Land Uses: Anything Anywhere Anytime? Yes, but How Thematically and Where Areally?

摘要

The development of Athens from the beginning of the 19th century and particularly after the arrival of 400.000 refugees from the Asia Minor, was realized without a regulatory plan, with complete absence of cadastre and any kind of street plan, on huge properties of few owners that were divided in small plots, were sold in low income class and were arbitrarily constructed. The basic priority of that period was the coverage of the urgent housing needs while the city's planning seemed a luxury. The economic and social improvement that followed, after the second world and the civil war, dictated by the worldwide standards, had gradually led in a quantitative and qualitative development of urban land uses. These land uses were continuously mixed without regulatory plans to restrict or allow their allocation, until the 80' decade, so under the exclusive influence of market forces, anything was allocated anywhere, anytime. The plans that were legislated in the late 80's didn't result the desired land uses allocation as they didn't provide a strict frame for which land uses would be allowed and where they would be alllocated. The aim of the current paper is to investigate these land uses self regulation during the period where planning did not exist and later during the period where plannung existed, but it provided to land uses the freedom to be allocated almost anywhere. The procedure that has been followed is the use of records from three successive censuses of employment and population in 1978, 1991 and 2001 for the Athens basin the center of Greece. The study of the diachronic thematic and areal redistribution of land uses in this area shows that although it was realized without any regulatory restriction and complete absence of principles until 1989 and under the influence of an indefinite plan since 1989 it is characterized by a deterministic land uses auto-regulation based on its citizen's everyday life needs. These continuous changes are defined and guided by markets forces, employment, land values in the context of the Total Urban Functional Demand (TUFD). It is remarkable that the formed groupings explain the 64% of the observed diversity of the recorded cases. This auto-regulation refers to (a) The reveal of Land Uses groupings which present continuous ameliorations, regarding their Urban Functional Relevance (UFR). This UFR refers to land uses that must co-function in certain city's areas aiming to their own Optimum Function (LUOF) as well as the City's Total Function (CTF). (b) The way these groupings are allocated in the urban tissue, realizing gradually functional improvements of their distribution, aim a) to the Traffic Minimization (TM) but also in b) the formation of Autonomously Functioning Urban Sectors (AFUS). This deterministically, without regulatory principles, re-allocation and mixture of land uses is not being realized with random mixtures. As it is proved by the functional structures that result from the analyses in the three censuses records, the functions groupings that are revealed are composed by functions that aim to and are guided by the optimum city's function. It is also realized that these groupings through time are composed by different functions, fact that can be considered as improvement of city's functional behaviour. It is obvious that those two urban dimensions interact in a perpetual completion to the urban sustainability and resilience and secure the better respond to city's change.