lack of essential facilities and services, these fabrics fail to meet the needs of residents. This has resulted in the out-migration of original and long-term residents toward new or peripheral areas, while low-income and rural populations increasingly move into these degraded fabrics [Pour Ahmad et al., 2002]. Overly degraded, ruined, and neglected urban areas also foster social anomalies, creating depressed, disordered, unsafe spaces with low resident participation. The need for targeted intervention to preserve the identity of the central fabric and ensure its dynamism and development is therefore evident.
Given the importance of this urban fabric, a sustainable city development approach is particularly relevant. The term sustainable development was first used in the mid-1970s and is often attributed to the influential book Our Common Future [Saraei & Zaree, 2009]. Sustainable development is a guiding paradigm; over the past 25 years, governments, businesses, and citizens have adopted it as a principle, devising strategies to achieve and measure progress. In this context, indicators have been among the most essential tools to evaluate progress toward sustainable development. Each society applies frameworks suited to its conditions, which may include frameworks based on sustainability goals, dimensions, or processes. The most widely applied framework examines sustainability from a dimensional perspective, focusing on content and measuring the outcomes of policies. In the content dimension, indicators are generally divided into environmental, economic, and social categories and tracked over time [Campbel, 1996].
Urban sustainable development does not refer merely to the development of economic, social, or environmental subsystems individually, nor simply to their expansion. Instead, it seeks to balance economic growth, ecological restoration, environmental protection, and social progress, a challenge that has become a major focus of global research. Therefore, urban rehabilitation and renewal align closely with sustainable development, as such initiatives aim to achieve urban sustainability. Accordingly, exploring and theorizing sustainable cities and urban sustainable development is necessary within the process of urban renewal and rehabilitation.
The main objective of this study was to propose strategies for the rehabilitation and renewal of degraded urban fabrics with a sustainable development approach in District 19 of Tehran City.
Methodology
This research employed a descriptive-analytical approach and is considered applied in terms of objective, and qualitative-survey in terms of method. The study was conducted in 2020. Data were collected through document reviews and questionnaires. Initially, the internal and external environment of District 19 of Tehran was analyzed using Internal Factor Evaluation (IFE) and External Factor Evaluation (EFE) matrices. Preliminary urban rehabilitation and renewal strategies were formulated using a SWOT (Strengths, Weaknesses, Opportunities, Threats) matrix. To determine acceptable strategies, the current status of the study area in terms of degradation was identified based on the positioning of factors in the SWOT matrices. Additionally, the matrices were used to rank and prioritize strategies.
To identify the strengths, weaknesses, opportunities, and threats of the study area, library sources, documents on the city’s capabilities and limitations, regional and national development plans, urban renewal plans for the study area, and expert opinions from urban officials were utilized. Each of the four SWOT factors was analyzed and incorporated into the SWOT matrix. The factors were then prioritized based on their significance using a questionnaire administered to selected experts and urban officials. The sample population for prioritizing the four factors included 20 specialists and experts in urban renewal and rehabilitation. The questionnaire contained 20 closed-ended questions and was pre-tested for reliability with 15 experts in the field of urban building renewal. Responses were measured using a five-point Likert scale with options: “strongly agree,” “agree,” “neutral,” “disagree,” and “strongly disagree.” The Likert scale was used to identify, summarize, and confirm the internal and external factors affecting the study area.
After selecting the sample population, the IFE and EFE matrices were developed, and experts’ opinions were used to assign coefficients to each factor and determine strategic factors. Descriptive statistics were applied to analyze the data derived from the SWOT matrices.
SWOT Model
SWOT analysis (Strengths, Weaknesses, Opportunities, Threats) is a strategic management tool widely used to evaluate the internal and external environment of an organization or city. By identifying strengths, weaknesses, opportunities, and threats, a city can develop strategies to leverage strengths, address weaknesses, and use opportunities to counteract threats [Yüksel & Dagˇdeviren, 2007]. Internal evaluation assesses all aspects under the city’s control as strengths and weaknesses, while external evaluation examines economic, political, social, technological, and competitive conditions beyond the city’s control as opportunities and threats. By combining and analyzing these factors, the SWOT matrix allows the formulation of various strategic options [Dyson, 2004].
The method relies on two main assumptions: (a) each phenomenon has an internal order interacting with its external environment, and (b) it competes within its internal environment for development. Each factor can use its strengths to exploit external opportunities. The technique provides a structured framework to assess the internal and external environment systematically, facilitating the development of realistic and effective urban strategies [Asgari-Tafreshi et al., 2011].
By cross-analyzing opportunities and threats with strengths and weaknesses, strategies can be classified as aggressive, conservative, competitive, or defensive. Appropriate measures for improving degraded urban fabrics in District 19 and enhancing building resilience were identified, followed by prioritization of essential strategies.
Study Area
District 19 of Tehran is bounded by Javaneh Highway to the north, Azadegan Highway to the south, Navab-Bahmanyar Highway to the east, and Ayatollah Saeedi Highway to the west. It also borders Districts 16, 17, 18, and 20. Located in the southwestern entrance of Tehran, District 19 holds a special position and includes several structural elements of the city. It has been designated in the detailed plan as the capital’s international gateway.
Most buildings in the degraded neighborhoods, due to their rural origin, low economic status, and lack of construction supervision, were built unsafely and without minimum urban standards. Endowment ownership of land, deterioration, and unprincipled reconstruction further exacerbated the situation, which can only be addressed effectively through participatory renewal plans, consolidation, and support from the Urban Renewal Organization. The degraded fabric of District 19 has been documented by the municipal authorities. The population and area of degraded neighborhoods within the district vary by neighborhood.
District 19 exhibits characteristics such as high population density, small residential plots, use of non-standard construction materials, excessive degradation and density, heterogeneous neighborhoods often lacking identity, low-income and migrant residents, and interurban land uses. Physical discontinuities in the area, caused by factors such as brick kilns and central marketplaces, further challenge residents. These issues, along with others, have led to low urban security and a sense of insecurity among residents. Currently, addressing these urban fabric problems is a priority for municipal authorities and urban planning specialists, as it provides the opportunity for significant steps toward urban improvement and organization. The highest proportions of degraded fabric in District 19 are found in neighborhoods 1, 2, and 3.
Findings
The process of evaluating internal factors was conducted in parallel with the assessment of external factors. The results of prioritizing strengths and weaknesses, as well as the analysis from the Internal Factor Evaluation (IFE) matrix, showed that within the strengths group, S4, with a final score of 0.75, was the most significant strength in this urban fabric. Meanwhile, W1, which refers to the neglect of social forces in approved and implemented plans for the degraded urban fabric, was identified as the most important weakness. Based on the calculations, the total final score of internal factors was 3.99, indicating that the area can leverage its strengths to overcome weaknesses or threats, which had a combined score of 3.91.
In the assessment of external factors, opportunities and threats were identified and placed in the rows of the External Factor Evaluation (EFE) matrix. This step describes the environmental context confronting the urban fabric. Economic, social, technological, and managerial events, along with the nature and position of different stakeholder groups such as citizens and other involved parties, were evaluated to determine how they might benefit or harm the area in the future. Overall, external factors include economic, social, cultural, political, institutional, legal, and environmental forces.
Among the opportunities, O9, owners’ ability to participate in the organization of degraded urban fabric through financial and credit facilities, received the highest score. This reflects residents’ motivation and willingness to participate in the rehabilitation process, representing a significant opportunity to enhance engagement and support for urban renewal. Conversely, among the threats, T5, the neglect of citizens’ role in participation and decision-making, received the highest score, indicating that disregarding residents’ input poses a major threat to the renovation process.
The total score of external factors for this area was 3.73, showing a slight difference compared to the score of threats (3.76) confronting the urban renewal of District 19. Key opportunities in the district include: enabling owners’ participation through financial and credit facilities (weighted score 0.69), establishing neighborhood councils as intermediaries between citizens and government (0.67), engaging with NGOs in urban management and planning (0.45), and recognizing the complex urban system structure by managers (0.37). These indicate that empowering residents through financial support is a crucial factor in the rehabilitation of the degraded urban fabric.
Among the main threats, the highest priority factors were: neglecting citizens’ role in participation and decision-making (0.72), residents’ financial inability to renovate and improve buildings (0.61), ambiguity in urban planning regulations related to façade management (0.46), and lack of awareness of citizens’ rights (0.39). The most critical threat was the disregard of public participation in the rehabilitation process.
Within the threats, the use of low-quality construction materials in neighborhood buildings (score 0.29) highlights the unsuitability of materials and the overall age of buildings in District 19’s degraded areas. Additionally, instability in material prices and nationwide inflation places financial pressure on builders, leading to incomplete construction and, in some cases, the use of inappropriate materials by residents during private property renovations. This contributes to improper construction practices and increases the vulnerability of buildings, particularly against hazards such as earthquakes.
Urban rehabilitation and renewal of degraded areas involve multiple dimensions, and therefore, strategies and solutions must address various aspects. After identifying, evaluating, and prioritizing internal and external factors in District 19’s degraded urban fabric, a sustainable strategy matrix was developed based on defined objectives. The SWOT matrix, by comparing strengths, weaknesses, threats, and opportunities, provides four types of strategies: SO (Strengths-Opportunities), ST (Strengths-Threats), WO (Weaknesses-Opportunities), and WT (Weaknesses-Threats). Potential strategies are derived from the interaction of internal and external factors, and strategies focused on strengths should be formulated to optimally utilize environmental potentials.
Discussion
The aim of this study was to propose strategies for the rehabilitation of degraded urban fabric in District 19 of Tehran, with an emphasis on a sustainable development approach. The restoration of degraded areas generally produces significant added value, but the process must be designed so that the residents themselves benefit from these improvements. Otherwise, residents, who often lack the means to live in adequately developed urban areas, may be displaced to other degraded neighborhoods. Therefore, providing long-term, interest-free financial facilities to residents for participating in the organization and reinforcement of degraded areas, alongside policies supporting citizens in urban regeneration, represents one of the primary aggressive strategies for the renewal and rehabilitation of District 19’s urban fabric.
This requires establishing cooperative conditions between civil institutions and residents and fostering communication between residents of degraded areas and other neighborhoods. In essence, this approach refers to participatory urban renewal. Urban design in degraded areas should not be limited to spatial, aesthetic, or architectural concerns, but must also consider the management and organizational aspects of executive and operational institutions. The prioritization of opportunities and threats indicated that owners’ participation in organizing degraded areas received the highest score, reflecting residents’ motivation and willingness to engage in the rehabilitation process. Conversely, the neglect of citizens’ participation and decision-making was identified as the most critical threat. This indicates that despite residents’ willingness to participate, their role in decision-making is often overlooked by responsible authorities, which may hinder the success of rehabilitation efforts. Similar findings were reported by Mokhtari-Malekabadi et al. (2014).
Urban managers must provide the necessary conditions for public participation through meetings and community sessions, fostering close links between officials and residents, while fulfilling their responsibilities in various domains. Experience shows that urban renewal of degraded areas is an interdisciplinary process requiring the involvement of government, municipalities, private sector, and citizens. These findings align with those of Rasouli et al. (2018), Mokhtari-Malekabadi et al. (2014), MosayebZadeh & Abedini (2012), and Taherlou & Jalilnezhad (2017).
One challenge in rehabilitating degraded urban areas relates to the cultural and social fabric of residents. If residents’ approach is not aligned with the management of renewal, implementation is unlikely to succeed. In District 19, one strategy involves changing residents’ perception of their neighborhoods through cultural initiatives and reshaping their mindset. Additionally, opportunities for public engagement and support in applying modern technologies to address physical, social, and economic issues must be provided, fostering participatory management to encourage residents’ involvement in the rehabilitation process. Residents possess civil capacity and a sense of belonging, which, when combined with motivation and responsibility, necessitates strong collaboration between citizens and urban managers.
The government’s role includes building trust through supervision, social control, law enforcement against insecurity, providing local employment opportunities, eliminating discrimination, ensuring social justice in urban services and infrastructure, and promoting neighborhood health and hygiene. These findings are supported by studies such as AghaSafari et al. (2013), Yaghoubi & Shams (2019), Akbari et al. (2017), Khoshghadam & Razzaghi Asl (2016), Momeni et al. (2010), and Esmaeel pour et al. (2012).
The street network of District 19’s degraded areas, mostly unplanned, is irregular. Neighborhoods such as Nahiye 3, Khalazir, Nematabad, and Abdolabad have narrow or dead-end streets, often less than 6 meters wide, making them largely inaccessible. Compliance with urban standards and implementation of building reinforcement and safety improvement measures are essential defensive strategies, addressing weaknesses such as lack of continuous sidewalks, visual disorder, and obstacles to emergency services access. Problems in providing rapid ambulance, fire, and police services (W8) are largely due to inadequate neighborhood layouts. Emphasis on urban standards and visual improvement aligns with findings by DavoudPour & NikNia (2011) and Hoseini et al. (2013). Additionally, proper access to other neighborhoods and city areas facilitates interventions and significantly impacts rehabilitation success, as noted by Rostami & Nazari (2013).
Access to urban services and infrastructure in District 19 is inadequate. According to municipal studies, the green space per capita in the district is 1,182,116 m², yet nearly none is allocated to degraded areas. Service areas within degraded neighborhoods total 8,320 m², compared to 3,054,799 m² across the entire district, indicating significant inequality. Unequal distribution of services exacerbates social weakness and alienation among residents. Promoting equitable service distribution, citizen participation, awareness campaigns about urban renewal, provision of facilities, and defining functional and economic roles for degraded areas are proposed strategies to enhance rehabilitation outcomes.
It is recommended that future studies utilize software such as MAXQDA and Atlas.ti, and combine open-ended questions with in-person expert interviews for richer insights.
Conclusion
Strategies for rehabilitating, organizing, and addressing problems in degraded urban fabrics vary depending on the nature, scope, and severity of the issues. Therefore, it is essential to thoroughly examine and identify the dimensions, extent, and causes of urban degradation and its spatial and social relationships with neighboring areas. District 19’s neighborhoods have historically developed in an unplanned and intertwined manner, with degradation largely linked to social, economic, and cultural issues. By implementing participatory strategies derived from this research, the development, rehabilitation, and organization of these neighborhoods can be effectively achieved.
Acknowledgements: Not applicable.
Ethical approval: Not applicable.
Conflict of interest: This study is derived from the first author’s PhD dissertation under the supervision of the second author at Islamic Azad University, North Tehran Branch.
Authors’ contributions: Gorjinia A (first author), Introduction Writer/Discussion Writer/Statistical Analysis/Main Researcher (50%); Amini E (second author), Main Researcher/Discussion Writer/Methodologist/Introduction Writer (50%)
Funding: All research costs were covered by the authors.
The urban fabric reflects the grain of physical spaces, the communication network and accessibility, the distribution of activities, and ultimately the formation and expansion of a city over time [Batty, 1980]. In general, any urban fabric consists of two main components: The physical (form) and the functional (role). The combination of form and function, in terms of the degree of degradation, reveals specific patterns. Areas of urban fabric whose physical and functional qualities have deteriorated or become disrupted are referred to as degraded urban fabrics. Degradation of the fabric or its internal elements occurs either due to age or the absence of development plans and technical supervision over its formation [Sim, 1996: 79]. Degradation is classified into two types: 1) physical degradation and 2) functional degradation. When activities and land uses meet the needs but the physical structure is damaged, or when the functional system is disrupted while the physical structure remains intact, this is considered relative degradation; if both types occur simultaneously, it is classified as complete degradation.
One of the major physical challenges of old cities is the existence of degraded urban fabrics, which often serve as the origin of many urban problems, including economic-social, physical-structural, environmental, and security issues, ultimately creating instability in numerous cities. Fundamentally, the physical structure of cities is influenced by natural, social, and economic flows [Ebrahimzadeh & Maleki, 2012]. Many traditional urban fabrics, once a source of pride, are now subject to erosion and decay. Degraded urban fabric refers to areas within a city’s legal boundaries that, due to physical deterioration and insufficient access to vehicular routes, infrastructure, services, and urban facilities, are vulnerable and possess low spatial, environmental, and economic value [Pour Ahmad et al., 2007].
In general, the reduced efficiency of any phenomenon leads to its degradation. When the vitality of a city area declines for any reason, the urban fabric in that area enters a process of deterioration. Additionally, as wealthier urban populations migrate from central areas to the peripheries, decentralization of key facilities increases in those directions. Consequently, maintaining a suitable urban environment in neglected areas becomes increasingly difficult or, at times, impossible [Maron et al., 2008: 470]. Currently, in Iran, more than 67,000 degraded and inefficient urban fabrics, with a population exceeding 8.5 million people across 383 cities, have been identified [Rostami & Nazari, 2013].
Given the multiple challenges associated with degraded fabrics, these areas have become a human, social, and economic “threat” to cities and metropolitan regions. Structural and functional analysis of these fabrics reveals problems such as population and activity density, economic decline, reduced physical quality, decreased neighborhood and residential values, deterioration of social qualities, poor environmental conditions, limited accessibility, traffic issues, and degradation of cultural and visual qualities, posing a serious threat to the city’s future [DavoudPour & NikNia, 2011]. Therefore, today, degraded fabrics are not only those with old age but also those whose physical, economic, and social features have deteriorated and no longer meet residents’ needs. Moreover, such areas may become spaces conducive to the gathering of thieves, beggars, and homeless addicts, with neglect and lack of rehabilitation contributing to crime. Without proper policies and strategies, degradation leads to social anomalies, increased crime rates, and reduced perception of social security.
Degraded and inefficient urban fabrics constitute a large portion of the urban area in Iranian cities. Despite being major challenges for urban management and planning systems, these areas also represent the most significant potential for land use, population housing, creation of open service spaces, and environmental improvement. Unfortunately, inefficient urban planning and management policies regarding the rehabilitation of degraded fabrics not only hinder the optimal use of this potential but also gradually lead to degradation of significant portions of central and intermediate urban fabrics, creating severe conflicts between new urban fabrics, developed to meet evolving functional and service roles, and degraded fabrics unable to adapt to these changes [Sajadi & Mohammadi, 2011]. These fabrics, besides their physical issues, reduce urban quality and hinder human presence in urban spaces [Mahdizadeh, 2004].
Furthermore, due to their age and, in many cases, deterioration and lack of essential facilities and services, these fabrics fail to meet the needs of residents. This has resulted in the out-migration of original and long-term residents toward new or peripheral areas, while low-income and rural populations increasingly move into these degraded fabrics [Pour Ahmad et al., 2002]. Overly degraded, ruined, and neglected urban areas also foster social anomalies, creating depressed, disordered, unsafe spaces with low resident participation. The need for targeted intervention to preserve the identity of the central fabric and ensure its dynamism and development is therefore evident.
Given the importance of this urban fabric, a sustainable city development approach is particularly relevant. The term sustainable development was first used in the mid-1970s and is often attributed to the influential book Our Common Future [Saraei & Zaree, 2009]. Sustainable development is a guiding paradigm; over the past 25 years, governments, businesses, and citizens have adopted it as a principle, devising strategies to achieve and measure progress. In this context, indicators have been among the most essential tools to evaluate progress toward sustainable development. Each society applies frameworks suited to its conditions, which may include frameworks based on sustainability goals, dimensions, or processes. The most widely applied framework examines sustainability from a dimensional perspective, focusing on content and measuring the outcomes of policies. In the content dimension, indicators are generally divided into environmental, economic, and social categories and tracked over time [Campbel, 1996].
Urban sustainable development does not refer merely to the development of economic, social, or environmental subsystems individually, nor simply to their expansion. Instead, it seeks to balance economic growth, ecological restoration, environmental protection, and social progress, a challenge that has become a major focus of global research. Therefore, urban rehabilitation and renewal align closely with sustainable development, as such initiatives aim to achieve urban sustainability. Accordingly, exploring and theorizing sustainable cities and urban sustainable development is necessary within the process of urban renewal and rehabilitation.
The main objective of this study was to propose strategies for the rehabilitation and renewal of degraded urban fabrics with a sustainable development approach in District 19 of Tehran City.
Methodology
This research employed a descriptive-analytical approach and is considered applied in terms of objective, and qualitative-survey in terms of method. The study was conducted in 2020. Data were collected through document reviews and questionnaires. Initially, the internal and external environment of District 19 of Tehran was analyzed using Internal Factor Evaluation (IFE) and External Factor Evaluation (EFE) matrices. Preliminary urban rehabilitation and renewal strategies were formulated using a SWOT (Strengths, Weaknesses, Opportunities, Threats) matrix. To determine acceptable strategies, the current status of the study area in terms of degradation was identified based on the positioning of factors in the SWOT matrices. Additionally, the matrices were used to rank and prioritize strategies.
To identify the strengths, weaknesses, opportunities, and threats of the study area, library sources, documents on the city’s capabilities and limitations, regional and national development plans, urban renewal plans for the study area, and expert opinions from urban officials were utilized. Each of the four SWOT factors was analyzed and incorporated into the SWOT matrix. The factors were then prioritized based on their significance using a questionnaire administered to selected experts and urban officials. The sample population for prioritizing the four factors included 20 specialists and experts in urban renewal and rehabilitation. The questionnaire contained 20 closed-ended questions and was pre-tested for reliability with 15 experts in the field of urban building renewal. Responses were measured using a five-point Likert scale with options: “strongly agree,” “agree,” “neutral,” “disagree,” and “strongly disagree.” The Likert scale was used to identify, summarize, and confirm the internal and external factors affecting the study area.
After selecting the sample population, the IFE and EFE matrices were developed, and experts’ opinions were used to assign coefficients to each factor and determine strategic factors. Descriptive statistics were applied to analyze the data derived from the SWOT matrices.
SWOT Model
SWOT analysis (Strengths, Weaknesses, Opportunities, Threats) is a strategic management tool widely used to evaluate the internal and external environment of an organization or city. By identifying strengths, weaknesses, opportunities, and threats, a city can develop strategies to leverage strengths, address weaknesses, and use opportunities to counteract threats [Yüksel & Dagˇdeviren, 2007]. Internal evaluation assesses all aspects under the city’s control as strengths and weaknesses, while external evaluation examines economic, political, social, technological, and competitive conditions beyond the city’s control as opportunities and threats. By combining and analyzing these factors, the SWOT matrix allows the formulation of various strategic options [Dyson, 2004].
The method relies on two main assumptions: (a) each phenomenon has an internal order interacting with its external environment, and (b) it competes within its internal environment for development. Each factor can use its strengths to exploit external opportunities. The technique provides a structured framework to assess the internal and external environment systematically, facilitating the development of realistic and effective urban strategies [Asgari-Tafreshi et al., 2011].
By cross-analyzing opportunities and threats with strengths and weaknesses, strategies can be classified as aggressive, conservative, competitive, or defensive. Appropriate measures for improving degraded urban fabrics in District 19 and enhancing building resilience were identified, followed by prioritization of essential strategies.
Study Area
District 19 of Tehran is bounded by Javaneh Highway to the north, Azadegan Highway to the south, Navab-Bahmanyar Highway to the east, and Ayatollah Saeedi Highway to the west. It also borders Districts 16, 17, 18, and 20. Located in the southwestern entrance of Tehran, District 19 holds a special position and includes several structural elements of the city. It has been designated in the detailed plan as the capital’s international gateway.
Most buildings in the degraded neighborhoods, due to their rural origin, low economic status, and lack of construction supervision, were built unsafely and without minimum urban standards. Endowment ownership of land, deterioration, and unprincipled reconstruction further exacerbated the situation, which can only be addressed effectively through participatory renewal plans, consolidation, and support from the Urban Renewal Organization. The degraded fabric of District 19 has been documented by the municipal authorities. The population and area of degraded neighborhoods within the district vary by neighborhood.
District 19 exhibits characteristics such as high population density, small residential plots, use of non-standard construction materials, excessive degradation and density, heterogeneous neighborhoods often lacking identity, low-income and migrant residents, and interurban land uses. Physical discontinuities in the area, caused by factors such as brick kilns and central marketplaces, further challenge residents. These issues, along with others, have led to low urban security and a sense of insecurity among residents. Currently, addressing these urban fabric problems is a priority for municipal authorities and urban planning specialists, as it provides the opportunity for significant steps toward urban improvement and organization. The highest proportions of degraded fabric in District 19 are found in neighborhoods 1, 2, and 3.
Findings
The process of evaluating internal factors was conducted in parallel with the assessment of external factors. The results of prioritizing strengths and weaknesses, as well as the analysis from the Internal Factor Evaluation (IFE) matrix, showed that within the strengths group, S4, with a final score of 0.75, was the most significant strength in this urban fabric. Meanwhile, W1, which refers to the neglect of social forces in approved and implemented plans for the degraded urban fabric, was identified as the most important weakness. Based on the calculations, the total final score of internal factors was 3.99, indicating that the area can leverage its strengths to overcome weaknesses or threats, which had a combined score of 3.91.
In the assessment of external factors, opportunities and threats were identified and placed in the rows of the External Factor Evaluation (EFE) matrix. This step describes the environmental context confronting the urban fabric. Economic, social, technological, and managerial events, along with the nature and position of different stakeholder groups such as citizens and other involved parties, were evaluated to determine how they might benefit or harm the area in the future. Overall, external factors include economic, social, cultural, political, institutional, legal, and environmental forces.
Among the opportunities, O9, owners’ ability to participate in the organization of degraded urban fabric through financial and credit facilities, received the highest score. This reflects residents’ motivation and willingness to participate in the rehabilitation process, representing a significant opportunity to enhance engagement and support for urban renewal. Conversely, among the threats, T5, the neglect of citizens’ role in participation and decision-making, received the highest score, indicating that disregarding residents’ input poses a major threat to the renovation process.
The total score of external factors for this area was 3.73, showing a slight difference compared to the score of threats (3.76) confronting the urban renewal of District 19. Key opportunities in the district include: enabling owners’ participation through financial and credit facilities (weighted score 0.69), establishing neighborhood councils as intermediaries between citizens and government (0.67), engaging with NGOs in urban management and planning (0.45), and recognizing the complex urban system structure by managers (0.37). These indicate that empowering residents through financial support is a crucial factor in the rehabilitation of the degraded urban fabric.
Among the main threats, the highest priority factors were: neglecting citizens’ role in participation and decision-making (0.72), residents’ financial inability to renovate and improve buildings (0.61), ambiguity in urban planning regulations related to façade management (0.46), and lack of awareness of citizens’ rights (0.39). The most critical threat was the disregard of public participation in the rehabilitation process.
Within the threats, the use of low-quality construction materials in neighborhood buildings (score 0.29) highlights the unsuitability of materials and the overall age of buildings in District 19’s degraded areas. Additionally, instability in material prices and nationwide inflation places financial pressure on builders, leading to incomplete construction and, in some cases, the use of inappropriate materials by residents during private property renovations. This contributes to improper construction practices and increases the vulnerability of buildings, particularly against hazards such as earthquakes.
Urban rehabilitation and renewal of degraded areas involve multiple dimensions, and therefore, strategies and solutions must address various aspects. After identifying, evaluating, and prioritizing internal and external factors in District 19’s degraded urban fabric, a sustainable strategy matrix was developed based on defined objectives. The SWOT matrix, by comparing strengths, weaknesses, threats, and opportunities, provides four types of strategies: SO (Strengths-Opportunities), ST (Strengths-Threats), WO (Weaknesses-Opportunities), and WT (Weaknesses-Threats). Potential strategies are derived from the interaction of internal and external factors, and strategies focused on strengths should be formulated to optimally utilize environmental potentials.
Discussion
The aim of this study was to propose strategies for the rehabilitation of degraded urban fabric in District 19 of Tehran, with an emphasis on a sustainable development approach. The restoration of degraded areas generally produces significant added value, but the process must be designed so that the residents themselves benefit from these improvements. Otherwise, residents, who often lack the means to live in adequately developed urban areas, may be displaced to other degraded neighborhoods. Therefore, providing long-term, interest-free financial facilities to residents for participating in the organization and reinforcement of degraded areas, alongside policies supporting citizens in urban regeneration, represents one of the primary aggressive strategies for the renewal and rehabilitation of District 19’s urban fabric.
This requires establishing cooperative conditions between civil institutions and residents and fostering communication between residents of degraded areas and other neighborhoods. In essence, this approach refers to participatory urban renewal. Urban design in degraded areas should not be limited to spatial, aesthetic, or architectural concerns, but must also consider the management and organizational aspects of executive and operational institutions. The prioritization of opportunities and threats indicated that owners’ participation in organizing degraded areas received the highest score, reflecting residents’ motivation and willingness to engage in the rehabilitation process. Conversely, the neglect of citizens’ participation and decision-making was identified as the most critical threat. This indicates that despite residents’ willingness to participate, their role in decision-making is often overlooked by responsible authorities, which may hinder the success of rehabilitation efforts. Similar findings were reported by Mokhtari-Malekabadi et al. (2014).
Urban managers must provide the necessary conditions for public participation through meetings and community sessions, fostering close links between officials and residents, while fulfilling their responsibilities in various domains. Experience shows that urban renewal of degraded areas is an interdisciplinary process requiring the involvement of government, municipalities, private sector, and citizens. These findings align with those of Rasouli et al. (2018), Mokhtari-Malekabadi et al. (2014), MosayebZadeh & Abedini (2012), and Taherlou & Jalilnezhad (2017).
One challenge in rehabilitating degraded urban areas relates to the cultural and social fabric of residents. If residents’ approach is not aligned with the management of renewal, implementation is unlikely to succeed. In District 19, one strategy involves changing residents’ perception of their neighborhoods through cultural initiatives and reshaping their mindset. Additionally, opportunities for public engagement and support in applying modern technologies to address physical, social, and economic issues must be provided, fostering participatory management to encourage residents’ involvement in the rehabilitation process. Residents possess civil capacity and a sense of belonging, which, when combined with motivation and responsibility, necessitates strong collaboration between citizens and urban managers.
The government’s role includes building trust through supervision, social control, law enforcement against insecurity, providing local employment opportunities, eliminating discrimination, ensuring social justice in urban services and infrastructure, and promoting neighborhood health and hygiene. These findings are supported by studies such as AghaSafari et al. (2013), Yaghoubi & Shams (2019), Akbari et al. (2017), Khoshghadam & Razzaghi Asl (2016), Momeni et al. (2010), and Esmaeel pour et al. (2012).
The street network of District 19’s degraded areas, mostly unplanned, is irregular. Neighborhoods such as Nahiye 3, Khalazir, Nematabad, and Abdolabad have narrow or dead-end streets, often less than 6 meters wide, making them largely inaccessible. Compliance with urban standards and implementation of building reinforcement and safety improvement measures are essential defensive strategies, addressing weaknesses such as lack of continuous sidewalks, visual disorder, and obstacles to emergency services access. Problems in providing rapid ambulance, fire, and police services (W8) are largely due to inadequate neighborhood layouts. Emphasis on urban standards and visual improvement aligns with findings by DavoudPour & NikNia (2011) and Hoseini et al. (2013). Additionally, proper access to other neighborhoods and city areas facilitates interventions and significantly impacts rehabilitation success, as noted by Rostami & Nazari (2013).
Access to urban services and infrastructure in District 19 is inadequate. According to municipal studies, the green space per capita in the district is 1,182,116 m², yet nearly none is allocated to degraded areas. Service areas within degraded neighborhoods total 8,320 m², compared to 3,054,799 m² across the entire district, indicating significant inequality. Unequal distribution of services exacerbates social weakness and alienation among residents. Promoting equitable service distribution, citizen participation, awareness campaigns about urban renewal, provision of facilities, and defining functional and economic roles for degraded areas are proposed strategies to enhance rehabilitation outcomes.
It is recommended that future studies utilize software such as MAXQDA and Atlas.ti, and combine open-ended questions with in-person expert interviews for richer insights.
Conclusion
Strategies for rehabilitating, organizing, and addressing problems in degraded urban fabrics vary depending on the nature, scope, and severity of the issues. Therefore, it is essential to thoroughly examine and identify the dimensions, extent, and causes of urban degradation and its spatial and social relationships with neighboring areas. District 19’s neighborhoods have historically developed in an unplanned and intertwined manner, with degradation largely linked to social, economic, and cultural issues. By implementing participatory strategies derived from this research, the development, rehabilitation, and organization of these neighborhoods can be effectively achieved.
Acknowledgements: Not applicable.
Ethical approval: Not applicable.
Conflict of interest: This study is derived from the first author’s PhD dissertation under the supervision of the second author at Islamic Azad University, North Tehran Branch.
Authors’ contributions: Gorjinia A (first author), Introduction Writer/Discussion Writer/Statistical Analysis/Main Researcher (50%); Amini E (second author), Main Researcher/Discussion Writer/Methodologist/Introduction Writer (50%)
Funding: All research costs were covered by the authors.
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