the impacts of real estate projects on transformation of centres in İzmİr merve kaya (İzka)...
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THE IMPACTS OF REAL ESTATE PROJECTS ON TRANSFORMATION OF CENTRES IN İZMİR
Merve KAYA (İZKA)Ferhan GEZİCİ KORTEN (İTÜ)
1-THE AIM OF THE RESEARCH
2- DEVELOPMENT PROCESS OF IZMIR AND CENTRAL AREAS 3-METHODOLOGY
4-ANALYSIS ON 3 SUB-CENTERS
5-CONCLUSION
CONTENT:
1- How the centers of the cities have been transformed; due to the year, the size and function: A comparative analysis is conducted for three sub-centres
2- What is the expected potential of Salhane? Considering the major real estate projects, size and functions
1-AIM OF THE RESEARCH
Ever since its past history İzmir has been famous as a trade center due to the port, has been transforming.
Gross Domestic Product contribution rate %7.6.Foreign trade capacity in the 4 th orderIndustrial production %9.3
Although İzmir Port in the 4 th order among ports in Turkey, its increases by the previous year is in a negative way.
In recent years, most of the efforts have been made to make the port city famous in service facilities again
During that period, existing centres do not meet the need of expanding demand of service activities.
2- DEVELOPMENT PROCESS OF IZMIR AND CENTRAL AREAS
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
URBAN AREAAND ITS HINTERLAND
SPATIALDEVELOPMENTBARRIERS
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
GREEN ZONE
GREEN ZONE
GREEN ZONEGREEN ZONE
ALUVIAL ZONE
ALUVIAL ZONE
ALUVIAL ZONE
FLOOD ZONE
SPATIALDEVELOPMENTBARRIERS
GREEN ZO
NE
FAULT LINES
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
GREEN ZONE
GREEN ZONE
GREEN ZONEGREEN ZONE
ALUVIAL ZONE
ALUVIAL ZONE
ALUVIAL ZONE
GULF
FLOOD ZONE
SPATIALDEVELOPMENTBARRIERS
GREEN ZO
NE
FAULT LINES
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
GREEN ZONE
GREEN ZONE
GREEN ZONEGREEN ZONE
ALUVIAL ZONE
ALUVIAL ZONE
ALUVIAL ZONE
SPATIALDEVELOPMENTBARRIERS
GREEN ZO
NE
FAULT LINES
GULF
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
SPATIALDEVELOPMENTBARRIERS
GULF
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
SPATIALDEVELOPMENTBARRIERS
GULF
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
DEVELOPMENTAROUND THE
GULF
GULF
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
DEVELOPMENTAROUND THE
GULF
PORT GULF
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
GULFDEVELOPMENTAROUND THE
GULF
(Konak-Alsancak)Cape of Punta
PORT
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
DIRECTION OF THE
DEVELOPMENTOF THE
CENTRES
PORT GULF PORT
1
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
PORT
2Karşıyaka‘meaning: opposite shore’
1
PORT GULFDIRECTION OF
THEDEVELOPMENT
OF THE CENTRES
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
2
GULF
1
PORT
DIRECTION OF THE
DEVELOPMENTOF THE
CENTRES
DEMAND FOR CENTRAL BUSINESS ACTIVITIES
3-METHODOLOGY
C
B
A
1
Interviews of the developers:
MajorReal Estate Projects
years
investment costs
2008-2015
Over 100Million usd
2
highest development capacity as a new citycenter
* Opinions for being urban center* Reasons for the delay of the investments* New possible functions, density, silhouette
B
*development potentials, *spatial distributions, *investment costs, *functions and their futures
REGION-2
REGION-1
REGION-3
Study areas was defined according to :
•development process of the centers
•locations of major real estate projects
STUDY AREAS3-METHODOLOGY
LAND USE in 1925
LAND USE in 1970
4-ANALYSIS ON 3 SUB-CENTERS
LAND USE in 1970
4-ANALYSIS ON 3 SUB-CENTERS
URBAN AREA 1
URBAN AREA2
LAND USE in 1970
URBAN AREA 1
URBAN AREA2
PLAN in 1973
4-ANALYSIS ON 3 SUB-CENTERS
LAND USE in 1970
1
Majority was settled on a plain territory surrounding the harbour due to the port trade1
PLAN in 1973
4-ANALYSIS ON 3 SUB-CENTERS
LAND USE in 1970
1
2
Before 1950’s secondary home area, after 1960’s luxury home area for high income group 2
PLAN in 1973
4-ANALYSIS ON 3 SUB-CENTERS
LAND USE in 1970
1
233
PLAN in 1973
4-ANALYSIS ON 3 SUB-CENTERS
LAND USE in 1970
PLAN in 1973
2Secondary / luxury home area
3
1Old center
Because of the delay of the plans, Salhane has not completed its transformation since 1973 although it has been defined as a service area binding the two old centers of the city.3
1
23
4-ANALYSIS ON 3 SUB-CENTERS
View from Salhane
4-ANALYSIS ON 3 SUB-CENTERS
View from SalhaneCollapsed industrial buildings & new constructions in the same picture
4-ANALYSIS ON 3 SUB-CENTERS
1. st İzmir
3. rd İzmir2. nd İzmir
During the time of ever-increasing uncertainty,
The questions gets more pertinently than ever:
4-ANALYSIS ON 3 SUB-CENTERS
1. st İzmir
3. rd İzmir2. nd İzmir
4-ANALYSIS ON 3 SUB-CENTERS
-What is the development potentials and future roles of 3 Sub-centers which have different characteristics in İzmir metropolitan area?
-Which one has the highest potential for being new center ?
THERE IS NOT ANY VACANT LOT
THERE IS NOT ANY VACANT LOT
THERE IS NOT ANY VACANT LOT
Avarege occupancy rates:
Residences: %97,Offices: %95,Hotels: % 68
UNTIL
2030
3.206.000 SQM
1.477.000 SQM
756.000 SQM
UNTIL
2030
TOTAL 5,5 million square meters
1 BILLION USD INVESTMENT COST
1.3 BILLION USD INVESTMENT COST
3.2 BILLION USD INVESTMENT COST
UNTIL
2030
THOUSAND PERCENTAGES OF FUNCTIONS IN TOTAL
Expected elevation of the bay until 2030
* opinions of the developers for being urban center100% of 40 real estate developers,
The decision-making and implementation process, and challenges to become the central district are related flexible, adaptable and fast-changing economy.
And, Salhane district is the most suitable area for being a new urban service center due to the advantage of its location and investment potentials.
legal permissions for the high-rise buildings (Legal cases etc.)
Lack of decision making in local level
* reasons for the delay of the investments
* new possible functions
More healthcare, education, entertainment, sport facilities…
THE RESULTS OF INTERVİEWS WITH DEVELOPERS-SALHANE
Investors prefer mixed uses to decrease the investment risks with diversity.
-Transformation process has been conducting base on the individual properties rather than a planning concept.
- New Center Plan does not consider the needs of the city in terms of transportatıon and infrastructure,
-New Center Plan does not consider the importance of social facilities and green areas.
- There is not a strong interaction between:-natural thresholds-needs of the city in terms of planning-developers expectations
The issue is not to realize the common interest..
5- CONCLUSION
Prestigious domestic and foreigninvestors are willing to invest inthe Centers of İzmir
A wealthy hinterland in the region,
For age, trade city in International level
A Port city, a University City and a value added corridor in Turkey.
The advantage of the location for the new center development and avaliability of vacant and larger lots.
Current view
THE IMPACTS OF REAL ESTATE PROJECTS ON TRANSFORMATION OF CENTRES IN İZMİR
Merve KAYA (İZKA)Ferhan GEZİCİ KORTEN (İTÜ)
THANK YOU FOR YOUR PATIENCE!