A Critical Analysis of the Imperative for Implementing Impact Assessment Regulations for Shopping Malls in Tehran

The rapid proliferation of shopping malls in Tehran has sparked environmental concerns, yet comprehensive impact assessments are scarce. This study examines the environmental impacts of Tehran’s Arg Shopping Mall, constructed on a former historic garden site, using three methods: the Rapid Impact Assessment Matrix (RIAM), the Green Building Index (GBI), and a resident survey. These approaches provide a robust evidence base for regulatory and retrofit actions. The RIAM assessment revealed significant negative impacts, with a cumulative Environmental Score of −737 across 41 components, primarily in Physical/Chemical and Biological/Ecological domains. Positive impacts were limited to Economic/Operational benefits, such as employment and indirect economic activity. The GBI assessment scored the mall at 39 out of 100 points, falling short of the 50-point certification threshold, with deficiencies in Materials and Resources, Sustainable Site Planning, and Energy Efficiency. A survey of 318 residents confirmed these findings, highlighting increased traffic, noise, and air quality issues, elevated pest presence, and a preference for the former Giahi Garden over the mall. A policy review indicated that the project proceeded without mandatory environmental screening or enforceable performance conditions, exposing a regulatory gap for non-municipal projects in Tehran. The study identifies the Deputy of Urban Services and Environment in Tehran Municipality as the appropriate authority for enforcement. It proposes a retrofit roadmap focusing on energy systems, stormwater management, site ecology, mobility demand management, and waste and pest controls. Additionally, it recommends mandatory Environmental Impact Assessments, binding green-building standards, and post-occupancy monitoring, offering a replicable framework for other Iranian cities.