EVALUATION OF ENVIRONMENTAL IMPACTS OF SECONDARY HOUSING (İKİNCİL KONUTLARIN ÇEVRESEL ETKİLERİNİN DEĞERLENDİRİLMESİ)
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DOI : 10.31576/smryj.1199
Year-Number: 2021-54
Language : null
Konu :
Abstract
After the Industrial Revolution, rapid of urbanization, the increase in economic opportunities and leisure time, and the spread of transportation opportunities have led to the development of secondary housing. People who want to get away from the noise and crowds caused by the cities have started to travel outside the city to regions where the sea, clean air and natural resources are located, especially in the hot months. As the number of people going on these temporary trips increased, the number of secondary housing also increased. The economic, social, cultural and environmental effects of secondary houses, which were not considered important in the period of the first developments, started to be noticed over time and the number of studies on this subject gradually increased. This study is a review article focused on the environmental effects of secondary housing, especially on the coastline.
Endüstri Devrimi sonrası kentleşmenin hız kazanması, ekonomik olanakların ve boş zamanın artması, ulaşım imkanlarının yaygınlaşması ikincil konutların gelişmesine sebep olmuştur. Şehirlerin sebep olduğu gürültü ve insan kalabalığından uzaklaşmak isteyen insanlar şehir dışında deniz, temiz hava ve doğal kaynakların bulunduğu bölgelere özellikle sıcak aylarda tatil yapmak amacıyla seyahat etmeye başlamıştır. Bu geçici seyahatlere çıkan insan sayısı arttıkça ikincil konutların sayısı da giderek artmıştır. İlk gelişimlerin yaşandığı dönemde önemli görülmeyen ikincil konutların ekonomik, sosyal, kültürel ve çevresel etkileri zaman geçtikçe fark edilmeye başlanmış ve bu konudaki çalışmaların da sayısı giderek artmıştır. Bu çalışma ikincil konutların özellikle kıyı şeridindeki çevresel boyuttaki etkileri üzerine yoğunlaşmış bir derlemedir.
Keywords
Abstract
After the Industrial Revolution, rapid of urbanization, the increase in economic opportunities and leisure time, and the spread of transportation opportunities have led to the development of secondary housing. People who want to get away from the noise and crowds caused by the cities have started to travel outside the city to regions where the sea, clean air and natural resources are located, especially in the hot months. As the number of people going on these temporary trips increased, the number of secondary housing also increased. The economic, social, cultural and environmental effects of secondary houses, which were not considered important in the period of the first developments, started to be noticed over time and the number of studies on this subject gradually increased. This study is a review article focused on the environmental effects of secondary housing, especially on the coastline.
Keywords
- In the literature, terms such as recreational homes, vacation homes, summer homes, cottages and weekendhomes refer to the concept of secondary housing (Hall and Müller, 2004) but cannot fully express it. What ismeant by the term secondary in the concept of secondary house is not the order of the house owned by the person, but the purpose assumed in use (Arkon, 1989).
- Secondary housing has emerged as a result of factors such as the increase in economic opportunities, thedevelopment of transportation, increased leisure time and fashion, which is a factor in this regard, in parallelwith the industrialization and urbanization movements (Özgüç, 1977). Although the development ofsecondary houses gained momentum after the Industrial Revolution, the studies date back to earlier times.Studies in this context date back to the 1930s, when the number of secondary dwellings on the outskirts ofgrowing urban areas increased and analyzed in Early Scandinavian studies (Ljungdahl, 1938; Sund, 1948;Müller and Hoogendoorn, 2013). As the economic, social and environmental effects of secondary housesincreased, academic studies increased and more comprehensive definitions were made (Keleş, 1980; Çubuk1981; Özkan, 1982; Arkon, 1989; Kutlu, 1999; Gündüz, 2003; Ovalı, 2006; Bakırcı 2007; Manisa, 2007; Manisa and Görgülü, 2008; Gökdeniz et al., 2009; Uçar, 2009).
- Keleş (1980) defines secondary houses as housing units that are used for a person's rest or short-term tripsapart from his/her permanent home; Çubuk (1981) defined secondary housing as a private real estateinvestment that is used during vacation times to use the opportunity to rest and is located outside of urbanliving conditions. In another definition, secondary residences are defined as fixed properties, which are builtin regions with high physical attractiveness, used for recreational purposes at certain times of the year bypurchasing or renting, provided that they reside and work in another place, and show the characteristics of a real estate investment (Manisa ve Görgülü 2008).
- The concept of secondary housing is defined in the Encyclopedia of Tourism as housing used forentertainment purposes only. In another definition, secondary residences are living spaces formed in areaswith natural, historical and cultural riches in order to allow people to spend their spare time or to live comfortably and peacefully during retirement (Uçar, 2009).
- It is known that secondary houses have been used since ancient times, but there have been some changesregarding the purpose and characteristics of use. In this context, one of the first examples of second houseswas built in BC. They are resting houses built by the ancient Babylonian ruler Shulgi for the nobles to paytaxes (Ongan, 1988). BC Mesopotamian rulers and nobles had reserved green areas where they would set uptents on the mountain slopes and flood plains to escape the heat of summer and rest at the same time (Kısa,1998). In Egyptian and Roman times, the emperor and high-ranking rulers migrated to their summer palacesin cool towns during the hot seasons of the year. For example, Naples was the summer resort of Rome (Alkan, 2014).
- In Turkish societies, the distinction between summer and winter housing dates back to ancient times.Summer palaces built during the Principalities and Ottoman periods are shown as examples of secondaryresidences (Kısa, 1998). It is also known that vineyard and highland houses were used as summer houses inAnatolia. Especially in the summer months, the villagers' livestock activities and the city-dwellers' tradition of going to the highlands to relax and get away from the crowd has been going on since ancient times.
- In France and England, summer houses started to be built by rich and noble families in the 18th and 19thcenturies, and thus, summer house circles began to appear around big cities in many countries (Özgüç,1977). Especially in London, Paris etc. big cities are surrounded by second houses used in the summer months (Öztoprak 1995).
- The development of secondary housing differs from country to country and is linked to urban structuring andliving differences. For example, in countries where multi-storey apartment type residences are the majority,holiday homes are more numerous (Kısa, 1998). In Scandinavian countries such as Sweden, Denmark andNorway, secondary home ownership is a habit (Demarkuz 1993); In England, families living in suburbanhouses with gardens do not need secondary home ownership (Manisa 2007); It is seen that holiday homes are handled independently from tourism in America, England and other countries (Kutlu 1999).
- Until the 1950s, when the migration to Istanbul had not yet begun in Turkey, the building density in thesummer resort settlements remained the same (Salah, 2013). The timeshare and timeshare holiday systemimplemented in the French Alps in the 1960s has become one of the fastest growing applications in thetourism sector (Selvi, 2003). In Turkey, the number of secondary residences has increased rapidly, especiallyon the Marmara, Aegean and Mediterranean coasts. The most important reason for this is that increasingurbanization and population growth with industrialization increase the desire of people to move away from the city, to be alone with nature and to rest.
- In the same years, learning that the sea has a healing effect and the significant development of tourismcaused people to prefer coastal areas rather than plateaus and vineyards. This situation stopped thedevelopment of secondary houses in the interior and directed them to the coasts. The first examples of this period are the mansions in the Bosphorus (Taner, 1982).
- In the 1960s, with the zoning legislation in Istanbul, the large gardens of the Ottoman mansions on theAnatolian side and the Marmara coast were divided into parcels and 5-10-floor apartments were built in thegarden belonging to a single mansion. With the enactment of the condominium law in the same period, eachflat owner in the apartment was given the right to own a share in the land on which the building was built(Keyder, 2001). After this law, the build-and-sat period started (Çoban, 2012) and paved the way for the increase in the number of secondary houses on the coasts and the start of concreting.
- By the 1980s, it was seen that coastal tourism was encouraged, important tourism investments such as hotelsand holiday villages were made on the coastlines, and it became fashionable to have secondary residencesused individually on the coasts. In these years, secondary houses have become indispensable for thecoastline, and the people of the region have moved away from classical economic activities and started toearn income from secondary houses. Secondary housing has become an important source of socio-economic development for coastal areas.
- In the 1990s, the demand for secondary housing and the production of housing decreased due to reasons suchas the shrinkage in the construction sector, the increase in touristic facilities throughout the country, the cheapening of vacations, the 1999 earthquake and the 2001 crisis. (Manisa, 2007).
- As a result of the changing economic policies and planning studies in Turkey as of 1990, the coasts havebeen filled with second homes in dimensions that will create an economic and ecological threat and idlecapacity. The increase in second home production continued with an increasing momentum between the years 1990-2000 (Manisa and Gül 2009).
- Since 2003, as a result of national and international policies, the construction sector and secondary housingproductions have started to grow again. Reasons such as the decrease in housing loan interest rates, theenactment of the law enabling Europeans to own property in Turkey, and the decrease in inflation triggeredthis process in Turkey. While Europeans, who have the right to own property in Turkey, preferred Spain to buy holiday homes, they turned to Turkey, where housing prices are more affordable (Manisa, 2007).
- The economic, social and environmental effects of secondary houses are seen in the regions where they arelocated, so it is of great importance in terms of sustainable use of the natural environment. There are manysecondary housing settlements in Turkey, mostly along the coastline and in its immediate vicinity. Thesehouses are in different plan types, single houses (single-storey house, duplex, triplex) or apartments thatcontain many social activities in the form of apartments. Today, secondary houses have made great progressin terms of quality and quantity (Cengizoğlu and Özyılmaz, 2016). These developments have brought alongnegative effects as well as positive effects such as increase in domestic tourism activities, increase inemployment, new infrastructure and superstructure investments, tax revenue generation in regions where secondary residences are concentrated.
- Mathieson and Wall (1982) highlight 3 issues related to second home tourism. These are the disappearanceof vegetation, the release of human waste and the damage to natural life due to aesthetics. There are alsoexcessive resource use of secondary houses, direct pressures from new developments and buildingtransformation, and indirect pressures from new developments (Bakırcı, 2007). Second homes, especiallydeveloped in coastal areas, have shown a significant and significant increase in the Mediterranean andAegean coasts in Turkey since 1989. In addition, the number of second homes has increased considerably inthe vicinity of cities such as Istanbul, Bursa, Kocaeli and Sakarya where the population has accumulatedsignificantly, and in low areas on the coast of the Marmara Sea such as Erdek, Yalova, Kadıköy, Florya, Bayramoğlu, Kumburgaz, Tekirdağ, Gemlik and Silivri.
- Ignoring that the ecological balance may be disturbed and directing the second houses to the shores in thename of the desire to be in touch with nature, causes the consumption of the features that attract people there,and as a result, the discourses such as unplanned urbanization and concretization in big cities, which force/exceed the limits of carrying capacity, enter the agenda of coastal cities. (Kiliçaslan, 2006).
- According to the numerical data prepared by the General Directorate of Population and Citizenship Affairs,as of 2008, there are 546 thousand 454 summer-seasonal residences in Turkey. By regions, the building mostused as summer-seasonal residence is located in the Black Sea region. While there are 169 thousand 282summer-seasonal residences in the Black Sea region, this region is followed by Marmara 110 thousand 495,Aegean 87 thousand 106, Mediterranean 79 thousand 480, Central Anatolia 71 thousand 708, EasternAnatolia 22 thousand 643 and Southeastern Anatolia with 5 thousand 740 residences ( Milliyet Newspaper)
- ✓ Since second homes in particular consume more land than other recreational and touristic institutions,they have a negative impact on the coastal areas and the carrying capacity of the land, causing the conservation-utilization balance to result against nature (Kılıçaslan, 2006).
- ✓ Since the main purpose of seaside secondary residences is to benefit from the sea, these residences form asettlement along the sea shores. Especially the secondary houses, which were built before the CoastalLaw was enacted and built very close to the coast, are easily worn out by the effects of the sea and thewind. In the regions where there are secondary houses extending parallel to the shore, it is seen that theroads also extend parallel to the shore. In this case, the connection between the sea and the buildings isbroken, the existing beaches are destroyed, and the visual quality of the beaches is reduced (Kılıçarslan, 2006).
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