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New towns in Japan
Geoforum,
Vol.7,
pp.l-12,
1976. Pergamon Press. Printed in Great Britain
New Towns in Japan
S hinzo
KIUCHI
and Noboru
INOUCHI,
Tokyo’
Summary: Most of the new towns in Japan are large residential estates with populations of more than 100,000, work-forces
commuting
to the parent cities. Rapid economic
of people in the metropolitan
growth since 1960
and with
has resulted in an enormous concentration
regions of Tokyo, Osaka and Nagoya. Supply of public housing has been very difficult owing
to a lack of suitable level land, fragmentation
of land ownership,
and high prices. Houses for a reasonable rent are now
located a great distance from city centres. Zusammenfassung: tlglich
Die meisten ‘neuen Stldte’
zu ihren Arbeitsplatzen
zu einer enormen geeignetem
Bevtilkerungskonzentration
Bauland, starke Zersplitterung
Erstellung
des notigen Wohnraums.
Entfernung
von den Stadtzentren. La plupart
ACumL:
la population
Dans ces dernieres,
1. Development
developed developed
including
or construction
around
The term
urban life has already ‘new town’
satellite
is applied
taken
from
after World War
popularly
residential
development
of industrial
tried around
Tokyo
satellite
by national
but now
residential
suburbs are really cities. For instance, goal of 500,000.
only a few jobs are available
so that the majority
to the mother
the mother
to two
idea of which
The
for the
of the workers
reason
services etc., usually SO many
been developed
suburban
residential
must
and activities
cultural
provided
of a
must
cities every day. Inhabitants
cities, such as shopping,
professional
of the 19th
the
In these
living there and most of these are essentially
commute
industrial
suburbs
big cities. Judging by the scale, these
depend upon some of the urban functions
in Japan however
et au
new towns has been
government,
around
in a city. communities
is a large scale suburban
residential
for housing due to the acute shortage of housing within
has grown
built-up
which
Prof. emer. University of Tokyo,
28, Shinzuku-ku,
Prof. Setagayaku, Tokyo, Japan, Prof. Ckhanomizu University,
Tokyo,
have
areas of big metropolitan
the
regions. As shown above,
the nature of the present new towns in Japan is far from
In the case of Japan, since 1956
Seijo University, Seta l-27-14, and Noboru INOUCHI,Assoc.
of
activities,
in Japan over the last decade is the demand
of town and country
Yaraicho
des proprietes
seen in the USA,
suburbs.
Shinzo KIUCHI,
d’Osaka et de Nagoya.
developed
service nature,
Osaka, Nagoya.
et dont du Japon
ainsi rejetes B grandes distances du centre des villes.
that in the UK where the planning l
bei dar groRer
La rapide croissance Cconomique
dans les regions urbaines de Tokyo,
workers
The first is a self-contained
and the other
nur in riemlich
qui depassent souvent 100 000 habitants
suburbs, however,
big metro-
new town as in the UK, the planning
community,
Mietpre~sen
biggest has a population
root.
comes from the garden city movement century,
usage in
or developing
typical
Mangel an
zu groi3en Schwierigkeiten
most of the new towns of Japan are residential
those under
regions in Japan such as Tokyo,
types of settlement.
se trouvent
of new towns
has come into common
urban areas called new towns,
In many,
zu annehmbaren
die
Japans seit 1960 hat
Osaka und Nagoya gefiihrt.
d’une agglomeration.
de population
Wachstum
de logements s’est heurtee au manque de sols plats, au morcellement
Les logements a layer mod&e
of newly
exceeds fifty,
von Tokyo,
und hohe Preise fiihrten
man Wohnungen
une enorme concentration
la construction
of development
The term ‘new town‘
politan
Heute findet
of New Towns in Japan
Japan. The number
consideration
in den Stadtgebieten des Grundbesitzes
mit mehr als 100 000 Einwohnern,
Das schnelle wirtschaftliche
des ‘villes nouvelles’ du Japon sont des cites-dortoirs
prix Blew%de la terre.
II, already
pendeln.
active se rend tous les jours dans la ville-mere
depuis 1960 a provoque
1.1 Backgrounds
in Japan sind groRe Wohnsiedlungen
in den Mutterstldten
live. Furthermore, countries,
Japan.
are from
1
ideal was the marriage
as well as working
compared
levels of living and natural many viewpoints
place and place to
with new towns in western
inferior.
environment
in Japan
This may be partly.
Geoforum/Volume
2
ascribed to the fact that the prime a new town
is to supply
and developers original natural
concerned
do not attempt
ideal of a new town environment,
purpose of developing
more houses, and that the planners to realise the
in the preservation
fostering
desirable
human
Furthermore
to life in apartment
the main concern
environment
is limited
shortage of public
increasing populations
are situated
relations,
total population
of Japan, occupying
Japanese
nation’s
land (Table
than pleasant for the inhabitants.
of living and even
low because of
in Japan seems less
In order to understand
why these new towns have been developed necessary to make clear the background
in Japan,
it is
of economic
and
social change in Japan, causing rapid urbanization with acute shortage
together
of housing in big cities.
Rapid urbanization demand
Naturally, limited
from
in Japan after
for land.
WWII
Population
1945 to 1975,
resulting
112 million.
of city dwellers from
population
of Japan jumped
in
of Japan increased
reaching
In the same period the percentage
27.8%
means a person living within
in the
to 75.9%
an administrative
Table 1 Population
and population
density of three metropolitan
1960
by national
Area
metropolitan
15 788 (16.9)
region
21 954
Density
(21.2)
7 353
Osaka metropolitan
10 320 (11.0)
2986
(I ,991
Nagoya metropolitan
13 640
5 397 (5.8
region
7 341
1 858
(1.98)
(13.2) 6 774
activities
shortage.
After
1955,
national
for expanding
Public investment installations industrial
7 282
31 506 regions
(33.7)
42 368 (40.8)
roads, railways,
in from
930
103720
370073
(100)
(100)
(100)
rural areas. Only
to the development
a little
is given in thousands,
density per km’, Each metropolitan
to understand
by the growth
reference
to Table
the big demand
of industrial
2, which
areas after
National
280
by
of urban
land prices. with
expansion
of jobs in metropolitan of land price,
of industrial
still relatively
of housing
so that working
low.
areas, the number
regions increased
own houses moved
people
As the result,
who wanted
after
areas have been more
continuously
in
caused by the rise
to the suburbs
where 1960,
rapidly
to have
prices were land prices
increasing
than
areas.
housing
authorities,
government),
areas made
in brackets
around the core of the city
public organizations,
(which
to develop therefore,
large-scale housing projects or forest tracts previously because of a lack of public systems to connect
it difficult
such as local governments,
the Japan Housing Corporation national
region consists of a round area with
census of Japan.
for land
1955,
shows the rocketing
The rise of land prices in surburban
area in km2
a radius of 50 km centering Source:
percentage
of
attention
of the urban utilities
is financed
regions. Those
began to develop
by acquiring unurbanised utilities
by
housing estates of medium
size near the urban areas of the metropolitan Population
creating
large numbers
1928
(5.94)
93 419
the industrial
regions grew rapidly,
of jobs there, for which
be possible
for public Japan
of basic
harbours,
of government,
of few metropolitan
in suburban
21 976
industries.
systems and so on.
those in the built-up Total of three
putting
was heavy in the development
waterwork
flowed
pushed forward
production,
of heavy and chemical
such as trunk
a vast number
or solving the housing
government
industrial
As the result of the effort quarters
their
(1.97)
(6.5)
policies for relieving
regions due to concentration
and industrial
inverse rate to the shortage region
government
necessary for the sound life of citizens.
Area and density 1970
rapid urbanization
no effective
pressure upon metropolitan
Together
Note:
in so
for housing
of population
It will Population
toward
However,
have been introduced
created
metropolitan
less than 6% of the
a vast demand
response
by nationalgovernment:
workers
regions of Japan
Tokyo
of the
must arise.
was paid, however, 0
three
40.8%
when so many people are concentrated
an area in a short time,
the policy
total
(‘city dweller’
represent
1).
stress upon development
by 34 million
according
rapidly
near or within
regions, which
(b) Poor administrative
increasing
Furthermore,
most cities showing
investment.
As the result, daily life in new towns
(a)
city).
1 I1 976
blocks.
installations,
is rather
trends,
big metropolitan
for improvement
to physical
there the level of development
of an incorporated
of the
access of home to jobs, and so on. Additionally, people are not accustomed
boundary
to the population
7INumber
mote
spacious farmland or undeveloped
including
transport
the site with the downtown
areas of
Geoforum/Volume
7/Number 1 I1 976
nearby metropolitan projects
formed
suburb as an independent
separated from
1.2
regions. The spacious housing
(estates) thus developed
residential
3
its mother
city.
not so much a
city or a town
For this reason the large
Characteristics
An outline
and functions
of a new town
of new towns hitherto
developed
in Japan
in Japan is as
follows:
estates are now called ‘new towns’. Table 2 l
Price indices of classified urban land in the six Japanese big cities
(al A sekontained
industrial
the National
Region
Capital
based upon the National
Basically, Commercial area
1955 September 1956 March 1956 September 1957 March 1957September 1958 March 1958September 1959 March 1959 September 1960 March 1960September
104 116 125 131 152 161 163 173 197 231 291
1961 March
370
1961 September 1962 March 1962 September 1963 Mareh 1963September 1964 March 1964 September 1965 March 1965September 1966 March 1966 September 1967 March 1967September 1968 March 1968September 1969 March 1969 September 1970 March 1970September 1971 March 1971 September 1972 March 1972September 1973 March 1973September 1974 March
471 500 524 558 598 641 678 696 703 711 716 747 774 798 846 915 988 1 058 1 114 1 164 1 211 1 271 1 374 1 586 1 767 i 827
Capital
In 1957,
Plan was drawn,
Region Development
this plan was similar to the Greater
Law
Industrial area
satellite Average of new towns around Tokyo, and by absorbing industrial classified population which otherwise would be attracted into the areas built-up area of Tokyo thus contrdlling the development
108 113 130 150 172 191 211 236 269 303 348 436 557 614 693 763 846 928 998 1 038 1 050 1 075 1 107 1 146 1 210 1 288 1 395 1 525 1 676 1 832 2 012 2 176 2 338 2 504 2 811 3 459 4 005 4 148
106 117 136 160 188 213 240 270 311 361 486 675 915 1017 1 107 1 192 1 301 1 391 1 465 1 514 1 516 1 516 1 520 1 554 1 620 1 660 1 742 1 869 2 017 2 187 2 378 2 554 2 717 2 866 3 138 3 697 4 192 4 357
106 115 149 149 171 188 205 226 257 294 380 494 644 708 778 839 915 986 1 047 1 082 1 090 1 101 1114 1 149 1 196 1 249 1 328 1 437 1 560 1 692 1 835 1 965 2 088 2 213 2 441 2 914 3 321 3 444
(March 1955 = 100) The six big cities are Tokyo, Osaka, Nagoya, Kyoto, Yokohama and Kobe.
the aim of developing
London
Residential area
of the central industrial
region. According
satellite
an area extending Tokyo,
parallel
up to 1965
works were carried
area of Tokyo
of the boundaries
out there.
of the develop-
continued
to expand
set by planning
authority
according
to land use plan, because of the continuous
migration
of people and industries
than initially
expected.
revised in 1965 industrial
new development
at a much faster pace
Therefore
the 1956
and the concept
satellite
Law was
of development
towns was abandoned.
of
In its place a
plan for the new towns was introduced,
enabling some of them to introduce
industries
establish an appropriate
of population
distribution
aiming at construction education
in
100 km from the centre of
with the advancement
ment, the urbanised in defiance
to the plan, eighteen
by the Commission
about
and the development
However,
industrial
towns each called ‘An urbanization
area’ were designated
and while
of towns and cities for industry,
and so forth.
lb/ A large-scale dormitory examples of development around Tokyo For instance,
new town:
There were some
of a planned
dormitory
area
or Osaka before the Second World War. Denenchofu
which
is now regarded
of the most high class residential was developed
around
1923
districts
as a residential
anxious to increase the number
as one
of Tokyo, suburb on an
area of about 80 hectares by a private railway
company
of passengers utilizing
the line. After
the war, in 1955,
(JHC)
was established
purpose of supplying cities. The total corporation
the Japan Housing Corporation by national
number
from
of dwellings
for the
completed
1955 to 1973 totalled
for sale and 520,000
nickname
of the corporation
corporation,
government
housing on a large scale around
(290,000
in the world”. Note:
new town;
1956. Plan, adopting
Year
satellite
Development
for rent),
810,000
big
by the units
hence the
“the largest house-owner
Because of the achievement the development
pattern
of the
of public estates in
Japan has been largely transformed. JHC first promoted
strenuously
the development
of a
number of housing estates which mainly consisted of four or five storied apartment houses for rent. In and Source: Japan Real Estate Institute.
around
Tokyo,
there are now about 40 housing estates
Geoforum/Volume
4
whose dwelling containing
units exceed over 2,000,
about
The development
5,000
development
in metropolitan
by JHC brought
prices in suburban
residential
obliged to go further authorities private
in order to acquire
due
their development
so that JHC were
number
with local housing land for their
to
strategy
of medium
cities to the development new towns further
development
of new
a big city, the development
of housing estates by JHC is now blamed for bringing
from the construction
from
National
government Residential
cities by investing
for development
in the area proposed
New
of a
of a few large-scale dormitory mother
facilities “The
after
began to change
size housing estates near to big
large sums of money
own houses.
from
land for housing,
districts,
land. The same applied
As the rise of land price forced
of
urban sprawl and the
of acquiring
1960 JHC and local housing authorities
persons who wished to purchase
housing estates further
Because of the accelerating increasing difficulty
regions but the
about the rapid rise of land
afield together
development
rural area.
units (Fig. I).
of such housing estates was partly
to housing shortage
about rapid urban sprawl or unorderly
the biggest
7/Number l/1976
enacted
of public
utility
for new town development. a new legislation
named
Town
Development
Law 1963”
for the purpose of advancing
development
of a large-
Planning year
A
before 1960
w
1961-1965
Fig. 1 Distribution
of houslng estates
built by the Japan Corporation dwelling
Housing
lover 2000
units) around
Tokyo.
GeoforumlVolume
7/Number
scale satellite
new town,
which
organizations
concerned
with
domain.
By 1973,
designated joined after
provides the public
34 development
1965,
projects private
by Tokyu
related companies, in 1985.
Garden
aims-at a proposed These dormitory
also
new towns City,
population
new towns
satellite
However,
of
new towns,
with American
ones, a clear difference
can be seen. Usually, along expressways to the mother are planned (including
In 1972,
between
newly
along which the inhabitants
proposed
minister
Kakuei
his ideas for the redevelopment the development
cities with populations decentralization
congested metropolitan
cities. city:
in order to
Designation
from
responsible
(around
Government for making
Tokyo):
The
Comrhission
(TMG)
and
have been
a master plan and a
plan. The prefectural
governments
have also been associated with the development
prefectural
of development
governments concerned
(including
works is for the
TMG)
and local
as well as the Japan Housing
Corporation.
industrial Satellite
satellite Town
the establishment
towns, the National
Development
the necessary expropriation facilities
of the
Capital
Law was enacted
it possible to construct
the public utility
industrial
Region in 1958,
districts
with
of sites, not only to develop necessary, such as housing sites,
roads, public housing, open spaces and so on.
programmes.
Population(in
jointly
making
that the idea will be
development
Metropolitan
concerned
new towns
With a view to promoting
of the whole of
regions. At present this plan is
into official
Tokyo
governments
Tanaka
of people and industry
a private one, but it is probable
Town_
lines
of new local industrial
of some 250,000
of
and mode of development
Region Development
plan. Implementation
railway
of a local industrial
satellite
Capital
development
can travel
lines) to the mother
of development
Japanese prime
incorporated
the two
new towns are planned
city by car, but new towns in Japan
Japan, including promote
(a) Industrial
new towns
along or near rapid-commuting
fc) Possibility published
American
to the development
and residential).
2.2 Kinds of developers
National
Japanese dormitory
(industrial
new towns in
hands.
comparing
developed
now
because they are essentially suburban residential communities and because most of them have been by private
of new towns hitherto
Tables 3 and 4 show data relative
Japan are very much like the American
developed
2.1 An outline
Co. Ltd. and its
Railway
of New Towns
were
developers
of large scale satellite
among which the Tama
under construction
2. Some Data on Development in Japan
of eminent
power
by the law. Moreover,
in development
500,000
5
1 /I976
Industrial
thousands)
Table 3
estates newly 1960
1965
1975
developed
(proposed)
l
Development Tokyo
Sagamihara-Machida
1958 April
Hachioji-Hino Ohmiya-Urawa
173
279
430
1959 May
208
276
330
114
425
543
660
213
Ohta-Ohizumi
1959 May 1960 April
118
124
247
146
Chiba-Goi
1961
May
296
395
614
2 345
Kumagaya-Hukaya
1961
May
149
163
305
244
Maebashi-Takasaki Mito-Katsuta
1961
May
340
372
589
264
1961
November
183
212
372
232
Utunomiya
1961
November
239
266
375
215
November
258 (ha)
Hiratsuka-Chigasaki
1961
312
426
702
301
Ohme-Hamura
1962 June
90
108
236
171
Oyama-Mamada
1962 June
74
Kawagoe-Sayama
1962
67 140
168 299
155 175
December
167
Tsuchiura-Ami
1963
August
309
217
1963
August
97 63
106
Koga-Sowa
71
209
144
Mohka
1964
December
39
38
175
175
Sane-Ashikaga
1964
December
245
249
369
lshioka
1964
December
35
37
163
24 _
3 219
3 906
6 552
5 393
Total
of industrial
satellite new towns around under National
Region Development
Capital Plan
Geoforum/Volume
6
Name of town
Tokyo
Location
Developer
Area
Population
(ha)
(Proposed)
7/Number
1 /I976
Table 4 0
List of typical
new towns in
three metropolitan
region
regions
(dormitories) Tama NT
Tokyo-to
TMG.,
Takashimadaira
Tokyo-to
JHC
Kitachiba
Chiba Pref.
Narita NT Kaihin NT Oriental
NT
Land
JHC, TMHC
3 014
410
332
60
Chiba Pref.
2 913
340
Chiba Pref.
Chi ba Pref.
487
60
Chiba Pref.
Chiba Pref.
467
80
Chiba Pref.
Keisei Co. Ltd.
148
64
1 320
220
376
50
Mitsui Real Estate Co. Ltd. Kohoku
NT
Fujisawa
NT
Kanagawa
Pref.
JHC
Kanagawa
Pref.
Fujisawa
City and
Mitusui H. E. Co.Ltd. etc. Konandai Tama Garden
City
Keikyu-Tomioka
Kanagawa
Pref.
JHC
Kanagawa
Pref.
Tokyu
Kanagawa
Pref.
Co.Ltd.
Keikyu
299
47
4 300
500
155
24
Co. Ltd.
Nagoya region Kozoji
NT
Tokadai
Aichi Pref.
JHC
850
80
Aichi Pref.
Aichi Pref.
322
52
Osaka region Osaka Pref.
Osaka Pref.
1 520
188
Senri NT
Osaka Pref.
Osaka Pref.
1 160
150
Saho NT
Osaka Pref.
Keihanshin
148
12
Heijo NT
Kyoto
Pref.
JHC
Kyoto
Pref.
Kyoto
Senpoku
Rakusei Katada
NT
NT NT
Manamigaoka Hokusetsu
NT
NT
Seishin NT Fujiwarayama Note:
NT
In carrying
Keihan Co.Ltd.
194
20
JHC
298
50
Hyogo Pref.
JHC.,
1 015
130
Hyogo Pref.
Kobe City
642
70
Hyogo Pref.
JHC
287
40
under Location,
Hyogo Pref.
or Prefectural
Government
under Developer.
Development
the Commission
of a new town,
plan for the development.
and makes a master
Based upon the master plan
public organizations
for each project
44
Nara Pref.
out the development,
ments concerned
43
285
is in thousands.
selects the location
prepared,
City
349
Shiga Pref.
Pref. stands for Prefecture Population
Co. Ltd.
such as the local govern-
or JHC make the working
programmes
and carry out the programmes
based
significant towns,
with the power
the industrial
satellite
works
a city planning
project
of the Ministry
of Construction
governmental
and others.
are principally
agencies or public
and in many cases, national to the public organizations concerned.
are executed
as part of
under the administrative
needed for development
site, which
new town
sites is usually developed Many of the development
to expropriate
for the industrial
Open land newly acquired
upon the necessary legislation.
government
reallotment planning
satellite
new
formula
the land
is to be the core of
development
project.
for housing and industrial en bloc applying
(which
is widely
a land
utilized
in city
in Japan).
Expenditures
borne by the
organizations
according
guidance
sites are the most
of industrial
and the law provides the public organizations
concerned required
works of industrial
in the construction
concerned,
gives subsidy
to the laws
(b) Large-scale dormitory large scale dormitory
into two groups, public corporations.
new towns:
organizations
New towns developed
tions are not so many
Developers
new towns may be divided
in number.
of roughly
and private by public
organiza-
but the scale of each
GeoforumlVolume
7/Numbar
1 I1 976
7
town is usually much bigger than private ones, and the public organizations mainly supply apartment houses for rent (see Table 5). In the case of development of new towns with areas over 2.000-3.000 hectares, one local government executes the development works jointly with public housing corporations. In this case, a local govern-
usually take charge of every responsibility for new town development. Many of these responsibilities should be borne by local governments but are undertaken by the private developers because of poor financial position of the local governments concerned, and then the land use regulations defined by local planning authorities are often ignored. As a result all expenditure needed for
ment takes charge of construction of basic public utility facilities such as trunk roads, water supply works
public utility facilities is contained in the selling price of
etc. as well as implementing land reallotment schemes.
houses or housing sites. Moreover private developers
Other public corporations only develop housing sites and build apartment houses on the site. In developing
seek a big profit, so that, compared with houses or housing sites by public organizations, their prices are
a large scale dormitory new town, the expenditure
twice or more as high. However, in spite of such high
necessary for all kinds of development works is enormous.
prices, because of acute hosuing shortage, demand usually exceeds supply,
In contrast to the development by public organizations, private developers mainly supply detached houses and
Parallel with the case of development of an industrial satellite new town, no comprehensive legislation is
apartment houses for sale. Private developers must
prepared for the development of a dormitory new town, and several laws and regulations concerned are applied as the need grows.
Table 5 l
Classified dwelling units of typical public organizations
new towns developed
The most difficult aspect of development of a new town
by
(proposed)
in Japan is, it is said, the acquisition of the land. Usually, the following methods are applied for such
Developer
Tama NT
Semi NT
Senpoku
(Tokyo)
(Osaka)
(Osaka)
NT
acquisitions. Total area purchase method:
A developer acquires land
needed at a market price through direct negotiation
For rent Local housing authority (Percentage)
24 350 (22.2)
10 380
12 500
(27.8)
126.61
JHC
29 900
10292
(27.3)
(27.6)
Other public corporation
5 500 i5.0)
Private Corp.
5 863 (15.7)
9 200
Total
9 000 (19.1) 3 000 (6.4)
4 720
7 500
with land owners. Private developers mainly acquire land by this means. However, it seems now almost impossible for a developer to acquire land with area of more than 100 hectares around big cities by this means because of following reasons: land price in Japan is incredibly high, holding of land assures more profit for a land owner in future, landownership is divided into innumerable pieces (see Table 6), and Japanese people are emotionally highly involved in landownership, etc.
(8.4)
(‘I 2.6)
(16.0)
68 950
31 257
32 000
Land reallotment methods, which have been widely
(62.9)
(83.7)
(68.1)
implemented in city planning in Japan, are a strong
Land reallotment method (land readjustment method):
weapon for public and private developers in acquisition For sale
of land and development of housing sites. At first, a
Public Corp.
17 740
6 073
15 000
(16.2)
(I 6.3)
(31.9)
229101
0
0
developer exerts strenuous effort to purchase land within proposed area of a new town through direct negotiation with a land owner for as much land as possible (usually
Private Corp.
(20.9) Total
Grand Total
*
40 650 (37.1)
6 073
15000
(16.3)
(31.9)
109.600
37 330
47 000
(100)
(100)
(100)
Dwelling units only in the land reallotment
area.
30-40% of proposed area can be acquired). As the land acquired is usually scattered within the proposed area, then scattered land is assembled by exchange and agglomeration, and all land owners, including developers who purchased 30-40% of proposed area, offer a part of their land (about 20-30%) for nothing according to the extent of benefit gained from the reallotment works. By this means, a developer can acquire land necessary for
Geoforum/Volume
8
Data on landownership
in Japan: (a) No. of buying and selling
of land in Japan (b) No. of landowners in big cities whase population
(a) Year
l
An outline of the master plan for the Tama
(b) Use
is over 500,000
NO.
1.
1967
2 361 000
1968
Area 3014
ha
2 526 000
2568
Zone 8
ha
446 ha
1969
2 787 000
1970
2 878 000
Zone A
354 000 persons
1977
2 905 000
Zone B
56 000 persons
2.
Planned population
3. Population
410 000 persons
density
136 persons per ha
No. of lots
N.o. of owners (in thousands)
Residential
(in thousands)
4.
Number
of dwelling units
109 600 units
individuals
corporations
individuals
corporations
(a)
Primary school
47
1588
131
2517
386
(b)
Junior
High School
23
3
168
29
(c)
Senior
High School
16
11 156
5
25 795
3 57
1803
140
3495
497
Forests
46
Grassland
Others
5. Schools:
Note:
Zone A
=
public utility
facilities
without
land owners and implement use of the new town. dispose freely
Private
paying any money
the orderly
layout
land owners
Zone B
to
of land
may use or
of their land left after the land reallot-
ment programme
the downtown
organizations
town development are authorized
method:
Public
to expropriate
for development
of housing estates at a reasonable
under provisions
of New Residential
Town
Law
area for land realfotment
area of the city. The area of the town and is planned
persons).
The develop-
by TMG,
JHC and the
are now controlled
Metropolitan
Housing
hectares out of 2,568
outline
Town
of the project
Corporation
(TMHC)
Development
Law, 1963.
is shown in Table
large scale dormitory an outline
new town
ment of Japan. The example (Tama
NT)
is shown
development
Project of the
to develop
the Tama
New Town
of new town develop-
of the Tama
New Town of the
new town.
In the early
In 1964,
Tokyo
Metropolitan
inaugurate
development
industrial
new towns around Furthermore,
residential
community,
Government
decided
to
of a very big suburban
Capital
to be desirable Tokyo
have
the proposed
environment
NT, on a hilly
land
with mixed
from
scattered
Region
on the hilly woodland,
mainly
to develop
as in the case of area had been
Belt’ based upon the provisions Development
even at that time, there remained
and about 30 km
the Tama
located to the west of Tokyo
as Green
the National
project
proposals
when the master plan was drawn-up
it was thought
London.
of the project
1960’s,
by TMG,
designated 3.1 An outline
of the initial
at first,
revisions of the
been made.
in Japan in order to
here, because it is typical
of a dormitory
master plan or alteration
of a
of this
large scale new town were not shown clearly and even after the start of development
of development
and problems
An
7 and Fig. 2.
Strange to say, the reasons for development
example
by the
price 3.2 The proposals
Let us take a typical
for
hectares as designated
Development
Law 1963.
3. An outline of Development Tama New Town
is
to absorb 410,000
persons (at first it was 300,000
New Residential
land needed
by TMG
ment works 2,144
New residential
=
about 3014,hectares
Tokyo
is executed.
by municipalities
designated area under New Residential Town Development
Total
New Town
by use and ownership
Zone A
explain
l/1976
Table 7
Table 6 l
7/Number
of
Plan, because
a favourable
land, most of which
with only about 2000
natural was covered houses
on low land. There were therefore
2-b
Legend Residential use Facilities for commerciaf servicing Educational facilities Parks and open spaces Area for inducing various facilities Planned area for land readjustment project {resllotme~t~ Arterial roads
Railways +++ -(-
Rivers
Railways (nattonal lir Railways (private Iin Prefectural boundary
Planned area for Tama New Town Project ,,
Fig. 2 *
and Master ~fan of Tama
Location
many firmly
rooted
objections
New
to the development.
many twists and turns the project the negative reason of halting of rural areas in the western Governor
Minobe,
Tawn
was authorized
sporadic
urbanization
part of Tokyo.
who succeeded
After for
Later,
a conservative
pre-
decessor, tried to develop the town as a self-contained new town
by introducing
and research institutions abandon
Town
development
development
uses other than residential.
Furthermore,
metropolitan
the project
of a large scale dormitory with population commuting
was fixed
railway
town centre of the Tama
opened
town,
such a big residential
communjty
balanced
urban complex
in 1974.
NT were finally
those of a dormitory
The
decided
but it is doubtful
as
whether
could grow into a
with only self-sufficient
In order to answer the question,
urban
TMG
is novq
planning to develop a big shopping centre in the midst regional commercial jobs for inhabitants programme,
the housing
region had become
be 80,000,
centre as well as offering of the town.
the number
By promoting
of a
more the
of extra jobs in the town will
equal to 40% of the total jobs supplied
around the town for inhabitants
in and
of the town.
rise of land
as the development
Construction
lines started
of the
area for
town for commuters
of 410,000.
of the Tama
of the town with the aim of giving the town the-role
Law 1963
the designated
even more severe because of the rocketing prices. Finally
universities
because the provisions
within
shortage of the Tokyo
factories,
both of them already
characteristics
functions.
and so on, but he had to
his ideas mainly
New Residential prohibit
offices,
Tokyo,
In developing
of two
in 1970 to connect
NT with downtown
3.3 Developers
and a mode 07 development
to Tokyo the
areas of
co-operative indispensable
a large scale new town efforts
like the Tama,
among organizations
for the smooth
advancement
concerned
are
of the project.
-
iii
Geoforum/Volume
Development executed TMG
works of the Tama
NT have been mainly
by three public organizations,
and JHC are playing
ial Tokyo
Metropolitan
among which
Government
hectares.
(TMG):
is executing
construction
systems including
planning works,
facilities
area
3.5 Lower
and sewerage
as welt as acquisition
with JHC and TMHC.
charge of execution
TMG
of land reallotment
of
public is also in
project
of
land of 446 hectares where the old
Housing
la) inconvenient
Housing
(JNCI
Corporation
developing
and Tokyo
~T~HC~:
public housing or~n~zations their newly dwelling
in developing
public housing for rent
the Tama
New Town
JHC, and TMHC
have been
TMG,
expected
development
to execute
NT helping each other.
it sometimes
is at odds with the project
arrangements
by TMG
pace of development
to supply
municipalities
scheme and
since the latter slows down the works with alterations
concerned
upon them
dance between
TMG
ment lags. Moreover,
of heavy financial
by the project.
another
concerned;
NT stretches
by burden
Such is the discor-
difficult
problem
arises
Furthermore,
their houses to the urban facilities
necessary for daily life of inhabitants,
such as clinics,
l
Comparison
of land use among three new towns
Tama NT
For instance,
NT. The opinions
Hachioji,
56.4%
Area (ha)
1 150
1 520
Population
410 000
150 000
188 000
Population
136
130
120
density (per ha) Land use Residential
1206
Parks and open spaces
Roads and streets
works deeply
of communities.
is the fact that four
408
249
116) Public facilities
334 Q21
f22) 76
569
Commercial
to the daily lives
(6)
95
14) 1 150
2 568”
Total
the sound formation
(100)
(100)
The best way to avoid the difficulties whose
area covers the whole area of the new
Note: l
Area is given in hectares, percentage
Land reallotment
area (446
91 (6)
46
(4)
into one new town area will preventing
334 (22)
plan affect
municipalities
be to establish a single municipality
administrative
(24)
(22)
possibly
670 (44)
274
290 (11)
of those cities have been
bring several kinds of inconveniences of the citizens,
505 (44)
(471
their administrations.
incorporated
Senpoku
3 014
of whole
of lnagi city is incorporated
the development
problem
Senri NT
that is to say, the area of the
over four municipalities,
lnagi and Tama.
and executing
Table 8
of
set aside despite the fact that the development
would
one way because
services from
of the
over the administration
area of Tama city, or 21.5%
Partly
the new town
and JHC, the pace of the develop-
the influence
municipalities
Another
living there have been
to jobs outside
station.
to
8500
public housing that
master plan and because of strong objections
into Tama
began to receive inhabitants
more than 1 h for commuting
nearest railway
work
but in 1971 three
housing sites with about
units. Many of workers
the Japan Housing
is so anxious
Machida,
The development in 1974,
works of the Tama
However,
Corporation
Tama
developing
of the absence of traffic
J HC and
services:
units for sale.
Three organizations,
concerning
and urban
the housing sites in the
to them and building
3.4 Some problems
imposed
traffic
lines completed
forced to commute
Corporation
are mainly
and dwelling
level of living environment
of two railway
spending
area alloted
among four
facilities
houses are scattered.
TMHC
has been going on since 1971
municipalities.
TMG
of housing site and building
housing together
~etropo/;tan
boundaries.
with the gradual
disposal plants and incinerating
land, development
&I Japan
concerning
1 I1 976
usually object
of their administrative
consultation
incorporation
takes
of main works such as trunk
plants, and river improvement,
privately-owned
TMG
local governments
to alteration
However,
As for development
roads and streets, water supply
but in Japan,
strongly
major roles,
charge of making a master plan of whole with 3014
town:
7INumber
ha) excluded.
in brackets.
91 (6) 1 620 (100)
NT
Geoforum/Volume
post offices, reflecting
7/Number 1 /1976
11
schools etc. are a few in number,
the inconvenient
they are cynically
positions
would
so that,
of the housing sites,
. . . ‘a solitary island on land’. . ,
called
not co-operate
financial
aid from
forthcoming.
Since 1971,
been stopped.
lb) Lower level of public utility facilities and living environment: As a result of revision of proposed population from 300,000 to 410,000, average population density
(gross) rose from
addition
environmental inhabitants variety
100 per hectare to 135.
to such higher population level is complained
already
destroyed
is poor and monotonous
because the developers
land as a means of supplying
Reflecting
the present inhabitants
satisfied with life in the Tama to a questionnaire,
NT.
stay in the town for a long time, while
For instance,
3.6 Heavy financial Though
palities are asked to construct
in the
Moreover,
new town
metropolitan
developed
15 km
from downtown
about 30 min by a frequent graphical
features
area is alloted as
Tama City amount
concerned.
in 1968 was about 22,000 yen. It is estimated
tion will rise to 67,000
that in 1982,
is fairly
It is located region
area of Osaka
time to the centre of Osaka is railway
service. Hilly topo-
have been preserved and 24% of total
to parks and open spaces. According
master plan, 37,330
houses are to be developed
6047
to the
here,
houses for sale. Half of housing sites houses. Nevertheless,
the Senri
NT is far from the ideal of a garden city in 19th century,
places
but Senri could be highly appraised
upon the
the population
dormitory of
persons and the fiscal year was
that in 1975,
The
NT in
town with fairly
as a large scale
good living environment
in
an area which could be regarded as a part of the urbanized area of Osaka City because of its accessibility downtown
area (Table
to the
8).
the popula-
while budget of the fiscal year
will show a deficit of 900 million estimated
burden
For instance,
of budget of the city for 1968
550 million
and financial
of a new town
example.
part of Osaka metropolitan
about
including
a heavy financial
typical
in the northern within
the
in the Osaka
with other big new towns.
(in area) is for detached
development
in 1960’s
but the level of living environment
city, and commut~g
the new town.
Under present Japanese administrative
For instance,
good compared
utility
munici-
are now
works of
of large scale
development.
above,
such kinds of facilities
in and around
to the development
region is another
population,
has to
by 1976 as
the town.
schools, nurseries, parks, etc., which will be needed by
municipalities
of the town.
will not be completed
the increased population
or indirectly
as much as
Senri NT is about half as large as the Tama
concerned
as mentioned
take charge of their maintenance.
directly
area for
because so many problems
in relation
Senri New Town
how the
of the works each municipality
systems, therefore,
environment
There are of course, other examples
for its inhabi-
works of basic public
are carried out by TMG
after completion
of proposed
more jobs for inhabitants
NT project
dormitory
region.
the development
facilities
natural
proposed,
left unsettled
according
upon municipalities
The Tama formerly
10% wish to move to other
burden
again to 300,000
possible; (d)introducing
and only 27% feel life
NT is now less attractive
metropolitan
about 20-30%
tc~conserving
hilly
hope to
tants, despite the present acute housing shortage Tokyo
in
are dish
towns as soon as possible. The data may explain life in the Tama
population
housing into parks and open spaces;
the
only 37% of the inhabitants
there is attractive-,
the proposed
(bltransferring
there are by no means
with rents in Tokyo.
poor environment,
to find a better solution
amendments:
persons;
has been almost
levelled original
have
and other
are now discussing the removal
following
(aI reducing
is
works
more houses. Furthermore,
rents of the public housing supplied cheap compared
In
the low
unless
or TMG
the development
of Construction
concerned
by introducing
They say that the
and that the rural environment
Ministry
government
of such obstacfes and are trying
of by the 28,000
settled there.
of housing layout
outlook,
densities,
authorities
with the development
national
population
yen. Moreover,
it is
will be about 200,000
4.
Future Aspects and Points of Development New Towns in Japan
of
and the accumulative deficit of the budget will reach to 1280
million
further
20 years.
yen, which will be made up after a
4.1 Shortage In developing
of land suitable for development a new town,
open land of more than 100
hectares en bloc must be acquired Anticipating
such a heavy burden
Tama city now demands works of the Tama
upon its finance,
the
a cessation of development
NT, and declares that the Tama
to the case of the Tama location
city
follows:
NT, criteria
in advance.
According
for selecting a
of a large scale new town development
are as
Geoforum/Volume
12
(a) existence
of spacious and underdeveloped
area consisting
of relatively
rural
ctimate,
facilities.
not only
farmland; (b) physical
utility
been stopped
cheap forest or
features
(land forms,
the nature
drainage etc.) suitable
(c) good traffic
of soil,
undesirable should
longer.
city.
impossible
which satisfies all the criteria around
big metropolitan
any more to find land
in the suburban
cities in Japan.
open land which
meets the criteria,
of it is in private
hands, and furthermore,
into pieces which are not willing mentioned
belong to numerous
in Japan most it is divided
landowners
of a new town
the total
who
of a new town
in future
no land is now utilized
more than 50 km.)
as residential.
of public
in areas far from where
This assumes
part of the
of public utility
of new towns will come to a
standstill. The establishment
of “the Housing Site Development
expected
to start in 1975,
is one of the
answers to the problem
by national
government.
corporation
to promote
the development
is expected
sites for apartment is expected
houses and detached
to accelerate
by 1985.
development
because the corporation
work
by national
investment
of governmental
of
The new corporation of new towns, to carry out
necessary for new town
some of which have hitherto
exclusively
The
houses, the total
is to be authorized
every kind of development development,
investment.
which
to the development
of which will be one million
areas for development
must be situated
city (for instance,
a vast amount
land necessary for
bear any
the rise of land prices as well
the development
Corporation”,
is much more difficult.
Such being the case, the proposed
a mother
is any
to sell their small lots for the reasons
above. To acquire
development
usually
as contributing facilities,
area
If there
or developers,
does not make clear
should undertake
or prevent
have
for public
by local authorities
~vernment
which organization
it is almost
that these expenditures
be borne
If national
expenditure, However,
plans or works
Osaka and SO on. It is
Tokyo,
but it will soon be a burden that they cannot
for urbanization;
service to a mother
utilities
Many development
around
1/1976
7/Num!xr
been executed
and local governments
only.
Large
funds in the corporation
be necessary if the development
works
will
by the corporation
are to be completed. 4.2 The need for large sums of money Even when landowners to developers, amount
concerned
the money
agree to sell their
necessary to acquire
to a vast sum. For instance,
which costs less than
for development
100 million
there is no land left
yen (IDM
equals to
100 yen) per hectare even in the rural area far from cities such as Tokyo, additional
Osaka, Nagoya
large sums of money
constructing
public utilities
the land which
mentioned railway
above, construction
ture for development large. However,
private
imposing~ery
of new commuting
burden
expendi-
developers
expenditure
should share has
to municipalities,
there.
are now
over development
of sub-
in order to avoid the additional
needed for the development
4.3 Preservation
of natural
environments
It may be unavoidable
of public
to use flat land for urbanization
high densities because in Japan, 78% of total mountainous.
However,
towns were developed
inconvenient
(as Tama
retained
in developing
new towns,
and beautiful
valleys or undulating
so that a favourable destroyed.
cities was Such
for recreation.
hilly
land were levelled,
rural landscape has been completely
The present mode of development
should
of the natural
environment,
and promoting
valuable
in keeping
health
of citizens,
however
it may be to supply more houses. Hereafter, the development
site for a new town,
given to conservation environment sufficient
priority
be
the urgent
in selecting should be
as much as possible, of natural
even in the development
money
However,
most of forests were cut down,
revised because of its destruction and physical
new
natural
NT and the Senri NT).
areas should have been conserved
to
area is
many of the sites where had previously
areas as their access to big metropolitan
mental
public
or inhabitants
or local governments
strict control
urban communities financial
works
so that the total
or local government
Many municipalities
or forest.
of a new town. will be incredibly
been shifted
corporations,
new towns on
farmland
in previous developments,
which national very often
will be needed for
to development
lines will be necessary,
big
and so on. Moreover,
in developing
has been formerly
In many cases, in addition
land
it will
for the purpose.
area by investing
Vol.7,
pp.l-12,
1976. Pergamon Press. Printed in Great Britain
New Towns in Japan
S hinzo
KIUCHI
and Noboru
INOUCHI,
Tokyo’
Summary: Most of the new towns in Japan are large residential estates with populations of more than 100,000, work-forces
commuting
to the parent cities. Rapid economic
of people in the metropolitan
growth since 1960
and with
has resulted in an enormous concentration
regions of Tokyo, Osaka and Nagoya. Supply of public housing has been very difficult owing
to a lack of suitable level land, fragmentation
of land ownership,
and high prices. Houses for a reasonable rent are now
located a great distance from city centres. Zusammenfassung: tlglich
Die meisten ‘neuen Stldte’
zu ihren Arbeitsplatzen
zu einer enormen geeignetem
Bevtilkerungskonzentration
Bauland, starke Zersplitterung
Erstellung
des notigen Wohnraums.
Entfernung
von den Stadtzentren. La plupart
ACumL:
la population
Dans ces dernieres,
1. Development
developed developed
including
or construction
around
The term
urban life has already ‘new town’
satellite
is applied
taken
from
after World War
popularly
residential
development
of industrial
tried around
Tokyo
satellite
by national
but now
residential
suburbs are really cities. For instance, goal of 500,000.
only a few jobs are available
so that the majority
to the mother
the mother
to two
idea of which
The
for the
of the workers
reason
services etc., usually SO many
been developed
suburban
residential
must
and activities
cultural
provided
of a
must
cities every day. Inhabitants
cities, such as shopping,
professional
of the 19th
the
In these
living there and most of these are essentially
commute
industrial
suburbs
big cities. Judging by the scale, these
depend upon some of the urban functions
in Japan however
et au
new towns has been
government,
around
in a city. communities
is a large scale suburban
residential
for housing due to the acute shortage of housing within
has grown
built-up
which
Prof. emer. University of Tokyo,
28, Shinzuku-ku,
Prof. Setagayaku, Tokyo, Japan, Prof. Ckhanomizu University,
Tokyo,
have
areas of big metropolitan
the
regions. As shown above,
the nature of the present new towns in Japan is far from
In the case of Japan, since 1956
Seijo University, Seta l-27-14, and Noboru INOUCHI,Assoc.
of
activities,
in Japan over the last decade is the demand
of town and country
Yaraicho
des proprietes
seen in the USA,
suburbs.
Shinzo KIUCHI,
d’Osaka et de Nagoya.
developed
service nature,
Osaka, Nagoya.
et dont du Japon
ainsi rejetes B grandes distances du centre des villes.
that in the UK where the planning l
bei dar groRer
La rapide croissance Cconomique
dans les regions urbaines de Tokyo,
workers
The first is a self-contained
and the other
nur in riemlich
qui depassent souvent 100 000 habitants
suburbs, however,
big metro-
new town as in the UK, the planning
community,
Mietpre~sen
biggest has a population
root.
comes from the garden city movement century,
usage in
or developing
typical
Mangel an
zu groi3en Schwierigkeiten
most of the new towns of Japan are residential
those under
regions in Japan such as Tokyo,
types of settlement.
se trouvent
of new towns
has come into common
urban areas called new towns,
In many,
zu annehmbaren
die
Japans seit 1960 hat
Osaka und Nagoya gefiihrt.
d’une agglomeration.
de population
Wachstum
de logements s’est heurtee au manque de sols plats, au morcellement
Les logements a layer mod&e
of newly
exceeds fifty,
von Tokyo,
und hohe Preise fiihrten
man Wohnungen
une enorme concentration
la construction
of development
The term ‘new town‘
politan
Heute findet
of New Towns in Japan
Japan. The number
consideration
in den Stadtgebieten des Grundbesitzes
mit mehr als 100 000 Einwohnern,
Das schnelle wirtschaftliche
des ‘villes nouvelles’ du Japon sont des cites-dortoirs
prix Blew%de la terre.
II, already
pendeln.
active se rend tous les jours dans la ville-mere
depuis 1960 a provoque
1.1 Backgrounds
in Japan sind groRe Wohnsiedlungen
in den Mutterstldten
live. Furthermore, countries,
Japan.
are from
1
ideal was the marriage
as well as working
compared
levels of living and natural many viewpoints
place and place to
with new towns in western
inferior.
environment
in Japan
This may be partly.
Geoforum/Volume
2
ascribed to the fact that the prime a new town
is to supply
and developers original natural
concerned
do not attempt
ideal of a new town environment,
purpose of developing
more houses, and that the planners to realise the
in the preservation
fostering
desirable
human
Furthermore
to life in apartment
the main concern
environment
is limited
shortage of public
increasing populations
are situated
relations,
total population
of Japan, occupying
Japanese
nation’s
land (Table
than pleasant for the inhabitants.
of living and even
low because of
in Japan seems less
In order to understand
why these new towns have been developed necessary to make clear the background
in Japan,
it is
of economic
and
social change in Japan, causing rapid urbanization with acute shortage
together
of housing in big cities.
Rapid urbanization demand
Naturally, limited
from
in Japan after
for land.
WWII
Population
1945 to 1975,
resulting
112 million.
of city dwellers from
population
of Japan jumped
in
of Japan increased
reaching
In the same period the percentage
27.8%
means a person living within
in the
to 75.9%
an administrative
Table 1 Population
and population
density of three metropolitan
1960
by national
Area
metropolitan
15 788 (16.9)
region
21 954
Density
(21.2)
7 353
Osaka metropolitan
10 320 (11.0)
2986
(I ,991
Nagoya metropolitan
13 640
5 397 (5.8
region
7 341
1 858
(1.98)
(13.2) 6 774
activities
shortage.
After
1955,
national
for expanding
Public investment installations industrial
7 282
31 506 regions
(33.7)
42 368 (40.8)
roads, railways,
in from
930
103720
370073
(100)
(100)
(100)
rural areas. Only
to the development
a little
is given in thousands,
density per km’, Each metropolitan
to understand
by the growth
reference
to Table
the big demand
of industrial
2, which
areas after
National
280
by
of urban
land prices. with
expansion
of jobs in metropolitan of land price,
of industrial
still relatively
of housing
so that working
low.
areas, the number
regions increased
own houses moved
people
As the result,
who wanted
after
areas have been more
continuously
in
caused by the rise
to the suburbs
where 1960,
rapidly
to have
prices were land prices
increasing
than
areas.
housing
authorities,
government),
areas made
in brackets
around the core of the city
public organizations,
(which
to develop therefore,
large-scale housing projects or forest tracts previously because of a lack of public systems to connect
it difficult
such as local governments,
the Japan Housing Corporation national
region consists of a round area with
census of Japan.
for land
1955,
shows the rocketing
The rise of land prices in surburban
area in km2
a radius of 50 km centering Source:
percentage
of
attention
of the urban utilities
is financed
regions. Those
began to develop
by acquiring unurbanised utilities
by
housing estates of medium
size near the urban areas of the metropolitan Population
creating
large numbers
1928
(5.94)
93 419
the industrial
regions grew rapidly,
of jobs there, for which
be possible
for public Japan
of basic
harbours,
of government,
of few metropolitan
in suburban
21 976
industries.
systems and so on.
those in the built-up Total of three
putting
was heavy in the development
waterwork
flowed
pushed forward
production,
of heavy and chemical
such as trunk
a vast number
or solving the housing
government
industrial
As the result of the effort quarters
their
(1.97)
(6.5)
policies for relieving
regions due to concentration
and industrial
inverse rate to the shortage region
government
necessary for the sound life of citizens.
Area and density 1970
rapid urbanization
no effective
pressure upon metropolitan
Together
Note:
in so
for housing
of population
It will Population
toward
However,
have been introduced
created
metropolitan
less than 6% of the
a vast demand
response
by nationalgovernment:
workers
regions of Japan
Tokyo
of the
must arise.
was paid, however, 0
three
40.8%
when so many people are concentrated
an area in a short time,
the policy
total
(‘city dweller’
represent
1).
stress upon development
by 34 million
according
rapidly
near or within
regions, which
(b) Poor administrative
increasing
Furthermore,
most cities showing
investment.
As the result, daily life in new towns
(a)
city).
1 I1 976
blocks.
installations,
is rather
trends,
big metropolitan
for improvement
to physical
there the level of development
of an incorporated
of the
access of home to jobs, and so on. Additionally, people are not accustomed
boundary
to the population
7INumber
mote
spacious farmland or undeveloped
including
transport
the site with the downtown
areas of
Geoforum/Volume
7/Number 1 I1 976
nearby metropolitan projects
formed
suburb as an independent
separated from
1.2
regions. The spacious housing
(estates) thus developed
residential
3
its mother
city.
not so much a
city or a town
For this reason the large
Characteristics
An outline
and functions
of a new town
of new towns hitherto
developed
in Japan
in Japan is as
follows:
estates are now called ‘new towns’. Table 2 l
Price indices of classified urban land in the six Japanese big cities
(al A sekontained
industrial
the National
Region
Capital
based upon the National
Basically, Commercial area
1955 September 1956 March 1956 September 1957 March 1957September 1958 March 1958September 1959 March 1959 September 1960 March 1960September
104 116 125 131 152 161 163 173 197 231 291
1961 March
370
1961 September 1962 March 1962 September 1963 Mareh 1963September 1964 March 1964 September 1965 March 1965September 1966 March 1966 September 1967 March 1967September 1968 March 1968September 1969 March 1969 September 1970 March 1970September 1971 March 1971 September 1972 March 1972September 1973 March 1973September 1974 March
471 500 524 558 598 641 678 696 703 711 716 747 774 798 846 915 988 1 058 1 114 1 164 1 211 1 271 1 374 1 586 1 767 i 827
Capital
In 1957,
Plan was drawn,
Region Development
this plan was similar to the Greater
Law
Industrial area
satellite Average of new towns around Tokyo, and by absorbing industrial classified population which otherwise would be attracted into the areas built-up area of Tokyo thus contrdlling the development
108 113 130 150 172 191 211 236 269 303 348 436 557 614 693 763 846 928 998 1 038 1 050 1 075 1 107 1 146 1 210 1 288 1 395 1 525 1 676 1 832 2 012 2 176 2 338 2 504 2 811 3 459 4 005 4 148
106 117 136 160 188 213 240 270 311 361 486 675 915 1017 1 107 1 192 1 301 1 391 1 465 1 514 1 516 1 516 1 520 1 554 1 620 1 660 1 742 1 869 2 017 2 187 2 378 2 554 2 717 2 866 3 138 3 697 4 192 4 357
106 115 149 149 171 188 205 226 257 294 380 494 644 708 778 839 915 986 1 047 1 082 1 090 1 101 1114 1 149 1 196 1 249 1 328 1 437 1 560 1 692 1 835 1 965 2 088 2 213 2 441 2 914 3 321 3 444
(March 1955 = 100) The six big cities are Tokyo, Osaka, Nagoya, Kyoto, Yokohama and Kobe.
the aim of developing
London
Residential area
of the central industrial
region. According
satellite
an area extending Tokyo,
parallel
up to 1965
works were carried
area of Tokyo
of the boundaries
out there.
of the develop-
continued
to expand
set by planning
authority
according
to land use plan, because of the continuous
migration
of people and industries
than initially
expected.
revised in 1965 industrial
new development
at a much faster pace
Therefore
the 1956
and the concept
satellite
Law was
of development
towns was abandoned.
of
In its place a
plan for the new towns was introduced,
enabling some of them to introduce
industries
establish an appropriate
of population
distribution
aiming at construction education
in
100 km from the centre of
with the advancement
ment, the urbanised in defiance
to the plan, eighteen
by the Commission
about
and the development
However,
industrial
towns each called ‘An urbanization
area’ were designated
and while
of towns and cities for industry,
and so forth.
lb/ A large-scale dormitory examples of development around Tokyo For instance,
new town:
There were some
of a planned
dormitory
area
or Osaka before the Second World War. Denenchofu
which
is now regarded
of the most high class residential was developed
around
1923
districts
as a residential
anxious to increase the number
as one
of Tokyo, suburb on an
area of about 80 hectares by a private railway
company
of passengers utilizing
the line. After
the war, in 1955,
(JHC)
was established
purpose of supplying cities. The total corporation
the Japan Housing Corporation by national
number
from
of dwellings
for the
completed
1955 to 1973 totalled
for sale and 520,000
nickname
of the corporation
corporation,
government
housing on a large scale around
(290,000
in the world”. Note:
new town;
1956. Plan, adopting
Year
satellite
Development
for rent),
810,000
big
by the units
hence the
“the largest house-owner
Because of the achievement the development
pattern
of the
of public estates in
Japan has been largely transformed. JHC first promoted
strenuously
the development
of a
number of housing estates which mainly consisted of four or five storied apartment houses for rent. In and Source: Japan Real Estate Institute.
around
Tokyo,
there are now about 40 housing estates
Geoforum/Volume
4
whose dwelling containing
units exceed over 2,000,
about
The development
5,000
development
in metropolitan
by JHC brought
prices in suburban
residential
obliged to go further authorities private
in order to acquire
due
their development
so that JHC were
number
with local housing land for their
to
strategy
of medium
cities to the development new towns further
development
of new
a big city, the development
of housing estates by JHC is now blamed for bringing
from the construction
from
National
government Residential
cities by investing
for development
in the area proposed
New
of a
of a few large-scale dormitory mother
facilities “The
after
began to change
size housing estates near to big
large sums of money
own houses.
from
land for housing,
districts,
land. The same applied
As the rise of land price forced
of
urban sprawl and the
of acquiring
1960 JHC and local housing authorities
persons who wished to purchase
housing estates further
Because of the accelerating increasing difficulty
regions but the
about the rapid rise of land
afield together
development
rural area.
units (Fig. I).
of such housing estates was partly
to housing shortage
about rapid urban sprawl or unorderly
the biggest
7/Number l/1976
enacted
of public
utility
for new town development. a new legislation
named
Town
Development
Law 1963”
for the purpose of advancing
development
of a large-
Planning year
A
before 1960
w
1961-1965
Fig. 1 Distribution
of houslng estates
built by the Japan Corporation dwelling
Housing
lover 2000
units) around
Tokyo.
GeoforumlVolume
7/Number
scale satellite
new town,
which
organizations
concerned
with
domain.
By 1973,
designated joined after
provides the public
34 development
1965,
projects private
by Tokyu
related companies, in 1985.
Garden
aims-at a proposed These dormitory
also
new towns City,
population
new towns
satellite
However,
of
new towns,
with American
ones, a clear difference
can be seen. Usually, along expressways to the mother are planned (including
In 1972,
between
newly
along which the inhabitants
proposed
minister
Kakuei
his ideas for the redevelopment the development
cities with populations decentralization
congested metropolitan
cities. city:
in order to
Designation
from
responsible
(around
Government for making
Tokyo):
The
Comrhission
(TMG)
and
have been
a master plan and a
plan. The prefectural
governments
have also been associated with the development
prefectural
of development
governments concerned
(including
works is for the
TMG)
and local
as well as the Japan Housing
Corporation.
industrial Satellite
satellite Town
the establishment
towns, the National
Development
the necessary expropriation facilities
of the
Capital
Law was enacted
it possible to construct
the public utility
industrial
Region in 1958,
districts
with
of sites, not only to develop necessary, such as housing sites,
roads, public housing, open spaces and so on.
programmes.
Population(in
jointly
making
that the idea will be
development
Metropolitan
concerned
new towns
With a view to promoting
of the whole of
regions. At present this plan is
into official
Tokyo
governments
Tanaka
of people and industry
a private one, but it is probable
Town_
lines
of new local industrial
of some 250,000
of
and mode of development
Region Development
plan. Implementation
railway
of a local industrial
satellite
Capital
development
can travel
lines) to the mother
of development
Japanese prime
incorporated
the two
new towns are planned
city by car, but new towns in Japan
Japan, including promote
(a) Industrial
new towns
along or near rapid-commuting
fc) Possibility published
American
to the development
and residential).
2.2 Kinds of developers
National
Japanese dormitory
(industrial
new towns in
hands.
comparing
developed
now
because they are essentially suburban residential communities and because most of them have been by private
of new towns hitherto
Tables 3 and 4 show data relative
Japan are very much like the American
developed
2.1 An outline
Co. Ltd. and its
Railway
of New Towns
were
developers
of large scale satellite
among which the Tama
under construction
2. Some Data on Development in Japan
of eminent
power
by the law. Moreover,
in development
500,000
5
1 /I976
Industrial
thousands)
Table 3
estates newly 1960
1965
1975
developed
(proposed)
l
Development Tokyo
Sagamihara-Machida
1958 April
Hachioji-Hino Ohmiya-Urawa
173
279
430
1959 May
208
276
330
114
425
543
660
213
Ohta-Ohizumi
1959 May 1960 April
118
124
247
146
Chiba-Goi
1961
May
296
395
614
2 345
Kumagaya-Hukaya
1961
May
149
163
305
244
Maebashi-Takasaki Mito-Katsuta
1961
May
340
372
589
264
1961
November
183
212
372
232
Utunomiya
1961
November
239
266
375
215
November
258 (ha)
Hiratsuka-Chigasaki
1961
312
426
702
301
Ohme-Hamura
1962 June
90
108
236
171
Oyama-Mamada
1962 June
74
Kawagoe-Sayama
1962
67 140
168 299
155 175
December
167
Tsuchiura-Ami
1963
August
309
217
1963
August
97 63
106
Koga-Sowa
71
209
144
Mohka
1964
December
39
38
175
175
Sane-Ashikaga
1964
December
245
249
369
lshioka
1964
December
35
37
163
24 _
3 219
3 906
6 552
5 393
Total
of industrial
satellite new towns around under National
Region Development
Capital Plan
Geoforum/Volume
6
Name of town
Tokyo
Location
Developer
Area
Population
(ha)
(Proposed)
7/Number
1 /I976
Table 4 0
List of typical
new towns in
three metropolitan
region
regions
(dormitories) Tama NT
Tokyo-to
TMG.,
Takashimadaira
Tokyo-to
JHC
Kitachiba
Chiba Pref.
Narita NT Kaihin NT Oriental
NT
Land
JHC, TMHC
3 014
410
332
60
Chiba Pref.
2 913
340
Chiba Pref.
Chi ba Pref.
487
60
Chiba Pref.
Chiba Pref.
467
80
Chiba Pref.
Keisei Co. Ltd.
148
64
1 320
220
376
50
Mitsui Real Estate Co. Ltd. Kohoku
NT
Fujisawa
NT
Kanagawa
Pref.
JHC
Kanagawa
Pref.
Fujisawa
City and
Mitusui H. E. Co.Ltd. etc. Konandai Tama Garden
City
Keikyu-Tomioka
Kanagawa
Pref.
JHC
Kanagawa
Pref.
Tokyu
Kanagawa
Pref.
Co.Ltd.
Keikyu
299
47
4 300
500
155
24
Co. Ltd.
Nagoya region Kozoji
NT
Tokadai
Aichi Pref.
JHC
850
80
Aichi Pref.
Aichi Pref.
322
52
Osaka region Osaka Pref.
Osaka Pref.
1 520
188
Senri NT
Osaka Pref.
Osaka Pref.
1 160
150
Saho NT
Osaka Pref.
Keihanshin
148
12
Heijo NT
Kyoto
Pref.
JHC
Kyoto
Pref.
Kyoto
Senpoku
Rakusei Katada
NT
NT NT
Manamigaoka Hokusetsu
NT
NT
Seishin NT Fujiwarayama Note:
NT
In carrying
Keihan Co.Ltd.
194
20
JHC
298
50
Hyogo Pref.
JHC.,
1 015
130
Hyogo Pref.
Kobe City
642
70
Hyogo Pref.
JHC
287
40
under Location,
Hyogo Pref.
or Prefectural
Government
under Developer.
Development
the Commission
of a new town,
plan for the development.
and makes a master
Based upon the master plan
public organizations
for each project
44
Nara Pref.
out the development,
ments concerned
43
285
is in thousands.
selects the location
prepared,
City
349
Shiga Pref.
Pref. stands for Prefecture Population
Co. Ltd.
such as the local govern-
or JHC make the working
programmes
and carry out the programmes
based
significant towns,
with the power
the industrial
satellite
works
a city planning
project
of the Ministry
of Construction
governmental
and others.
are principally
agencies or public
and in many cases, national to the public organizations concerned.
are executed
as part of
under the administrative
needed for development
site, which
new town
sites is usually developed Many of the development
to expropriate
for the industrial
Open land newly acquired
upon the necessary legislation.
government
reallotment planning
satellite
new
formula
the land
is to be the core of
development
project.
for housing and industrial en bloc applying
(which
is widely
a land
utilized
in city
in Japan).
Expenditures
borne by the
organizations
according
guidance
sites are the most
of industrial
and the law provides the public organizations
concerned required
works of industrial
in the construction
concerned,
gives subsidy
to the laws
(b) Large-scale dormitory large scale dormitory
into two groups, public corporations.
new towns:
organizations
New towns developed
tions are not so many
Developers
new towns may be divided
in number.
of roughly
and private by public
organiza-
but the scale of each
GeoforumlVolume
7/Numbar
1 I1 976
7
town is usually much bigger than private ones, and the public organizations mainly supply apartment houses for rent (see Table 5). In the case of development of new towns with areas over 2.000-3.000 hectares, one local government executes the development works jointly with public housing corporations. In this case, a local govern-
usually take charge of every responsibility for new town development. Many of these responsibilities should be borne by local governments but are undertaken by the private developers because of poor financial position of the local governments concerned, and then the land use regulations defined by local planning authorities are often ignored. As a result all expenditure needed for
ment takes charge of construction of basic public utility facilities such as trunk roads, water supply works
public utility facilities is contained in the selling price of
etc. as well as implementing land reallotment schemes.
houses or housing sites. Moreover private developers
Other public corporations only develop housing sites and build apartment houses on the site. In developing
seek a big profit, so that, compared with houses or housing sites by public organizations, their prices are
a large scale dormitory new town, the expenditure
twice or more as high. However, in spite of such high
necessary for all kinds of development works is enormous.
prices, because of acute hosuing shortage, demand usually exceeds supply,
In contrast to the development by public organizations, private developers mainly supply detached houses and
Parallel with the case of development of an industrial satellite new town, no comprehensive legislation is
apartment houses for sale. Private developers must
prepared for the development of a dormitory new town, and several laws and regulations concerned are applied as the need grows.
Table 5 l
Classified dwelling units of typical public organizations
new towns developed
The most difficult aspect of development of a new town
by
(proposed)
in Japan is, it is said, the acquisition of the land. Usually, the following methods are applied for such
Developer
Tama NT
Semi NT
Senpoku
(Tokyo)
(Osaka)
(Osaka)
NT
acquisitions. Total area purchase method:
A developer acquires land
needed at a market price through direct negotiation
For rent Local housing authority (Percentage)
24 350 (22.2)
10 380
12 500
(27.8)
126.61
JHC
29 900
10292
(27.3)
(27.6)
Other public corporation
5 500 i5.0)
Private Corp.
5 863 (15.7)
9 200
Total
9 000 (19.1) 3 000 (6.4)
4 720
7 500
with land owners. Private developers mainly acquire land by this means. However, it seems now almost impossible for a developer to acquire land with area of more than 100 hectares around big cities by this means because of following reasons: land price in Japan is incredibly high, holding of land assures more profit for a land owner in future, landownership is divided into innumerable pieces (see Table 6), and Japanese people are emotionally highly involved in landownership, etc.
(8.4)
(‘I 2.6)
(16.0)
68 950
31 257
32 000
Land reallotment methods, which have been widely
(62.9)
(83.7)
(68.1)
implemented in city planning in Japan, are a strong
Land reallotment method (land readjustment method):
weapon for public and private developers in acquisition For sale
of land and development of housing sites. At first, a
Public Corp.
17 740
6 073
15 000
(16.2)
(I 6.3)
(31.9)
229101
0
0
developer exerts strenuous effort to purchase land within proposed area of a new town through direct negotiation with a land owner for as much land as possible (usually
Private Corp.
(20.9) Total
Grand Total
*
40 650 (37.1)
6 073
15000
(16.3)
(31.9)
109.600
37 330
47 000
(100)
(100)
(100)
Dwelling units only in the land reallotment
area.
30-40% of proposed area can be acquired). As the land acquired is usually scattered within the proposed area, then scattered land is assembled by exchange and agglomeration, and all land owners, including developers who purchased 30-40% of proposed area, offer a part of their land (about 20-30%) for nothing according to the extent of benefit gained from the reallotment works. By this means, a developer can acquire land necessary for
Geoforum/Volume
8
Data on landownership
in Japan: (a) No. of buying and selling
of land in Japan (b) No. of landowners in big cities whase population
(a) Year
l
An outline of the master plan for the Tama
(b) Use
is over 500,000
NO.
1.
1967
2 361 000
1968
Area 3014
ha
2 526 000
2568
Zone 8
ha
446 ha
1969
2 787 000
1970
2 878 000
Zone A
354 000 persons
1977
2 905 000
Zone B
56 000 persons
2.
Planned population
3. Population
410 000 persons
density
136 persons per ha
No. of lots
N.o. of owners (in thousands)
Residential
(in thousands)
4.
Number
of dwelling units
109 600 units
individuals
corporations
individuals
corporations
(a)
Primary school
47
1588
131
2517
386
(b)
Junior
High School
23
3
168
29
(c)
Senior
High School
16
11 156
5
25 795
3 57
1803
140
3495
497
Forests
46
Grassland
Others
5. Schools:
Note:
Zone A
=
public utility
facilities
without
land owners and implement use of the new town. dispose freely
Private
paying any money
the orderly
layout
land owners
Zone B
to
of land
may use or
of their land left after the land reallot-
ment programme
the downtown
organizations
town development are authorized
method:
Public
to expropriate
for development
of housing estates at a reasonable
under provisions
of New Residential
Town
Law
area for land realfotment
area of the city. The area of the town and is planned
persons).
The develop-
by TMG,
JHC and the
are now controlled
Metropolitan
Housing
hectares out of 2,568
outline
Town
of the project
Corporation
(TMHC)
Development
Law, 1963.
is shown in Table
large scale dormitory an outline
new town
ment of Japan. The example (Tama
NT)
is shown
development
Project of the
to develop
the Tama
New Town
of new town develop-
of the Tama
New Town of the
new town.
In the early
In 1964,
Tokyo
Metropolitan
inaugurate
development
industrial
new towns around Furthermore,
residential
community,
Government
decided
to
of a very big suburban
Capital
to be desirable Tokyo
have
the proposed
environment
NT, on a hilly
land
with mixed
from
scattered
Region
on the hilly woodland,
mainly
to develop
as in the case of area had been
Belt’ based upon the provisions Development
even at that time, there remained
and about 30 km
the Tama
located to the west of Tokyo
as Green
the National
project
proposals
when the master plan was drawn-up
it was thought
London.
of the project
1960’s,
by TMG,
designated 3.1 An outline
of the initial
at first,
revisions of the
been made.
in Japan in order to
here, because it is typical
of a dormitory
master plan or alteration
of a
of this
large scale new town were not shown clearly and even after the start of development
of development
and problems
An
7 and Fig. 2.
Strange to say, the reasons for development
example
by the
price 3.2 The proposals
Let us take a typical
for
hectares as designated
Development
Law 1963.
3. An outline of Development Tama New Town
is
to absorb 410,000
persons (at first it was 300,000
New Residential
land needed
by TMG
ment works 2,144
New residential
=
about 3014,hectares
Tokyo
is executed.
by municipalities
designated area under New Residential Town Development
Total
New Town
by use and ownership
Zone A
explain
l/1976
Table 7
Table 6 l
7/Number
of
Plan, because
a favourable
land, most of which
with only about 2000
natural was covered houses
on low land. There were therefore
2-b
Legend Residential use Facilities for commerciaf servicing Educational facilities Parks and open spaces Area for inducing various facilities Planned area for land readjustment project {resllotme~t~ Arterial roads
Railways +++ -(-
Rivers
Railways (nattonal lir Railways (private Iin Prefectural boundary
Planned area for Tama New Town Project ,,
Fig. 2 *
and Master ~fan of Tama
Location
many firmly
rooted
objections
New
to the development.
many twists and turns the project the negative reason of halting of rural areas in the western Governor
Minobe,
Tawn
was authorized
sporadic
urbanization
part of Tokyo.
who succeeded
After for
Later,
a conservative
pre-
decessor, tried to develop the town as a self-contained new town
by introducing
and research institutions abandon
Town
development
development
uses other than residential.
Furthermore,
metropolitan
the project
of a large scale dormitory with population commuting
was fixed
railway
town centre of the Tama
opened
town,
such a big residential
communjty
balanced
urban complex
in 1974.
NT were finally
those of a dormitory
The
decided
but it is doubtful
as
whether
could grow into a
with only self-sufficient
In order to answer the question,
urban
TMG
is novq
planning to develop a big shopping centre in the midst regional commercial jobs for inhabitants programme,
the housing
region had become
be 80,000,
centre as well as offering of the town.
the number
By promoting
of a
more the
of extra jobs in the town will
equal to 40% of the total jobs supplied
around the town for inhabitants
in and
of the town.
rise of land
as the development
Construction
lines started
of the
area for
town for commuters
of 410,000.
of the Tama
of the town with the aim of giving the town the-role
Law 1963
the designated
even more severe because of the rocketing prices. Finally
universities
because the provisions
within
shortage of the Tokyo
factories,
both of them already
characteristics
functions.
and so on, but he had to
his ideas mainly
New Residential prohibit
offices,
Tokyo,
In developing
of two
in 1970 to connect
NT with downtown
3.3 Developers
and a mode 07 development
to Tokyo the
areas of
co-operative indispensable
a large scale new town efforts
like the Tama,
among organizations
for the smooth
advancement
concerned
are
of the project.
-
iii
Geoforum/Volume
Development executed TMG
works of the Tama
NT have been mainly
by three public organizations,
and JHC are playing
ial Tokyo
Metropolitan
among which
Government
hectares.
(TMG):
is executing
construction
systems including
planning works,
facilities
area
3.5 Lower
and sewerage
as welt as acquisition
with JHC and TMHC.
charge of execution
TMG
of land reallotment
of
public is also in
project
of
land of 446 hectares where the old
Housing
la) inconvenient
Housing
(JNCI
Corporation
developing
and Tokyo
~T~HC~:
public housing or~n~zations their newly dwelling
in developing
public housing for rent
the Tama
New Town
JHC, and TMHC
have been
TMG,
expected
development
to execute
NT helping each other.
it sometimes
is at odds with the project
arrangements
by TMG
pace of development
to supply
municipalities
scheme and
since the latter slows down the works with alterations
concerned
upon them
dance between
TMG
ment lags. Moreover,
of heavy financial
by the project.
another
concerned;
NT stretches
by burden
Such is the discor-
difficult
problem
arises
Furthermore,
their houses to the urban facilities
necessary for daily life of inhabitants,
such as clinics,
l
Comparison
of land use among three new towns
Tama NT
For instance,
NT. The opinions
Hachioji,
56.4%
Area (ha)
1 150
1 520
Population
410 000
150 000
188 000
Population
136
130
120
density (per ha) Land use Residential
1206
Parks and open spaces
Roads and streets
works deeply
of communities.
is the fact that four
408
249
116) Public facilities
334 Q21
f22) 76
569
Commercial
to the daily lives
(6)
95
14) 1 150
2 568”
Total
the sound formation
(100)
(100)
The best way to avoid the difficulties whose
area covers the whole area of the new
Note: l
Area is given in hectares, percentage
Land reallotment
area (446
91 (6)
46
(4)
into one new town area will preventing
334 (22)
plan affect
municipalities
be to establish a single municipality
administrative
(24)
(22)
possibly
670 (44)
274
290 (11)
of those cities have been
bring several kinds of inconveniences of the citizens,
505 (44)
(471
their administrations.
incorporated
Senpoku
3 014
of whole
of lnagi city is incorporated
the development
problem
Senri NT
that is to say, the area of the
over four municipalities,
lnagi and Tama.
and executing
Table 8
of
set aside despite the fact that the development
would
one way because
services from
of the
over the administration
area of Tama city, or 21.5%
Partly
the new town
and JHC, the pace of the develop-
the influence
municipalities
Another
living there have been
to jobs outside
station.
to
8500
public housing that
master plan and because of strong objections
into Tama
began to receive inhabitants
more than 1 h for commuting
nearest railway
work
but in 1971 three
housing sites with about
units. Many of workers
the Japan Housing
is so anxious
Machida,
The development in 1974,
works of the Tama
However,
Corporation
Tama
developing
of the absence of traffic
J HC and
services:
units for sale.
Three organizations,
concerning
and urban
the housing sites in the
to them and building
3.4 Some problems
imposed
traffic
lines completed
forced to commute
Corporation
are mainly
and dwelling
level of living environment
of two railway
spending
area alloted
among four
facilities
houses are scattered.
TMHC
has been going on since 1971
municipalities.
TMG
of housing site and building
housing together
~etropo/;tan
boundaries.
with the gradual
disposal plants and incinerating
land, development
&I Japan
concerning
1 I1 976
usually object
of their administrative
consultation
incorporation
takes
of main works such as trunk
plants, and river improvement,
privately-owned
TMG
local governments
to alteration
However,
As for development
roads and streets, water supply
but in Japan,
strongly
major roles,
charge of making a master plan of whole with 3014
town:
7INumber
ha) excluded.
in brackets.
91 (6) 1 620 (100)
NT
Geoforum/Volume
post offices, reflecting
7/Number 1 /1976
11
schools etc. are a few in number,
the inconvenient
they are cynically
positions
would
so that,
of the housing sites,
. . . ‘a solitary island on land’. . ,
called
not co-operate
financial
aid from
forthcoming.
Since 1971,
been stopped.
lb) Lower level of public utility facilities and living environment: As a result of revision of proposed population from 300,000 to 410,000, average population density
(gross) rose from
addition
environmental inhabitants variety
100 per hectare to 135.
to such higher population level is complained
already
destroyed
is poor and monotonous
because the developers
land as a means of supplying
Reflecting
the present inhabitants
satisfied with life in the Tama to a questionnaire,
NT.
stay in the town for a long time, while
For instance,
3.6 Heavy financial Though
palities are asked to construct
in the
Moreover,
new town
metropolitan
developed
15 km
from downtown
about 30 min by a frequent graphical
features
area is alloted as
Tama City amount
concerned.
in 1968 was about 22,000 yen. It is estimated
tion will rise to 67,000
that in 1982,
is fairly
It is located region
area of Osaka
time to the centre of Osaka is railway
service. Hilly topo-
have been preserved and 24% of total
to parks and open spaces. According
master plan, 37,330
houses are to be developed
6047
to the
here,
houses for sale. Half of housing sites houses. Nevertheless,
the Senri
NT is far from the ideal of a garden city in 19th century,
places
but Senri could be highly appraised
upon the
the population
dormitory of
persons and the fiscal year was
that in 1975,
The
NT in
town with fairly
as a large scale
good living environment
in
an area which could be regarded as a part of the urbanized area of Osaka City because of its accessibility downtown
area (Table
to the
8).
the popula-
while budget of the fiscal year
will show a deficit of 900 million estimated
burden
For instance,
of budget of the city for 1968
550 million
and financial
of a new town
example.
part of Osaka metropolitan
about
including
a heavy financial
typical
in the northern within
the
in the Osaka
with other big new towns.
(in area) is for detached
development
in 1960’s
but the level of living environment
city, and commut~g
the new town.
Under present Japanese administrative
For instance,
good compared
utility
munici-
are now
works of
of large scale
development.
above,
such kinds of facilities
in and around
to the development
region is another
population,
has to
by 1976 as
the town.
schools, nurseries, parks, etc., which will be needed by
municipalities
of the town.
will not be completed
the increased population
or indirectly
as much as
Senri NT is about half as large as the Tama
concerned
as mentioned
take charge of their maintenance.
directly
area for
because so many problems
in relation
Senri New Town
how the
of the works each municipality
systems, therefore,
environment
There are of course, other examples
for its inhabi-
works of basic public
are carried out by TMG
after completion
of proposed
more jobs for inhabitants
NT project
dormitory
region.
the development
facilities
natural
proposed,
left unsettled
according
upon municipalities
The Tama formerly
10% wish to move to other
burden
again to 300,000
possible; (d)introducing
and only 27% feel life
NT is now less attractive
metropolitan
about 20-30%
tc~conserving
hilly
hope to
tants, despite the present acute housing shortage Tokyo
in
are dish
towns as soon as possible. The data may explain life in the Tama
population
housing into parks and open spaces;
the
only 37% of the inhabitants
there is attractive-,
the proposed
(bltransferring
there are by no means
with rents in Tokyo.
poor environment,
to find a better solution
amendments:
persons;
has been almost
levelled original
have
and other
are now discussing the removal
following
(aI reducing
is
works
more houses. Furthermore,
rents of the public housing supplied cheap compared
In
the low
unless
or TMG
the development
of Construction
concerned
by introducing
They say that the
and that the rural environment
Ministry
government
of such obstacfes and are trying
of by the 28,000
settled there.
of housing layout
outlook,
densities,
authorities
with the development
national
population
yen. Moreover,
it is
will be about 200,000
4.
Future Aspects and Points of Development New Towns in Japan
of
and the accumulative deficit of the budget will reach to 1280
million
further
20 years.
yen, which will be made up after a
4.1 Shortage In developing
of land suitable for development a new town,
open land of more than 100
hectares en bloc must be acquired Anticipating
such a heavy burden
Tama city now demands works of the Tama
upon its finance,
the
a cessation of development
NT, and declares that the Tama
to the case of the Tama location
city
follows:
NT, criteria
in advance.
According
for selecting a
of a large scale new town development
are as
Geoforum/Volume
12
(a) existence
of spacious and underdeveloped
area consisting
of relatively
rural
ctimate,
facilities.
not only
farmland; (b) physical
utility
been stopped
cheap forest or
features
(land forms,
the nature
drainage etc.) suitable
(c) good traffic
of soil,
undesirable should
longer.
city.
impossible
which satisfies all the criteria around
big metropolitan
any more to find land
in the suburban
cities in Japan.
open land which
meets the criteria,
of it is in private
hands, and furthermore,
into pieces which are not willing mentioned
belong to numerous
in Japan most it is divided
landowners
of a new town
the total
who
of a new town
in future
no land is now utilized
more than 50 km.)
as residential.
of public
in areas far from where
This assumes
part of the
of public utility
of new towns will come to a
standstill. The establishment
of “the Housing Site Development
expected
to start in 1975,
is one of the
answers to the problem
by national
government.
corporation
to promote
the development
is expected
sites for apartment is expected
houses and detached
to accelerate
by 1985.
development
because the corporation
work
by national
investment
of governmental
of
The new corporation of new towns, to carry out
necessary for new town
some of which have hitherto
exclusively
The
houses, the total
is to be authorized
every kind of development development,
investment.
which
to the development
of which will be one million
areas for development
must be situated
city (for instance,
a vast amount
land necessary for
bear any
the rise of land prices as well
the development
Corporation”,
is much more difficult.
Such being the case, the proposed
a mother
is any
to sell their small lots for the reasons
above. To acquire
development
usually
as contributing facilities,
area
If there
or developers,
does not make clear
should undertake
or prevent
have
for public
by local authorities
~vernment
which organization
it is almost
that these expenditures
be borne
If national
expenditure, However,
plans or works
Osaka and SO on. It is
Tokyo,
but it will soon be a burden that they cannot
for urbanization;
service to a mother
utilities
Many development
around
1/1976
7/Num!xr
been executed
and local governments
only.
Large
funds in the corporation
be necessary if the development
works
will
by the corporation
are to be completed. 4.2 The need for large sums of money Even when landowners to developers, amount
concerned
the money
agree to sell their
necessary to acquire
to a vast sum. For instance,
which costs less than
for development
100 million
there is no land left
yen (IDM
equals to
100 yen) per hectare even in the rural area far from cities such as Tokyo, additional
Osaka, Nagoya
large sums of money
constructing
public utilities
the land which
mentioned railway
above, construction
ture for development large. However,
private
imposing~ery
of new commuting
burden
expendi-
developers
expenditure
should share has
to municipalities,
there.
are now
over development
of sub-
in order to avoid the additional
needed for the development
4.3 Preservation
of natural
environments
It may be unavoidable
of public
to use flat land for urbanization
high densities because in Japan, 78% of total mountainous.
However,
towns were developed
inconvenient
(as Tama
retained
in developing
new towns,
and beautiful
valleys or undulating
so that a favourable destroyed.
cities was Such
for recreation.
hilly
land were levelled,
rural landscape has been completely
The present mode of development
should
of the natural
environment,
and promoting
valuable
in keeping
health
of citizens,
however
it may be to supply more houses. Hereafter, the development
site for a new town,
given to conservation environment sufficient
priority
be
the urgent
in selecting should be
as much as possible, of natural
even in the development
money
However,
most of forests were cut down,
revised because of its destruction and physical
new
natural
NT and the Senri NT).
areas should have been conserved
to
area is
many of the sites where had previously
areas as their access to big metropolitan
mental
public
or inhabitants
or local governments
strict control
urban communities financial
works
so that the total
or local government
Many municipalities
or forest.
of a new town. will be incredibly
been shifted
corporations,
new towns on
farmland
in previous developments,
which national very often
will be needed for
to development
lines will be necessary,
big
and so on. Moreover,
in developing
has been formerly
In many cases, in addition
land
it will
for the purpose.
area by investing