Urban Development and Planning Transformation Process Assessment of Real Estate Ownership Rights: Transfer of Development Rights Planning Implementation Tool

After the 1980s, in new institutional economics, in urban development and urban transformation, the role of the real estate sector has increased. The purpose of the real estate’s entrepreneurs is to eliminate the bureaucracy and start using the new urban planning rules for land and urban planning. Within this period, the state has waned with the presence of growing social preferences and increasing individual responsibility. It is also determined that planning not develops resistance against the all of these tendency (Sorensen, T. 1994) and besides it has gained new identity beyond the controlling and coordinating role that regulate the relationship between property rights and urban planning system (Krueckeberg, D. A. 1995). The existence of private property in land and urban land developed, the urban planning tool which regulating the relationship between public-private-civil society partnership and basis for cooperation law and economic systems (Geuting, E. 2007) and identifying the user rights and procedures indispensably (Buitelaar, E. 2003; Webster, C., Lai, L. C. W. 2003). It has been determined that urban planning tool which is called the transfer of development rights have developed at this stage; as considering the individual incentives factor and criteria in the development and transformation of the city, enabling the reconciliation environment as a result of the acceptance of these incentives and criteria by the community, reduce transaction costs, allowing the use of property rights and democratic change indirectly. It has also been determined that the transferring of the applications, carried out through different planning tools in urban development and regeneration between the countries that increased depending on inspiration, learning and transplantation. Although each country develops their basic acceptances and institutional designs original to the individual, agents and institutions, in the micro level, the general acceptances can change in macro level in due course, in institutional environments due to the institutional designs in micro level (Lndblom, C. E. 2001; North, D. 2002). In this respect, general assumptions that identify the institutional environment of development rights transfer’ plan application tools as for the institutional design that consists of the institutions, organizations, and rules are considered to be developed according to the realities of each country (Ansel, C., Gash, A. 2008; Jansen-Jansen, L., Spans, M., Van Der Veen, M. 2009). In this study also the general assumption of the development rights transfer’ plan application tools is determined as for the institutional design.

The existence of private property in land and urban land developed, the urban planning tool which regulating the relationship between public-private-civil society partnership and basis for cooperation law and economic systems (Geuting, E. 2007) and identifying the user rights and procedures indispensably (Buitelaar, E. 2003; Webster, C., Lai, L. C. W. 2003). It has been determined that urban planning tool which is called the transfer of development rights have developed at this stage; as considering the individual incentives factor and criteria in the development and transformation of the city, enabling the reconciliation environment as a result of the acceptance of these incentives and criteria by the community, reduce transaction costs, allowing the use of property rights and democratic change indirectly.

It has also been determined that the transferring of the applications, carried out through different planning tools in urban development and regeneration between the countries that increased depending on inspiration, learning and transplantation. Although each country develops their basic acceptances and institutional designs original to the individual, agents and institutions, in the micro level, the general acceptances can change in macro level in due course, in institutional environments due to the institutional designs in micro level (Lndblom, C. E. 2001; North, D. 2010). In this respect, general assumptions that identify the institutional environment of development rights transfer' plan application tools as for the institutional design that consists of the institutions, organizations, and rules are considered to be developed according to the realities of each country (Ansel, C., Gash, A. 2008; Jansen-Jansen, L., Spans, M., Van Der Veen, M. 2009). In this study also the general assumption of the development rights transfer' plan application tools is determined as for the institutional design.

Kentsel Geliþim ve Dönüþüm Planlanmasý Sürecinde Gayrimenkul Mülkiyet Haklarýnýn Deðerlendirilmesi: Ýmar Haklarý Transferi Plan Uygulama Aracý

Kentlerin geliþiminde ve dönüþümünde 1980 yýlý ve sonrasýnda gayrimenkul sektörünün rolü artmýþtýr. Sektördeki giriþimcilerin amacý kurallarý, bürokrasiyi ortadan kaldýrmak, arsa ve arazi planlamasý için yeni plan uygulama araçlarýný kullanmaya baþlamak olmuþtur. Bu süreçte sýnýrlý kamu maliyesiyle küçülen devlet, büyüyen toplumsal tercihler ve artan bireysel sorumluluklar karþýsýnda planlamanýn bütün bu eðilimlere karþý direncinin geliþemediði (Sorensen, T. 1994), kontrol ve koordine eden rolünün ötesinde mülkiyet haklarý ile planlama sistemleri arasýndaki iliþkiyi düzenleyen bir kimlik kazandýðý görülmüþtür (Krueckeberg, D. A. 1995). Kentsel arsalarda ve arazilerde özel mülkiyetin varlýðý da planlamada, kamu-özel-sivil toplum ortaklýðý ve iþbirliðine esas hukuk ve ekonomi sistemleri arasýndaki iliþkileri düzenleyen (Geuting, E. 2007), mülkiyetin kullanýcý haklarýný ve usüllerini tanýmlayan uygulama araçlarýnýn geliþtirilmesini kaçýnýlmaz kýlmýþtýr (Buitelaar, E. 2003; Webster, C., Lai, L. C. W. 2003). Kentlerin geliþiminde ve dönüþümünde mülkiyet haklarýnýn yönetiminde bireysel teþvik unsurlarýný ve kriterlerini dikkate alan, bu teþvik unsurlarýnýn ve kriterlerinin toplum tarafýndan kabullenilmesi sonucunda uzlaþý ortamýný saðlayan, iþlem maliyetlerini düþüren, mülkiyet haklarýnýn dolaylý kullanýmýna ve deðiþimine imkan tanýyan demokratik, katýlýmcý plan uygulama aracý olarak imar haklarý transferi plan uygulama aracý da bu amaçla geliþtirilmiþtir. Yapýlan araþtýrmalarda, ülkeler arasýnda kentlerin geliþiminde ve dönüþümünde farklý planlama araçlarý ile yapýlan uygulamalarýn transferlerinin ilham, öðrenme ve adaptasyon gücüne baðlý olarak arttýðý, her ülkenin mikroda bireylerine, kurumlarýna ve kuruluþlarýna esas temel kabulleri ile kurumsal tasarýmlarýný geliþtirdiði, makroda genel kabullerin ise zaman içinde deðiþebildiði, kurumsal tasarýma esas kurumsal çevrelerin de geliþtirilebildiði ortaya konulmuþtur (Lndblom, C. E. 2001; North, D. 2002). Bu doðrultuda imar haklarý transferi plan uygulama aracýnýn kurumsal çevresini tanýmlayan genel kabuller belirlenmiþ, kurumlardan, kuruluþlardan ve kurallardan oluþan kurumsal tasarýmlarýn ise her ülkenin kendi gerçeklerine göre geliþtirilebileceði öngörülmüþtür (Ansel, C., Gash, A. 2008; Jansen-Jansen, L., Spans, M., Van Der Veen, M. 2009). Bu çalýþmada da imar haklarý transferi planlama aracýnýn kurumsal tasarýmýný geliþtirecek genel yaklaþýmlar belirlenmiþ ve irdelenmiþtir.