The purpose of this study is to clarify the actual state and issues of development based on the permission excluded from 3411 and 3412 ordinances in urbanization control areas. By analyzing the national trend as well as case study, this study aims at obtaining applications for development permission system (DPS) as resolutions for shrinking and aging society.
In order to realize the actual state and issues of DPS, this study conducts as following: 1) actual state analysis: transition of number and area of development permission (DP) as well as development density (DD) in the three major metropolitan areas during 2008-2015 is analyzed base on the DP data. Considering the DD, this study mainly focuses on zone with current potential for development (called as “zone designated for development”), excluding designated areas under the Forest Act, the Agricultural Land, rivers, lakes and marshes, as indicated by DP data for urbanization control areas in the three major metropolitan areas. 2) case study: in order to realize the issues of DP, detailed analysis is conducted based on the field research in districts of high DD according to the viewpoint of traffic, location as and land use situation.
In contrast to the results of comparisons by number and land area of projects, prefectures with the highest project densities (excluding developments under ordinances 3411 and 3412) proved to be, in order, Aichi, Saitama, Osaka and Kanagawa, while those with the highest area densities were, in order, Osaka, Kanagawa, Kyoto and Aichi.
According to the case study focus on the Minami-Kawachi district in Osaka Prefecture, it is clear that land use under ordinances 3411 and 3412 are predominantly residential, while DP excluded from 3411 and 3412 has a wide range of uses including shops, factories, medical and welfare facilities, public utilities, educational institutions, leisure and agricultural facilities, and cemeteries and indoor burial facilities. Further, the absence of roads connecting areas along trunk roads to hinterlands is also found.
The results of this study clearly support the following conclusions.
1) Considering the gap between DP and DD, in order to estimate the situation of DP, DS that is closer to the realities might be an important indicator
2) To prevent urban sprawl in the edges of urbanization promotion areas or supply land for factory for the purpose of avoiding expansion in existing urban areas or support the existing communities in rural areas, appropriate application of the ordinances would be desirable.
3) With regard to roads connecting areas along trunk roads to hinterlands and compatibility among multiple uses for an area of land, the embedding of future road network plans and the land use designation under ordinance 3412 or rural residential district should be considered.
