THE IMPACTS OF REAL ESTATE PROJECTS ON TRANSFORMATION OF CENTRES IN İZMİR Merve KAYA (İZKA)...

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!