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 order Industrial 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 AREA AND ITS HINTERLAND

SPATIAL DEVELOPMENT BARRIERS DEMAND FOR CENTRAL BUSINESS ACTIVITIES

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

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

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

SPATIAL DEVELOPMENT BARRIERS GULF DEMAND FOR CENTRAL BUSINESS ACTIVITIES

SPATIAL DEVELOPMENT BARRIERS GULF DEMAND FOR CENTRAL BUSINESS ACTIVITIES

DEVELOPMENT AROUND THE GULF DEMAND FOR CENTRAL BUSINESS ACTIVITIES

DEVELOPMENT AROUND THE GULF PORT GULF DEMAND FOR CENTRAL BUSINESS ACTIVITIES

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

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

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

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

3-METHODOLOGY C B A 1 Interviews of the developers: Major Real Estate Projects years investment costs Over 100 Million usd 2 highest development capacity as a new city center * 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 AREAS 3-METHODOLOGY

LAND USE in 1925 LAND USE in ANALYSIS ON 3 SUB-CENTERS

LAND USE in ANALYSIS ON 3 SUB-CENTERS URBAN AREA 1 URBAN AREA2

LAND USE in 1970 URBAN AREA 1 URBAN AREA2 PLAN in ANALYSIS ON 3 SUB-CENTERS

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

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

LAND USE in PLAN in ANALYSIS ON 3 SUB-CENTERS

LAND USE in 1970 PLAN in Secondary / luxury home area 3 1 Old 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 ANALYSIS ON 3 SUB-CENTERS

View from Salhane 4-ANALYSIS ON 3 SUB-CENTERS

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

1. st İzmir 3. rd İzmir 2. 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 İzmir 2. 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

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

UNTIL SQM SQM 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 center 100% 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- CONCLUSıON Prestigious domestic and foreign investors are willing to invest in the 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!