تامین مسکن در بافت‌های فرسودۀ شهری: ارزیابی کیفی طرح خانه به جای خانه در محله‌های اتابک و مینابی تهران

مقدمه: شهرداری تهران طی اجرای برنامه‌های نوسازی بافت‌های فرسوده طرحی را تحت عنوان خانه به جای خانه اجرا کرده که هدف از آن معاوضۀ پلاک‌های فرسوده با مسکن نوساز بوده است. در این پژوهش، که با هدف بررسی طرح مذکور به عنوان تنها تجربۀ بخش عمومی در ساخت و واگذاری مسکن در بافت فرسوده در شهر تهران صورت گرفته، به این پرسش پاسخ داده می‌شود که اقدامات خانه به جای خانه در تامین کدام یک از معیارهای مسکن مناسب موفق عمل کرده‌ است. این ارزیابی تجارب یاری‌بخش تمهیدات آتی خواهد بود.روش: در این پژوهش، دو محلۀ اتابک و مینابی جهت تحلیل تجارب طرح خانه به جای خانه در تهران انتخاب شده‌اند. داده‌های پژوهش با روش کیفی و از طریق مشاهدۀ پروژه‌ها، مصاحبه با سه گروه از ذی‌نفعان شامل جامعۀ محلی، نهاد عمومی و بخش خصوصی و نیز بررسی اسناد‌ جمع‌آوری شده و سپس مورد تحلیل مضمون قرار گرفته‌اند.یافته‌ها: یافته‌ها حاکی از آن است که شهرداری تهران در تامین برخی معیارهای مسکن مناسب به ویژه کیفیت کالبدی خوب عمل کرده، ولی در تامین معیار دسترسی موفق نبوده ‌است. اقدامات  مورد مطالعه هم‌چنین با کاهش سرانه‌های خدماتی/زیرساختی مورد نیاز و کاهش توان‌پذیری قشرهای آسیب‌پذیر همراه بوده است.نتیجه‌گیری: به دلیل اهمیت مشارکت جامعۀ محلی و بخش خصوصی در ساخت مسکن مناسب، نیاز است نقش و منافع هر یک از ذی‌نفعان به وضوح تعیین شود و از منابع بالقوۀ نهاد مسئول بخش عمومی، به ویژه شرکت­های مسکن‌ساز، حداکثر بهره حاصل گردد. هم‌چنین، لازم است سرمایه­گذاری بخش عمومی در تامین خدمات/زیرساخت‌ها و نظارت بر عملکرد بخش خصوصی به عنوان دو نقش کلیدی شهرداری‌ها مورد توجه قرارگیرد.

housing provision in deteriorated urban zones:a qualitative assessment of the “home exchange” initiative in atabak and minabi neighborhoods of tehran

introduction: the potentials of housing provision in deteriorated urban zones as part of the iranian government’s national housing programs (e.g., national housing initiative and now national housing movement) has attracted the attention of policymakers. yet, little action has been taken so for to realize such potentials. the tehran municipality has however implemented a “home exchange” initiative in the past as part of its renovation program in the city’s deteriorated zones—entailing the voluntary relocation of owners of dilapidated housing units to replacement homes. this activity appears to constitute the only experience of housing provision in deteriorated zones involving the local government. its assessment against some adequate housing criteria could arguably benefit the formulation and implementation of future housing initiatives in deteriorated urban zones. in this study, the “home exchange” experiences associated with two of tehran’s neighborhoods—atabak and minabi—are analyzed.methods: a qualitative approach was employed for the analysis and data were collected through observations and interviews with three groups of stakeholders—local residents, public sector, and private sector—as well as a review of documents. a total of 30 interviews were conducted. the investigation relied on a set of adequate housing criteria, which included construction quality, cultural compatibility, inclusiveness, affordability, and adequacy of access to infrastructure and services. based on these, separate interview themes were prepared for different stakeholders.findings: findings indicate that the housing initiatives carried out under the auspices of tehran municipality in the studied neighborhoods’ deteriorated zones have been successful in meeting some of the adequate housing criteria. these specifically include ensuring an acceptable level of construction quality and incorporating some cultural considerations in the initiatives. however, the activities have failed achieve any reasonable level of inclusiveness. furthermore, providing quality housing for a section of the society has taken place at the expense of reduced levels of services/infrastructure or diminished housing affordability for vulnerable groups. finally, public-private partnership between tehran municipality renovation organization and housing corporations for the purpose of carrying out large-scale projects has met failure due to their lack of economic justification. in contrast, many of the small-scale projects have done well in securing the needed investment and being completed in an acceptable manner.conclusions: findings highlight the importance of participation by the local community and the private sector in the provision of adequate housing in deteriorated urban zones. to enhance the participation process, it is necessary to clearly identify the role of and the benefits accrued to each stakeholder and make maximum use of the potential resources of the responsible agency along with the housing corporations. there is also a need for public-sector investment in the provision of services/infrastructure and supervision over private-sector performance. of further note is that the scarcity or inadequacy of housing finance, especially for low-income groups and current renters, is a major issue that precludes inclusiveness of the activities.