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Description
The mid-sized city of Çanakkale is defined by its dependence on surrounding natural and rural landscapes, with rural-based production playing a key role in the livelihoods of nearby communities. However, since the 2000s, urban expansion has led to significant transformations in rural spaces and their production dynamics. As the city grows toward neighboring rural settlements, including Karacaören Village, rural lands face mounting pressure to be converted into urban areas. Karacaören, situated in the northeastern part of the Çanakkale Central District, is renowned for its fertile, irrigated plains but is increasingly influenced by urbanization pressures.
The distinction between urban and rural areas in Çanakkale is becoming progressively blurred. Rural lands, once valued for their productive capacity, are now commodified, with exchange value taking precedence over use value. As Smith (2017:77) observes, rural land has become a tradeable asset, shaped by its potential for urban development, location, and natural attributes. In Karacaören, agricultural lands are now appraised less for their agricultural productivity and more for their potential conversion into urban space. This shift has spurred frequent land transactions and the adoption of practices that enable multiple ownership of large plots, prioritizing rent maximization.
This study investigates the spatial transformation of Karacaören in relation to urban planning decisions and real estate dynamics. The analysis includes changes in land values over two years and transaction data spanning a decade. Findings reveal that planning decisions and real estate market pressures have significantly reshaped Karacaören and its surroundings. Areas such as Ahmet Priştina Street and adjacent residential zones within the Esenler Neighborhood are frequently marketed under the Karacaören Village name, highlighting the urban encroachment on rural spaces. Previously rural lands in these areas have been transformed into densely built, multi-story urban developments.
Despite the persistence of some rural production practices in Karacaören, income from land transactions has become increasingly prominent. Post-2000 planning decisions have reclassified many rural parcels as zoned plots, intensifying urbanization pressures. The laying of the foundation for the 1915 Çanakkale Bridge in 2017 further accelerated land value appreciation and urban expansion toward Karacaören. This trend has extended zoning pressures beyond designated development boundaries, eroding the rural character of the area.
Real estate activity in Karacaören now predominantly involves the sale of agricultural land shares or cooperative shares. The increasing emphasis on exchange value has altered property ownership structures, with land fragmentation and shared ownership becoming common. Consequently, rural lands in Karacaören are no longer valued for their agricultural productivity but rather for their location, proximity to urban areas, and environmental attributes. These changes underscore the profound impact of urbanization on rural landscapes and land use patterns in the region. In this context, this study aims to examine the spatial transformation pressures on the Karacaören countryside in conjunction with planning decisions and real estate investments.
References
Smith, N. (2017). Eşitsiz Gelişim, Doğa Sermaye ve Mekanın Üretimi. (E. Soğancılar, Trans.) İstanbul: Sel Yayınları.
| Keywords | Rapid urbanization, spatial planning, spatial transformation, rural space, rural rent |
|---|---|
| Best Congress Paper Award | No |
