6306 sayılı kanun kapsamında parsel ölçeğinde kentsel dönüşüm uygulamalarında imar haklarının belirleyiciliği
The predominance of development rights at lot-scale urban transformation within the scope of law no. 6306: The case of Kadıköy and Kartal
Yazar: HATİCE GÖRGÜLÜOĞLU KİRİŞ
Danışman: PROF. DR. ZEYNEP ŞİRİN ENLİL
Yıldız Teknik Üniversitesi / Fen Bilimleri Enstitüsü / Şehir ve Bölge Planlama Ana Bilim Dalı / Kentsel Dönüşüm ve Planlama Bilim Dalı
Derece: Yüksek Lisans, 2019
Konu: Şehircilik ve Bölge Planlama = Urban and Regional Planning

Özet:
Kentler ilk ortaya çıktıkları günden bugüne sürekli bir evrim ve dönüşüm süreci geçirmektedir. Türkiye'de 1950'lerde büyük kentlere yaşanan yoğun göç ile hız kazanan kontrolsüz kentleşme serüveni, deprem riski altında olan yerleşmelerde afetlere dayanıksız yapı stoğunun depreme dayanıklı hale getirilmesi gerekliliği kentlerimizin bugün ihtiyaç duyduğu dönüşümün temellerini oluşturmaktadır.
Ülkemizde 2000'li yıllarda yasal altyapısı oluşturularak kentsel mekâna müdahalenin temel aracı haline gelen kentsel dönüşüm uygulamaları, 2012 yılında yürürlüğe giren "6306 sayılı Afet Riski Altındaki Alanların Dönüştürülmesi Hakında Kanun" ile tüm ülke genelinde hız kazanmıştır. Kanun yürürlüğe girdiği tarihten günümüze kadar geçen yedi yıllık zaman diliminde uygulamada yaşanan sorunları aşmak üzere pek çok kez değişikliğe uğramıştır.
Bu çalışmada 6306 sayılı Afet Riski Altındaki Alanların Dönüştürülmesi Hakında Kanun Kanun kapsamında riskli yapı tespiti ile gerçekleştirilen parsel ölçeğinde dönüşüm uygulamalarının aktörleri ve dönüşümün hangi koşullarda mümkün olduğu ele alınmıştır. Bu amaçla sürecin aktörleri ile yapılan yarı yapılandırılmış görüşmeler ile dönüşüm tipolojileri belirlenmiştir. Buna göre parsel ölçeğinde dönüşüm yalnızca bir mal sahibinin başvurusu ile başlamakta ve yapı sahiplerinin en az üçte iki çoğunlukla anlaşma sağlaması ile mümkün olmaktadır. Anlaşma sağlama aşamasında en önemli faktör ise dönüşümün finansmanıdır.
6306 sayılı Afet Riski Altındaki Alanların Dönüştürülmesi Hakında Kanun Kanun kapsamında parsel ölçeğinde dönüşümün finanse edilmesi imar hakkı ile oluşan "rant farkı" ile mümkün olmaktadır ve parsel ölçeğinde dönüşüm rant farkının yüksek olduğu bölgelerde yoğunlaşmaktadır.
Bu tez kapsamında Kadıköy İlçesi Suadiye Mahallesi ve Kartal İlçesi Orhantepe Mahallelerinde belirlenen bölgelerde parsel ölçeğinde dönüşümün imar hakkına ve rant farkına bağlı olarak hangi koşullarda gerçekleştiği ortaya koyulmuştur.

Abstract:
Cities have undergone a continuous process of evolution and transformation since they first appeared. Conditions such as Turkey's uncontrolled urbanization after migration flows to big cities in the 1950s and the need to strengthen the unstable building blocks in settlements under earthquake risk all form the basis for the transformation that our cities need today.
Urban transformation practices, which became the main instrument of intervention in urban spaces by establishing a legal infrastructure in the country in the 2000s, gained momentum throughout the country with the "6306 Law on the Transformation of Disaster Risk Areas" that came into effect in 2012. The law has been amended many times in order to overcome the problems experienced in practice in the seven-year period since its entry into force.
This study discusses the actors of lot-scale transformation carried out with the determination of risky structure and the conditions under which transformation is possible, within the context of the 6306 Law on the Transformation of Disaster Risk Areas. For this purpose, transformation typologies were determined through semi- structured interviews with the actors of the process. Accordingly, the conversion on the lot-scale starts only with the application of one owner, and it is possible only with the agreement of the owners of the building by at least two-thirds majority. The most important factor in the agreement stage is the financing of the transformation.
The financing of the transformation at the lot-scale is possible with the "rent gap" created by development right under the 6306 Law on the Transformation of Disaster Risk Areas, and this is concentrated in the regions where the rent gap is high.
This thesis presents the conditions under which lot-scale transformation takes place depending on the development right and the rent gap in selected regions in Kadıköy District Suadiye Neighborhood and Kartal District Orhantepe Neighborhood.
The law has been amended many times in order to overcome the problems experienced in practice in the seven-year period since its entry into force. In this thesis, the actors of regeneration projects which are performed by the determination of the buildings risk status at the lot-scale and the conditions under which transformation is possible under the Law no 6306. For this purpose, transformation typologies were determined through semi-structured interviews with the actors of the regeneration process. Accordingly, the transformation on the lot-scale starts only with the application of the owner of the buildings and is possible only if the building owners reach an agreement with at least two thirds majority. The most important factor in the agreement stage is th financing of the transformation. In the continuation of the study, how the transformation on lot-scale is shaped depending on the existing construction areas and the development rights brought by the zoning plan were examined in the areas.