The Course of Change in Land Consolidation Pattern in City of Khomam

Subject Areas : Life Space Journal

Ali Samimi Sharami ¹ , Navid Saeidi Rezvani ² , Zohreh Davoudpour ³ , Maryam Khastoo ⁴

1 - Ph.D. Candidate, Department of Urban Planning, Faculty of Architecture and Urban Planning, Qazvin Branch, Islamic Azad University, Qazvin, Iran.
2 - Assistant professor, Department of Urban Planning, Faculty of Architecture and Urban Planning, Qazvin Branch, Islamic Azad University, Qazvin, Iran. Corresponding Author.
3 - Associate professor, Department of Urban Planning, Faculty of Architecture and Urban Planning, Qazvin Branch, Islamic Azad University, Qazvin, Iran.
4 - Assistant professor, Department of Urban Planning, Faculty of Architecture and Urban Planning, Qazvin Branch, Islamic Azad University, Qazvin, Iran.

Received: 1399-09-15 Accepted : 1399-12-18 Published : 1400-02-02

Keywords: Consolidation, Plots of land, Urban lands, Khomam,

Abstract :

Land consolidation is considered an essential tool for proper and logical land use. As the main basis of urban development aiming at maximum utilization of land, space, and observance of urban access points, land consolidation can create a desirable urban environment (Ramezani, 2016: 4). The major problem with a proper understanding of the concept of land consolidation can be the lack of careful analysis of components affecting this concept. Lack of identification of these components in Iran has caused an initial and less important concept of urban land consolidation compared to developed countries (Faramarzi et al. 2012: 4). The northern cities of Iran, such as Khomam, have been changed a lot in terms of land use because of the special environmental and human forms induced by state policies, and change in residence style. Hence, it is important to analyze the course of change in land consolidation patterns to analyze the urban development resulting in form. Therefore, the research question is: how is the course of change in land consolidation patterns during the period of 1966-2016? What factors have affected that? The present study is applied, descriptive-analytical research in which library and documentary studies are used to collect required data to analyze the course of changes in a land consolidation pattern. The area of consolidated plots has been decreased during 1966-2016. As findings showed, 5 factors were identified as effective factors in changing land consolidation patterns in Khomam City. According to the obtained values and scores of the indicators, the final factors are classified as follows: Factor 1: It explains 16.21% of the total variance. According to the final filtered matrix, the factor is significantly correlated to indicators including "building area", "access to urban facilities", "access to communication network", "ownership" and "legal and managerial problems in monitoring". Factor 2 explains 15.84% of the total variance. According to the final matrix, the factor is significantly correlated to indicators including "geometric shape of land", "dependency burden", "legal and administrative institutions' inattentiveness to citizens' needs", "urban congestion" and "land price". Factor 3 explains 14.10% of the total variance. According to the final matrix, this factor is significantly correlated to indicators including "lack of foresight in management", "land use", "housing costs", "household income", "legal restrictions on ownership" and "legal restrictions on consolidation and construction". Factor 4 explains 10.42% of  the total variance. According to the filtered matrix, this factor is significantly correlated to indicators including "construction costs" and "land topography". Factor 5 explains 10.12% of the total variance. According to the final matrix, this factor is significantly correlated to indicators including "maximum number of floors", "lack of implementation of urban development plans" and "family size". Changes in land consolidation patterns in Khomam City during 1966-2016 could be analyzed in four fields including the area, type of ownership, position of the land in relation to passages, and consolidated land use. In terms of area, the plots have been downscaled. The investigations have revealed that various factors have been effective in this field: fulfillment of land reform regulations in the early 1960s and assignment of Nasq ownership documents (Nasq refers to the right of agriculture to cultivate on the land owned by another) to farmers owning the Nasq; changing generation relevant to the mentioned farmers; and assignment of their owned lands to the heirs (it should be noted that plurality of children was common at that time due to the dominant conditions); division of inherited lands in proportion to the share of the heirs; changing the mentioned lands into downscaled plots by the heirs; affordability of apartment building in small plots, conditions governing property market, and the role playing of brokers and real estate consulting firms in the land and housing markets. Finally, in terms of plot use, the number of agricultural plots, gardens, and jungles was decreased during 1966-2016. Also, the number of plots with residential-commercial, administrative, and academic uses has been increased. This is because of change in lifestyle and automation, inattentiveness to the natural environment and urban breathing spaces, and inefficiency of regulations on land use change.

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