After the passage of several decades of having the experience of employing regeneration plans through conservation and development, examining the results of these policies can be a topic for extensive investigations. These are the topics that inattention toward them has so far resulted in the circumstances in which not only regeneration plans have been frustrated in the realization of their objectives, but also, the weakness in foundations and implementation of these plans have imposed injurious impacts. This article has sought to answer this question that: What are the real consequences of the plans for regeneration in historic urban texture and to what extent these policies have been able to realize their desired objectives? This study intends to provide the circumstances for analysis of the process and consequences of the implementation of regeneration plans in the historic urban by utilizing the Grounded Theory. For this purpose, the construction of the Faculty of Architecture has been selected as one of the regeneration policies in the historic urban texture of Bushehr. This article delineates the factors and conditions governing the policy of conservation and the results accrued from the development experience, and it proceeds to reconstruct and compare the circumstances by which the inhabitants of the city and the officials responsible perceive and interpret the consequences of development and conservation. In the end, a model is provided based on the Grounded Theory which includes the three dimensions of conditions, interactions, and consequences, to find the root causes of existing problems, as well as to determine the criteria assessing the efficiency of such schemes in a realistic and comprehensive manner. پرونده مقاله