specially, the higher program of the leader of the revolution emphasized real competition as one of the pillars of the election and in explaining this real competition, he said that the field should be open for the presence of various political, economic and cultural trends in the big election contest so that all viewpoints and viewpoints are active in this field. be in this regard, sada vasima has organized a debate in order to portray and strengthen this competition and to familiarize people with the views of different trends, which we are now at your service. he asked the same questions to the candidates of the islamic council elections in their election videos you have also seen the previous program. one of the topics about which different views have been discussed is whether we should build apartments or villas in the field of housing and urban development, and the proponents and opponents of the discussion we are having will have a debate. if you are interested, join us for this discussion. please watch us on the news network , thank you. the importance of elections in electing a strong parliament is in the hands of the people. the iranian coach

, sharaf iran, has a telegram, he is playing with the whole country , why is your question an interesting question in these 6 months of pricing? in the board of directors, we don't want footballers with anything. the type of therapy we do not agree with is higher than any other higher than today wherever we are. yes, you are a special companion of the higher program . here in our studio, mr. goran, the secretary of the mass builders association, is present as a supporter of vertical development, apartment building, and mass building, and mr. omranzadeh , the head of the iranian islamic city think tank , is present as a supporter of the horizontal development of cities . and the teacher let me start with this question:

what is your opposition to vertical development and apartment building, and your reasons for agreeing to villa construction and horizontal development of cities in the name of god almighty al-rahim alhamdulillah, lord of the worlds, greetings to you and dear viewers, see the reasons for the opposition. with vertical construction or vertical development of the city , we can point to several dimensions and aspects. the main reason why we are against vertical construction and high-rise construction, especially in the field of housing and development, is the various damages and various issues that have been proven that high-rise construction and the verticalization and vertical development of the city leads to studies. various things

have been done in the world during the last 50 years, and in our country, maybe dozens of studies have been done that the higher the population density, the higher the building density in the city. with higher social harms equals higher psychological challenges, i would like to tell you the isolation of children, their aggression and in fact, many harms that have been proven in fact. see, i will read one paragraph from this book to you. this book was written almost 20 years ago in the country has been translated and refers to a study that was conducted 50 years ago. the book the language of model cities by christopher alexander says that there is a lot of evidence that tall buildings make people mad and confused. tall buildings are nothing but speculative benefits for bank and land owners have no position more reliable they don't have them, they are not cheap and

they don't help to replace the open space , they destroy the urban landscape and social life . the social and cultural level of development is so high that we do not follow this model of urban development and the world also realizes the same. that is to say, from that time onwards , changing the policies and going towards low-rise, low- classification, and generally for housing, villa construction and horizontal development of cities. thank you, mr. goran. what is your opinion, how much do you agree with mr. imranzadeh ? yes , in the name of god, the most merciful, the most merciful. i am respectful to your service, mr. imranzadeh. i am a respected moderator and i am serving my dear people. see , there are some things in the selection of the extension, i.e. the land, the price and the area

of ​​the available land, the infrastructure, the economic situation of the country and the economy. a city of culture. history, cash transportation network, need for housing, maintenance cost, construction cost, climate and topology. as a result, i the answer to this is negative, positive, you can't look at this issue alone . it depends on these conditions. if we can implement these conditions, well, we can for horizontal development or vertical development. it seems that there are times of the same reverse. in fact, one of our horizontal problems is that cultural relations are separated. our suggestion for the problem that the doctor said is that the solution is to build a complex and live in a group. this is not the case, because of

this item that i said, we have to consider it in our calculations. we can't develop the development of the cost, in fact, the infrastructure is the cost. and land, etc. is very influential, and i believe that we should not calculate this issue in our problems the fact is that this work comes with numbers and information. this is not something that we come to a city or prescribe to work in this horizontal city or to work in this vertical city. instead, this work should be done by the experts of the sub-urban program. in addition, it is related to two upstream documents, one is the city community plan and the other is related to the land planning document. as a result, i think that the issue of directly opposing the high-rise or in fact the construction of villas

is that we should reach this conclusion based on a study and a head of numbers. that is, these statements that mr. omranzadeh mentioned in condemning the construction up. you don't agree with atomism and mass production and the common work. if it exists, the solution is within itself. the solution is not that we solve the problem by building villas, that is, you don't think that, for example, the point that those special works have their own cost it has its own features, for example , i mentioned the cost of land, the available area, no matter how much you expand, security issues.

less than verticalization and high-levelization by seeing. upgrading happens when the type of technology you use, the type of facilities and equipment it uses is much more advanced and requires special technology and that's all. for the sake of development, i would like to tell you that the horizontal cost is less. see, this is just our dear ones . when they defend the high-level construction and vertical development of the city , they generally say the obvious costs, the costs of the same , for example, the construction of structures and such, but look at us with huge hidden costs. hidden in high-rise construction, i face psychological and social harm and isolation, especially for mothers and children who live in apartment living and high-rise construction , and in fact, this type of lifestyle happens. let's count

, now our country is used to going somewhere else they produce rials, they have to pay in dollars , which means that later on , people will have to pay their costs in dollars. you can see the same traffic in tehran city, you can see the air pollution , the more the population density, the construction density and the population density increase in the city, the more the density, the more the pollution , the more the same air pollution for you. more for air pollution , air pollution in our country is close to 20,000 .

if these 2 million people get stuck in traffic for an hour, you can do a simple multiplication and division 400-500 years of human life, see these costs. i would like to tell you that your service is densification , high-level agglomeration, and increasing the density of cities , while we can do it easily. from the models that mr. goranem told me, let's choose the models that are compatible with our environment, our place, our culture . in my opinion, horizontal development is much closer to our culture, our lifestyle, the biological and natural conditions of our country , and it is cheaper. it is cheaper , of course, with the same costs, if we calculate the direct costs , it is cheaper if we calculate the indirect costs, it is much cheaper, and in my opinion, it is almost mufta compared to him. mr. goran, let me give you an explanation

. you said that it reduces the cost by 25%. it reduces the cost only in the building part. the high level construction is expensive, and i don't reject our opponent's number, but i don't think you have included other costs related to this issue in these calculations . housing in the ministry of housing , we calculated the cost of our own land in the think tank. it is almost the same cost of the substructure. he hasn't seen the infrastructure, he hasn't seen the price , and if someone has calculated this and has an opinion on the cost of construction, there is no problem at all, we accepted it, but the other costs of this building are the price of the land, when you go to an apartment unit , you will pay for the same 20 meters, 10 watts. an apartment is sure to turn heads. i mean, in practice, this cost only predicts the cost of the construction

. regarding the problems that exist , i have not gone through the costs, so how much will it be? i mean the finished price. it can be more in the cost of construction, but here the cost of construction is far more than the cost in the horizontal development paths. it will be more terrible than this, this is wrong, this may be two or three times for a building of one square meter , because you have more highways , more streets, more infrastructures, this cost must not have been considered by the housing economy, and these issues have not been included in the price. it is finished, why , by the way, mr. goran, this has been calculated, but this is how you say the costs of urban development, the cost of your urban development now in iran.

instead of increasing public expenses, for example , the municipality and the government , in my opinion, now anbusa, i am worried about the government and the municipality. that is, all business units are defined there. let me tell you that the reserved lands are a percentage of the lands that will be annexed to the city. the value of the land has gone up , it is actually in the possession of different builders and it is sold and provided

. the houses that we have built so far because we could not manage what you say, today we see that my people in all the areas that we have built have problems with the same superstructure infrastructure services, how can it be provided? . i, the government and the people have no job security . look, you definitely have the elites. we have the housing production surge law. a fund was defined in the law. it is true that it was delayed for two years, but the national housing fund was created. we have a national housing fund. resources come from different directions. this is your fund from the location of this in fact, you are creating the basement, i don't want to say that you are saying that it should be created right now , i am saying by the way before the structure is built there . public utilities and services should be established, but the credit

will be provided from the national resources of the national housing fund, but later this will be compensated from the reserve of land, commercial spaces, and various other things . a wrong path has been taken in the past and we are trapped or the people, for example, in areas such as mehr housing, infrastructure has not been created, well, a wrong path is a historical experience. let's change the direction, we didn't have the national housing fund before, now we can , in fact, it will cover the public expenses and city recommendations from this route

. this price of land should be reduced from the field of housing construction. what does it mean that if it increases, you say that the surface of the land brings more land to the price of the land? someone who builds 100 meters of land builds 200 meters of land. 200 meters of land, someone who is

building a thousand meters of land will build a thousand meters of land, but still 200 meters of land, no, we have it on a planned scale. national government and we are talking to the general public and support plans . what is happening with the national housing development plan ? what happened to our free land? now , we have clearly defined the barrow tower as an area for the cities, up to the border of the city, we say four floors, 5 floors, 6 floors outside the city border, on the side of my farm and land, a villa unit for myself. if he wants to build it, we will block it, that is, these principles and this urban logic, that is, we locked up the cities and the price we took the land up. i will ask mr. goran a question. mr. goran, tell me why the price of land and housing and the inflation of housing land are higher than the general inflation. you can answer this . land inflation is

higher. yes, land inflation and housing inflation are higher than general inflation. tell me the reason for this, the value of the land is low. well, it's not the people. yes, this is the right solution. the gorans point out that the right solution is to provide land for the horizontal development of the city for the benefit of the people, not for the benefit of large companies and mass builders, and for the benefit of the people. we have to adjust some taxes we should tax it, the side of the land is barren land

, i have to ask you to tax it. an empty house should be taxed, a luxury house should be taxed, frequent transactions, the party buys today, sells tomorrow, whether it is land or housing , what does this mean , what does it mean that we should turn the housing and the house into a consumer product ? if we don't have these taxes and add land to the city like this, in two days, the same disasters will be repeated in the same areas and we will have the same problems, that is, a set of taxes, regulation and market control in in addition to the supply of land, it is the solution to our urban problems . i will give a simple example, sir. look, no one is going to buy, for example, i don't know. i don't know . i don't know. i don't know. he should buy 2 million suits and pants now. say, sir, in a month or a year, this is going to be expensive because it is a consumer product. for example, you can use shoes as an example

, but now land and housing are capital goods, these taxes make the land and housing should be removed from capital mode and those who want to save and increase the value of their capital should not look for land and housing. let our market be a balanced, logical and fair market for the benefit of the people. well, mr. goran, you are convinced about the costs. see, i was not convinced about the costs, and i have a figure that is not in this meeting, but the figure is that the price in you are a simple number, you are in 200 meters of your land , mr. doctor, they say that someone else will provide this , it doesn't matter if someone else pays for it, this cost will be on the shoulders of the rest of the people of this fund , be sure where the money comes from. people have money. now, regarding support, i mean

, this is our solution, mr. doctor in our opinion, we are not in favor of horizontal development, we are not 100% in favor of vertical development . in our opinion, let me read the calculations for you. this number is approximately something for the disabled. about 23,000 people can live in the state

of horizontal development. this number is about 6,000 people and the vertical development of this number is 35,000 people. you can see that the price of the land has an effect on the price of the apartment . we also have past experience that we gave away the plots of 200 meters, which were built two floors later we gave them apartments since 10 years because we could not manage the demand, we have regular supply and policy .

you see, the density of people per hectare for proper living varies from city to city, province to province, country to country, but there is a tolerance, there is a range, for example , in the united states, the density of people per hectare is 12 people, in australia , we have 15, which makes this situation worse. now the per capita services in our cities are rarely at the standard level. i

examined the same city of tehran a few years ago in my doctoral thesis , none of the per capita services in our cities are at the standard level. we have to decongest, that is , lower the density, and this is through horizontal redevelopment. we are defending the vertical of the city. i told you that the social and cultural damage will multiply and the current situation will get

worse . more construction with high-rise construction and high- rise building. we should not multiply our problems . see the standard density of people per hectare. between 20 and 40 people per hectare, not 70 people per hectare , not 40. 140 people per hectare, if you agree, let's go see a report together and see what other experts think about the issue we are debating . hamid reza arami, secretary of the civil and urban planning working group of the research center of the majlis, the horizontal development of cities speeds up the construction process. also , since they are single owners, construction challenges will be minimized. according to the economic situation of the country, the higher the speed of construction, the more advantageous it is. because of this construction , it will not be involved in inflation. sohrab mashoudi, head of the group urbanization of the society of iranian consulting engineers. due to

population growth in cities. building high-rise buildings is a natural and appropriate solution for housing people. but this issue does not apply in small cities, and the issue of vertical or horizontal construction development should be looked at in a specialized way. farshid ilati, housing expert. the implementation of the horizontal development plan of cities has an effective role in reducing housing construction costs, and on the other hand , it provides the basis for accelerating the housing construction process. the horizontal development of cities, especially in tehran, can lead to a 50-60% reduction in land prices if speculative transactions are controlled. it is a condition to see an increase in the supply of land. ali asghar badri, managing director of the institute of city and economy studies. although the construction of existing tall buildings has decreased the values ​​of residence and reduced the quality of life. on the other hand, high-rises act against the environment , but the construction of high-rises in

appropriate time and place conditions should be taken into consideration. macroeconomics and urban economics are essential in big cities and tehran. but this should not happen in cities that have land and there are conditions for horizontalization. sahar nadai toosi, professor of architecture faculty of shahid beheshti university. the idea of ​​horizontal expansion of the city towards although it can provide benefits such as providing housing and a good quality living space around cities. but there are also disadvantages compared to. horizontal expansion towards the periphery increases the costs of providing water and energy infrastructure. alireza bahaduri, director of the urban development office of the 19th district of tehran. verticalization in big cities, especially tehran , is necessary because in terms of the macro-economics of the urban economy and the important issue of energy, verticalization should happen in big cities. should fit each city

location to discuss vertically or. he has serious use of urban land for us, we have discussed this issue , but i would like to point out a few problems: the waste of land , the increase in the cost of maintaining the urban infrastructure , the loss of agricultural and garden lands and natural resources around the cities, the dependence of urban families on cars and the increase consumption of energy and fuel

, reduction of security in urban spaces and the formation of defenseless urban spaces due to being secluded, increasing the cost of living for citizens, reducing social connections and identity changes in urban life, are a few items that generally have the disadvantages of horizontal growth. and we have to consider these disadvantages. if a city it is necessary that this is possible, the land is cheap, it can be developed, these things should be developed. let's consider the horizon of the city , mr. omranzadeh , see your answer for these points that you mentioned. now, i am referring to the horizontal expansion positions . agricultural land , it is quite obvious that i want to build a house, i don't want to go there, or i want residential development, urban development for housing needs to happen, urban development that i don't

know about 1st and 2nd grade agricultural fields. and then in fact, do this, the studies of land use in our country say that 15% of iran's vast land is suitable for building human settlements, from villages and cities . in general , we occupied less than 1% of the country's area. emergency situation there is a time when three of us are here and there is a cup of water here , we say yes to this cup of water, we should take a sip each to quench our thirst, but when we drink 3 glasses of water each, we are all thirsty. what is the meaning of our self-imposed sanctions? all this land in the country, 15% of our country is habitable and buildable, we agreed to 1%.