Date

1975

Author

Balamir, Murat

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Fragmentation of ownership rights in space, ordinarily cause a multitude of problems in the market system. It often results in a general inconsistency and retardation of development, and hinders the realisation of higher rents that would have been accrued if the pattern of fragmentation was different. As such, it discloses major obstacles for urban planning, Apart from its incidence in urban land, Turkish urbanization seems to experience another form of ownership fragmentation"; 'Independently usable parts' of buildings, such as apartments in blocks of flats, are observed in the market to evolve as units on which distinct freehold rights can be constituted. Concurrent with the ever existing high demand in residential use, three sources can be identified in the emergence of this pattern:- 1. Constraints in the supply of urban sites. 2. Scarcity of capital resources sufficiently large to undertake independent construction work under prohibitively inflated land values. 3. Lack of administrative intervention in the market. These dictate the convergence of individuals' investments in the procurement of the highest and 'best' use on a limited number of urban sites. Developers in the market almost always receive the full financial commitment of users much before the construction activity is completed. Individuals' participation in turn, results in the pre-determined allocation of ownership rights(i.e. of the independently usable parts in a building) among them. Ownership in land and common floor space on the other hand, is assessed pro rata with the then current market values of their respective properties in the building. Ownership fragmentation in buildings , a self-generated process in the market, accelerated the development and redevelopment activities in the Turkish cities, and hence the rate of urbanisation. Rehabilitation or renewal decisions in buildings, are essential however, in a market, for more than one reason. The most obvious reason for renewal is physical or structural obsolescence. The use and constructional attributes of buildings under ownership fragmentation are such that they impose a shorter span of effective usage. A second source of obsolescence is to be observed in the change of use of buildings. These changes occur more often in central areas where there is a high ratio of fragmented buildings. Furthermore, such functional obsolescence is more likely to settle in fragmented buildings than buildings under normal ownership; the latter being free to assimilate changes. Changes in market conditions often result in shifts in the 'best' use of an urban site, demanding comprehensive alterations in buildings, and causing economic obsolescence. This is enhanced in an environment of rapid growth, high demands, and new investments in substructure. Fragmented buildings not only will remain insensitive to such shifts, but because many of the' factors that enhance economic obsolescence primarily occur where they are, they will also be liable earlier to such obsolescence than buildings under normal ownership. Although it was the unintervened market that initiated ownership fragmentation, the market system is highly unlikely to resolve any of its consequences.

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http://jfa.arch.metu.edu.tr/archive/0258-5316/1975/cilt01/sayi_2/295-318.pdf
https://hdl.handle.net/11511/51339

Collections

Department of Architecture, Article