A SCIENTIFIC APPROACH TO FLAT-FOR-LAND BASIS MODEL IN AN URBAN TRANSFORMATION PROJECT: BEYOĞLU OKMEYDANI

Abstract

PurposeContribution to our country’s urban transformation application literature was aimed via the transformation and mathematical distribution model which was developed considering the unique properties of Okmeydanı Urban Transformation Area, which was officially declared as “risk area” by the Cabinet. Design/Methodology/ApproachAfter the Introduction, information about the emergence, definition, purpose, and differences in the historical application of the concept of urban transformation were given. The changes of urban transformation practices and their reflections on the cities since 1950s in Turkey were analyzed on the basis of urban transformation experiences and practices in the developed countries. Financial methods used in transformation projects were discussed in detail by taking the current urban transformation law and policies into consideration. On the third section, physical, social, and economic data regarding the City of Istanbul, Country of Beyoğlu, Okmeydanı Urban Transformation area, which is the main topic of this study were presented in detail. The urban transformation and distribution model which was developed based on the technical data, community requests, and official data was described in detail with its formulas. In the conclusion section, the reflections of the model on both the area itself and on the city were evaluated.FindingsIn accordance with the analysis conducted based on the current settlement, the size of the population, and the zoning plan of the urban transformation area; it is inevitable for the rights holders to agree to a downsizing of their estates and to take action collectively. This situation makes it harder to realize the urban transformations’ legal obligation of approval by at least 2/3rds of the rights holders. Furthermore, meeting of the investor’s and all the rights holders’ project rights on the project area will inevitably result in new urbanization problems in the future.Research Limitations/ImplicationsDue to the not being able to collect enough social and economic data on Okmeydanı Urban Transformation Area, the developed transformation model was based mostly on technical and physical data. Therefore, the social evaluation, which is one of the requirements of a successful urban transformation could not be conducted.Practical ImplicationsThe determined urban transformation model for Okmeydanı Urban Transformation Project was developed in a transparent and egalitarian approach using the official data, supported by scientific methods, and preparing the legal background for all decisions.Social ImplicationsAlthough the social data of the area was not one of the parameters used in the developed transformation and distribution model, the implementation of the transformation model is consistent with the social benefit expected from transformation projects since it is based on the principle of keeping the resident rights holders in their neighborhood after the completion of the project.Originality/ValueOkmeydanı is an area that is not suitable for implementation of previous transformation models due to its ownership structure, its licensed and unlicensed constructions since 1950s, its historic past and protection status, location, population size and density, and inevitability of unified action from its residents because of the zoning plans. Therefore, a unique model that befits the unique properties of the area was developed.