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Impacts of Real Estate Projects on Transformation of Centers in İzmir

This research analyzes the transformation of city centers in İzmir due to real estate projects, focusing on three sub-centers. It examines the potential of Salhane and explores the development process of İzmir and central areas.

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Impacts of Real Estate Projects on Transformation of Centers in İzmir

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  1. THE IMPACTS OF REAL ESTATE PROJECTS ON TRANSFORMATION OF CENTRES IN İZMİR Merve KAYA (İZKA) Ferhan GEZİCİ KORTEN (İTÜ)

  2. CONTENT: 1-THE AIM OF THE RESEARCH 2-DEVELOPMENT PROCESS OF IZMIR AND CENTRAL AREAS 3-METHODOLOGY 4-ANALYSIS ON 3 SUB-CENTERS 5-CONCLUSION

  3. 1-AIM OF THE RESEARCH • 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

  4. 2-DEVELOPMENT PROCESS OF IZMIR AND CENTRAL AREAS • Ever since its past history İzmir has been famous as a trade centerduetotheport, has been transforming. • GrossDomestic Product contributionrate %7.6. • Foreigntradecapacity in the 4 thorder • Industrial production%9.3 Although İzmir Port in the4 thorderamongports in Turkey, itsincreasesbythepreviousyear is in a negativeway. In recent years, most of the efforts have been made to make the port city famous in service facilities again During that period, existingcentresdo not meet the need of expanding demand of service activities.

  5. DEMAND FOR CENTRAL BUSINESS ACTIVITIES URBAN AREA AND ITS HINTERLAND

  6. DEMAND FOR CENTRAL BUSINESS ACTIVITIES SPATIAL DEVELOPMENT BARRIERS

  7. FLOOD ZONE DEMAND FOR CENTRAL BUSINESS ACTIVITIES ALUVIAL ZONE GREEN ZONE FAULT LINES ALUVIAL ZONE GREEN ZONE SPATIAL DEVELOPMENT BARRIERS GREEN ZONE GREEN ZONE GREEN ZONE ALUVIAL ZONE

  8. FLOOD ZONE DEMAND FOR CENTRAL BUSINESS ACTIVITIES ALUVIAL ZONE GREEN ZONE FAULT LINES ALUVIAL ZONE GREEN ZONE SPATIAL DEVELOPMENT BARRIERS GULF GREEN ZONE GREEN ZONE GREEN ZONE ALUVIAL ZONE

  9. DEMAND FOR CENTRAL BUSINESS ACTIVITIES ALUVIAL ZONE GREEN ZONE FAULT LINES ALUVIAL ZONE GREEN ZONE SPATIAL DEVELOPMENT BARRIERS GULF GREEN ZONE GREEN ZONE GREEN ZONE ALUVIAL ZONE

  10. DEMAND FOR CENTRAL BUSINESS ACTIVITIES SPATIAL DEVELOPMENT BARRIERS GULF

  11. DEMAND FOR CENTRAL BUSINESS ACTIVITIES SPATIAL DEVELOPMENT BARRIERS GULF

  12. DEMAND FOR CENTRAL BUSINESS ACTIVITIES DEVELOPMENT AROUND THE GULF GULF

  13. DEMAND FOR CENTRAL BUSINESS ACTIVITIES DEVELOPMENT AROUND THE GULF GULF PORT

  14. DEMAND FOR CENTRAL BUSINESS ACTIVITIES DEVELOPMENT AROUND THE GULF GULF PORT Cape of Punta (Konak-Alsancak)

  15. DEMAND FOR CENTRAL BUSINESS ACTIVITIES DIRECTION OF THE DEVELOPMENT OF THE CENTRES GULF PORT PORT 1

  16. DEMAND FOR CENTRAL BUSINESS ACTIVITIES 2 Karşıyaka ‘meaning: opposite shore’ DIRECTION OF THE DEVELOPMENT OF THE CENTRES GULF PORT PORT 1

  17. DEMAND FOR CENTRAL BUSINESS ACTIVITIES 2 DIRECTION OF THE DEVELOPMENT OF THE CENTRES GULF PORT 1

  18. 3-METHODOLOGY *developmentpotentials, *spatialdistributions, *investmentcosts, *functionsandtheirfutures A years Major Real Estate Projects 2008-2015 B 1 investmentcosts Over 100 Millionusd highest development capacity as a new city center C Interviews of thedevelopers: * Opinions forbeing urban center * Reasons for the delay of the investments * New possiblefunctions, density, silhouette 2 B

  19. 3-METHODOLOGY STUDY AREAS REGION-2 REGION-3 REGION-1 • Studyareaswasdefinedaccordingto : • developmentprocess of thecenters • locations of majorrealestateprojects

  20. 4-ANALYSIS ON 3 SUB-CENTERS LAND USE in 1925 LAND USE in 1970

  21. 4-ANALYSIS ON 3 SUB-CENTERS URBAN AREA2 URBAN AREA 1 LAND USE in 1970

  22. 4-ANALYSIS ON 3 SUB-CENTERS URBAN AREA2 URBAN AREA 1 LAND USE in 1970 PLAN in 1973

  23. 4-ANALYSIS ON 3 SUB-CENTERS 1 LAND USE in 1970 PLAN in 1973 1 Majority was settled on a plain territory surrounding the harbour due to the port trade

  24. 4-ANALYSIS ON 3 SUB-CENTERS 2 1 LAND USE in 1970 PLAN in 1973 2 Before 1950’s secondary home area, after 1960’s luxury home area for high income group

  25. 4-ANALYSIS ON 3 SUB-CENTERS 2 3 3 1 LAND USE in 1970 PLAN in 1973

  26. 4-ANALYSIS ON 3 SUB-CENTERS 2 2 Secondary / luxury home area 3 3 1 1 Old center LAND USE in 1970 PLAN in 1973 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

  27. 4-ANALYSIS ON 3 SUB-CENTERS View from Salhane

  28. 4-ANALYSIS ON 3 SUB-CENTERS View from Salhane Collapsed industrial buildings & new constructions in the same picture

  29. 4-ANALYSIS ON 3 SUB-CENTERS 2. nd İzmir 3. rd İzmir 1. st İzmir During the time of ever-increasing uncertainty, The questionsgets more pertinently than ever:

  30. 4-ANALYSIS ON 3 SUB-CENTERS 2. nd İzmir 3. rd İzmir 1. st İzmir -What is thedevelopmentpotentialsandfutureroles of 3 Sub-centerswhichhavedifferentcharacteristics in İzmir metropolitanarea? -Whichone has thehighestpotentialforbeingnewcenter ?

  31. THERE IS NOT ANY VACANT LOT THERE IS NOT ANY VACANT LOT THERE IS NOT ANY VACANT LOT

  32. Avarege occupancy rates: Residences: %97, Offices: %95, Hotels: % 68

  33. UNTIL 2030 3.206.000 SQM 1.477.000 SQM 756.000 SQM

  34. UNTIL 2030 3.2 BILLION USD INVESTMENT COST TOTAL 5,5 million square meters 1.3 BILLION USD INVESTMENT COST 1 BILLION USD INVESTMENT COST

  35. UNTIL 2030 THOUSAND PERCENTAGES OF FUNCTIONS IN TOTAL

  36. Expected elevation of the bay until 2030

  37. THE RESULTS OF INTERVİEWS WITH DEVELOPERS-SALHANE * opinions of the developers for being urban center 100% of 40 real estate developers, The decision-making and implementation process, and challenges to become the central district are relatedflexible, adaptable and fast-changing economy. And, Salhane district is the most suitable areafor being a new urban service centerdue to the advantage of its location and investment potentials. legal permissionsfor thehigh-rise buildings (Legal cases etc.) Lack of decision making in local level * reasons for the delay of the investments * new possible functions Investors prefer mixed uses to decrease the investment risks with diversity. More healthcare, education, entertainment, sport facilities…

  38. 5- conclusıon • Prestigiousdomesticand foreign • investorsare willing to invest in • theCenters of İzmir • Awealthy hinterland in the region, • Forage, trade city in International level • A Port city, a University City and a value added corridor in Turkey. • Theadvantage of thelocationforthenewcenterdevelopmentandavaliability of vacantandlargerlots. • -Transformationprocess has beenconductingbase on theindividualpropertiesratherthan a planningconcept. • - New Center Plan does not considertheneeds of thecity in terms of transportatıonandinfrastructure, • -New Center Plan does not considertheimportance of socialfacilitiesandgreenareas. • - There is not a stronginteractionbetween: • -naturalthresholds • -needs of thecity in terms of planning • -developersexpectations • Theissue is not torealizethecommoninterest..

  39. Current view

  40. THE IMPACTS OF REAL ESTATE PROJECTS ON TRANSFORMATION OF CENTRES IN İZMİR THANK YOU FOR YOUR PATIENCE! Merve KAYA (İZKA) Ferhan GEZİCİ KORTEN (İTÜ)

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