New Zoning for Giant Lands in Bodrum and Kartal
Official titleDecisions Regarding the Privatization Administration (Decision Numbers: 11581, 11582, 11583, 11584)
With four separate Presidential Decisions published in the Official Gazette, new zoning plan amendments were approved or finalized by rejecting objections for public lands within the scope of privatization in Afyonkarahisar, Muğla Bodrum, İzmir Konak, and İstanbul Kartal.
Details of the Regulation
Presidential Decisions numbered 11581, 11582, 11583, and 11584, published in the Official Gazette dated August 9, 2026, contain zoning plan amendments for immovables within the scope of privatization across four different cities. Decision 11581 re-designated the parcels belonging to the General Directorate of Highways in Afyonkarahisar Merkez Yenice Neighborhood as "Commercial-Residential Area, Park, and Road." Decision 11582 introduced a wide variety of plan decisions, focused on both development and conservation, for 36 parcels across a vast area belonging to the Treasury of Finance in Muğla Bodrum Ortakent Neighborhood. Decision 11583 rejected the objections made against the previously approved "Commercial-Tourism Area, Special Project Area" decisions for the parcels belonging to Sümer Holding, TEDAŞ, and TEİAŞ in İzmir Konak Umurbey Neighborhood, thereby finalizing the plans. Finally, Decision 11584 finalized the plans by rejecting the objections made against the "Commercial-Residential Area, Open Sports Facility Area" decisions for a parcel belonging to the Treasury of Finance in İstanbul Kartal Esentepe Neighborhood. In all decisions, the Privatization Administration has been authorized to fulfill the requirements of the plans, and the decisions derive their legal bases from the relevant articles of the Zoning Law, the Law on Privatization Practices, and Statutory Decrees. These decisions will have significant impacts on the urban development, economic transformation, and social reinforcement areas of the relevant regions.
Questions You Might Have
- Are zoning plan amendments mandatory for all lands within the scope of privatization pursuant to these Presidential Decisions?
- No, zoning plan amendments are not always mandatory. However, when needed, such plan amendments may be made to make lands more attractive or to endow them with new functions during the privatization process.
- What does the rejection of objections made against zoning plan amendments mean for citizens?
- The rejection of objections means that the relevant zoning plan amendments have become final and the requests of the objectors have not been taken into account. In this case, the plans take their final form and begin to be implemented.
Key Terms
- Nazım İmar Planı
- The general plan, prepared according to the general principles of regional plans, which indicates matters such as the general usage forms of land plots, major zone types, future population densities, development directions and sizes, urban and rural settlement and development areas, distribution across sectors, transportation systems, and the solution to their problems, serving as the basis for the preparation of implementation zoning plans.
- Uygulama İmar Planı
- The detailed plan, prepared in accordance with the master zoning plan, which shows details such as construction conditions, roads, and green areas, serving as the basis for the issuance of building permits.
- Özelleştirme Kapsam ve Programı
- The state of placing state-owned enterprises or assets into a designated framework and schedule to be transferred to the private sector.
- Çevre Düzeni Planı
- The plan that determines socio-economic development goals and land use decisions at national and regional levels, guiding higher-scale plans.
- Koruma Amaçlı İmar Planı
- Special zoning plans based on the protection and use of areas that need to be preserved, such as urban, archaeological, or natural conservation sites.
- Emsal (E)
- It is the ratio of the construction area that can be built on a parcel to the parcel area. For example, FAR=0.30 means that construction can be carried out up to 30% of the parcel.
- Yençok
- It refers to the maximum number of storeys or the maximum structure height that can be built.
- Askı Süreci
- The period during which the prepared zoning plans or plan amendments are posted at the relevant administration building or website for a certain period, thereby being opened to examination and objection by citizens and relevant institutions.
- Özel Proje Alanı
- An area designated for a special function or mixed-use in line with the needs and potential of the region, requiring detailed project design.
- Ticaret - Turizm Alanı
- A type of zoning area permitted to accommodate both structures such as shops and offices where commercial activities can be conducted, and tourist accommodation facilities (hotels, pensions, etc.).
- Ticaret-Konut Alanı
- It is a zoning plan decision designating areas where both commercial activities and residential settlements coexist.
- Açık Spor Tesisi Alanı
- It is a zoning plan decision denoting areas where open-air sports activities can be conducted (e.g., football pitch, tennis court).
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REGAS Commentary
These decisions are an important part of the ongoing privatization processes and urban transformation projects throughout Turkey. Re-functionalizing valuable publicly owned lands and opening them to the private sector holds the potential to change the economic dynamics of the regions. For citizens and investors, while these plan amendments offer opportunities to create new residential, commercial, tourism, and social infrastructure areas, they also indicate that issues such as urban density, traffic, and environmental impacts must be managed carefully. The Muğla example, where protected sites are located in particular, emphasizes the delicate balance between conservation and development. The rejection of objections signals that the planned projects will be implemented with determination.