KARS, EASTERN ANATOLIA, TURKEY

Saving Kars Ottoman Heritage

Stage III: Site Conservation, Economic Revitalization and Preservation of Living Cultures of the Caucasus Transforming Kars Into One of Turkey’s Premier Cultural Heritage Destinations
Overview
GHF is implementing our preservation work that was identified in the Stage II Kars Historic Ottoman District Master Conservation Plan (MCP). This plan was developed in partnership with the Kars Municipality and Anadolu Kultur, a regional NGO supporting cultural programs and artistic production across Anatolia. Stage III is focused on (1) preservation of Kars’ existing Ottoman heritage, (2) revitalization of living culture in the South Caucasus region around Kars to create a new magnet for international and Turkish tourism for longterm sustainable economic and cultural development in Eastern Anatolia, Turkey.

GHF has focused its project leadership, planning and conservation efforts on the Ancient City of Kars. The Ancient City lies at the heart of the Caucasus region at the intersection of the borders of Turkey with Russia and the former Soviet Union, Georgia, Armenia, Azerbaijan and Iran, and has significant potential for tourism. Today, hundreds of high-end tour buses pass by Kars every year on their way to Ani and other sites in Eastern Turkey. With the opening of the Armenian border in the coming years, GHF expects tourism to expand exponentially. In 2004, GHF developed a comprehensive Kars Master Conservation Plan (MCP) in partnership with the Kars Municipality to restore and revitalize the Historic Ottoman District located at the base of the Kars Citadel, one of largest and best-preserved fortresses in Turkey. The Project Area is focused on the Historic Ottoman District that was a major settlement throughout the Ottoman period within the ancient walls of the Kars Citadel fortifications.

Stage III Project Funding
GHF is providing funding and support for Stage III: 2005 Site Conservation and Planning for the Kars Historic Ottoman District based on the GHFdeveloped Master Conservation Plan (MCP) completed in Stage II ending December 31st, 2004. Primary areas for GHF Project Funding are:

Master Planning

Completion of Master Conservation Plan
Completion of Historic Ottoman District Architectural Plan
Community Engagement and Restoration Subsidy Planning
Kars regional Cultural Development Program
Development of Nomination for UNESCO World Heritage

Ottoman Heritage Site Conservation

Restoration of Namik Kemal House Community Center
Restoration of Ottoman River Houses
Cleaning and Stabilization of Two Core Area Hamams
Subsidies for Community-based Restoration

Project Leadership

GHF Management, Project Director and Architect
Technical Consultants and Travel Expense

Above: GHF will fund cleaning and stabilization, and architectural survey and mapping of the Mazlumaga Hamam in 2005.

Current Project Status
GHF has completed the development of a comprehensive Master Conservation Plan for the Kars Ottoman Heritage District, a Class One Archaeological Site and its surrounding Class Two and Class Three Protected Areas and Buffer Zone. This plan is now being submitted for approvals from the Turkish Heritage Preservation Board and municipal, provincial and national governments.

Based on the priorities identified in the Master Conservation Plan, GHF will work in partnership with the Kars Municipality focused on the for the Kars Historic Ottoman District to implement the highest priority site development and conservation goals over three years from 2005 to 2007. This Historic District has potential to be nominated as an UNESCO World Heritage site, or to be listed as a satellite of the nearby Ani city site, on the World Heritage Site tentaive list.

Investment commitments have already been obtained from the Kars Municipality, the Turkish government and the State Housing Authority for new housing, infrastructure and development in the project area. GHF is building a project team for implementing the MCP goals with Kars Municipality and other partners in 2005-2008. GHF will remain actively involved through the Kars Heritage Board of Directors and Senior Advisory Board, and help provided expertise and consultants as needed.

With the completion and approval of the Kars Master Conservation Plan for the Historic Ottoman District, strongly backed by the Municipality of Kars and the Turkish

government, GHF is in an excellent position to succeed in accomplishing our goals for site conservation, economic revitalization, preservation of the living cultures of the Caucasus, and to transform Kars into one of Turkey’s premier cultural heritage tourism destinations in the next four years.

The Kars Historic Ottoman District is suffering from physical decline, inadequate housing, pollution, and lack of organized community activities and cultural development. The GHF Kars Master Conservation Plan has begun to transform the perception and image of Historic Kars in the municipality, the Town Council and the communities. What was once the former abandoned backyard of Kars will be transformed into the central showcase for economic and cultural revitalization and tourism development.

GHF’s revitalization efforts not only include the rehabilitation of historic buildings and public spaces, but also a range of integrated socio-economic development initiatives to provide residents with new opportunities including training, employment, restoration subsidies and micro-credits for small enterprises such as crafts development.

Under the GHF Kars Preservation Fund, house owners and tenants will be provided with technical assistance, grants and micro-credits for upgrading their premises, and many cultural and community programs, as well as local enterprises, will directly benefits from these improved facilities. One of the more important aspects of GHF’s conservation efforts in Kars will the renovation of the last remaining authentic Ottoman houses, palaces and hamams, as well as accentuating the fortification walls to bring a unique sense of place and history for the Kars Historic Ottoman District.

Above: 15th Century drawings of Kars in the Ottoman era. Note prominent Citadel and the 9th Century 12th Apostles church, now a mosque.

Stage III: 2005 Site Conservation and Planning
Stage III is expected to be completed in 2005 – 2007 in partnership with the Kars Municipality and other non-governmental agencies.

The goal of the Kars Ottoman Heritage Project is to conserve and develop an authentic Kars Ottoman Heritage District as a magnet for tourism, economic development, municipal capacity building, cultural development and community engagement. GHF believes that success in Stage III will provide the foundation for Kars to grow international and domestic tourism from less than 20,000 visitors a year to over 200,000 a year in ten years.

Successful conservation and tourism development will provide the sustaining revenues and tax base for long-term cultural development and preservation. By helping build a prosperous economy and conservation of Kars’ rich cultural and natural heritage, this critical flagship project will help create a lively and integrated multi-cultural and multi-ethnic society in the ‘Heart of the Caucasus’.

Above: View of the Kars Citadel, Fortifications and Historic Ottoman District in 1880 (estimate). Below: View of Riverfront Ottoman Houses, Hamans, Bridge and Nemik Kamel House to 12th Apostles.

Below: Kars Historic Ottoman District River View from GHF Kars Master Conservation Plan (MCP).

GHF Kars Primary Goals –2005 Working in partnership with other NGOs, the Ministry of Tourism and Culture, the Kars Municipality and private developers and tourism operators, GHF will focus on four overall goals in the coming three years:

1. Implementing the Master Conservation Plan
2. Igniting Living Culture and Caucasus Folk Arts, Music and Dance
3. Encouraging Private Development
4. Developing Strong Tourism Infrastructure

1. Implementing the Master Conservation Plan
The Kars Historic Ottoman District, which is at the base of the Kars Citadel, provides one of the most promising opportunities for historic preservation and sustainable tourism development in all of Turkey. This conservation area has not yet experienced the uncontrolled development of modern structures, which has destroyed most of the historic Ottoman fabric left remaining in Turkey. In many ways, the Kars Historic Ottoman District is a ‘greenfield’ opportunity to restore the historic district to its documented Ottoman character, and re-establish the authentic urban fabric which existed for centuries within the ancient Kars Citadel fortress.

Within the Kars Historic Ottoman District, there has been almost no modern building and the existing housing stock is of very poor construction, even by Turkish rural standards. The residents and community within the Kars Historic Ottoman District have a strong interest in improving their housing standards in the district, and in moving to new housing outside the area, if available.

Key Components - Kars Historic Ottoman District
GHF is focusing all efforts in the next three years on accomplishing each of the key components of the Master Conservation Plan for the Kars Historic Ottoman District:

1. Enforcement of Strict Historic Ottoman Building Code and Design Regulations
2. Removal or Renovation of Non-Historic Structures in Core Area
3. Development of Pensions, Boutique Hotels, Restaurants and Shopping Districts
4. Restoration of Existing Historic Ottoman Structures and Residences
5. Improvement, Visioning and Architectural Definition of Central Public Areas

These goals are outlined in detail in the Master Conservation Plan for the Kars Historic Ottoman District, and have been agreed upon in principle by the Kars Project Board of Directors and the Kars Municipality. GHF is establishing a Senior Advisory Board for architectural review, heritage conservation planning and standards for design and authenticity.

The Senior Advisory Board will provide Technical Guidance, Strategy and Architectural Review, while the Board of Directors will lead Funding and Project Development. Both Boards will work together with the Kars Municipality to ensure project goals are achieved and vision is maintained and enhanced in project implementation.

Commitment by Kars Municipality
As of December 2004, based on the GHF Kars MCP, the Mayor of Kars arranged major new funding for housing and credits for the Kars Municipality by the Turkish State Housing Authority. Furthermore, the Mayor has committed to invest in project infrastructure (roads, utilities, pathways, parks, public spaces) and provide teams, labor and equipment for cleaning and restoration of top-priority historic buildings. He has also committed demolishing recently-build modern structures within the Historic Core Area, which is a major expense. We see this close partnership with the Kars Municipality to be a win-win throughout the project lifecycle.

Kars Regional Cultural Development Program
GHF is currently planning and scoping for the creation of a regional training and awards program starting in the spring of 2006 to support the areas of rural development, local entrepreneurship and rural tourism in the Kars region.

Regional organizations and entrepreneurs engaged in Eco-tourism, bio-production, traditional & organic farming, cultural preservation, production of cultural handicrafts and living culture revitalization activities are invited to participate by submitting this form. The Program will consist of a weeklong orientation and introductory training session for all participants in Kars in May 2006, with travel, accommodation and training provided by GHF.

The best projects and businesses identified in each category will be selected and invited back to Kars to participate in longer more intensive training sessions throughout the summer. These session will focus on project planning, project management, tourism development and financial and business skills training. GHF Program staff will provide support to selected entrepreneurs and businesses on methods of obtaining international grants and loans for project/business development. Financial prizes (up to $20,000 USD) will be awarded to the best projects in each category as selected by the Regional Cultural Development Advisory Board.

Our Partners in Conservation
Other potential investors in the Kars Historic Ottoman District include the Ministry of Tourism and Culture. Our meeting with the Undersecretary in January 2005 saw high interest in supporting Kars conservation and development as part of the Ministry’s strategy for creating new destinations in Turkey for domestic and international tourists. Examples include neighboring Russians, Europeans and Iranians coming to ski and enjoy Turkey’s culture and relatively open environment.

Many prominent people, who are either themselves or have family originally from Kars, now reside in Istanbul and Ankara and can help with investment and fundraising for this project. Already a number of Kars ‘alumni’ are returning to build hotels and invest. Oil and gas companies benefiting from the nearby pipeline are also potential supporters.

The Turkish central government is expected to support Kars as an example of successful development in the East. At the same time, an open border with Armenia will increase visitors and interest exponentially. Regional development banks as well as The World Bank can potentially support urban infrastructure development for both the Historic Ottoman Area and the Russian Area as part of a larger economic development strategy for Kars and the East.

GHF Project Leadership
GHF’s strategy for implementation of the Master Conservation Plan requires strong leadership by GHF’s Board of Directors and Senior Advisory Board, backed by solid funding over a 4-year horizon. GHF will secure participation by the Kars Municipality, Ministry of Tourism and Culture, private developers and community leaders and residents. GHF is investing in building a Kars Project Team with Project Director, Architect, and Community and Tourism Coordinator.

Your immediate support will ensure we have a project conservation team with the needed expertise and guidance to working closely with our partners and the community to complete all key components of the Kars Master Conservation Plan and fulfill its vision.

Above: Local textiles and handcrafts are abundant and of high quality from surrounding villages, but have few outlets for tourists or others to purchase products.

2. Igniting Living Culture Folk Arts, Music and Dance in the Caucasus
One of the main goals of GHF’s work is to restore and conserve the Kars Historic Ottoman District to provide a central community and tourism area for cultural programs and artistic production from throughout the Caucasus region. It is estimated there are over 72 languages and dialects spoken within 200 kilometers of Kars, and an equally rich mix of living cultures, arts, music, food, dance and handicraft and agricultural production.

Turkey can be the primary host and tourism center for Caucasian Folk Arts, Music and Dance for the coming decade. In the short-term, visitor security and lack of infrastructure will prohibit tourism and cultural development in Georgia, Azerbaijan, Armenia, Iran and other neighboring countries. Turkey can be the safe and neutral meeting ground for performing arts and trade for artisans for the next twenty years. Eastern Anatolia has been heavily impacted by out-migration by much of its population due to economic forces, draining the cultural energy of its towns and cities.

As the economy dwindles, so do resources for cultural programs. Development of a focused cultural tourism area in Kars will enable the city to once again showcase its rich cultural heritage, and become a center for cultural events, tourism and commerce.

By focusing efforts on a concentrated area within the Kars Historic Ottoman District, and connecting this area to surrounding towns and village cultural programs (including Ani, the Black Sea, Van, and rich cultural and nature areas), tourism can reach a critical mass and provide long-term viability for building strong cultural programs based in Kars.

GHF is working closely with Anadolu Kultur to identify key community buildings and performance areas that will serve as the platform for successful and sustainable cultural programs within the Kars Historic Ottoman District in the coming decades. Other potential partners include Aid to Artisans, Chekul, Kafkas University, and existing cultural programs in the region to stimulate a new sustainable economy around living culture and tourism, handicrafts, branded local products, culinary heritage and nature tourism.

Above: Kars Citadel, one of the best preserved and monumental in Turkey.

3. Encouraging Private Development
With an approved plan for the Kars Historic Ottoman District, GHF will work with private hotelier developers, shop and restaurant owners, tourism operators, the Ministry of Tourism and Culture, and the Kars Municipality to increase interest in Kars and the Historic Ottoman District. GHF has identified a number of private developers committed to Kars to construct new Ottoman-style pensions, shops and residences within the Historic District under the building guidelines set forth in the Master Conservation Plan. GHF will host investor summits in May, 2006 in Istanbul, Ankara and Kars to secure key private investors for restoration and new authentic construction of pensions and commercial districts within the Kars Historic Ottoman District.

GHF has identified twelve authentic historic Ottoman structures which will be restored in the coming years in partnership through direct conservation funding, reuse by private developers and GHF Preservation Matching Fund subsidies to existing owners for authentic restoration combined with co-funding from the Ministry of Tourism and Culture and the Municipality. GHF estimates that within the Kars Historic Ottoman District and the Buffer Zone areas there is potential for renovation and new construction of 20-30 new pensions or boutique hotels, totaling over 300-400 rooms, which can generate over $2.6 million in tourism revenues and $500,000 in new tax revenues annually for conservation and infrastructure improvements within 6 years.

Above: Citadel View of Kars Historic Ottoman District from GHF Kars Master Conservation Plan.

4. Developing Strong Tourism Infrastructure
Kars has the potential to be the primary hub for tourism to Eastern Anatolia, especially en route to Ani and other surrounding sites, both in the summer months, and in the Winter. With the ski areas developing at a rapid pace in the region, an authentic Ottoman village nearby would also be of interest to visiting skiers during the winter months normally without tourism visitors to Kars.

There are four key areas of development needed for tourism to flourish in Kars:

1. Promotion to leading tour operators servicing Eastern Turkey
2. Direct flights and promotion of Kars in Istanbul and Ankara
3. High quality boutique hotels, restaurants and shopping
4. Development of a thriving and lively cultural city

Hundreds of first-class tourism buses pass by Kars each year on their way to Ani and other sites in the region. This is an immediate market for the Kars Historic Ottoman District. GHF will provide guidance and support for design, promotion and development of tourism facilities, and ways to increase the average stay in Kars to 3-4 days. Focus will first be on the pool of existing tourists and then new tourism development with major operators and the government in the international and Istanbul/Ankara tourist markets.

Tourism promotion and business development will be executed by the Kars Project Director in cooperation with local hotels and businesses, Global Heritage Fund, the Kars Municipality, the Ministry of Tourism and Culture and leading Turkish and international tour operators. A number of Tourism and Investor Development Summits will be held for senior travel executives, hotel developers and tour operators in Kars, Istanbul and Ankara in 2005 and 2006. A Kars Tourism Brochure will be developed with co-funding from the Ministry of Tourism and Culture with itineraries and partner tour operators, which will be distributed to the entire travel industry.

Project Lead
Jeff Morgan, GHF Executive Director

Planning Director
Nejat Sert, Urban Planner

Planning Staff
Can Kubn, Urban Designer
Denz Özkun, Architect
Oytel Delkta, Urban Economist
Mustafa Gönen, City Planner

Project Director and Architect GHF:
John Hurd: International Conservation Architect.

Yavus Ozkaya: Project Architect.

Kars Heritage Board of Directors
Naif Alibeyogou, Mayor of Kars
Osman Kavala, Director, Anatolya Kultura
Jeff Morgan, GHF Executive Director

Project Technical Advisor
Oktay Ekinci, Architect

Kars Heritage Senior Advisory Board (5)
To be nominated and selected in 2005.