Identifying the causes of non-realization of public service land uses in detailed plans and providing a proposed framework to address major damages (case study: Southwest planning area of Mashhad metropolis)

One of the major challenges of land use planning in detailed plans is the non-realization of the fivefold public service land uses including educational, park and green space, cultural, therapeutic and sports uses. Naturally, some factors prevent the realization of these uses and need to be considered. The current research was done with the aim of discovering fundamental obstacles and providing a proposed framework to solve them.

The foundation of the present research includes four main parts. Within the first part, the achievement level of proposed public service uses in the detailed plans in the southwest of Mashhad planning area has been measured quantitatively through a comparison between the pre-proposed plan and the current situation. This quantitative comparison was done with both overlapping and non-overlapping methods. The findings indicate an average achievement rate of 38% which cannot be considered satisfactory for an area that was predominantly empty and undeveloped at the time of preparing the plans, where planning was prioritized over development.

In fact, The reason for choosing the detailed plan among the urban development plans is that it is the most effective and accurate plan in the field of land use planning at the scale of the parcel.

In the second part, the reasons for the non-realization of these uses were identified using qualitative research method, in-depth interviews with 11 urban planning experts and open and axial coding techniques. Ultimately, 11 central issues were identified and among them two fundamental issues, namely "planning regardless of ownership issue" and "weakness and ambiguity in existing laws" were considered as the root causes. This identification was done based on the frequency of open codes and their classification in axial codes.

The first fundamental issue is included in the scope of planning in the sense that the planners should take into account the type of land ownership and the registered limits of ownership to place public service uses; But the second fundamental issue is outside the scope of planning related to urban laws and affecting the realization of public service uses. However, both fundamental issues have a significant impact on the realization of public service uses and need to be given special attention. in other words, the need to pay attention to land ownership in land use planning, along with solving the ambiguities of the existing laws related to public service uses, will play a significant role in improving the realizability of public service uses.



In the third part, according to the findings of the second part and using the method of qualitative content analysis, the identification of ambiguities and inadequacies of related laws were discussed. It was concluded that despite the fact that these laws have significant capacities in order to realize the public service uses, they have ambiguities and inadequacies that have led to the misuse of municipalities, executive bodies and owners, and as a result, have led to the non-realization of the public service uses.

Finally, the proposed framework was presented in order to answer the two identified root causes.