The relati̇onshi̇p between the regulati̇on on land and plot arrangement and zoni̇ng plans: Bucak (Burdur) case study

This thesis examines the theoretical and practical relationship between zoning plans and land readjustment practices within the framework of the Zoning Law No. 3194 and the Regulation on Land and Plot Arrangement (RLPA). The main objective of the study is to analyze the role and impact of the regulation in planning processes and to develop solution-oriented recommendations for the technical, legal, and administrative problems encountered during its implementation. The research methodology combines a literature review with empirical case analyses. In the literature review, national and international studies on zoning law, land readjustment, and planning theory were evaluated. In the empirical part, Burdur province, Bucak district was selected as the case study area. Archival data from the Directorate of Zoning and Urban Planning of Bucak Municipality, particularly the 2016 revision zoning plans and subsequent regulatory amendments, were examined. In addition, expert interviews were conducted to evaluate the reflections of changes in the Regulation, including the modification of the Land Readjustment Partnership Share (DOP) ratios, property ownership issues, and plan revisions. The findings indicate that the RLPA has increasingly become a decisive instrument in zoning plan implementation. However, the incompatibilities between regulatory frameworks and planning objectives generate significant challenges for both local governments and property owners. Particularly, the changes in DOP ratios and the incomplete realization of the principle of equivalence in practice have led to debates concerning justice, sustainability, and efficiency in urban development. In conclusion, the study highlights the necessity of addressing the interaction between zoning plans and land readjustment through a more holistic approach. It is argued that aligning regulatory provisions with planning principles will contribute to more equitable, applicable, and sustainable outcomes in the urbanization process.