THE DEVELOPMENT OF SHOPPING CENTERS IN TURKEY: THE CASE OF DENİZLİ A Thesis Submitted to The Graduate School of Engineering and Sciences of İzmir Institute of Technology in Partial Fulfillment of the Requirements for the Degree of MASTER OF SCIENCE in Urban Design by Aysun KUYUMCU October, 2010 İZMİR i We approve the thesis of Aysun KUYUMCU Assist. Prof. Dr. Nicel SAYGIN Supervisor Assist. Prof. Dr. Koray VELİBEYOĞLU Committee Member Assist. Prof. Dr. Ahu DALGAKIRAN Committee Member 12 October 2010 ______________________________ __________________________ Assoc.Prof.Dr. Semahat ÖZDEMİR Assoc.Prof.Dr. Talat YALÇIN Head of the Department of City and Dean of the Graduate School of Regional Planning Engineering and Sciences ii ACKNOWLEDGMENTS I would like to thank all those persons who have been of great contribution for my thesis during its long and tiring period of studies. First of all, I would like to express my gratitude to my mother Fatma Kuyumcu and my father Hüseyin Kuyumcu, for standing by me and supporting me in all stages of my life, encouraging and motivating me and always making me feel their trust in me; my dearest friends, namely my brother Nail Şengün and my sister Ayşe Karahan, and particularly my brother Erdal Kuyumcu, for standing next to me at the hardest times. I would like to express my appreciation to my supervisor esteemed Assist. Prof. Dr. Nicel SAYGIN for her guidance and support in all stages of this thesis; for her patience and help in all the studies we have carried out; for her invaluable advices, recommendations and experience that has enlightened my route; and for her caring and understanding presence that has made this thesis possible. For the times when I was in Izmir, on the other hand, I also would like to express my gratitude to my destiny mate and dear friend Zuzu, and my fiancée, for their great moral and physical support during the hardest times, bearing my caprices and by encouraging me not to give up and succeed in getting this degree. In addition, I also owe thanking words to my friends Özge Çavuşoğlu and Bahriye Ak for giving me moral support and help despite the long distances. In final words, special thanks to the administrators in Municipality of Denizli and my colleagues, who have all been very helpful and understanding during all phases of my thesis. iii ABSTRACT THE DEVELOPMENT OF SHOPPING CENTERS IN TURKEY: THE CASE OF DENİZLİ In the last decade, even though the importance of shopping centers appear to decrease day by day, their place within the Turkish real estate market displays a considerable rise. Among those reasons underlying the increase of investments on shopping malls take place the stability of the economic environment, the insufficiency of supply within the market of shopping centers, the young and dynamic population, the increase on gross domestic product, and the high profit ratio compared to other countries. As an explanatory research, this study targets at evaluating the changes and development of shopping centers in history, identifying the characteristics of today’s shopping centers, examining the location criteria of shopping centers, and focusing on the development of shopping centers from the world-wide scale to Turkey and Denizli. This study has dwelled upon the characteristics and classification of shopping centers in the world by ICSC and DeLisle and of those in Turkey by AMPD. Among the examined issues take place the adopted criteria in selection of location for shopping centers and the development process of Turkish shopping centers as based on quantitative information obtained. The development process of shopping centers in Turkey have been analyzed for the period between 1988-2009 and in addition to existing circumstances, future considerations have also been made. Examination of the development process of shopping centers in Denizli, on the other hand, has involved consideration of firstly the geographical and socio-economic status of the city, and then of the urban development profile as well as the traditional trade district. In the final stage of the examination, all shopping centers in Denizli have been chronologically analyzed in terms of their development processes, investors, relations with the urban pattern, physical characteristics, transportation facilities and accessibility. In result of the comparative evaluation, discussions focus mainly on the location of shopping centers and their harmony with the urban pattern as well as their future strategies against the threat of becoming identical with one another. iv ÖZET TÜRKİYE’DE ALIŞVERİŞ MERKEZLERİNİN GELİŞİMİ: DENİZLİ ÖRNEĞİ Son dönemde Türkiye gayrimenkul pazarında önemli bir gelişme gösteren alışveriş merkezlerinin Türkiye ekonomisine büyük katkılara sağlaması yanında her geçen gün günlük hayatımızdaki önemi daha da artmaktadır. Türkiye’de alışveriş merkezleri yatırımlarının artış göstermesinde ekonomide yaşanan istikrar ortamı, alışveriş merkezi pazarındaki arzın yetersizliği, genç ve dinamik nüfus büyüklüğü, gelir düzeyinde yaşanan artış, diğer ülkelere göre yatırımlarda daha yüksek getiri oranlarının sağlanması sayılabilir. Bu nedenle, alışveriş merkezlerinin öneminin son yıllarda ülkemizde artmasıyla, yatırımlar ivme kazanmıştır. Bu çalışma, tanımlayıcı bir araştırma olup tarihsel süreçte alışveriş merkezlerinin değişimi ve gelişimini açıklamak, günümüz alışveriş merkezlerinin özelliklerini tanımlamak, alışveriş merkezi yer seçim kriterlerini araştırmak, alışveriş merkezlerinin gelişimini dünya ölçeğinden Türkiye ve Denizli ölçeğine inerek incelenmesi amaçlanmıştır. Bu çalışma da ICSC’nin ve DeLisle’nin dünyadaki; AMPD’nin Türkiye’deki alışveriş merkezleri sınıflandırması ve özellikleri açıklanmıştır. Ayrıca alışveriş merkezi yer seçimi sürecinde dikkate alınan konular incelenmiştir. Türkiye alışveriş merkezleri gelişim süreci sayısal verilerle ele alınmıştır. Türkiye alışveriş merkezi gelişim süreci 1988–2009 yılları arasında incelenmiş, mevcut durum ve gelecek öngörüleri değerlendirilmiştir. Denizli de alışveriş merkezlerinin gelişim süreci incelenirken öncelikle Denizli’nin coğrafi, sosyo ekonomik statüsü incelenmiştir, kentsel gelişimine ve geleneksel ticaret alanına kısaca değinilmiştir. Son olarak Denizli’deki süreç içinde var olmuş olan bütün Alışveriş Merkezleri kronolojik olarak ele alınarak, gelişim süreçleri, konumları, yatırımcıları, kentsel mekanla ilişkisi, fiziki özellikleri, ulaşım ve erişebilirliği incelenerek değerlendirme yapılmaktadır. Değerlendirmeler sonucunda Alışveriş Merkezlerinin yer seçimi, kentsel mekanla olan uyumu ile ilgili çıkarımlar ve zamanla birbirine benzeyen Alışveriş Merkezlerinin gelecekteki durumları ile ilgili öngörülerde bulunulmaktadır. v TABLE OF CONTENTS LIST OF TABLES………………………………………………………………….......iii LIST OF FIGURES……………………………………………………...……………...iv CHAPTER 1. INTRODUCTION................................................................................... 1 1.1. Nature and Scope of the Study............................................................... 1 1.2. Aims and Method of the Study .............................................................. 2 1.3. Organisation of the Thesis ..................................................................... 4 CHAPTER 2. LITERATURE REVIEW......................................................................... 5 2.1. Historical Overview of Shopping Center Development ........................ 6 2.2. Typology of Shopping Centers ............................................................ 10 2.3. Site and Location Criteria of Shopping Centers .................................. 18 2.4. Development of Shopping Centers in Turkey ..................................... 20 2.5. Summary.............................................................................................. 34 CHAPTER 3. INTRODUCTION OF THE STUDY AREA: CASE OF DENİZLİ..... 35 3.1. Geographical, Demographic and Economic Structure of Denizli ....... 35 3.2. Urban Structure of Denizli................................................................... 39 3.3. Traditional Retail Area in Denizli........................................................ 40 3.4. Summary.............................................................................................. 43 CHAPTER 4. SHOPPING CENTERS IN DENİZLİ.................................................... 44 4.1. Üçgen Çarşısı....................................................................................... 47 4.2. Adese.................................................................................................... 53 4.3. Demokrasi Youth Center ..................................................................... 55 4.4. EGS Park Denizli Shopping Center..................................................... 57 4.5. Pekdemir Çiftliği Shopping Center...................................................... 63 4.6. Teras Park Outlet Center...................................................................... 68 vi 4.7. Forum Çamlık Shopping Center .......................................................... 75 4.8. Sümerpark Shopping Center................................................................ 81 4.9. Evaluation ............................................................................................ 86 CHAPTER 5. CONCLUSION ...................................................................................... 98 REFERENCES ............................................................................................................. 102 APPENDICES….……………………………………………………...……………...105