Contemporary Urban Affairs 2018, Volume 2, Number 3, pages 137– 145 A Discussion on Affordable Housing Projects; Case Study Mehr Housing, Iran * Ph.D. Candidate MARYAM GHASEMI 1, Dr. NAZIFE ÖZAY 2 1, 2 Department of Architecture, Eastern Mediterranean University, Famagusta, via Mersin 10, Turkey 1 E mail: [email protected] , 2 E mail: [email protected] A R T I C L E I N F O: A B S T R A C T Article history: Housing is one of the basic needs for humans. Families in different countries Received 15 July 2018 with various cultures, who have different life styles respond to their individual Accepted 23 September 2018 needs including physical and mental in a safe place that is called house. The Available online 13 October 2018 world population is increasing day by day. In parallel to this population growth, housing demand increases rapidly. Thus, different countries try to Keywords: meet the needs of housing by creating multifarious housing policies. Affordable Housing, Generally, these policies have been developed according to countries’ special Low-income, conditions and the developments in the world. Iran is also a country, which Iran, Mehr Housing, has a rapid population growth and has developed series of policies to solve Architectural Quality. the housing problems. Affordable housing is one of solution for providing the house by governments. These type of houses is the ways to answer the demand for low-income people or the people that their income is not sufficient to owner a house. Since 2007, government has built new type of affordable housing in different cities of Iran. These houses are named as Mehr Housing, which are generally medium and high-rise buildings for low-income people. This work is licensed under a In this study, it is intended to make an evaluation about the strengthens and Creative Commons Attribution weaknesses of Mehr Housing projects in Iran in terms of housing quality. In - NonCommercial - NoDerivs 4.0. "CC-BY-NC-ND" order to evaluate the architectural quality of Mehr Housing projects in Sarvestan, Abadeh, Nourabad, Firoozabad, Hashtgerd, Zahedan, Tabriz, Hadishahr, Marand, Zanjan, Yazd and Natanz physical analysis method is used as well as literature review. These analyses are mainly done based on location and accessibility, safety and security, public open spaces and recreational activities, plan layout of housing units and physical features. By this discussion, it is expected to create a guidance for the policy makers, designers, users and other shareholders. CONTEMPORARY URBAN AFFAIRS (2018), 2(3), 137-145. https://doi.org/10.25034/ijcua.2018.4728 www.ijcua.com Copyright © 2018 Contemporary Urban Affairs. All rights reserved. 1. Introduction From the ancient time till now, one of the most *Corresponding Author: important needs of human after the food is Faculty of Architecture, Department of Architecture, Eastern Mediterranean University, Famagusta, Northern Cyprus shelter. Dwelling could protect people from E-mail address: [email protected] cold and hot weather, risk of animals and in other words a safe place for resting and JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 2(3), 137-145 / 2018 comfort (Weihe, 1990). Besides, housing meets On the other hand, qualitative indicators in the the psychological and social needs of users houses are not suitable (Pugh, 2001). (Evans, 2003). Due to increasing population of Housing in developing countries also has the cities and suburban areas after the problems. The fundamental issues of these Industrial Revolution, the housing become one countries which is the result of use of poor of the most important and essential problem of materials in construction, insufficient access to people (Aldrich, 1995). electricity, water and sewage systems (Okpala, The most important factors, which help to solve 1992). Most of these countries face by the lack of housing is supplying the land, attention housing illegal production. Sometimes this to the construction material and powerful figure reaches 50 to 75 percent of urban management (Mazloom Khorasani, 2011). housing units (Azizi, 2004). One of the countries Housing problem exists in every country. which is faced the housing problem in recent However, it is more serious in third world decades is Iran. This problem happened countries related to political, economic, social especially after the land reform in 1962 and and cultural factors (Pour Mohammadi, 2014). after the changes in production methods with From the other point of view since the adoption the growing trend of urbanization (Hesamian, of the Universal Declaration of Human Rights in 2004). 1948, “the right to adequate housing” was With the revolution in Iran in 1979, there is no introduced as an important component of any control on the spread of the cities. Housing “good living standards” (Assembly, 1984). Thus, in the suburbs gets much more flourished and each government imposed special rules and the tenants that renting the house had much regulations in field of housing (Schill, 2005). They more problem with the rent price. The take action to establish ministries of housing in immigrant from the rural part get settled in the order to allocate funds and policy formulation, suburb areas (Sharifinia, 2012). In that period regulation, programs and special projects in house is constructing for personal use not for the housing sector (Hulchanski, 2002). giving to rent. After the Islamic revolution in As a developing country, Iran also has special terms of quantity the construction of the houses effort on housing problem. The first attempt in increased but the amount of investment this way is creation of the Ministry of Prosperity decrease. Because the size of the houses got in 1964. After that, the Department of Housing smaller. With the imposed war the building and Urban Development was established in activities decrease and investment get lower 1974 (Rasoolimanesh, 2013). Furthermore, than before in the years 1982 and1983 (Ahari, according to the agenda of Second 1996). There are five programs which were Conference on Human Settlements (Habitat 2) developed after the revolution that in first United Nations Ally, which was organised in program the goals are related to the changing Turkey in 1996. Islamic Republic of Iran as a the composition construction practices to member accepted some commitments. These reach the durable buildings, promotion of can be summarized as regarding the right to housing inventory per capita in the country adequate housing, enabling all people have and directing the production of better quality access to appropriate shelter. The other factor housing with less infrastructure. The goal of in this agenda is to provide legal security for second program is clean policy that is land ownership, mobilizing financial resources consisting of saving, mass construction and and credit and other sources of private and miniaturization (Ghanbari, 2010). The goal of government sectors for social development third programme are reducing the average access to efficient technologies and effective floor area of housing and reduce destruction of practices (Nastaran, 2010). The right of housing dwellings. The goal of fourth program are in the constitution stated clearly in Iran. balance to adequate housing among groups According to 31th of the constitution of the and regions of the country, provide housing for Islamic Republic of Iran, it is the right of every low-income households, provide housing for person and household in Iran to have a house. youth and female headed households and Government is responsible for those, whose industrialization of the houses construction. The need according to priority. Workers and goal of fifth program are housing for low- villagers are the first ones that can benefit from income people, safe and durable housing, the implementation of the realization of this market regulation and coordination between principle (Saremi, 2012). housing policies and land use planning and In socialist countries, despite they produced development in policies and reducing regional too many houses but based on increasing disparities (URL1). housing demand, they still have lack in housing. Provide housing in recent decades, have been one of the most important problems of various Maryam Ghasemi, Nazife Özay 138 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 2(3), 137-145 / 2018 segments, especially for low-income families. Satisfaction in residents can be used as a key Population growth and increasing tendency to predictor of a personals realization of the urbanization and migration from villages to “quality of life” and also inadequate in their cities after the revolution in Iran, use of less housing environment and progress to the status durable materials, the entrance of young age quo. It is also key predictor of success of private of applicants to mortgage market and and public constructors. Finally, it has affect on optimum combination of investment and housing demand and neighbourhood change regional disparities shows housing problem (Djebuarni & Al-Abed, 2000). more acute than ever (Rezaie, 2015). Due to The study related to the satisfaction done by the conditions, which is mentioned above, A.M.M. Liu in 1999. It was related to the Post caused to raising affordable houses as a occupancy evaluation in satisfaction. The solution for this country in the second and third paper study the social and physical factors economic development plan which is related that influence the satisfaction in housing estate, to the social and cultural rights. Mehr housing is Hong Kong. The comparison between the an affordable type of house which is belong to private and public housing dissatisfaction were the fourth development plan (Saeedi, 2011). done about the housing occupants. Base oN this argument, is to analyse Mehr Abedini (2013) study which is titled as “Assess housing projects in terms of safety and security, public housing policies in relation to afford location and accessibility, plan layout of urban low-income households in Iran (Urmia housing units and physical features, public city), is analysed the Mehr housing in relation to open spaces and recreational activities. Finally, the afford of low- income families in the Urmia a discuss is done on the weakness and city. Also, the public housing policies which is strengthens in these projects. applied by the government for low-income people were discussed. 2. Literature Review 2.1. Theoretical Background 2.1.1. Mehr Housing Projects in Iran The best definition for affordable housing is Mehr housing is a kind of project which were related to the description which is done by the started to be designed in 2007. The main goals Department of Housing and Urban are to bring equality in between supply and Development (HUD). It is defined as a type of demand for housing by omitting the land price, house that bring ability to the households to housing for low-income people and poor bring the opportunity to have a house (O’Neill, people, control and prevent the skyrocketing 2008). By this opportunity the household the prices of lands and housing, housing boost shouldn’t pay more than 30 percent of the production and increase production volumes house price (Kutty, 2005). There are different of housing and reducing the cost of housing plans for affordable housing that is categorized (Rent, mortgage and buy). Also, it is aimed to as: 1. homeownership assistance, 2. rental give solution for the future housing needs, assistance and 3. Land use and regulatory justice in access to adequate housing. incentives. In these three models, governments Consequently, poverty reduction and housing are helping families to have a low-income for youth was raised (Karshenasan, 2013). Mehr renting house. Also, it is preparing the low- housing projects are mainly located in three interest loans to get easier homeownership regions: New cities, Lands around cities and old (Katz, 2003). areas to facilitate modernization and There are different studies related to the improvement (Rezaie, 2015). affordable and low-income housing in the Mehr housing is a big project that will be consist world. Devrim (2016) studied the transformation of one million and five thousands of housing of Toki houses in last twenty years. These types units. These amount of units will cover six million of houses have a unique demographical population of the country, which is distortion of the morphological texture in big approximately 12% of urban population. Mehr contemporary Turkish cities. One of the houses are constructed in collaboration with weaknesses of TOKI houses is the similarities in various organizations such as: Ministry of architecture and urbanity. These projects are Housing, Housing Foundation, Ministry of governmental profit- oriented. Wang and Cooperatives, Central Bank, Municipalities and Murieh (2011) mentioned about the policy Central Insurance (Shahri, 2015). change in China had effect on social housing Zanjani (2011) in his research mentioned the system. It gets more active and the marketing principles which were considered in Mehr gets dynamic. However, it has brought Housing plan. 1. The Mehr houses should be problems in characteristic of market constructed like mass housing production. 2. economies. They are downsizing. 3. Some of them are high Maryam Ghasemi, Nazife Özay 139 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 2(3), 137-145 / 2018 rise buildings which help to have more unit. 4. Abadeh 100.831 Medium size city These projects aim to saving construction site Nourabad 117.527 Medium size city and energy. 5. It is aimed to reduce cost by Firoozabad 121.417 Medium size city using technical principles. 6. They use public Marand 156.873 Medium size city space and common space. 7. They have good Zanjan 521.302 Large city views. Zahedan 587.730 Large city The ones that have responsibility of Mehr housing construction projects are members of Hashtgerd 650.000 Large city housing cooperatives and is mainly concerned yazd 682.582 Large city with their own participation. Besides, the government by giving them free land as well as Tabriz 1.558.693 Metropolis granting long-term loans plays supporting roles (Isalou, 2014). They try it to do it by mass housing construction in the form of cooperatives housing for 50 to 500 people. 20 percent of primary cost of this type of housing is financed through savings and participation of applicants (Zanjani, 2011). 3. Methodology The data for this study is collected based on literature review, observation and physical analysis. The cities of the projects are selected due to their size and location (Table 1). Sarvestan is a rural-city. Hadishahr and Natanz are small cities. Abadeh, Nourabad and Firoozabad are medium size cities. Hashtgerd, Yazd, Zahedan and Zanjan are large cities and Figure 1: Selected cities on the map of Iran. Tabriz is categorized as a metropolitan city. However, these cities are belonging to different 4. A General Discussion on Architectural province from North West to South East part of Quality of Mehr Housing Iran. Sarvestan, Abadeh, Nourabad and 4.1. Location and Accessibility Firoozabad, are four cities which belong to Fars There are three type of location in Mehr province. Hashtgerd is from Alborz Province. housing Projects as mentioned before in this Zahedan is from Sistan and Baloochestan study. Some of them are located outside of the Province. Tabriz, Hadishahr and Marand, are cities (Fig.3) and some of them are inside the from Azarbayejane sharghi Province. Zanjan is city (Fig. 2). from Zanjan province. Yazd is from Yazd In Mehr housing projects the ones that locating province and finally Natanz is from Esfahan inside of the cities have much more benefit province (Fig.1). than the ones that are located outside of the This study is intended to define the general cities. They have better access to weakness and strengthen point of the selected transportation facility but Mehr houses that are Mehr housing projects. The architectural quality located in suburbs suffer from the lack in of Mehr housing projects are aimed to be transportation facility. The users are evaluated in terms of location and complaining about shortage in different type of accessibility, safety and security, public open transportation system. Most of the tenants in spaces and recreational activities, plan layout Mehr houses in suburbs are workers in other and functions, physical features. cities and the big cities next to these suburbs projects. Karimzadeh (2015) study Abadeh and Sarvestan Mehr houses, Droudi (2014) study Pardis Mehr houses and Rafieeyan (2014) also study the Zahedan Mehr houses. All of them mentioned in their studies that the Mehr Table 1: Selected cities (population and size) housing projects which are located in suburbs, Cities Population Category the tenants suffer for transportation issue. Sarvestan 18.187 Rural-City Hadishahr 34.346 Small city Natanz 42.239 Small city Maryam Ghasemi, Nazife Özay 140 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 2(3), 137-145 / 2018 be more attention in the selecting of the land. Because in these projects the lands are outside of the city and suddenly the city extended without any programmed plan. 4.3. Safety and Security All of the Mehr housing Projects have governmental insurance. One of the most important factor that should be considered in design is, obey all the rules and regulation to construct a building which is protected from earthquake. Mostly, these houses are not constructed and located based on environmental factors and natural environment. If in theses projects natural disasters happened, they do not have any facilities to support the people who are living in these complexes. Ghanbari (2013) also stated Figure 2: Semnan Mehr housing inside the city (URL 2) in his study, the projects in these three cities such as Tabriz, Hadishahr and Marand, were not designed by considering the environment factors. None of the mentioned projects are located due to protecting from earthquake. For example in Neyshaboor earthquake in 2017 all of the housing units were destroyed (Fig. 4). These apartments are not constructed based on earthquake rules and regulations. Figure 3: Pardis Mehr housing outside of the city (URL 2) 4.2. Locational Features Mehr housing projects that are located in the cities have access to different facilities such as educational, entertainment, bazars, sport and Figure 4: Mehr Housing in Neyshaboor (URL 3). health facilities. They have also access to gas, From other point of view there are too many electricity, water, telephone and sewage families with different cultures that caused raise system. However, the projects which are of crime so easily. The projects which are located in the suburbs suffers from lack of located in suburbs, have more percentage of access to entertainment, health, educational, crime compare to the ones that are locating in bazars, and sport facilities. Some of the projects cities. Besides, Mehr housing projects have no have lack in access of gas, water, electricity any security person and also there is no any and telephone. Also, Rafieeyan (2014), Droudi security camera. (2014), Ghanbari (2013) and Pour Mohammadi 4.4. Public Open Spaces and Recreational (2014) in different studies on Mehr housing Activities projects out of the city in suburbs was The other factor that is very important in Mehr mentioned that the citizens have problem with housing project is, having public spaces and the lack of facilities in suburban areas . It is recreational activities around these projects. better to locate these projects near the big The projects that are locating in the city have cities to reduce the price that should pay for access to park and green areas. Under the infrastructure for Mehr housing projects in influence of the Islamic religion, the way of life suburbs. Citizens for satisfying their need they is more introverted. Thus recreational areas should use urban trips which bring wasting time such as park, open spaces, semi open spaces and money for low-income people. It should Maryam Ghasemi, Nazife Özay 141 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 2(3), 137-145 / 2018 in these projects provide social designed mostly look like each other. There is communication. This situation cause increasing no any attention to the specific cultural and rate of marriage and decrease the rate of climatic factors in these houses. divorce as Pour Mohammadi mentioned in his study in (2014). However, in projects that are locating in suburb areas, they have lack in public open spaces such as gardens, parks and playground for children. Rafieeyan (2014) mentioned in his study, the quality of the houses can be improved by the green spaces. However, in parallel to this issue, the gathering from different cultures in these public areas could raise the crime, specifically among teenage and children. This situation forces the children to spend much more time together and raise the crime among them. From the other view suburb areas have much more potential for existing the crime than the projects that located inside the city. Karimzadeh (2015) by study Sarvestan and Figure 6: Type of plan for high rise Mehr housing project in Pardis city (URL 5). Abadeh Mehr houses project and Droudi (2014) by study Pardis Mehr house project also In this plan there are two type of units. One of mentioned that the projects they analysed them is 75 square meter. The other one is 62 they have cultural problems. square meter. Both of them are two bedrooms and they have one toilet and one bathroom. The kitchen belong to these units is an open kitchen. Due to the Iranian culture, this type of kitchen is not suitable. Most of the Mehr housing projects have two bedrooms. Generally, plan schemes of the Mehr Housing projects are same in different cities. Generally, this type of houses (two-bedroom type) are suitable for the small sized families such as with one or two children. However, the families that they have more than two children they need Figure 5: Pardis Mehr housing in suburbs area (URL 4). bigger housing units to satisfy their needs and necessities. 4.5. Plan Layout and Functions 4.6. Physical Features There are different plan types in Mehr housing These houses should be protected from the project. These apartments are categorized as earthquake and the isolation system to make high rise and medium rise buildings. The plans the structure gets more durable. The total cost of Mehr housing projects should be suitable for of Mehr house projects are not high. They don’t the population density and also culture of the spend too much money in the appearance. city. They should be designed by considering Thus, it could be affordable for low-income the climatic factors of different cities and sun people. So mostly contractors choosing to use orientation. As Soltani (2014) stated in his study, low quality material. Most of them are look like the citizens are not satisfied with design of their each other and they have same material in units due to the climatic factors. By different type of climate in Iran (Fig .7, 8). Most constructing these types of houses the number of the doors and windows are same type. By of the detached and semi-detached houses this issue they reduce the satisfaction of the are reduced. That also extends the cities citizens. They should give attention to the without any program. These type of apartment sewage disposal system. Droudi (2014) also buildings could be beneficial for the use of stated that the other important factor is to different number of families that have specific have good lighting and good view in Mehr square meter in the same time by constructing housing projects. Generally, in Mehr housing in the same land. Also, Pour Mohammadi projects there is a semi open balcony for each (2013) stated in his study about this situation in flat. In parallel to the religion of this country, Zanjan city. One of the most important problem generally the families have more privacy and related to Mehr houses is that all of them are Maryam Ghasemi, Nazife Özay 142 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 2(3), 137-145 / 2018 they are not using these semi open spaces as a to low-income group. This study analyses the socialising area. They are generally using for Mehr affordable housing projects in different storing the staffs or organizing them as a small province with different population. This policy green area. with the aim of creates housing for low-income people by omitting the land price try to solve the housing problem in Iran. However, these projects have some strengthens and weaknesses based on different factors such as location and accessibility, safety and security, public open spaces and recreational activities, plan layout and functions and physical features. Lack of access to public transportation, entertainment, market, educational and health facilities and also raising crime in suburb type Mehr housing Figure 7: Mehr housing project in Alborz city (author) projects are some of the weaknesses. By this study on the selected cases, it is obvious that it is no matter how is the density of the population in different cities, they have common problems in general. The architectural qualities of the Mehr housing projects can be developed by considering cultural aspects such as Iranian life style and appropriate functional spaces in proper sizes. Also, environmental factors need to be analysed during the design process. For the housing groups that are far from the cities, the Figure 8: Mehr housing project in Semnan city (author) necessary social, educational, health and Table 2: General weaknesses and strengthens of Mehr recreational activities can be provided. houses. Besides, the architectural identity of these Factors Weakness Strengthens housing groups needs to be considered during Accessibility Lack of access to public Access to public the design and construction processes. transportation in suburb transportation in city projects centre projects Generally, this type of houses (Two-bedroom Lack of access to Access to educational, type) are suitable for the small sized families Locational educational, bazars, bazars, entertainment, such as with one or two children. The use of the Features entertainment, health, sport, health, sport, water, water, telephone, gas and telephone, gas and industrialized construction system which is electricity facilities in suburb electricity facilities in providing more economical and easy projects city centre projects production in a shorter time is one of the Raise of crime in suburbs All of the projects have strengthen of these Mehr houses projects. 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