In Depth Analysis of the Home to Work Travel Pattern in the Istanbul Metropolitan Area

This paper investigates home to work travel pattern in the Istanbul Metropolitan Area. Investigation explores commuting pattern in three steps. In the first step, the reasons for changing commuting time are explored initially in relationship to urban structure. Added explanation then considers the gender, tenure type, income, occupation and commuting type. The result related with gender is consistent with the previous studies however income is not. Occupation and commuting type appear to be strongly affected on differences on commuting time. In the second step, the home to work travel pattern is explored whether it reflects consistency with the standard urban economic theory. Results reflect that the behavioral assumption of cost minimization for the journey to work in the standard model is inadequate when explaining the relation between job and housing location. In the third step, the home to work travel pattern is investigated in local context in terms of spatial distribution of workers both on working and residential areas. While living and working at the same geographic part of the metropolitan area or the district decreases the commuting time, living and working at the different geographic part of the metropolitan area or the district significantly increases the commuting time.

Housing Submarkets in Istanbul

This study tests the hypothesis that in a segmented housing market, housing price structure is different in each segment and whole market area price structure does not reflect a realistic housing price structure effectively. Submarket existence is tested in order to average household income in neighbourhoods in the Istanbul housing market. Whether the consequential variations in prices in each segment have large effects on the overall prices of housing is emphasized by the replication of the Schnare and Struyk (1976) process. The empirical results show that as a stratifier, average household income in neighbourhoods affects housing prices in each segment and, considering the submarkets based on average household income in neighbourhoods, is an effective for the Istanbul housing market. Implicit attribute prices vary and there is a statistically significant difference in the prices of each segment. These differences have a large effect on the overall price of housing.housing submarkets, average household income in neighbourhoods, Istanbul

Analyzing the Coastal Development Pattern of Tourism in Turkey

The coastal concentration of tourism activities has been the main characteristics of the Mediterranean Countries. However, they are working on new approaches and solutions for the problems of coastal areas since they have faced a decrease in their high shares of the world tourism market. Although Turkey, as one of the Mediterranean Countries, is endowed with a variety of tourist attractions, it still does not receive the expected revenue from the tourism industry. Since the beginning of tourism planning in Turkey, the coastal regions have taken priority for tourism investments and not only the spatial pattern but also the socio-economic life of these regions have been transformed. According to the studies of the State Planning Organization (SPO) on socio-economic development level, coastal provinces along the Aegean and Mediterranean Seas, which have concentrated on tourism activities, indicate positive socio-economic development index values. In this paper, coastal-led development pattern of tourism is analyzed in Turkey based on the main indicators (tourism and economic development indicators). However, it seems that coastal tourism development pattern is similar for all the provinces, it will be examined if there are some clusters and typologies among them in terms of tourism development. After putting forward a historical perspective and descriptive frame for the coastal provinces and districts, the principal component analysis will be conducted in order to see the main components. The relationship between the trends of supply and demand side of tourism and the development level will be put forward in order to realize the significance of economic sustainability of tourism areas. Furthermore, the results will be evaluated considering tourism policy of Turkey and experiences of other Mediterranean Countries.

Housing choice structure: examples of two different-size cities from Turkey

The distribution pattern of housing in any urban area will be extremely diverse and heterogeneous. The shape of this pattern depends on intrinsic properties of the housing units themselves as well as on accessibility, environmental quality and the capacity and quality of previously constructed housing stock. How do households make their choices and distribute themselves among such diverse housing areas? The aim of this investigation is to put the factors that could define the choice structure of households by focusing on two different-size cities in Turkey: the Istanbul Metropolitan Area (IMA), where the housing choice is expected to dependent upon economic behavior of households, and Bandırma (BND), a medium-size city, where the housing market is relatively weaker and the choice structure is expected to dependent upon the limited opportunities of supply. The investigation results show that households’ socio-economic characteristics dominate the choice structure in the IMA parallel to the expectation. Housing properties have a more notable impact on the choice structure in BND that acknowledged the relative limitation of the housing market

Comparison of valuation methods that can be used measurement of the economic values of urban green areas

Kentsel yeşil alanlar mekansal yapılarına ve işlevsel özelliklerine bağlı olarak kent mekanında fiziksel ve sosyal çevre bakımından faydalar üreten fonksiyon alanlarıdır. Kamu mekanı olma niteliklerinden dolayı sağladıkları faydalar, kamu yararı adına meşrulaştırılan ve uzun dönemde içselleştirilen faydalardır. Bu nedenle, faydalarının ekonomik değerlerinin doğrudan ölçülmesi mümkün değildir. Ancak kamu mekanlarının ürettikleri faydaların ekonomik değerlerini ölçecek yöntemler bulunmaktadır. Bu makalede, ölçüm yöntemlerinden koşullu değerleme yöntemi, seyahat maliyet yöntemi ve hedonik fiyat yöntemi ortaya konmuş ve kentsel yeşil alanların ekonomik değerlerinin ölçümünde kullanılabilecek en uygun yöntem, kavramsal olarak belirlenmeye çalışılmıştır.Urban green areas have an importance in urban areas because of their producing on-site and off-site benefits that are called external benefits. However, since they are accepted as public areas, their producing external benefits are for public and have long term effects. This is why, these known external benefits? economic values cannot be measured directly. It is accepted that the level of urban environmental quality is strictly related those external benefits. Those external benefits can be reflected mainly by urban green area standarts per person. If it is examined, urban green areas indices of urban areas in Turkey, it can be seen that they are not sufficient enough both in qualitative and quantitative properties. It is accepted that the main reason for that problematic situation is their immeasurable economic values directly. They are seen as if just with their cost for public, but are not producing of any economic values. However, there are some methods that are mainly based on environmental economics in order to measure economic values of public areas. In this article, three of these methods are mentioned conceptually. These mentioned ones are respectively, contingent valuation method, travel cost method and hedonic pricing method. After determining the conceptual framework of these three different methods, it is tried to argue the most appropriate one that can be used the measurement of economic values of urban green area

Defining spatial housing submarkets: Exploring the case for expert delineated boundaries

Although there are numerous reasons for real estate analysts to construct spatial housing submarkets, there is little clarity about how this might best be done in practice. The existing literature offers a variety of techniques including those based on principal components analysis, cluster analysis and a range of other statistical procedures. This paper asks whether, given their market expertise and their role in disseminating information, shaping search patterns and informing bid formation, real estate agents might offer an effective but less data intensive method of submarket construction. The empirical research is based on an experiment that compares the predictive of different sets of submarket boundaries constructed by using either standard statistical methods or through consultation with real estate agents and other market analysts. The analysis draws on housing transactions data from Istanbul, Turkey. While the results do not demonstrate the outright superiority of any single method, they do suggest that expert-defined boundaries tend to perform at least as well as alternative construction techniques. Importantly, the results suggest that agent-based methods for delineating submarket boundaries might be used with a degree of confidence by real estate analysts and planners in market contexts where rich micro-datasets are not readily available. This has been one of the constraints internationally on wider adoption of submarket boundaries as an analytical tool

Explaining spatial variation in housing construction activity in Turkey

In Turkey, there has been a strong policy narrative that has emphasized the importance of construction activity as a driver of economic growth. This has given shape to a central state-led policy regime that has sought to ensure that planners and other urban policy makers develop plans and strategies that support construction activity. Against this backdrop, and a recent history of uneven spatial development, this paper seeks to understand what this policy imperative might mean for housing construction activity in different provinces. It seeks to reflect on both the relationship between the state and the market, and the interaction between state policies, economic drivers and levels of construction activity. The evidence presented in the paper suggests that uneven spatial development might be explained in different ways in different provinces. Although, in many cases, patterns of construction activity are consistent with economic fundamentals, there are important exceptions in some regions where arguably activity levels are at odds with prior expectations

Coastal Space As An Element Of Urban Landscape And A Case Study Of Bandirma

Tez (Yüksek Lisans) -- İstanbul Teknik Üniversitesi, Fen Bilimleri Enstitüsü, 1995Thesis (M.Sc.) -- İstanbul Technical University, Institute of Science and Technology, 1995Su ve karanın birleştiği şuur ve sınırın her iki tarafında belli bir derinliği olan kıyı mekanı, bu coğrafik özelliği nedeniyle kullanışlar için çekici budandır. Sahip olduğu doğal ve kültürel değerler ile anlamlı olan bu mekan parçası, yoğun kullanışların baskısı altında ezilmekte ve doğal denge ve değerlerini yitirmektedir. Her kullanışın kıyı mekanı üzerinde yarattığı olumsuz etkiler farklı boyut ve niteliktedir. Böylesine değerli bir mekanın korunması, kullanılmaması demek değildir. Ancak kıyının koruma-kullanma dengesi içinde kullanışlara kaynaklık etmesi zorunludur. Bunu başarabilmek de kıyı mekanını tanımlamak ve ülkesel boyuttan başlayıp yerel boyuta inen ardışık ve bütüncül bir sistem dahilinde bu mekanı kullanım, politika ve programlan üretmek ile mümkündür. Bandırma yoğun kentsel kullanışlar ile kıyı mekanını tüketmiş bir kenttir. Kentte su ve kara ekolojisi yanısıra kıyının siluet değerleri de büyük ölçüde bozulmuştur. Kent-kıyı, birey-kıyı ilişkileri kopmuştur. Bu nedenle, kıyı mekanının sosyal ve kültürel bakımdan nasıl geliştirilip geri kazanılabile ceği konusu irdelenmiştir. Yapılan incelemeler kıyı-kent, kıyı-toplum ilişkilerini güçlendirecek yeni bir işlev belirlemiştir ki bu da; kıyı mekanının kent parkı olarak kullanılmasıdır.Coastal space is the area where water and land join eachother and is very valoable for some land uses. The utilization of coastal land of industry, transport, residental and recreation resulted by the lost of their natural and environmental value at different level. These areas are very salient with their natural properties, therefore natural assets have to be protected. Every land-use generates different disturbances on coastel places. The first adverse effects that are expected from particular types of uses are those that related to transportation. Different transportation terminals such as airports, roadways, marinas, bridges have different negative effects. The degree of damage is proportinal to the proximity of coastal space. Transport is not only causing water and land pollution, but visual pollution as well. Additionally, it has secondary effects such as supporting new housing, commercial development along the arterials. Coastal space with its adjanet area or vicinity are used densely related with these secondary effects. This cause, to prevent to reach seaside easily and the relationship between city and sea is ceased. Industrial use in the fallowing most important utilization at coastal spaces. Because the cost of coastal lowlands is low, the access to markets is easy and supplies water transportation. Related with these factors industry always prefers locating waterfront to inland. Many industries such as shipping terminals, are waterfront located of necessitiy. Except these kinds, other ones prevent to locate on coastal space to be saved from the pressure of these uses. Additionally, the predictable impact of an industrial area includes seconary development for example, a factory may attract new housing project, shopping centers and other anciallary development on surrounding lands. All these uses not only lead great disturbance on coastal space but make pressures on it also, and break relationship between city and it. They prevent other parts of city to contact with sea and coastline. XI 1 Residental use has adverse effects on coastal space too. The process of residental development causes disturbances both from construction activity and human occupancy and activity. The degree of disturbance is hightened with increased density of development, closer proximity to the water and the ecologic sensitivity of the ecosystem. Residental community requires roads, parking lots waste, treatment facilities etc.. Each of these secondary effects has the potantial for disturbance of coastal ecosystems. There are some lows in our country, which give direction and put some rules for usage of coastline and coastal space. Firstly, they define what coast, coastline and coastal space is Then, they determine what kind of functions should be situated on coastal space. Lows not only determine functions and construction properties but give directions how these areas should be used with their natural values also. Additionally public rights is secured by lows. But lows are changed frequently in our country. This cause some problems. During the period of preparing new lows, proper usege of coastal space is prevented. Solving this problem lows must be prepared for a long period, and they must be suitable for public rights. Creating long time low order depends on recognizing coastal morphology. Coasts have different morphological properties. White preparing low order it is necessary to be regarded at that point. After all of the explanation we can say that coastal spaces have been losing their natural value, and visual properties. This is why they have to be protected. Adverse ecologic disturbance and pressures of uses must be reduced to minumum, in spite of the pressures and increasing residental uses coastal ecosystems can be maintained at high levels with effective planning and management. The conservation of these areas does not mean that these places will not to be used at any time. However, it must be created a balance between conservation and functions situated in coastal places. First of all, creating this balance successfully depends on defining coastal space with its natural and physical properties. Furthermore, to use these areas properly, it is necessary to develop policies and to take decisions. Using these areas as convenient as a natural properties and public-rights must be the main goal. The coordination between goverment, local authorities and public comunities has to be built up to realize this main goal. Otherwise, we can see that under this densely uses and pressures, coastal space will be worse in future. Although this negative developments occur all around the world, there are still some beautiful examples to be protected as a natural beauty. These kind of areas must be fixed and to be created buffer around them to prevent pressures and unsuitable uses. Combining all up to this point, the coastal spaces can be classfied according to their quality and must think about how these areas are developed and planned related to cultural, social and economic factors The only way of Xlll winning back these areas is to give them a new better role or function and to improve environmental values. All the informations explained above, give some idea about problems occuring by using coastal spaces. In this thesis having the title of "Coastal Space As An Element Of Urban Landscape And A Case Study Of Bandırma", a method is investigated to help solving problems and to develop planning decisions. This methodology is to identify coastal space with its properties by emphasizing its importance in the whole space and examining all problems occuring in these places. In the second part of the research, Bandırma study area choosed to examine all problems in a specific area. Using all information obtained from the research, the meaningful and suitable coastal use of Bandırma is tried to be developed. The city of Bandırma is situated in the Marmara Region. It is in the origin of the triangle of Istanbul, Bursa and İzmir, These three cities are some of the most important cities of Turkey. Bandırma can manage to use the advantage of its situation. The harbour situated in the Bandırma Gulf looks like a door openning to the region of the Inner Anatolia. Industry, trade and service sectors are placed on the city's land densely. The population of the settlement started to increase after the development of Etibank and the harbour. Meanwhile the environment created by human activities started to change also. This period of time was the beginning of the dense building development. The coastal space was the most and worst effected area from these pressures of land uses occuring with dense building development. The Bandırma Gulf absolutely dispersed by industry, harbour and residental uses. Today, industry is the dominant activity in the Gulf. The high quantity of the factories in the area, parricides from their chimneys and solid wastes, the transportation all together make pressure on the coastal area. Acording to the investigation reports, the size of water pollution has reached very serious level. In addition to this, air and soil pollution cause visual pollution as well. Bandırma Harbour is one of the dominant activity supported by industry. The harbour area is very close to the central region of the city. This is the reason of not connecting the city with sea. However, a relationship between city and sea for all coastal cities is wanted to achieve maximum use of seashore according to public rights. But in Bandırma, Harbour prevents this kind of development today. Furthermore, there are two piers which prevent harbour to have north winds and natural run off the water by breaking water. The Harbour area looks like a pool surrounded with piers, because of this sea is very dirty. In addition to industry and harbour, residental use on the coastal space is very irresponsible as well. Buildings situated along the coastline without having some open spaces between them. On the other hand, they are all high xiv buildings and this is the other negative element. These high and densely placed buildings cause to spoil environmental values and skyline by breaking natural relationship between sea and the other parts of the city. Meanwhile, microclimatic conditions such as winds, sun and shade are changed to unsuitable conditions with present development of the settlement. All the factors situated unsuitably in the Gulf and the coastal space, prevent to use of these areas properly. They are artificial bariers that make difficult to reach the coastal space. Whereas, in seaside cities, removing these kinds of bariers and maximizing relationship between coastal area and other parts of settlement are preferred to have better urban developments. These areas are an alternative for dense urban land-uses and they are potential recreation areas for public uses. In Bandırma, having this subject importantly, a new use for coast-line was proposed. According to this proposal the area is used like an urban park. By this way, it is possible to have some benefits satisfying and giving freedom for public-use. By this way, the natural values of the coast can be emphasized. It was thought that this kind of project should be supported as scientific investigation, all parks of Bandırma were taken in the content of research. After the analizing part of this research was completed a synthesis was made. On this stage, it was seen that urban parks of Bandırma were inadequate both quality and quantity. Moreover, there were no parks capabiling to serve the demand of people living in the settlement. In the questionnaire part of the study, how people wanted to use the coast was learnt and this results gave direction on land-use of proposed park. All parts of this study proved that the aim determined at the beginning of this research is rationalist. After this point, land-use of park area was made. Firstly, transportation decisions were taken and this gave idea for pedesterian and vehicle traffic routes of the area. The entrances of the park were determined by relating with these routes. The first one of these entrances is near the central area of the settlement. The reason is that pedesterion circulation on this area is very dense. The second entrance looks like a secondary entrance if it is compared with the first one. There is a car park near that point. The third entrance is situated on the city beach and picnic area by connecting with the park. There is one more car-park this part of the area. Secondly, decisions were taken about functions and decided now functions should be situated properly. The park was divided into three parts related with entrances. These parts are called A,B and C. A subregion, on the first entrance point of the park takes part in, were situated cultural and amusement functions which have dense pedesterian circulation. As a result of closer proximity to the center region of the city gave direction of land-use of A area. B subregion is located XV on the second entrance. This area is rounded by dense buildings. Sunny and shade sitting areas, natural cultural functions such as country gardens and dense trees were determined related with explained factor. Slient and short distance uses prefered for this subregion instead of noisy and having dense pedesterian circulation uses. C subregion is on the third point of the park. This area is closer city beach and picnic area. Unfortunately, they are under the pressures of residental uses. While the land-use of the park was critisizing this point was given importance. It was wanted to create an entegration between the park and these areas. This idea gave direction to decision about functions. Service and spor activities were situated on this area. At the and it was occured the ruction relationship scheme for whole area. I believe that this proposal use helps to win the part of the coastal space back and to entegrate it with the other parts of the city. Generally dense urban uses make impossible to create an urban park in the center region of the city and its adjanet area. Creating an urban park on coastal space will be an opportunity for Bandırma. By this way, both possible to have an urban park closer to the center region and conservation of coastal space. In sum, environmental values can be improved. In conclusion, all coastal spaces have to be protected with their natural values. It is a desirable and achievable goal to maintain coastal ecosystems at their highest and best ecologic condition. By this way, new generations have a chance to benefit from these areas.Yüksek LisansM.Sc

Measurement Of Urban Green Areas Economic Values By Using Hedonic Pricing Method

Tez (Doktora) -- İstanbul Teknik Üniversitesi, Fen Bilimleri Enstitüsü, 2002Thesis (PhD) -- İstanbul Technical University, Institute of Science and Technology, 2002Bu araştırmada, kentsel kamu mekanlarından biri olan kentsel yeşil alanların ekonomik değeri ölçülmüştür. Kentsel fonksiyonların, kent mekanında ürettikleri ekonomik değer, kentsel yapılanma biçimine doğrudan etkiyen bir unsurdur. Kentsel fonksiyon alanı olmakla birlikte, kamu mekanı olmaları, yeşil alanların doğrudan fiyatlandırılmasında engel oluşturmaktadır. Buna dayanan ekonomik değere sahip olmadıkları genel algılaması, kent makro formunun belirlenmesinde etkin bir rol üstlenen kentsel yeşil alanların yetersiz ve kısıtlı olanaklar sunmasına neden olmaktadır. Ancak, kentsel yeşil alanların ekonomik değerini ölçmek üzere kullanılabilecek çevre ekonomileri temelli yöntemler bulunmaktadır. Dolaylı yoldan ekonomik değerin ölçülebileceği bu yöntemlerden biri hedonik fiyat yöntemidir. Araştırmada, anılan yöntem kullanılarak, kentsel yeşil alanların ekonomik değeri, niceliksel ve niteliksel özelliklerine ve içinde bulundukları sosyo-ekonomik çevrenin yapısına bağlı olarak ölçülmüştür. Böylelikle, bir kentsel fonksiyon alanı olarak, diğer fonksiyon alanlarının sahip olduğu gibi ölçülebilen ve karşılaştırılabilen görece ekonomik değerlerinin olduğu ortaya konmuştur.In this research, economic values of urban green areas, which can be accepted as public places, were measured. Urban activities affect urban morphology directly in relation with producing of their economic values. Although urban green areas are considered one of the urban function areas, their economic values cannot be measured directly alike the other function areas because of their conditions as being public areas. However, there are some methods that are mainly based on environmental economics in order to measure economic values of public areas. Among these indirect methods, hedonic pricing method is one of the most widely used one. By using hedonic pricing method, it was inferred that urban green areas have an economic value related to their quantitative and qualitative properties and socio-economic peculiarities of their surroundings. By this way, it was proven that urban green areas have a measurable and comparable relative values as the other urban function areas have.DoktoraPh