Konut kooperatiflerinde konut üretim sürecinin değerlendirilmesi

Abstract

ÖZET Ülkemizde İkinci Dünya Savaşı sonrası girilen hızlı kent leşme süreci özellikle büyük kentlerimizde giderek artan konut gereksinmesi ortaya çıkarmıştır. Dar ve orta gelirli ailelerin konut edinmelerinin sağlanmasını ve kentleşme sü recinde ortaya çıkan düşük standartlı yaşam çevrelerinin düzeltilmesini amaçlayan politikaların ve programların ge liştirilmesi zorunluluğu doğmuştur. Bu çalışmada gelişmekte olan ve gelişmiş pekçok ülkede ba şarılı örnekler veren konut kooperatifçiliğinin sağlıklı bir yaşam çevresi oluşturulmasında bir araç olarak kulla nılab ileceği görüşüyle, konut üretiminde etkin olarak kul lanımın sağlanması amaçlanmaktadır. Bu amaçla çalışma ala nı olarak belirlenen İstanbul kentinde konut kooperatifçi liği yoluyla konut üretim süreci analiz edilerek değerlen dirilmiştir. Çalışmanın son bölümünde bu süreçte ortaya çıkan sorunlara çözüm getirebilecek önlemler yer almaktadır. Çalışma aşağıdaki bölümlerden oluşmaktadır: Birinci bölüm giriş bölümüdür. Bu bölümde çalışmanın amacı ve çalışmada izlenen yol açıklanmaktadır. îkinci bölümde Türkiye'de konut sorununun boyutları, mevcut konut stokunun nitelikleri, konut gereksinimi, konut üretim biçimleri, mevcut konut politikaları ve programları anlatıl maktadır. / Üçüncü bölümde kooperatifçilik kavramı, kooperatifçilik il keleri, konut kooperatifçiliğinin kooperatifçilik içindeki yeri, üstünlükleri, çeşitleri, gelişmiş ve gelişmekte olan ülkelerdeki gelişimi anlatılmakta ve Türkiye'de konut koo peratifçiliği tarihsel süreç içinde değerlendirilmektedir. Dördüncü bölümde konut kooperatiflerinin konut üretiminde etkin olarak kullanılmasının sağlanması/ uygulamada ortaya çıkan sorunların saptanması ve bu sorunları ortadan kaldı racak önlemlerin geliştirilmesi amacıyla yapılan araştırma nın sonuçları yer almaktadır. Araştırmanın sonuçlarına yer verilmeden önce, çalışma alanı olan İstanbul kentinde konut kooperatifçiliğinin gelişimi tarihsel süreç içinde ele alınmaktadır. Beşinci bölüm sonuç ve önerileri içermektedir. Bu bölümde örgütsel yapıya, arsa ve altyapıya, planlama ve tasarıma, finansmana, yapıma ve konut ve çevresinin bakım ve işletme sine yönelik öneriler ve bu öneriler çerçevesinde gelişti rilen, konut kooperatifleri yoluyla konut üretiminde kulla nılabilecek bir model yer almaktadır.

SUMMARY EVALUATION OF THE PRODUCTION PROCESS IN HOUSING COOPERATIVES After the second world war the high rate of urbanization in Turkey has caused housing need especially in large urban settlements. It is now an urgent problem, to fill the ever increasing gap between the need and supply, to develop housing policies and programs that try to answer the needs of the low and middle income families. Housing cooperatives, which have developed very successful examples both in developed and developing countries have been started in Turkey as early as 1930' s with the `Bahçelievler, Housing Cooperative Project` in Ankara, and has passed through several stages until today. During 1980` s the share of housing cooperative within the total production of housing in Turkey had been between 6-10 %. Whereas during the period of 1980-1985 this share has increased to 21 %. Most certainly this was caused by the flow of financial support given by the Social Housing Fund which was developed by the new Law of Social Housing. In this study the present situation and role of housing cooperatives in the production of housing has been analysed and evaluated with the aim to establish and efficent use of housing cooperatives in the production of housing. The precaution to be taken in order to solve the present problems of housing cooperatives are given in the last part of the study. Istanbul, a city where housing cooperatives have not been very efficent in the production of housing was selected as the study area to analyse the present situation. The study comprises of the following chapters. Chapter I: The first chapter is an introduction where the aim and the method of the study is described. Chapter II: In the second chapter, the dimensions of the housing question, qualities of housing stock, housing need, different ways of housing production, existing housing policies and programs are stated. It is appearent that the housing stock in Turkey is inef f icent both in quality and quantity. The gap between the need and supply is filledwith the use of the squatter houses which is called Gecekondu. The public sector does not seem to have an efficent role in the production of housing. Only 10 % of the total housing production have been accomplished by housing cooperatives that are supported by credits from Governments Banks and Social Security Organizations. Chapter III: The topics analysed in the third chapter are, the concept of cooperatives, principles of cooperation, the position of housing cooperatives within cooperatives, types of housing cooperatives and development of housing cooperatives both in developing and developed countries. Further in this chapter, housing cooperatives in Turkey have been analysed in the historical context and production of housing through cooperatives is evaluated. The evaluation is summarized below:. Between the years 1950-1980 housing cooperatives in Turkey have continued their existence as small enterprises with few members.. Notwithstanding the new regulations which for quite a long time support the cooperation of housing cooperatives and local authorities, large scale housing cooperatives which are supported by local authorities are very recent enterprises.. Residents of housing cooperatives in Turkey have in general been middle and high income families.. The control of the cooperatives through the existing requlation has not been possible. There have existed, false cooperative organizations that have deceived their members.. It was also possible to confront cooperatives that aim at profit making through land speculation.. Housing cooperatives in Turkey as is frequently seen Asian countries, are the types which transfer the rights of ownership to the members as soon as the construction is completed. Within the context of this evaluation we can conclude that housing cooperatives in Turkey have from time to time failed and have moved away both from the principles of housing policy and the philosophy of cooperatives. Chapter IV: The results of the survey which aimed at the efficent use of housing cooperatives in housing production, at putting forth the problems faced during implementation and precautions to be taken to prevent these problems are xgiven in the forth chapter. Prior to the results of survey, the development of housing cooperatives in the study area, the city of Istanbul, has been analysed within the historical context. Within the study area, the city of Istanbul the share of housing cooperatives within the total production of housing is lower than that seen in the country in general whereas in Ankara, one out of four housing permit given by the municipality belonqs to Kent-Koop which is a union of Housing Cooperatives. Housing cooperatives in Istanbul, are enterprises with 50-500 members and are located on the east-west axis, close to the centers of the newly developing districts. An enquiry was carried out in 14 housing cooperatives as part of the survey and the following topics were investigated.. Determining those that undergo the different phases of housing production process.. Time interwal between the establishment of the cooperative and the completion of the houses,. Priorities in site selection,. Existing house types and densities,. Existing facilities,. Share of land cost within the total cost,. Problems faced during implementation. The different phases of housing production process have been assumed to be as the following;. Decision made to build a house,. Provision of land,. Preparation of site plan,. Approval of the plan,. Preparation of house project,. Provision of infrastructure,. Financial supply,. Construction,. Management and maintenance of the houses and the site. A general evaluation of the outcomes of the survey lead to the following results.. Housing cooperatives under investigation are established according to basicly two types. The first type is the cooperatives established by employees; having similar occupations or working in the same workplace. In this type, the cooperative democratically elects the director, work in an amateur fashion and disperse when the work is xiaccomplished. The second type, on the other hand, is an organization which collects its members through various marketing procedures, and organizes more than one cooperative.. Cooperatives receive limited support. Some have received help from local authorities when constructing the infrastructure and some from trade unions during the acquiring of land.. In very few housing cooperatives, home-workplace relationship has been considered as a factor in site selection.. Social structure has not been analysed when designing the house and its environment and physical standarts have not been considered.. In general, cooperatives are faced with problems during the aquiring of site and its preparation for construction.. Users belong to lower-middle and middle-high income groups. Housing coperatives are not a means to house the newly migrating groups who have just arrived at the cities. With the help of the information gathered through the investigation, a model has been developed to show the existing organization of production of housing through housing cooperative in Istanbul. Chapter V: This chapter consists of the conclusion and proposals which can be summarized as the following /. Proposals for the organizational structure: So far as cooperatives do not abide by the principles of cooperation they stay short of their purposes. During acquisition phase of land and getting it ready for construction the existence of a non-profit seeking organization is necessary. This could be a regional organization establish by the local authorities.. Proposals for site and infrastructure: Through the cooperation of local authorities and regional unions, housing cooperatives can be used as tools to control and direct urban growth-policies for industrial location and housing could be integrated to have a better integration -. of house and workplace.. Proposals for the planning and design phase: Housing cooperatives are the best means to produce planning and design decision based on the social structure of the users.. Proposals for financing: Necessary steps must be taken to ensure that housing credits are used by the most needy and desperate of the community. xii. Proposals for the construction phase: The maximum use of the existing resources must be made by minimising the cost and profit.. Proposals for maintenance and management: Houses and their environment must be managed and maintained collectively. In the conclusion, a model has been proposed for the production of housing by cooperatives which the context of the proposals stated above. (See figure 1) Ml NISTRY CONNECTED WITH HOUSING COOPERATIVE T^T NATIONAL HOUSING COOPERATIVE UNION _a_ REGIONAL HOUSING COOPERATIVE UNION n COOPERATIVE ORGANIZATION TRADE UNIONS MEMBERS NON-PROFIT ORGANIZATION RELATED TO DESIGN AND CONSTRUCTION ORGANIZATION OF THE MEM. BERS FINAN CIAL SOURCES OECISION MAOE TO BUILD A HOUSE PROVISION OF LAND PREPARATION OF SITE PLAN APPROVAL OF THE PLAN PREPARATDN OF HOUSE PROJECT PROVISION OF INFRASTRUC TURE FINANCIAL SUPPLY CONSTRUCTION MAINTENANCE OF THE HOUSES AND THE SITE L._. LOCAL AUT0R1TIES I I I SOCIAL SECURITY ORGANIZATION AND SOCIAL HOUSING FUND.Function to be carried out by the related units...Function to be partly carried out by the related units..Control relations. Figure 1. Proposed Organization Model for Actors Taking Part in the Production of Housing Through Cooperatives. xiii