Identifying the Factors Affecting the Formation of Second Home in Peri-Urban Areas of Mazandaran Province

With the expansion of metropolises in developed and especially less developed countries, the surrounding areas of cities have been exposed to the greatest amount of changes and transformations. his dynamic led to the emergence of different spatial territories and residential forms in the surroundings of cities, one of these residential forms is the growth of second homes. The purpose of the present research is to investigate the factors affecting the formation of second homes in the peri-urban areas of Mazandaran province. This research is based on the practical purpose and on the basis of the descriptive and contextualization method and the library and field data collection method. On the one hand, the statistical population of the research consists of 2886 owners of second homes, which was estimated to be 339 using Cochran's formula. And on the other hand, the statistical community is made up of experts from Jihad agricultural, environmental, governorate and university organizations, 20 of whom were selected as a snowball.To analyze the data, the Delphi technique and Micmac analysis were used. The results of the research showed that among the 19 drivers identified in the Delphi technique, the speculation of real estate consultants, the inefficiency of the laws and regulations related to construction in peri-urban areas, the separation of lands due to the inheritance law and the adaptation of the proposed village area to the future spatial development pattern, with The use of M&M analysis are considered as key drivers, because they are both controllable and affect the dynamics and change of the system.