lr...4need for lr as comprehensive urban development-the streets are not wide enough which may cause...
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1 Outline of Urban Renaissance Agency (UR)
2 History of Urban Development in Japan
3 Achievements of Land Readjustment (LR) in Japan
4 Need for LR as Comprehensive Urban Development
5 Concept of LR 6 Framework of LR
7 Concept of Urban Renewal / Redevelopment (UR)
8 Legal Framework of UR
9 Right Conversion System
Outline of Land Readjustment and
Urban Renewal / Redevelopment
日本住宅公団
宅地開発公団
住宅・都市整備公団 都市基盤整備公団
独立行政法人
都市再生機構
平成16年7月1日設立
地域振興整備公団地方都市開発整備部門
その他の部門
昭和30年
1955年
50年
1975年
56年
1981年
平成11年
1999年
平成16年
2004年
Mass Supply of Houses and Housing Land
【transition of the Organization】
1-1 Outline of Urban Renaissance Agency
【Businesses in line with Policy Purposes】
Improvement of Living Environment and City Functions
Urban Renaissance
Japan Housing Corporation
Land DevelopmentCorporation
Japan Regional Regional City Development Division
Development Corporation Others
Housing and UrbanDevelopmentCorporation
Urban DevelopmentCorporation Established on July 1,2004
Independent AdministrativeAgencyUrban Renaissance Agency
1955 1975 1981 1999 2004
3
【Capital & Staff】
Capital : JPY 1.058Trillion ≒ USD 10billion Staff : 3,233 ( as of April 1, 2014)
1-2 Outline of Urban Renaissance Agency (Achievements)
Urban Development
Housing
The total area of new towns and urban redevelopment so far undertaken by UR is around 48,000 ha.This is equivalent to 78 % of total area of Tokyo Metropolitan Area which is larger than other major cities.
The total number of houses so far supplied by UR is around 1.56 million. This is equivalent to 98 % of total households of Yokohama City, and larger than those of Osaka City and Nagoya City.
Area Developed48,000ha New Town (Major Cities)
37,000ha
Urban Redevelopment 5,000ha
New Town (Local Cities)6,000ha
Yokohama City43,738ha
Nagoya City32,645ha
Osaka City22,230ha
Houses Supplied1.56 million
Rental Houses 0.88millionYokohama City
1.59 m households
Nagoya City0.96 m
households
Osaka City1.26 m
households
Houses for Sale 0.68 million
4
2 History of Urban Development in Japan
5
Large-scale Housing Complex Developments in Proximity Region to Built-up Areas of Metropolis
Large-scale New Town Developments in Metropolitan Suburbs with Public Transportation System
Redevelopments of Old Factory Site in City Centre/ Waterfront Area
Redevelopments of Built-up Area / Regeneration of Decrepit Housing Complexes
Hig
h-G
row
th P
erio
d
Con
vers
ion
of In
dust
rial S
truct
ure
Sus
tain
able
Dev
elop
men
tP
PP (Land R
eadjustment)
Land Purchase
Beginnings of Urban development(1955 to 1964)
> High Growth Period
> Serious Shortage of Housing
Large-scale Residential Area Developments in Proximity to Built-up Area of Metropolis
KORI(Osaka)155ha (1957)
TOKIWADAIRA(Chiba) 169ha (1957)
6
2-1 (Project Examples) Large-scale Residential Area Development
2 History of Urban Development in Japan
7
Large-scale Housing Complex Developments in Proximity Region to Built-up Areas of Metropolis
Large-scale New Town Developments in Metropolitan Suburbs with Public Transportation System
Redevelopments of Old Factory Site in City Centre/ Waterfront Area
Redevelopments of Built-up Area/ Regeneration of Decrepit Housing Complexes
Hig
h-G
row
th P
erio
d
Con
vers
ion
of In
dust
rial S
truct
ure
Sus
tain
able
Dev
elop
men
tP
PP (Land R
eadjustment)
Land Purchase
Large-Scale Development / Mass Supply(1965 to 1980s)
> Land prices Soaring> Urban Sprawl
(Disorderly Development)
Large-scale New-Town Developments in Metropolitan Suburb with Public Transportation System
EX: KOHOKU New-Town ProjectArea:1,316ha (1974~)
Planned population: 220,000 peoplePlanned households: 56,100 houses 2 Railway lines and 6 stations
equipped for New-Town Development
8
2-2 (Project Example) Large-scale New-Town Developments in Suburb
KOHOKU new-town Public transport network. Location Map
• Approx. 25 km southwestof the center of Tokyo
• Approx. 12 km north-northwest of the center of Yokohama
KOHOKU New Town (Yokohama)
9
2-2 (Project Example) Large-scale New-Town Developments in Suburb
2 History of Urban Development in Japan
10
Large-scale Housing Complex Developments in Proximity Region to Built-up Area of Metropolis
Large-scale New Town Developments in Metropolitan Suburbs with Public Transport System
Redevelopments of Old Factory Site in City Centre / Waterfront Area
Redevelopments of Built-up Area / Regeneration of Decrepit Housing Complexes
Hig
h-G
row
th P
erio
d
Con
vers
ion
of In
dust
rial S
truct
ure
Sus
tain
able
Dev
elop
men
tP
PP (Land R
eadjustment)
Land Purchase
2-3 (Project Example) Redevelopment of Old Factory Site in Waterfront Areas
Before
MINATO-MIRAI 21
MINATO-MIRAI 21
After
2-3 (Project Example) Redevelopment of Old Factory Site in Waterfront Areas
BeforeProject Phase1(approx.7ha)
UMEDA Freight Sta.(approx.24ha)
UMEDA
Sta.
UMEKITA Phase12-4 (Project Example) Redevelopment of Old Factory Site in City Centre
UMEKITA Phase1After
2-4 (Project Example) Redevelopment of Old Factory Site in City Centre
Before AfterN N
2-5 (Project Example) Industrial Park Project in Rural Area
2 History of Urban Development in Japan
16
Large-scale Housing Complex Developments in Proximity Region to Built-up Area of Metropolis
Large-scale New Town Developments in Metropolitan Suburb with Public Transportation System
Redevelopments of Old Factory Site in City Centre / Waterfront Area
Redevelopments in Built-up Area / Regeneration of Decrepit Housing Complexes
Hig
h-G
row
th P
erio
d
Con
vers
ion
of In
dust
rial S
truct
ure
Sus
tain
able
Dev
elop
men
tP
PP (Land R
eadjustment)
Land Purchase
Nikkei BuildingNikkei Building
Keidanren BuildingKeidanren Building
JA BuildingJA Building
OHTEMACHI 1 CHOME (Tokyo)
17
Renewal of National Financial Center
2-6 (Project Example) Redevelopment in Built-up Area
2 History of Urban Development in Japan
18
Large-scale Housing Complex Developments in Proximity Region to Built-up Areas of Metropolis
Large-scale New Town Developments in Metropolitan Suburb with Public Transportation System
Redevelopments of Old Factory Site in City Centre/ Waterfront Area
Redevelopments of Built-up Area / Regeneration of Decrepit Housing Complexes
Hig
h-G
row
th P
erio
d
Con
vers
ion
of In
dust
rial S
truct
ure
Sus
tain
able
Dev
elop
men
tP
PP (Land R
eadjustment)
Land Purchase
3 Achievements of Land Readjustment in Japan
LandReadjustment
The Total Area of Land Readjustment so far Implemented in Japan is approx. 217,500ha, which is Equivalent to the Area of Tokyo Metropolis.Around 13% of the Area(=28,000ha) has been Carried out by UR.
Implemented inJAPAN
217,500ha(8,400 projects)
Av.26ha
Other Implementing bodies
189,500ha(8,150 projects)
Av.23ha
UR Implemented28,000ha
(250 projects)Av.112ha
Tokyo Metropolis
219,090ha
National Capital Territoryof Delhi
148,400ha
MumbaiCity
43,800ha
Need for LR as Comprehensive Urban Development
Need for Comprehensive Urban Development
44
Before projectBefore project Urban sprawlUrban sprawl
Area development project(such as land readjustment project)
Area development project(such as land readjustment project)
Individual provision of facilities(road and park development projects, etc.)
Individual provision of facilities(road and park development projects, etc.)
Characteristics of LR
44 Need for LR as Comprehensive Urban Development
Implementation of Area DevelopmentImplementation of Area Development
Land Purchase method
・ Whole land in a project area is purchased
・ Massive amount of money is required for land purchase
・ Land owners and lease holders cannot stay in a project area
Cooperative method
・ Land is not purchased in principle・ Initial costs of a project are low・ Land owners and lease holders
can remain in a project area
Land ReadjustmentLand Readjustment
A
B C
D
E
F
G
H
IJ
KA
B C
D
E
F
G
H
IJ
KA
B C
D
E
F
G
HI J
K
Comparison between Land Acquisition method and Land Readjustment
44 Need for LR as Comprehensive Urban Development
- The streets are not wide enough which may cause problems in an emergency.
- Land parcels B and H has no access to a street.
- Shapes of some land parcels are not suitable for development.
- Land value is lower than developed area.
Before Development Land Acquisition Method Land Readjustment Method
Mr.A and G :They have to move out.
Mr.K and J :Their land become too small for a building.
Mr.I :His land parcel has to be divided into two small ones.
Mr.F:He enjoys much greater benefits than the others.
- Everyone can continue to stay in the community.
- Everyone enjoy the benefits fairly.
- The shape of every land parcel are improved.
- The secondary roads are also improved.
- Mr.B and H :Their land come to face a road.
■ Land Replotting ■ Land Contribution■ Land Replotting ■ Land Contribution
Key Elements of LRKey Elements of LR
Advantageous Characteristics of LRAdvantageous Characteristics of LR
■ Preservation of Private Properties■ Participation of Landowners in Project■ Equitable Defrayal and Benefit among
Landowners
■ Preservation of Private Properties■ Participation of Landowners in Project■ Equitable Defrayal and Benefit among
Landowners
55 Concept of LR
Framework of Land Readjustment66
After
Mr.A’s lot before land readjustmentBefore
300㎡
Contribution for financial landContribution for public facilities
Disposition (used defray part the project cost)
●Cost for relocation of building and compensation●Cost for construction of roads, parks, etc.●Survey and design costs●Miscellaneous
Project cost
●Capital from disposition of financial land●Shared defrayment of public facilities by
management authority●Shared defrayment●National subsidy●Expenses for prefecture●Expenses for city, town, and village●Levy●Miscellaneous (loans,etc.)
Resources
200㎡
Mr.A’s lot after
Readjustment (replot)
100㎡
The contributed Portionof land
Financial land
Valu
e
Valu
e
A B C
GFED
A B C
GFED
66Land Value Increase
Framework of Land Readjustment
AfterBefore
Total land use value after land readjustment
Land V
alu
e of B
uild
ing lo
ts
66Process of Development by Land Readjustment
Framework of Land Readjustment
Before After
Increment of land use value through a land readjustment project
Land owners and leaseholders
Total land use value before land readjustment
Total area of building lots beforeland readjustment
Total area of building lots afterland readjustment
Land owners and leaseholders
Benefits through land readjustment
Fin
anci
al la
nd
Land for public
facilities
After projectBefore project
66Contribution
Whole area
Individual lot
300㎡
* Land for public facilities* Financial land
175㎡
125㎡Contribution acreage
125㎡Contribution rate
41.7%
95ha
5ha
Land for public facilities
Contribution for facilities
25ha
Contribution for financial land
13ha
Total acreage 38haContribution rate 40.0%
5ha 25ha
57ha13ha
Land for public facilities
Financial land
Framework of Land Readjustment
57ha
114billionyen
200,000yen/㎡
66 Framework of Land ReadjustmentIncrease Rate and Proportional Rate
Change in property value of whole areaChange in property value of whole area
After projectBefore project
Increase rate = 200,000yen/㎡ / 100,000yen/㎡ = 2.0
Proportional rate = 114billion yen / 95billion yen = 1.2
13ha
Fin
ancia
lla
nd
95ha
95billionyen
100,000yen/㎡
A
B E
C
DF
G H IJ
LK
M
OP
N
Q
A
B
EC
D F
G H I J
LK
M
O P
N
Q
Financial Land
Park
Replotting Exercise
AfterLand readjustment
BeforeLand readjustment
Superposed map
A map before land readjustment is laid on top of a block map after land readjustment to determine replotting exercise lines.
AreaBoundary
A
BE
C
D F
G H I J
LK
M
O P
N
Q
A
B
EC
D F
G H I J
LK
M
O P
N
Q
Financial Land
Park
66 Framework of Land Readjustment
Examples of LR Project
AfterBefore
Examples of LR Project
AfterBefore
1.Projects to improve public facilitiesand reorganize lands(Land readjustment projects)
7 Concept of Urban Renewal
park
2.Projects to improve public facilitiesand renew buildings comprehensively(Urban renewal projects)
park
7 Concept of Urban Renewal
8 Legal Framework of Urban Renewal
1.Requirement for projects(Defined in Urban Renewal Law)
1. Inside of High utilization district (city plan:zoning regulation)
2. The rate of fire-proof buildings can not exceed more than 1/3
3. Land use in the project area shall be in extreme disorder
4. The high utilization shall contribute to renewal of urban functions
2.Management of right in project area(Defined in Urban Renewal Law)
・Right conversion method 【Type-1 project】
・All-out purchase method 【Type-2 project】
8 Legal Framework of Urban Renewal
Publicfacility
9 Right Conversion System
Land ownershipLand leasehold/SuperficiesBuilding ownership/Floor ownershipFloor for sale
developer
Before After
ACB
A A
B C
A,B,C,X
C(D)
(D)
X
The value of each one's land share
187
3647 207040
Building
value
Land value
shared land XSECBA
200:200For 1st-floor1020
C70B40A
200:100For 2nd-floor593 E
200:50For 3d-floor2.5
X144[I]
S
200:50For 4th-floor2.5
800400total20
The land use ratio800
The total value of the post-construction building
【Post-construction】
100
40C100
80
400The total value of the
land
←Land
D80EBA
80
D6040
180The total value of the
pre-construction building
←Building
[I]EB
【Pre-construction】
The value of each one's land share
187
3647 207040
Building
value
Land value
shared land XSECBA
200:200For 1st-floor1020
C70B40A
200:100For 2nd-floor593 E
200:50For 3d-floor2.5
X144[I]
S
200:50For 4th-floor2.5
800400total20
The land use ratio800
The total value of the post-construction building
【Post-construction】
100
40C100
80
400The total value of the
land
←Land
D80EBA
80
D6040
180The total value of the
pre-construction building
←Building
[I]EB
【Pre-construction】
9 Right Conversion System
<Image of Rights Conversion>
Mr. A’s property
Land and a house
compensation for removal
equivalent exchange to the new building
compensation in money
getting the money according to the evaluationof the property
getting a house out of the project site
getting floors which are the same value as the property
< Image of excess floor>
condominiums
storesstoresstores
section floor-area ratio 400%
3F2F1F
condominiums
storesstoresstores
section floor-area ratio 600%
excess floor
<Simple exemplar model-1>
○The project site : in front of a big train station, 1.2ha
○The station plaza : 3,000 ㎡ ⇒ 6,200 ㎡
<area>
Station plaza Building Lot
Project Area≒1.2ha
< Simple exemplar model-2>
Commercial zone
elevator
Entrance for condominium
entrance
entrance
entrance
Escalator
Internal zone for commercial
Station plaza
25m
Plan
< Simple exemplar model-3>
condominiums
storesstores
3F
storesstores
2F1F
B1
Entrance of condominiums
elevator for condominiums
parking area
Administration and security room
section
storesstores
Before After
Akabane sta. Nishi Area (1981-1995)
Example of Project
END
URBAN RENAISSANCE AGENCY (UR)
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