1. Introduction  

The urban worn-out texture represents a significant challenge in urban management and planning, particularly concerning urban spaces in Iran. Rapid city development and population growth have significantly impacted the old and historical parts of cities. As a result, the old city core has undergone continuous structural changes to accommodate an increasing population, most of whom are immigrants, leading to the deterioration and destruction of these historic textures.

On one hand, these areas suffer from physical decay, environmental degradation, traffic congestion, and other issues. On the other hand, they represent key urban assets, offering significant potential for optimizing land-use, accommodating population growth, providing open public service spaces, and improving environmental quality. Consequently, the expanding extent of dilapidated urban textures is a critical concern for developing countries.

In general, environmental, economic, cultural, and social factors contribute to the challenges faced by these urban worn-out textures. Meanwhile, renovation and regeneration of these areas have become specialized fields of study and practice in many countries. However, due to insufficient attention to the capacities and potentials of these textures, most renovation and improvement projects targeting worn-out urban textures have not succeeded.

Creating new spaces that respond to contemporary conditions, while respecting the historical urban context, is known as regeneration (or contemporization). This approach emphasizes preserving local and historical heritage, safeguarding cultural values, promoting social participation and cohesion, physical renewal, boosting economic activities, and enhancing the environment of worn-out and problematic urban neighborhoods.

The Razavi neighborhood, like other urban worn-out textures, is characterized by a fine-grained urban structure, building instability, impermeability, migration, low per capita income, and social problems. It has been identified as a target neighborhood for urban regeneration. Through regeneration strategies, it is possible not only to preserve the physical identity of the neighborhood but also to improve residents’ quality of life and provide a better, more suitable living environment. This research aims to evaluate existing capacities in line with urban regeneration goals.

2. Materials and Methods

Sabzevar city, with an area of approximately 60 square kilometers, is located 220 kilometers west of Mashhad in Khorasan Razavi province. The population of this city is about 243,700 people. Razavi neighborhood, with a population of 1,907 and an area of 143,461 square meters, is one of the old and dilapidated neighborhoods of Sabzevar.

The present study is applied in terms of purpose, descriptive-analytical in nature, and uses a survey (questionnaire) method. For more accurate data analysis considering the neighborhood population, a sample size equal to 20% of the population was calculated based on Cochran’s formula. Consequently, 80 experts familiar with the worn-out texture of Razavi neighborhood and managers from relevant organizations such as the Urban Development and Regeneration Organization, the Ministry of Roads and Urban Development, and the Cultural Heritage Organization were selected to complete the questionnaires. Data analysis was performed using correlation and regression tests, and SWOT analysis was employed for strategy development. The Cronbach’s alpha coefficient for the five indicators was calculated to be 0.741.

3. Results and Discussion

The research findings indicate that the average scores of the five urban regeneration indicators, including social, cultural, economic, physical (spatial), and human capacities, are 3.03, which falls within a moderate range. Among the sub-indicators of urban regeneration, the social capacity indicator received the highest average score of 3.56. Using a multiple regression model, the influential factors and indicators affecting the realization of urban regeneration in the worn-out texture of Razavi neighborhood were identified. The results show that these five indicators included in the model explain 89% of the variance in the dependent variable (urban regeneration realization). The human capacity indicator has the most significant impact on the composite index of urban regeneration realization in Razavi’s worn-out texture. Following this, the physical and social capacity indicators rank second and third, respectively, and have significant effects on the neighborhood’s regeneration index. Specifically, a one-unit increase in the human capacity indicator results in a 0.367-unit increase in the composite index. In contrast, a one-unit increase in the physical capacity indicator leads to a 0.301-unit increase in the composite index.

4. Conclusions

The results of descriptive and inferential tests revealed that the five indicators examined in the studied urban texture are in a favorable condition for the realization of the urban regeneration approach. The T-test results for the neighborhood indicators, using a five-point Likert scale, showed that the social capacity indicator, with an average score of 3.56, received the highest rating for the implementation of urban regeneration programs. In contrast, the economic and physical capacity indicators did not reach the required average due to the residents’ unfavorable income levels and the worn-out texture, indicating that strengthening these two indicators should be prioritized. Moreover, the multiple regression analysis indicated that the human capacity indicator, with a coefficient of 0.367, has the most significant impact on the realization of urban regeneration programs in the Razavi neighborhood of Sabzevar. Following this, the physical capacity indicator, with a coefficient of 0.301, ranks second, while the economic capacity indicator, with a coefficient of 0.243, holds the lowest priority and impact in this regard. The results from the SWOT analysis suggested that the most suitable strategy for achieving the urban regeneration approach is an adaptive strategy. By leveraging existing conditions and neighborhood strengths, weaknesses can be reduced. Educating residents, highlighting their weaknesses, and emphasizing existing capacities within the neighborhood are among the strategies that can help achieve the goals of urban regeneration.

5. Aknowledgmant & Funding

·         The authors express their sincere gratitude to all interview participants for supporting this research.
This article did not receive any financial support from any organization.

6. Conflict of Interest

·         The authors declare that they have no conflicts of interest.