Soltani Azad, K; (2014) Piecemeal versus comprehensive redevelopment in deteriorated neighbourhoods of Tehran. Doctoral thesis , UCL (University College London).

Abstract

Tehran, the capital of Iran, on the one hand faces extensive deterioration in its inner-city neighbourhoods and on the other hand, faces rapid population growth. The government has adapted urban regeneration as a policy that not only accommodates this growth within the city boundaries, but also tackles the deterioration problems. In this respect, this research compares two urban regeneration models, namely piecemeal and comprehensive redevelopments. In doing so it tries to understand how these two redevelopment models operate in deteriorated neighbourhoods of Tehran. This question is addressed by analysing the implementation and property development aspects of each redevelopment, with a specific focus on developers’ behaviour regarding these two models. At the theoretical level this research compares direct versus indirect planning in urban regeneration interventions from an institutional perspective. This derives from the work of Webster and Lai (2003) where they examined spontaneous planning versus centralised planning and Carmona (2009) where he analysed different modes of planning that on the one hand ranges from plan-based to opportunity-based, and on the other hand, from state-led to market-led modes of planning. Further, by building on the institutional perspective offered by Healy and Barret (1990) and Guy and Henneberry (2000) this thesis utilises the structure and agency approach to unravel the behaviour of property actors. Two neighbourhoods that have undergone redevelopments in Tehran, one piecemeal and one comprehensive, are chosen as case studies. As such, this research is an empirical account of two developments, utilising institutional analysis as a qualitative methodological approach in unravelling the ways in which property actors see the development process and their subsequent actions. Semi-structured interviews with property actors are a critical part of data collection, alongside documents and local and national census, and direct observations. The thesis improves our understanding of the process of built environment production, and the role of the state in the development process. It has demonstrated that the development decision-making cannot be solely understood as the result of economic rationality, as it occurs within institutional contexts structured by dynamic needs and concerns of actors. In advancing institutional analysis, this thesis by focusing on two specific projects, demonstrates the different approaches taken by property developers, development organisations and planners as they engaged differently with the wider structures set by the government through different policies.

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