The Japanese Journal of Real Estate Sciences
Online ISSN : 2185-9531
Print ISSN : 0911-3576
ISSN-L : 0911-3576
Volume 20, Issue 2
Displaying 1-11 of 11 articles from this issue
  • Ryoji MATSUNAKA
    2006 Volume 20 Issue 2 Pages 9-10
    Published: September 30, 2006
    Released on J-STAGE: June 15, 2011
    JOURNAL FREE ACCESS
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  • Kazuhisa SHIBUYA
    2006 Volume 20 Issue 2 Pages 11-17
    Published: September 30, 2006
    Released on J-STAGE: June 15, 2011
    JOURNAL FREE ACCESS
    The amendment of the City Planning Law does not intent to restrict large scale retail stores, but to empower citizens for positive planning of their cities. Today, population in Japan has started todecrease, though it had been continuously increasing in the past. And the rate of aged people is going higher. Therefore, the policy issue we face is whether we should change the structure of urban area into more compact form in order to ensure efficiency of managing cost of the cities, by using the existing infrastructure more effective, avoiding inefficient additional public investment. The outcome of this policy change is to ensure local decision with planning procedure for developments with regional impacts. For this reason, large scale institutions that attract large number of people have to be under strict land use regulations.
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  • Toichi ENDO
    2006 Volume 20 Issue 2 Pages 18-23
    Published: September 30, 2006
    Released on J-STAGE: June 15, 2011
    JOURNAL FREE ACCESS
    The present situation of city planning in Fukushima prefecture is explained. Then author discusses the problems of the large-scale commercial facilities, and proposes the opinion about the revised city planning law and also reports the tougher regulation, the urbanization policies and the future city planning policy of Fukushima prefecture-scale.
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  • Yasuhiro MOCHIZUKI
    2006 Volume 20 Issue 2 Pages 24-31
    Published: September 30, 2006
    Released on J-STAGE: June 15, 2011
    JOURNAL FREE ACCESS
    A large-scale shopping center project is no longer approved in the suburban area since the City Planning Law was revised in order to draw facilities such as shopping centers, hospitals or leisure centers back to downtown under the pressure mainly from medium and small retailers located in the central area of cities.
    The Suburban large-scale SC has a function as “community”, serves as a facility with public nature and carries out various roles for a local citizen and a local community.
    The environment surrounding commerce is undergoing significant alterations due to the change of values and behavior patterns of the local citizens, the improvement of life infrastructure such as roads because of the rapid motorization and the modernization of a retail industry.
    Considering the historical changes of SC locations, it is a natural consequence that the places where the cars can access easily are preferred as a SC location. Suburbanization of the SC location is an unstoppable trend of the modern retail industry.
    The biggest problem of the revised Act is the lack of a viewpoint of “protection of consumer interests”.
    Originally city planning should be the citizen-oriented. It should not be altered or revised due to the pressure from the medium and small sized retailers nor foreign government. It is important to establish different type of attractiveness for city centers and suburban SCs so that the planning can meet the diversified needs of the local citizens.
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  • Disregard of Public Opinion: And Then Shoppers Never Came
    Motoo TOMOMURA
    2006 Volume 20 Issue 2 Pages 32-46
    Published: September 30, 2006
    Released on J-STAGE: June 15, 2011
    JOURNAL FREE ACCESS
    1. In debate concerning community development, the essential issues for discussion are: What is a community? What does community development mean? Where are the central city areas? A community is a place where people live and get together, and community development is the creation of such places. The people who live in a community are the key stakeholders. This is because the problem of deteriorating central city areas comes down to the fact that the area's residents are no longer choosing these former central city areas as places to spend money and consume goods. It is therefore essential to incorporate the views of the public in the debate.
    2. Locations of “communities” have moved from areas along main roads to those near train stations and then to the suburbs. Technological advancement has produced new means of transportation, caused changes in where people live, and transformed people's perception of convenient and pleasant locations. The deterioration of former central city areas, which is occurring across Japan, is a result of the same mechanism of change. Former central city areas are in decline because ofthe way they are internally structured and because of the lack of adequate overall management. Public opinion must be incorporated in these spheres.
    3. The recent revision of related laws is characterized by a shifting of blame and a complete disregard of public opinion, amounting to a detrimental change of historic proportions. The revised laws shift the blame for the lack of consumer traffic in central city areas onto large-scale commercial facilities and sets out measures to restrict competition. This undermines the everyday convenience of local residents and gives no consideration to their wishes.
    4. Community development must be undertaken by the municipalities based on their own city planning, incorporating the opinions of residents. Intervention by prefectural, city, and neighboring municipal governments should be kept to a minimum. In community development, it is essential to put in place measures to structurally reform existing central city areas and bring about change in the stakeholders themselves. The key is to promote community regeneration.
    5. When advances in industrial technology cause major societal shifts, misjudgments are often made in responding to such shifts because of the extremely strong opposition of those who refuse to accept change. It is essential to embrace change and not reject it. New value can only be created where there is change.
    6. Arguments and assertions that seem to be calling outright for regulation of the supply and demand of commercial capacity have been gaining ground. They are being made under the pretext of vague and ambiguous concepts such as “the building of compact cities” and “community development and the regional community.” How much longer does the government intend to protect places that local residents do not support? Further debate on this issue is needed.
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  • Mamoru TANIGUCHI
    2006 Volume 20 Issue 2 Pages 47-52
    Published: September 30, 2006
    Released on J-STAGE: June 15, 2011
    JOURNAL FREE ACCESS
    Large scale shopping centers in suburbs have generated serious external diseconomies, such as environmental problems and downtown desolation. Finally, the bill to control locations of disordered large scale shopping centers cleared the Diet. It is also a great chance to reform our car dependent lifestyle. Compact urban layout is very important concept to realize this reform. Smooth linkage between public transportation terminals and large scale shopping centers is indispensable countermeasure for future. We need to know that “Urban planning” is something different from “Regulation”. From the standpoint of urban planning, it is required to search for the best solution based on the condition of each case.
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  • Kazumi KUROKAWA
    2006 Volume 20 Issue 2 Pages 53-59
    Published: September 30, 2006
    Released on J-STAGE: June 15, 2011
    JOURNAL FREE ACCESS
    Urban Planners Have Been Requiring New Urban Planning Procurement and Urban Vision Set up Every Urban Area in Japan, Because Existing One Doesn't Have Enough Controlling Over Land Use Based on Total Vision. They Usually Make City Plans from City Center Cores Which Stock Urban Infrastructures, Road, Rail, Water Facilities, School, Governmental Office, Business Office, Hospital, Shopping Space and so on.
    In Spite of Their Ideal Vision and Plan, Around Urban Periphery Developer Made Big Projects, Shopping Mall, Cinema Complex and Local Government Locate Public Facilities, Hospital, Apartments, Schools.
    Japanese People Now Consider Sustainable Compact City Concept Needed Rather Than Economic Growth Structured by Population Less-Growth Age.
    Economists Can Agree Some Parts of Urban Planer Ideas. Urban Planning With Total Visions, Efficient Urban Social Capitals Using, More Developed Center Cores. But Economists Require Keeping Competition Between Urban And Suburban Land Use. If Suburban Location Regulation Introduced, Land Owner in Center Core Area Can Possibly Get Monopolistic Rents. For Efficient Competitive Center Core, Economists Require Competitive Land Use Not Only Among Center Core Area But Also Between Urban And Suburban.
    Economists Also Admit Some Certain Regulation on Suburban Developments in The Case of Technological Externalities Cancelled Out by Levying Pigoubian Tax.
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  • Koji KARATO
    2006 Volume 20 Issue 2 Pages 60-73
    Published: September 30, 2006
    Released on J-STAGE: June 15, 2011
    JOURNAL FREE ACCESS
    Recently, population and business establishments decrease, the number of empty stores was conspicuous in town center. The purpose of this paper is to point out that large retailer regulations with regard to suburban location do not revitalize town center. We make a survey of the process of three laws of town planning and the present in regional economy and analyze the basis of an argument for regulations with regard to suburban location. Moreover, we discuss a primary factor that town center fall into a decline and the effectiveness of countermeasure for revitalization of town.
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  • Keiko SAKURAI
    2006 Volume 20 Issue 2 Pages 74-80
    Published: September 30, 2006
    Released on J-STAGE: June 15, 2011
    JOURNAL FREE ACCESS
    City planning policies of Japan, up to this day, have been made very reluctant to regulate land development effectively with consideration for economical activities. Recently based on a primitive idea of decentralization, cities were given local-zoning authorities to prohibit constructing huge complex facilities of shopping or amusement in 1998 and 2000. However, cities could not afford to execute them decisively almost at all. New law in 2006, therefore, gives prefectures another zoning authority and admits to intervene in the process of cities' zoning decisions from a wide-area point of view. Whether the new scheme works is not sure, but it is necessary that further effective law-executing systems should be invented and introduced so as to realize “sustainable citises” in Japan.
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  • Michihiko KASUGAI
    2006 Volume 20 Issue 2 Pages 81-87
    Published: September 30, 2006
    Released on J-STAGE: June 15, 2011
    JOURNAL FREE ACCESS
    In Germany restricts a big commercial projects in suburbs with low of city planning. This report describes about two real projects in Germany, the big shopping center CentrO in Oberhausen and a revitalisation of the inner city in Darmstadt. It is in favour of the restrict preposition of a big commercial projects in suburbs.
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  • [in Japanese]
    2006 Volume 20 Issue 2 Pages 88
    Published: September 30, 2006
    Released on J-STAGE: June 15, 2011
    JOURNAL FREE ACCESS
    Download PDF (176K)
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