Türkiye'de kentsel dönüşüm sürecinin irdelenmesi:Fikirtepe kentsel dönüşüm projesi
Investigation of urban regeneration process in Turkey:Fikirtepe urban regeneration project
Yazar: VALIDA NURIYEVA
Danışman: DOÇ. DR. KEREM YAVUZ ARSLANLI
İstanbul Teknik Üniversitesi / Fen Bilimleri Enstitüsü / Gayrimenkul Geliştirme Ana Bilim Dalı / Gayrimenkul Geliştirme Bilim Dalı
Derece: Yüksek Lisans, 2019
Konu: Şehircilik ve Bölge Planlama = Urban and Regional Planning

Özet:
19'cu yüzyılda İngiltere'de başlayan sanayi devrimi sonrasında ortaya çıkan kentsel
dönüşüm, ikinci dünya savaşı sonrasında Avrupa'da yıkılmış kentlerinin onarılması
sürecinde önem kazanmıştır. Türkiye'de ise, teknolojinin getirdiği yeniliklerin neden
olduğu işsizliğin etkisiyle kentlere yapılan yoğun göçlerin sonucu oluşan çarpık
kentleşme nedeniyle kentsel dönüşüm kaçınılmaz bir eylem haline gelmiştir.
Türkiye'de kentsel dönüşüm ilk defa çöküntü haline dönüşmüş gecekondu alanların
düzeltilmesi amacıyla uygulanmaya başlanmış ve ilk planlı kentsel dönüşüm projesi
Ankara'da gerçekleşmiş olan Dikmen Vadisi kentsel dönüşüm projesi olmuştur. İlk
olarak 1999 yılında meydana gelmiş olan Marmara depremi ve ardından 2011 yılında
gerçekleşmiş Van depremi sonrasında bölgede oluşmuş hasarı gidermek ve gelecekte
gerçekleşebilecek olası bir depreme karşı önlemler alınması amacıyla riskli
bölgelerde bulunan yapıların depreme dayanıklı yapılara dönüştürülmesine ilişkin
yasal düzenlemeler getirilmiştir. Kentsel dönüşüm herkes tarafından bilinenin aksine,
sadece bir yapının yenilenmesi anlamına gelmemektedir ve aynı zamanda başarılı bir
kentsel dönüşüm projesi sadece başarılı bir kentsel planlama sonucunda
gerçekleşebilecektir. Sürdürülebilir bir kentsel dönüşüm için fiziksel, ekonomik ve
toplumsal sorunlarının bir arada değerlendirilmesi ve geleceğe odaklı dönüşümlerin
yapılması gerekmektedir. Diğer taraftan, günümüzde yapılan kentsel dönüşüm
projeleri, insan odaklı olmayıp sadece rant odaklı olması ve kentsel dönüşüme
tarafların daha sağlıklı bir yapıya ulaşmaktan ziyade daha çok gelir elde etme
amacında olmalarından dolayı beklenilen sonuçlar elde edilememektedir.
Bu çalışma kapsamında, kentsel dönüşümün pilot bölgesi olarak seçilen " Fikirtepe
Kentsel Dönüşüm Projesi" incelenmiştir. Süreç ilk olarak 2011 yılında Fikirtepe,
Dumlupınar, Eğitim ve Merdivenköy mahallelerini kapsayan Fikirtepe bölgesinin
kentsel dönüşüm alanı ilan edilmesiyle başlamıştır. Kentsel dönüşüm kapsamında
bölgeye yüksek imar hakları tanınmış ve bunun sonucunda hem müteahhit firmaları
hem de hak sahipleri büyük gelir beklentileri içerisine girmiştir. Daha sonrasında,
2012 yılında, Fikirtepe'nin "Afet Riski Altındaki Alanların Dönüştürülmesi" kanunu
kapsamına alınmasıyla ve bölgenin riskli alan ilan edilmesiyle uygulanan acil
kamulaştırma yaptırımları sonucunda, kentsel dönüşüm seçenek değil zorunluluk
haline gelmiştir. Tez çalışması kapsamında Fikirtepe kentsel dönüşüm projesinde,
2011'den bugüne kadar ortaya çıkan ana sorunlar ve nedenleri incelenmiştir.

Abstract:
The urban regeneration, which first started in England after the industrial revolution, gained importance in the process of repairing of the demolished cities in Europe after the Second World War. In Turkey, with evolution of technology, urban regeneration process was begun for repairing of slum areas that was caused by the intensive migration of people to the cities from rural areas because of unemployment in rural ones. The urban regeneration was started in order to implement of renewing process of urban slum areas.
 First planned urban regeneration project in Turkey was held in the Ankara Dikmen Valley. After the Marmara earthquake that was took place in 1999, followed by the Van earthquake in 2011, legal regulations were introduced in order to transform the structures in risky areas into earthquake-resistant structures, to eliminate the damage in the region and to take measures against a potential earthquake in the future. Unlike the general vision about urban regeneration, it is not just a renewal of a single building. A real urban regeneration project can only be achieved as a result of successful urban planning. 
Within the scope of thesis, the historical development process of urban regeneration in the world is examined in 4 sttages. These are: urban transformation after the industrial revolution, urban regeneration after the world wars, urban recovery period and urban renewal periods. Liverpool Birkenhead park, New York Central park, Potsdamer square urban regeneration project, Brazil Rio de Janeiro urban regeneration project, China Liaoning province urban regeneration project and Azerbaijan Baku White city urban regeneration project were examined. The historical development process of urban regeneration in Turkey was examined in 6 stages. These are: the Ottoman period in urban regeneration, the period from the proclamation of the Republic to the industrialization period, the period of Menderes zoning operations, the period of struggle with the shanty districts, the period of the first planned urban regeneration projects and the period of urban regeneration legal arrangements. Kırıkkale, Karabük, Ankara Yenimahalle district, Dikmen valley urban regeneration project, Portakal Çiçeği valley urban regeneration project, Sulukule urban regeneration project, Ayazma urban regeneration project, Okmeydanı urban regeneration project and 5. Levent urban regeneration project were examined.
For a sustainable urban transformation, physical, economic and social problems must be evaluated together and future-oriented regenerations should be made. Basically urban regeneration projects should be considered as human oriented and the main target of this process should be generating a healthier structures and environment. But nowadays approach is generate more income between contractor firms and land owners, so expected results cannot be achieved. Also the finance partnership models were examined within the scope of the thesis. These models are: public - private partnerships, public – public partnerships and private – private partnerships.
Within the scope of this thesis, "Fikirtepe Urban Regeneration Project" which is the pilot region for on-site urban regeneration was examined. The process first started in 2011 with the announcement of Fikirtepe region for urban regeneration. Fikirtepe urban regeneration project region includes the Fikirtepe, Dumlupinar, Eğitim and Merdivenköy districts with 61 city blocks and 50.000 population. Within the scope of urban regeneration, high building permit rights were granted to the region, and as result both contractor firms and right holders were in high income expectations. In 2012 Fikirtepe region was covered by the law of "Regeneration of Areas Under Disaster Risk." With this law, the urgent expropriation rights was given to the government if the 2/3 of right holders agreed with urban regeneration and this was considered as a violation of property rights. 
After 8 years from the beginning of Fikirtepe urban regeneration project which was started in 2011, the contruction process of just 16 city blocks have been completed from total of 61 city blocks.  After the long-standing grievances, the ministry of environment and urbanization was included in the process and take responsibility of construction processes of 2 city blocks but in 38 city blocks construction processes has not been started.
In the context of this thesis, the main problems with the causes of the Fikirtepe urban regeneration project, which have emerged since 2011, have been examined. These problems are as follows:
•	High building permit rights, which was given in order to attract private sector to the Fikirtepe urban regeneration project area, was changed during the agreement process and this has led to the extension of the agreement period.
•	Despite the fact that by the law of "Areas Under Disaster Risk" it should have been enough to make agreements with the 2/3 of land owners it was not applied in this region in the starting process of urban regeneration project. As a result,  some of the land owners in order to make agreements were expected big demands more than other land owners of the same city block.
•	İn the areas where construction processes was not started despite the completion of the contract process because of economical reasons, refugees were settled to this houses and this causes to the objection of land owners.
•	Rent aids, which should have been paid to the land owners in period of 18 months was not been paid and this led to the economical problems of land owners as they are paying rents in the construction period.
•	Compared to the other urban regeneration projects, in Fikirtepe region infrastructure costs were collected from the contractor companies, and this results in the extra %4 costs to the total construction costs.
•	Because of economical insufficiency of contractor companies in 28 city blocks, the construction processes has not began yet and the land owners continue to live in risky conditions. 
Within the scope of the thesis study, it has been concluded that the following issues should be taken into consideration in order to be successful and sustainable in the urban regeneration projects:
•	Planning for the sustainability of urban regeneration projects by taking into consideration the social situation of individuals and society in the region,
•	In the urban transformation projects to be carried out by the private sector, the contractor firms to undertake the projects have sufficient equity and have a unit related to urban regeneration within the company,
•	Sharing rates to be determined between the contractor firms and the beneficiaries should be fair and the central and local authorities should raise public awareness on this,
•	In order to prevent urban regeneration projects from being affected by the economic problems of the country, building completion insurance must be mandatory.