La Ley Orgánica de la Administración Pública

Akpinar Neighborhood is located to the northwest of Bursa city center. Settlement in this part of the city is relatively new especially when it compared to the historic city center. Early developments in this area started in the 1960s. Unlike many other parts of the city, the Akpinar Neighborhood is a planned settlement and it was developed based on the Bursa City Master Plan of 1960. The neighborhood started as a social housing project to provide affordable housing options for the industry workers. Hence, the majority of the current residents and homeowners have a working class background. Back in late 1960s, the housing project was planned in the form of five-story buildings right across the street from the industrial park. The settlements in the neighborhood are built according to land use and building codes, generating a planned development neighborhood with adequate infrastructure. Figure 6.3 provides views from the neighborhood.

Figure 6.3 Designated renewal area in Akpinar neighborhood (Left) (Source: Bursa Metropolitan Municipality) and an apartment building located in the renewal area (Right).

The majority of the buildings are from late 1970s so the construction quality does not meet current building standards. However, buildings in the Akpinar Neighborhood have been

well maintained over the years. There is no sign of physical deterioration or decay in the built environment. In the Akpinar neighborhood, about 50% of the surface area is publicly owned green space; the neighborhood is also well connected with its surroundings and the rest of the city. The housing complex is located right by one of the major roads in Bursa (Mudanya Highway) and it is also the last stop in a light rail system that operates on the east-west axis of the city. In terms of social and public amenities, the neighborhood is a self-sufficient settlement.

There are primary and secondary schools, a community clinic, several convenience stores and a religious facility in the area. Existing residents of designated renewal area are predominantly homeowners, where tenant occupancy rate is only around 7% (Bursa Metropolitan Municipality 2014).

The Akpinar Neighborhood has been physically stable without any major changes or new developments in the designated renewal area since 2006. However, its surroundings have been going through some fundamental change in last few years. A major development emerged to the northwest of the neighborhood. This new development, called “Korupark”, consists of a major shopping mall and a dense, gated community of luxury high-rise buildings. Figure 6.3 (Left) portrays the contrast between the new development and the settlement in the Akpinar Neighborhood. Density in designated renewal area in Akpinar is much lower than density in the new developments of Korupark. Figure 6.4 shows the boundaries of Akpinar Neighborhood and the designated renewal area. These satellite views are from 2006 and 2014. This period covers the time between the enactment of the Renewal Act I and the first two years of the Renewal Act II. The major change in the area is the Korupark mixed-use development.

Figure 6.4 Akpinar neighborhood boundaries and designated renewal area in the neighborhood. Satellite views from July 2006 (above) and September 2014 (below) (Source: GoogleEarth).

More than half of the Akpinar Neighborhood area is outside the designated renewal zone.

The urban fabric is similar within and outside the designated renewal zone so the designated renewal area is well-connected with its immediate surrounding. However, the area that is outside the designated renewal area has higher density. The rest of the neighborhood consists of buildings with similar construction quality. In terms of social and physical environment, there is no significant difference between the renewal area and the parts of the neighborhood that is outside the renewal zone.

6.2.2 Urban Renewal Actors

The Council of Ministers approved the designation of renewal area in the Akpinar Neighborhood in December 2012 based on the Renewal Act I. The central government announced the area as renewal site upon Bursa Metropolitan Municipality’s request and authorized the Municipality to conduct an urban renewal project in Akpinar. Although Akpinar was not the only designated renewal area in the Metropolitan Municipality’s renewal program, it was prioritized because, according to the Municipality, Akpinar is both economically and physically “the most feasible”

area for redevelopment in Bursa compared to other designated renewal areas. In a community meeting with the existing residents of the Akpinar Neighborhood, the mayor of Bursa stated this idea in the following way:

“Akpinar Neighborhood is the most appropriate area for urban renewal in Bursa. It is [located right on Mudanya Highway and it is] a rapidly growing area. Land prices are already high in there because of the Korupark residences and shopping mall. Property prices will further increase when our Municipality starts the redevelopment project here. Redevelopment in Akpinar Neighborhood will integrate with Korupark. (…) If we cannot renew this area with the given urban renewal model, we will interpret this as a clear signal that we cannot achieve redevelopment like this elsewhere.” (Recep Altepe, February 2013⁵⁷).

Residents of Akpinar renewal area founded a neighborhood association called “Akpinar Neighborhood Urban Renewal Solidarity Association” shortly after the renewal area announcement.⁵⁸ The association’s main objective is to voice the residents’ concerns over the urban renewal process and represent the residents’ interest in the proposed redevelopment project. The neighborhood association’s elected representatives emphasize that as the property owner residents of Akpinar, they do not oppose the renewal project in principle. However, their objective is to make sure they get their “fair share” from the future value increase as a consequence of the redevelopment. In summary, the motive behind the residents’ organization is to represent and protect their financial interests in the project, rather than halting the proposed demolition of the blocks and replacement of these with higher quality apartment units. The

57 “Kentsel Donusum Vatandas Isterse Olur” Retrieved from http://www.bursa.bel.tr/?bolum=haber&id=12479 in March 2015.

residents are willing to negotiate what they get from redevelopment in return of their current dwellings (Akpinar Neighborhood Urban Renewal Solidarity Association, 2013). Also, they are strongly against going into debt to maintain their current living standards or being relocated elsewhere. The existing residents often refer to the failed urban renewal project in Doganbey Neighborhood for the residents in the area as well as residents of Bursa. The neighborhood association representatives take the outcomes of Doganbey project as a point of reference to justify the validity of their doubts about the proposed renewal.

Figure 6.5 Preliminary plans for the proposed redevelopment in the Akpinar neighborhood (Source: Bursa Metropolitan Municipality provided by Dogukan Imar Inc. based in Ankara.)

Bursa Metropolitan Municipality subcontracted with a planning consultancy firm for the

The firm came up with a mixed-use development proposal (Figure 6.5). The main elements of the project are nine buildings for commercial use facing the intercity highway to the southwest of the project area. The project envisions these commercial units as an extension of the Korupark shopping mall. According to the project, residential units are behind the office buildings and twice the current building height in the project area. In summary, the proposed development encompasses higher density to maximize returns on the real estate and make the redevelopment economically worthwhile for potential investors.

TOKI has a negative reputation in Bursa especially when it comes to urban renewal projects. Neither the existing residents nor the Metropolitan Municipality support TOKI’s involvement with the redevelopment projects. This is mainly because people associate TOKI with the infamous urban renewal project that transformed Doganbey from a traditional Bursa neighborhood into blocks of highrises. Because TOKI is not welcomed in Bursa anymore, municipal officials emphasize the importance of private developers’ investments in redevelopment in Akpinar neighborhood. However, as of May 2015, the Akpinar neighborhood had not been formally designated as a renewal area. The Metropolitan Municipality revoked the renewal decision for Akpinar Neighborhood in January 2014.⁵⁹ The Bursa Metropolitan Municipal Council notes that the same area is considered for renewal based on Renewal Act II rather than Renewal Act I⁶⁰ (Bursa Metropolitan Municipality April 2014). No further steps have been taken for redevelopment in the area.

6.2.3 Summary

The Akpinar Neighborhood is not a typical renewal zone. It was developed based on formal city plans unlike many other designated renewal areas across the country. The neighborhood’s built and social environment is not associated with decay, underinvestment or blight. The local government’s motivation for renewal in Akpinar Neighborhood is to transform the social

housing and integrate the area with high-rise mixed-use apartment complex adjoining the designated renewal area. Existing residents have organized around a neighborhood association to voice residents’ preferences and defend their interests in the context of proposed renewal.

Property owner residents do not strictly oppose to the idea of redevelopment in their neighborhood. However, they are concerned about their chances of getting a “fair share” from the value increase in case the redevelopment takes place. Currently, the municipal council has terminated the renewal based on Renewal Act I but at the same time declaring a willingness to pursue the redevelopment program under the Renewal Act II.

6.3 Renewal Area b21: Gaziakdemir-Alemdar Neighborhoods