Structural Examining of Gentrification through Brownfields Regeneration in Downtown Areas: the Case Study of Old Transportation Sites in Tabriz City

Abstract

The regeneration of brownfields in inner cities is a critical urban policy tool but often raises complex debates about gentrification, particularly in transforming downtown areas. This study investigates the drivers and key actors shaping gentrification dynamics associated with the redevelopment of former transportation sites in the central district of Tabriz city, Iran. Focusing on the Aysan Project - a flagship redevelopment plan transforming a disused inter-city transport hub into a 33-storey multifunctional complex— the research explores how regeneration processes may trigger socio-spatial changes and displacement risks. Methodologically, the study combines a Delphi survey of 19 local experts with structural analysis techniques (Micmac program and Mactor software) to identify and map key multidimensional variables and stakeholders. Results reveal that dominant forces - such as state-led investments, policy-making, and private-sector involvement - are central to regeneration dynamics, while community actors remain marginal. Approximately thirty institutions influence brownfield redevelopment, with semi-state organizations and public authorities emerging as the most powerful actors. The findings highlight a strong convergence among key actors around objectives like public-private partnerships, real estate value enhancement, and rent-oriented exploitation of urban spaces, while consensus on mitigating spatial segregation remains limited. From a broader perspective, brownfield gentrification in downtown Tabriz appears tightly linked to the political economy and state-led urban strategies