VIEW OF THE JAPANESE MODEL WITH REGARDS TO URBAN
DEVELOPMENT - SELECTED FINDINGS
Dr M Schoonraad
1
URBAN DEVELOPMENT
DR M SCHOONRAAD
2
INTRODUCTION
 THIS PRESENTATION DESCRIBES THE JAPANESE URBAN
PLANNING FRAMEWORK AND THE POSSIBLE LESSONS
THAT CAN BE DERIVED FOR THE SOUTH AFRICAN
SITUATION
 THE FOLLOWING ASPECTS OF THE JAPANESE URBAN
PLANNING FRAMEWORK ARE ADDRESSED:
 THE LINK BETWEEN VISIONARY AND REGULATORY
PLANNING
 CONTROL AND DIRECTING PRIVATE DEVELOPMENT
 URBAN PLANNING INSTRUMENTS
 THE FOCUS IS ON URBAN DEVELOPMENT AND PLANNING
AT LOCAL GOVERNMENT LEVEL
3
INTRODUCTION
THERE ARE MARKED DIFFERENCE BETWEEN THE SOUTH
AFRICAN AND THE JAPANESE URBAN DEVELOPMENT
CONDITIONS
 LEVEL OF URBANISATION: JAPAN - 93%; SOUTH AFRICA - 64%
 RATE OF URBANISATION 2010-2015: JAPAN - 0.56%; SOUTH AFRICA
– 1.59%
 POPULATION IN LARGE CITIES: JAPAN – 65%; SOUTH AFRICA 37%
 AVAILABLE LAND: JAPAN 3 TIMES SOUTH AFRICAN POPULATION, BUT
POPULATION DOUBLE
 DEMOGRAPHIC CHANGES: JAPAN - DECLINING AND AGING
POPULATION; SOUTH AFRICA GROWING YOUTHFUL POPULATION
4
INTRODUCTION
DESPITE THE OBVIOUS DIFFERENCES BOTH COUNTRIES ARE
FACED WITH SIMILAR
 URBAN SPATIAL PROBLEMS, E.G. SPRAWL,
DECENTRALISATION, INNER CITY DECLINE
 VISIONS FOR THE FUTURE URBAN DEVELOPMENT
PATTERNS: COMPACT CITIES, ECO-CITIES, TRANSITORIENTED DEVELOPMENT, NETWORKS OF CITIES
 PLANNING SYSTEM THAT INCLUDES VISIONARY (THE
IDEAL FUTURE) AND REGULATORY PLANNING (THE
CONTROL OF URBAN DEVELOPMENT TO ACHIEVE THE
IDEAL FUTURE)
5
INTRODUCTION
URBAN DEVELOPMENT AND PLANNING IS OF IMPORTANCE
AS ‘THE SPRAWLING, LOW-DENSITY NATURE OF SOUTH
AFRICA’S CITIES IMPOSES SIGNIFICANT COSTS ON
HOUSEHOLDS, FIRMS AND THE PUBLIC SECTOR’ AND
‘UNDERMINE ECONOMIC GROWTH PROSPECTS AS THEY
ABSORB CONSIDERABLE HOUSEHOLD SPENDING AND
REQUIRE LARGE PUBLIC TRANSPORT SUBSIDIES TO SUSTAIN
THEM’ (National Treasury)
6
SA PLANNING FRAMEWORK
 NEW LEGISLATION: SPATIAL PLANNING AND LAND USE
MANAGEMENT ACT, 2013 (SPLUMA), WHICH INTEGRATES
ALL EXISTING SPATIAL PLANNING LAWS AND
ORDINANCES
 THE LEGISLATION DEALS WITH
– VISIONARY PLANNING IN THE FORM OF SPATIAL
DEVELOPMENT FRAMEWORKS FROM NATIONAL TO
LOCAL LEVEL
– REGULATORY PLANNING WHICH DEALS WITH LAND
USE MANAGEMENT SCHEMES AND THE CONTROL OF
ALL NEW DEVELOPMENT (PRIVATE AND
GOVERNMENTAL)
7
JAPANESE PLANNING FRAMEWORK
 SEVERAL PIECES OF LEGISLATION
 VISIONARY PLANNING THROUGH MASTER PLANS
 REGULATORY PLANNING THROUGH
– PRIMARY REGULATIONS
• URBAN PLANNING AREA
• URBAN PLANNING AREA: URBAN PROMOTION
AREA AND URBAN CONTROL AREA
• LAND USE PLAN (‘ZONING MAP’)
– OVERLAY REGULATIONS
• DISTRICT PLANS (OVERLAY ZONING)
• URBAN DEVELOPMENT PROJECTS
• DEVELOPMENT INCENTIVES
8
JAPANESE PLANNING FRAMEWORK
9
MASTER PLANS
DEPICTS 20 YEAR VISION
FOR CITY PLANNING AREA
CITY PLANNING AREA AND
MUNICIPAL LEVEL
10
DIFFERENCE BETWEEN LAND USE AND
MASTER PLANS
TOKYO
LAND USE PLAN
MASTER PLAN
11
PRIMARY REGULATIONS
 URBAN PLANNING AREA:
 DEFINED FOR FUNCTIONAL AREA WITHOUT REGARD FOR
MUNICIPAL BOUNDARIES
 SUSPENDED POPULATION
 URBAN PROMOTION AREA AND URBAN CONTROL AREA
 ALLOWS FOR FOCUSED/ PRIORITISED/ STRATEGIC INVESTMENT
IN INFRASTRUCTURE
 OF NATIONAL IMPORTANCE, MUST BE APPROVED BY CENTRAL
GOVERNMENT
12
PRIMARY REGULATIONS
• 10 YEAR PLAN, MONITORED, REVIEWED EVERY 5 YEARS
(ACCORDING TO LAW)
• LAND USE ZONES
• RATIONALITY: STRUCTURE OF FUTURE CITY
• IMPARTIALITY: BOTH PROCEDURALLY AND SUBSTANTIALLY.
• MINIMUM REGULATIONS SO THAT THE LANDOWNERS’
RIGHT TO USE THEIR LAND WILL NOT BE OVERLY LIMITED.
• PREDICTABILITY MEANS THAT THE CONTENTS OF
REGULATIONS ARE CLEARLY PRESENTED IN ADVANCE AND A
BUILDING CONSTRUCTION WILL BE AUTOMATICALLY APPROVED
IF THE BUILDING’S DESIGN IS IN COMPLIANCE WITH THOSE
REGULATIONS.
13
OVERLAP BETWEEN MASTER AND LAND
USE ZONE PLAN
MASTER PLAN
LAND USE ZONES PLAN
KYOTO
14
LAND USE ZONE PLAN
• ‘GIVES RIGHTS’
• SIMPLE PROCEDURE FOR NEW DEVELOPMENT
• Building Confirmation and Land Use Development
Permission
• CHANGES TO THE PLAN NOT CONSIDERED FOR
INDIVIDUAL DEVELOPERS
• ‘PASSIVE’ INSTRUMENT
• OVERLAY ZONING – IMPOSES ADDITIONAL RIGHTS AND/
OR REGULATIONS
• LINKED TO URBAN AND INFRASTRUCTURE PROJECTS
15
DISTRICT PLAN
• SMALL AREA 10HA, BUT CAN RANGE FROM 1 – 100HA
• PROPOSED BY MUNICIPALITY, LANDOWNERS OR
DEVELOPERS
• CONSENSUS BUILDING PROCESS
• INTERVENTION IN PROPERTY RIGHTS
• SEEN AS MOST SUCCESSFUL INSTRUMENT
16
URBAN DEVELOPMENT PROJECTS
•
•
•
•
URBAN REDEVELOPMENT PROJECTS
LAND READJUSTMENT PROJECTS
PROMOTION OF EFFICIENT LAND UTILISATION
TRANSFER OF FLOOR AREA RATIO
（h
25 000
20 000
15 000
Public
10 000
5 000
Private
S41
43
45
47
49
51
53
55
57
59
61
63
2
4
6
8
10
12
14
16
18
20
22
24
0
17
FINDINGS: LINK BETWEEN VISIONARY
AND REGULATORY PLANNING
 SIMILAR INSTRUMENTS: MASTER PLAN VS. SPATIAL
DEVELOPMENT FRAMEWORK
 IN JAPAN MASTER PLAN IS DIRECTLY LINKED TO THE LAND
USE ZONE PLAN
 IN SOUTH AFRICA THERE IS NO DIRECT LINK. LAND USE
ZONE PLAN REFLECTS LAND USE
18
FINDINGS
 THE LINK BETWEEN VISIONARY AND REGULATORY
PLANNING
 CONTROL AND DIRECTING PRIVATE DEVELOPMENT
 URBAN PLANNING INSTRUMENTS
19