نوع مقاله : مقاله پژوهشی
نویسندگان
1 دانشجوی دکتری جغرافیا و برنامه ریزی شهری، دانشگاه تهران، ایران
2 استاد جغرافیا و برنامه ریزی شهری، دانشگاه تهران، ایران
3 دانشجوی دکتری جغرافیا و برنامه ریزی شهری، دانشگاه تبریز، ایران
چکیده
کلیدواژه‌ها
عنوان مقاله [English]
نویسندگان [English]
Basically an old and worn out texture is a texture which has taken shape and evolved through a long time process and today is surrounded by the present technology. While these textures in the past have had logic performances and hierarchical performances due to time necessities, today they are facing some shortages structurally and functionally. Furthermore, they can not meet the needs of their own residents. Strategic planning is one of the pillars of redevelopment and improvement programs due to its long term nature. Proper understanding and precise use of strategic planning and instruments of strategic programs development makes possible access to redevelopment and improvement programs. So, using SWOT, the improvement and renovation strategies for the worn out textures of Sirous district was obtained in this article. The results of research shows that the produced strategies for improvement and renovation of Sirous district as the guide of decisions is one of the components of orienting, controlling and planning systems of urban improvement and renovation. Thus, among these strategies i. e. , planning instruments (governmental investment, regulations, etc) and decision making system, there is a need to necessary harmony and convergence in order to improve the district worn out texture.
کلیدواژه‌ها [English]
Introduction
Today, the live and active texture of ’yesterday’ looks old and decrepit such that it seems that it has never had a vitality and joyful condition. Neither its body is like that of the old one nor its content! Once it was so attractive and pleasant that used to make the entire passerby to see its beauty and joy for hours. (Jahanshahi, 25:2003). However, today its old atmosphere is an avoiding atmosphere to human. Its space is old due to the fact that we take tradition as equal to oldness. It is static and unmovable since it can not meet our needs. What should we do now ? Should we leave it or observe its death? If so, then we will have a rootless city without identity with no past, no history and no memory. It is even anti-memory, so it will be fair to find a solution, but how? With which attitude? With a body-oriented and engineer-oriented attitude! Or a society-oriented view? Isn’t that a city is a social product and born of human space behavior? If that’s the case, the only approach which can make us closer to the goal, (i. e. renovation and giving life to the old body of old texture) is a systematic study of social and physical environment concurrently. (Pourahmad and Shmaei, 311:2003). Behavioral-space analysis in urban environment is a new topic which has not been noticed by urban researchers considerably, since urban studies in our country has been entangled in the trap of figure-oriented and body-oriented engineers rather than social-oriented and system-oriented engineers. (Hanachi, 22:2003). The old textures of cities in our country had been enjoying a specific dynamism and strength with a proper structure and function in harmony with the needs of its residents. (Zanoozi, 36: 2000). Though, with the abrupt increase of urban changes in recent 4 decades, the cities have not only lost their centrality but also they are not able to adapt themselves with their daily life changes. So that, today they are put forth as urban problematic spots or; in other words as ill-matched patches on the bodies of cities. The lack of a responsible management body which can adapt these textures with the structural and functional new changes based on modernity in cities have placed them in the narrow pass of inability and incompatibility with new needs. These textures not only have lost their indigenous populations, but they have been converted into places for the settlement of immigrants (in particular rural immigrants) and low income stratum who are seeking the cheapest urban spots to be settled. Consequently, it seems that the socio-economic and cultural conditions of the new residents besides the low attention of urban management in presenting facilities to revive these textures have made them more worn out. (Soltani, 20:2000). Basically, the old and worn texture is a texture which has taken shape in the course of long period of time and today is surrounded by the technology of the age. While this texture in the past had a logical and hierarchical performances due to time necessities, but today is facing shortages structurally and functionally and can not meet the needs of its own residents as it should be. (Sheikhi, 14: 1997). Strategic planning is one of the pillars of redevelopment and improvement programs. Proper understanding and precise use of strategic planning and instruments to develop strategic planning makes possible access to redevelopment and improvement programs. (Braison, 70: 2002). So, in this article, efforts have been made to develop improvement and renovation programs for Sirous district by using proper and minute instruments of objectives. The objectives of these articles are:
In general, the most important issues and problems of worn textures can be classified as follows:
- Socio-Economic Problems: Gradual exit of old residents from the district, migration of noble social strata from the old quarters and their replacement with incongruent migrants who are in lack of any ties to these regions, the growth and expansion of various types of social violations, allocation of old textures to specific and low grade activities which absorb violators and addicts, negative growth rate of household and population, demolishing the past economic structure of the old texture which was based on bazaar, the high cost of renovation of constructional units ( this factor makes private sector investors to distance themselves from investments in these areas), the low income level and inability in private investment and incapability to absorb peoples contributions (Jamal, 29: 2007).
- Environmental Problems: Another factor which has impacts on the worn out state of a historical texture is environmental pollution. Due to the concentration of business and work place spaces and consequently the establishment of various types of terminals and storerooms, over traffic of cars inside the texture, air and noise pollution takes place. These pollutions reduce the qualitative value of life and welfare of residents. It also stops the growth and development of urban texture, increases migration to that urban area and finally it hinders the innovation of worn out texture. Noise pollution also has impacts on the spirit and body health of the residents and reduces the qualitative and quantitative values of life in that texture. (Habibi and Pourahmad, 58: 2007).
- The Skeleton and Accessibility Problems: The low quality of the texture and using unfavorable products, full adaptability of the old texture with worn out textures and the existence of various limits of historical monuments, high population density along with low construction density, intensive shortage of urban public services like per capita green space or urban equipments, location improper distribution of urban services, division of lands of the region into small pieces and fine-grained condition of textures, the lack of infrastructures in harmony with the population at the region level such as parking, intensive skeleton vulnerability at the time of natural dangers such as earthquake, using low durable products such as bricks, dried bricks and wood. (Arab Ahmadi, 32: 2007).
An Introduction to Sirous District
Sirous district which was named Chalemedian in the past was one of the five districts forming the old Tehran. Sirous district in the urban divisions of Tehran is at district No. 17 of Region No. 12 with an area of about 40 hectares. It is bordered with 15 Khordad street in the north, Ray in the east, Molavi in the south and Mostafa Khomeini in the west of its limits. In three corners related to it, there are important cross sections such as Qiyam square, Molavi intersection and Sirous Intersection. With the establishment of over crossing bridge over Ray street and broadening this pivot, the fourth corner has a disordered situation. Following the destruction of neighboring units, this street has found a destructive and ruined form. The shape of this urban block is irregular trapezoid whose highest side along with 15 Khordad street has 710 meters of length and its shortest side has a 500 meters length. The two neighboring sides of Molavi and Sirous have stretched 650 and 700 meters accordingly. (Tehran Municipality, Tehran, 2007)
Research Methodology
At the first stage, the improvement and renovation program at Sirous district was developed. For this purpose, first the internal and external environment of the district was evaluated using assessment matrix for internal and external factors. The primary strategies of urban improvement and renovation program were developed through matrix of strengths, weaknesses, opportunities and threats. In order to determine acceptable strategies, with the help of internal and external matrix and based on the location in the boxes of this matrix, the present position of Sirous district was specified from the viewpoint of worn out condition. Also, the ranking and prioritizing matrix of strategies was used. So in order to identify the strong and weak points (strengths and weaknesses) and also opportunities and threats of Sirous district, the library sources and documents related to the powers and limits of city, regional and national macro plans, improvement and renovation plans of the district under consideration and the urban experts and authorities' views were used. Each of the four fold factors of SWOT were analyzed after identification and at the following stage, SWOT matrix was formed. Then each of the four factors was classified with regard to their importance based on questionnaire and according to the views of urban experts and officials. In this research, Likret spectrum and scale was used to measure the priorities and rank the external and internal factors. (SWOT). Thus, firstly the sample community was specified in order to prioritize the four fold factors including the views of experts and officials of the project of improvement and renovation of respective district. The sample volume was more than 20 cases. Then questionnaires were developed on the areas of strengths, weaknesses, opportunities and threats) and using Likret spectrum, they were graded from 1 to 5 for assessment of the community.
Internal-External Assessment
Internal and external assessment makes decision makers and planners adopt quantitative assessment in those stages in the process of developing objectives and strategies. (Roberts and Sykes, 20:2000). The small decisions which are made on the relative importance of internal and external factors of Sirous district bring about a possibility to present different objective and strategies effectively. The total final grades of external factors for Sirous district in the matrix of external factor assessment ( i.e. opportunities and threats) is 40.32 percent ( of which 34 percent of these factors form opportunities). This percentage means that the district has not been able to utilize the factors which create opportunities or positions) or it has not been able to distance itself from the factors which cause threat. (Tables No. 1).
Table 1: Matrix of External Factors (Opportunities) and Matrix of External Factors (Threats)
|
Row |
Threats |
Frequency |
Row |
Opportunities |
Frequency |
||||||||
|
Very low |
Low |
Medium |
High |
Very high |
Very low |
Low |
Medium |
High |
Very High |
||||
|
1 |
General worn condition of Central Tehran |
0 |
2 |
18 |
0 |
0 |
1 |
Possibility of using the district mosque as a center for social institutions |
0 |
2 |
18 |
0 |
0 |
|
2 |
Commercial activities focus |
0 |
6 |
14 |
0 |
0 |
2 |
Settlement in Central Tehran |
0 |
0 |
0 |
7 |
13 |
|
3 |
Shortage of public roads and transportation |
0 |
0 |
20 |
0 |
0 |
3 |
Relative coordination for the height of monuments in the district ant neighboring areas |
0 |
0 |
20 |
0 |
0 |
|
4 |
Escape of administrative and cultural activities from the city center |
0 |
3 |
17 |
0 |
0 |
4 |
Access to urban central services |
0 |
0 |
20 |
0 |
0 |
|
5 |
Urban life recession at night |
0 |
0 |
20 |
0 |
0 |
5 |
Neighborhood with Tehran bazaar |
0 |
3 |
17 |
0 |
0 |
|
6 |
Air and noise pollution in the city center |
2 |
10 |
8 |
0 |
0 |
6 |
The existence of main road of old bazaar of Nayebalsaltaneh which in the surrounding texture links two streets together |
0 |
0 |
0 |
14 |
6 |
|
7 |
Lack of environment safety |
0 |
2 |
18 |
0 |
0 |
7 |
The existence of health centers in neighboring districts |
0 |
6 |
14 |
0 |
0 |
|
8 |
Shortage of open and green spaces |
0 |
0 |
20 |
0 |
0 |
8 |
The existence of better educational centers in neighboring districts |
0 |
9 |
11 |
0 |
0 |
|
9 |
The arrival of drugs into the district and misuse the unawareness of residents by drug Mafia |
0 |
0 |
0 |
6 |
14 |
9 |
Importance of the limit due to the existence of old monuments and passages |
0 |
8 |
12 |
0 |
0 |
|
Table 1 continued |
|||||||||||||
|
10 |
Exit of original residents from the city center |
0 |
0 |
0 |
9 |
11 |
10 |
The existence of accesses in the surrounding of limits |
0 |
0 |
0 |
10 |
10 |
|
11 |
Tendency of low income people to settle in the city center |
0 |
0 |
0 |
12 |
8 |
11 |
Mild slope of district lands in most parts |
0 |
0 |
0 |
13 |
7 |
|
12 |
Lack of interest in investing in worn textures |
0 |
0 |
0 |
6 |
14 |
12 |
The possibility of using destructive spaces for the construction of public parking near Naeb passage road |
0 |
0 |
0 |
8 |
12 |
|
13 |
Lack of possibility of attracting people contribution and high economic standing individuals |
0 |
0 |
0 |
8 |
12 |
13 |
Interested old residents |
3 |
10 |
7 |
0 |
0 |
|
14 |
Lack of reference group in the district |
0 |
0 |
0 |
12 |
8 |
14 |
Possibility of using internal and external loans |
0 |
0 |
0 |
11 |
9 |
|
15 |
Lack of encouraging approaches |
4 |
4 |
8 |
0 |
0 |
15 |
Access to employment facilities in central Tehran |
0 |
0 |
20 |
0 |
0 |
|
16 |
Imposing public rules on specific conditions |
0 |
10 |
10 |
0 |
0 |
16 |
Potential of added value of land and estates |
0 |
0 |
20 |
0 |
0 |
|
17 |
Weakness of authorities of local management |
4 |
11 |
5 |
0 |
0 |
17 |
Structure of Nayebalsalataneh bazaar as a shopping center |
0 |
5 |
15 |
0 |
0 |
|
18 |
Low managerial life of urban managers ( in particular the mayor) |
6 |
8 |
8 |
0 |
0 |
18 |
Economic facilities of owners of commercial centers to change the use or correct it |
0 |
5 |
15 |
0 |
0 |
|
19 |
Various centers of decision making in relation with the urban affairs of the district |
0 |
0 |
0 |
11 |
9 |
19 |
The existence of cultural commons in particular religious ones among the residents |
0 |
0 |
0 |
10 |
10 |
|
20 |
Lack of coordination among the legislated rules in the respective organizations |
0 |
0 |
0 |
13 |
7 |
20 |
Determination of officials to interfere to reconstruct the district |
0 |
0 |
20 |
0 |
0 |
|
21 |
Shortage of specialized forces in municipality cadre |
0 |
10 |
10 |
0 |
0 |
21 |
The existence of regulations related to broadening the passages and interference in roads networks |
0 |
0 |
0 |
9 |
11 |
|
22 |
Imitative form of redevelopment plans nationwide |
6 |
9 |
5 |
0 |
0 |
22 |
The existence of regulations related to monuments renovations |
0 |
10 |
10 |
0 |
0 |
|
23 |
Lack of attention to people contribution |
0 |
0 |
20 |
0 |
0 |
23 |
Participation of people in administrating the district and renovation plan |
8 |
12 |
0 |
0 |
0 |
|
|
24 |
The availability of necessary bed ground for the formation of people management institutions |
0 |
0 |
0 |
9 |
11 |
||||||
|
25 |
Attention of urban management to participation and contribution |
0 |
0 |
0 |
9 |
11 |
|||||||
|
26 |
Strict treatment with drug addicts |
0 |
9 |
11 |
0 |
0 |
|||||||
Very low score:1 Low score: 2 Average score: 3 High Score : 4 Very high score : 5 The total final scores of external factors for Sirous district in the matrix of external factors assessment (Opportunities and Threats) is 59/68 percent ( of which 52/26 percent are forming the strengths). This percent means that the district has higher strengths as compared with its weak points. So, by presenting proper approaches, it will be possible to use the following strengths (strong points) for the improvement and renovation of worn textures of the district. The total final scores of internal factors for Sirous district in the matrix of assessment of internal factor are 52/26 percent. This percentage means that from the viewpoint of impact factor in improvement and renovation of worn textures of the district, the internal factors include more than 50 percent. (Tables No. 2).
Table 2: Matrix for the Assessment of Internal Factors (Strengths) and Matrix for the Assessment of Internal Factors (Weak points)
|
Row |
Weak Points |
Very low |
Low |
Average |
High |
Very high |
|
Strong Points |
Very low |
Low |
Average |
High |
Very high |
|
|
1 |
Shortage and lack of existence of green space and public open spaces |
0 |
0 |
0 |
6 |
14 |
1 |
The existence of Rameshe Religious Place[a place where the martyrdom of the 3rd Imam of Shiite is mourned for] as a center for social solidarity of the district |
0 |
0 |
0 |
12 |
8 |
|
|
2 |
Shortage and lack of diversity of urban performances including social, cultural, educational and recreational spaces |
0 |
0 |
0 |
7 |
13 |
2 |
The remaining historical texture |
8 |
9 |
3 |
0 |
0 |
|
|
3 |
Shortage of public services in the district |
0 |
0 |
20 |
0 |
0 |
3 |
Pivots of a district remaining from the old Tehran |
8 |
12 |
0 |
0 |
0 |
|
|
4 |
The existence of incompatible use |
0 |
6 |
14 |
0 |
0 |
4 |
The possibility of reconstruction and space redevelopment and making new openings in the cross road |
10 |
10 |
0 |
0 |
0 |
|
|
5 |
Weak access of those who drive in particular to the southern part |
0 |
0 |
0 |
15 |
5 |
||||||||
|
6 |
Shortage of urban equipments and installations |
0 |
0 |
0 |
8 |
12 |
5 |
The possibility of the creation of urban spaces with identity in main cross roads of bazaar |
0 |
0 |
0 |
13 |
7 |
|
|
7 |
Weakness in collecting and removing garbage in the district |
0 |
4 |
16 |
0 |
0 |
6 |
The relatively even height of building accumulation beside each other |
6 |
14 |
0 |
0 |
0 |
|
|
8 |
Busy area and high noise |
0 |
3 |
17 |
0 |
0 |
7 |
Easiness in interfering in the texture due to high percent of buildings with one or two floors |
0 |
0 |
0 |
6 |
14 |
|
|
9 |
Intensive worn of skeleton texture of the district |
0 |
0 |
20 |
0 |
0 |
8 |
Active margin |
10 |
8 |
2 |
0 |
0 |
|
|
Table 2 continued |
||||||||||||||
|
10 |
High age of monuments and worn condition of residential units |
0 |
0 |
0 |
4 |
16 |
9 |
Settlement oldness |
0 |
0 |
0 |
0 |
0 |
|
|
11 |
Non-standard materials used in the structure of most buildings |
0 |
0 |
0 |
10 |
10 |
10 |
Rate of high participation in the improvement of district |
0 |
0 |
0 |
15 |
5 |
|
|
12 |
Lack of resistance of monuments against incidents and earthquake |
0 |
0 |
20 |
0 |
0 |
||||||||
|
13 |
Lack of treatment –health spaces |
0 |
0 |
0 |
9 |
11 |
11 |
High interest to settle in the district |
0 |
0 |
0 |
0 |
0 |
|
|
14 |
Lack of distinctive inputs |
0 |
7 |
13 |
0 |
0 |
12 |
High religious beliefs |
0 |
9 |
1 |
0 |
0 |
|
|
15 |
Lack of public transportation facilities |
0 |
4 |
16 |
0 |
0 |
13 |
High interests of households for the housing improvement |
11 |
9 |
0 |
0 |
0 |
|
|
16 |
Lack of public parking lots in the district |
15 |
5 |
0 |
0 |
0 |
14 |
Existence of grounds of participation in people |
0 |
8 |
12 |
0 |
0 |
|
|
17 |
Using some of the residential units as storerooms |
0 |
0 |
0 |
13 |
7 |
15 |
The existence of hidden and overt citizenship memories in the texture |
4 |
11 |
5 |
0 |
0 |
|
|
18 |
Low quality of visual image |
0 |
0 |
0 |
11 |
9 |
16 |
Low rate of house renting as compared with other districts |
0 |
4 |
16 |
0 |
0 |
|
|
19 |
The existence of insecure spaces and places |
0 |
0 |
20 |
0 |
0 |
||||||||
|
20 |
Worn condition of bizarre in most of the route and lack of preservation and renovation of old monuments |
0 |
0 |
0 |
15 |
5 |
17 |
Capable previous residents |
2 |
8 |
10 |
0 |
0 |
|
|
21 |
Lack of the existence of proper construction model |
0 |
3 |
17 |
0 |
0 |
18 |
Private ownership of estates |
0 |
7 |
13 |
0 |
0 |
|
|
22 |
Lack of access to lanes at the time of natural risks |
0 |
0 |
20 |
0 |
0 |
19 |
Existence of local council |
9 |
8 |
3 |
0 |
0 |
|
|
Table 2 continued |
||||||||||||||
|
23 |
Low width of lanes and passages |
0 |
0 |
0 |
7 |
13 |
20 |
Determination of municipality and organization of improvement for contribution |
0 |
2 |
18 |
0 |
0 |
|
|
24 |
Lack of belonging sense to the place and tendency of previous resident to live outside the district |
0 |
0 |
0 |
8 |
12 |
21 |
Existence of elder people in the district |
0 |
3 |
17 |
0 |
0 |
|
|
25 |
Existence of traffic problems in surrounding streets |
0 |
4 |
16 |
0 |
0 |
22 |
Samples of people cooperation in the affairs of the district |
0 |
10 |
0 |
0 |
0 |
|
|
26 |
Population escape |
0 |
0 |
0 |
12 |
8 |
|
|||||||
|
27 |
Addiction and behavioral abnormalities |
0 |
0 |
0 |
3 |
17 |
||||||||
|
28 |
Settlement of low income people in the district |
0 |
0 |
0 |
11 |
9 |
||||||||
|
29 |
High percentage of single people ( bachelors) |
0 |
0 |
0 |
12 |
8 |
||||||||
|
30 |
Low income of the majority of the residents |
0 |
0 |
0 |
5 |
15 |
||||||||
|
31 |
Unemployment |
0 |
0 |
0 |
13 |
7 |
||||||||
|
32 |
Low saving |
0 |
0 |
20 |
0 |
0 |
||||||||
|
33 |
Incomes of informal sector |
10 |
10 |
0 |
0 |
0 |
||||||||
|
34 |
Being tenant in the case of most of the residents of the district |
0 |
3 |
17 |
0 |
0 |
||||||||
|
35 |
Lack of efficient use of market efficiently and allocation of it to small industrial work places |
5 |
9 |
6 |
0 |
0 |
||||||||
|
36 |
Lack of access of municipality cars to very narrow lanes to remove waste |
0 |
0 |
20 |
0 |
0 |
||||||||
|
37 |
Lack of trust of investors of private sector to the return of capital |
0 |
0 |
20 |
0 |
0 |
||||||||
|
38 |
High rate of population density |
0 |
0 |
0 |
13 |
7 |
||||||||
|
39 |
Weakness of improvement measures by municipality |
0 |
1 |
19 |
0 |
0 |
||||||||
|
40 |
Weakness of programs of organizations which are responsible for services |
0 |
5 |
15 |
0 |
0 |
||||||||
|
41 |
Weakness of programs of organizations in charge of installations |
0 |
6 |
14 |
0 |
0 |
||||||||
|
42 |
Weakness of environmental safety |
0 |
0 |
20 |
0 |
0 |
||||||||
Very low score: 1 Low score: 2 Average score: 3 High Score: 4 Very high score: 5
Developing Improvement and Renovation Strategies for the Worn Out Textures of Sirous District
Strategies of improvement and renovation of worn out texture of Sirous district makes this district moves out from its present worn situation gradually and achieve its respective position unless it faces an unfavorable situation abruptly. Studying and evaluating the strategies and selecting their most suitable one is to a great extent depending on mental decisions and data. So that, in order to select the most suitable strategies, precise principles and instruments is used for this job. With regard to the identification and analysis of four fold factors of internal and external effective factors in the area under consideration, now we form a SWOT matrix to study the effective strategic factors of improvement and renovation of the district. Thus, considering the weaknesses and strengths and also opportunities and threats affecting the improvement and renovation of worn texture of district, the SWOT matrix is drawn. (Table No. 3).
Table 3: Skeleton, Socio-Economic and Managerial SWOT of Sirous District
|
External Conditions |
Internal Conditions |
||
|
Threats |
Opportunities |
Weaknesses |
Strengths |
|
T1- General worn condition of Central Tehran T2- Commercial activities focus T3- Shortage of public roads and transportation T4- Escape of administrative and cultural activities from the city center T5- Urban life recession at night T6- Air and noise pollution in the city center T7- Lack of environment safety T8- Shortage of open and green spaces T9- The arrival of drugs into the district and misuse the unawareness of residents by drug Mafia T10- Exit of original residents from the city center T11- Tendency of low income people to settle in the city center T12- Lack of interest in investing in worn textures T13- Lack of possibility of attracting people contribution and high economic standing individuals T14- Lack of reference group in the district T15- Lack of encouraging approaches T16- Imposing public rules on specific conditions T17- Weakness of authorities of local management T18- Low managerial life of urban managers ( in particular the mayor) T19- Various centers of decision making in relation with the urban affairs of the district T20- Lack of coordination among the legislated rules in the respective organizations T21- Shortage of specialized forces in municipality cadre T22- Imitative form of redevelopment plans nationwide T23- Lack of attention to people contribution
|
O1- Possibility of using the district mosque as a center for social institutions O2- Settlement in Central Tehran O3- Relative coordination for the height of monuments in the district ant neighboring areas O4- Access to urban central services O5- Neighborhood with Tehran bazaar O6-The existence of main road of old bazaar of Nayebalsaltaneh which in the surrounding texture links two streets together O7- The existence of health centers in neighboring districts O8- The existence of better educational centers in neighboring districts O9-Importance of the limit due to the existence of old monuments and passages O10- The existence of accesses in the surrounding of limits O11-Mild slope of district lands in most parts O12-The possibility of using destructive spaces for the construction of public parking near Naeb passage road O13-Interested old residents O14-Possibility of using internal and external loans O15-Access to employment facilities in central Tehran O16-Potential of added value of land and estates O17- Structure of Nayebalsalataneh bazaar as a shopping center O18-Economic facilities of owners of commercial centers to change the use or correct it O19-The existence of cultural commons in particular religious ones among the residents O20- Determination of officials to interfere to reconstruct the district O21-The existence of regulations related to broadening the passages and interference in roads networks O22- The existence of regulations related to monuments renovations O23- Participation of people in administrating the district and renovation plan O24-The availability of necessary bed ground for the formation of people management institutions O25-Attention of urban management to participation and contribution O26-Strict treatment with drug addicts |
W1- Shortage and lack of green and public open spaces W2- Shortage and lack of existence of diversity of urban performances including social, cultural, educational and recreational spaces W3-Shortage of public services in the district W4- The existence of incompatible uses W5- Weak access of drivers specially in the southern part W6-Shorage of urban installations and equipments W7-Weakness in collecting garbage and removing it W8-Busy condition and high noise W9-Intensive worn condition of skeleton textures of district W10- Old age of monuments and worn condition of residential units W11- Non-standard materials in the skeleton of most buildings W12- Lack of resistance of buildings against incidents and earthquake W13- Shortage of health and treatment spaces W14- Lack of distinctive entrances W15- Shortage of public transportation facilities W16- Lack of public parking in the district W17- Using some of the residential units as storeroom \W18-Low quality of visual image W19- The existence of insecure spaces an places W20- Worn condition of small roofed bazaar in most of the route and shortage of preservation and renovation of old monuments W21- The lack of existence of proper construction model W22- Lack of possibility of access to lanes at the time of natural incidents W23- Low width of lanes and passages W24- Lack of existence of belonging sense to place and tendency of individuals W25- The existence of traffic problems of surrounding streets in particular Mostafa Khomeini street ( Sirous) W26-Population escape W27- Addition and behavioral abnormalities W28- Settlement of low income strata in the district W29- High rate of bachelors W30-Low income of majority of residents W31- Unemployment W32-Low saving W34-Renting situation of housing of the majority of residents of the district W35-Lack of efficient use of small bazaar economically and allocation of it to industrial small work places W36- Lack of access of municipality cars to very narrow lanes for removing garbage W37- Lack of trust of private sectors investors to the return of capital W38-High rate of population density W39-Weakness of improvement measures by municipality W40-Weakness of plans of organizations in charge of services W41-Weakness of plans of organization in charge of installations W42-Weakness of environmental safety |
S1- The existence of Religious Place of Rameshe as a center of social solidarity S2- The remained historical texture S3- Pivots of a district remaining from the old Tehran S4- The possibility of reconstruction and space redevelopment and also making necessary openings in cross roads S5- The possibility of creation of urban spaces with an identity in the main cross roads of bazaar S6. The relatively even height of building accumulations beside each other S7- Easiness of interference in the texture due to high percentage of units with one or two floors S8- Active margins S9- Oldness of settlement S 10- Rate of high tendency to participate in district improvement S11- High interest of people to settle in the district S12- High religious beliefs S13- Households tendency for housing improvement S14- The existence of grounds for the peoples contribution S15- The existence of overt and hidden layers of citizenship memories in the texture S16- Low rate of renting as price of housing as compared with other districts of the city S17- Capable previous residents S18- Private ownership of estates S19-Existence of local councils S20- Determination of municipality and organization of improvement for participation S21-The existence of elder and trusted people in the district S22- Sample of peoples cooperation in district affairs
|
As it is displayed in Table No. 3, in the area under consideration, 22 spots for internal strengths vis a vis 42 internal weaknesses and also 26 external opportunities vis a vis 23 external threats were identified and analyzed in respect of the district. Thus, in total, 48 strengths and opportunities points as privileges and 65 weaknesses and threats were identified as the limits of the district for improvement and renovation.
It can be said that the area under investigation with an average rate of difference has some advantages for development but it is also facing serious obstacles in the path of development. Presenting proper and realistic approaches, the district can move to remove weaknesses and threats and use strengths and opportunities efficiently.
Prioritization of SWOT Factors
1- Inter-group prioritization of SWOT factors
SWOT is in lack of a comprehensive assessment for decision making position. Determining the priorities of some factors in groups of strengths, weaknesses, opportunities and threats can not solely specify the most important factors. Moreover, in this manner, the importance of factors or assessment of decision making options in accordance with factors can not presented. (Dyson, 2004:632), Since planning procedure is mostly encompassing a great number of standards and their internal dependency, so using SWOT might be insufficient. With regard to the shortages of SWOT, in order to increase their efficiency, some methods are combined with SWOT. (Houben, 1999:132). In this research, list of SWOT factors was prepared in collaboration with authorities and experts within Likert Five Point Scale [This scale is a distance scale comprising of some options. It is a compound scale. Options in this scale show the importance of actors. In other words, through this scale, it is possible to determine the sensitivity of responses towards a factor. This scale is graded from 1 to 5.
1 shows the least important and 5 the most important ones in the research. (Khaki, 2006:258). This scale has been used to measure priority and rank internal and external environment factors of SWOT] and the formulas of relative weight of inter-group for each of the factors was calculated.
Formula 1: Rij= ∑Si. Fi
Rij: Score of factor j from group i
Si: Score of Likert Five-point Scale
Fi: Frequency of options
|
Yij: Weight of Factor j from Group I
This is among the methods which is combined with SWOT in order to quantify SWOT factors and prepare grounds for the assessment of the relative importance of factors for each group and in general to assess the decision making position. So that, the whole set of SWOT factors were designed within the format of questionnaire in order to have it weighted and prioritized by the respective authorities and experts. The standard of measure and grading of each of the above factors are such that for each factor a range of 1 to 5 is determined. Number 1 means very low importance, number 2 means low importance, number 3 means average importance, number 4 means high importance and number 5 means very much importance of that factor in the improvement and renovation of the worn texture of Sirous district. Then the collected data were analyzed based on the total of obtained weights, ranking average of these weights and their relative weights. After that, they were placed inside the four fold groups for grading and prioritizing which was discussed in the above Tables. So, after giving weight to the SWOT four fold factors, now we will deal with the ranking and prioritizing of strengths, weaknesses, opportunities and threats from the viewpoint of experts and officials.
Table 4: Ranking and measuring priorities of strengths from the viewpoint of experts and officials
|
Strengths |
Scores |
Weight average |
Relative Weight |
Rank |
|
S1 |
88 |
4.4 |
0.0755 |
2 |
|
S2 |
35 |
75.1 |
0.0300 |
14 |
|
S3 |
32 |
6.1 |
0.0274 |
17 |
|
S4 |
30 |
5.2 |
0.0429 |
19 |
|
Table 4 continued |
||||
|
S5 |
87 |
35.4 |
0.746 |
3 |
|
S6 |
34 |
7.2 |
0.0463 |
16 |
|
S7 |
94 |
7.4 |
0.0806 |
1 |
|
S8 |
32 |
6.1 |
0.0274 |
18 |
|
S9 |
50 |
5.2 |
0.0429 |
10 |
|
S10 |
85 |
25.4 |
0.729 |
4 |
|
S11 |
50 |
5.2 |
0.0429 |
9 |
|
S12 |
51 |
55.2 |
0.043 |
8 |
|
S13 |
29 |
45.1 |
0.0249 |
22 |
|
S14 |
40 |
6.2 |
0.0446 |
13 |
|
S15 |
41 |
5.1 |
0.0352 |
12 |
|
S16 |
56 |
8.2 |
0.0480 |
6 |
|
S17 |
48 |
4.2 |
0.0412 |
11 |
|
S18 |
53 |
65.2 |
0.455 |
7 |
|
S19 |
34 |
7.1 |
0.0292 |
15 |
|
S20 |
30 |
9.2 |
0.0497 |
20 |
|
S21 |
57 |
85.2 |
0.0489 |
5 |
|
S2 |
30 |
5.1 |
0.257 |
21 |
Table 5: Ranking and Prioritizing Weaknesses from the viewpoint of experts and officials
|
Weaknesses |
Scores |
Weight average |
Relative weight |
Rank |
|
W1 |
94 |
7.4 |
0.0317 |
4 |
|
W2 |
93 |
65.4 |
0.0313 |
5 |
|
W3 |
60 |
3 |
0.0202 |
20 |
|
W4 |
54 |
7.2 |
0.0182 |
36 |
|
W5 |
85 |
25.4 |
0.0286 |
18 |
|
W6 |
92 |
6.4 |
0.0310 |
6 |
|
W7 |
56 |
8.2 |
0.0189 |
33 |
|
W8 |
57 |
85.2 |
0.0192 |
28 |
|
W9 |
60 |
3 |
0.0202 |
21 |
|
W10 |
96 |
8.4 |
0.0323 |
2 |
|
W11 |
90 |
5.4 |
0.0303 |
8 |
|
W12 |
60 |
3 |
0.0202 |
29 |
|
W13 |
89 |
55.3 |
0.0207 |
9 |
|
Table 5 continued |
||||
|
W14 |
53 |
65.2 |
0.0179 |
39 |
|
W15 |
56 |
8.2 |
0.189 |
32 |
|
W16 |
25 |
25.1 |
0.0084 |
42 |
|
W17 |
87 |
35.4 |
0.0293 |
12 |
|
W18 |
89 |
45.4 |
0.0300 |
11 |
|
W19 |
60 |
3 |
0.0202 |
22 |
|
W20 |
85 |
25.4 |
0.0286 |
19 |
|
W21 |
75 |
85.2 |
0.0192 |
31 |
|
W22 |
60 |
3 |
0.0202 |
23 |
|
W23 |
93 |
65.4 |
0.0313 |
7 |
|
W24 |
88 |
6.4 |
0.0310 |
13 |
|
W25 |
56 |
8.2 |
0.0189 |
35 |
|
W26 |
88 |
4.4 |
0.0296 |
14 |
|
W27 |
97 |
85.4 |
0.0327 |
1 |
|
W28 |
89 |
45.4 |
0.0300 |
10 |
|
W29 |
88 |
4.4 |
0.0296 |
15 |
|
W30 |
95 |
75.4 |
0.0320 |
3 |
|
W31 |
87 |
35.4 |
0.0293 |
16 |
|
W32 |
60 |
3 |
0.0202 |
24 |
|
W33 |
30 |
5.1 |
0.0101 |
41 |
|
W34 |
57 |
85.2 |
0.0192 |
34 |
|
W35 |
41 |
05.2 |
0.0138 |
40 |
|
W36 |
60 |
3 |
0.0202 |
25 |
|
W37 |
60 |
3 |
0.0202 |
26 |
|
W38 |
87 |
35.4 |
0.0293 |
17 |
|
W39 |
58 |
95.2 |
0.0199 |
30 |
|
W40 |
55 |
75.2 |
0.0185 |
37 |
|
W41 |
54 |
7.2 |
0.0182 |
38 |
|
W42 |
60 |
3 |
0.0202 |
27 |
Table 6: Ranking and prioritizing of Opportunities from the viewpoint of experts and officials
|
Opportunities |
Scores |
Weights average |
Relative weight |
Rank |
|
O1 |
58 |
9.2 |
0.0330 |
16 |
|
O2 |
93 |
65.4 |
0.0529 |
1 |
|
O3 |
60 |
3 |
0.0341 |
15 |
|
O4 |
60 |
3 |
0.0341 |
11 |
|
O5 |
57 |
85.2 |
0.0324 |
17 |
|
O6 |
86 |
3.4 |
0.0489 |
10 |
|
O7 |
54 |
7.2 |
0.0307 |
20 |
|
O8 |
51 |
55.2 |
0.0290 |
22 |
|
O9 |
52 |
6.2 |
0.0296 |
21 |
|
O10 |
90 |
5.4 |
0.526 |
2 |
|
O11 |
87 |
35.4 |
0.459 |
9 |
|
O12 |
90 |
6.4 |
0.0523 |
3 |
|
O13 |
44 |
2.2 |
0.0250 |
25 |
|
O14 |
89 |
45.4 |
0.0506 |
5 |
|
O15 |
60 |
3 |
0.0341 |
12 |
|
O16 |
60 |
3 |
0.0341 |
13 |
|
O17 |
55 |
75.2 |
0.0313 |
18 |
|
O18 |
55 |
75.2 |
0.0313 |
19 |
|
O19 |
90 |
5.4 |
0.0512 |
4 |
|
O20 |
60 |
3 |
0.0341 |
14 |
|
O21 |
89 |
75.4 |
0.540 |
6 |
|
O22 |
50 |
5.2 |
0.284 |
24 |
|
O23 |
32 |
6.1 |
0.0182 |
26 |
|
O24 |
89 |
55.4 |
0.517 |
7 |
|
O25 |
89 |
55.4 |
0.517 |
8 |
|
O26 |
51 |
55.2 |
0.0291 |
23 |
Table 7: Ranking and prioritizing the Threats from the experts and officials
|
Threats |
Scores |
Weight average |
Relative weight |
Rank |
|
T1 |
58 |
9.2 |
0.0387 |
14 |
|
T2 |
54 |
7.2 |
0.0360 |
16 |
|
T3 |
60 |
3 |
0.0400 |
9 |
|
T4 |
55 |
85.2 |
0.0380 |
15 |
|
T5 |
60 |
3 |
0.0400 |
10 |
|
T6 |
40 |
3.2 |
0.307 |
22 |
|
Table 7 continued |
||||
|
T7 |
60 |
9.2 |
0.387 |
11 |
|
T8 |
60 |
3 |
0.400 |
12 |
|
T9 |
90 |
7.4 |
0.637 |
2 |
|
T10 |
89 |
55.4 |
0.0607 |
1 |
|
T11 |
88 |
4.4 |
0.0587 |
5 |
|
T12 |
90 |
7.4 |
0.627 |
3 |
|
T13 |
82 |
6.4 |
0.0613 |
8 |
|
T14 |
88 |
4.4 |
0.0587 |
6 |
|
T15 |
36 |
2.2 |
0.0293 |
23 |
|
T16 |
50 |
5.2 |
0.0333 |
17 |
|
T17 |
41 |
5.2 |
0.0273 |
20 |
|
T18 |
46 |
2 |
0.0267 |
19 |
|
T19 |
89 |
45.4 |
0.593 |
4 |
|
T20 |
87 |
35.4 |
0.580 |
7 |
|
T21 |
50 |
5.2 |
0.0333 |
18 |
|
T22 |
39 |
95.1 |
0.260 |
21 |
|
T23 |
60 |
3 |
0.0400 |
13 |
The results of the study of prioritization of strengths, weaknesses, opportunities and threats and also the evaluation of experts and officials of the SWOT factors within the method of relative weighting shows that in the strengths group, the facilitation of interference in the texture is possible due to the high percentage of units with one and two floors (with a relative weight 0. 0806). Also due to the existence of Rameshi religious place as the center of social solidarity of the district (with a relative weight 0. 0755) it is possible to make urban spaces with identity in the main cross roads of bazaar (with the relative weight 0. 746) and these are the strengths of Sirous district in improvement and renovation of worn textures.
2- Prioritizing intra-group of SWOT factors
Prioritizing SWOT factors in separate groups can not show the relative importance of the set of strengths, weaknesses, opportunities and threats in relation with each other. So, in this article, after determining the relative priorities of each of factors in separate groups of SWOT as the representative of each group, the experts were asked to compare the four factors of each group with each other in pair and then determine their importance as compared with other factors within the Likert scale. Thus, by calculating the weight of each factor (representative of each group SWOT) of the scaled factors, four groups of SWOT were obtained and for calculating external final priority, the SWOT factors were used.
Formula 3:
Rij=Final weight of factor (intra-group weight)
Wmaxi=Factor weight with highest weight of each group
Rij=Yij. Wmaxi
This output plays an important role in identifying SWOT prioritized factors in improving and renovating the worn out texture of Sirous. They can also serve as a proper base to develop proper strategies. (Table No. 8).
Table 8: Pair Comparison of the most important four fold factors of SWOT
|
Relative importance of factors |
t12 |
o2 |
w27 |
s7 |
Improvement and Renovation of Worn Textures of Sirous District |
|
0.5226 |
4 |
4 |
5 |
1 |
s7 |
|
0.2338 |
3 |
4 |
1 |
2 |
w27 |
|
0.1696 |
5 |
1 |
25 |
25 |
o2 |
|
0.0740 |
1 |
2 |
33 |
25 |
t12 |
Now we will deal with the final prioritization of SWOT factors in improving and renovating the worn textures of Sirous district.
Table 9: Final priority of SWOT factors in line with improvement and renovation of worn texture of the district
|
Row |
Factor |
Relative weight |
Agent code |
|
1 |
Facility of interference in the texture due to the existence of high percent of buildings with one and two floors |
0.0452 |
S7 |
|
2 |
The existence of Rameshe religious place as the center of social solidarity of the district |
0.0423 |
S1 |
|
3 |
Possibility of creation of urban spaces with identity in main cross roads of small market passage |
0.0419 |
S5 |
|
4 |
Rate of tendency to high participation in improvement of the district |
0.0409 |
S10 |
|
5 |
The existence of elder people in the district |
0.0274 |
S21 |
|
6 |
Low rate of renting fee and housing price as compared with other districts of city |
0.0269 |
S16 |
|
7 |
Private ownership of estates |
0.0255 |
S18 |
|
8 |
High religious beliefs |
0.0245 |
S12 |
|
9 |
Tendency to settlement in the district |
0.0241 |
S11 |
|
10 |
Old habitation |
0.0241 |
S9 |
|
11 |
Previous powerful residents |
0.0231 |
S17 |
|
12 |
The existence of hidden and overt layers of citizenship memories in the texture |
0.0197 |
S15 |
|
13 |
The existence of peoples participation in people |
0.0192 |
S14 |
|
14 |
The remaining historical texture |
0.0168 |
S2 |
|
Table 9 continued |
|||
|
15 |
The existence of local councils |
0.0164 |
S19 |
|
16 |
The relatively even height of building units near each other |
0.0164 |
S6 |
|
17 |
Pivots of districts remaining from old Tehran |
0.0154 |
S3 |
|
18 |
Active margin |
0.0154 |
S8 |
|
19 |
Determination of municipality and organization of improvement for participation |
0.0144 |
S20 |
|
20 |
Possibility of reconstruction and space redevelopment and making necessary openings in cross roads |
0.0144 |
S4 |
|
21 |
Samples of people cooperation in district affairs |
0.0144 |
S22 |
|
22 |
Tendency of households for housing improvement |
0.0140 |
S13 |
|
23 |
Settlement in central Tehran |
0.0090 |
O2 |
|
24 |
The existence of accesses in the suburb of limits |
0.0087 |
O10 |
|
25 |
Possibility of using destructive spaces for the construction of public parking near Naeb passage |
0.0087 |
O12 |
|
26 |
The existence of cultural commons in particular religions ones among the inhabitants |
0.0087 |
O19 |
|
27 |
Possibility of using local and foreign loans |
0.0086 |
O14 |
|
28 |
Existence of rules related to the widening of passages and interference in road networks |
0.0086 |
O21 |
|
29 |
The availability of necessary bed grounds for the formation of peoples management institutions |
0.0086 |
O24 |
|
30 |
Attention of urban management to contribution |
0.0086 |
O25 |
|
31 |
Mild slope of lands of district in most parts of it |
0.0084 |
O11 |
|
32 |
The existence of old main bazaar of Naebalsaltaneh which links the main street which surrounds the texture (15 Khordad) |
0.0083 |
O6 |
|
33 |
Addition and behavioral abnormalities |
0.0077 |
W27 |
|
34 |
High rate of age of monuments and worn condition of residential units |
0.0076 |
W10 |
|
35 |
Low income of majority of residents |
0.0075 |
W30 |
|
36 |
Shortage and lack of green spaces and public open spaces |
0.0074 |
W1 |
|
37 |
Low width of lanes and passages |
0.0073 |
W23 |
|
38 |
Shortage of urban installations and equipments |
0.0073 |
W6 |
|
39 |
Shortage and lack of diversity of urban performances including social, cultural, educational and recreational spaces |
0.0073 |
W2 |
|
40 |
Non-standard products of the skeleton in most units |
0.0071 |
W11 |
|
41 |
Shortage of heath and treatment spaces |
0.0070 |
W13 |
|
42 |
Settlement of low income people in the district |
0.0070 |
W28 |
|
43 |
Low quality of visual image |
0.0070 |
W18 |
|
44 |
Using some residential units as storerooms |
0.0069 |
W17 |
|
45 |
Lack of belonging sense to location and tendency of old individuals to settle outside the district |
0.0069 |
W24 |
|
46 |
Population escape |
0.0069 |
W26 |
|
Table 9 continued |
|||
|
47 |
High rate of bachelors |
0.0069 |
W29 |
|
48 |
Unemployment |
0.0069 |
W31 |
|
49 |
High rate of population density |
0.0069 |
W38 |
|
50 |
Weak access of those who drive in particular in the southern part |
0.0067 |
W5 |
|
51 |
Worn condition of small market in most of the route and lack of preservation and renovation of old monuments |
0.0067 |
W20 |
|
52 |
Relative coordination of the height of monuments in the district and neighboring areas |
0.0058 |
O3 |
|
53 |
Potential of added value of estates and lands |
0.0058 |
O16 |
|
54 |
Access to urban central services |
0.0058 |
O4 |
|
55 |
Access to the possibilities of employment in central Tehran |
0.0058 |
O15 |
|
56 |
Determination of authorities to interfere in reconstruction of the district |
0.0058 |
O20 |
|
57 |
Possibility of using the mosque of district as the center of social institutions |
0.0056 |
O1 |
|
58 |
Being in neighborhood of Tehran bazaar |
0.0056 |
O5 |
|
59 |
Structure of Nayeb al Saltaneh bazaar as a shopping center |
0.0053 |
O17 |
|
60 |
Economic facilities of owners of business centers to change its use or correct it |
0.0053 |
O18 |
|
61 |
The existence of health and treatment centers in neighboring districts |
0.0052 |
O7 |
|
62 |
Importance of limit due to the existence of old monuments and passages |
0.0052 |
O9 |
|
63 |
Existence of better educational centers in neighboring districts |
0.0049 |
O8 |
|
64 |
Strict treatment of Law Enforcement Forces with drug addicts of the district |
0.0049 |
O26 |
|
65 |
Existence of rules related with renovation of monuments |
0.0048 |
O22 |
|
66 |
Shortage of public services in the district |
0.0048 |
W3 |
|
67 |
Intensive worn conditions of skeleton textures of the district |
0.0047 |
W9 |
|
68 |
The existence of insecure spaces and places |
0.0047 |
W19 |
|
69 |
Lack of access to lanes at the time of natural incidents |
0.0047 |
W22 |
|
70 |
Low saving |
0.0047 |
W32 |
|
71 |
Lack of access of municipality automobiles to very narrow lanes to remove garbage |
0.0047 |
W36 |
|
72 |
Lack of trust of private sector investors in return of capital |
0.0047 |
W37 |
|
73 |
Environmental security weakness |
0.0047 |
W42 |
|
74 |
Exit of noble and original people from the city center |
0.0045 |
T10 |
|
75 |
Arrival of drugs to the district and misuse of drug Mafia from the unawareness of inhabitants |
0.0045 |
T9 |
|
76 |
Lack of tendency to investment in worn textures |
0.0045 |
T12 |
|
77 |
Variety of decision making institutions in relation with the urban affairs of the district |
0.0045 |
T19 |
|
78 |
Busy areas and high noise |
0.0045 |
W8 |
|
79 |
Lack of strength of monuments against incidents and earthquake |
0.0045 |
W12 |
|
Table 9 continued |
|||
|
80 |
Weakness of civil measures by municipality |
0.0045 |
W39 |
|
81 |
Lack of existence of proper construction model |
0.0045 |
W21 |
|
82 |
Shortage of facilities for public transportation |
0.0044 |
W15 |
|
83 |
Weakness in collecting garbage and removing that in the district |
0.0044 |
W7 |
|
84 |
Renting situation of housing of the majority of district residents |
0.0044 |
W34 |
|
85 |
Lack of coordination among legislated rules in the respective organizations |
0.0044 |
T20 |
|
86 |
Tendency of immigrant low income stratum to settlement in city center |
0.0044 |
T11 |
|
87 |
Lack of reference groups in the district |
0.0044 |
T14 |
|
88 |
Existence of traffic problems in surrounding streets in particular Mostafa Khomeini Street (Sirous) |
0.0044 |
W25 |
|
89 |
Existence of incompatible uses |
0.0043 |
W4 |
|
90 |
Interested old residents |
0.0043 |
O13 |
|
91 |
Weakness of plans by organizations which are responsible for services |
0.0043 |
W40 |
|
92 |
Planning weakness of organizations in charge of installations |
0.0043 |
W41 |
|
93 |
Lack of distinctive entries |
0.0042 |
W14 |
|
94 |
Lack of possibility to absorb people contribution and high standing economic people |
0.0041 |
T13 |
|
95 |
Lack of efficient use of small bazaar and allocation of it to small industrial work places |
0.0032 |
W35 |
|
96 |
Contribution of people in administrating the district and renovation plan |
0.0031 |
O23 |
|
97 |
Inefficient public roads and transportation |
0.0030 |
T3 |
|
98 |
Recession of urban life at night |
0.0030 |
T5 |
|
99 |
Lack of environmental safety |
0.0030 |
T7 |
|
100 |
Shortage of open and green spaces |
0.0030 |
T8 |
|
101 |
Lack of attention to peoples contribution |
0.0030 |
T23 |
|
102 |
General worn condition of central Tehran |
0.0029 |
T1 |
|
103 |
Escape of administrative and cultural activities from the city center |
0.0028 |
T4 |
|
104 |
Concentration of commercial activities |
0.0027 |
T2 |
|
105 |
Imposing public regulations on specific conditions |
0.0025 |
T16 |
|
106 |
Shortage of specialized forces in municipality cadre |
0.0025 |
T21 |
|
107 |
Incomes of informal sector |
0.0024 |
W33 |
|
108 |
Short management life of urban mangers ( in particular the mayor) |
0.0023 |
T18 |
|
109 |
Weakness of authorities of local management |
0.0021 |
T17 |
|
110 |
Imitative form of redevelopment plan nationwide |
0.0020 |
T22 |
|
111 |
Air and noise pollution at city center |
0.0020 |
T6 |
|
112 |
Lack of public parking at the district |
0.0020 |
W16 |
|
113 |
Lack of motivating approaches |
0.018 |
T15 |
According to the results, though weaknesses and threats factors of Sirous district have allocated the middle priorities of final matrix to themselves, but the share of strengths and opportunities of the total relative weight of inter-group is about 86 percent. (Table 9 and Diagram 1). This shows the importance of strengths and opportunities factors in line with improvement and renovation of worn out textures of Sirous district. Totally, they prepare conditions upon which it will be possible to develop a strategic program and expand strategies. Furthermore, it will be possible to reduce the threats intensity and scope of weaknesses in line with development of renovation and improvement of worn textures.
Figure 1: Graphic interpretation of the results of pair comparison of SWOT groups and factors
Conclusion
Worn textures are the identity of cities and they should be preserved and utilized. In the far past, the community which used to settle in the old texture enjoyed a good economic standing. Relying on such a capabilities, they had established some monuments with high extraordinary value, whereas the present residents of the texture have a limited income. They are not expected to take steps to revive the texture of the city solely. Also, it can not be expected that in this texture, they should live with all the respective shortages and difficulties and this is not possible. For this reason, some approaches should be presented in order to utilize the existing spaces in the texture to promote the quality of environment and develop urban spaces. Planning for the improvement and renovation of worn texture of Sirous district provided us with the following results:
Considering the low tendency of the residents to participate in improvement and renovation programs of Sirous district, it is possible to use the religious commonalities as an important factor to create ground and to motivate people for further contribution. The existence of Rameshi religious place in the district can serve as a venue for the formation of peoples group to participate in the process of improvement and renovation of texture.
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