Reflections of Urban Transformation on Horizontal City Landscape and Household: Adana Çukurova District Municipality Houses

In Turkey, urban planning works are staying on the 
agenda with the decisions made at the central level. Because these urban works 
reached their purpose in some of our cities, whereas these urban works became a 
big problem of our society. Urban transformation works covering population and 
settlement problems of human geography will be examined as urban geography and 
population problems and recommendations for solution will be made. Within the 
scope of this study, spatial and social changes on the city made by houses that 
are going to build over the Adana Çukurova District Municipality Houses and 
single-detached houses will be discussed and results obtained through 
interviews will be interpreted with a geographic point of view. Allocation of 
apartments according to plot size and the property owners will be indebted are 
the greatest concerns of property owners. The problems that will arise from the 
big identity change caused by vertical growth with the 
construction in the Municipality Houses will be analyzed and the expectations and 
concerns of people living in Municipality Houses will be determined.


Introduction
Although a certain distance has been taken in the housing production practices planned to eliminate the housing deficit caused by rural to urban migration and rapid population growth, mass housing production realized by both the public and private sectors has remained inadequate quantitatively and qualitatively (Özsoy, 2012: p. 42). Therefore, it has become inevitable to produce a drastic solution by the government. For this purpose, the Mass Housing Fund was initiated in our country in 1984 with the Mass Housing Law numbered 2985. For effective use of the Fund, a Mass Housing and State Partnership Administration was established. In 1990, the Administration was divided into two separate institutions, namely the Masses Housing Administration (TOKİ) and the State Partnership Administration. TOKI has started a housing mobilization through mass housing production especially after 2000 and has completed 500 thousand houses until 2011. However, considering the fact that TOKI meets only 10% -15% of the housing needs of our country, it is clear how serious the housing deficit is (Koca & Karadeniz, 2014). Today, in cities where TOKI housing is insufficient, housing deficit is being tried to be solved by introducing urban transformation practices. Urban transformation is the reorganization of unhealthy structured housing which is vulnerable to disasters and urban risks, which have inadequate and unqualified infrastructure and which were built in legal or illegal zoning places in accordance with the new zoning plan data. Procedures such as legally determining the implementation tools, how to implement the zoning plan prepared and the registration of these to the title deeds also constitute the urban transformation process (Akıncı, 2007: p. 44;Aydınlı & Kaya, 2013). The success of the plan in urban transformation requires good city planning.
There are no mechanisms for the participation of all segments of society in the process of planning, implementation and structuring. For the first time, projects where local rights holders are involved in decision-making have been encountered (Göksu, 2003: p. 273). On the other hand, there were situations where local participation was almost completely ignored, expropriation processes enabled the acquisition of property by third parties and the owners were taken out of the picture with concepts such as "urgent expropriation". In addition to the examples where the owners stayed in the same area, there were also times where owners were moved to other areas. In particular, a different understanding has come to being by the effective involvement of Mass Housing Administration implementation in the urban transformation process with the powers granted by the Mass Housing Law numbered 5162 dated 05.05.2004 and the Law on General Staff and Procedures (Sırma & Çaçtas Ceylan, 2009). In general, a settlement in accordance with the urban rights perspective should be basically "habitable", "right" and "sustainable". The means to achieve these purposive principles are civil engagement, enablement and multi-actor governance (Haziran, 1996: pp. 81-88;Tekeli, 2001: pp. 160-164). The deterioration of environmental qualities, demolition and destruction of the city, unqualified designs that do not take into account the needs, culture and expectations of the inhabitants, etc., impact the habitability of the settlement (Arslan, 2014). Habitability in cities means an indispensable livable environment for the city people. Developed countries established this environment after the industrial revolution and continue to live in Today, world countries are realizing housing construction in their countries by using different approaches in urban planning. Traditionally, tools such as direct government interventions using regulatory, zoning, development control, procurement and procurement programs of select area and development rights have been the dominant view in planning practice (Wang et al., 2010;Rydin, 1993;Heimlich & Anderson, 2001). However, the effectiveness of these tools has remained a critical concern amongst planners and economists. Main criticisms claim relatively low efficiency and effectiveness, unfair results and significant transaction costs (Fischel, 2000;Rydin, 1998;Pogodzinski & Sass, 1990;Mills, 1989;Nelson, 1977;Shahab et al., 2019 were also given the right to construct in the urban transformation areas. However, since the property owners were given apartments based on the size of their plots, the property owners and the contractors began to experience problems. In Although the interest in the subject of urban transformation issues has been going on in Turkey, fears and concerns of the population in the settlements located within the urban transformation project continues. Within the scope of the urban transformation project in Sarıgöl Neighborhood, low-rise houses with yards were demolished and 16-storey giant blocks were built. It is clear that the move of a large number of foreigners to these blocks will radically change neighborhood relationships in the neighborhood. The distinctive gypsy identity of the ŞenNeighborhood will be replaced by a cosmopolitan urban identity. Urban Transformation Project will be transformed into a process of displacement and old problems will be revived in the nearest neighborhoods (Hardal, 2014;Kılıç & Hardal, 2015) because forcing the people who owned houses under really difficult financial situations to integrate into an apartment life or to force them to move to a totally new place and form a new neighborhood will not solve the problems but will only postpone them. For example, similar problems have been seen in Belediye Evleri (Municipality Houses) urban transformation project in Adana's Çukurova district. These problems are waiting to be solved. Therefore, it is necessary to examine the problems and expectations of the population in the neighborhood with a geographical approach.

Purpose and Method
The aim of this study is to examine the concerns and expectations of the people living in the Belediye Evleri neighborhood, where Çukurova Central District Municipality wants to establish new settlements through urban transformation of the worn settlements, with an urban geography perspective. Another purpose of the study is to determine whether horizontal urban fabric or vertical urban fabric is suitable for habitation by conducting interviews and administering surveys to the people living in the neighborhood. Learning from the neighborhood residents whether or not the municipality informed them about the urban transformation is another purpose of the study. The study also aims to reveal whether or not residents support urban transformation. The biggest concerns of the property owners are that they will give apartments based on the plot size and that they need to get loans. The study will analyze the problems that will rise

Çukurova Belediye Evleri Neighborhood and Urban Transformation Project
In Çukurova District's Belediye Evleri, there are two-, three-and four-storey buildings, which are suitable for lower income people, produced by the coopera-     to this day and expecting to benefit from municipal services but they have been hearing about urban transformation for the last three years. Belediye Evleri residents were waiting for the completion of the landscaping and the lack of infrastructure in their neighborhood. In fact, they do not look at the subject of urban transformation positively. As we mentioned earlier, the Belediye Evleri Neigh- The road and street system of these detached houses has not been landscaped by the municipality and they are intended to be demolished together with the Photo 3. Present day four storey buildings in Belediye Evleri neighborhood.
Photo 4. Detached houses in the Belediye Evleri neighborhood and the apartment blocks around them. In the interviews, these people stated that they would prefer to live in detached houses instead of apartments. The detached houses in this section of the Belediye Evleri Neighborhood is different than the other urban transformation areas of Turkey because the houses are zoned and their architectural drawings were completed years ago. The plans of these buildings were made according to approved projects, necessary materials were used in the construction of the buildings. Furthermore, these houses were built under supervision to be earthquake-resistant houses.

Attraction Center Belediye Evleri Neighborhood
Municipal Houses were located outside the city when the houses of the neighborhood were delivered to their current owners between 1988-1989. Public buses were only working here at certain times. This place has become a center of attraction with the filling of houses in time and especially with the apartments. While Çukurova was previously located within the boundaries of Adana's Seyhan Central District, it was gradually separated and became its own central district. With this separation, Belediye Evleri Neighborhood became part of the Çukurova Central District (Figure 3).
It is not possible to find areas with detached houses and low-rise buildings within the borders of Çukurova Municipality. New buildings, previously opened for reconstruction for duplex buildings, were demolished and a building complex area was created for the construction of a 20-storey apartment building.
Although this field consists of the most fertile alluvial soil of the land in Turkey, it became the city's center of attraction, and its value is increasing. Even though the houses in the Belediye Evleri Neighborhood are referred to as worn out and  In addition to lack of social equipment and earthquake risk, this area has worn buildings and social texture. Therefore, an urban transformation not only about new buildings but also about better infrastructure, social and urban equipment had come to the agenda. Existing problems should be taken into consideration and suggestions and solutions should also be given (http://yenibelediyeevleri.com/). The project planned for Belediye Evleri is implemented by Çukurova Municipality. The law allowing this transformation to happen was published in the Official Gazette dated 18.05.2013 and numbered 28,651. The law on the urban transformation of Belediye Evleri neighborhood, "The Law on the Transformation of Disaster Risk Areas numbered 6306", was announced by the Council of Ministers' decree numbered 2013/4636 and dated 22.04.2013. In the project site, Urban Transformation Liaison Office was opened in December 2013 and still provides service. The urban transformation software has been established by Çukurova Municipality in order to carry out the reconciliation process with the right holders and the right holders 2 information and documents were digita- lized. In addition, the website http://www.yenibelediyeevleri.com/ was activated, and citizens were provided with information. Based on the property records, the owners of 2.213 parcels were checked according to the proofs of ownership, transferred to practices, associated with real estate, right holders were informed, and household and trade surveys were conducted. In the area, 2833 buildings and 7294 independent flats' real estate assessments were made and street fair prices were determined to determine the goodwill groups in the lot stage. These were approved

Analysis and Evaluation of Urban Transformation Surveys
The following data was obtained when the surveys on the urban transformation  (Tables 1-9).
According to       Table 8. When planning and constructing the houses of the people, new flats will be given considering everyone's land and apartment size.
Instead of the Belediye Evleri houses I live, new flats will be given considering everyone's land and apartment size during urban transformation.  Table 9. During the urban transformation of Belediye Evleri mass houses and detached houses, the participation of property owners will be ensured, and their views will be asked.
The participation of property owners will be ensured, and their views will be asked Belediye Evleri  When the residents living in the Belediye Evleri's mass houses were asked the question "When planning and constructing the houses of the people, new flats will be given considering everyone's land and apartment size" 37% of them marked strongly disagree, 22% of them marked disagree, 19% marked unsure.
54% of the people living in detached houses marked strongly disagree, 22% marked, 18% marked unsure. As it is understood from the surveys, residents living in both of the sections have great hesitation about getting an apartment in the size of their own land and apartment.
When the residents living in the Belediye Evleri's mass houses were asked the question "During the urban transformation of Belediye Evleri mass houses and detached houses, the participation of property owners will be ensured, and their views will be asked", 35% of them marked strongly disagree, 17% marked disagree, 30% marked unsure and 15% marked agree. On average, 52% of the respondents were non-respondents, while 30% were non-respondents. 43% of the residents of detached houses marked strongly disagree, 25% marked disagree and 22% marked unsure. Those who do not participate come to the forefront with a total percentage of 68%. Those living in both houses who answered this question in the survey generally think that their opinions will not be asked during the drawing phase of the plan.

Result and Recommendations
Although when the urban transformation studies in the world are analyzed, there are many reasons necessitating the transformation, the main reason that necessitates urban transformation in our country is the necessity of especially transforming the slums that were illegally built on public lands. It is a necessity to turn these slums that are inside the city limits but do not have the necessary infrastructure into habitable and sustainable places. In our country, the way in which these projects will be followed in the implementation process is an important problem. Especially in urban areas such as Istanbul where slums turned into new habitable places with urban transformation, urban transformation has been a fearful dream of the low-income population. Although in some places urban transformation projects in Turkey were implemented successfully in urban areas, in some areas they did not reach their purpose. In fact, they turned into places for some people to get unearned income.
Our study was focused on Çukurova District's Belediye Evleri neighborhood's urban transformation project, which has been implemented by the Ministry of Environment and Urbanization and the municipality. The study employed a survey to get the views and expectations of the residents. The analysis results of these surveys reveal the concerns mentioned before. Especially the fact that the Belediye Evleri has been established in the most attractive area of Adana today and that the rents of the houses in the surrounding building complexes and apartments are very expensive cause low-income people living here to worry.
Our survey confirms these concerns since this is not a place where slums were built on public lands or where slums were built unplanned. Completed all its feasibility reports by the Adana Metropolitan Municipality in 1988-1989, Belediye Evleri was built legally by the municipality and sold to its current residents as zoned lands. The public housing flats are quite small, and the residents were able to buy them according to their income level because their socio-economic status was not good. However, since the residents could not make the maintenance and repair of the buildings until they paid for these houses, the buildings were worn and had a very bad appearance. With newly built building complexes and apartments around them, these houses show a bad appearance, particularly amongst these new buildings. However, the houses are still habitable and sustainable. It has a crowded population and daily life is alive. Just repairing the buildings and making them healthier will be enough. The viability and sustainability of the neighborhood continues in daily life. According to the survey answers of the people living in Belediye Evleri mass housing and single-detached houses, the income level of the residents was below the Turkey average. It was revealed that they would not pay any money while buying their houses in Urban Transformation. They expressed this in interviews. It is seen that the ratio of people working in general fields is high and the ratio of those working in jobs that require expertise and technical knowledge is low in the Belediye Evleri. The common point of the residents living in both types of T. Öcal houses is that the neighborhood is economically feasible and that they know each other from the same environment. It is evident from the surveys that the residents of both types of houses in the Belediye Evleri Neighborhood report that their houses are earthquake resistant. As it is understood from the interviews and surveys, the residents expressed great concern that they will receive an apartment based on the size of their plots and apartments. The residents were asked about the municipality allowing them to participate to the urban transformation process. 68% believed that their participation will not be ensured. The residents of both housings believe that their views will not be taken during the drawing phase of the Project. Today, plans have been made, plot sizes and how many floors and widths of houses were drawn and determined. It is stated in the interviews by the participants and the municipality that the width of the flats is classified by the municipality in addition to the state intervention. The surveys conducted and the choices given to the property owners are parallel. In developed countries, opinions of experts such as lawyers, economists and architects are asked when making plans. This was not done here and also the property owners' opinions were not taken. The municipality itself determined the size of the land, floor and apartment at the drawing stage of the plan and passed the plan to the Ministry of Environment and Urbanization and received the approval for the construction of the project.
All of the Belediye Evleri in the Belediye Evleri Neighborhood were built as zoned, approved, earthquake resistant, and then delivered to their owners. The width and size of the detached houses in the Belediye Evleri Neighborhood were approved by the Adana Metropolitan Municipality, and they were allowed to be built and were large enough for the family size of the landlord. However, these detached houses start from the back of Çukurova Municipality and are located between the new building blocks and apartments. As it is said by the Çukurova Municipality and the neighborhood representative, these detached houses within the building blocks spoil the appearance of the district. However, since Çukurova Municipality wants to take this place also under urban transformation, it does not provide much infrastructure services here. Therefore, the residents expressed their concern that they did not know what to do in the interviews.
Since Belediye Evleri Neighborhood is in the preparation stage of urban transformation, the urban transformation should be supported by taking into consideration the concerns and fears of the residents. However, it should not be forgotten that the income of neighborhood residents should be taken into consideration while this urban transformation is being carried out because the urban transformation plan prepared by the municipality will increase the rent in the neighborhood and this will increase the cost of living in the neighborhood and will not accommodate the minimum wage and retired income groups within the neighborhood. Therefore, Çukurova Municipality, which will implement the Belediye Evleri Urban Transformation Project, is required to continue this project, taking into account the expectations and fears of the residents, away from unearned project, the acting of the municipality with the representatives of the residents of the neighborhood will increase the chances of the success of the project and the contribution of the neighborhood to the urban transformation. Moreover, it should be taken into consideration that no additional money should be demanded from the residents who live at 60 m 2 in the housing units of the Belediye Evleri mass houses, and that the houses should be for socio-economic structure.
Otherwise, these people whose socio-economic status is below the average will not be able to live here and will rebuild the places with low socio-economic structure elsewhere.

Conflicts of Interest
The author declares no conflicts of interest regarding the publication of this paper.