Value-based application in urban area design studies

Abstract

Zoning practice is an important study used to ensure planned sustainability in the urban area and to create the city infrastructure. Until recently, studies on zoning practice have been in the form of method applications to create zoning parcels ready for construction and to provide urban reinforcement areas. Although there are various methods that can be used in the implementation of the zoning plan, the preferred method was the ‘land arrangement (LA) on a determined site’. According to the implementing legislation in Turkey, the arrangement studies are carried out with the ‘equal proportion’ approach. In this application, for the purpose of supplying the urban reinforcement areas stipulated by the plan, up to 45% of each parcel included in the regulation is deducted free of charge under the name of ‘Rearrangement Participation Share (RPS)’; the remaining part is given as zoning parcel. This situation is contrary to the principle of the Turkish Legal System that ‘in land arrangement studies, free deductions are made in return for the increase in the value of the immovable as a result of the zoning plan and its implementation’. Therefore, based on the ‘equivalence’ approach instead of ‘equivalence’ in the free RPS deduction transaction, there is a need for a universal evaluation that ensures the equality of the parcel value before and after the arrangement. In this study, our purpose is to examine the area-value relationship of the zoning parcels allocated to the cadastral parcels with different distribution methods before the arrangement within the scope of land arrangements. In this direction, graphic and vector data were obtained from the relevant public institutions and private offices. In the application of two different value-based methods, ‘factors affecting value’ and ‘market fair values’ were used to determine parcel values. With these values obtained, a zoning application with the content of arrangement was made, and the results of the zoning parcel allocation were examined with the help of regression analysis. The results were tested by comparing the value-based zoning proposal with the still-applied proportionality method. As a result of the application, it was determined that the majority of the parcels allocated in the current proportionality method ‘were given more value than their intrinsic value’.