ILLEGAL HOUSING IN TURKEY
A View to “Gecekondu” Transformation
Hürriyet ÖĞDÜL
Mimar Sinan Fine Arts University Department of City and Regional Planning Istanbul/Turkey R&D Project; “Re-Converting and Re-Integrating Illegal Urban Areas: Socio-Urban Evaluation and Integrated Strategic Planning Solutions” (PTDC/AUR/71721/2006) March 2009 The terminology; illegal housing and “gecekondu”
Gecekondu – (built-at night)
illegality favela migration bidonville urban poverty slum lack of basic infrastructure shanty towns and social amenities Definition of gecekondu ‘The gecekondu are hastily erected buildings, lacking most of the times elementary comfort conditions, not conforming to construction regulations and being developed regardless the land owner’s rights” (Yavuz, F.,1953)
In sum, the word gecekondu refers to illegality in terms of; General construction regulations Planning decisions and Ownership rigths Illegal buildings = Gecekondu 1950-1960s low income groups and poverty
2000s Illegal buildings = Gecekondu + middle - high income housing unearned income misuse of urban lands context
Profile of Turkey & Istanbul
Background of Gecekondu Development . market mechanism (after 1980s) . “urban transformation projects” (after 2000s)
Istanbul - Ayazma Urban Transformation Project Turkey
Area 770 000 km2 Population 73 million. Urban population 75 % Annual population increase 1990: 21 ‰ 2000: 18 ‰
Capital; Ankara Economic, social and cultural center: Istanbul EU candidate country Turkey - Economy Liberal economy Sometimes state interventions 1980s neo-liberalism Privatization of public investments and services Opening the global market
Service sector (especially finance) is developing Industry is still important. Turkey
Legal – Illegal housing 2000
Housing % # stock Legally 62 10 milion costructed
İllegally 38 6.2 million constructed
Total 100 16.2 million Istanbul
Area: 5.400 km2
Population 12 million
Share in country 21% population
Annual population 33,09 ‰ increase
Migration 920.955 (1995-2000):
Population density 2000 per/km2 Istanbul – Istanbul - earthquake risk “Gecekondu” Development In Turkey
Location
1940-50s appearance Physical Structure
1960-70s expansion Amenities
1980-90s consolidation 2000+ transformation People
Demands of residents
Interventions
Legal Status 1940-50s Illegal subdivision
1940- 50s Initial Migration Location Outskirt areas, out of control
Physical Structure One storey, low density, horizontal development
Amenity Lack of basic infrastructure; electricity, water supply People Not integrated with urban life and labour market Strong community ties Demand; Basic infrastructure, proper jobs
Intervention A series of legalization Acts, legalization of existing gecekondus, forbade new ones Legal Status Ilegal. shared title deeds 1940-50s
Zeytinburnu, first gecekondu development Illegal subdivision
1960- 70s Settled gecekondu areas
Location Outskirts of the city , near the industry
Physical Structure One storey + rarely multi storeys Medium density, horizontal + vertical development Amenity Acquired basic infrastructure, Lack of urban services, schools, buses, health center etc. People Semi- integrated with urban life and labour market, Strong community ties
Demand; Adequate urban services; schools, buses, health center etc. Title deeds, extra storeys Intervention Gecekondu Act, No. 775 in 1966; Interventions; Improvement, Clearance Prevention (gecekondu prevention areas) Legal Status İllegal; shared ownersip +legalized 1980 Improvement plans- density increase- legalization Full title, shared title
1980- 90s Improvement plans and legalization
Location Remain within the built-up areas as the city expanding
Physical Structure Multi storeys (developer) + rarely one storey , Amenity Lack of infrastructure due to increasing densities, lack of urban services, schools, bus, health center etc. People Integrated with urban life and labour market, loosing community ties in new generation Demand; Extra storeys, higher quality of life, adequate infrastructure, adequate urban services; schools, buses, health center etc. ,title deeds if not legalized Intervention Improvement and Development Act no: 2981 in 1984, Solving ownership problems, legalization Improvement Plans (4 storey + amenities) Legal Status Legalized +illegal
!.. 2000s Urban Transformation- redevelopment 2000+ Variety in Gecekondu Areas Settled legalized gecekondu areas
Settled not legalized gecekondu areas
Peripheral gecekondu areas Settled legalized Settled not legalized New illegal Expropriation, moving out
2000s Urban Transformation- redevelopment
Location Remain within the built-up areas, remain on valuable lands Developments in peripheral areas; new gecekondu and new low income housing schemes Physical Structure High / medium densities Vertical development, demolition + re-construction Amenity Lack of infrastructure in existing neighborhoods New projects proposing adequate amenities People Excluded from urban life and labour market Breaking community ties in case of move 2000s Urban Transformation- redevelopment
Demand; Stay in their neighborhoods Stay in urban labour market Benefit from increasing land values High quality of life NGO and local initiative reactions Intervention No particular act of ‘urban transformation’ Articles in Municipality Act, no: 5393/2005 Articles in Mass Housing Act no: 2985/1984
Projects are carried out with protocols between Municipality and HDA
Actions; Demolition of existing buildings Bargain with people New development on the site Legal Status Legal new housing schemes+ new illegal at periphery Functional transformation
low- middle income housing high income housing industry Service sector Functional transformation
low- middle income housing high income housing + tourism Housing transformation
Low income housing Medium& high income housing Service sector Küçükçekmece urban transformation projects Küçükçekmece transformation projects
Main roads connections Water basin area Mainly summer houses Industry zone Gecekondu Olympic stadium Altınşehir Ayazma Area 127 ha Buildings 1570 Houses 1800 Population 7800 Density 60 per/ha
Developed after 1990s Migration from north and east of Turkey One storey houses with gardens Home ownership 75% Ayazma
68% public 32 % private ownership Ayazma urban transformation project Project concepts; olympic village, congress valley, recreation areas, houses and commercial areas 2004 + 6 urban transformation areas First Phase; Ayazma, Tepeüstü Ayazma – roles of institutions
Küçükçekmece Municipality, Istanbul Greater Municipality Housing Development Administration (HDA)
Works Institution Expropriaton Istanbul Greater Municipality Clearence District Municipality Defining right holders District Municipality
Agreement with right holders HDA Infrastusture Istanbul Greater Municipality
Planning HDA Ayazma –demolition -2008 New houses
Bezirganbahçe
2640 unit in 55 apartment blocks 90 m2 houses Loan from HDA, 180 month Today
Full title deeds holder can return (getting loan)
Shared title deeds holder can have a house in peripheral area (getting loan)
No title deeds ; move out (getting expropriation money)
Renters; no rights Reactions for all urban transformation projects
Alternative plan for Sulukule discussion Two ways of changes in gecekondu;
Plot based changes through market mechanism
Area based changes through projects
Disadvantaged groups: Rental housing? Small plot holders More subvention? Shared title holders House as a source of Renters income? - discussion
House is not a shelter only, it is a part of the survival strategy Gardens for survival, daily needs Neighbors for survival, help each other Local networks for employment Local market for pay later
Urban transformation project provides a better house, but Deprive people of survival strategies Burden people with house payments discussion
Traces of city Gecekondu; an organic development Formed piece by piece in years Urban transformation projects clean the traces
Is there a way to transform gecekondu more Just? Humanised? Respectful? Thank you…