Development Plan

A development plan which had already been approved by the public authorities is to be followed as the most determinant one at this point. According to this development plan, the Site is designated to a special project area of which planning and design considerations are defined just peculiar to the Site.

According to the Development Plan Notes the site is defined based on two uses; theme park and other facilities. These uses are only distributed within m² calculations, not spatially. In the plan notes Floor Area Ratio (FAR) for the site is defined as 0.3, but Theme Park construction areas are not included in FAR. Theme park and its uses may cover 150.000 m² whereas other uses may be spread to 450.000 m² construction areas aboveground. In addition, ½ of their construction areas that may come up because of the slope may be used for commercial purposes. Underground construction areas should only be used in the areas that they are defined for; 75.000 m² underground construction area for theme park and 225.000 m² underground construction area for other uses. Entrance levels of the buildings are to be assigned with reference to the inner roads at site.

Besides in the plan notes there is no restriction for the height of buildings.

Development Plan Notes for the Site

given for information
In the existing Development Plan the Project area is defined as “Special Project Area” and 6th plan note is about this site. Here:

• Floor Area Ratio (FAR) for the site is 0.3.
• The allocation of the activities in between the theme park and others should be according to a preliminary project
• Commercial uses in the underground that will come up because of the slope cannot exceed 50% of the construction area and these areas may be settled in and are not included in the construction area.
• The construction areas for recreational uses in the Theme Park are excluded in TAKS (total construction area ratio) and KAKS (closed construction area ratio) calculations.
• Aboveground construction area for the activities listed in Theme Park should be maximum 10% of total construction area.
• Activities listed in Theme Park are commercial units such as restaurants, cafés, kiosks; cultural facilities such as shopping and fair and exhibition centers, showrooms, cinema, theatre, amusement park, zoo, museum, exhibition saloons; gyms such as swimming pool, ice skate field, shooting gallery, squash; and other functions such as entertainments with water, aquatics, hobby gardens and any supportive activities, either by areas or structures.
• Apart from Theme Park, other activities such as housing, hotel, motel and residence, offices and office centers, bank and financial corporations, commercial units such as restaurants, cafés, kiosks; cultural facilities, shopping and fair and exhibition centers, showrooms, cinema, theatre, amusement park, zoo, museum, exhibition saloons; gyms such as swimming pool, ice skate field, shooting gallery, squash; and other functions such as entertainments with water, aquatics, hobby gardens and any supportive activities, either by areas or structures and any supportive activities, either by areas or structures are introduced.
• 10 m from roads and 25 m from stream route are set as compulsory set backs.
• There is an overall building height regulation throughout the site as “free” (h= free). Size and dimension of masses as well as floor heights are to be determined in the architectural preliminary drawings to be developed following to the master plan.
• In the “Special Project Area” commercial underground car parks may be constructed in order to fulfill the car park requirements. These areas will be determined by urban design projects based on the opinions of related directorates and the surface will be left appropriate for vegetation.
• Entrance levels of the buildings are to be assigned with reference to the inner roads at site. Reaching to the “natural level” by excavating the fillings that had previously been piled into the site, may also be applicable.
• Multilevel car parking garages over the ground level can be allocated at site for only that purpose, however total construction area for those is to be maximum 10% of the whole building at the Site, and will be exempt from the floor area calculation.