Effects of land-ownership transformation in metropolitan fringe areas on existing urban pattern (a case study of Ayrancılar-Torbalı)

Abstract

Parallel to urbanisation, growing cities have affected their surrounding rural settlements. This effect has resulted in a structural transformation of the rural settlements in metropolitan fringe area. With this effect, the larger city grew and affected the settlements in their fringe area and with this interaction, the social, economic and physical transformations began to take placein the fringe. One of the most important phenomena, which has been affected from these interaction and transformations is the land-ownership affair. The land-ownership has an important role especially in the physical planning process. Besides affecting the physical planning process, this phenomenon is also affected by physical planning process. The alffi of the thesis is to search for the effects of land-ownership transformation in metropolitan fringe areas on existing and potential urban pattern, and to find out if there are some negative result of this mentionet interaction. In this way, new proposals can be brought up to solve the existing and potential problems related with urban land and land-ownership phenomena, and the quality of living environment can be increased. For this study, first, literature survey related to urban sprawl and urban fringe has been accomplished and land policies in Turkey have been considered. After these researches, all of the title deed data related to case study area which is Ayrancllar Municipality (plot numbers, plot sizes, plot owners, and changing of owners) have been searched between 1968-1998 in a three decades period and been transferred into maps.At the same time, a land-use survey has prepared for the area and the construction permits and physical plans have been taken from the municipality to account for three decades period. Thus, as a result of this study, it can be said that there exist a strong relationship among land-ownership transformation process, physical plan decisions, and existing and potential urban patterns and some urban problems can be solved by adopting more meaningful policies during this changing process.