azam afsharnia

A range of criticisms have been put forward about urban master plans – the most important strategic documents for the planning and management of cities (or towns) – and their quality. The most important of these is about their prolonged processes of preparation, review, and approval as the main hinderance for efficiency and productivity. This pushes plans and programmes away from the realities at the time of approval, and makes them practically ineffective. In response, some urban planning experts are after fundamental changes in the process of preparation, review, and approval of master plans. This research focuses on finding reasons for prolonged processes, because without that all efforts to implement new approaches are doomed to fail, the experience of preparing urban structural-strategic plans in Iran being apoint in the case.To answer the main question of this research, urban planning managers of road and urban development in all provinces of Iran are selected to answer questionnairesdue to their seminal roles in the selection of consulting engineers, preparation, review, approval, communication, and even implementation of the urban master plans. Results show a variety of reasons for prolongation of the process, the most important of which being weaknesses, discordances, non-realisation of potentials, the lack of adequate training of experts, and the absence of experienced consulting engineers involving in preparation of master plans. The weakness of the experts and management bodies of institutions and groups causes problems such as the adoption of piecemeal approaches in master plans, or failures in fulfilling basic requirements for preparation of the plans such as acquiring updated aerial photographs, and as a result, it takes a long time bringingconsultation contracts to a conclusion.

Introduction Urban development plans create added value through urban planning and investment in infrastructure. Many urban planners, considering the changes in the value of real estate and land in urban development plans, have tried to regulate and implement methods that benefit the beneficiaries of urban development in the process of developing cities. require to pay at least a part of this added value to the city administration. In this regard, paying attention to the components of spatial justice to reduce inequalities is emphasized by urban planners. In this research, different approaches for obtaining added value resulting from the implementation of urban development plans and compensating owners from the point of view of spatial justice and methods of redistributing private benefits resulting from guiding the development of cities have been investigated. To achieve correct planning in urban development plans, one must have sufficient knowledge of the dimensions and number of factors affecting the added value resulting from the implementation of development plans. The analysis of the added value of urban lands indicates the multiplicity and complexity of factors affecting the value of real estate and city lands, such as macro-financial and monetary policies, urban management policies, inflationary trends, and the amount of supply and inventory of housing and urban services. In this research, the factors affecting the value of land and urban properties have been divided into internal and external variables. The internal variables of the added value of real estate and urban land include issues like the size of the plots, the location of the land, the condition of the property, and the owner’s investment. The added value is caused by public measures including various urban development projects, and the creation of urban infrastructure. It is only possible to study the effect of urban development plans on the value of urban land and real estate if the effect of other factors on the value of urban land is removed. So, in this research, the land price situation of the studied city (Golpayegan city in Isfahan province), in the year of preparation of the city development plan, was weighted and assigned a number between zero and one. In this method, land prices compared to other parts of the city were determined relatively. The same operation took place after the implementation of the development and urban planning of the city and in the year of preparation of the detailed plan. According to the standardized maps, at this stage, it was possible to analyze the changes in the value of urban land through GIS software.Materials and MethodsThis article is descriptive-analytical in terms of nature and content. On the other hand, this research is practical in terms of its purpose, because it can be applied to solve practical and real problems and has a practical application. In terms of time, it is also cross-sectional. In this research, the increase in the value of land and real estate due to urban development and development plans and different approaches to obtaining the added value of land in development plans have been investigated. Also, the changes in the value of urban land in Golpayegan city over 10 years (in 1390 during the preparation of the development and urban plan of the city and in 1400 after the implementation of the plan and the preparation of the detailed plan of the city) were investigated. Also, the amount of changes made in different uses and their distribution in the city was determined from the perspective of spatial justice. First, spatial justice criteria were identified in comprehensive plans and these criteria were evaluated from the point of view of urban planning experts and the urban planning experts who were involved in the preparation of urban comprehensive plans. Furthermore, 100 sample questionnaires were completed. The components of spatial justice were selected by evaluating more than 100 scientific sources that were most suitable for the topic. Finally, using the coding technique and semantic units, categories were compiled in the form of principles and criteria of social and spatial justice. According to the criteria of spatial justice, a questionnaire was completed in the form of 20 items corresponding to the criteria and metrics of spatial justice. The adequacy of the sample size according to the number of variables and using KMO data tests for factor analysis is equal to 0.773 which is an acceptable number. The analysis of the findings was done using the exploratory factor analysis technique. Spatial justice criteria have been examined using secondary analysis in the components of spatial diversity and equality and non-discrimination, attention to the needs of citizens and differences in favor of the deprived, participation and observance of citizenship rights, and transparency and agreement.FindingsAfter the implementation of the Golpayegan development plan, many things have influenced the changes in the added value of urban properties, including the determination of urban land use, the determination of the city limits and the creation of a road network, construction rules, and regulations and the zoning of the use of different uses. In the studied sample, determining and changing the use of urban land for profit and non-profit has directly affected the added value of urban land. In the parts of Golpayegan city where the density of commercial uses has been suggested, the changes in land value are positive and more than in other parts. From the comparison of the relative changes in the value of land compared to commercial uses, it seems that after the implementation of the plan, the increase in the price of land and real estate in the main axes of the city has grown more than in other parts. Of course, due to wear and tear and lack of attention to renovation, we see a decrease in added value compared to other sectors in the old commercial axes. Urban development plans within the framework of comprehensive and detailed plans, through the application of construction rules, determining the minimum or maximum area of land plots, and determining the ratio of the building to the land area, ground floor coverage, and density can help to achieve spatial justice. 
ConclusionThe results of the plan review and analysis show that the criteria of spatial justice in urban development plans are at a low level, and to understand the results of the increase in land value, it is necessary to analyze the relationship between planning approaches and spatial justice criteria.

One of the obvious shortcomings in urban planning in Iran is the lack of effective models for reducing existing urban inequalities and promoting spatial justice. Explaining the concept of spatial justice in the city and applying it can be a great help to urban planning in cities. Therefore, the present study has investigated spatial justice in the implementation of development projects in Golpayegan. The present study is an applied research and data collection using field method (interview and questionnaire). Findings were analyzed using Spss and Minitab software using one-sample t-test. Indices of spatial justice are examined using secondary analysis in the concepts of equality, spatial diversity, public interest, freedom and popular participation, transparency, difference, harmony and generality, and the results of the study show the designs. The standards of spatial justice in these projects are at a low level. Also, the results of field findings show that the spatial justice indices that were analyzed using one-sample t-test are P-Value value less than 0.05 and reject the null hypothesis. ‌ Possibility and indicators of spatial justice are low. Also, the reliability of the questionnaire has been confirmed through Cronbach's alpha coefficient of 0.850. Also, the results of Golpayegan city master plan review show that the equitable distribution of benefits in the city master plan is not foreseen and has not been mentioned in the approval authorities.

Acquisition of urban lands with a social justice approach is one of the issues that has been neglected in many urban development projects. In this study, after examining land ownership rights, some important rules related to land ownership in different Western and Islamic perspectives are presented and suggestions are made to increase social justice in the realization of urban property rights. In the present study, due to the nature of the subject, the secondary analysis method and content analysis technique have been used. The findings of the study suggest that in the Western view, liberalism imposes restrictions on the government’s power to expropriate individuals, and argues that expropriation laws are only permissible if they serve the public interest. Results of the analysis of private property laws based on the indicators of justice and property rights in Iran by examining property laws in the relevant documents, in the form of 9 principles, including the participation of stakeholders in the implementation of urban projects in financing public spending, transfer of rights Development to the people, the legality of private expropriation if the public interest takes precedence over private-individual interests, and so on. Among the problems of land expropriation in urban development projects are the weakness of laws in proving the loss of existing owners or comparing the loss of owner and citizens and lack of explanation of the rights of the owner of each plot of land in relation to rules and regulations on how to use and use that property.

Administrative Justice Court due to address complaints and objections of the people pleading with state agents or unitsor regulations officially started its work in 1981. Also urban development higher council of Iran established as the highestlegislative authority of city in the year 1964 with the aim of coordinating programs with urban development duties suchas consideration of approval and regulation city planning. From the beginning of establishment of The AdministrativeJustice Court so far, 60 demands of cancellation of legislation registered and 24 votes has been accepted (40 percent)and led to invalidate ratification. Assessment cancellation legislation and its effects on development of projects and lackof construction like the realization of the public -services-facilities infrastructure, and communication network can be animportant guide to provide essentials of codification of projects and policies.A method that used in this research is practical. The research method is descriptive-analytic. In this article evaluate thereasons for the annulment of decisions of urban development and architecture higher council of Iran and discussed thematter of revocation of approvals approach was evaluated and then proposed solution is presented. In the following, theways to reduce revocation of approvals due to non-compliance legal issues, with the consideration of proprietary rightsof the people were suggested. The study of non-compliance with legislation revocation confusion on the proprietaryrights of individuals and the rights of the people over the years has been gained and revocation of approvals has ledto the attainment of the owners complained.The absence of representatives of economic sectors (Ministry of Economy and Finance) and services (ministries ofeducation, health), and registration of ownership and legal documents, cause some problems. The lack of stable income,in charge of public services (such as lack of funding and credit for land administration, education, health)caused landacquisition and implementation services in the legal deadline and created many problems for the owners and custodians.In this discussion contradicts spectrum of dimensions and influential activities in the arena and city assessment andchallenges caused by the optimistic development plans and construction and solution of the proposal has beenpresented. The results show that the realization of the highest percentage cancellation legislation related to the votesof the commission Article five about license, the separation of classes and increase the effectiveness and change.Reasons for revocation of approvals of urban development and architecture higher council of Iran are:Lack of a central process in the spirit prevailing attitude in planning and urban development plans.Lower incidence rates of maintenance plans and urban development plans approved by the lack of useful informationand at the micro and macro scales.Lack of proper analysis over time due to deficiencies in project management and lack of integrated programs in urbanmanagement system.And finally weakness in determining the amount of the contribution and participation of socioeconomic (sustainablerevenues) in each part of the management of urban spaces that adapt to the real needs of people in urban development.... Keywords: The Ratification of Urban Development and Hrchitecture Higher Council of Iran, Administrative

Planners have regarded understanding urban use per capita since the beginning of new thinking of urban development. This was stared with its pragmatics toward primary comprehensive urban plans and became a source for urban development plans that have tried to adapt per capita and standards with country’s conditions. Iran's Supreme Council for Planning and Architecture, determined standards per capita within the act of “explaining definitions, urban use and their per capita” in 2009. In the article, 50 cities chosen as sample in order to criticize the act of Iran's Supreme Council for Planning and Architecture on some urban per capita and surveying the amount of compatibility of cities’ status in Iran with the mentioned act. Tables of current and suggested use are extracted using the comprehensive plan of each sample and the results are compared with the act of Iran's Supreme Council for Planning and Architecture. The method is descriptive- analytic and the research is applied in nature. Their research illustrates a great variance between cities status and the standard of ratification that had approved in Iran's Supreme Council for Planning and Architecture. Revision in some factors like population, position and economical elements helps us to correct the standard in order to improve the quality of life in our cities. The results imply that the act some issues such as different climates, role and position of functions and ethnic-cultural and economic problems are disregarded.