The construction of condominiums of over six stories are increasing rapidly in Japan, particularly within the surrounding area of CBD of the major cities. This phenomenon has been brought to light together with the issues of suburban development and the acceleration of redevelopment in the surrounding area of CBD (SACBD). With the construction of condominiums, the SACBD has experienced many changes, some of which are not physically apparent. As a result, a part of the SACBD has begun to take on the qualities of a regenerated area.
The purpose of this article is to verify that a part of the SACBD is regenerated area. With this objection, the author looked into the changing patterns of land use and the changing structure of the population of the area. The former change is easy to capture on landscape, while the latter one is difficult to capture on landscape. The field work was carried out in Osaka City, where inner city problems have long been recognized. Following are a few comments on figures found in this article as well as some highlights of the research results.
Fig. 1 shows the regional division of Osaka City by house type and Fig. 2 shows the regional site of the CBD and SACBD within the JR Osaka Kanjo Line. As indicated by these figures, the SACBD (inner part A-type) has especially high ratio of households who live in condominiums. For this reason, the SACBD (inner part A-type), or the eastern half of the Nishi Ward was selected as the area of examination. As of September 30, 1985, this area had 223 condominium-buildings, containing approximately 12, 000 houses.
Fig. 3 shows the number of buildings and houses located within the area by using a three-year moving-mean. This figure was designed to set located periods of condominiums for use in the following analysis. The located periods of condominiums refer to the number of located buildings and houses with a distinction made between owner-occupied type and rented type. The periods are also shown in Fig. 3. In the first period, there appears to be only rented type. The owner-occupied type begin to appear in the second period. The number of owner-occupied buildings and houses located rises around the third and fourth periods, and the number of rented buildings and houses are increasing rapidly in the fifth period.
Fig. 4 shows both the change in total floor area (m
2) and in land use befere owner-occupied condominiums were constructed. In this figure, the rented type is not considered. This figure reveals that condominiums have been scaled down and that the land use now being used for condominiums was previously the site of factories and warehouses and subsequently the site of residential houses, retail stores, eating and drinking eatablishments to serve the individual. It is belived that the passage of a law making the operation of factories in the SACBD difficult and the introduction of a land trading system making the acquisition of condominium sites simpler promoted these change to occur.
The chage of land use accompanying the construction of condominiums is shown in Fig. 5-(a)_??_(d). These figures represent the spatial distribution of previous land use (Fig. 4) using cluster analysis. Fig. 6 is a synthesis of Fig. 5-(a)_??_(d). The knowledge earned from these representation allows for generalization of urban land use. However in the north-eastern part of the area being examined which contains a high density of skyrise office buildings, data concerning condominiums is inconclusive. Basically, the locations of condominiums point to areas where the ‘scrap and build’ process is most easy.
Fig. 7-(a)_??_(e) show population change with the construction of condominiums in each area using cohort analysis. This group of figures pertains to the five areas in Fig. 2, with examined area shown in Fig. 7-(a). From this figure a clear difference between 1975 and 1980 is apparent.
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