An Evaluation of the Relationship Between Land-Building Density and Amenities in Mass Housing Projects in Turkey: Kocaeli-Izmit Case

Over the past three decades, Turkish cities have experienced significant increases in terms of building densities. This densification is evident not only through taller buildings and increased floor numbers, but also through the deterioration of the balance between built areas and open spaces and the reduction of amenity areas. While this phenomenon is widely observed and discussed, there is a need for empirical analysis using quantitative data to verify and measure these changes systematically. This study examines the relationship between building density and land use in mass housing projects through objective, measurable, and comparable parameters. The research focuses on eight publicly developed mass housing projects in Kocaeli-Izmit. The methodology employs direct measurements of realized Floor Area Ratio (FAR), Building Coverage Ratio (BCR), and Building Proximity Index as primary density indicators. Additionally, per-dwelling-unit calculations for green spaces, parking areas, playgrounds, and sports facilities provide comprehensive data on amenity provision. The quantitative findings are supplemented by semi-structured interviews with fifteen sector professionals. The study demonstrates that primary objectives of the sector is prioritized as production maximization resulting increasingly higher building densities in housing projects. These results highlight the need to review land and urbanization policies that have evolved to cause density intensification.