Proceedings of the 1st International Congress on New Horizons in Architecture and Planning 7 & 8th of January 2015, Tehran ISSN 0000-0000
Implementation of Urban Regeneration Approach with Focus on Social Capital Benefits (Case Study: Sangelaj Neighborhood)
Helia Molla Ahmadi Dehaghi*, Salim Jorjani Sarkhankalate B.S Urbanism, Art University of Tehran,
[email protected] B.S Urbanism, Art University of Tehran,
[email protected]
Abstract In this article we practice Regeneration of Sangelaj neighborhood as one of Tehran’s oldest neighborhoods, located close to Bazar and” Golestan” Royal palace and had a critical role in the social and spatial relations of the city. Our purpose is improving the quality of urban life and creating conditions for more social interactions between the residents. At first some principles and definitions in the field of renewal and rehabilitation of the historic and down town areas are given. Then we talk about Urban Regeneration approach and social capital and its functions in the society. Trends of transformation and decline in the inner city are reviewed and some guidelines are given to reverse the social, economic and physical decline and decay in the historic city. Afterwards social, economic, cultural and physical researches are implemented and analyzed to figure out the neighborhood’s today characteristics and conditions and its situation in the old city of Tehran. Finally After these analyses and reaching a primary vision, strategic and policy plans are presented for improving the neighborhood in urban design framework. The intervention area is a street in the neighborhood known as” Gozare Moayer” in the historic Tehran maps. In this area of the neighborhood, containing the main functions and uses, some action plans, namely green spaces and cultural and social centers are proposed and some measures are taken to improve security and safety and appearances of the neighborhood. Keywords: social capital, urban regeneration, urban design, urban decay and decline, downtown Introduction Urban decline and decay in the historical neighborhoods and downtowns is a subject long discussed by the urban planners and managers. Urban decline is used to describe undesirable changes, such as job losses accompanied by growing unemployment, social exclusion, physical decay and worsening living conditions [1]. The importance of the subject is clarified after the city’s wide horizontal expansion and encountering challenges like great rise in the price of land and properties located downtown, that are left without any plan. Also with the rapid expansion of cities like Tehran
and great amount of immigrations in the last 5 decades, the city’s identity and special features, formed throughout hundreds of years, are being threatened. As a result today we can witness an entirely different urbanization and social relations in the city of Tehran. Local policies and strategies designed to deal with urban decline, decay or transformations, are termed Urban Regeneration [2]. Urban regeneration can be defined as “a comprehensive and integrated vision and action which leads to the resolution of urban problems and which seeks to bring about a lasting improvement in the economic, physical, social and environmental
condition of an area that has been subject to change” [3]. It is often argued that one of the main limitations on the value of case studies is the difficulty of generalizing from the results. But case studies can reveal a depth and richness of detail and expose differences that more rigorously comparative but less precise quantitative studies cannot show. Case studies expose similarities and differences of experience and policy and pose questions for further research. They can also help to provide local explanations for the findings more generalized quantitative comparisons [4]. Our case study is a neighborhood in Tehran named Sangelaj (Figure 1). The case study is the backbone of the research. Sangelaj neighborhood is still rich of the remains of historical buildings and paths and Tehran’s bazar and social relations between the neighborhood’s residents and therefore can play an important role in conservation and reviving the identity of this city through Urban Regeneration. But this neighborhood needs a new driving force to renovate its uses and functions. In this article we are seeking a solution for improving quality of urban life in inner city neighborhoods with historic values such as Sangelaj in Tehran and ensuring a fair density of resident population and we pursue this aim with the employment of urban design and creating a friendly space for the residents and activating social capital through place making. Active public life stimulates personal development and is a constructive element of an urban vision of the good life [5]. The question we are trying to find an answer to is: What potentials does this neighborhood have? And what policies and strategies should be employed to activate social capital within the neighborhood?
Stimulating a gradual process of the neighborhood regeneration by the inhabitants. In the following text we will talk about urban regeneration history and terms in the world and Iran and then a short introduction to social capital and it’s relation to our goal in this article. Then we take a step forward to Sangelaj site assessment and after that we introduce our aims and strategies. At last policies for regeneration of sangelaj are given in both written and drawn form. History of urban regeneration practices The history of large-scale reconstruction goes back at least to the work of Pope Sixtus V (1585-1590) to recreate the city of Rome in order to attract a greater number of international pilgrims. Pope Sixtus V formulated an idea for the 'regeneration' of Rome, recreating the city into a 'fitting capital' of 'Christendom' [6]. However, modem attempts began in 1853 with Napoleon III and Haussmann's plans for Paris. The large-scale urban reconstruction scheme superimposed 95 km of streets on the medieval core of Paris, destroying 50 km of the old street network [7]. The end of the 1960s marked a significant turning point in urban renewal as policies began to shift away from comprehensive redevelopment, large scale clearance and road building schemes towards rehabilitation, revitalization and area improvement [8][9]). Since the late 1970s and early 1980s, Property-led regeneration, the physical transformation of zones of dereliction particularly rundown former industrial sites, has become an international trend [10]. Hall [11] argues that globalization has led to a wave of deindustrialization in those cities which had large concentrations of older, less competitive manufacturing industry. Many cities in Western Europe and the USA have changed from being "largely centers of production to become largely centers of consumption" Therefore, the restructuring of old industrial districts has become the focus for regeneration efforts. The property-led initiatives were criticized as having a too narrow focus on purely physical regeneration and ignoring social regeneration. Thus, there was a shift in emphasis towards a more holistic and integrated approach. It was recognized that interventions had to be part of a framework of strategies including health, childcare, safety, education and training, environmental sustainability, the arts and culture, and other quality of life issues - in other words, an integration of the economic, social and environmental aspects in a comprehensive approach" [2]. The evidence revealed that urban regeneration requires a proper understanding of various issues combined with creative approaches based on a mix of physical, economic, social, cultural and environmental
Figure 1: Location of Sangelaj in Tehran
Spatial and social focuses of the project are: Emphasis on neighborhood regeneration in local level, focusing on public space and infrastructure improvement; Adopting a need-based approach, addressing the priorities of the local inhabitants;
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initiatives, combined with holistic urban management. In this context, urban regeneration can be defined as a comprehensive and integrated vision and action which leads to the resolution of urban problems and which seeks to bring about a lasting improvement in the economic, physical, social and environmental condition of an area that has been subject to change" [3]. In Iran’s regulations and laws, in “social approach” of urban regeneration, the absence of social structures for making citizen’s participation work, is felt, namely: education, creating social mobility and creating democratic procedures for urban regeneration. This is a fact demonstrating major weakness in the social approach of urban regeneration in Iran. In the physical approach, land or building possession, land preparation, land and building owners support, construction or reconstruction of secondary buildings and development and regeneration support are mentioned in the regeneration projects. The only subject that needs more attention is creating a cohesive data bank for land and housing and a system of ensuring commitment to compensation of losses for participant in urban regeneration projects [12]. Art garden in Tehran is a former fortress that has been changed into a theater and art gallery and a beautiful park through urban regeneration. The newest experience is the transformation of Ghasr prison in central Tehran in the year 2012 into a park with museum, exhibition hall and cafes.
Policy strategy: cities’ strategies for creative industries and policy programmes; making connections and combining opportunities: between seemingly isolated projects and initiatives. Festivals that serve many goals: supporting local creative industries dynamics as well as empowering local communities; articulating and cultivating local identities and social cohesion. [13].
For the social approach Culture: the privileged channel of expression of individuals and groups, as well as a guarantee for their involvement and participation in the projects. Civic bond & social cohesion in a process of urban regeneration: artistic workshops, like streets’ events, parties, as a way to create or re-create civic bond and cohesion. Public space and the sense of re-appropriation: artistic experiences supervised by artists and their social implications: participation, involvement of the inhabitants, reappropriation of a public space, a district of the town. The role of culture in the battle against social inequality, against all forms of exclusion and segregation linked to financial resources or social position [13]. For the physical approach The role of heritage, in city centers as well as in neighborhoods. The role of creativity, and the importance of suitable infrastructure for creativity to flourish. The importance of public spaces for creativity, social empowerment and conviviality. The inclusion of cultural professionals in urban regeneration, the methodologies to foster the interaction between the professionals of urban regeneration and the inhabitants [13].
Urban regeneration terms and functions In biology regeneration means the regrowth of lost or injured tissue, or the restoration of a system to its initial state. And so is with urban areas. Regeneration is concerned with the regrowth of economic activity where it has been lost; the restoration of social function where there has been dysfunction, or social inclusion where there has been exclusion and the restoration of environmental quality or ecological balance where it has been lost. Thus urban regeneration is an aspect of the management and planning of existing urban areas rather than the planning and development of new urbanization [4]. Urban regeneration can be categorized within 4 main themes: Economic, Social, Physical and integrated approach. Here is a list of most important or most common activities and issues that are covered by these 4 approaches.
For the integrated approach The usefulness of culture in urban regeneration – Cultural activities and the creative industries as a strategic resource and a driving force for urban regeneration. Integrated approach for a most successful regeneration- when the physical, the economic and social aspects of culture are integrated and work together. The power and potential of culture helping an urban development that is economically and socially sustaining. Urban regeneration is as individual as the places in which it happens. It depends on context and circumstance, an assessment of
For the economic approach The recognition of the potential role of culture and creativity in economic regeneration. Culture, art and heritage as vehicles and tools to provide cities with an identity.
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opportunity and existing resources. Regeneration is supported by a wide range of cultural catalysts [13].
neighborhood’s issues together and in a friendly and cooperative manner.
Social capital and public space In the new sustainability-oriented approach to urban regeneration, the concepts of community and neighborhood have become the central focus of the analysis [14]. Social capital is “the relationships, networks and norms that facilitate collective action”, or the shared knowledge, understandings and patterns of interactions that a group of people bring to any productive activity [15] [16]. For Coleman, social capital is productive, i.e. it is used so that actors can achieve particular ends that would have been impossible without it. So it has a clear instrumental purpose [17]. Particularly, Bourdieu emphasizes that social networks must be constructed and then skillfully maintained in order for the actor to utilize their resources [18]. Like Bourdieu, Coleman defines social capital as a collective resource utilizable by actors who are goal-oriented [17]. Coleman sees social capital as a bonding mechanism which adds to the integration of social structure [17]. In the following discussion the aim is to use social capital as a motivator of urban regeneration and the process that provokes the social interactions as a fundamental aspect of this theory is discussed. Multiplying social capital requires attention to effective and representative local governance, strong organizations, capacitybuilding, participatory planning, access to information, and collaboration and partnerships [19].
Figure 2: Location of Sangelaj neighborhood and Gozare Moayer in Tehran's city center
In order to get an insight into the residents’ viewpoint and the level of personalization and their sense of place we had 30 questionnaires by the adult shopkeepers and residents to be filled out and their image of the neighborhood and its notable elements to be drawn. These people were chosen randomly and were supervised carefully how to fill the questionnaire out. In the following figures (Figure 3, 4, 5 and 6) we have presented some of the results concerning social relations and quality of public space in the neighborhood. Although the neighborhood doesn’t meet all the requirements of a desirable neighborhood, Figure 3 presents that 34% of people who were asked are founded of their neighborhood and half of them like it in an average way.
Case study introduction In this article it is decided to practice regeneration of an old neighborhood which has long played an important role in the social, economic and decision making relations of Tehran. For this purpose it is decided to benefit from the social relations between the residents and shopkeepers and people who come to the neighborhood on a regular basis. This is what we call social capital and we want to plan for taking the best use out of this wealth. The original residents tend to talk to each other in the streets and shopkeepers usually care about their neighbor’s conditions and how they do. So it is important to make comfortable places here and There in the neighborhood’s main passage (Gozare Moayer) which is the backbone of the neighborhood and includes the most important activities and uses of it (Figure 2). This street has a long history and has appeared in the first map of Tehran (1858) that we have in the hand and was the connection between Tehran’s Bazar to Ghazvin gate (one of the 6 gates of the city in that time). Place making is a way of bringing people back into contact and making them solve their problems and their
Do you like the neighborhood that you work or live in? very much
much
13%
average
little
very little
3% 17% 17%
50%
Figure 3: Resident’s feeling toward neighborhood
Figure 4. shows that only 5% of the people said they don’t know their neighbors and 25% know their neighbors pretty well. But most people have an average recognition of their neighbors. This is the result of traditional relations among original residents of the old neighborhood.
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SWOT analysis Here is an analysis of the Sangelaj neighborhood and Gozare Moayer as our intervention area (with 2 plots depth from street line) and their present situation and characteristics in the inner Tehran.
Do you know your neighbors? very much
much
average
little
very little
0% 5% 5%
Strengths
20%
1. 70%
2. Figure 4: Neighbor's recognition
3.
In Figure 5. We can see that only 23% of the residents expressed distrust toward their neighbors. This shows a relatively good condition of social relations and cooperation between the residents.
4. 5.
3 metro stations in the neighborhoods bordering streets resulting in good access to the neighborhood. No transit traffic in the inner street network of the neighborhood due to narrow and blind alleys. Bus transportation lines in the bordering streets. Evenly balanced skyline in the main passages. Proper enclosure in the public realm (Figure 7).
Do you think your neighbors are trustworthy? very much
much
average
3% 7%
little
very little
7%
20%
63%
Figure 5: Amount of trust between neighbors
The question in Figure 6 is proposed to estimate the quality of public spaces through residents desire to spend time and to do optional and recreational activities in them. As we see 75% of the people who were asked don’t choose to spend time in the neighborhood as a destination for recreational activities and spending their free time. Figure 7: Enclosure of Gozare Moayer Why do you often attend the public spaces of the neighborhood? doing necessary 15% activities
25%
6.
Existence of various types of landmarks (historical, social and, functional nodes) in the heart of the neighborhood. 7. Dominance of Characters and remains of the historical neighborhood (Figure 8). 8. Economic prosperity of the commercial sector in Gozare Moayer. 9. Personalization for neighborhoods residents and shopkeepers. 10. Viability and mobility of the passages in the daytime. 11. Existence of Numerous mosques and religious centers, where people gather and communicate with each other.
entetainment and recreation
60% just for passing and reaching a destination in the city
Figure 6: Attending public spaces
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12. Existence of Parke Shahr close to the neighborhood. 13. Mixed uses in the main passages like Gozare Moayer.
9. 10. 11. 12.
13. 14. 15. 16. Figure 8: Sagha Khaneh close to Moayer mosque
Opportunities
Weaknesses 1. 2. 3. 4. 5. 6.
1.
Interference of pedestrian and vehicular traffic in busy passages and nodes. Absence of sidewalks in some parts of Gozare Moayer and inadequate width of present sidewalks. Unsafe passages for pedestrians and children. Lots of obstacles like parked motorcycles blocking sidewalks. Inadequate area of roads regarding the amount of activities. Narrow alleys and Physical and functional decay of the buildings (Figure 9).
2. 3. 4. 5. 6.
Figure 9: Narrow alleys and old buildings
7. 8.
Unfavorable appearance of ruined abandoned buildings. Noise pollution in the busy traffic nodes.
Decline in the number of the people present in the public space as a result of low quality and quantity of them. Lack of safe and secure space for children to play and spend their free time. Replacement of original residents by low income class and immigrants in the old, low lasting buildings. Restriction of social activities in the Saraye Mahalleh (a foundation in each neighborhood of Tehran for providing the residents cultural and educational programs) to women and children. Impermeable street network and lack of observance in the public space at night contributing to insecurity. Too Small plots. Lack of local green spaces in the neighborhood. Physical decay of the buildings and infrastructure, abandoned residential and commercial unit.
and
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Dense urban texture and short distances suitable for walking persuasion. Connector function of Gozare Moayer from Bazar to Shahpoor intersection in Vahdat Street. Homogenous and integrated form of the frontiers in main passages in the neighborhood. Resorts and functional nodes in the neighborhood. Vacant lots and ruins in the neighborhood Figure 13. Monuments and historical buildings in the neighborhood (Figure 10 and 12).
4. 5. 6. 7. 8.
Loss of social capital over time. Emigration of original residents from the neighborhood and transformation of social features. Distrust of community to the government. Ever-growing trend of decay and decline of historical buildings and urban texture. Growing trend of converting houses into storehouses and manufactories.
Figure 10: Renovated roofed market in Gozare Moayer
7. 8.
The possibility of converting the use of storehouses and manufactories. Marketplace of Gozare Moayer with mixed uses and diverse functions (Figure 11). Figure 12: Mostofiolmamalek’s (founder of the neighborhood) house
Figure 11: roofed market in intersection of Gozare Moayer and Vahdat Street
Threats 1. 2. 3.
Unprosperous residential quarter resulting from lack of parking and difficulties for car traffic. Growing trend of heterogeneous construction in the neighborhood. Decline and decay of identical elements and landmarks in case of inadvertency.
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Figure 13: Physical quality of buildings in Gozare Moayer
Results and discussion In Table 1 you can see some regeneration strategies that have been formerly practiced in the context of
urban renewal and renovation and the reason they can or cannot be applied in this case study.
Table 1: Regeneration Strategies (Authors) Regeneration strategy Participation of Local Community through Performing Educational Programs
Why I can use it in my context Existence of institutions like mosques and religious centers for social gatherings and Institution of Saraye Mahalleh.
Deindustrialization Projects
Tourist Attraction
Decorative Conservation
Why I can’t use it in my context
Some measurements like making hotels and low cost inns to accommodate a small number of visitors and tourists is possible to give the neighborhood a sense of hospitality and liveliness at nights
Proposed technics and actions Voluntarily programs and educational and cultural programs concerning neighborhood’s issues.
There are no remnants of distinctive industrial buildings in the site since Tehran’s city center has not experienced the effects of industrial era so much as European cities. The neighborhood has uses of a residential unit and the cultural characteristics and traditions require a more private and introspective space. Banning motor vehicles from entering the neighborhood is not possible since the production sector and residential quarter can’t tolerate the difficulties of this decision and might react negatively to that. Also it may deteriorate the conditions of residence and working units in the neighborhood. A museum can be attractive for tourists and educated class of society but not so beneficiary for the residents of the neighborhood.
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Transforming factories and workshop into museums or other cultural uses. Implementation of land uses and shops and activities concerning tourist industry.
Existence of Valuable building and structures of the old neighborhood and memorable landmarks and passages can’t be neglected since they form part of the identity of the neighborhood.
Sanitary conservation Increasing social capital and community empowering
Strong sense of personalization and trust between residents makes it possible to create lively places for social contacts.
The following 9 strategies at the end of the Table 2 fulfill our final goal “regeneration of Sangelaj neighborhood”. The diagram in Figure 14 shows the location of each strategy in the neighborhood. In the next step the policies that can be developed in the
Demolition and Reconstruction of derelict area, geometry oriented street networks and denying the past. Place making and improvement of safety and security of urban space.
main passage and market place of the neighborhood are presented in Figure 16, and Figure 15 shows the present land use of Gozare Moayer and explains why these locations are chosen for the policies to be implemented.
Table 2: Regeneration of Sangelaj neighborhood aims and strategies
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Figure 12 13
Figure 14: Sangelaj neighborhood’s strategic plan (Each strategy is reflected in the map concerning neighborhoods elements and features)
Policies 1. Using textured pavements in travel lines in order to reduce car speed. 2. Covering wide and deep gutters in the narrow passages and alleys. 3. Providing motorcycle parking in the main passage of the neighborhood. 4. Creating attractive public places in the space between buildings and empty lots in order to increase the amount of observers. 5. Lighting of the public space at night. 6. Creating diverse and attractive uses and activities in the main passages. 7. Creating small green spaces and playgrounds for the residential quarters. 8. Creating open air sports fields. 9. Making public announcements in local boards and banners and activating mosques and religious communities for cultural and educational trainings. 10. Possessing historically valuable buildings by the government or private sector and revitalizing them.
11. Ordaining Incentive policies like extra building coverage area for reconstruction of blighted and incompatible buildings. 12. Converting the uses of historical buildings to libraries and educating and entertaining centers. 13. Renovating and Converting old buildings to inns and cafes and traditional restaurants. 14. Using street level for attractive uses and upper floors for workshops and shoe manufactories that currently have activity in Gozare Moayer. 15. Converting storehouse and lots to public spaces and local cultural uses. 16. Bestowing construction Permission after the design and material of the buildings’ facade is confirmed according to the guidelines. 17. Implementation of example facades by public organizations or municipality. 18. Making visual access between important landmarks and eliminating visual barriers.
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19. Using integrated and suitable urban furniture and pavements in corridors and main passages between landmarks and nodes. 20. Creating or improving visual corridors and favorable serial visions in the main passages like Gozare Moayer.
After the policy plan we have presented an example of what café kiosk may look like in Figure 17. Then a new land use map is proposed (Figure 18).which shows Gozae Moayer after our vision for the neighborhood is reached.
Figure 15: Present land use of Gozare Moayer [20]
Figure 16: Policy plan in Gozare Moayer
b: Front view
a: Perspective Figure 17: Cafe 11 Kiosk
Figure 18: Proposed land use map of Gozare Moayer
Conclusion Public spaces and place making play an essential role in the regeneration of neighborhoods and act as a motivator of social capital. In Sangelaj we pursue neighborhood regeneration in local level, focusing on public space and infrastructure improvement and stimulating a gradual process of the neighborhood regeneration by the inhabitants. In Sangelaj most people have an average recognition of their neighbors. This is the result of traditional relations among original residents of the old neighborhood. Although the neighborhood doesn’t meet all the requirements of a desirable neighborhood, Figure 3 presents that 34% of people who were asked are founded of their neighborhood and half of them like it in an average way. In the meantime 75% of the people who were asked don’t choose to spend time in the neighborhood’s public spaces as a destination for recreational activities which is a sign of poor quality of public spaces. In the history of regeneration practices there are some strategies like “increasing social capital and community empowering, sanitary conservation, decorative conservation, tourist attraction, deindustrialization and Participation of local community with educational programs”. The analyses of the neighborhood show that not all these strategies are effective or practicable in our case study. We have suggested strategies like connecting the landmarks and nodes visually and physically and by this means bringing back prosperity and livelihood to the neighborhood’s public spaces and improve social attendance. Then we have focused on the main passage of the neighborhood named Gozare Moayer and made a policy plan for this street and proposed new land use map for this street. In the land use map we have
suggested parking places, tourist accommodation places, and transferring shoe manufactories with unattractive features to upper floors and more attractive commercial uses in the street level. Although these policies and strategies are very effective in bringing back livelihood and social events to the neighborhood, reaching the purpose of regeneration of Sangelaj neighborhood requires more consistency in urban governance improvement and formation of participatory organizations and associations. Since there is not a chance to discuss this issue in this article, we recommend future researchers to look for ways of organizing social capital and by this mean empowering people to renovate their houses and private spaces of neighborhood and also their working conditions and bring back prosperity to their neighborhood as it was before. References [1] Medhurst, F., Pery lewis, j., 1969. Urban Decay. An Analysis and a Policy. Macmillan, London. [2] Lang, T., 2005. “Insights in the British Debate about Urban Decline and Urban Regeneration: Working Paper”, Leibniz-Institute for Regional Development and Structural Planning, Erkner. [3] Roberts, P., 2000. The Evolution, Definition and Purpose of Urban Regeneration. In P. Roberts and H. Skyes (eds.), Urban Regeneration A Handbook. Sage Publications, London. [4] Couch, C., 2003. Urban Regeneration in Europe. Blackwell science Ltd, Oxford.
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