V. E. Gordin, A. V. Sredina. Socioeconomic Justification for the Choice of Formats for the Transformation of Industrial Development Areas

https://doi.org/10.15507/2413-1407.26342.354-373
EDN: https://elibrary.ru/ovryqpISSN 2413-1407
УДК / UDC 332.1 ISSN 2587-8549

Abstract

Introduction. Understanding the nature of the transformation of built-up areas enables informed urban planning decisions to create a comfortable urban environment that promotes a high quality of life. The aim of this study is to examine the transformation formats of abandoned industrial buildings (using the example of public and business spaces created on the sites of former industrial enterprises in St. Petersburg) to identify the most appropriate approaches to urban development.

Materials and Methods. The objects of the study were four public and business spaces of St. Petersburg, created in 2016–2023 using different redevelopment formats. The data sources were information from online aggregators (Yandex.Real Estate, Domclick, CIAN), the PD “NSPD” portal of Rosreestr, as well as the results of four expert interviews with representatives of the development, real estate business, urban planning, and investment sectors. The following were conducted: statistical analysis of market prices for real estate (2014–2024) and cadastral value of land plots (2018, 2023); comparative analysis of specific cadastral value in adjacent neighborhoods; geoinformation analysis within a radius of 1.5 km from the public and business spaces; thematic analysis of expert interview data (in-person, semi-structured form).

Results. The following patterns were identified: the highest growth rates of market and cadastral values of real estate are observed in the zones of influence of facilities created by the renovation method with full refunctionalization (Novaya Gollandiya, Levashovsky Khlebozavod); renovation with partial refunctionalization (Lenpoligrafmash) and revitalization (Sevkabel Port) demonstrate moderate price growth; the availability of vacant territories for development enhances the effect of transformation; the coefficients of value change (market and cadastral) vary depending on the redevelopment format and the type of real estate market (primary/secondary).

Conclusion. The choice of industrial site conversion format directly impacts real estate value dynamics and urban development. The developed valuation methodology, based on market and cadastral indicators, can be used to predict the effects of redevelopment. The results are useful for urban planners, developers, and government agencies when planning the conversion of industrial zones into public and business spaces.

Keywords: territory transformation format, non-residential development area, redevelopment, renovation, revitalization, refunctionalization, gentrification, quality of the urban environment

Conflict of interest. The authors declare no conflict of interest.

Funding. The publication was prepared during the course of research No. 25-00-065 “Impact Investing in Industrial Cultural Heritage Sites: Motives, Incentives, Results” of the Scientific Foundation Program of the National Research University Higher School of Economics.

Acknowledgments. The authors express their gratitude to the reviewers and the Editorial Board of the Russian Journal of Regional Studies.

For citation: Gordin V.E., Sredina A.V. Socioeconomic Justification for the Choice of Formats for the Transformation of Industrial Development Areas. Russian Journal of Regional Studies. 2026;34(2):354–373. https://doi.org/10.15507/2413-1407.26342.354-373

REFERENCES

1. Vlasova M.F., Leonova L.B. Redevelopment of Industrial Zones in Large Cities to Create a Comfortable Urban Environment in Russia. Construction Economics. 2021;(5):15–26. (In Russ., abstract in Eng.) Available at: https://econom-journal.ru/archive/32206/ (accessed 12.06.2025).

2. Grakhov V.P., Mokhnachev S.A., Manokhin P.E., Vinogradov D.S. The Main Trends of Modern Projects the Renovation оf Industrial Zones. Fundamentalnye issledovaniya. 2016;(12,р.2):400–404. (In Russ., abstract in Eng.) Available at: https://fundamental-research.ru/ru/article/view?id=41105 (accessed 12.06.2025).

3. Ermekova K.M. Redevelopment as a Means of Developing Industrial Areas of the City. Step to Science. 2025;(1):18–23. (In Russ., abstract in Eng.) https://www.elibrary.ru/bfvipg

4. Loures L.C. Post-Industrial Landscapes as Drivers for Urban Redevelopment: Public Versus Expert Perspectives Towards the Benefits and Barriers of the Reuse of Post-Industrial Sites in Urban Areas. Habitat International. 2015;45(2):72–81. https://doi.org/10.1016/j.habitatint.2014.06.028

5. Hammond E.B., Coulon F., Hallett S.H., Thomas R.,  Dick A., et al. From Data to Decisions: Empowering Brownfield Redevelopment with a Novel Decision Support System. Journal of Environmental Management. 2023;(347):119145. https://doi.org/10.1016/j.jenvman.2023.119145

6. He D., Zainol R., Azali N.S. Navigating Challenges in the Sustainable Development of Urban Brownfields: A PLS Path Modeling Perspective. Ain Shams Engineering Journal. 2024;15(11):103002. https://doi.org/10.1016/j.asej.2024.103002

7. Canelas P., Noring L. Governmentalities of Land Value Capture in Urban Redevelopment. Land Use Policy. 2022;(122):106396. https://doi.org/10.1016/j.landusepol.2022.106396

8. Rigolon A., Stewart W.P., Gobster P.H. What Predicts the Demand and Sale of Vacant Public Properties? Urban Greening and Gentrification in Chicago. Cities. 2020;(107):102948. https://doi.org/10.1016/j.cities.2020.102948

9. Sun Y., Li H., Lei S.,  Semple K.T., Coulon F.,  Hu Q., et al. Redevelopment of Urban Brownfield Sites in China: Motivation, History, Policies and Improved Management. Eco-Environment and Health. 2022;1(2):63–72. https://doi.org/10.1016/j.eehl.2022.04.005

10. Antunes B., March H., Connolly J.J.T. Spatializing Gentrification in Situ: A Critical Cartography of Resident Perceptions of Neighbourhood Change in Vallcarca, Barcelona. Cities. 2020;(97):102521. https://doi.org/10.1016/j.cities.2019.102521

11. Sax D.L., Nesbitt L., Quinton J. Improvement, not Displacement: A Framework for Urban Green Gentrification Research and Practice. Environmental Science and Policy. 2022;(137):373–383. https://doi.org/10.1016/j.envsci.2022.09.013

12. Schusler T.M., Krings A., Melstrom R.T. Experiences with Environmental Gentrification: Evidence from Chicago. Landscape and Urban Planning. 2023;(236):104765. https://doi.org/10.1016/j.landurbplan.2023.104765

13. Villar-Abeijón P., Miralles-Guasch C., Marquet O. Can Pedestrianization Trigger Gentrification? Analysis of Barcelona’s Sociodemographic Changes Following Pedestrianization Schemes. Transportation Research. Part D: Transport and Environment. 2025;(142):104718. https://doi.org/10.1016/j.trd.2025.104718

14. Fukui S., Luong D.A. Impact of Diseconomy of Mixed Land-Use on Factory Land Redevelopment in Large Urban Area: Evidence from Japan. Japan and the World Economy. 2024;(71):101256. https://doi.org/10.1016/j.japwor.2024.101256

15. Jain M., Rohracher H. Assessing Transformative Change of Infrastructures in Urban Area Redevelopments. Cities. 2022;(124):103573. https://doi.org/10.1016/j.cities.2022.103573

16. Ravaz B., Bombenger P.-H., Capezzali M., Meyer T. Reviewing 20 Years of Redevelopment Trajectories of Industrial Sites Literature and Highlighting New Research Perspectives. Land Use Policy. 2024;(146):107326. https://doi.org/10.1016/j.landusepol.2024.107326

17. Hammond E.B., Coulon F., Hallett S.H., Thomas R., Hardy D., Kingdon A., et al. A Critical Review of Decision Support Systems for Brownfield Redevelopment. Science of the Total Environment. 2021;(785):147132. https://doi.org/10.1016/j.scitotenv.2021.147132

18. Khramtsov A.B., Poroshin O.S. Foreign and Domestic Practices of Revitalization of Abandoned Industrial Zones of the City: Directions and Prospects. Construction and Architecture. 2023;11(4):14. (In Russ., abstract in Eng.) https://doi.org/10.29039/2308-0191-2023-11-4-14-14

19. Šijaković M., Perić A. Recycling Industrial Heritage: Promoting Local Diversity and Cohesion in Globalising Cities. In: M. Juvara, S. Ledwon (Eds.) Beyond the Metropolis (Procee­dings of the 55th ISoCaRP World Planning Congress). Hague: ISoCaRP; 2019. Р. 2089–2103. https://doi.org/10.47472/TFGE1393

20. Banti N. Existing Industrial Buildings – A Review on Multidisciplinary Research Trends and Retrofit Solutions. Journal of Building Engineering. 2024;(84):108615. https://doi.org/10.1016/j.jobe.2024.108615

21. O'Neill E., Cole H.V.S., García-Lamarca M., Anguelovski I., Gullón P., Triguero-Mas M. The Right to the Unhealthy Deprived City: An Exploration into the Impacts of State-Led Redevelopment Projects on the Determinants of Mental Health. Social Science and Medicine. 2023;(318):115634. https://doi.org/10.1016/j.socscimed.2022.115634

About the authors:

Valerii E. Gordin, Dr.Sci. (Econ.), Professor at the Department of Public Administration of
the St. Petersburg School of Social Sciences, National Research University Higher School of Economics (16 Soyuza Pechatnikov St., St. Petersburg 190008, Russian Federation), Head of Laboratory for Culture and Tourism Management (3A Kantemirovskaya St., St. Petersburg 192171, Russian Federation), ORCID: https://orcid.org/0000-0002-6079-4960, Researcher ID: U-9492-2019, Scopus ID: 55903521700, SPIN-code: 8514-5440, gordin@hse.ru

Anna V. Sredina, Master's Student in the Program “Urban Development and Governance”, St. Petersburg School of Social Sciences, National Research University Higher School of Economics (16 Soyuza Pechatnikov St., St. Petersburg 190008, Russian Federation), ORCID: https://orcid.org/0009-0006-3192-2448, a.sredina@yandex.ru

Contribution of the authors:

V. E. Gordin − conceptualization; methodology; supervision; funding acquisition; writing – review and editing.

A. V. Sredina − investigation; writing – original draft preparation; writing – review and editing.

Availability of data and materials. The datasets used and/or analyzed during the current study are available from the authors on reasonable request.

The authors have read and approved the final manuscript.

Submitted 17.07.2025; revised 25.02.2026; accepted 10.03.2026.