Zoning Amendment in İncek and Kızılcaşar: Reduced Setbacks on Commercial Plots

A zoning plan amendment affecting specific commercial plots in İncek and Kızılcaşar, in Ankara’s Gölbaşı district, has been approved. Ankara Metropolitan Municipal Council Decision No. 879, dated 14 July 2026, revises the required building setbacks from roads in these areas.

The decision states that existing setbacks prevented some plots from using their permitted floor area. The amendment reduces setbacks along specified road frontages to address this issue. It does not increase the floor area ratio (FAR) or convert commercial land to residential use.

Which areas are affected?

The decision describes the existing land uses and development conditions as follows:

• İncek block 118279: Neighbourhood Commercial Centre (Ünite Ticaret Merkezi). FAR: 0.75. Maximum building height: 8.50 metres.

• İncek block 121234, plots 1 and 2: Commercial Area. FAR: 0.50. Maximum building height: 7.50 metres.

• Kızılcaşar block 123097 — plot 4 is specified in the amendment: Commercial Area. FAR: 0.75. Maximum building height: 8.50 metres.

The plan notes quoted for İncek block 118279 do not permit residential use. They also specify a minimum subdivision plot size of 1,000 square metres. The decision should therefore not be interpreted as authorising a new residential project in this commercial area.

How have the setbacks changed?

The approved amendment reduces setbacks by five metres along the relevant road frontages:

• İncek block 118279 — northern and northwestern roads, Kaya Sokak and Yiğit Sokak: Previously 10 metres; now 5 metres.

• İncek block 118279 — southwestern road, Şehit Gültekin Teber Caddesi: Previously 15 metres; now 10 metres.

• İncek block 121234, plots 1 and 2 — northwestern road: Previously 20 metres; now 15 metres.

• Kızılcaşar block 123097, plot 4 — northern road: Previously 10 metres; now 5 metres.

The decision records that the committee report approving the setback reductions was adopted unanimously.

What does this mean for property owners?

Having a permitted floor area ratio does not necessarily mean that the full allowance can be accommodated within the existing building envelope. The decision explains that setbacks caused this problem on the relevant plots.

Reducing a setback can expand the area within which a building may be positioned. This may make it easier to use the existing permitted floor area. However, the achievable building layout and floor area must still be assessed together with the plot geometry and other planning conditions.

Describing the amendment as an increase in FAR would be misleading. For example, increasing a FAR of 0.75 to a higher figure is not the subject of this decision. The change concerns setbacks that made it difficult to use the existing allowance.

The decision also discusses infrastructure reviews. It states that agency opinions were obtained for İncek block 118279 and that infrastructure lines were assessed as not being adversely affected by the amendment. For the other relevant blocks and plots, it records that agency opinions were absent from the file. The same infrastructure review should therefore not be assumed to have been completed for every site.

Public display period and checks before a transaction

According to Gölbaşı Municipality’s official notice, the amendment was placed on public display on 25 September 2026. The notice gives 25 October 2026 as the end date. The council decision and public display dates refer to different stages of the process.

Anyone considering buying or selling property in the area should match the block and plot details on the title deed to the scope of the decision. Current planning status, approved plan drawings and plan notes should be reviewed together, and any subsequent changes following the public display period should also be checked.

Başkent Zirve Emlak considers this a concrete development concerning the building conditions of the specified commercial plots. It should not be presented as a zoning amendment covering all of İncek and Kızılcaşar or as a guarantee of price increases across the area.

Sources

Ankara Metropolitan Municipal Council — Decision No. 879 dated 14 July 2026, with Planning and Public Works Committee Report No. 82 dated 17 June 2026: https://s.ankara.bel.tr/s3/abb/2026/07/28/4575f105-adb4-47b3-81a7-d1c62d13216f.docx

Gölbaşı Municipality — Zoning Plan Public Notices: https://www.ankaragolbasi.bel.tr/imar-aski-panosu

Verified on 17 October 2026 against the decision and the municipality’s public notice. This article does not claim that the plan has become final following the public display period.