Urban Transformation

Urban Transformation in Turkey: Current Status, Challenges, and New Approaches

Given its geological location in an earthquake zone, Turkey must prioritize urban transformation efforts. Especially the 1999 Marmara earthquake and other subsequent major earthquakes have painfully revealed how unsafe the existing building stock is. This has once again proven that urban transformation is not only a necessity but also a vital priority.

Purpose and Scope of Urban Transformation

Urban transformation generally refers to a comprehensive renewal process aimed at resolving the physical, economic, and social problems within a city. The primary goal of urban transformation in Turkey is to create earthquake-resistant, safe, and healthy living spaces. To this end, the aim is to identify and demolish risky buildings, and construct modern housing that complies with earthquake regulations. However, urban transformation is not limited to renovating buildings alone. It also includes increasing social infrastructure areas (parks, schools, hospitals, sports facilities, etc.), improving transportation infrastructure, environmental landscaping, and enhancing the quality of life in the area.

Historical Development of Urban Transformation

Urban transformation efforts in Turkey date back to the 1950s. However, during this period, the efforts were more in the form of unplanned and unprogrammed squatter house demolitions and the creation of new settlement areas. From the 1980s onwards, the concept of urban transformation began to be addressed in a more planned and programmed manner. The 1999 Marmara earthquake accelerated urban transformation efforts and paved the way for legal regulations in this regard. The Law No. 6306 on the Transformation of Areas Under Disaster Risk, enacted in 2012, forms the legal basis for urban transformation efforts.

Current Status of Urban Transformation

Urban transformation efforts in Turkey continue intensively, especially in major cities (Istanbul, Ankara, Izmir, Bursa, etc.). Within the scope of these efforts carried out by the Ministry of Environment, Urbanization and Climate Change and local administrations, risky buildings are identified, demolition processes are carried out, and new housing units are constructed in their place. In urban transformation projects, two different methods are generally applied: on-site transformation and off-site transformation. On-site transformation aims to renew existing buildings in their original locations, while off-site transformation involves relocating citizens to different areas and placing them in new housing units.

Challenges of Urban Transformation

Urban transformation is a long and complex process that must be carried out with the joint efforts of society and the state. Various difficulties can be encountered in this process. Some of these difficulties include:

• Financing Problems: Urban transformation projects require significant costs. Financing problems can be experienced, especially in projects carried out by the private sector.

• Property Problems: The property structure in urban transformation areas is generally complex and fragmented. This makes it difficult to reach agreements with rights holders and can cause delays in projects.

• Social Problems: Urban transformation can change the social structure in the region and can lead to some citizens being victimized. Especially low-income citizens may experience difficulties in owning new housing.

• Legal Problems: Various legal problems can be encountered in urban transformation projects. Disagreements on issues such as zoning plans, licensing procedures, and expropriation procedures can hinder the progress of projects.

• Technical Problems: Technical problems can be experienced in urban transformation projects regarding soil surveys, structural design, and construction technologies. These types of problems are more common, especially in areas with old and unplanned construction.

New Approaches in Urban Transformation

In order to successfully carry out urban transformation, new approaches need to be adopted. Some of these approaches include:

• Supporting On-Site Transformation: On-site transformation projects should be supported as much as possible, and citizens should be enabled to own new and safe housing without being disconnected from the areas they live in.

• Ensuring Social Balance: Social balance should be ensured in urban transformation projects, and special measures should be taken to prevent low-income citizens from being victimized. In this context, social housing projects should be developed, and support such as rent assistance should be provided.

• Adopting a Participatory Approach: The participation of citizens, non-governmental organizations, and local administrations in the urban transformation process should be ensured. Information meetings should be held on projects, citizens' opinions should be taken, and projects should be shaped accordingly.

• Developing Projects in Accordance with the Principle of Sustainability: In urban transformation projects, projects in accordance with the principle of sustainability should be developed, energy-efficient structures should be built, green spaces should be increased, and environmentally friendly materials should be used.

• Developing Projects in Accordance with the Smart City Concept: In urban transformation projects, projects in accordance with the smart city concept should be developed, technological infrastructure should be strengthened, smart transportation systems should be established, and energy management systems should be implemented.

• Diversifying Financing Models: In addition to public resources, private sector investments and international funds should also be considered for the financing of urban transformation projects. In this context, public-private partnership (PPP) models should be developed, and financing instruments such as urban transformation bonds should be used.

Conclusion

Urban transformation is a process of vital importance for Turkey. In order to manage this process successfully, the state, local administrations, the private sector, and citizens must make joint efforts. New approaches should be adopted in urban transformation projects, social balance should be ensured, a participatory approach should be taken, and projects in accordance with the principle of sustainability should be developed. Only in this way will it be possible for Turkey to become more resistant to earthquake risk and for citizens to have safer and healthier living spaces. Urban transformation is an opportunity that has the potential to transform not only buildings but also lives. To make the best use of this opportunity is a requirement of our responsibility towards future generations.