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The Dynamics of the Differentiation of Housing Production in Metropolitan Areas: the Case of Eskişehir

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The Dynamics of the Differentiation of Housing Production in Metropolitan Areas: the Case of Eskişehir THE DYNAMICS OF THE DIFFERENTIATION OF HOUSING PRODUCTION IN METROPOLITAN AREAS: THE CASE OF ESKİŞEHİR A THESIS SUBMITTED TO THE GRADUATE SCHOOL OF NATURAL AND APPLIED SCIENCES OF MIDDLE EAST TECHNICAL UNIVERSITY BY ARZU ASLANER IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE DEGREE OF MASTER OF SCIENCE IN CITY PLANNING IN CITY AND REGIONAL PLANNING DECEMBER 2019 Approval of the thesis: THE DYNAMICS OF THE DIFFERENTIATION OF HOUSING PRODUCTION IN METROPOLITAN AREAS: THE CASE OF ESKİŞEHİR submitted by ARZU ASLANER in partial fulfillment of the requirements for the degree of Master of Science in City Planning in City and Regional Planning Department, Middle East Technical University by, Prof. Dr. Halil Kalıpçılar Dean, Graduate School of Natural and Applied Sciences Prof. Dr. Hüseyin Çağatay Keskinok Head of Department, City and Regional Planning Prof. Dr. Osman Balaban Supervisor, City and Regional Planning, METU Examining Committee Members: Prof. Dr. Hüseyin Çağatay Keskinok City and Regional Planning, METU Prof. Dr. Osman Balaban City and Regional Planning, METU Prof. Dr. Emine Yetişkul Şenbil City and Regional Planning, METU Assoc. Prof. Dr. Ö.Burcu Özdemir Sarı City and Regional Planning, METU Prof. Dr. Tanyel Özelçi Eceral City and Regional Planning, Gazi University Date: 10.12.2019 I hereby declare that all information in this document has been obtained and presented in accordance with academic rules and ethical conduct. I also declare that, as required by these rules and conduct, I have fully cited and referenced all material and results that are not original to this work. Name, Surname: Arzu Aslaner Signature: iv ABSTRACT THE DYNAMICS OF THE DIFFERENTIATION OF HOUSING PRODUCTION IN METROPOLITAN AREAS: THE CASE OF ESKİŞEHİR Aslaner, Arzu Master of Science, City Planning in City and Regional Planning Supervisor: Prof. Dr. Osman Balaban December 2019, 186 pages The aim of this study is to determine the factors affecting the housing production processes in Eskişehir and the effects of these processes on the existing urban development dynamics. Similar to the growth trend across the country, there has been a growth in construction investments, especially in new housing production in Eskişehir after 2000. In addition, metropolitan districts, namely Tepebaşı and Odunpazarı, dominate the total new housing production in the city. In this regard, focusing on the period after 2000, housing production was analysed in various aspects in the metropolitan districts of Eskişehir and the factors triggering housing development were discussed within the context of supply and demand situation. The general condition of the housing market in Eskişehir was examined and it was investigated whether there is a difference in housing supply and demand between the districts. Furthermore, the reasons of the differences in housing production between Tepebaşı and Odunpazarı were revealed. To sum up, this study is intended to be a source to be used in making urban development decisions and to guide the future planning processes of Eskişehir city with regard to housing provision. v Keywords: Urban Development, Housing Supply, Housing Demand, Housing Provision Methods, Eskişehir, Tepebaşı, Odunpazarı. vi ÖZ METROPOLİTEN ALANLARDA KONUT ÜRETİMİNİ FARKLILAŞTIRAN DİNAMİKLER: ESKİŞEHİR BÜYÜKŞEHİR ÖRNEĞİ Aslaner, Arzu Yüksek Lisans, Şehir Planlama Tez Danışmanı: Prof. Dr. Osman Balaban Aralık 2019, 186 sayfa Bu çalışmanın amacı, Eskişehir ilinde konut üretim süreçlerini, bu süreçleri etkileyen faktörleri ve bu süreçlerin mevcut kentsel gelişme dinamikleri üzerine etkilerini ortaya koymaktır. 2000 yılı sonrasında ülke genelindeki büyüme eğilimine benzer şekilde, Eskişehir ilinde de inşaat yatırımlarında, özellikle yeni konut üretiminde büyüme gerçekleşmiştir. Ayrıca, il geneli toplam yeni konut üretiminde metropoliten ilçeler olan Tepebaşı ve Odunpazarı ilçelerinin hâkimiyeti söz konusudur. Bu bağlamda, 2000 sonrası döneme odaklanılarak, Eskişehir metropol ilçelerinde konut üretimi çeşitli açılardan analiz edilmiş ve bu dönemde konut gelişimini tetikleyen faktörler arz ve talep durumu çerçevesinde tartışılmıştır. Eskişehir kent genelinde konut piyasasının genel durumu incelenmiş ve ilçeler arasında konut arz ve talebi açısından bir farklılık olup olmadığı araştırılmıştır. Ayrıca, konut üretimi bakımından Tepebaşı ile Odunpazarı ilçeleri arasındaki farklılıkların nedenleri açıklanmıştır. Özetle, bu çalışmanın kentsel gelişim kararları alınırken başvurulacak bir kaynak olması ve Eskişehir kentinin gelecekteki planlama süreçlerine konut sunumu konusunda rehberlik etmesi hedeflenmektedir. Anahtar Kelimeler: Kentsel Gelişim, Konut Arzı, Konut Talebi, Konut Sunum Biçimleri, Eskişehir, Tepebaşı, Odunpazarı. vii viii To my beloved family... ix ACKNOWLEDGEMENTS First of all, I would like to express my deepest gratitude to my supervisor Prof. Dr. Osman Balaban who has the greatest contribution in completing of this study in a short time. Without his guidance, criticism and encouragement, this study could not be completed. He motivated me with his positive energy and support even in the most challenging times and enabled me to continue working. I would like to thank my advisor for his all contributions in this process. I would also like to offer my special thanks to the examining jury members, Prof. Dr. H. Çağatay Keskinok, Prof. Dr. Emine Yetişkul Şenbil, Prof. Dr. Tanyel Özelçi Eceral and Assoc. Prof. Dr. Ö. Burcu Özdemir Sarı for their valuable comments and criticisms, and the time they patiently devoted to this study. I would like to thank Prof. Dr. Serap Kayasü ve Assist. Prof. Dr. A. Burak Büyükcivelek for sharing their valuable experiences and knowledge since the beginning of my master journey. I am grateful for their motivating approach. I should also thank to my friends Busen Özgür and Esra Gürel for their continuous support and encouragements. I also want to express my thanks to Aybike Şahin, Eda Ata, Şahika Gündü, Şener Yılmaz and “My Fabulous Five” for their moral support at all times. Moreover, I should thank to Okan Çalışkan and Merve Özkiremitçi, for their psychological and technical support. Finally, I owe special thanks to my dear friends Deniz Can and Burak Ogün Yavuz, who were in the same thesis period as me, for not making me feel alone and sharing their experiences in this process. Last but not least, I would like to express my deepest thanks my precious family. I am indebted to my father Zafer, my mother Şükran, my grandmother Sultan for their endless encouragement and love; and to my beloved brother Uğur for his invaluable supports and eternal faith in me. Thank you for standing beside me in every step I took. x TABLE OF CONTENTS ABSTRACT ................................................................................................................. v ÖZ ........................................................................................................................... vii ACKNOWLEDGEMENTS ......................................................................................... x TABLE OF CONTENTS ........................................................................................... xi LIST OF TABLES ..................................................................................................... xv LIST OF FIGURES ................................................................................................. xvi LIST OF ABBREVIATIONS…………………………………………………………………xxi CHAPTERS 1. INTRODUCTION ................................................................................................ 1 1.1. Problem Definition and Scope........................................................................... 1 1.2. Aim of the Study, Hypotheses and Research Questions ................................... 4 1.3. Method and Structure of the Research .............................................................. 6 2. THEORITICAL FRAMEWORK ........................................................................ 9 2.1. Housing and Urban Development ..................................................................... 9 2.2. The Factors Influencing Housing Development ............................................. 11 2.2.1. Physical and Geomorphological Factors .................................................. 12 2.2.1.1. Topography ........................................................................................ 14 2.2.1.2. Soil ..................................................................................................... 17 2.2.1.3. Geology .............................................................................................. 18 2.2.1.4. Hydrology .......................................................................................... 19 xi 2.2.1.5. Climate ............................................................................................... 20 2.2.2. Political and Administrative Factors ........................................................ 22 2.2.3. Location and Land Use Related Factors ................................................... 24 2.2.3.1. Accessibility ...................................................................................... 26 2.2.3.2. Availability of Amenities .................................................................. 29 2.2.3.3. Neighborhood Factors ....................................................................... 30 2.2.4. Social and Economic Factors ................................................................... 31 2.2.4.1. Population Growth and Density ........................................................
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