Murat ÖZER, Deputy Chairman of the Building Inspection and Earthquake Engineering Association — Urban Transformation in Unzoned Neighbourhoods (18 March 2014)
If urban transformation is carried out in a planned manner in every corner of our country, truly excellent results can be achieved. Only then will our people live more happily in a healthy, trouble-free, ergonomic and reliable city, with a higher quality of life. Naturally, this will please us all.
To this end, our authorities must internalise “Urban Transformation” in the best and most sincere way and continuously raise public awareness. This must be done with great care and great speed. For in our country there are both a great many old buildings and many settlement areas located on earthquake fault lines.
Istanbul in particular should be given priority on this matter, and a transformation mobilisation should perhaps even be declared in order to survive a possible earthquake with the least damage. When we speak of Istanbul, we are talking about a city of 20 million people. We all know well that even if we start right now and act very quickly, the transformation will still take years. That is why we must keep this matter entirely outside of politics and the desire to win, and resolve it hand in hand — parties, professional chambers, institutions, societies, communities and associations together. If we do so, we will have provided our people with very significant property, possessions, happiness and a healthy life.
Generally speaking, everyone has some knowledge about urban transformation. However, this is by no means sufficient. On this subject, the media, the press, institutions, organisations, neighbourhood headmen, and the cultural centres and information houses in neighbourhoods should be used to enlighten the public. These meetings and awareness efforts should perhaps be repeated many times.
Because there is a seriously mistaken perception. We can only eliminate these mistaken perceptions through experts enlightening our people.
Instead of becoming alarmed with the notion “urban transformation has come to this neighbourhood,” one should move swiftly towards solutions with the mindset “the law has been enacted; what should be done, and what path should be followed?”
In truth, urban transformation is needed on every inch of our country’s land. However, there are priority areas. What we strongly emphasise is being able to plan these priorities well and put them in order.
Urban transformation applies to every old, problematic building. Even if there is just a single one somewhere.
Yes, even the demolition and reconstruction of a single building falls within the scope of urban transformation, and it too benefits from that law.
For buildings designated for transformation, rent assistance, tax reductions, exemption from permit fees and loan support are provided.
However, it must also be emphasised here that what I have said applies to buildings with zoning permits. This law cannot be applied to unzoned buildings. So what solution can be offered for this? Let us dwell on this a little.
It must be noted that, especially in many districts of Istanbul, there are a great many unzoned neighbourhoods. Indeed, in these unzoned neighbourhoods the transformation of old structures cannot be carried out.
So what is the solution to this? The only solution for unzoned neighbourhoods will be possible solely through the measures to be taken by the “municipalities.”
This shows that, in order to transform the buildings in unzoned areas, the zoning problems will need to be resolved. Very important duties will therefore fall to the municipalities. Mayors who can resolve this and who do not shy away from this duty will both have done their people a great service and, by winning the people’s hearts, will be remembered as the finest and most distinguished mayors of the future.
I believe that the mayors elected after these local elections will be remembered with the title of most successful mayor the moment they resolve this matter.
Of course, the solution to this problem does not look at all easy. It requires considerable effort, dedication, sincerity, planning and projects. In fact, even if they fail to produce solutions on this matter, they will still not be able to escape responsibility. Because: just as there is no transformation of buildings in unzoned areas, owners of buildings classified as risky structures are also not under the responsibility of the Ministry of Environment and Urbanisation. Responsibility and initiative have been left entirely to the municipalities. Who, then, will be held responsible for the accidents (God forbid) in these increasingly old and ever-problematic buildings? If this matter is not insistently addressed and solutions produced starting today, then in the event of such a collapse tomorrow, someone responsible — a scapegoat — will certainly be sought. So who will be the one blamed then!??
Municipalities must rapidly identify the risky structures in unzoned areas, produce solutions for them, and reach conclusions quickly.
I believe that conscientious municipal administrations will not disregard this situation. If they cannot take the initiative on this matter today and reach a conclusion, it is certain that each of them will face trouble in the future. You heard it from us first! Because this is of very great importance in terms of ensuring the safety of life and property.
After issuing this important warning about unzoned areas, the following priorities regarding Urban Transformation must also be well understood:
Urban Transformation is not the mindset of “demolish the old house, build a new one.” It is an excellent urbanisation project that is entirely new, functional, harmonious, with very consciously created shared communal spaces, and that will make its people happy. That is how it must be. Demolishing the old and putting up monstrous construction creates irreversible chaos, which in turn prepares the ruin of our society.
The laws, opinions, feasible projects and plans that have been put forward are in fact well-intentioned and well prepared. Everything should be examined sincerely along these lines and accomplished in the most excellent manner, with original projects suited to each region.
Every aspect of urban transformation must be planned and carried out in accordance with technical and sanitary standards so that all natural disaster risks are eliminated. Areas of decay that have reached the end of their lifespan and areas of unauthorised construction must be properly identified, and transformation there must be accelerated in a planned manner. While this is being done, the historical fabric of that city must never be disrupted.
