Strategic analysis of urban regeneration with an emphasis on social components in peri-urban spaces (Case: the worn-out texture of Tehran's 20th district)

Introduction
The existence of inefficient and worn-out texture is one of the basic problems of Tehran, which has many social problems and anomalies. Strategic planning is necessary to provide healthy spaces and activities in urban areas and neighborhoods. The dilapidated texture of various parts of Tehran, particularly the city's southern areas, has negative consequences on the lives and safety of citizens. This has led to increased discussions about development and renovation in cultural and social dimensions. These areas present unique economic, social, and cultural challenges and intricacies. On the one hand, they boast rich cultural, social, and architectural heritage deeply rooted in their residential history. However, on the other hand, due to significant wear and tear and a lack of compatibility with modern urban development, they suffer from superstructure problems and inadequate infrastructure. Recreating urban textures is a significant requirement for cities and urbanism at present. District 20 is a crucial and sensitive location in the city, serving as an identity, religious, and birth certificate point with various cultural, social, economic, and political aspects.
 
Methodology
The current research has a specific purpose and utilizes a descriptive-analytical method. The study focuses specifically on District 20 of Tehran City, also known as Shahr-e-Rey. The statistical population for this research consists of experts in the field of worn texture, with a sample size of 15 people. A researcher-made questionnaire was utilized to gather the necessary information, which underwent validation and reliability testing through the opinions of relevant professors. Initially, information was gathered from the library and databases. Experts completed a mutual effects questionnaire during the field research stage. The data was analyzed using SPSS, Excel, and MICMAC software to summarize and extract the results. Finally, the SWOT model was utilized to identify strengths and opportunities while addressing weaknesses and threats for the urban regeneration of the rundown District 20 in Tehran.
 
Results and discussion
Based on the findings of the research conducted using Mic-Mac software, it was determined that certain factors have a significant impact on the subject. These factors include residing in the neighborhood for more than five years, the presence of identity-giving elements within the community, feeling connected to the local community, active participation of residents in improving the neighborhood, and effective communication among neighbors. The variables associated with these factors are flexible and can be adjusted and controlled according to the planners' goals and requirements. In order to revitalize the worn-out and historical District 20, several key strategies involve (1) effectively using the physical resources available, (2) improving the environment, (3) implementing modern technology, (4) incorporating functional reconstruction and diversity, (5) prioritizing quality and creativity in design, (6) enhancing infrastructure and services, and (7) improving the quality and quantity of facilities.
 
Conclusion
Based on the results, the physical index was the most critical factor in urban regeneration. The economic index was considered secondary and only played a role in developing public spaces, social interactions, and security. In order to ensure sustainable urban regeneration, it is essential to have the cooperation of local groups and a general consensus. This requires a unified union and coalition should be formed, and interested groups should be empowered to lead the regeneration process. To achieve sustainable urban regeneration, the involvement of the neighborhood's social capital in increasing local facilities is crucial. This entails taking into account culture and society, as integrated regeneration cannot be attained without them. Locally and globally, the significance of culture and community as development strategies is recognized in the approach of integrated regeneration. One of the most crucial aspects of cultural regeneration is utilizing historical and cultural values as resources for development, paying attention to people's leisure time, financial and economic benefits in urban projects, and specifying the path of this investment to create cultural and artistic centers. A dilapidated place or neighborhood can be successfully regenerated through physical restoration, consistent maintenance, and ongoing repairs and renovations. Regularly renovating the buildings and improving the streets enhances the neighborhood's overall appearance, making it more attractive to investors, residents, and visitors. Different types of renovation, such as revitalization, adaptability and reuse of place, demolition, and redevelopment, can be utilized to accomplish physical-spatial regeneration.