2018/1/15
1
Introduction of
urban development systems
in Japan
January 31, 2018
Shin Aoki Overseas Development Promotion Office
Urban Renaissance Agency
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★ Contents
> Introduction of J-CODE and UR
> Brief introduction of Land Readjustment systems in Japan
> Examples of Land readjustment projects in Japan
- Koshigaya Laketown project
> Summary
- Strategy of establishment of LR systems in Vietnam
Introduction of J-CODE and UR
Outline of J-CODE
Law and regulation Instrument and system
supply Construction
Real estate
development
Energy supply Financing
Planning & design
Team Japan
Name: Japan Conference on Overseas Development of Eco-Cities (J-CODE)
Date of establishment: October 2011
Objective:
To create eco-friendly and self sustainable urban cities in Asian countries
using technology and experience accumulated in Japan
Total coordinator: UR
4
Urban development project as a package (from upstream to downstream of the project)
J-CODE mission:
J-CODE members (Vietnam Working Group)
5
AEON Mall CO. LTD. NIPPON KOEI CO.LTD.
Atsumi & Sakai NIPPON STEEL KOWA REAL ESTATE CO. LTD.
Azusa Sekkei Co., Ltd. Nishimura & Asahi
CTI Engineering Co., Ltd. Nomura Real Estate Development Co. Ltd.
Daiwa House Industry Co. Ltd. Oriental Consultants Global Co. Ltd.
Fujita Corporation ORIX Corporation
Fukuda and Partners Co. Ltd. OSAKA Gas Co. Ltd.
HASEKO Corporation Parking Management Organization, Ltd.
Hinokiya Holdings Co., Ltd. Raysum Co. Ltd.
Hitachi, Ltd. SEKISUI CHEMICAL CO. LTD.
IHI Corporation Sekisui House, Ltd.
Industrial Marketing Consultants Co. Ltd. SHICHIRO CORPORATION
Japan Real Estate Institute SHIMIZU CORPORATION
JGC CORPORATION Sumitomo Corporation
KAJIMA CORPORATION Sumitomo Forestry Co. Ltd.
Marubeni Corporation Sumitomo Realty & Development Co. Ltd.
Mitsubishi Corporation TAISEI CORPORATION
Mitsubishi Estate Co. Ltd. Takashimaya Company, Ltd.
Mitsubishi Jisho Residence Co. Ltd. TAKENAKA CORPORATION
Mitsui Fudosan Co. Ltd. The Nikken Kensetsu Kogyo Shimbun
Mizuho Bank, Ltd. Tokyo Gas Co. Ltd
Mori Building Co. Ltd. Tokyo Tatemono Co. Ltd.
MORI TRUST CO. LTD TOKYU CORPORATION
NAKABAYASHI CONSTRUCTION Co. Ltd. TOKYU LAND CORPORATION
NIHON SEKKEI, Inc. TOSHIBA CORPORATION
NIKKEN HOUSING SYSTEM LTD Toshin Development Co. Ltd.
NIKKEN SEKKEI CIVIL ENGINEERING LTD UR Linkage Co. Ltd.
NIKKEN SEKKEI LTD YACHIYO ENGINEERING Co. Ltd.
NIKKEN SEKKEI RESEARCH INSTITUTE
Whole J-CODE members: 57 companies (as of January 2018)
Vietnam WG: 36 companies
J-CODE Regular members
Urban problems and solutions in Japan Stage Urban problems Solutions
Shortage of housing stocks due to the population
concentration in urban areas Massive supply of housings and residential land
(Example: Tama Newtown)
Serious traffic congestion due to increasing numbers
vehicles on roadsNewtown development in suburban areas
High economic growth era
(1960-) Shortage of infrastructure (electricity and water supply)
due to rapid urbanization
Infrastructure improvement and development of
legislative systems for realizing urban policy
Emergence of environmental pollution of air and water Pollution and flood control measures
Flood problems in urban area
Increasing demand for good quality housing due to the
high standard of livingImproving housing standards
Abandoned industrial areas in the city center due to
industrial restructuring Utilization of abandoned industrial areas
Stable growth era (Example: MM2)
(1980-) Increasing awareness of environmental issues Development of recycling measures for resource
Urban development with water and green environment
(Example: Koshigaya Laketown with reservoir)
Increasing needs of reduction of environmental
impacts on urban development Realization of the eco-city/ smart-city
Matured era (Example: Nagareyama New Urban Area)
(2000-)Aggravation of declining birthrate and aging population
Countermeasures for declining birthrate and aging
population in urban planning
(Example: Bonage Yokohama)
Deteriorated housing stocks Revitalization of existing housing stocks
(Example: Toyoshiki-dai Apartment Complex)6
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Key technology for Eco-City projects
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Outline of Urban Renaissance Agency (UR)
8
Iwate Office*
Miyagi & Fukushima
Office*
*: Office for support of
earthquake disaster
restoration
Main branch offices excl. field offices
Organization style: Independent Administrative Institution Capital:1,072 billion yen (approx.9.6 billion USD) (as of March.31 2017) Date of establishment: July 1, 2014 Headquarter office: Yokohama-city, Kanagawa, Japan Validating laws:
Act on General Rules for Incorporated Administrative Agency Law on Urban Renaissance Agency, Incorporated Administrative Institution
Supervising authority: Ministry of Land, Infrastructure,
Transport and Tourism (MLIT) Number of staff: 3,199 (as of Apr.1 2017) Official web site: http://www.ur-net.go.jp
Eastern Japan Offices
Central Japan Office
Kyusyu Office
Kansai Office
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Business transition of UR in line with policy purposes
Improvement of living
environment and city
functions
Urban Renewal
(Urban renaissance)
Mass supply of house and
land for housing
1955 1975 1981 1999 2004
Japan Housing Corporation
Land Development
Corporation
Japan Regional Development Corporation
Housing and Urban
Development
Corporation
Urban
Development
Corporation
Urban
Renaissance Agency
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UR has 63 years’ history and change the missions according to the request of
Japanese society.
【UR Mission】
To create cities of beauty, safety and comfort where people can shine
UR promotes urban renewal in cooperation with the private and
local public organizations.
・To promote of nationwide urban renaissance “from the
northernmost to the southernmost tip of Japanese Archipelago”
・To coordinate of concept, planning and requirements
・To participate in the project as the partner
UR provides affluent living space through considerate maintenance and management of
rental housing
・To manage and maintain rental housing in response to the trust endowed upon us by
residents of 740,000 housing
・To promote to live in urban centers, securing housing for
elderly people, creation of child rearing environment
UR supports disaster restoration and strengthening of disaster
prevention functions
・ To promote creation of disaster-resilient cities
UR supports creation of safe and comfortable suburban life
・ To respond aging society with fewer children, environment-friendly, safe and secured
town development
・ To realize attractive living in suburbs and local cities
・ To complete new town development business
Urban renewal (Urban renaissance)
Living environment
Disaster restoration
Suburban environment
Makuhari Bay Town (Chiba Pref.)
Kohoku New Town (Kanagawa Pref)
Toyosu 2nd District(Tokyo)
Outline of present business pillars of UR
10 10
Recovery Image of Onagawa Town
(Miyagi Pref.)
New Town
281projects
41,500 hectares
Housing Houses Supplied
1.58 million units
11
Achievements of UR
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Brief introduction of Land Readjustment systems in Japan
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Implementation of area development
Acquisition method ・ The 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 the project area
Land Readjustment method ・ Both public and private sectors
participate in the project
・ Land is not purchased in principle
⇒ Initial costs of a project are low
・ Land owners and lease holders can remain in a project area
Unique method of area
development in Japan 13
Methods of area development in Japan
General method for area
development
(Definition = the meaning and purposes of LR)
Land Readjustment project means to alter the shape and
land conditions of lots and to install or improve public
facilities in accordance with this law in a city planning area
in order to provide better public facilities and to increase
the usage of each lot. (Article 2 of LR Law in Japan, 1954)
What is Land Readjustment (LR)?
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《Image of LR project》
Before the project After the project 14
After
Mr.A’s lot before land readjustment Before 300㎡
Contribution for financial land Contribution for public facilities
●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 LR
project (replot)
100㎡
Contributed portion
of land
Financial framework of LR method
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Disposal of financial land
Va
lue
Va
lue
A B C
G F E D
A B C
G F E D
After Before
Financial framework of LR method
Land value increase of each plot
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Is it reasonable in
your country?
Basic idea of LR
Land value
increase by urban
development
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Before the project After the project
Acreage A 100 B 75
Land price a 1,000 e 2,000
Total value aA 100,000 eB 150,000
Increase ratio=2,000/1,000=2.000
Proportional ratio=150,000/100,000=1.500
a e
Before the project (A)
Land value before and after the LR project
Land p
rice o
f plo
ts
After the project (B)
aA eB
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Acreage
Calculation of land value
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Financial land
Land for public
facilities
Philosophy of LR
Partial return of
development benefit
Increase of land value
through the Land
Rreadjustment project
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As of March 2013
LR Projects in Japan
Implementing Body Number of
Projects
Acreage of
Project Sites
Projects under
Previous City
Planning Law
1,287 67,872ha
Individuals and
LR Associations
7,326
139,829ha
Public Sectors 3,274 159,125ha
(Public Corporations) (307) (28,808ha)
Total 11,887 366,825ha
Data on LR Projects (MLIT)
Various implementing bodies
Private sectors
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Summary of LR method in Japan
LR project = Public-Private Partnership (PPP) scheme
1. Comprehensive urban development (infrastructure development
and increase of land-use)
2. Preservation of land titles before and after the project
3. Wide applications (project purpose, scale, acreage, existing
condition, implementing body)
4. Fair procedure and distribution of development benefits and costs
Merits of LR project
1. Understanding of landowners to get consent from them is the key
factor of the project
2. Development processes are complicated. (relocation, construction
(infrastructure and land for buildings)
⇒ It takes long time to complete the project.
Demerits of LR project
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Examples of Land readjustment projects in Japan
Koshigaya Laketown
Tokyo
22km
Koshigaya Laketown
○Railway access
To Tokyo Station 45 minutes
To Shinjuku Station 41 miutes
○Road access
To Tokyo Gaikan Expressway 2km Yokohama
Narita
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Location
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> The urban sprawl was
approaching to this area.
> Water retention function of
this area was reduced by
new roads and buildings.
> It meant risk of flooding
was increasing.
> Large-scale rainwater
retention reservoirs were
required.
Flooding of this area in 1991
Background of the project
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Moto-Arakawa River
JR Musashino Line
Nakagawa River
Status of Land Use: Paddy Field 78.2% Land for Public Utilization 13.8%
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Urbanization Control Area
Aerial view before the project
500m
1km
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Legend
Detached houses
Apartment houses & condominiums
Planned residential area (apartment houses & condominiums)
Offices & commercial areas
Planned building area (commercial facilities)
Industrial areas
Roadside business
Other public facilities
Educational facilities
Railway facilities
Parks
Greenery
Collective agricultural land
Pedestrian ways
Reservoirs
Canals
Land Use Plan after
the project: Public Facilities 78.4 ha
(34.8%)
Housing 85.8 ha
(38.0%)
Facilities 21.2 ha
(9.4%)
Others 40.2 ha
(17.8%)
Introduction of multi-functional facilities
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25
upstrea
m
upstrea
m
downstre
am 25
Installation of rainwater retention reservoir
City landscape (artificiality)
Rural landscape(nature)
Station
Play Pleasure
Play
Cherry blossom
Vista from station
Old scenery
Urban bustle
Grass area
26
Stage Landscape
Living
Station & condominium
Pedestrian way
Combination of urban & rural landscapes
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One of the largest shopping mall in Japan
・Site Area : approx. 337,000 sq.m
・Shop Area : approx. 245,000 sq.m
・Parking : 10,400 cars
・Tenants : 710 (Supermarket, Retail Shops,
Restaurants, Cinema complex)
・Open : Autumn 2008
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AEON LakeTown
Eco-conscious model brock
Wind flow
Water flow
Greenery
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Roof-top solar system of
condominiums
CO2 Emission : 20% off
Adoption of eco-conscious technology & materials
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Grass Area
Stage
Pier
Biotope
Pedestrian
way
Lake (reservoir)
Commercial
facility
Park
Station
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Reconstruction of natural environment
Image of Biotope
Creation of waterfront recreation area for citizens
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Pavement of pedestrian
ways is made from
crushed concrete
blokes, which have
water retentive function.
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Application of “Reduce, Reuse & Recycle”
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Leisure time activities in reservoir
Landowners’ land
before the project:
100
Framework of LR project
(Conditions)
Contribution ratio: 40%
Land acquisition ratio: 40%
Land price:
Before the project= 100
After the project = 200
Landowners’ land before the project: 100
Land acquisition:
Landowner’s land: 60
UR’s land s : 40
Contribution:
Landowners: 36
UR: 24
Land value (landowners)
Before the project: 100*100= 10,000
After the project:
Land sale 40*100= 4,000
Land value after the project
36*200= 7,200
4,000+7,200=11,200
Before the project < After the project
Land
acquisition
ratio: 40%
Contribution ratio: 40%
UR replot after
the project:
24%
Landowners’ land after
the project: 36%
Landowners’ land after
the acquisition: 60%
UR plots after the project: 40%
(Replot: 24%, Financial land 16%)
Contribution for public facilities: 24%
Contribution for financial land 16%
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UR plots before the project (Red area: Land acquisition plots by UR)
UR plots after the project (Black area: UR replots and financial land)
Plot relocation of UR land
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UR acquired 40% of the project area
prier to the project.
UR possessed 40% of the project area
after the project.
(Replot: 24%, Financial land 16%)
General residential
area
General residential
area
General residential
area
General residential
area
General residential
area
Roadside equipment
Roadside equipment
Shared agricultural area
Shared agricultural area
Commercial/business etc. facilities
Collective housing
Planned housing
Planned housing
Planned housing
Planned housing
Planned housing
Planned housing
Planned housing
Planned housing
Planned construction
Planned construction
Industrial
Joint use area
(Distributing
Facility)
Koshigaya Minami High School
Legend
34
Plot relocation of private land
Landowners sold 40% of the project
area and contributed 40% of the
remained land. (They got 36% of the
previous land and several
compensation.)
Pre-existing privately owned land
Pre-existing privately owned land (with buildings)
Privately owned replotting land
Summary of this presentation
Strategy of establishment of LR systems in Vietnam
(1) Implementation of pilot project
1) Selection of pilot project sites (concise & effective projects)
2) Consultation of organization concerned
(national and local governments, international and local institution, public and
private sectors)
3) Actual implementation of pilot projects
(2) Establishment of legal framework
⇒“Implementation of pilot project” and “establishment of legal framework” should be
considered reciprocally.
(3) Other consideration
1) Legal procedure (land recovery, compensation, support, resettlement)
2) Administrative procedure (staff training of government officers)
3) Implementing body (public & private sectors)
4) Financial provision (subsidy)
5) Persuasion of present land owners (merit for landowners)
6) Taxation & registration systems
Strategy of establishment of LR systems in Vietnam
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