MIDDLE EAST TECHNICAL UNIVERSITY DEPARTMENT OF CITY AND REGIONAL PLANNING CRP 401 | BURSA PLANNING AND DESIGN STUDIO | FALL
1/5000 MASTER DEVELOPMENT PLAN NOTES
Sinay COŞKUN Yağmur Durak
Merve KARAÇÖR Pelinsu TOKGÖZ
INTRODUCTION Along with its long industrial history, Bursa as a metropolitan city, should be in a leading position to bring solutions to the problems caused by industry. With a sustainable understanding on urban decision-making, ‘meeting the needs of the present life without consuming funds of the future’ is the key statement underlying this project. In this context, inefficiencies in environmental, social and economic life are revealed and eliminated. In order to achieve such goal, variety of aspects are considered such as transportation, housing, agriculture and manufacturing issues. In this project, all these topics are collected under urban form concerns. Opposing to a sustainable life, uncontrolled spatial growth of the city has caused landdetriment, infrastructure deficiencies and social problems such as segregation. Examining history of the urban form in Bursa, uncontrolled spatial growth has occurred mainly on valuable lands, mostly around industrial zones and if not prevented, this trend will continue to destroy the future of the city. Main aim of this project is to create a compact form with a socio-spatial perspective in order to achieve sustainability. Policies stated in this report are either to prevent further spatial development or to gain back the destroyed land. Reasons of sprawl are mainly due to discomforts in the city; therefore, interventions are
planned to generate qualified self-sufficient living spaces where people are pleased. GENERAL APPROACH Within the scope of decisions on regional sub-division in upper-scale, further hierarchical order of districts is defined. In this phase of the project, one of the 8 sub-regions is taken to be worked on. In this new hierarchical order, the following units are defined. This hierarchical order is defined in terms of self-sufficiency of each unit. Here, the term self-sufficient is considered according to the level of service. Compactness of Bursa Metropolitan Area is ensured by making sure each sub-region consists of self-sufficient districts units making the sub-region itself have a satisfactory level of services for daily life. Each district unit, is provided with mixed-use, dense, diverse facilities. The policies explained in this report are serving to the aim of this.
In 1/25000 plan, self sufficient and insufficient neigborhoods and districts, natural tresholds and reasons of urban sprawl in Bursa metropolitan area,are identified and 8 different planning regions were created which have their own identity, sufficiency and insufficiency. In 1/5000 plan, grey rectangle is defined as study area.
Within the scope of decisions on regional sub-division in upper scale, further hierarchical order of districts is defined. Former region centers have been chosen in order to establish the relationship between them and their small scale units.
DISTRICT UNIT Each with a population around 20000, composed of 4-5 neighborhoods. District centers collects the transportation routes and distributes them to another district center. DISTRICT CENTER District center is where public facilities are concentrated with comparison to neigborhood centers. CENTRAL DISTRICT UNIT This unit includes business park of the city and with the new design, it mitigates negative aspects such as congestion and air pollution. NEIGHBORHOOD UNIT Each with a population around 5000 people.Neighborhood center meet the local needs of residents.
POLICIES 1.
DECISIONS ON PERIPHERIAL LANDS 1.1. PREVENTING FURTHER SPRAWL AND ENSURING CONTINUITY OF AGRICULTURAL PRODUCTION
1.1.1. Organized agricultural production of landowners Tendency of making new constructions on agricultural lands threaten the preservation of agricultural production. If there are any construction rights on these lands, they are re-placed in the new development areas which are previously indicated in 1/25 000 Urban development Scenarios and Strategies Plan of Bursa Metropolitan Area. In such a case; municipality takes the control of those lands to ensure these lands are used for only agricultural purposes. To
further support this aim, municipality finds an agro business firm to ensure the produced goods are sold and provides an income to the landowner. This policy encourages producers who are about to quit agricultural production because they cannot receive a recompense for their work. Continuity of agricultural production is assured.
1.1.2. Leasehold of agricultural land by agrobusiness firms There are some agricultural lands that are abandoned or left uncultivated. Both to gain these lands back to agriculture sector and prevent further sprawl, municipality finds a firm that rents these lands for 49 years. The municipality controls whether the land is used only for this purpose by the agribusiness firm. The firm makes production with its own employed field workers which also contributes to the employment rates. The firm pays rent to the municipality and municipality pays a share from this rent to the owner. Money earned from this mechanism acts as an input to the overall capital flow.
2.
DECISIONS ON RESIDENTIAL AREAS
2.1.
ENSURING HIGH DENSITY IN URBAN LANDS
2.1.1. Reallocation of housing stock Some neighborhoods in the project area have high vacancy rates due to high prices. To commit to the density goal of the project, these units are promoted with a ‘’allocation pool’’ mechanism. The mechanism brings together home owners and people who cannot afford to rent a housing unit. Municipality makes a monetary help which creates a win-win situation for both actors. Half of the amount is paid by the municipality to the home owner. So home owners do not have to decrease the rent in order to find a renter. In such a case; renters are encouraged to settle around more central locations or industrial sites. The money obtained for this mechanism is detailly explained in the overall capital flow. This policy suggests a staging method, in the first 6 months, only industry workers can apply and after that all residents will be considered. People who used to live in the sprawled parts of the city are now encouraged to move into the inner parts with social benefits which is an action that supports high density and prevents sprawl.
2.1.2. Redevelopment of disarranged housing plots Spatial inefficiencies in the city prevent a sustainable form. Housing plots which do not have a decent spatial arrangement are resulting in unused and empty areas in the city. Redevelopment suggests demolishing the existing 2-3 floor building plots, and re-building 56 floor building plots. This transformation does not mean to demolish one building and rebuild it, rather, it improves the physical condition in both the building scale and the neighborhood scale. Additional floors are likely to be considered as the profit of the municipality, new units can be added to the housing pool with affordable prices. During the redevelopment phase, people are relocated in the reserve areas that will be mentioned in (2.1.5).
2.1.3. Retrofitting of Vacant Residential Units Some neighborhoods in the project area have high vacancy rates due to their having poor physical conditions. People do not prefer these units because they lack advanced conditions such as isolation, interior and exterior repairable elements as well as design problems. With retrofitting activities, these housing units are made preferable. By filling the formerly empty units, density is increased on these areas.
2.1.4. Encouragement of development on empty lands by additional construction right Areas where there are plenty of empty parcels are given an additional construction right to accelerate new developments inside the city. This addition is not only for the empty parcels but for whole plots. If necessary, to speed up the process, municipality brings together the landowners with selected developers. New settlement construction rights are not given to any other place around the city, until the previous stages are completed with enough density. Proposed areas for new development are indicated on the map, but the first project to be implemented is the Yunuseli Airport zone and the area located on the west side of the study area.
2.1.5. Reserve areas for new development Some empty areas inside the city are defined as reserve areas for redevelopment processes to transfer the people temporarily during the redevelopment stage. After the redevelopment process these newly built areas are likely to be considered as new housing stock.
2.2. URBAN TRANSFORMATION FOR HIGH QUALITY HOUSING 2.2.1. Rehabilitation of poor-quality buildings In some part of the city, it is not recommended to take more density. Due to the unhealthy conditions of these parts, rehabilitation is suggested. People living in good conditions in their houses is a ‘stay factor’ for them. Stay factor keeps people from moving to the outer parts of the city since they are happy with where they live 2.2.2. Clearance of unhealthy buildings Housing units which are located on very dangerous sites such as 45 o slopes, and which have very poor standards in structural conditions, are demolished and cleared. These people are transferred to the parts where infill policies are implemented. Approximately 10.000 people will be affected by clearance process.
3.
DECISIONS ON TRANSPORTATION
3.1. MINIMIZING COMMUTING DISTANCE AND TIME 3.1.1. Extended metro lines Along with the compact understanding of this project, generating a decent, organized and punctual LRT is important. Ensuring accessibility through the main rail network that lies along the metropolitan city by adding new stops which reach to high speed train station on Mudanya Road and GĂśrĂźkle District Center. 3.1.2. Enhanced bus routes Previous inadequate bus routes in which buses have to circulate the whole district unit have undergone a radical change. Variety of bus and routes have been increased so that a passenger can reach to the target point in by direct routes.
3.2. MINIMIZING ENERGY CONSUMPTION 3.2.1. Encouraged LRT usage by park & ride Strategically located are defined as parking lots with public transport connections that allow commuters heading to other districts.
3.3. DENSIFYING NEIGHBORHOODS THAT LACK TRANSPORTATION FACILITIES 3.3.1. Bus routes enhanced to reach to disconnected parts Some neighborhoods have high vacancy rates due to the lack of transportation opportunities. These areas create obstacles on the high density goal of the project. By providing the needed bus routes, these areas are promoted.
4. 4.1.
GREEN DECISIONS ENSURING ADEQUATE AMOUNT OF GREEN
4.1.1. Afforestation of infertile lands This policy is putting an obligation to industrial and mining firms to plant trees of the amount relatively to the gas emissions they cause. Most of the afforestation areas are creating a buffer between important uses or defining a frame. 4.1.2. Promoting green continuity throughout the city While making the inner city denser, amount of green is not ignored, small parcels and emptyleft spaces are considered to be transformed into green functions. People can use their neighborhood or district parks or recreation fields for daily activities.
5.
SOCIO-CULTURAL DECISIONS 5.1. EVERYDAY ACTIVITIES 5.1.1. Socio-Corridors ‘’Central uses’’ defined in district centers include various activities such as libraries computer lab, daily courses and kindergarten for women for children. By proposing these corridors in each district center self-sufficiency is further supported. 5.2.
YEARLY/OCCASIONAL ACTIVITIES
5.2.1. Festival area and foreground In the Yunuseli Airport, which is not used and redesigned for this reason, fairgrounds and festival areas are defined which will be arranged annually or seasonal. Thus, a large intercity gap is gained a meaningful usage and contributed to urban diversity. 5.2.2. Urban garden On and around the old airport, the annual rental method was used to encourage people to make their own production in urban gardens that is open to the participation of all local people. It is assumed that the budget balance of these areas, which are included in the category of treasury land by expropriation, will be ensured in itself in the future. 5.2.3. Bazaar Area In the redesigned area of Yunuseli Airport, a bazaar is recommended so that people from different interests and abilities can put on display their own cultural or identical small scale production. The bazaar may be considered different than the others because it is more like a cultural exhibition of locally produced good
6.
INDUSTRIAL DECISIONS: 6.1. SUPPORTING DEVELOPMENT OF INDUSTRIAL SITES 6.1.1. Assisted innovative units working with industry It is aimed to support the new industrial investors to come up with innovative solutions or recommendations in industrial production. Use of innovative methods may contribute to the time and cost savings.
6.1.2. Industry workers supported with better life conditions The commuting time of the industrial workers has been decreased and their quality of life has been further improved with the new housing provision made by the reallocation policies (2.1.1). That means most of the industrial workers live in better conditions and a short commuting distances. It is assumed that these policies may increase the productivity in industrial sector.
6.2. PREVENTING FURTHER EXPANSION OF INDUSTRIAL SITES 6.2.1. New indusry parcels assigned in the development plan In the development plan, empty lands for new industrial investments were determined. The aim is to prevent unplanned industrial development and the urban sprawl coming up with the unplanned development of industrial sites. 6.2.2. Transferred outspread industries Small scale industrial units that are located in various parts of the city and seperated from the city, are transfered to the industrial sites which are not working full capacity in order to provide a combination of industrial units. 6.2.3. Implementation of the low no 4562, article 25 According to this article parcels outside of the current approved parcellation plan of OIZs, will not receive a construction right.
7. 7.1.
INFRASTRUCTURE DECISIONS: ADEQUACY OF SOCIAL INFRASTRUCTURE
7.1.1. Self-sufficiency as a stay factor As a necessity of this project’s vision, each district and region should be organized and designed as self-sufficient units. People should be able to deal with their every-day activities and needs within their district or region. Every kind of social infrastructure service is provided in these units. Some districts or regions are not provided with these services, since they are predicted to disappear (see the region and district map).
7.1.2. Social-service dependent settlements Some urban settlements are dependent on their regional centers in terms of education and health units. These settlements are very far from the center and therefore prevent compactness of the form. They have population around 1000 and have not experienced any enlargement since 2003. Therefore, the trend is showing that the population here is getting older and not receiving and newcomers. They are not receiving any further service like schools, instead they are provided with special school transportation. People living in these settlements need to use their local buses to reach to certain services. 7.2.
ADEQUACY OF TECHNICAL INFRASTRUCTURE
7.2.1. Technical-service dependent settlements Settlements that are assumed to be left empty in the next few decades, are not receiving any new transportation systems. Existing services are not taken back from these settlements, but new investments of any kind are not implemented.
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