This paper deals with land use transition in built-up area, and in such area dynamic aspects are quite important to description of land use transition.
About fifty years ago, Burgess and Hoyt described land use pattern of a city dynamically through their empilical studies, and now it seems that we don't have succeeded in description of land use transition in built-up area theoretically yet. This paper, therefor, is willing to contribute for dynamic theory of land use. Dynamic aspects can be given by “delay” of land use change in built-up area.
“Delay” means the difference between static eqilibrium and real land use after equilibrium conditions are changed because of the growth or the destination of a city. “Delay” is mainly caused by supply-side of land. In this paper we consider about two factors as the cause of “delay”, one is the existance of former building and another is the existance of former tenant on a site.
First, we offer the single site land use transition model, which shows the optimum programm of land use for the owner of that site. He is assumed to maximise the sum of rents towards future, and would like to get a new tenant who pays the highest rent in every year.
In this model the cost of land use alteration is defined, which causes “delay” of land use change. A land owner must pay this cost when be alters land use of a site. This cost consists of monetary and non-monetary factors, and one is the former building value which is lost by land use alteration, and another is the compensation for removal to former tenant.
The compensation cost is determined in the relation between the three factors. That is;
* the land owner's profit on land use alteration within a time limit of occupation of former tenant. A time limit is usually decided by legal or conventional conditions. In Japan, tenants are under so strong protection that time limits tend to be delayed beyond initial contracts.
* the maximum compensation a land owner has motivations to alter land use.
* the former tenant's cost of removal.
Solving the single site model, we get the optimum time to alter land use, and this shows how land use change is delayed.
Finally, we show the city's inefficiency caused by “delay” of land use change, by using of the single city model.
