The Coordination of Actors in Urban

Regeneration Projects Fikirtepe

Istanbul Turkey 2nd Edition Ph.D.
Candidate Tuba Sari Haksever
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 Journal Of Contemporary Urban Affairs
2019, Volume 3, Number 2, pages 114– 123

The Coordination of Actors in Urban Regeneration

Projects:
Fikirtepe, Istanbul, Turkey
* Ph.D. candidate TUBA SARI HAKSEVER1, Dr. CANDAN ÇINAR ÇITAK 2
1 & 2 Yildiz Technical University, İstanbul, Turkey
1 E mail: tuubasari@gmail.com and 2E mail: candancinar@hotmail.com

A R T I C L E I N F O: ABSTRACT
Article history: It is necessary for urban regeneration projects to be carried out successfully
Received 16 April 2018 in coordination with other actors. During the process of realising
Accepted 23 May 2018
Available online 12 October regeneration, many actors and stategically-given decision plays a crucial
2018 role. The ways how actors/factors are involved in the process, the
relationships founded among them and investigating the methods followed
Keywords: during the process constitute the content of this study. The purpose of this
Fikirtepe;
study is to develop an approach with regard to the coordination establised
Urban Regeneration;
Actors; between actors/factors participated during the regeneration process. This
Partnerships study covers the regeneration activities realised in Fikirtepe and its
surrounding area, and it aims to solve the relationships among the actors
during the time of planning and applications by using semi-structured
technique, one of the qualitative research methods, and detailed interviews.
Thanks to the data gained from the detailed interviews effectiveness of the
actors has been determined. By the help of the findings obtained from
Fikirtepe region, the relationships and coordination among the actors has
This work is licensed under a been revealed and a new approach has been created (and suggested)
Creative Commons Attribution
- NonCommercial - NoDerivs 4.0. concerning the effectiveness and coordination.
"CC-BY-NC-ND"
CONTEMPORARY URBAN AFFAIRS (2019), 3(2), 44-52.
https://doi.org/10.25034/ijcua.2018.4708

Copyright © 2018 Contemporary Urban Affairs. All rights reserved.
1. Introduction
The concept of urban transformation have
emerged with the interventions made to
regenerate the areas that had collapsed both
in social and economic terms. These
interventions were generally in the form of
implementation of projects that will contribute
to the economic development of the city in
housing zones, old vacant ports and industrial
zones where the population decline was
observed or where low income groups live
under poor economical and physical
conditions (Ataöv and Osmay, 2007).
www.ijcua.com
In our country, the issue of urban transformation
has become one of the most discussed and
disputed topic with the problems of
urbanization and settlement that became
more visible specifically following the
catastrophes in 1999 Marmara and Düzce
earthquakes. (Kalağan and Çiftçi, 2012).
*Corresponding Author:
Yildiz Technical University, İstanbul, Turkey
E-mail address: tuubasari@gmail.com
 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 3(2), 114-123 / 2019
When we take a look at the path of
transformation in Turkey and legislative
regulations made in parallel with this we see
that urban transformation is defined as
'regeneration' but with the applications seen in
time, the concept varied within itself and
gained new dimensions. In order to have
successful outcomes in urban transformation
projects, it is necessary to carry out the
transformation in a coordinated manner with
all stakeholders. Multiple actors from local
government to centralized management, and
strategic decisions have a role in the
transformation process. The approaches that
these actors bring in throughout the urban
transformation process, their relations and
partnerships are the topics explored in this
study.
To analyze the relations of the actors in
planning and implementation processes of the
urban transformation projects carried out in the
study area, Fikirtepe neighborhood and its
vicinity, in-depth interviews were made using
one of the qualitative research methods, the
semi-structured interview technique. Multi-actor
structure of the transformation projects in and
around Fikirtepe makes it possible to determine
urban transformation actors and the way
actors are included in the process and to map
the relations of these actors.
2. Literature Review
2.1. Definition and Sacope of Urban
Transformation
Urban transformation is defined as
comprehensive vision and action which leads
to the resolution of urban problems and which
seeks to bring about a lasting improvement in
economic, physical, social and environmental
conditions of an area that has been subject to
change (Roberts and Sykes 2000). Urban area
that undergoes a change may be a historical
settlement, an industrial zone that lost its
function or a housing zone with a lot of social
and location related problems. The process
that involves interventions made to
economically, socially and physically resolve
the problems of the region is generally referred
to as "urban transformation". An urban
transformation project should be based on
detailed analysis of urban area's condition and
effort should be made to reach an agreement
with best possible engagement and
cooperation of all related stakeholders in
regeneration of the area (Roberts and Sykes
2000). In its UK experience, Turok (2005)
associates urban transformation concept with
three basic attributes.
1. It's objective is to change the nature of
an area (space) and to involve the residents of
the area and the other actors who have a say
in the future of that area.
2. It covers various objectives and
activities that intersects with basic functional
responsibilities of the state depending on
specific problems and potential of the area.
3. Special corporate structure of this
partnership may change however it includes a
structure that generally works among different
stakeholders.
Urban transformation practices now have a
multi-actor structure different than the previous
years. It is a multi-dimensional action process
where a wide range of actors act together,
rather than the applications involving only the
public or private sector. The tree basic
elements referred above can be listed as
engagement, roles and responsibilities of the
public and partnerships.
2.2. Actors, Associations And Engagements In
The Urban Transformation
Main actors involved in the urban
transformation process are the public sector
(centralized and local government), private
sector, local residents, voluntary sector and
other relevant groups (Turok 2005, Mccarthy
2005). The members of the parties of the urban
transformation projects, their qualities,
quantities may vary according to the quality of
the transformation project, the objectives,
spatial scale (approach for districts or the entire
city) and may shape according to the purpose
of transformation and other conditions (Turok,
2005). The term "partnership" that emerged
according to the agreement reached as the
result of political interests in UK draws the
conclusion that a closer bond between the
public and private sector and direct
engagement of the local communities are
required (Mccarthy, 2005).
Basically four main reasons stand out in
response to the question why partnerships are
required: first of all a multi-actor partnership is
able to cover all aspects of the problem. This
will help an efficient and fair distribution of the
funding where all sectors are engaged, which
makes it the second reason of the partnership
approach. And third of all, vertical and
horizontal engagement of all actors and
organizations results with coordination of
activities, funds and efforts planned for the
same purpose. The fourth reason is to ensure,
contrary to the top-to-bottom centralization
approach, the engagement of the local
community with a more extensive role, since it
Tuba Sari Haksever, Candan Çinar Çitak 115
 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 3(2), 114-123 / 2019
is the most affected party from the
transformation. Partnerships made in the urban
transformation with engagement of actors and
large-scale engagement of actors that work in
coordination, in an integrated way, by creating
financial resources and versatile strategies in
order to resolve the multi-dimensional and
complex structure of urban problems play an
important role in urban transformation efforts.
The partnership is formed with both the
organizational structure and the structure
created to set policies and the actors that
enable achieving the common targets. Based
on this, to begin with it is necessary to define
the roles of the actors that stand out in urban
transformation processes (Beswick, 2001).
1) Public sector; in the transformation
efforts, there is a strong public sector
engagement that is managed by relevant
public institutions. It is composed of local
authorities (generally the representatives of
various units), economic development
institutions, university and colleges,
representatives of regional and national
administrations depending on the targets set.
(Turok, 2005). Beswick (2001). Beswick suggest
that the public sector, which we can define as
the fundamental actor of the urban
transformation process, generally leads the
urban transformation projects with its
supervisory and regulatory role in this
partnership process. Another important
function of the public sector is its ability to
minimize the private sector risks by making the
spatial planning of the area and generating
information about political requirements in the
area (Mccarthy, 2005). It is one of the most
important qualities that enable the private
sector to be part of the transformation process.
(Özden, 2008).
2) The most important quality of the
private sector and what sets it apart from the
public sector is its fast operation power, design
skills and professionalism, which improves the
quality of urban transformation. Private sector
looking for attractive opportunities to
undertake urban transformation activities,
usually pays attention to the physical and
economic aspects of the transformation work
to be carried out. The biggest contribution of
private sector to urban transformation efforts is
about resources and areas of expertise.
3) Local actors are individuals like residents
in the area who will be directly affected from
the project, members of social groups and
large landowners. Turok (2005) stated that local
engagement may be easier in urban
transformation projects with a social aspect. In
order to have a long-term transformation, the
residents who live in the area must own the
process and engagement of the local
community must be ensured in order to win
trust of the resident of the area.
4) Voluntary agencies are extensive in
content and functional terms, and they are
formed of civil society structures who play the
role of independently handling the non-profit
organizations, voluntary organizations like
foundations and groups that provide funds to
the society and various issues of the community
and enlighten the public. (Turok, 2005).
Efficient urban transformation should be based
on engagement and cooperation of numerous
actors and stakeholders including local
municipalities, states, national governments,
landowners, investors and corporations and
organizations at all levels. The idea behind the
partnership is that it gathers together different
actors and participants in the urban
transformation process in order to create a
synergic effect. In its widest sense, a
partnership can be defined as a coalition of
interest regulated officially, which includes
actors from different sectors (public and
private) and which creates a common policy
and common agenda and action plan (Lang
2005).
As urban problems have a multi-dimensional
and complex nature, it may help coordinating
partnership activities and exceeding beyond
boundaries of traditional policies (Roberts and
Sykes 2000). Partnerships for urban regeneration
are based on risk sharing by transferring the
liability of the public sector to private sector
(Davies 2004). In the urban transformation
process, mainly three types of public-private
sector partnership interventions are cited (Split,
2005):
Public sector managed leadership model: This
model is composed of political actors and
planning experts in the government and local
governments. It is the model where the most
authoritarian interventions take place in the
urban transformation process both in
operational and spatial terms.
In the public sector managed leadership
model, basically the public sector provides
regulative scope in the decision process,
develops corporate/legal frames regarding
incentives and restrictions and this way the
public interest is maximized. (Alp, 2012)
It is the type of cooperation formed generally
by the centralized government and local
municipality, and sometimes by more than one
municipality. In this model, municipalities act as
entrepreneurs in regards to land services.
Tuba Sari Haksever, Candan Çinar Çitak 116
 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 3(2), 114-123 / 2019
Private sector does not have a very extensive
role in this partnership structure it only carries
out some construction works on contractual
and commission basis. In short, municipalities
have the total control and power in this
process (Split, 2004).
Public-private sector partnership model: Public-
private sector partnerships have emerged as a
partnership model that followed the
privatization policies in 1980s and found itself
an execution area very rapidly. The objective
of this application is to meet the housing needs
by making use of public lands and taking
advantage of the private sector experiences.
Public private sector partnership model is
composed of actors from both sectors and
semi-public representatives. It is considered as
the most efficient, productive and balanced
partnership model in the urban transformation
process. In this type of partnership model,
actors form sector-based partnership coalitions
and develop regeneration strategies specific
to the process. In this type of partnership
models, actors form sector-based partnership
coalitions and develop required regeneration
strategies (Alp, 2012).
General characteristic of this type of
partnership model may be defined as having
the strong financial means of the private sector
and the efficient function of public sector,
which is guidance and regulation (as required).
What sets this type of partnership apart from
the others is that the cooperation with private
sector continues not only on the construction
phase but also throughout the operation phase
and a construction and operational
partnership is formed with the private sector
(Split, 2004).
Private sector-managed leadership model; are
composed of investors in private sector, land
owners and/or semi-public representatives. This
model is dissimilar to all other models in the
urban transformation project as the most liberal
type of strategies both on operational and
spatial level are developed with this model
(Alp, 2012).
3. Case Study
When we analyze the development of
urbanization movements in Turkey, we may
divide it into two periods: before and after
1950. Country's urban population that
demonstrated a very slow increase until 1950
(with its own dynamics) has entered a stage of
very rapid increase after this date as the result
of the immigration to the cities arising from the
structural transformations in the rural areas (Isik,
2005).
In Turkey, partnerships made with private sector
are mostly seen in areas where the land value
is high. Today, metropolitan cities where the
real estate market is highly active have
become the center of attraction for investors.
Transformation projects carried out at areas
where the land value is high, appear before us
as projects that are self-financing and that can
generate profit with the development rights
and functions of use that are changing.
It is seen that organization among actor groups
and form of relations develop and become
different within the scope of unforeseen
problems. Public sector that is much superior in
legal terms due to the powers it possesses,
requires the experience of the private sector in
issues like workforce and organization and two
sectors complement one another and speed
up the projects. However planning and
managing this relation accurately is the most
important criteria for successful completion of a
transformation project.
Urban transformation model organized by
Ministry of Environment and Urbanization at
Fikirtepe and its vicinity reveals out that the
partnership structure between the private and
public sector has not been fully developed yet,
the project process was not planned
accurately with decisions reached throughout
the process, and the parties continue to find
the accurate execution by trying to
understand the problems encountered in
implementation and reaching new decisions.
Urban transformation project for Fikirtepe and
its vicinity is analyzed by breaking it down to
stages in order to understand which roles the
public, private, and civil sector and local
community actors should play in which stages
of an urban transformation project.
3.1 Site
Fikirtepe is located at Anatolian side of Istanbul,
at the center of Kadikoy country, at the point
of intersection of Bosporus Bridge and D-100
highway and is very close to TEM access roads.
Also it is easily accessible with public
transportation. Despite its central position, we
can say that it is a shanty settlement made up
of unplanned structures deviating from public
housing laws, its population is high, level of
income and life quality is low and it is deprived
of municipal services. Buildings are generally
old, two and three story buildings without
construction permit. Project site is defined as
special project site under 1/5000 master plan
Tuba Sari Haksever, Candan Çinar Çitak 117
 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 3(2), 114-123 / 2019

and is declared as an urban transformation site
by the Istanbul Metropolitan Municipality.
Figure 1: The location of Fikirtepe in Istanbul
Fikirtepe, elected as the study site was used as
a picnic area until 1950s and after that
unplanned urbanization occurred due to
immigration after 1950s and in 1970s, the
number of this unplanned structures increased
and due to expansion of the city, the area is no
in a central location and became a topic on
the agenda of urban transformation process.
This project has a special spot among
transformation projects being carried out in
Istanbul both due to its scale and the new
transformation approach envisaged.
Fikirtepe area is composed of 60 city blocks.
Each one of these blocks with an approximate
area of 20 decare have 100-120 parcels and
houses 300-400 households. With the new
master plan, the structures in the form of city
blocks are granted the right to use 100%
additional floor area ratio, and the objective
was to follow a gradual construction system
and to turn the ownerships formed of very small
parts into ownerships with larger parts. The plan
allows individual settlements as well. However
the main approach of the plan is to realize
structural regeneration and transformation in
line with granting extensive development rights
by expanding the parcels.
It is believed that when development rights are
granted to larger parcels, title holders will start
to merge and eventually a structural
transformation will start. As the new master plan
grants the structures in the form of city blocks,
the right to use 100% additional floor area ratio,
a lot of construction companies tried to make
agreements with the local community on flat
for land basis and tried to collect parcels to
form a city block. Construction companies that
made an agreement with the land owners on
flat for land basis, are giving the land owners
flats under the new project according to
square meter of their lands, and the companies
also cover their rental fees until the end of the
project and pay their moving in costs.
Figure 2: Current Structure in Fikirtepe

Figure 3: The Structure in Fikirtepe following transformation

Tuba Sari Haksever, Candan Çinar Çitak 118


Fikirtepe and its vicinity is explored in 3 phases
in terms of efficiency of the actors in the
Table 1: Fikirtepe Urban Transformation Process
Fikirtepe Urban Transformation Process
22.02.2011 Implementary Development
Plan
28.02.2013 Cancellation Of Plan
28.12.2016 Plan Note Amendment
1. Stage: 2011-2013; The period from the
time the transformation process was initiated
by Istanbul Metropolitan Municipality with the
cooperation of Kadikoy Municipality until the
Ministry of Environment and Urbanization
declared the area as risky in 2013,
2. Stage: 2013-2016; The period until
Ministry of Environment and Urbanization has
been authorized as the sole authority of the
new process that was initiated by Istanbul
Metropolitan Municipality and Ministry of
Environment and Urbanization, the public
authorities for the area that had been
declared as risky,
3. Stage: 2016-2018; The new process
initiated with the partnership of Ministry of
Environment and Urbanization and Kiptas and
Ilbank;
4. Methodology
In this study, in order to accomplish the
objectives of the study, semi-structured face-to-
face interviews were made with the actors
playing a role in the urban transformation
process at Fikirtepe and its vicinity. Separate
forms were issued depending on the
participants and actor groups interviewed.
Semi-structured in-depth interviews were made
with the actors at determined stages and
questions and answer method is used in the
process.
In this study, as the determinative feature of the
qualitative researches is to discover the
perspectives of the persons interviewed with, in
order to explain the process that took place in
the area and to understand the actors and
relations, semi-structured interview technique
composed of open and closed end questions
was used as the data collection method.
Accordingly stages and actors were
determined. Afterwards in-depth interviews
were analyzed with the help of these stages
and titles.
JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 3(2), 114-123 / 2019
transformation process:
Stage Actors
1st Stage Isyanbul Metropolitan Municipality-
2011-2013 Kadiköy Municipality
Ministry Of Environment And
2nd Stage
Urbanization-
2013-2016
Istanbul Metropolitan Municipality
3rd Stage Ministry Of Environment And Urbanization
2016-2018
To begin with, documentations regarding
Fikirtepe Urban Transformation project were
examined in-depth by taking into consideration
the roles, responsibilities and perspectives of
various stakeholders. Then in order to analyze
the approach of the stakeholders to the
partnerships and the transformation process,
from the perspective of engagement,
interviews that were semi-structured as 3 stages
were made from 2016 to 2018 with 45 actors
who were directly or indirectly involved in the
project.
The interview questions were envisaged to
underline any challenges that had been
encountered to date, to discuss the ways to
resolve these and to examine the strategies for
facilitating engagement and partnerships of
the private and public sector.
5. Findings
Different options of implementation for the
transformation envisaged under Fikirtepe
Implementary Development Plan and project
implementation methods that require
arrangements like increase of floor area ratio
depending on parcel combinations etc. had
caused the implementation process of the plan
to differ from the implementation processes
that were carried out until then. Many title
holders in the area preferred to unite their
parcels with the other title holders, instead of
acting individually, in order to benefit from the
highest floor area ratio granted to city blocks
under the plan.
5.1 First Stage
Within the scope of the study regarding the
transformation process, 1st stage starts upon
approval of the 1/1000 scale plan by Istanbul
Metropolitan Municipality in 2011. As the actor
that started the Urban Transformation Process,
IBB followed the strategy of monitoring the
Tuba Sari Haksever, Candan Çinar Çitak 119
 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 3(2), 114-123 / 2019
process rather than being involved in the
process. At the beginning IBB had the authority
to make the planning required to resolve the
problems in the area but later it refrained from
being part of the implementation process. At
that stage, Istanbul Metropolitan Municipality
who was the only authority under the plan, did
not take part in the process and land
acquisitions were made based on the
contracts made between the title holders and
investors.
The people interviewed stated that major
challenges were experienced at this stage as
the floor area ratio determined was high and
as the agreements were being made between
the title holders and the contractors, and they
said “contractors should be inspecting the
process, the local community incurs loss as the
awareness raising was insufficient and that
most people had to sell their land share due to
extension of time„.
In the settlement process, the content of the
contract concluded between the title holders
and companies was configured entirely in line
with their demands and no public institution
had any control or guidance at this stage.
Interviewed person with code YH1 mentioned
that contracts were not sufficient, and the one
with code GK3 stated “we do not trust the
investors„.
1st stage is carried out under the supervision of
the Metropolitan and Kadıkoy Municipalities,
with the title of authorized institutions, and the
stage ends after the plan for the process is
cancelled and Ministry of Environment and
Urbanization is authorized within the scope of
the law no. 6306 on transformation of areas
under Disaster Risk. 1st stage is mostly the
period when first impressions about the
transformation process in the area starts to
shape.
5.2 Second Stage
2nd stage is in fact an important first step taken
to find solutions for the challenges
encountered with the plan in the 1st stage. First
of all, there was a requirement at the
beginning to have approval of 100% of the title
holders for applications to be made on city
block basis which lead to substantial problems
and later with law no. 6306, 2/3 majority was
considered acceptable, which paved the way
for these applications. At the Preliminary
Project and building permit stages, both
municipalities (IBB and Kadiköy Municipality)
were authorized, the time of approval
processes extended, so the Ministry of
Environment and Urbanization started to
manage the process as the sole actor at the
beginning. Then the plan was amended and
the Ministry shared this authority with
Metropolitan Municipality. Due to problems like
urban and social reinforcement areas not
being sufficient, sustainability of reinforcement
areas not being maintained as spatial
distribution of reinforcement areas to be
acquired from the areas to be assigned to the
public, is not configured with a holistic
approach, and the administration to whom the
reinforcement areas will be assigned to not
being clear, it was decided to increase the
ratio of the reinforcement area to be assigned
to the public from 20% to 25% and to assign
these areas to the treasury.
Interviewed person with code CSB1 states the
following “the ministry was involved in the
project process in order to clear the way for the
process that faced a bottleneck „ ; interviewed
person with code CSB3 says “the main target is
to expedite and facilitate the process „;
The Ministry holds the authority for the
amendment of the plan and building permits
and has granted the authority to approve the
project to Istanbul Metropolitan Municipality. As
officially Kadıköy Municipality is no longer part
of the transformation works. Another important
step taken to expedite the agreements was
the Urgent Expropriation Decree enforced by
the Ministry. This way the state would have the
authority for expropriation in respect of the city
blocks on which an agreement could not be
reached and the process will progress more
rapidly. However the expropriation process
lasted much longer than estimated so shortly
after it was decided to annul the decree for
expropriation.
Another important development in the process,
in respect of organization among the actors,
was the formation of Fikirtepe Platform by 17
members of Fikirtepe Urban Transformation
Association that continue their Urban
Transformation studies in Fikirtepe, with the
purpose of ensuring secure and regular housing
in the area. Platform Member with code ÖS1
states his opinion;
“Urban transformation at Fikirtepe
gained outstanding speed with the
support of Ministry of Environment and
Urbanization”.
One of the most important problems in this
process was the lack of a reconciliation
platform where actors could meet. That’s why
contractors’ platform has become very
efficient in determining the common problems
Tuba Sari Haksever, Candan Çinar Çitak 120
 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 3(2), 114-123 / 2019
of the private sector and communicating the
problems to relevant authorities.
IBB and Ministry of Environment and
Urbanization acted unofficially as problem
resolution units. Title holders and contractors
participated in meetings at Metropolitan
Municipality and Ministry premises from time to
time in order to both explain their problems
and to reach a consensus.
Another important development in terms of
expediting the process was the omnibus bill
enacted in 2016. By including the provision
permitting sales on city block basis, urgent
expropriation cases were dropped and share
sales started.
Companies informed the Ministry of
Environment and Urbanization about the
agreement ratio in the city blocks they are
interested in and the Ministry evaluates
whether these city blocks are subject to sale. In
case an agreement of 2/3 is reached, the
rights of the remaining 1/3 is sold to the other
residents of the city block. This omnibus bill
paved the way for permitting sale of the rights
of 1/3rd of the title holders, which was an
important development that expedited the
process.
However since city block based agreements
took long and evacuations on area basis were
made and as the contractors had to pay rent
for a long term as public institutions could not
reach a settlement among themselves which
caused delay of required documents, they
faced financial difficulties. At this stage some
companies declared bankruptcy and tried to
reach settlements with foreign partners. At this
point it was highlighted that as a right granted
under the law “rent fees should be paid by the
public„.
5.3 Third Stage
One of the most important phase of urban
transformation process of Fikirtepe and its
vicinity is the addition of the decision
“preliminary project approval will be cancelled
and implementation will be done only
according to the architectural project to be
approved by the Ministry of Environment and
Urbanization” with the amendment of the plan
in 2016. With this decision, Istanbul Metropolitan
Municipality that was included in the
transformation process as required by its
authority, is no longer an actor in the process
as required by the plan note. And this
amendment of the plan is the start of the 3rd
stage. The interviewed person with code CS4
emphasizes that;
“this amendment was made to achieve
progress in the process”.
Likewise interviewed person with code OS11
states that “The Ministry should be part of the
transformation process exercising its control
authority”;
Ministry of Environment and Urbanization
continues its activities to complete the
transformation in the area rapidly by providing
interim solutions, while negotiating for
partnership with companies in the area that
are facing financial difficulties. To avoid
suffering of the public due to projects that
could not have been completed by the
companies because of the financial difficulties
they face, the Bank of Provinces running under
the Ministry and Kiptaş, an affiliate of Istanbul
Metropolitan Municipality, formed a
partnership to complete the 2 projects that
were suspended. In this partnership protocol
signed by Ministry of Environment and
Urbanization, the Bank of Provinces and Kiptas,
the Bank of Provinces is responsible of the
financing and Kiptas is responsible for the
construction.
6. Discussions
Urban transformation process being
implemented at Fikirtepe area chosen as the
site for this study was explored to uncover the
role of the actors in the transformation process
and engagement among actors and
partnerships. The findings suggest that
transformation works should be carried out in
coordination with all stakeholders in order to
have a successful outcome and that a more
efficient and productive relation is required
between the private and public sector (Roberts
and Sykes, 2000). It is specifically anticipated
that the effects of partnership structures of the
actors will become evident in the long term
(Garcia, 2004).
In order to have a feasible urban
transformation, long term planning should be
made and partnership and cooperation
between actors should be ensured by taking
into consideration all the transformation
factors. Solid coordination and strong
communication network among the parties is
required to realize the partnership model, it
should not be just an economic agreement.
In the study exploring the urban transformation
project for Fikirtepe and its vicinity, some of the
major issues that arise as problems in the urban
transformation processes in our country are
elaborated. These are;
Tuba Sari Haksever, Candan Çinar Çitak 121
 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 3(2), 114-123 / 2019
The members of the parties of the urban
transformation projects, their qualities,
quantities may vary according to the quality of
the transformation project, the objectives,
spatial scale (approach for districts or the entire
city) and may shape according to the purpose
of transformation and other conditions (Turok,
2005). Actors and their roles in the
transformation area should be determined.
Authorities and responsibilities in the
management and organization of urban
transformation area should be defined clearly.
The public sector, the actor initiating the
transformation projects, needs to take the
leadership role throughout the process. The
authority and task sharing among public
institutions must be clarified as a priority. It is
considered that the public sector, which we
may describe as the main actor of the urban
transformation process, needs to take on
supervisory and regulatory role in the
partnership process and in general the
leadership role in the urban transformation
projects (Split, 2005). Public sector should be
able to minimize the private sector risks by
generation of knowledge regarding spatial
planning and political requirements in the area
(Mccarthy, 2005).
If the local community does not clearly
understand the methods and reasons of
transformation, the expectations of the target
group will vary and this will lead to loss of trust.
The project scenario should be developed
together with the residents of the area and the
community must take an active role in the
project and its implementation.
It is observed that organization among actor
groups and relation patterns listed under
unforeseen problems are developing and
changing. Public sector that is much superior in
legal terms due to the powers it possesses,
requires the experience of the private sector in
issues like workforce and organization and two
sectors complement one another and speed
up the projects. However planning and
managing this relation accurately is the most
important criteria for successful completion of a
transformation project.
Public wants to be a part of the negotiation
process among title holders and contractors
until an agreement is reached between the
parties (contract based) just like in Fikirtepe
case. However it’s role should be to balance
the relations between actors and to control the
transformation project. Government should
protect the rights of the actors, encourage
engagement of various organizations that will
make significant contributions to urban
transformation and should determine the
responsibilities. Multi-actor partnership structure
has the ability to cover all aspects of an urban
problem.
As Scharpf (1997) says each actor in the urban
transformation process has its own strategy and
style. Each actor is in fact an institution on its
own. However since the result of the selected
strategy depends on the strategies of the other,
the objectives are interdependent. Also we
should not forget that people always act in the
interest of their own so it is not possible to
explain the interactions purely objectively.
(Scharpf, 1997). Actor groups that can organize
take decisions much easily. The size of the
group show that people are controlled by the
group they are part of and their actions are
limited accordingly. (Douglas, 2007).
7. Conclusions
Models that involve all actors in the planning
and implementation process are required to
figure out the multi-dimensional and complex
structure of urban transformation projects.
These models should be formed under the
leadership of the public sector and
engagement of all relevant actors in the
transformation process should be ensured. The
primary role of the public sector should be to
guide, supervise and regulate.
In Turkey, a multi-actor partnership approach
should be adopted with participation of
private sector, voluntary sector and local
community along with the public sector. As
actors take more roles in urban transformation
projects, economic, social and managerial
aspects will develop. To incorporate the private
sector in urban transformation projects, some
of the incentives expected by the private
sector should be given and attractive terms
should be provided. Local community should
be incorporated in the transformation process
at the planning phase and must be informed
about updates at each stage of the process
and their engagement should be ensured.
Urban transformation projects should be clearly
configured and planned right from the start
and partnership structures that will follow-up
the changing conditions and keep these under
control needs to be developed.
Acknowledgements
This research did not receive any specific grant
from funding agencies in the public,
commercial, or not-for-profit sectors.
Tuba Sari Haksever, Candan Çinar Çitak 122
 JOURNAL OF CONTEMPORARY URBAN AFFAIRS, 3(2), 114-123 / 2019

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Tuba Sari Haksever, Candan Çinar Çitak 123

Another random document with
no related content on Scribd:
very good-looking? Not pretty, you know, but handsome and distinguished
looking."

"I haven't seen her for some years," Mr. Tracy answered, "but still I
daresay she hasn't changed much. Women can always remain any age they
please."

The girl smiled, as in duty bound.

"I always envy Mrs. Sinclair," she said. "She has everything a woman
can possibly want—except, perhaps, a husband."

So there was no Mr. Sinclair. Possibly Jervis was right, and Melville
hoped to make good the want in this lady's scheme of things.

"Do you think a rich widow's is really the happiest lot of all?" Mr. Tracy
enquired.

"Depends upon the husband, I should say," the girl replied; "but Mrs.
Sinclair is going to have a husband again."

"Is she?" said Mr. Tracy. "Gad, I'm glad I got wind of the fact before
seeing her. Women never forgive you if you don't know that sort of thing,
do they? Who's the happy man?"

"Well, he's not much of a man," the girl replied, with some disdain, "but
he's got a title, and heaps and heaps of money, so perhaps the other doesn't
matter, specially to a lady who has been married before. You can't expect to
be in love twice in one life, can you?" and she heaved a prodigious sigh as
she thought of her own first ardent passion, still burning brightly.

"Not much of a man, isn't he?" said Mr. Tracy, amused. "What sort of a
title has he by way of compensation?"

"I don't know exactly what he is," she answered, "but his wife will be
My Lady, anyhow. She's engaged to Sir Ross Buchanan. Do you know
him?"
 "I know of him, of course," the lawyer said, "but I never met him. He's
one of the richest men in the three kingdoms."

"Is he?" said the girl, with awe and admiration. "Well, there's no end to
some people's good luck."

Mr. Tracy paid for his refreshment, and awaited an omnibus which
should take him to the less savoury purlieus of the law.

"A remarkably good day's work," he said. "I must devise some excuse
for calling upon the fascinating widow, if only out of curiosity. Anyhow, it
isn't matrimony that she is contemplating with Melville Ashley. Sir Ross
Buchanan stops the way."

But if his enquiries that day opened his eyes to the possibility of
Melville having less ground of complaint against Sir Geoffrey than he had
hitherto supposed, his investigation into the financial transactions that had
taken place between them surprised him still more that night. He went
carefully through Sir Geoffrey's bank books, and comparing the entries
therein with the counterfoils of the cheques and the neatly docketed receipts
in Sir Geoffrey's writing table drawers, worked out a little sum in addition
that astonished him beyond expression. The cheques to tradesmen marked
"a/c M.A.," the details in the various accounts, and the individual cheques
made payable to Melville, amounted to a total quite appalling to so simple-
minded a man as this old-fashioned solicitor. If he had been inclined at first
to think that Ralph exaggerated in his description of Melville's
extravagance, he now had evidence more than sufficient to prove that such
was not the case. No terms were too strong to condemn Melville's wanton
and wicked waste of money; no further reason was required to explain why
he had been disinherited by his too long-suffering uncle and guardian.

Mr. Tracy sat up late that night revolving the whole matter in his mind,
and when at last he went to bed it was with the firm determination of having
a personal interview with Mrs. Sinclair on the very first opportunity.
 CHAPTER XXIII.

SIR ROSS IS QUITS.

For some little time, however, no opportunity arose, and Mr. Tracy was,
in addition, conscious of a certain diffidence in calling upon a lady to whom
he was utterly unknown, simply with the object of making a fishing enquiry
into the manners and morals of one of her friends. Melville wrote him a
polite note, expressing regret at having missed him, and privately gave
Jervis a wigging for allowing anybody to have the run of his rooms for a
couple of hours. He could not, however, display great anger, and the effect
of what he did say was only to seal Jervis's lips as to the conversation that
had passed between Mr. Tracy and himself. Moreover, it was so reasonable
that Mr. Tracy should call upon him in the immediate circumstances that
Melville scented no danger, and continued in a peaceful and equable frame
of mind.

It was a disturbing fact that Ralph should not have been acquitted, but
there was, undoubtedly, some compensating advantage to be derived from
it, inasmuch as if the evidence was so strong against him it was so much the
less probable that any would be diverted to the real criminal, and Melville
still consoled himself with the reflection that his brother would certainly be
acquitted next time. Actually, it worried him scarcely at all, and to his
brother's discomfort and anxiety he was quite callous.

Upon Lavender, on the contrary, the idea of an innocent man being in

such dire peril had an effect quite paralysing. Fear of discovery as Lady
Holt was eclipsed by fear for Ralph, and she would have risked all, so far as
she alone was concerned, if only so she could have set Ralph free. But
Melville acquired an influence over her against which she was unable to
rebel; it was not only the influence exerted through his own personal
magnetism, undeniable as that was; he did not shrink now from working on
her over-wrought nerves to reduce her to a state of physical and mental
prostration, in which he could mould her entirely to his will. He even
conveyed to her an impression that under desperation he might become
dangerous, and more than once there was a look in his eyes that frightened
her. Thus, under the pressure of these combined emotions—horror of what
she had seen, fear of Melville, apprehension for Ralph, and anxiety about
her own future—Lavender became a wreck. Unable to sleep, she dosed
herself with narcotics to numb her sensibilities, and unused to the narcotics
she grew ill and a shadow of her former self. At night she lay awake in fear
of the silence, and by day she kept awake in fear of every sound. To the few
casual acquaintances who called she was not at home, although her
prolonged solitude was prolonged misery. Yet she could not make up her
mind to do what Melville persistently advised, and go abroad until the
crime and the mystery of Sir Geoffrey's will ceased to occupy public
attention.

Lucille attributed her mistress's illness only to dread of prosecution for

bigamy, and more than once attempted to reassure her.

"If you don't choose to answer the advertisement," she said, "there's
nobody to answer it for you; and as for this reward that's offered now, you
say that nobody but me knows you ever were Sir Geoffrey Holt's wife.
What's two hundred and fifty pounds compared to a home where a person
feels she's liked, besides being well paid and comfortable? Of course, if you
can't trust me, there's no more to be said."

Then Lavender would protest that she had every confidence in her
maid's devotion, and for a few minutes would be less hysterical; but the
greater evil, of which Lucille had no knowledge, was too great for the
improvement to be maintained, and with each re-action Lavender's
condition grew more deplorable.

As ill-luck would have it, Mr. Tracy made up his mind to call one day
when, Lavender being in rather better spirits, Lucille had gone out for a
couple of hours. In answer to his ring, the door was opened by the cook
who was by no means well versed in the art of admitting or of getting rid of
visitors. She declared, it is true, that Mrs Sinclair was not at home, but
something in the manner of her declaration induced Mr. Tracy to persist,
with the result that he effected an entrance into the drawing-room, while the
woman took his card upstairs to see if her mistress would make an
exception in his favour and receive him.
 Lavender read his name with sickening terror, and the expression on her
face alarmed the cook.

"The gentleman said he was a friend of Mr. Ashley's," she explained in

self-defence "and wanted to see you on business. He wouldn't take 'no' for
an answer."

Lavender tried to pull herself together.

"I don't know the man from Adam," she said, "and I feel much too ill to
see anybody on business. Go down and say I am sorry but I can't see
anyone. Tell him I've been ill. Tell him anything you like. Only get rid of
him."

And when the cook went reluctantly downstairs, Lavender stood with
blanched cheeks and beating heart by the window, counting the ticks of the
clock until this awful visitant should go. Hiding behind the curtains she
watched him walk slowly down the path, and some time after he had
disappeared she remained with hands clenched upon the back of a chair,
watching with nervous apprehension in case he should return and make
another attempt to see her. She showed his card to Lucille on her return.

"It can only mean that he suspects that Mrs. Sinclair and Lady Holt are
one and the same person," she said despairingly. "It is the end of
everything," and her hysterical collapse was pitiful to witness.

That first visit, indeed, marked a point when Lavender's illness became
serious. She refused to see a doctor, and this refusal Lucille made no great
effort to combat, knowing that freedom from worry and plenty of rest were
all that were necessary to restore her mistress to health, and that although
any physician might prescribe these two remedies, no one could provide
them. For the present, therefore, the faithful woman contented herself with
never leaving Lavender, and with taking control of the establishment in a
manner that was as effective as it was silent and undemonstrative.

When next Mr. Tracy presented himself at The Vale, Lucille received
him.
 "Mrs. Sinclair is really very ill," she said, "and unable to see anybody;
but more than that, she told me the other day that she did not know your
name and would not see you on business without knowing something about
it beforehand. If you like to write to her, I daresay she will make an
appointment to see you when she comes back."

"Comes back?" said Mr. Tracy.

"Yes," Lucille replied; "from abroad. She goes to-morrow, if she's well
enough, but she will certainly go this week."

And Mr. Tracy had nothing left but to murmur some polite good wishes
for her complete restoration to health, and go away again.

"The good lady is determined to avoid me," he thought. "Well, it can't

be helped. The clock won't stop for poor Ralph Ashley because Mrs.
Sinclair wants to go abroad, and I am determined to get to the bottom of all
I don't know about the family before it is too late. Mrs. Sinclair has reasons,
either of her own or of Melville Ashley's, for not wanting to see me.
Perhaps her fiancé will be more accommodating. I will beard the bold Sir
Ross in his den."

Without further delay he set about the business. Sir Ross was in the
habit of standing much upon his dignity, and felt inclined at first to refuse
admission to this stranger who presented himself at his door without any
previous advertisement of his coming; but his curiosity was aroused by the
message that the stranger desired to see him in connection with Melville
Ashley. Whether Sir Ross scented a battle from afar, or whether it was a less
heroic form of curiosity, does not matter much; at all events, he acceded to
Mr. Tracy's request for an audience, and with the proud air of a man who is
not only a millionaire but a patrician, he entered the room where his visitor
was awaiting him. With a magnificent gesture he motioned him to a seat.

"You are—er?" was his intelligent enquiry.

"I am the family solicitor to the Ashleys and to the late Sir Geoffrey
Holt," said Mr. Tracy, "and I am very anxious to enlist your help in a matter
of considerable delicacy. May I throw myself upon your mercy, Sir Ross,
and beg you to help me, if you can?"

"I shall be glad if I can be of any assistance," said Sir Ross stiffly, "but I
quite fail to see how it is likely that I can be. Is it in connection with the
murder that you think I may be of use? Sir Geoffrey was—er—one of us."

"Not perhaps directly in connection with the murder," Mr. Tracy replied,
"but there are several things in the story which are puzzling. What more
natural than that I should come to a man of the world like yourself and say,
'I have no right to trouble you with my difficulties it is true, but of your
charity help me from your superior knowledge of men and of affairs?'"

Sir Ross concealed his delight with difficulty.

"But why choose me? There are other men of the world whose names, I
should have thought, would have suggested themselves more naturally."

"I had one primary object in venturing to come to you first," Mr. Tracy
answered. "Sir Ross, I am speaking as if in the confessional?" Sir Ross
bowed. "Well, then, I want you to tell me what you know of Mr. Melville
Ashley."

The slowly dawning look of cordiality died again from the little
baronet's face, and his dignity was icy.

"I know—and I desire to know—practically nothing at all about Mr.

Melville Ashley."

Mr. Tracy hastened to explain.

"As I said just now, I throw myself upon your mercy. My visit may
seem an impertinent intrusion, but it is not prompted in any degree by love
or regard for Mr. Melville Ashley." He proceeded to explain how he had
been led to make some enquiries into that individual's mode of life, and
with what result. "You know everybody, Sir Ross. Is it common knowledge
that Mr. Ashley plays high?"
 "The first time I ever saw him was at Monte Carlo," Sir Ross replied,
"and on that occasion he took advantage of the viaticum to get home, so he
played, at any rate, until he had nothing left to play with. Over here I don't
know much about him personally, but I could not afford the points which
his set affect."

Mr. Tracy shrugged his shoulders.

"Thanks; that is quite enough for my purpose. The fact is, I was at a loss
to account for various sums of money which have passed through his hands,
and the cards seemed the only possible explanation. I don't think he drinks
or has other vices."

"Gamblers never do drink," said Sir Ross vindictively; "they press the
liquor on the other side. Frankly, Mr. Tracy, I think Mr. Melville Ashley is
the devil incarnate, and I should never be surprised to hear any villainy of
him."

The vigour with which the little man delivered himself of this outburst
surprised the lawyer considerably, but he trimmed with superlative skill.

"He is one of those curious people who lead several different lives
simultaneously. In my capacity of Sir Geoffrey Holt's executor I wanted to
ascertain why his uncle disinherited him—which he has done—in order that
I might know how far to encourage or restrain his brother's impulse to make
provision for him by deed of gift."

"What's the brother like?" enquired Sir Ross.

"A fine fellow," said Mr. Tracy warmly; "white all through. As different
from Melville as it's possible to imagine."

"Must be," grunted Sir Ross. "If it weren't that you say he's been cut off
without a shilling, I should say that Mr. Melville Ashley shot his uncle and
shifted the suspicion on to his brother by some vile trickery." He paused a
minute, and then in his turn sought the information which he had failed to
obtain elsewhere. "You are the family lawyer, so you will probably be able
to tell me this. What is the relationship between Mr. Ashley and Mrs.
Sinclair?"

"Do you mean the Mrs. Sinclair to whom you are engaged?"

"To whom I was engaged," said Sir Ross, flushing; "that is whom I
mean. I am told there is some relationship by marriage between her and the
Ashleys. What is it precisely?"

"I am not aware of any," said Mr. Tracy, feeling horribly uncomfortable.
"I know they are acquainted."

"I knew Mr. Sinclair intimately," said Sir Ross, "but I never heard of
any relations of his named Ashley; yet when I had occasion to object to Mr.
Melville Ashley's very constant attendance on and very marked attentions
to Mrs. Sinclair, an attempt was made to over-rule my protest on the ground
that they were so closely related by marriage that my objections were
absurd. What is the relationship?"

"Really you embarrass me very much," said Mr. Tracy pathetically. "If
Mr. Ashley alone had alleged it I should have said he was mistaken, but if
the lady corroborated it there must be something in it, although it is news to
me."

"There was so much in it," said Sir Ross, with fine sarcasm, "that I
required the lady to choose between us, and as she declined to give Mr.
Ashley his congé I retired from the apparent rivalry with a person whom I
detest, and my engagement to Mrs. Sinclair is cancelled."

"Not many women are so unmercenary," Mr. Tracy replied, "and not
many men get such proof of having been loved for themselves alone and
not for their wealth and position."

He meant the remark to be in the nature of an emollient, but it failed to

have that effect.

"I am not sufficiently sentimental to appreciate the value of being loved

for myself alone," Sir Ross responded drily, "if the upshot is that I am to be
jilted for somebody else. The essential thing is that I, although one of Mr.
Sinclair's intimate friends, have never heard of any relationship between his
family and Mr. Ashley's; neither have you, although you are the solicitor to
Mr. Ashley's family. It merely corroborates my previous impression that the
alleged relationship is all my eye."

He blew out his cheeks, which were purple with just indignation at the
recollection of the affront offered to his intelligence, and glared fiercely at
Mr. Tracy, who represented his hated rival's house; but Mr. Tracy remained
as gentle and unmoved as ever.

"I am unable to explain, Sir Ross. I have never met the lady, nor indeed
heard of her except as your future wife. What is she like?"

Sir Ross looked round the room; the photographs of Lavender, which
once were numerous, had been removed immediately after the rupture of
the engagement, and he had to open a bureau in a corner to find some.
There, however, he found plenty, framed and unframed.

"There she is," he said, and heaved a sigh as he saw the counterfeit
presentment of her superb womanhood.

But Mr. Tracy's forehead was all wrinkled and his eyebrows were drawn
together as he stared at the photographs and tried to fix in his memory
where he had met this woman, and under what cognomen; it must be long
ago, and yet the face was familiar to him. At last his mind responded to the
effort, and putting his hand into his inner pocket he withdrew a letter-case,
and opening it produced the photograph of the unknown lady which
Gwendolen had given to him at Fairbridge. He laid it on the table by the
others, and motioned to Sir Ross to examine it.

"Yes, that must be an early photograph of Mrs. Sinclair," the baronet

exclaimed. "How do you come by that?"

Mr. Tracy hesitated to disclose the chain of his thoughts. To do so might

cause much pain to the worthy little Scotchman, who, at least, had been
sincere in his affection for this woman, and Mr. Tracy shrank from doing
that. Yet, so much might be at stake!
 "It looks like an extraordinary freak of fortune, but of course I may be
wrong. I found that photograph among a lot of papers, and did not know
whose likeness it was. You are sure it is Mrs. Sinclair?"

"Morally certain," said Sir Ross. "What does it all mean?"

"Possibly nothing," Mr. Tracy answered; "possibly a great deal,

including an explanation of that alleged relationship. You can help me more
than I thought, though, perhaps, at the cost of suffering to yourself. I believe
that this is a picture of Sir Geoffrey's widow, Dame Lavinia Holt. If I am
right, it will prove at least that Mr. Melville Ashley has committed perjury
in one important particular, and it may prove God knows what else."

"What else?" thundered Sir Ross. "That Mrs. Sinclair shot Sir Geoffrey
Holt?"

"The Lord forbid!" said Mr. Tracy very earnestly; "but I have to rescue
an innocent man. Whoever did that murder, it was not Ralph Ashley, as I
mean to make clear before the world. If I can prove that this"—and he laid
his hand upon the portrait found by Gwendolen—"is a picture of Lady Holt,
I can save my man. That done, I'll gladly leave the rest to God and to the
Crown."

CHAPTER XXIV.

MRS. SINCLAIR RESOLVES TO GO AWAY.

Lavender never ceased to regret the impulse which had prompted her to
persuade Melville to let her accompany him on that fateful visit to
Fairbridge. Missing the constant attendance of him and of Sir Ross
Buchanan, after their unfortunate meeting in her drawing room, she became
bored with her own society, and was really only influenced by that, and
perhaps by some little idle curiosity, when she called upon him at Jermyn
Street and induced him to give her the innocent pleasure of a picnic up the
river. It seemed too cruel that her simple want of something definite to do
on that one day of her life should have involved her in such an appalling
catastrophe. She had never known a moment's peace or happiness since
then. Had it not been for her lack of occupation and for her natural terror of
the thunderstorm, she would not have gone to the Manor House at all,
would not have been a witness of the tragedy, would not have had this
burden on her soul. Were it not for her knowledge whose hand took Sir
Geoffrey's life she could have faced the world with a clear conscience on
the subject of that crime, could have awaited the issue of Ralph's trial with
comparative equanimity, and have received Melville with no reservation of
mistrust or horror of the blood upon his hands.

That single impulse had rendered this impossible. She did know who
the real criminal was, did know that it was an innocent man upon whom
suspicion had fallen, did know the injustice of it all; and yet her lips were
sealed and she was dumb. From the moment of Ralph's arrest until the
moment at the assizes when the jury failed to agree upon a verdict, she had
remained in London, unable to tear herself away from the dreadful
fascination of his danger. She had confidently anticipated his acquittal, and
the relief she would have experienced at knowing that an innocent man
would not suffer death, would have been the saving of her own life and
reason. But although she had endured the torments of suspense so long, her
strength was exhausted and she could endure no more. If, next time, Ralph
were convicted, Lavender felt sure that the horror of his impending doom
would drive her mad. It was better if he had to die that she should not know
it, should only learn of it long after it had happened. She must go away, and
at once.

That was the conclusion at which she arrived immediately after the
abortive trial, and Mr. Tracy's visits to The Vale only confirmed her
resolution. She was satisfied that his object in calling was to identify her as
Lady Holt, and that identification only meant the substitution of one
disaster for another. So, after his second visit, she determined to do what
her maid had professed she was upon the point of doing, and leave for the
Continent that week. Had it not been for the necessity of seeing Melville,
she would have made an effort to start the following day, but she could not
leave without making some arrangement with him for the communication
of urgent news, and this involved the settlement of some definite route to
which she must adhere, and also the invention of some code, under the
seeming innocence of which the most startling information might be sent to
her without attracting attention.

Moreover, houses cannot be casually left in London, unless, perhaps, by

the very rich, who have servants to whose care they can entrust everything
just as it is at any moment; and Lavender had all the house-pride and
affection for her goods and chattels that makes English home life so
indicative of English character. Having decided to go away, she set about
doing the thousand things that must be done ere she could lock all the doors
and windows, and abandon her house to the formal custody of the caretaker.

She stood in the drawing-room buttoning her gloves, and looked around
her. All the silver ornaments, the ivories and needlework were put away,
and the place wore a cheerless look. She would be glad when the morrow
came and she turned her back upon it for an indefinite time. If only she
could leave her misery behind as well, with what a different feeling she
would start upon her journey! But that could not be; only death could bring
her that emancipation.

Leaving Lucille upstairs to finish packing, Lavender went round to the

tradesmen to pay their several books and give instructions that they should
not call for orders until they heard from her again. She completed her round
of visits with an odd sense of having come to the end of a period in her
existence, and was walking listlessly homewards, when the thought struck
her that she must lose no time if she wanted to be sure of conveying a
message to Melville before he left home, as she knew he generally did after
his mid-day meal. It was to be a verbal message, given by Lucille to him in
person, and it must be carefully worded, so as to arouse no speculations in
the servant's mind. She walked briskly back and called Lucille.

"I want you to go to Jermyn Street at once," she said, "and take a
message to Mr. Ashley. His chambers are on the top floor, and you can go
up to his door without telling the hall porter whose rooms you are going to.
Say you must see him himself, and when you do, give him my
compliments, say I am going abroad to-morrow, and ask him if he will take
me out to dinner to-night, and tell you where and when I shall meet him."

"And if he isn't in?"

"Don't deliver the message to anybody but Mr. Ashley. If he isn't in you
must go again later on, but you will see him if you go now. Take a cab, so
as to make sure."

Inwardly Lucille was a little surprised, for she had seen much less of
Melville lately, and hoped that his great intimacy with Lavender was
diminishing. She looked forward to a time when Sir Ross Buchanan would
pick up the dropped threads of his courtship and draw her mistress into a
safe haven of matrimony, from which Mr. Ashley, with all other disturbing
influences, would be permanently excluded. That very morning, when
packing, she had hesitated as to whether she should or should not put into
one of the portmanteaux the large silver-framed photograph of the little
baronet, which always stood on Lavender's dressing-table, and she had only
decided not to do so because on this occasion she was anxious to take
nothing which might remind her mistress of the immediate past. But of all
this the good creature made no sign. She donned her hat and gloves, and,
selecting a hansom with a likely-looking horse, soon arrived at Jermyn
Street.

Acting upon her mistress's instructions, she walked upstairs and

knocked at Melville's door. It was opened by Jervis, who looked at her
approvingly.

"Is Mr. Ashley at home?" she enquired.

"Yes," said Jervis. "What name shall I say?"

Lucille hesitated; it might be advisable not to mention her mistress's

name to the valet, and her own surname was not known to Melville.

"Miss Lucille," she said at last, and Jervis smiled.

 "French," he thought. "Query, French maid. Gad, I'm beginning to think
I gave Mr. Ashley a false character to the family lawyer, and that the circle
of his female acquaintances is larger than I thought." He invited Lucille to
walk in, and bestowing upon her another smile of cordiality and approval,
of which she took no notice whatever, went into the bedroom where
Melville was dressing.

"A lady to see you, sir."

"A what?" said Melville, looking at the clock; an odd time, he thought,
forgetting for the moment, with characteristic casualness, the urgent reasons
several women might have for ringing him up at any time. "Who is she?
What does she want?"

"Don't know, sir," Jervis replied; "haven't seen her before; gave the
name of Lucille—Miss Lucille."

"Oh! ah! of course," said Melville quickly. "That's all right. Tell her I'll
come in a minute, and then I shan't want you."

"Thank you, sir," said Jervis, and giving the message to Lucille, he left
the flat, and, substituting a smart coat for his linen jacket, he arranged
himself upon the staircase to await Lucille's reappearance, holding a feather
brush in his hand to avoid any air of being out of work.

Lucille criticised the room in which she was, and sniffed.

"Ladylike," she remarked, and the epithet was a happy one. The open
piano, the violins, and a basket-tray of cut flowers, just delivered by a
neighbouring florist, gave an impression that the occupant of the flat was a
woman rather than a man. She rose as Melville entered.

"Your mistress has sent me a message?" he said curtly.

"Yes, sir!" she answered. "She desired me to give you her compliments
and say that she is leaving for the Continent tomorrow, and to ask whether
you could take her out to dinner this evening."
 Melville frowned; he had an appointment for the evening which he was
unwilling to cancel, but experience had shown him that Lavender would not
trouble him unnecessarily, and if she was at last about to gratify him by
going out of the country, she deserved this small gratification in return.

"I shall be delighted," he said, without a spark of enthusiasm. "Am I to

come to The Vale?"

"Mrs. Sinclair said if you would tell me where you thought of dining,
and at what time, she would meet you at the place," Lucille replied. "Her
house is all dismantled, as she starts early to-morrow."

"Quite so," said Melville. "Well, ask her to join me at the Café
d'Autriche in Pall Mall at a quarter to seven. Do you think that will be too
early for her?"

"Not at all," said Lucille. "I daresay she will prefer not to be home late."

"Very well," said Melville, and as he held open the door for her to pass
out, Lucille could not fail, much as she disliked the man, to be conscious of
his fascination of manner and perfect breeding.

Jervis stood on the next landing and waved his feather brush in the
direction of the lift.

"Mayn't I take you down in the lift, Miss—er—Lucille?" he suggested

amiably.

"Thanks, no," she answered; "I don't like elevators."

"Elevators?" said Jervis. "Are you American? I made sure you were
French."

"Did you?" Lucille remarked, withholding information on the point, but

an amused look on her face belied the coldness of her tone.

"Tell me," Jervis persisted, "where do you live, Miss Lucille?"

"Geneva, when I'm at home," she answered.

 "A perfect cosmopolitan," said Jervis, with admiration. "French name,
American language, and Swiss home. I suppose you would not care to be
English by marriage, would you?"

"Is that an offer?" Lucille enquired, looking at him so frigidly that his
genial smile was frozen on his face.

"Well," he stammered, "I am engaged, you know, but——"

"Poor girl!" said Lucille, and continued her progress downstairs, leaving
the valet short of repartee. He flung the feather brush down in the passage,
and returned disconsolately to Melville's rooms.

Melville stood with his hands thrust deep into his pockets, thinking
hard. He had been counting out his money that morning, and the operation
took a disgustingly short time in the doing; he had a balance of thirty-seven
pounds in the bank, and a five-pound note, three sovereigns and some silver
in his rooms: a total of something under forty-six pounds left from Mr.
Tracy's little payment on account of out-of-pocket expenses on Ralph's
behalf. The result of the expenditure of the other fifty-four pounds was
difficult to define, but if it did not benefit Ralph it benefited Melville as
little. They were gone, though whither Melville had no clear notion. Mr.
Tracy might be good for another hundred later on, but certainly not at once.
The evening engagement which, by arranging to dine early, Melville did not
find it necessary to cancel, might result in an addition to his funds, for its
primary object was cards, but, on the other hand, it might not. The
barometer of his luck had fluctuated from fair to stormy of late. Where
should he go for an appreciable sum—if not to Lavender? And why not to
Lavender? The necessity had arisen sooner than he anticipated, but from the
first he had seen her potentialities as a source of revenue for himself, and he
had no squeamish reluctance in availing himself of any means of assistance
which fortune dropped in his way. The opportunity of asking her was
created by herself, and, in view of her departure from England, might not
arise again.

He wrote an open cheque for thirty pounds and called Jervis.

 "Go round to my bank and cash that cheque for me. Take it in five-
pound notes; I have enough change on me."

And when Jervis presently returned, Melville put the banknotes in his
writing table drawer, lighted a cigarette, and went out for his usual gentle
constitutional in the streets frequented by the best sort of idle man-about-
town, as calm and free from worry as the idlest of them all.

CHAPTER XXV.

MRS. SINCLAIR GOES AWAY.

The pleasant anticipation of her trip abroad, and the little mild
excitement promised by her prospective dinner at a restaurant, among well-
dressed people and brightened by lights and music, went far to rouse
Lavender from her recent long spell of depression; there was much of the
old sparkle in her eyes, much of the warm colour in her cheeks, as she
finished dressing that evening and looked at her reflection in the mirrors
while waiting for Lucille to bring her opera cloak.

Some caprice impelled her to desire to look her very best to-night, and
she was magnificently dressed in champagne crepe-de-chine, worn over a
foundation the tint of apricots. Regardless of the general superstition she
had chosen opals for her jewels, and they burned in a myriad fantastic
colours upon her splendid neck and bosom, and crept like a flaming serpent
up one of her finely moulded arms. Few women could wear magnificent
gems as easily as Lavender Sinclair, and, imperial as she looked to-night,
there was no suggestion of ostentation or of bad taste in her appearance.
Here was the splendour that compels homage, not the lavish display that
challenges criticism.
 Lucille surveyed her with proud affection ere she dropped the long
opera cloak lightly over her shoulders, screening the glowing opals and
covering the delicate gown. There was no need for Lavender to ask if she
looked well; the least vain woman in the world, the most vain one as well,
would have been satisfied by one glance at the image reflected from the
depths of the full-length mirrors. Reluctantly Lucille extinguished the
candles that stood in branching candelabra over the mirrors, and went
downstairs to unroll the carpet from the hall door to the gate, where the
hansom stood in readiness.

Lavender stood in the doorway and looked at the fair exterior of the
small domain where for the last five years she had led so luxurious an
existence. The sound of the traffic outside was subdued in here, and The
Vale was like a green island in the great river of London life; all of the
houses were creeper-covered, and in the flower-beds in the lawns were
brilliant geraniums and petunias and giant sunflowers. Lavender's own
garden was as pretty as any of them, with ribbon grass and flaunting lilies,
and a gnarled wistaria stretching brown arms over the porch. It seemed a
pity to be leaving home when it was all so sweet and dainty, and yet August
had never before found her in London.

She got into the cab, and, smiling a farewell to Lucille, told the man to
drive to the Café d'Autriche. It was a lovely evening, and already, early as it
was, the stream of cabs and carriages was setting in the direction of the
great hotels and restaurants. Lavender leaned back in her seat and watched
the familiar scene with the keen interest of the intelligent Londoner, but as
she travelled along the Brompton Road a wistful look stole over her face.
Good as her lot had been until these later days, it might have been better
still if as a child she had been taught more self-control. If Sir Geoffrey had
been more patient with his impetuous child-wife, and she herself had been
less self-willed and passionate, she might now be driving through the town,
not as a practical adventuress masquerading under a name to which she had
no right, but as the wife of an honoured and honourable old man—not as a
supposititious Mrs. Sinclair, but in her true guise as Lady Holt.

They had got nearly to the end of the road when suddenly, with a
deafening rattle and clanking of chains and a throbbing pulsation of
machinery, a heavy traction engine, drawing a trolly laden with an
enormous cylindrical boiler, came panting towards them. At the same
moment the horses attached to an omnibus, between which and the
pavement Lavender's cab was passing, shied and swerved, the axle of the
hind wheel forcing the cab against the curb. Startled by the slight collision,
and terrified by the hammering din of the ungainly locomotive, the animal
behind which Lavender was sitting—a wiry Irish mare—threw back her
ears, and, letting fly with her heels at the splash-board, dashed madly
forward, jerking the bit between her teeth and getting absolutely out of
hand.

A spasm of fear gripped Lavender's heart, and then, sitting bolt upright
with hands pressed against the two sides of the cab, she braced herself to
await the catastrophe. Even in the wild rush of the moment she noted with
admiration how the driver managed to keep some semblance of control over
the terrified mare, guiding her, he certainly knew not how, past cabs and
omnibuses. But foolish people on the pavement began to shout, and only
scared the little mare into a wilder pace. Crossing the top of Sloane Street
they avoided by a hair's breadth a green omnibus full of people, and raced
on towards the huge Hyde Park Hotel; they skidded over the edge of the
island in the road, but already the cab was swaying from side to side with a
rhythmical swing that grew more dangerous every time, and in Lavender's
mind two words kept ringing in rhythm with the swinging of the cab,
Lavender Holt—Lavender Holt—Lavender Holt.

She was kept in no suspense as to what the end would be, but even her
stout heart quailed as she saw in what shape death was coming to her. Just
by the railings of the Park the road was up, and policemen were diverting
the traffic on to the other side of the road; but now the mare was blind and
deaf and mad, only struggling to get faster and farther away from the hellish
clangour of that horrible machine behind. Lifting herself together she
charged full at the barrier of stout pines, upsetting a brazier full of charcoal
and crashing anyhow into a maze of broken poles and blocks of karri-karri.

The impact threw the driver clear over the cab and forced Lavender
through the window folded up above her. Shivering glass and splintering
wood tore and rent their way into her face and neck and hands; one sob