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Industrial Decentralization As a Real Estate Development Project: Gebze Case

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Industrial Decentralization As a Real Estate Development Project: Gebze Case INDUSTRIAL DECENTRALIZATION AS A REAL ESTATE DEVELOPMENT PROJECT: GEBZE CASE Dr. Ayşe Nur Albayrak Gebze Technical University ERES 24-27 June 2015 ITU / ISTANBUL INDUSTRIAL DECENTRALIZATION AS A REAL ESTATE DEVELOPMENT PROJECT: GEBZE CASE İstanbul Kocaeli GEB ZE map: Albayrak, A.N. ERES 2015 İstanbul www.marka.org.tr INDUSTRIAL DECENTRALIZATION AS A REAL ESTATE DEVELOPMENT PROJECT: GEBZE CASE • Literature review • Motivation and aim of the study • Method • Evaluation framework - case study • Results Albayrak, A.N. ERES 2015 İstanbul Literature Review • Urban transformation • Industrial decentralization Albayrak, A.N. ERES 2015 İstanbul Literature Review • Urban transformation • Industrial decentralization • Central decentralization – peripheral development (Barcelona, Copenhagen..) Hansen and Winter 2007 / Marmalejo-Duarte, 2007 Albayrak, A.N. ERES 2015 İstanbul Literature Review • Urban transformation • Industrial decentralization • Central decentralization – peripheral development (Barcelona, Copenhagen..) • Urban sprawl (LA, Chicago vs. NY) Glaeser and Khan, 2001 / Gardner and Marley, 2013 Albayrak, A.N. ERES 2015 İstanbul Literature Review • Transformation of CBD (İstanbul) Dökmeci and Berköz, 1994 Albayrak, A.N. ERES 2015 İstanbul Literature Review İSTANBUL Albayrak, 2015 Historic center and surroundings – Şişli – Levent – Kağıthane TEKİRDAĞ industrial development KOCAELİ Albayrak, A.N. ERES 2015 İstanbul Literature Review İSTANBUL Albayrak, 2015 TEKİRDAĞ Zeytinburnu - Bakırköy Kartal – Maltepe industrial decentralization into the city KOCAELİ Albayrak, A.N. ERES 2015 İstanbul Literature Review İSTANBUL Albayrak, 2015 Yenibosna – İkitelli – Hadımköy – Beylikdüzü OIZs TEKİRDAĞ OIZs Tuzla – Çayırova –Gebze – Dilovası industrial decentralization to peripheral KOCAELİ region Albayrak, A.N. ERES 2015 İstanbul Motivation and Aim of the Study • decentralization of an industrial zone in the city peripherals • an active industrial zone Albayrak, A.N. ERES 2015 İstanbul Motivation and Aim of the Study • decentralization of an industrial zone in the city peripherals • an active industrial zone • the purpose of this study is to discuss the possible effects of urban transformation offered as a real estate development project on the city of Gebze Albayrak, A.N. ERES 2015 İstanbul Method • planning reports Albayrak, A.N. ERES 2015 İstanbul Method • planning reports • face to face interviews Albayrak, A.N. ERES 2015 İstanbul Evaluation Framework – Gebze 50 45 40 total employee 35 engineer administrative 30 worker 25 20 15 10 5 0 GEBZE ÇAYIROVA DİLOVASI KARTEPE İZMİT BAŞİSKELE KÖRFEZ DARICA DERİNCE GÖLCÜK Data: Capacity Reports, February Share of industrial employee in Kocaeli (%) 2015 Albayrak, A.N. ERES 2015 İstanbul Evaluation Framework – Gebze • Industry -dual spatial structure – Organized Industrial Zones – the city entrance and residential areas in a scattered way Albayrak, A.N. ERES 2015 İstanbul Evaluation Framework – Gebze • Rational of the transformation need; – The current industrial zone being surrounded by residential areas and therefore the impossibility of growth of industrial zone in this area. – The adverse effects of industrial pollution on residential areas. – Security risks (fire, exploitation etc.) created by production sites the remaining in residential areas. – Visual pollution at the city entrance. – Economic returns expected from non-industrial uses. Albayrak, A.N. ERES 2015 İstanbul Evaluation Framework – Regional Plan • Livable city • “Transformation of Disaster Risk Areas” (6306) • “a tool which supports the development and revitalizes the city’s economy” Albayrak, A.N. ERES 2015 İstanbul Evaluation Framework – Master Plan • Master Plan (1/1000) • Urban Transformation Master Plan Albayrak, A.N. ERES 2015 İstanbul Evaluation Framework – Master Plan • D-100 Road – Special Project Area Map: Kocaeli KDMP (Draft) Report, 2014 Albayrak, A.N. ERES 2015 İstanbul Evaluation Framework – Interviews • Interviews: 2015, April – May Albayrak, A.N. ERES 2015 İstanbul Evaluation Framework – Interviews • “industrial decentralization is inevitable and necessity for the future of the city” • perceive the transformation with suspicion – “removal of the industry from the city is wrong” – “transformation process cannot be completed; the removal of the large scale companies would be very difficult” Albayrak, A.N. ERES 2015 İstanbul 600 700 100 200 300 400 500 0 Average industrial land m land industrial Average Cumhuriyet M. EvaluationFramework –Interviews Barış Mahallesi Güzeller Central Neighborhoods Sıra Söğütler Kazım Karabekir Albayrak, A.N. ERES 2015 Albayrak, Tavşancıl Fatih Mahallesi Akse 2 values($) Şekerpınar Sultan Orhan M. Dilovası Merkez Mermerciler Makinacılar OSB İ stanbul Kimyacılar OSB OIZs OIZs IMES 2015 Data: DOSB GOSB Hurriyet Plastikçiler OSB Emlak Köseler Köyü Peripheral Villages Peripheral Villages Mollafenari webJune site, Pelitli Köy Balçık Köyü Muallimköy Tavşanlı Köy 10 15 20 25 30 35 40 0 5 Numberof advertisement the page on Cumhuriyet M. EvaluationFramework –Interviews Barış Mahallesi Güzeller Central Neighborhoods Sıra Söğütler Kazım Karabekir Albayrak, A.N. ERES 2015 Albayrak, Tavşancıl Fatih Mahallesi Akse Şekerpınar Sultan Orhan M. Dilovası Merkez Mermerciler Makinacılar OSB İ stanbul Kimyacılar OSB OIZs IMES 2015 Data: DOSB Hurriyet GOSB Plastikçiler OSB Emlak Köseler Köyü Peripheral Villages PeripheralVillages Mollafenari webJune site, Pelitli Köy Balçık Köyü Muallimköy Tavşanlı Köy Interviews – possible effects on production relationships • uncertainty of decentralization process Albayrak, A.N. ERES 2015 İstanbul Interviews – possible effects on production relationships • uncertainty of decentralization process • lack of technical knowledge and institutional capacity of municipalities Albayrak, A.N. ERES 2015 İstanbul Interviews – possible effects on production relationships • uncertainty of decentralization process • lack of technical knowledge and institutional capacity of municipalities • scope of the jurisdiction of the municipality – governmental interventions Albayrak, A.N. ERES 2015 İstanbul Interviews – the labor structure • changing labor structure – qualified labor – attractive living spaces – unqualified labor – challenge/opportunities for new jobs Albayrak, A.N. ERES 2015 İstanbul Interviews – the labor structure • changing labor structure – qualified labor – attractive living spaces – unqualified labor – challenge/opportunities for new jobs • unemployment rate – local economy Albayrak, A.N. ERES 2015 İstanbul Interviews – social vulnerabilities • transformation needs for (squatter) neighborhoods Albayrak, A.N. ERES 2015 İstanbul Interviews – social vulnerabilities • transformation needs for (squatter) neighborhoods • possible relocations (families, neighborhoods..) Albayrak, A.N. ERES 2015 İstanbul Interviews – social vulnerabilities • transformation needs for (squatter) neighborhoods • possible relocations (families, neighborhoods..) • possible problems for integration of different social groups and also urban spaces Albayrak, A.N. ERES 2015 İstanbul Interviews – social vulnerabilities • transformation needs for (squatter) neighborhoods • possible relocations (families, neighborhoods..) • possible problems for integration of different social groups and also urban spaces • urban design issues Albayrak, A.N. ERES 2015 İstanbul Results and Policy Recommendations Albayrak, A.N. ERES 2015 İstanbul Results and Policy Recommendations • Holistic view • Social inclusion • Identity • Mixed land use • Adaptation • Creating new jobs • Diversity • Education & Learning • Connectivity • Participation Albayrak, A.N. ERES 2015 İstanbul INDUSTRIAL DECENTRALIZATION AS A REAL ESTATE DEVELOPMENT PROJECT: GEBZE CASE Dr. Ayşe Nur Albayrak Gebze Technical University City and Regional Planning Department Gebze-Kocaeli [email protected] ERES 24-27 June 2015 ITU / ISTANBUL .
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