Yuko Okazawa, Operations OfficerTokyo Learning Development CenterWorld Bank Group

Introduction to the Japanese Context of Compact Urban Form

“Tokyo as a Compact City?”

PRESENTATION INDEXTokyo and Japan context for…1. Urban sprawl2. Spatial policies and regulations3. Addressing density and ensuring livability4. Transport and TOD5. Indicators and benchmarks for Compact City

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Urban Expansion of Tokyo

Source: https://perihele.wordpress.com/2014/04/18/mapping-japanese-city-spaces-greater-tokyo/

Highly concentratedTaito Ward exceeding 320/haRural areas at the peripheryLess extensive Tokyo Harbor

Largest urban area by 1970“Fingers” of development along railTokyo proper losing population to suburbs

Redensification of the Tokyo properGreater Tokyo population reaching30 million excluding rural areas

1. Urban Sprawl

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Urban Expansion of Tokyo

1. Urban Sprawl

Rapid expansion took place first before WWII, and then in 50s and 60s. Tokyo stabilized since, but the suburbs continued.

Source: Shigeyuki Sakaki, Senior Transport Specialist, WBG

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Key Spatial Policies/ Regulations Shaping Urban Form

2. Spatial Policies and Regulations

Source: The Urban Planning Formulation and Management Capacity Development Project (CupCup), JICAHall, P. 1975. Urban and Regional Planning. London: Routledge.

Migration to urban areas during the high economic growth period in 1960s

and 1970s (Tokyo, Osaka, Nagoya)

“Donut phenomenon” from 1960s to 1980s (crowding out of city centers)

Revitalization of metropolitan areas: What are the factors?

Relatively affordable land prices (supply-demand plus economic downturn

since 1990s) leading to abundant supply of housing and office space,

especially social housing by public sector

Deregulation of high-rise buildings (c.f. FAR)

Increase of elderly population in suburbs lacking mobility/ accessibility

Changes affecting Urban Form and Evolution of Spatial Policies

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2. Spatial Policies and Regulations

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Top 3 Districts in Tokyo with Highest Density Today

Toshima Ward226/ ha

Nakano Ward205/ ha

Arakawa204/ ha

How dense is your city?To what extent does density represent urban form?

3. Addressing Density and Ensuring Livability

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Urban Form and Density:Comparing Adjacent Areas of Shinbashi and Shiodome

Shinbashi Shiodome

Daytime Pop. Density 1,747 1,945

Nighttime Pop. Density 24 55

Main Land Use Business, commercial Business, commercial, partly high-rise residential

Note: person/ ha for density

SHINBASHI SHIODOME

Human scale…

Traditional…

High land value…

Efficient…Modern

3. Addressing Density and Ensuring Livability

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Day-Night Dynamics of Population Density

person/ ha Tokyo London Paris New York

Daytime Center 596 285 151 327

Fringe 185 97

Suburban 54 29 45 17

Nighttime Center 89 106 215 267

Fringe 158 114

Suburban 146 64 67 85

Day/Night ratio, Center 6.7 2.7 0.7 1.2

Source: Tokyo National Statistics 2010 (Nighttime population), Tokyo Metropolitan Government Survey 2006 (Daytime population)London 2010 Mid-Year Population Estimates (Nighttime population), NOMIS Official Labor market Statistics (Daytime population)Paris Institut National de la Statistique et des Etudes Economiques, Chiffres cles sur un territoire (Nighttime and Daytime population)New York US Census Bureau, State & County QuickFacts (Nighttime and Daytime population)

3. Addressing Density and Ensuring Livability

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High Public Transport Modal Share in Tokyo

4. TOD and Regeneration

Tokyo and its surrounding areas are highly reliant on public transport. Even in the metropolitan area (34M population), more than 50% of commuters use railway. The modal share of public transport is about 80% within the wards of Tokyo (8M population).

Source: Shigeyuki Sakaki, Senior Transport Specialist, WBG

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Integration of Transit and Land Use in Tokyo

4. TOD and Regeneration

Source: Shigeyuki Sakaki, Senior Transport Specialist, WBGTokyu Land Corporation

Most areas are walking distance from stations… High modal share of public transporttranslates into high land value along lines…

Actually has poor road network…

Car Ownership in Japan

Rapid expansion of rail network affected slow onset of motorization, and vice versa…

Relatively expensive Poor road conditions Rapid expansion of rail

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Introduction to Toranomon Redevelopment Case

Prominent case of inner-city redevelopment

Specialized arrangements applied to promote

high-value redevelopment: floor area ratio (FAR),

building coverage ratio (BCR) and height control.

Consolidates fragmented land and promotes

integrated development, well linked with public

transport, often involving the construction of

multi-purpose high-rise buildings.

New metro station planned for accessibility.

Allows the creation of accessible shared open and

green space. We will go on a site visit this afternoon, led by Tokyo Metropolitan Government and Mori Building.

4. TOD and Regeneration

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Schemes for Urban RegenerationLand Readjustment Project Urban Redevelopment Project New Residential Area

Development ProjectMeasure Replotting: exchanging rights from

one land to anotherRight conversion: exchanging rights from land to building floor

Whole purchase including the right of compulsory expropriation

Objective Development of public facilitiesIncrease of use in building lots

Development of fire-resistant buildingDevelopment of public facilitiesRational and sound high utilization of land

Planned development of new built-up area by single implementing body

Legal Basis Land Readjustment Law (1954) Urban Redevelopment Law (1969) New Residential Area Development Law (1963)

Target Area Applied broadly from urbanized area to new town

Urbanized Area New Town

Project Size Usually more than a few hectares Several hectares (mainly 1-3 hectares)

More than 100 hectares

Implementing Bodies Individuals, cooperatives, local governments, public corporations

Individuals, cooperatives, local governments, public corporations

Local governments, public corporations

Achievement 395,206 ha 1,193 ha 17,943 ha

Source: “Urban Planning System in Japan” (JICA in cooperation with MLIT, 2007)

4. TOD and Regeneration

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Defining Compact City

Source: “Compact City Policies: A Comparative Assessment” (OECD, 2012)

5. Indicators and Benchmarks for Compact City

How to measure the “compactness” of a city?

How to measure the “impact” of compact city policies?

Dense AND Proximate

Well linked with Public Transport

Accessibility to Local Services and Jobs

Environmental Elements Social Elements Economic Elements

Affordability…Energy efficiency… O&M savings…

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“Compactness” is not all about density…How to measure “compactness” of a city?

Category Indicator DescriptionDense and proximate development patterns

Population and urban land growth Annual growth rate of population and urban land within a metropolitan area

Population density on urban land Population over the surface of urban land within a metropolitan areaRetrofitting existing urban land Share of urban development that occurs on existing urban land

rather than on greenfield landIntensive use of buildings Vacancy rates of housing and officesHousing form Share of multi-family houses in total housing unitsTrip distance Average trip distance for commuting/ all tripsUrban land cover Share of urban land in a metropolitan area

Urban areas linked by public transport systems

Trips using public transport Share of trips using public transport in total tripsProximity to public transport Share of population, employment within walking distance of public

transport stations in total populationAccessibility to local services and jobs

Matching jobs and homes Balance between jobs and homes at the neighborhood scale

Matching local services and homes

Balance between local services and homes at the neighborhoodscale

Proximity to local services Share of population within walking distance of local services

Trips on foot and by bicycle Share of trips on foot and by bicycle in total tripsSource: “Compact City Policies: A Comparative Assessment” (OECD, 2012)

5. Indicators and Benchmarks for Compact City

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“Compactness” is not all about density… How to measure “impact” of compact city policies”?

Category Indicator DescriptionEnvironmental Public space and green areas Share of population within walking distance of green space

accessible to the publicTransport energy use Transport energy consumption per capitaResidential energy use Residential energy consumption per capita

Social Affordability Share of household expenditure on housing and transport in total household expenditure

Economic Public service Expenditure on maintaining urban infrastructure (roads, water facilities, etc.) per capita

Source: “Compact City Policies: A Comparative Assessment” (OECD, 2012)

5. Indicators and Benchmarks for Compact City

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Thank you for your attention!Hope you enjoy your TDD experience in Japan