In recent years, in order to revive the distressed urban textures, emphasis has been placed on the regeneration approach, and therefore the aim of this study is to explain the model of “participatory development” in the process of urban regeneration based on the socio-spatial capacities in the distressed urban areas. The method of information gathering from the library- field type and the data analysis method in the qualitative part, in order to identify the components from documentary researches and interviews with experts, the qualitative content analysis method in the quantitative part of the exploratory factor analysis (EFA) method using SPSS software and confirmatory factor analysis (CFA) with AMOS software. The study sample is Noghan Neighborhood in Mashhad .The statistical population includes all heads of households in Noghan neighborhood (about 300 people) and 169 of them were selected by random sampling.The results indicate that according the exploratory factor analysis and the repetition of five factors in it, it shows the appropriate validity of this model, and the parameters of the confirmatory factor analysis shown that the model has an acceptable fit. Finally, the component of social and cultural changes with a weight of 0.68 is in the first priority, and then the components of economic and physical-spatial changes with weights of 0.62 and 0.57 are placed in the second and third priorities. It is worth mentioning that the two components of governance-management and environmental quality and sustainable development have been placed in the final priorities, which, of course, cannot be ignored. پرونده مقاله