Maritime Transit-Oriented Development (MTOD); A new approach to improving urban performance (Case study: Shahid Haghani passenger port)

Maritime Transit-Oriented Development (MTOD) has emerged as a comprehensive planning paradigm aimed at strengthening the physical, functional, and socio-economic relationships between coastal cities and their port infrastructure. In many coastal areas, ports operate as major gateways for mobility and economic exchange; however, they often remain isolated from their surrounding urban environments. As global planning trends increasingly emphasize sustainable mobility, integrated land-use–transport planning, and coastal revitalization, MTOD provides a strategic framework for increasing accessibility, promoting mixed-use development, improving pedestrian-oriented environments, and strengthening productive urban–port synergies. In Iran, despite the national importance of maritime transport, passenger ports often have limited integration with their adjacent urban areas. The Shahid Haqqani Passenger Terminal –the largest passenger gateway in the country– is a prime example of this situation, as it remains physically isolated from the urban fabric of Bandar Abbas and has not fully realized its potential to support social, functional, and economic development. The main issue addressed in this research is the inadequate integration of the terminal with its surrounding urban environment. Poor public transport links, limited pedestrian and cycling infrastructure, lack of mixed-use activities, and minimal interaction between residents, passengers, and port users characterize the current situation. These challenges hinder the terminal from functioning as an active urban node and prevent the city from taking advantage of its proximity to a major maritime transport hub. Consequently, both the city and the port miss out on opportunities for mutual growth, efficient mobility, and coastal revitalization. To address this problem, the main objective of this study is to identify the capacities and potentials of Shahid Haqqani Passenger Terminal and to present a coordinated set of strategies to improve its integration with Bandar Abbas through the MTOD approach.
This research follows a descriptive-analytical framework with an applied mixed methodology that integrates qualitative and quantitative procedures to ensure a comprehensive assessment. The initial phase involved an extensive review of the MTOD literature, urban–port integration concepts, and international best practices related to port- based urban development. In parallel, national and local planning documents –including transport plans, urban development guidelines, and coastal management policies– were analysed to identify context-specific indicators affecting city–port relations. Field observations were conducted to assess mobility conditions, land-use arrangements, pedestrian flows, urban morphology, and the functional quality of the port environment. Consultations with local authorities, transport experts, and port managers further contextualized the assessment criteria. Based on these inputs, a multi-dimensional indicator framework was developed that includes the physical, social, economic, and transportation dimensions of MTOD.
The indicators included land-use mix, building density, pedestrian connectivity, public transport access, safety perceptions, social interaction opportunities, commercial vitality, waterfront usability, and port-related economic activities. Each indicator was categorized based on its association with the city, port area, or interface between the two. To collect empirical and perception-based data, a detailed questionnaire was designed. The questionnaire consisted of 37 items covering four analytical dimensions: physical–environmental quality, socio-cultural conditions, economic–functional performance, and transportation and connectivity. Each indicator was assessed through two types of questions: satisfaction with the current situation and perceived importance of improving that situation. This dual structure allowed for the identification of key gaps between existing performance and stakeholder expectations and helped prioritize future MTOD interventions. Before final distribution, the questionnaire was pilot-tested with 20 participants to ensure its clarity and internal consistency. Based on feedback, several items were revised. Reliability analysis using Cronbach’s alpha showed overall and specific dimension values above 0.80, indicating high reliability. The final questionnaire was distributed to 120 respondents, including residents living near the terminal, passengers, port staff, transport operators and local business owners. This inclusive sampling approach ensured that the perspectives of community members and port users were adequately represented.
Quantitative processing of the questionnaire data included calculating means, frequencies, and modal values for each indicator. Since this study used fuzzy TOPSIS for multi-criteria decision making, Likert scale responses were transformed into triangular fuzzy numbers (TFN) using a scaled mean fusion representation. This allowed for the integration of subjective perceptions – such as perceived safety, accessibility and economic expectations – alongside objective criteria such as sidewalk width, bus availability and land use patterns in the fuzzy analytical model. To assign objective weights to the indicators, the Shannon entropy method was used. This method quantifies the variability of indicator values across the study area and assigns higher weights to indicators with greater variability. The entropy-derived weights were then combined with the fuzzy data matrix to create a weighted normalized matrix for fuzzy TOPSIS analysis. The fuzzy TOPSIS technique was used to assess the relative alignment of different areas around the terminal with the ideal MTOD conditions. This involved normalizing the fuzzy indices, calculating weighted fuzzy values, determining the fuzzy positive and negative ideal solutions (FPIS and FNIS), calculating the distance of each area to these ideals, and finally calculating the relative closeness coefficient (Ci) for ranking purposes. Ci values provided a measurable basis for comparing the readiness and suitability of regions for MTOD-based development. The findings reveal significant variations across regions in terms of their MTOD potential. Some regions exhibit relatively strong physical or economic capacity but suffer from inadequate connectivity or limited social interaction. Overall, the results confirm that adopting the MTOD framework can significantly improve accessibility, mobility efficiency, pedestrian experience, social interaction, and economic dynamism in the Shahid Haqqani Terminal area. Integrated recommendations include improving pedestrian and bicycle networks, reorganizing and increasing public transportation services, activating coastal areas through mixed-use functions, and implementing coordinated land-use zoning and urban design regulations that support city-port integration. In conclusion, this study demonstrates that MTOD can serve as a powerful tool for promoting sustainable, functional, and resilient relationships between ports and their surrounding cities in Iran. Using entropy weighting, fuzzy TOPSIS analysis, and rigorous questionnaire-based assessment, this research provides a systematic methodological framework that can be replicated in other port cities seeking to strengthen their port-city integration. The proposed strategies provide a clear path for transforming the Shahid Haqqani Passenger Terminal into a dynamic urban gateway that meaningfully contributes to the broader development goals of Bandar Abbas.