نوع مقاله : مقاله علمی پژوهشی
نویسندگان
1 دانشیار گروه جغرافیا و برنامهریزی شهری، دانشکده برنامهریزی و علوم محیطی، دانشگاه تبریز
2 استادیار گروه جغرافیا و برنامهریزی روستایی، دانشکده برنامهریزی و علوم محیطی، دانشگاه تبریز
3 دانشگاه تبریز،تبریز،ایران
چکیده
رشد شهرها و افزایش جمعیت آن در دهه‌های اخیر، زمین شهری را به کالایی ارزشمند از جهت اقتصادی و کمیاب تبدیل کرده است. این روند رو به رشد، موجب تقویت هرچه بیشتر نظریه استفاده از زمین در جهت منافع عمومی شهروندان شده و نقش برنامهریزی کاربری اراضی را پررنگ‌‌تر کرده است.با این وجود گسترش مناسبات سرمایهداری در شهرها، اقتصاد زمین و اضافه ارزش ناشی از آن را که به دلیل محدودیت عرضه و افزایش تقاضا ایجاد میشود به وسیله‌ای برای کسب سود اقتصادی تبدیل کرده؛ به گونه‌ای که این ارزش مازاد، شهروندان را ترغیب می‌کند که کاربری زمین خویش را حتی به شکل غیرقانونی تغییر داده و کاربری‌هایی با سودآوری متناسب با این ارزش را جایگزین کنند. این تغییر، مغایرت‌های کاربری-کارکردی در طرح‌های تفصیلی را موجب شده و سبب ایجاد نابسامانی در شهرها می شود که منطقه یک شهر تبریز نیز از این امر مستثنی نیست. این پژوهش بر‌اساس هدف در گروه تحقیقات کاربردی قرار می‌گیرد و به لحاظ ماهیت و گردآوری دادهها توصیفی- تحلیلی محسوب می شود.قیمت زمین برای دو دوره 1390- 1385 و 1394-1390 و تغییرات کاربری در منطقه از طریق برداشت میدانی جمع‌آوری و برای تعیین رابطه بین قیمت و میزان تغییرات از ضریب همبستگی پیرسون؛ جهت تحلیل پراکندگی و تمرکز تغییرات در ارتباط با محدوده های قیمتی از مدل تحلیل لکه‌های داغ و در رابطه با شبکه ارتباطی از تابع کرنل و دستور بافر در محیط GIS استفاده گردیده است.نتیجه ضریب پیرسون برای دوره اول برابر 840. و دوره دوم، 0853 می باشد که بیانگر وجود همبستگی مثبت و بالا بین دو متغیر قیمت و میزان تغییرات است. بیشترین تغییرات صورت گرفته نیز در محله‌های با قیمت زمین بیشتر می باشد.همچنین 96.7 درصد از کل مغایرتها در فاصله صد متری شبکه معابر بوده که از این مقدار نیز 52.6درصد در فاصله 25 متری راههای اصلی قرار دارد.
کلیدواژه‌ها
موضوعات
عنوان مقاله [English]
Investigating the Functional Contradictoriness of Urban Land Use in relation to land value (Case study: Region 1 of Tabriz)
نویسندگان [English]
- Akbar Asghari Zamani 1
- Hossein Karimzadeh 2
- ozra fazaeli kelvanaq 3
1 Associate Professor of Geography and Urban Planning, Faculty of Planning and Environmental Sciences, University of Tabriz
2 Assistant Professor of Geography and Rural Planning, Faculty of Planning and Environmental Sciences, University of Tabriz
3 tabriz university, tabriz, iran
چکیده [English]
Introduction
As cities grow and the urban population increase in recent decades, urban land has also become an economically valued and, of course, scarce commodity. This developing trend has further strengthened the land use theory in the public interest and has emphasized the role of land use planning. Though, the growth of the capitalist relation in cities has turned the land economy and the resulting surplus value to the means of gaining economic benefit, which is created by supply constraints and increasing demand; in such a way that this surplus value inspires citizens to change their land-use even illegally and replace it with profitable uses proportionate with this value. This change eliminates the user-functional inconsistencies in the detailed plans and it causes unrest in cities. If the increase in land value in parts of this area and the resulting rent intensify the incentives to trade in the land market, district 1 of Tabriz, as an economically active district and one of the commercial centers of the city, will probably not be an exception to this rule.
Data and methods
The current article is applied research based on the purpose of research, in terms of nature and data collection it is descriptive-analytical. The land price in the neighborhoods of district one of Tabriz is the independent variable and land-use change based on a detailed plan is the dependent variable. Land-use changes in the area are harvested in the field and land prices by neighborhoods are also obtained through real estate agencies. Pearson correlation coefficient was used to determine the relationship between the two variables and the hotspot analysis function was used to determine the distribution of changes in the range. The kernel function is also used to examine the relationship between the changes and the access network.
Results and Discussion
Land prices for the two periods of 2006-2011 and 2011-2015 and land-use changes in the District through field harvesting and in the neighborhoods of the district were collected and to determine the relationship between price and the amount of change, the Pearson correlation coefficient was used in SPSS software. Its result for the first period is 0.840 and the second period is 0.853. Likewise, the hotspot analysis model has been used to analyze the distribution and focus of changes in the GIS environment. The results indicate a positive and high correlation between price variables and the amount of change in the neighborhoods of the District so that the highest concentration of change is seen in neighborhoods with more land prices. About 96% of the total change occurred within a hundred meters of the road network, of which 52.6% was within 25 meters of the main roads. Abbasi Street along the east and west, Abersan crossroads to Pasdaran Highway, and most parts of Valiasr are areas prone to change. In this case, the role of economic centrality and the existence of uses with regional and supra-regional functions can be considered as the causes of this phenomenon.
One of the economic components that can affect the land use planning process in cities; is the price of land. In some parts of the city, the existence of some benefits increases the price of land and creates additional value for them, and thus affects the decision of property owners in the type of use. Regarding the hypotheses and analyzes, the results reveal that land price is not only a factor but also a qualitative factor and a high-impact economic component that results from various physical and environmental factors to government policies. It is the reason for land-use change and material benefit can be a robust stimulus for any change, whether positive or negative, towards society. The economic value of land in the study area has had a high impact on the formation of land-use change in this area and changes have occurred mostly in areas where land prices are high. Hotspot analysis on changes indicates a major accumulation of changes in areas where the land value is high and there is a direct relationship between land-use change and access network.
کلیدواژه‌ها [English]
- Functions Contradictoriness
- Urban Land prices
- Region 1
- Tabriz
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