This document discusses market-led measures for land assembly in Turkey. It provides background on traditional land assembly approaches and outlines market-based incentives used in Turkey, including case studies of Fatsa and Maltepe. Density bonuses were given to incentivize land assembly into larger parcels. This led to increased construction area and housing density but did not ensure affordable housing. While land assembly occurred at a larger scale, links to land use plans and infrastructure were insufficient, constraining overall effectiveness. Carefully designed market incentives that balance planning and market dynamics are recommended.

1. USE OF MARKET-LED MEASURES FOR
LAND ASSEMBLY IN TURKEY
MUHAMMAD AHSAN
RESEARCH ASSOCIATE (URBAN PLANNING) – THE URBAN UNIT
M.SC. CITY AND REGIONAL PLANNING (CRP) – UNIVERSITY OF ENGINEERING & TECHNOLOGY (UET), LAHORE

2. Fragmented
Ownership
Hindrances In
Land Assembly
Market-led Measures
As Solution
Impediments To
Land Development
IMPERITIVE POINTS
OF RESEARCH

3. PLANNING AND LAND USE REGULATIONS
Operate Property Market
Land Values Densities
Apply
Restriction
Convergence
Incentives
Numerous
Others
MARKET
WORKBETTER

4. Market Incentives
for Land Assembly
Government has
shifted their role from
Provider to
Facilitator
Increase in Private
Sector Investments
& Public-Private
Partnerships

5. Large-Scale Developments Often Require Land Assembly
THEORETICAL BACKGROUND
Traditional Approaches For
Land Assembly
Expropriation
Raise The Costs Of Development
& Social Resistance
Purchasing

6. TRADITIONAL
APPROACHES
OF POLICY
INTERVENTION
2
1
4
3
PUBLIC FORCE /
COMPULSORY ACQUISITIONLAND READJUSTMENT (LR)
REARRANGE
THE LAND TITLE
MARKET-BASED INCENTIVES
• Original Landowners
• Potential to Solve Holdout Problem
• Majority owners agreed on Land Assembly
• Make an application to Land Tribunal for an
order to assemble the undivided shares
• Used at the time
of Compulsion
• Regarded As Tailor-made
Instruments
• Provision of Incentives for
Large Scale Development

7. 1
2
3
4
5
MARKET-LED MEASURES FOR LAND ASSEMBLY
‘NEOLIBERAL’ POLICIES
Deregulation
Free-Market Domination
Social Policies
Privatization
Socio-Economic
Flexibility
PRINCIPALS

8. ATTRACT
PRIVATE SECTOR
Release Grants
Tax Breaks
Incentive
Removal of Constraints
Encourage Desirable Activities
Discourage Non-Desirable Activities
Amalgamation of
Urban Plots Into
Larger Units
MARKET-LED MEASURES FOR LAND ASSEMBLY

9. HONG KONG
SINGAPORE
Plot Ratio;
permitted to 7.5
than 6.0 as Usual
Density Incentives;
Induced Site Assembly
MARKET-LED MEASURES FOR LAND ASSEMBLY
INTERNATIONAL CONTEXT

10. LAND ASSEMBLY IN TURKISH CONTEXT
Existence of
Small Parcels
Fragmented
Ownership Structure
Illegal Uses in
Urban Areas
HINDRANCES IN LAND ASSEMBLY
IN TURKEY

11. LAND ASSEMBLY IN TURKISH CONTEXT
After 2005, LAW NOs. 5393 & 5366
Enabled
Authorities
for Land
Assembly
Agreements With
Landowners
Expropriation;
If No Agreement
Parcel Production In Accordance With
The Local Physical Plan

12. MARKEY-LED MEASURES IN TURKEY
CASE STUDY
FATSA
MALTEPE
Population: 460,955
Census, 2012
Annual Growth Rate = 33.5%
From 1990 And 2000
Dynamic Growth Character
Population: 74,602
Census, 2012
Annual Growth Rate = 47.9%
From 1990 And 2000
Fast Growing Settlement

13. FATSA
Predominance of Private Sector in
Housing Production
“Single Plot-Single Building”
Approach
Land Readjustment (LR)
Yap-sat Style of Housing Supply
Some “Mass Housing
Cooperatives”
No Squatter Housings or illegal
Subdivisions
MALTEPE
Gentle Hillside Topography
Dual Structure (Legal-illegal) in the
Land Development Process
Squatter Houses Were Built on
Private and Public Lands
Transformed from Squatters Into
Apartment Buildings with the
Legalization Policy in 1980s
Small-Scale to Large-Scale
Dwelling Production in the 1990s
EXISTING LAND DEVELOPMENT PRACTICE

14. Stage:1 Plan Changes
Before 2007
Stage: 2 Schedule of Statutory Notes
After 2007
POLICY MEASURES FOR MARKET-LED LAND
ASSEMBLY
 Incentives in Plot
Area Ratio
 13 projects are
examined out of
22 projects
PAR=<1 New Parcel Size * Coefficient
+ 0.40
PAR=1-1.5 New Parcel Size * Coefficient
+ 0.35
PAR > 1.5 New Parcel Size * Coefficient
+ 0.30
If minimum Land Assembly
Area is 1500 m2
Incentive; New PAR
*PAR = Plot Area Ratio
FATSA
 43 projects

15. MALTEPE
POLICY MEASURES FOR MARKET-LED LAND
ASSEMBLY
1- Assembling of at Least Ten Urban Parcels
2- Urban Parcels with a Minimum Size of 5000 m2
3- Urban Parcels not less than 3000 m2 With Separate
Blocks
INCENTIVE;
PAR will be increased by 0.50
Three Conditions
 3 projects are examined out of 7 projects

16. 64%
Construction Area
Increased
Person per Hectare
200 410
Density Increase
FATSA Stage:01

17. 99%
Construction Area
Increased
Person per Hectare
390 760
Density Increase
FATSA Stage:02
Parcel size
after the
incentives
(m2)
Housing
units
produced
Total
construction
area before the
incentives (m2)
Total
construction
area after the
incentives (m2)
Total 154,761.5 2941 149,864.7 297,895.5
Table 2*
Market Based Incentives for Land Assemble in the 2nd Stage in Fatsa
after 2007
*43 Projects

18. 33%
Construction Area
Increased
Person per Hectare
600 800
Density Increase
MALTEPE

19. SUPPLIED HOUSING UNITS
AFFORDABILITYFATSA
32 TIMESof annual income for the
first 20% of Income Group
18 TIMESof annual income for the
Second 20% of Income
Group
MALTEPE
45.5 TIMESof annual income for the
first 20% of Income Group
29 TIMES
of annual income for the
Second 20% of Income
Group
Note: First and Second 20% of Income group considered as Low Income People
Neither affordable in Fatsa nor in Maltepe
Market Based Housing ; Doesn`t include Social Housing
Price of Housing is
Price of Housing is
Price of Housing is
Price of Housing is

20. CHANGE IN LAND DEVELOPMENT PROCESS
Mass Housing On Large
Parcels
One Building - One
Parcel Approach

21. FATSA
Provide the Incentives for Two Main
Reasons;
To Achieve High Quality
Of Housing, Infrastructure And
Service Areas
Municipality Does Not Want To
Play An Active Role In The Land
Development Process
MALTEPE
Reasons to Provide the Incentives are
given bellow;
Wants Large Mass Housing Areas
Prevent The Development Of
Squatters
Not To Play An Active
Role In The Land Development
Process
THE ROLE OF THE MUNICIPALITY

22. DESIGN QUALITY
Gated Community
Projects
High Housing Blocks
On-site Infrastructure
Green Area Usage
Parking Areas
Landscaping Projects
Not Contributed Public Infrastructure And Service Areas

23. LINK TO LAND USE PLAN
Partial Implementations In First
Stage
Implementations Are Distributed
To Every Point Of The City
Increase In Density And
Construction Area Accelerate The
Pressure On Infrastructure And
Service
Insufficient Capacity Of Existing
Roads

24. LINK TO LAND USE PLAN
Different Policies For Different
Regions
Curtailed Height In Coastal
Regions
Hasn’t Implemented The
Schedule Of Statutory Notes In
The Entire Area In The Same Way
But, Serious Pressure On The
Infrastructure And Service Areas

25. 10
CONCLUDING
REMARKS

26. MULTIPLE APPROACHES IS BEING USED FOR LAND ASSEMBLY
Housing Market
Density
The Land
Development Process
Design Quality
Links To Land Use
Plans
Role of Municipalities

27. CONSTRAINTS
 Produced Housing Units Do Not Serve The Needs Of The
Settlements
 Focus On Market Housing, Not Social Housing
 Do Not Comply With Their Vicinity
 Disconnected From Its Surroundings (Gated Community)
 Limited Contributions And Overloading To The Public
Infrastructure And Service Areas

28. WAY
FORWARD

29. Carefully Designed Market Led Measure Because These
Incentives Are Open To The Dynamics Of The Market
Right Balance Between Planning Rules Market-led Measures
Link To Land Use Plans
Bring Compatibility In Vicinity

30. YOU
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