How the Abolition of the Urbanization Adjustment Area Zoning Affected the Conversion of Agricultural Land into Housing Sites

― Case study from Saijo-city, Ehime, Japan ―

Abstract

This case study was conducted to clarify the primary factors that contributed to the continuous conversion of agricultural land into residential housing sites in the 12 years following the abolition of the Urbanization Adjustment Area (UAA) zoning by the City Planning Act. The effects of demands concerning agricultural land conversion were examined on both developers and agricultural landowners in the former UAA of Saijo-city in Ehime, Japan, while focusing on the relationships among housing types, location of conversion, and zoning for agricultural sites. Integrated size of the area and the location emerged as important factors that led to continuous conversion after the period needed for both parties to reach agreement on terms and conditions. Agricultural land was particularly converted into built-for-sale houses and apartments for rent very shortly after zoning abolition. The existence of a White Area Zoned for Agricultural Use around the Urbanization Area (UA) prevented wanton development or commercial land sprawl by confining housing just around the UA and helped to preserve the surrounding rural area. Furthermore, intentions of agricultural landowners seemed to take precedence over potential developmental needs when selecting the location of conversion for a general dwelling house.