بررسی رابطه متقابل میان کاهش عمر ساختمان و افزایش ارزش منطقه ای آن در کلان شهر تبریز (مطالعه موردی: شهرک زعفرانیه)

امروزه رشد شتابان و بی رویه شهرها به ویژه در کلانشهرها نیاز به مسکن را در سطح وسیع، به یک چالش اساسی در مباحث برنامه ریزی شهری و جغرافیای انسانی تبدیل کرده است. به همین منظور وقوع پدیده حرکت سلولی که بیشتر در مناطقی با ارزش منطقه‌ای بالا مشاهده می شود. در پژوهش حاضر برآنیم با هدف ارزیابی ارتباط متقابل میان طول عمر ساختمان و افزایش تراکم در منطقه 2 کلانشهر تبریز ( شهرک زعفرانیه) به بررسی اصول و شاخص های حاکم بر میزان ساخت وساز متراکم در محدوده مورد مطالعه بپردازیم. از لحاظ هدف، کاربردی و از نظر ماهیت جز تحقیقات توصیفی – تحلیلی محسوب می گردد. جهت جمع آوری داده ها و اطلاعات پس از بررسی مبانی نظری پژوهش، جهت استخراج قیمت زمین های مسکونی کوی زعفرانیه (قیمت زمین و پروانه های ساختمانی صادر شده) طی بازه زمانی 1398– 1388 از طریق مراجعه به بنگاه‌های ملکی و شهرداری به صورت محله ای تهیه شد. به منظور تجزیه وتحلیل اثرات افزایش ارزش منطقه‌ای وکاهش عمر مفید ساختمان‌ها با افزایش تراکم ساختمانی، از مدل هایی شامل درون یابی کریجینگ، کرنل، کراس تب، فازی سازی، آنتروپی شانون و پیرسون در محیط نرم افزاری gis، idrisi، spss و excel  بهره گرفته شد. نتایج  پژوهش حاکی از وجود همبستگی بالا بین افزایش ارزش منطقه ای و افزایش تراکم ساختمانی در کوی زعفرانیه با میزانی برابر 0.863 می باشد. درواقع از آنجاییکه شهرک زعفرانیه جزوه مناطق با ارزش بالای شهر تبریز محسوب می شود و عمر قطعات و سلولهای تغییر یافته همگی کمتر از سی سال بوده، این موضوع نشان دهنده همبستگی بین افزایش ارزش منطقه ای و کاهش عمر مفید ساختمان ها خواهد بود.

Investigating the Relationship between Decreasing Building Life and Increasing Regional Value in tabriz Metropolises (Case Study of Zafaranieh Town)

Today, the rapid growth of cities and the consequent need for largescale housing have made the issue of dealing with widespread change in metropolitan areas a major challenge in urban planning and human geography. Therefore, the occurrence of the phenomenon of cell movement, which is mostly observed in areas with high regional values. in the present study, with the aim of evaluating the correlation between the life of the building and the increase in density in Region 2 of Tabriz metropolis (Zafaranieh town) to investigate the principles and indicators governing the amount of dense construction in the study area. In terms of purpose, it is applied in terms of purpose and descriptiveanalytical research in terms of nature. In order to collect data and information, two main methods of field libraries have been used. Thus, after reviewing the theoretical foundations of the research, to extract the price of residential land in Zafaranieh alley (land price and issued building permits) during the period 20092019 by referring to real estate agencies and municipalities as neighborhood it was prepared. In order to analyze the effects of increasing the regional value and reducing the useful life of buildings by increasing building density, models including kriging interpolation, kernel, crosswriting, fuzzy, Shannon and Pearson entropy in GIS, IDRISI software environment , SPSS and EXCEL were used. There is a high correlation between increasing the value of the area and increasing the building density in the area, which is equal to 0.863. In fact, since Zafaranieh town with average land value is one of the high value areas of Tabriz and the life of altered parts and cells is less than thirty years, this shows the correlation between increasing the regional value and reducing the useful life of the building.Extended AbstractIntroduction:      Today, the rapid growth of cities, especially in metropolitan areas, has made the need for housing on a large scale a major challenge in the field of urban planning and human geography. To solve this problem, some countries have adopted highranking, so that the phenomenon of cell movement occurs, which is more common in areas with high regional values. due to the novelty of the issue of density sales in all these plans and urban studies, the sources that have described the issue of density, less the existence of its relationship with the most important dimension of density, namely valuation Regional and its impact on building life have been mentioned both globally and nationally, and this issue has been somewhat neglected, so the main feature of this study is to contribute to specialized progress and add to the scientific literature on building density and effects. Resulting in a useful life; In this way, using the common point of both axes, it moved towards achieving sustainable development and sustainable architecture in the coming years. Therefore, in the present study, with the aim of evaluating the interrelationship between the life of the building and the increase in density in Tabriz 2 metropolitan area (Zafaranieh town) to investigate the principles and indicators governing the amount of dense construction in the study area.Methodology:       According to its purpose, this research is an applied research and has a descriptiveanalytical nature. Data and information were collected in two main ways; Thus, first the theoretical foundations and existing experiences related to building density and building life were examined using the library method and literature review, and then according to the main research problem based on the case study of the research to collect data. , Field harvesting method was used. In the second part, first the initial data were collected by library documentary method by referring to the general census of population and housing (2016) and the detailed urban planning criteria (2013) and then to extract the price of residential land in Zafaranieh alley as Secondary data (land prices and issued building permits) during the years 1388 to 1398 were prepared by referring to real estate agencies and municipalities as neighborhoods. In the next step, considering that the present study tries to study the building density by emphasizing the density changes in a 10year period, so the data and information collected through the GIS database is organized and according to the needs of the class. They are classified and adjusted and then the map of the study area is extracted through GIS and IDRISI software. Finally, graphical data outputs are provided through GIS, IDRISI, SPSS and EXCEL software. To provide graphic outputs and analyze the mentioned data, research study tools based on IDW method and density kernel in software (Arc GIS), orthogonal and fuzzy tables method in software (IDRISI), Pearson model in software (SPSS) and also for some analyzes in software (EXCEL)Results and discussion:       housing quality alone. For this purpose, instead of the building age index, the building life index has been used. Due to the fact that the useful life of the building in Iran is considered 30 years. Examination of the life of buildings that have changed during ten years (20092010) in Zafaranieh town showed that all of them were less than thirty years old and about 38% of our parts were between 1620 years old and the distribution of these parts in all parts Is a town. In fact, this number of years is not only less than the average building life in Iran, but also differs significantly from the average building life in European countries, which is between 1001000 years.       The result of the analysis of the life of the building in Zafaranieh town indicates the citizenship of the useful life of the building from the price of urban land. In other words, economic reasons have reduced the useful life of the building to less than thirty years in this area. Based on the building permits studied in which the density changes have taken place, the useful life of any building has not reached thirty years, and considering that Saffron town in general has a high regional value, it can be claimed that the increase in the value of one region It is one of the main causes of the destruction of buildings. The factor of land and housing prices is usually directly related to density. In other words, the higher the price of land and housing, the higher the urban density. The increase in land prices is due to its limitation and the inelasticity of supply to demand, and the need to use it optimally increases the density (building density and consequently population density). The relationship between density and land and housing prices is the main axis of the criteria and criteria governing urban density. Analysis of the results of density changes in the study area, shows the high density of altered parts in the northern and northeastern parts, which is due to the increase in density in these parts due to proximity to residential areas. In the southern parts, due to the proximity to the highway and in the western parts, due to the proximity to the barren areas, the density of changed sections is not significant. The results of this analysis indicate the density nationality of land prices, in other words, exactly in places where land prices are high, we have encountered the phenomenon of increasing density.Conclusion:       Due to the high price of land in Zafaranieh town; It is considered as one of the prosperous areas of Tabriz and according to what was shown in the table of life of moving parts and cells, all of these cells were less than thirty years old. This shows the correlation between reducing the life of the building and increasing the value of land areas. Which decreases with increasing value of building life zones.