Enhancing Turkish land readjustment via a combination of IPA-based on SWOT and workshops

Abstract

Land Readjustment (LR), a tool for generating land and frequently applied in the world, is also used in Türkiye in areas where 1/1000 scale implementation development plans are available. In world examples, Land Readjustment Implementation (LRi) is preferred in small application areas, integrated with applications focused on urban transformation and urban renewal. Considering exemplary LRi in the world, LRi in Germany and Japan attract attention. With the LR method, construction is completed by producing development parcels with all infrastructure facilities in a city. Independent sections in buildings built on produced parcels; commercial, residential etc. are used for different purposes. Unlike world LRi, the LR method is used in larger areas in Türkiye. However, in Türkiye, development parcels that do not have infrastructure (and it is unknown when the construction will be completed) are also produced. In fact, it is known that there are some problems with Türkiye's LRi. As a matter of fact, in order to eliminate these problems, revisions have been frequently made in the legal legislation regarding LR. Although the LR method has been improving and modified, it is still criticized. The aim of this study is to identify and eliminate the deficiencies of the method. A number of different studies were conducted for this purpose. The studies were carried out by geomatics engineers, the only discipline authorized to perform LRi in Türkiye. The opinions and suggestions of qualified geomatics engineers who are experts in LR and experts involved in the implementations were taken, the scientific studies produced by researchers were analysed, and all this information was taken into account and evaluated together in the light of world literature. In the study, firstly, current situation analyses and literature review were conducted. Thus, problems were identified with the support of literature and solution approaches were developed according to expert opinions. LR practices of successful countries were examined and suggestions were developed based on the information obtained from them. LRi was made in the determined areas and the actual implementation results were compared with the draft implementation results created according to the models developed within the scope of the study. Workshops were held with LR expert geomatics engineers, technical staff and LR expert researchers. Legal regulations have been proposed to implement the developed models. SWOT analysis, a tool widely used for strategic planning and traditionally known as a form of brainstorming, was chosen as a method adapted by applying Importance-Performance Analysis (IPA) to rank the opinions of field experts and academics. The most important results obtained from the study can be listed that LRi is only area-based, has no alternative approaches to value-based LRi in practice in the current LR legislation, does not encourage public participation, is generally carried out as mandatory. The most important recommendation presented by the study is to provide, gradual transition from area-based to value-based LRi including different applicable alternative methods.