Sob o espelho d’água: o que o uso dos instrumentos de regularização urbanística na Orla 14 revela sobre Palmas-TO

Abstract

This study examines the application of urban regulation instruments in Orla 14, in the city of Palmas, with emphasis on the relationship between the social function of property and the recent transformations of the territory. The research analyzes how the existing urban legislation, although designed to ensure socially fair land use, is effectively implemented in a context characterized by land appreciation and the growing influence of the real estate market. The study adopts an analytical approach based on official documents, field observations, an institutional interview, and a perception survey conducted with local residents, allowing an integrated understanding of the mechanisms that shape the occupation of the area. The results reveal that instruments such as the building rights charges, the neighborhood impact assessment, and adjustment agreements have been applied selectively, often functioning as tools to enable high-standard developments in areas originally intended for collective use. Residents' perceptions indicate that, although these developments contribute to aesthetic improvements, they do not expand public spaces or ensure democratic access to the waterfront, reinforcing feelings of elitization and restricted use. Field observations confirm that the compensatory measures implemented by the developments tend to be limited in scope and do not produce significant benefits for the city as a whole. The analysis highlights a clear discrepancy between the principles established in the legislation and the urban practices observed, showing that the social function of property has not yet been fully consolidated as a guiding principle of municipal decision-making. The study concludes that the effective realization of the right to the city in Palmas depends not on the creation of new instruments, but on strengthening transparency, oversight, and public participation in urban management, ensuring that spaces such as Orla 14 fulfill their collective and public role in the city’s development.