Kayden şayi mahallen müstakil kullanım durumunda olan alanlarda ıslah imar planı uygulamaları ve sonuçları: Ataşehir örneği
Implementation of development plans in unauthorized subdivision areas and it's results: Atasehir case
Yazar: SELÇUK AYDEMİR
Danışman: DOÇ. DR. Ş. ŞENCE TÜRK
İstanbul Teknik Üniversitesi / Fen Bilimleri Enstitüsü / Şehir ve Bölge Planlama Ana Bilim Dalı / Şehir Planlama Bilim Dalı
Derece: Yüksek Lisans, 2013
Konu: Hukuk = Law ; Jeodezi ve Fotogrametri = Geodesy and Photogrammetry ; Şehircilik ve Bölge Planlama = Urban and Regional Planning
Dizin: İmar Affı Kanunu = Constitutional Amnesty Law ; İmar affı = Development amnesty ; İmar hukuku = Zoning law ; İmar planları = Zoning plans ; İmarsız konut alanları = Informal housing areas

Özet:
Ülkemizde 1950'lerden itibaren hızlı kentleşme ve sanayileşme ile birlikte başlayan göç birçok sorunları da beraberinde getirmiştir. Önceleri barınma amaçlı yapılan gecekondular zaman içinde yasadışı yapılaşmaya dönüşmüş, bu alanlara altyapı, yol,elektrik ve su hizmetlerinin götürülmesi yasadışı yapılaşmanın ve kamu arazilerinin istila edilmesinin artmasına neden olmuştur.Geçmişten günümüze yasal düzenlemelere bakıldığında; 1966 yılında çıkartılan ve halen yürürlükte bulunan 775 sayılı Gecekondu Kanunu ile kamu arazileri üzerine yeni gecekondu yapımı önlenmeye çalışılmış, hazine adına kayıtlı arazilerinbelediyelere devredilerek düşük gelirli aileleri konut sahibi yapmanın önü açılmıştır. 1983 ve 1988 yılları arasında çıkartılan 2981-3290-3366 sayılı İmar Affı Kanunları ile de yasa dışı yapılanmalara karşı önlem alınmaya çalışılmış, mevcut yasadışı yapılaşmış alanların mekânsal ve fiziksel olarak iyileştirilmesi ile mülkiyet haklarının düzenlenerek tapu siciline tescili amaçlanmıştır.İmar Affı Kanunlarının uygulama aracı olarak ilk defa bu kanunlar ile literatüre giren ıslah imar planları kullanılmıştır. Islah imar planı ve uygulamaları ile hem kamuarazileri üzerinde bulunan gecekondulara hem de ?kayden şayi mahallen müstakil? olan alanlara müstakil arsa tapuları verilmesi ve ıslah imar planına göre getirilen imar hakları ile bu alanların dönüşümünün sağlanması amaçlanmıştır.Bugüne kadar bu hakların, mekânda ortaya çıkardığı değişimler yönünde birçok çalışma yapılmasına ve bu çalışmalar ile yasallaştırma sürecinin kent bütünü üzerinde etkileri konusunda bazı genellemelere ulaşılmasına rağmen, bu alanlardakiuygulama sonuçları; mülkiyetteki değişim, imar haklarındaki değişim ve değerdeki değişimler açılarından incelenmemiştir. Bu tezin amacı, ?kayden şayi mahallen müstakil? yapı durumundaki alanlarda yasallaştırma süreci ve sonuçlarının belirli örnekler üzerinde mülkiyetteki değişim, imar haklarındaki değişim ve değerdeki değişimler açısından incelenmesidir. Tez kapsamında, örnek inceleme alanı olarak seçilen ıslah imar planı uygulaması yapılan alanlardaki veriler; uygulama öncesi ve sonrası tapu kayıtları, uygulama öncesi ve sonrasından günümüze kadar değişen imar hakları, değişen imar hakları ile birlikte değişen mülkiyet yapısı, uydu görüntüleri yardımıyla ıslah imar planı uygulaması öncesi, sonrası ve günümüzdeki mekânsal yapısı incelenmiş, tüm bu gelişmelerin gayrimenkul değerleri üzerindeki etkilerini irdelemek amacıyla geçmişten günümüze emlak vergisine esas cadde/sokak rayiçleri kullanılmıştır. Tez çalışmasında, ıslah imar planı uygulamalarının mülkiyetin ferdileştirilmesinde başarı sağladığı, Mülkiyetin ferdileştirilmesinin tek başınasağlanmasının alanın mekânsal dönüşümü için yeterli olmadığı, ıslah imar planı uygulamalarından sonra getirilen imar hakları ve teşviklerinin bu alanlardaki mekânsal dönüşüm sürecini hızlandırmaya yardımcı olduğu, kayden şayi mahallen müstakil kullanım durumunda olan alanlarda yapılan ıslah imar planıuygulamalarının mülk sahiplerinin alanda kalmasını kolaylaştırdığı, mülkiyetin ferdileştirilmesinin alandaki değerleri arttırdığı bununla birlikte mülkiyetin ferdileştirilmesi sonrasında getirilen imar hakları ve teşviklerinin arazi değerlerinin artmasına yardımcı olduğu sonucuna ulaşılmıştır.

Abstract:
In the world during the times of migration from rural-to-urban area, the reasons of incrasing illegal housing vary to countries political, socio economic and demographical structure.In 18th century, with the Industrial revolution, in the third world and developing countries, there are many reasons of migration from rural- to-urban. These are; rapid population growth, mechanization in agricultural activities, the decreasing need of manpower, unemployment in rural areas, the land consolidation projects in rural areas which fell behind the mechanization in agricultural and the agricultural activities in small areas came to a standstill, dependancy to foreign trade rather than domestic trade, payquota practices and industrialization.Planning activities which are important way of creating habitable serviced land for housing, especially with the uncontrolled migration actions fell behind the urbanization. While planning fell behind the rapid growing, the lack of planned and serviced area in city center and peri-urban land caused to invasion of public lands and private lands with illegal subdivision caused to conurbation.It is extremely surprising that with informal links, land subdivisions with illegal ways and invasion of lands are in practice like in legal process. It is seen that invasion and illegal subdivision acts are performed systematically in each stage both by individuals and by some actors.In the third world and developing countries, against to illegal settlements; eviction,improvement, upgrading by providing technical and social infrastructure, providing serviced land and many kinds of method proposals and its finance is carried out byUnited Nation (UN), The United Nations Centre for Human settlements (UNCHS)and World Bank politics. According to politic, socio-economic and demographical structure of each countries?, it is not possible to say that there is a specific method which will be carried out against to illegal settlement. Even though the first action to the illegal settlement is eviction and demolition, it is inevitable to come accross tenants which prefer to stay in the area and struggle against eviction and demolition.In some countries, while some tenants which struggle against to eviction and demolition became successful, as an alternatif of eviction and demolition, replacing by mass housing has been also practically successful. In these implementations, it is aimed to provide tenure security to tenants by recognizing them before the law. Such implementations always lead to very high increases in house prices due to regularisation and provision of infrastructure and hence increased commercial viability while these programmes mainly provide benefits to owners as opposed torenters.In Turkey Since 1950?s migration which starts with fast urbanization and industrialization, brought so many problems. Firstly gecekondu?s that are built in purpose of shelter turned into illegal housing. Also bringing infrastructure, path, electricity and water facilities cause to increase the illegal housing and invasion of the public lands.When we have a look at the legal protections from past to present; it has been taken precaution against to gecekondu?s with the Act of Squatters numbered 775 in 1966 and still in force. In the Gecekondu law where the term `gecekondu? was used for the first time and gecekondu areas were classified under areas of abolishment,rehabilitation and prevention. It is tried to prevent the gecekondu construction in public. In addition to this, treasury land was transferred to municipalities, in order to provide housing for low income groups. Gecekondu Law 775 was amended by Law 5069 in 2007 and all the authorities of the Ministry of Public Works and Settlement on the issue was transformed to TOKI. The Municipality has become dysfunctionalon the issue.Also with several amnesty laws numbered 2805-2981-3290-3366 has been put into force against to illegal constructions between 1983 and 1988. With the law of 2805 in 1983, all gecekondus built before June 1981 were legalised. Next year, law numbered 2981 enacted by the government. With the law of 2981, the owners of gecekondus and illegal building on private lands were given the construction rights to build up to 4 storey on private plots. Through this legilation programme the name of development and improvement plan, as an additional plan type has been added to planning system. With the implementation of development plans for improvement,the spatial and physical upgrading of the places which are against to planing and squatter legislation, and arranging tenure security and land registration were provided. Also, land title was given to both to squatters which are in public land and to ?unauthorized subdivision areas?. This new model of implementation has changed the characteristics of the gecekondu areas greatly and the old gecekondu settlements have transformed into areas of apartment buildings. In the law of 2981,municipalities had the authority of implementation of development and improvenment plans. In practice of these implementations,each gecekondu dwelling unit had to apply to private technical offices, that certified by the goverment, to get pre-title deeds. These pre-title deeds were changed to title deeds after the municipality made the development and improvement plans and it?s implementations. In 1986, another amnesty law numbered 3290 enacted, with this amnesty law all gecekondus built before 1985 were legalized and all prior conditions was lifted.Because of financial reasons or much bureaucratic procedures, not all could benefit from this development and improvement while those who could pay and complete their procedures correctly got their pre-title deeds. Nevertheless, the municipalities did not make the necessary development and improvement plans for all areas and also legislation programmes have turned into populist policies.Due to the main aim of those laws was to legalize the existing stock, upgrade these areas spatial and physical constructions and solve the ownership problem of gecekondu districts, these series of amnesty laws caused many ethical problems in terms of planning and urbanization. The most criticized issue has been that, there was no obligation to provide the social and technical infrastructure standarts in these plans as in the planning criteria.Development rights according to development plans for improvement are still in use until today. Although there has been a lot studies about the changes of these rights in the places and with these studies, there have been generalizations about the impacts of the legalization process in the city, the results of the implementations in sense of the changes in ownership, development rights and land values have not examined so far. The aim of the thesis is to examine the legalization process in unauthorized subdivision areas and its results in defined cases in sense of the changes in ownership, development rights and land.In this thesis, datas which are chosen as a sample area of registration in implementation of development plans for improvement, land registers before and after the implementation, development rights which changes before the implementation and until today, changing ownership structure, with the help of satellite image, the situation before and after the development plans for improvement, the impacts on the the land value have been used. In the result of the thesis, some findings have been acquired. First is that development plans for improvement has a success on transformation from plots in joint ownership into plots in solely ownership. However, the transformation from plots plots in joint ownership into plots in solely ownership is not sufficient alone for the spatial transfromation of an area. Second is that the development rights and incentives after theimplementation of development plans for improvement has helped to accelerate the spatial transformation process. Third is that after implementation of development plans for improvement in unauthorized subdivision areas land owners have stayed in the area. Fourth is that the transformation from plots plots in joint ownership into plots in solely ownership has affected on increase of land value in the area.Additionally, development rights and incentives after the transformation has helped to increase the land value.