Introduction: Today, the top-down centralized planning system has led to centralization and ultimately a lack of social justice in urban and rural areas. Therefore, the present study was conducted with the aim of analyzing the process of land use changes based on the role of managers in the nomadic territory of Zabol.

Methodology: The present study is applied in terms of purpose and has an interpretative and analytical nature and is in the qualitative research group in terms of method. To analyze the data, the grounded theory method and one-sample t-test (SPSS software) were used. The method of collecting information is also in two forms: documentary and library studies and interviews. The statistical population in the present study also includes specialists and elites in the field of study (urban planning, urban development and civil engineering), which, using purposive sampling, a maximum of (20) people were selected as the sample population.

Geographical area of research: This research has been investigated in the territory of the nomads of Zabol County.

Results and discussion: The lack of regulatory levers and various policies and the issue of competition over land and creating incentives to attract capital at the county level as causal factors, and the categories: Inefficient sectorial structures, lack of necessary recognition and awareness of executive managers in the field of consequences of land use changes, lack of desirable urban governance and ill-considered organizational relations as contextual factors and finally the categories: Inefficient treatment of executive and political managers with border population and economic centers and policies, necessities and preferences of some managers for land use changes were identified as intervening factors in land use changes by managers. Then, the categories: Holding elite meetings centered on the TAT organization, increasing economic power in the agricultural sectors, etc., and controlling and supervising organizations were identified as solutions, Then the categories: Economic destruction and rent-seeking on land were extracted as consequences of land use changes. Also, the results of the one-sample t-test showed that the average obtained for all the factors mentioned is higher than the average number (3). Therefore, the number of factors mentioned by the interviewees in the development of land use changes is increasing.

Conclusion: Given the importance of agricultural lands in Zabol, identifying the factors of land use changes and providing effective strategies to reduce land use changes will be an effective solution to reduce negative consequences.