Prepared by the Ministry of Environment, Urbanization and Climate Change and published in the Official Gazette dated August 13, 2025, the Regulation No. 32985 on the Amendment of the Zoning Regulation for Planned Areas (“Amendment”) introduced several comprehensive amendments to the existing Zoning Regulation for Planned Areas (“Regulation”). New social, technical, and architectural obligations have been imposed on contractors, particularly in large-scale residential and mixed-use projects. As the Karakoç & Kandi Attorney Partnership, we respectfully present our notes regarding these amendments to both our clients operating in the real estate sector and all stakeholders.

Major Amendments to the Regulation:

1. Area Excluded from Comparable Areas

Article 5 of the Regulation adds “150 m² of daycare centers built on residential lots” and “family health center area stipulated in subparagraph (6) of paragraph (f) of Article 19” to the areas to be excluded from the comparable area calculation. This regulation prevents the loss of precedent rights when adding mandatory equipment areas to a project, thus preserving the contractor’s net sales-based area and encouraging a more integrated use of the buildings.

2. New Equipment Requirements

The amendment adds provisions to Article 19(f), which stipulate requirements regarding equipment and social areas, particularly in large-scale projects. These include:

Day Care Center: In residential projects with a construction area exceeding 15,000 m² and a maximum number of independent units exceeding 150, a day care center for children aged 0–66 months, with an area not exceeding 200 m², on the ground floor or on an upper floor connected to the ground floor, with a separate entrance and a sheltered garden, has become mandatory.

Family Health Center: For projects exceeding 25,000 m² in residential and commercial parcels with a building area exceeding 25,000 m² and a total of 250 independent units, a Family Health Center (FHC) must be constructed with a closed area of ​​120 m² for the first 250 residences and an additional 50 m² for every additional 500 residences. These facilities will be subject to the standards of the Ministry of Family and Social Services and the Ministry of Health, and approval/inspection processes will be implemented during the permitting process.

3. Park and Disaster Infrastructure Regulations

The Regulation, with its amendments to park areas, has also imposed certain obligations on the administration. Subparagraphs (5) and (6) of Article 19 (c) have been amended to:

Disaster/emergency infrastructure (sewerage, mechanical/electrical lines, fire hydrants, and a lit helipad) are now mandatory in parks of 5,000 m² and larger.

The possibility of building public healthcare facilities of limited size in parks measuring 2,500–5,000 m² has been granted. However, the necessity of these facilities will be determined in consultation with the Provincial Disaster and Emergency Management Directorate and the Provincial Health Directorate, and helicopter landing areas will be subject to approval by the General Directorate of Civil Aviation.

4. Architectural and Usage Flexibility

With the amendment, provisions added to Articles 19, 29, and 39 of the Regulation:

Housing designs are permitted without a separate bedroom or a “bed niche” within the living room, provided that the independent units on the parcel do not exceed 20% of the total area.

Increasing accessibility standards for the elderly, handrails have been mandated in hallways and corridors in elderly care facilities.

Door sizes have been increased for accessibility and ease of use.

5. Ease of Renovation in Areas Without Zoning Plans

With the addition of a provision to Article 55 of the Regulation: In areas without a zoning plan, renovations that do not alter the exterior contour, floor area, or intended use of buildings with building permits, or affect the structural system, are permitted to be carried out regardless of the zoning plan in effect. This provides significant convenience for contractors in areas where a plan has been canceled or a gap has been established.

6. Transitional Provisions

The requirements specified in subparagraphs (5) and (6) of subparagraph (f) of the first paragraph of Article 19 of the amendment provisions shall apply to projects for which a permit application was submitted before the effective date of this Regulation, a notarized construction contract was signed under Law No. 6306, or a public tender was issued. In other words, the requirement for a Daycare Center shall not apply to projects with a construction area exceeding 15,000 m² on residential parcels and a number of independent units exceeding 150. The requirement for a Family Health Center shall not apply to projects with a construction area exceeding 25,000 m² and a number of independent units exceeding 250. This requirement shall not apply to projects with a construction area exceeding 250,000 m² on residential and commercial parcels.

7. Conclusion

The amendments to the Regulation have introduced new obligations for contractors, particularly regarding mandatory social facilities (nursery centers, ASMs) and disaster infrastructure in large-scale housing and mixed-use projects. However, provisions such as the exclusion of comparables and the ease of renovation in plan gaps provide some cost and project development advantages. The location, financing, and approval processes for new facilities should be taken into account in project planning.

We present this information for your consideration and know that we will be happy to assist you with any questions you may have.

Edit Area	Old Provision	New Provision	Impact on Contractor
Areas Other Than Precedent (Article 5/8)	Earthquake isolation floor, some common areas, shopping mall atrium spaces, etc. were excluded from the standard.	“150 m² of day care centers built on residential plots” and “family health center area within the scope of (f/6)” were also considered excluded from the standard.	While the mandatory reinforcement area is constructed, the standard right is protected and loss of saleable area is prevented.
Day Care Center Obligation (Article 19/f-5)	There was no such obligation.	If there is a construction area of ​​≥15,000 m² and ≥150 independent sections on residential plots; max. A requirement for a 200 m² day care center with a separate entrance and a sheltered garden was introduced.	The social reinforcement obligation for large housing projects is subject to the standards of the Ministry of Family and Social Services during the licensing process.
Family Health Center Obligation (Article 19/f-6)	There was no such obligation.	If there is a construction area of ​​≥25,000 m² and ≥250 independent units in residential+commercial parcels; 120 m² ASM construction requirement for the first 250 dwellings, and 50 m² for every additional 500 dwellings.	Health facility obligation for mixed projects is subject to the standards of the Ministry of Health.
Disaster Infrastructure in Parks (Article 19/c-5,6)	There was limited construction opportunities in parks, disaster infrastructure was not required.	In parks ≥5,000 m², sewerage, mechanical/electrical lines, fire hydrants, helicopter landing areas are mandatory; Limited health facilities can be built in parks of 2,500–5,000 m².	Coordination with municipalities is required, disaster infrastructure must be added to the project budget.
Needs Assessment and Approval Process	There was no need.	Opinions will be taken from the Provincial AFAD and Provincial Health Directorate for park/health facilities; SHGM approval is required for the helicopter area.	Additional administrative approval stages for the project process require time planning.
Residential Layout with Bed Niches (Article 5/25)	An independent bedroom was mandatory in each residence.	Up to 20% of independent sections, min. With a 2.5 m narrow side and a 9 m² “bed niche”, a design without a bedroom can be made.	Flexibility, cost and space savings in small type apartment design.
Accessibility and Elderly (Article 5/22, Article 26, 29)	There were accessibility standards for the disabled.	“Elderly” was also included in the scope; Corridor/hall handrails are mandatory in elderly care facilities.	Elderly-friendly design criteria have become mandatory.
Door Dimensions (Article 39)	Narrower door dimensions were possible.	Min. width and height were increased.	Wider transition area, small increase in construction costs, ease of access.
Renovation Permit in Plan Void (Article 55/16)	If there was no zoning plan, substantial renovations could not be made.	In buildings with occupancy permits, renovations that do not affect the load-bearing structure and do not change the basic area/comparable can be made regardless of the plan’s effectiveness.	Possibility of renovation and improvement in areas where plans are cancelled.
Transitional Provision (Temporary 3/9)	None.	Application for permit before entry into force Projects that have been completed, contracts signed under 6306, or public tenders are exempt from new equipment requirements.	No additional obligations apply to ongoing projects, but this applies to new projects.