Toplu konut ünitelerinde yer alan sosyal donatım ve altyapı tesislerinin toplam maliyet üzerindeki etkisi
The Study of the effects of social and substructural facilities in mass housing units on total cost
- Tez No: 39465
- Danışmanlar: PROF.DR. AYTEN ÇETİNER
- Tez Türü: Doktora
- Konular: Şehircilik ve Bölge Planlama, Urban and Regional Planning
- Anahtar Kelimeler: Belirtilmemiş.
- Yıl: 1994
- Dil: Türkçe
- Üniversite: İstanbul Teknik Üniversitesi
- Enstitü: Fen Bilimleri Enstitüsü
- Ana Bilim Dalı: Belirtilmemiş.
- Bilim Dalı: Belirtilmemiş.
- Sayfa Sayısı: 198
Özet
ÖZET 1950'li yıllardan itibaren kırsal kesimden kentsel alanlara yapılan hızlı göçler sonucu büyük kentlerimizde konut sorunu ortaya çıkmıştır. Kentsel bölgelerde meydana gelen konut sorununun çözümü için, 1960 'lı yıllardan itibaren Emlak bankası tarafından büyük ölçekli toplu konut uygulamaları başlatılmıştır. Ancak, finansman kaynaklar inin yetersiz olması nedeniyle özel firma ve inşaat firmaları konut sorunun çözümünde yeterli olamamışlardır. 1980" li yıllarda bütçe içi ve dışı kaynaklar oluşturularak toplu konut uygulamaları hızlandırılmıştır. Konut sorununun çözümü için hızlı bir biçimde toplu konut uygulanılan yapılmış, ancak ub ünitelerde yaşayacak kişi ve ailelerin yaşama koşullarını sağlayacak olan sosyal donatım ve altyapı tesislerinin ihmal edildiği görülmüştür. Tez çalışmasında, toplu konut ünitelerinde planlanması gereken altyapı ve sosyal donatım tesisleri tanımlanmıştır. Toplu konut ünitelerinin genel özelliklerine bağlı olarak, ünitelerde yer alacak olan altyapı ve sosyal donatım tesislerinin finansmanın sağlanması ile ilgili olarak şu anda yürürlükte olan 2985 sayılı 2. Toplu Konut Kanunu ve Uygulama Yönetmeliği incelenmiştir. Toplu konut ünitelerinde planlanması gereken altyapı ve sosyal donatım tesis ve alanlarının, konut başına ve m2 başına getirdiği ek maliyet yükü ile bir konutun maliyeti içindeki payının belirlemesi amacı ile İstanbul, Ankara, İzmir ve izmit'te Emlâk Bankası tarafından çeşitli inşaat firmalarına ihale edilerek üretilen yedi toplu konut ünitesi incelenmiştir. İnceleme sonuçları değerlendirilmiş, toplu konut ünitesine bağlı olarak konut ve m2 başına düşen sosyal donatım ve altyapı tesisleri maliyetleri ortaya konmuştur. Bu gibi ortak tesislerin maliyetini doğrudan etkileyen konut adedi, yoğunluk, TAKS ve KAKS değerlerine bağlı olarak, altyapı ve sosyal donatım tesisleri giderlerinin toplam konut maliyeti içindeki değişimleri ortaya konmuştur. Buna göre 1000 konutluk bir toplu konut uygulaması için toplam asgari seviyelerde kalması için çözüm önerileri ortaya konmuştur. XIX
Özet (Çeviri)
THE STUDY OF THE EFFECTS OF SOCIAL AND SUBSTRUCTURAL FACILITIES IN MASS HOUSING UNITS ON TOTAL COST SUMMARY Our country is under going the process of urbanization, which is one of the most important social events of the past forty years. The need for housing has gained a big importance as a result of the fast urbanization process which especially started in the 1950 's“ During the period between the declaration of the Turkish Republic and the year 1950, the rate of urbanization was only % 0.8, but these figures have shown a tendency towards an increase at the rate of % 6 every ten years from 1950 on. In the year 1990, urban population reached 33.666.967 and the rate of urbanization went up to % 58.9. The rate of urbanization reached its highest particularly during the ten year period between 1980 and 1990. Until the 1980' s, the population of cities was 19 million, but this number has gone up to 34 million during the past ten years. Urban population increase during this period is % 10 per year. In the year 1990, Istanbul, Ankara, İzmir, Bursa and Adana the five big cities of Turkey, held 14, 389, 608 people out of the 33.666.967 urban population, which was a percentage of 42. This number came as a result of big migrations. As well as natural population growth. The fast increase in urban population has naturally led to housing shortage problems in our big cities. The problem of housing has not yet been solved although during the past ten years, Emlâk Bankası (Estate Bank) and cooperations have helped the constructions of mass housing units. Big cities such as Istanbul, Ankara and İzmir have had the biggest share of the fast housing production in these ten years. More than 1/3 of the seven million houses in our cities are in these three big cities. It is predicted that in the year 2000, only % 15 of our papulation will be living in rural areas, but % 85 in urban areas. According to population estimations, our country ' s population will be 76.000.000 in 2000. It is also predicted that cities will hold a proximately 25.000.000 more individuals by the year 2000 due to natural population xxgrowth and migrations. For these 25,000,000 people who will be residing in cities, about 5,000,000 residences are needed. The production of 5,000,000 residences are needed. The production of approximately 5,000,000 residences in a very short term can only be possible by means of fast mass housing constructions. According to research done, urban lots of 1 billion m2 are needed for the 5,000,000 residences which have to be built by the year 2000. It is essential for the sake of proper urbanization to provide substructural, environmental and social service facilities in the lots where mass housing constructions will be made. Financing these facilities which should exist in mass housing units brings about big problems at the present time. When applications done are examined, it is seen that financial insufficiently is the factor which causes the deficiency of such facilities. The situation mentioned above relates at a higher rate to profit-orientated private constructions and mass housing units built for people of restricted income. However, it is seen that substructure and social facilities are sufficient in the large scale mass housing unit applications undertaken by the Estate Bank ( Emlâk Bankas ı ). Large scale mass lousing enterprises undertaken by Emlâk Bankası particularly in the early I960' s, were speeded up by the financial sources introduced in the first mass housing decree no. 2487 in the early 1980 's. Mass housing applications by Emlâk Bankası started to increase after the application of the financial sources stated in the second mass housing decree no. 2985 which gained validity in 1984 and the individual mass housing loans. Between the years 1985 and 1991 1, 363, 407 residences were built by 28060 construction cooperations. As of 1988, the speed of mass housing applications dropped because loans could no longer be borrowed from the mass housing fund and the money accumulating in the fund was transferred to the budget. In 1988 % 30 of the fund income, in 1990 % 50 and in 1991 % 60 was transferred to the budget from the mass housing fund. In 1991, of the money accumulating in the mass housing fund % 10 was transferred to social contribution fund and % 6 of this fund was granted to the administration of small and medium scale industries and development support in order to meet the spending of the GAP project. xxiThus, there are financial difficulties in providing urban lots and in the production of mass housing units due to the applications mentioned above. The fact that substructure and social facilities cause additional cost per house in mass housing units and this additional cost directly effects house prices plays an important role in the insufficiency of substructure and social facility systems. Up to 1984, no shares were allocated for substructure and social facility from the credits given for mass housing. In 1984, the importance of substructure and social facilities fore mass housing units was defined in the second mass housing decree no. 2985. In this statement, the necessity of planning substructure and social facilities was brought as a requirement so as to get the credit given for houses in mass housing units. Credit possibilities for the finance of substructure and social facilities that meed to be built were provided. This decree allocated a % 2 share for environmental planning in giving credit for housing. There has been an increase in mass housing applications in İstanbul, on the Anatolion, and European sides and in Beyoğlu due to the credit possibilities defined in the two mass housing decrees which became valid in 1981 and 1984 There are mass housing applications in the areas within the limits of Beşiktaş, Şişli, Kağıthane and Sarıyer Municipalities on the Beyoğlu side. On the Istanbul side (European side), there are dense mass housing applications in Ataköy, Halkalı, Güngören and Yenibosna which are within the borders of the Municipality of Bakırköy. On the Anatolian side, dense mass housing productions are seen in Kozyatağı and Küçükbakkalköy, which are in Kadıköy, in Merdivenköy, Bulgurlu- Libadiye and Kandilli which are in the Municipality of Ümraniye; in Maltepe, Soğanlık and Altayçeşme which are situated within the municipality borders of Kartal; in Karlı tepe, Dolayoba and Kurtköy which are within the municipality borders of Pendik and in Anadolu Hisar ı-Kavacık- in the municipality of Beykoz. The mass housing productions mentioned above are constructed either privately by persons or by construction companies, or particularly by building cooperations and Emlâk Bankas ı. Research shows that the mass housing units built on the Anatolion side, the European side and in Beyoğlu with less than 1000 residences have insufficient substructure and social facilities. If a mass housing settlement with a xxiipopulation of 5000 and made up of 5 or 6 adjacent units with a capacity of but with 1000 residences has insufficient substructure and social facility, it not only affects the inhabitants of that area but also puts the municipalities in a difficult situation in regards to city organization. The problems arising in the mass housing units which have been built up till today and their solutions have not been given enough consideration are been efficiently dealt with. The fact that substructure, environmental planning and social facilities in many mass housing units have not been taken into much consideration or have remained unfinished gives rise to the necessity of a study in this respect. In this thesis, substructure, social facilities and environmental planning and their effects on cost will be dealt with. This study examines the cost of substructure and social facilities in mass housing applications which consist of many residences and which started to be built after 1986, making use of mass housing decrees. These housing units have either been completed or are still being built. The thesis consists of five main parts. The first part is the introduction and thus it includes the importance of the topic and the related applications up till today. In the second part, after various definitions of mass housing units and their characteristics are given, the concepts of social facility and substructure are explained. The standards which are applicable in our country and in foreign countries in relation to these explanations are given and the sufficiency of substructure and social facilities of some mass housing units is revealed. According to this, mass housing is defined as follows. MASS HOUSING Is all of the buildings which meet the need for residence of the people who dwell in an area which is big enough to make up a unit of neighbor hood according to specific standards or which is big enough to make up a part of such a unit and the social facilities of these buildings. The scale of mass housing units can be defined according to the number of existing residences. According to the 418 th article in the application refilations of the first mass housing decree no. 2487, in areas within a city, a minimum of 500-1000 residences is considered a unit of mass housing. The smallest unit in mass housing contracts is 200 residences. XXlllApart from this, substructure and social facilities that need to be planned in mass housing units are defined in mass housing decree no. 2985 as follows. SUBSTRUCTURE: ”All systems including roads, water, electricity, drainage, telephone, central antenna, central communication, central heating and the like and all the facilities that are required for these“. SOCIAL FACILITY: ”To provide the continuation of the lives of the people who live in a mass housing area; schools, sports and heath centers, theaters, libraries, nursery schools, cinemas, auditoriums, swimming pools, police stations, post offices, places of worship, playgrounds for children, environmental planning and such facilities.“ According to these definitions, the functions in mass housing areas are the following: - Areas for dwellings - Areas for transportation - Substructure and - Social facility areas The third part of the thesis deals with the concept of cost and the factors that affect the cost in mass housing productions. Accordingly, cost is defined as follows: COST: ”The sum of the costs that consist of the phases of pre-decision, designing, building and usage in the process of building production which starts with enterprise procedures and finishes with the end of the usage phase. The factors which affect the total cost in the production of mass housing can be listed as in the following: 1. The cost of lot 2. The size and the standard of comfort of the residences in the mass housing unit 3. Construction expenditures (material, workmanship expenses and organizing in the worksite) and the costs of building m2 4. Substructure expenses 5. Environmental planning expenses 6. The costs of the social facilities that exist in the mass housing unit 7. The effect of management expenses on the total unit cost In the fourth part of this study, costs in specific mass housing unit applications are examined. Firstly, mass housing units which have more than 1000 residences and which are built by private persons or xxivcompanies are dealt with. Unfortunately, it is seen that the social facilities which were planned for these units have not been completely built. As a matter of fact no, facilities apart from cinemas and shops, which bring profit, have been built. It is also seen that other social facilities such as elementary schools, mosques, post- offices, headmaris offices are expected to be built by the local administrations. In the second part, seven mass housing units in Istanbul, Ankara, İzmir and İzmit, whose construtiong were started by Emlâk Bankası between 1987 and 1991, are examined. Their characteristics in general are as follows: 1. The 2 nd District settlement in Gaziemir, İzmir consists of 1962 residences. It's plan population is 8900, and it's density is 220 persons per hectare. 2. Istanbul Bahçeşehir settlement is mode up of 2081 residences. It has a planned population of 7500 and a density of 122 persons per hectare. 3. In Ataköy İstanbul, 7 th-8 th district has 2964 residences. The plan population here is 12500 and the density is 256 persons. 4. In Ataköy Istanbul, 5 th district consists of 2993 residences. The plan population is 13450 and the density is 427 persons per hectare. 5. The 2 nd-3 nd district settlement in Halkalı consists of 4310 residences. The plan population is 18250. The density is 269 persons per hectare. 6. Eryaman (Ankara) 2 nd-3 nd district settlement has 4740 residences. The plan population is 21000 and the density is 296 persons per hectare. 7. Yahyakaptan, İzmit settlement has 4902 residences. It's plan population is 22000 and it's density is 326 persons per hectare. After these explanations, the total cost, substructure, social facility and environmental planning ( if there is any) costs in these units are updated. Following these calculations, the costs of residences, substructure and social facilities per residence and area m2 have been calculated. Then, in order to reveal the factors which affect these costs in the units,“multi-regretion Analysis”has been made. In this analysis,“Stepwise”process has been made use of. Finally, after this analysis, the costs per residence and m2 have been compared in respect to the units. XXVThe fifth part is the conclusion, and thus it gives the importance of substructural and social facilities in the production of units. It also explains how these facilities affect the cost and what is required for their construction. Related to this, the total cost, social facility and substructure costs per m2 in the units are shown in chart 5.1. Chart: 5.1 The comparison of the social facility, substructure and total costs per m2 in the units examined, with the prices in 1992 * 259,460 TL.- the substructure cost per m2 in Bahçeşehir belongs to villa type residences. 146,020 TL.- belongs to apartment types. In the units, as the number of residences increases, the amount of substructure cost in the total cost goes down in percentages, as the number of residences rises, the population increases. Parallel to the increasing population, the amount of area for social facilities increases, too. Naturally, this leads to an increase in the regretion process, social facility cost. According to the which tests the relations between density, base area coefficient and floor (store) area coefficient, which are the major factors in increasing or decreasing the total unit cost, and costs of substructure and social facilities, as the densities of units go up, the substructure costs per xxviresidence m2 decrease. On the other hand, since the number of social facilities increases with the unit population, their costs in the total unit cost will naturally rise, too. Therefore, the social facility cost per each m2 in a residence increases as well. The process shows that the substructure and social facility costs per m2 in the units with a low base area coefficient are lower than those in the units with a high low base coefficient. However, the substructure and social facility costs per m2 in the units with a high floor ( store ) area coefficient are lower than those in the units with a low floor area coefficient. In Eryaman, Yahyakaptan and Halkalı units, since the floor area coefficient value is high, the substructure and social facility costs per residence ra2 area lower in comparison to the other four units. Thus, thus their total m2 costs are also lower when compared to the other four units. This situation is harmonic to chart 3. 4 which appears in section 3.2.1 and to the theoretical information on page 44. When the numerical ratios of the substructure and social facility costs in the total costs of the seven units analyzed are examined in relation to the number of their residences, the following results appear. In two units which have up to 2000 residences, the substructure cost varies between % 10.5 and % 11 of the total unit cost. In the same category, the ratio of the social facility cost per residence to the total cost is between 4 and 7.1. The cost of residence per m2 varies between % 81.9 and % 85.5 according to the material used and workmanship.. In the mass housing units whose number of residences is 2900-3000, the substructure cost per mz varies between % 8 and 10.5 of the total cost. And the substructure cost varies between % 6.2 and 9.5 of the total cost. The cost of residence per m2 in the units in this category makes up % 82.5-83.8 of the total cost. In the units whose number of residences varies between 4000 and 5000, the substructure cost per m2 makes up % 9-%9.7 of the total cost. The ratio of the social facility costs to the total costs is between % 4.6 and %11. In two of the three units in this category, landscape planning expenses are also clarified. These figures range from % 5.1 to % 6.0 of the total unit cost per m2. xxvi x
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