Kentsel işlevler ve arazi değerleri ilişkilerinin saptanması. Örneklem alanı Şişli
Urban functions and land values evaluation study
- Tez No: 66511
- Danışmanlar: PROF. DR. HANDE SUHER
- Tez Türü: Yüksek Lisans
- Konular: Şehircilik ve Bölge Planlama, Urban and Regional Planning
- Anahtar Kelimeler: Belirtilmemiş.
- Yıl: 1997
- Dil: Türkçe
- Üniversite: İstanbul Teknik Üniversitesi
- Enstitü: Fen Bilimleri Enstitüsü
- Ana Bilim Dalı: Şehir ve Bölge Planlama Ana Bilim Dalı
- Bilim Dalı: Şehir Planlama Bilim Dalı
- Sayfa Sayısı: 129
Özet
ÖZET İ.T.Ü. Fen Bilimleri Enstitüsü Şehir ve Bölge Planlama Anabilimdalı Şehir Planlama Programı'nda Yüksek Lisans Tez Çalışması olarak; Kentsel İşlevlerdeki Değişiklikler ve Arazi Değerleri Arasındaki İlişkilerin İncelenmesi, araştırma konusu olarak seçilmiştir. Çalışmaya ışık tutması açısından ilk etapta literatür çalışması, kaynak ve kitaplık araştırmaları yapılarak, konu ile ilgili kuramsal çalışmalara yer verilmiştir. Tez çalışması“Kentsel İşlevlerde Değişim Arazi Fiyatlarını Etkir”varsayımına dayandırılmıştır. Araştırmanın özgün örneklem konusu olarak alansal analiz çalışmaları için İstanbul Metropol Kentinde MİA içinden Şişli İlçesi örneklem alanı olarak tespit edilmiş, arazi tespitleri, emlakçılarla yapılan anket çalışmaları ile de konu desteklenmiştir. Ayrıca elde edilen veriler istatistiksel yöntemlerle değerlendirilmiştir. Yapılan tüm çalışmalar sonucunda yukarıda verilen varsayım sınanarak doğrulanmıştır. İlçe önceleri konut yoğun kullanımına mekan veren ve ilk kuruluşu bir sayfiye yeri niteliğindeyken, merkezileşmenin etkisiyle konut fonksiyonunun yerini ticari işlevlerin alması arazi değerlerinin artmasına neden olmuştur. Bu artış Şişli'nin Merkezileşme hızına bağlı olarak katlanarak büyümüştür. Şişli ilçesi konut alanları, ticarethane, büro, banka, perakende ticaret, vb. kullanımlarla ticaret alanına dönüşürken, uğradığı bu fonksiyon değişikliği arazi değerlerini etkilemiştir Bu değer artışında Şişli'nin kendi iç dinamikleri yanı sıra tüm İstanbul Metropoliten Kentinde yaşanan yönetimsel, fiziksel, sosyal ve ekonomik değişikliklerin de katkısı olmuştur. Ülke ölçeğinde alınan Kalkınma Kararlarından ve İstanbul için yapılan planlamalardan etkilenmiştir. Yetersiz denetim, giderek artan arazi rantı, risksiz kar aracı olarak görülen toprak üzerinden beklenen prim ve bu maksatla yapılan baskılar ve ilişkilerle tüm İstanbul Metropolü'nde olduğu gibi Şişli içinde belli noktalarda yığılmalara ve çok yüksek arazi değerlerinin oluşmasına olanak verilmiştir. Bu tez çalışması, böylece, konunun seçiliş ve gelişiminde amaç ve yöntemin açıklanması, konunun gelişimine yardımcı kavramsal açıklama ve kavramlar, alansal analiz için örneklem alanına ilişkin genel bilgiler, analiz bulguları ve bulguların değerlendirilmesine bağlı sonuçla tamamlanmıştır. VUJ
Özet (Çeviri)
SUMMARY URBAN FUNCTIONS AND LAND VALUES EVALUATION STUDY This Master's thesis was developed within the framework of the“Urban Functions and Land Values Evaluation Study”bieng prepared under the auspices of a program initiated by Istanbul Technical University, Institute of Science, Department of Urban and Regional Planning. This study concerns development of a plan in regards of a harmonious organization of urban settlements located within the perimeter of Metropolitan Istanbul Area which is subject to most intense national migration, especially by making land usege according to plan and to regulate the same pursuant to socio economic and physical data, in which urban Function is reflected to space by land usege decision. Hypothesis of this study determines that“Land Cost Being Effected by The Alteration in Urban Functions”. The thesis was developed to test such hypothesis; library and information sources were exploited, opinion polls were conducted through real estate agencies located in the Borough of Şişli which selected as an exemplary place for regional analysis works to assist development of the topic, and in order to try and verify the established hypothesis, relationship of all aspects were attempted to be determined by reference to statistical data and correlation coefficient values. Urbanization Phase of İstanbul that is started in 1950 was proceeded by pointillist industrialization that emanates from pooling investments at some specific point, followed by on internal migration trend attracted by such industrialization causing undue swell in population in such areas. Increasing of population increase triggered mushrooming of shanty towns throughout the metropolitan area rendering utilities and systems inefficient pretty soon; resulting in an unplanned crooked urban development in which most of the vital services could not be met. ixThis development initially engulfed the CBD (Central Business District in the historical peninsula with Eminönü being the center then with effect of transportation connections and topography slowly engulfed Karaköy and followed a path reaching to Taksim. Ceaseless development in urban growth and limited commercial area capacity of the Borough of Beyoğlu, forced the direction of urban development towards Şişli in 1960s and this axis followed a trail leading to Mecidiyeköy in 1970s, Zincirlikuyu in 1980s and reaching to Maslak in 1990s. The Borough of Şişli then availing space for residential use become an area of almost importance for business space with effect of centralization. As the commercial space utilization gained momentum in the Borough, residential occupancy slowly but surely left the center. In this Borough where extensive commercial and services demands increased day by day, Bomonti Industrial Area and other Industrial Institutions faced inescapable decentralization and establishments mainly pertinent to textiles, pharmacological products and automotive sectors commenced to migrate out of the region mainly due to increased value of the land, technological developments and their capacity increases. Extremely advanced units as required by CBA identity such as finance, central and management at which human relations play the leading role, remained in the center and other production units moved out of the city. The Borough become an area which financial institutions favored and gradually assumed an important role either in İstanbul or in the national economy. Mecidiyeköy-Zincirlikuyu-Maslak Route filled with large office spaces where domestic and foreign banks, general administration offices, business centers, large holdings took space in skyscrapers constructed with advanced technology. This highly packed Urbanization opportunities mainly encountered in perpendicular motion effected the land values immensely. Preference of the Borough by commercial establishments as a Central Business District, rocketed the real estate values, a fact further boosted by the most sought after multi-story luxurious, highly demanded office buildings in the area.As a consequence of importance attached to West-wing where urban development and intensity is targeted during all planning phases, the Borough of Şişli embraced over 80% of all high story buildings erected in Istanbul. Despite the fact that all these alterations caused rapid development of the area and increase of the land values, due to lack of good planning urban evils such as insufficient road network and car parking spaces, clogged the traffic throughout the day, poor infrastructure and pollution threatened the Borough. As a consequence, residential housing function being negatively effected from this single sided development started leaving the Borough, where the day time population reached to 3 million people decreased to a mere 250.000 at night giving an appearance of a dead city out working hours. In order to hinder such negative aspect of Şişli, in the first instance the municipality exerted itself to transform Bomonti Industrial area into a clean, urban functional residential-oriented area where cultural activities boosted in an environment of sculptured urban landscaping, green areas, entertainment and shopping centers. Taking into consideration of such transformation which the Borough of Şişli was undergoing, in order to observe space dimensions of effects of land values triggered by varying conditions, the Borough was selected as the area of scrutiny. The First Chapter of the Study includes Introduction where subject of the thesis and the method used is described. In the Second Chapter; conception and theoretical descriptions were contained, whereas a common language was created to scrutinize the topic. The Third Chapter; delved into main source of the matter examining planning works in the Metropolitan İstanbul area; carefully collating and comparing the decisions reached for which constituted data to this study the Borough of Şişli. In addition, existence of a superior plan was searched and added to this Chapter. xiIn the Forth Charter; Space analysis, effected in Şişli that is selected as the specimen area, was narrated. In this Chapter a through scrutiny was conducted in regards of urban transformation of Şişli in historical development in its socio-economic and physical texture and causes effecting such transformation, then recommendation and application plans were examined. In the fifth Chapter; findings obtained by this study were thoroughly evaluated and the result was reached. Findings of this Study confirmed that, lands plots which constitute the least economical risks and which expected to yield highest revenues were benefited as being one of the most productive means of using monetary assets. In terms of residential area, all immovable assets pertaining to commercial and industrial functions gain cash value beginning the date of their purchase, likelihood and expectations relating to future developments constitute the most important factors representing the real estate sales value. In addition, the immovable property which is purchased for high monetary gains but involving high risks were held subject to speculative transactions and were usually rendered as an important factor effecting value of the immovables. On the other hand, aspects such as accessibility and transportation opportunities constitute basic reasons being reason of undulation of values. These value alterations are going on not only at the immediate milieu but throughout the city perimeter. Outward growth is speeded up either by pressure emanating from the center and by accumulation at the outskirts of the city. All buildings in a city are being effected from each other and the functions constituting quantitative superiority toward each other replace one another in concession. Intensity in commercial usage in a particular area act as a determinant factor for fixing land costs and their increase in positive direction. In Xllthe light of findings obtained by opinion polls other conditions effecting land values are; Existence of transportation means and possibilities routes, their capacity and quality, A clean, orderly, aesthetic and prestigious environment; Environmental relations, social and economic activities in the immediate environment; Distance to the center; Location, situation and neighbors; Sufficient facilities, urban landscaping opportunities, parks and green areas; Infrastructure opportunities (Natural gas, etc.) Legal status Urban development nights; Existing general demand for the region Financial speculation targeting the area Speculative selections; and its topography. Regardless of largeness and shape of a city and despite the complexity of opportunities availed by it, dependency of a function to an other is based on simple principles. All dwellings seek a good quality environment and all commercial establishments also seek a good quality environment and customers originating from them. Results obtained in Şişli where all these symptoms were determined seems to substantiate the hypothesis set forth above. As a result of studies conducted, we observed that the area is preferred for commercial use and real estate located there were developing to yield high value that for surpassing the detrimental effects of inflation either for residential housing or commercial usage. XI 11An other determination made as a consequence of our studies; speaking of such high values the controlling mechanism and taxation system that is under observation of the municipality which is responsible of these developments, undervalued the real estate tax assessment much less than their actual current market values. It is an unequivocal fact that taxes gathered in National Real Estate Agency prior to 1986 constitutes a vitally important source. Considering that when the Municipalities geared with such opportunities they inherently cash strapped to render municipal services and investments due to collecting minimal taxes, should be attributed to erroneous evolution of their opportunities and poor application. However, for the Borough of Şişli utilization of a resource packed in 1987 up to TL 618 million in lieu of 229 Million; in 1990 up to TL 67 Billion in lieu of 23 Billion and in 1994 up to TL 600 Billion in lieu of 150 Billion would provide improved living standards either for the Institution, the city or its in habitants. We hope that in the future all municipal administrations effect proper tax assessment pursuant to reel values in order to use feasible tax sources. According to results obtained from opinion polls and land plot m2 values reported by official organs; - At each declaration period despite the real values are not declared the figures I ncreased 5 to 6 folds in comparison to values of the previous period; - Each period was seen to yield further value increase in comparison to the previous period depending the phase of becoming the Central Business District of Şişli and its speed; - An ever increasing difference was realized in comparison to the official values and real values each period in comparison to period before; According to results of official district values, we may report that real estate values at central districts comprised of mainly residential housing usage values are high and at districts mainly comprised of residential housing and slum dwelling, the real estate m2 values are the least and the region is generally preferred by commercial usage; i vxIn terms of these transformations the residential dwelling areas were purchased and sold by according to their commercial utilization value as well; In parallel to Centralization of the Area, real estate agencies become the most popular line of trade the last ten years; This transformation was statistically tested and authenticity of the same was approved. With Real Estate values considered Alteration of urban population, Alterations in density according to years Labor power, Number of commercial spaces Real estate tax collected from the region and correlation between these were duly scrutinized. Consequently, the study determined that a high degree of significance and substantial relationship was in existence between the land value, number of commercial spaces, labor power real estate taxes collected. On the other hand, low degree significance observed between the land value, urban population and density, may be described with centralization of the Borough of Şişli. On grounds that despite density is lessened and population of the Borough is diminished by increase of commercial usage and outward trend of residential housing this situation stand as evidence that the Borough indeed undergone functional transformations. This case shows that with increase in commercial space capacity the main transportation axis and immediate milieu is now within Central Business District boundaries. In the light of all findings obtained as a result of the study, the Borough of Şişli seems to undergone a functional transformation by centralization rather than standard real estate value increases and commercial space utilization is multiplied. This situation in turn, effected values systems of the Region causing additional multipliers enter to these values system. XVIn this new urbanization area where land, land plots and building values skyrocketed unproportionally, all purchases and sales, their quality and specifications, training and opportunities are under control and management of the limited capacity real estate agencies. This issue, however, should be handled by“Real Estate Consultants”comprised of through professionals which are extensively trained in this line of business. XVI
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