Abstract
This paper aims to investigate the approach of density policies in the Tehran Master Plan and the consequences of ignoring the macro spatial scale in density policymaking. In this study, the floor area ratio (FAR) regulations of the Master Plan of Tehran (which are defined by specific land use zones) are used as one of the main densification tools. Then, employing the Getis–Ord Local G and geographic weighted regression (GWR) statistical tests, Arc GIS 10.3 software, and population and employment variables, the spatial outcomes of the Master Plan density policies were modeled. In this research, both population and employment (job) variables and their relationship were utilized to depict the urban spatial structure of the city. The model will show the resulting spatial structure of Tehran if the densification policies of the plan are realized. The findings of the research are surprising, as they indicate that the Master Plan’s densification policies would worsen the current spatial structure by disrupting the current population and employment spatial structure and neglecting their logical relationships. In fact, the Master Plan would change the current polycentric structure into a highly dispersed structure due to its densification approach, which is mainly based on the neighborhood micro scale.
Highlights
Urban spatial structure is an outcome of the long-term interaction between various actors, regulations, and practices, and it has a significant influence on the quality of urban development [1,2,3,4,5,6,7,8,9,10,11]
Urban spatial structure is influenced by the density pattern of the population and activity in the urban space
While many scholars emphasize the positive role of density in urban development, there are many others that refute any significant influence [21]
Summary
Urban spatial structure is an outcome of the long-term interaction between various actors, regulations, and practices, and it has a significant influence on the quality of urban development [1,2,3,4,5,6,7,8,9,10,11]. As urban physical interventions are costly and time-consuming [4], taking the long-term and structural consequences of physical policies such as density into consideration is crucial. This issue should especially be more highlighted in developing countries that are experiencing rapid urbanization and sprawl on the one hand, and suffering from financial deficits on the other [12,13,14,15,16,17,18]. Density is undoubtedly considered to be one of the most important physical measures in urban research. While many scholars emphasize the positive role of density in urban development, there are many others that refute any significant influence [21]
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