The presentation discusses Japan's land use planning system, which has a hierarchical structure from the national to municipal level. It outlines the process of dividing land into categories like urban, agricultural, and forest areas at each level and establishing development controls for each. The presentation emphasizes the importance of land use planning based on analyzing land resources through maps that classify land suitability for different uses. The overall goal is to place appropriate land uses in appropriate locations.

1. The Study on City Master Plan and Urban Development Program of Ulaanbaatar City (UBMPS)
Intensive Learning Session on Urban Planning under Market Economy
Land Use Plan and
Land Management
Hiroaki Ohashi
JICA Study Team
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2. Today’s Agenda
• National Land Use Plan (National,
Prefectural, & Municipal-Level Plans) in
Japan
• General Land Use Plan (Prefectural Level)
in Japan
• Land Use Planning and Regulations in City
Planning Area (Municipal Level) in Japan
• Introduction of Preparation Procedure of
Land Use Planning (Municipal Level) in
Japan
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3. Characteristics of National Land in Japan
306 174
26
Total Land Area 123 504
133
37,780,000 ha
Total Population (as of March, 2005)
Approx. 126,870,00 (persons)
Bui
306 174
26
Ag
Administrative Structure (as of Oct., 2006)
123 504 For
133 Wa
Roa
Central Government I so
Ot h
2512 Unit: 0,000 ha
47 Prefectures
Building Land
A gr icult ur al Land
1,817 Municipalities For est Land
Wat er Sur f ace, Riv er s, et c.
• 779 Cities (15 Special Stated Cities) Roads
• 842 Towns I solat ed Wilder ness
• 196 Villages Ot her s
2512
3

4. National Land Use Plans
& General Land Use Plan
Five Separate
National Land Use Planning Law (NLUPL)
Laws
City Planning Area
National Land Use Plan City Planning Area
National-level Plan
Agricultural Area
Agricultural Area
General Land Use Plan
By Each Prefecture
(1) General Land Use Plan Forest Area
Map Forest Area
Prefectural-level Plan
(Five Categorized Areas)
(2) Planning Document
Natural Park Area
Natural Park Area
Land Transaction Regulation
Municipal-level Plan (1) Permission Standard
(2) Recommendation Standard Natural
Natural
Conservation Area
Conservation Area
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5. Pictures for Five Categorized Areas
City Planning Area
City Planning Area
Forest Area
Forest Area
Agricultural Area
Agricultural Area
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6. Pictures for Five Categorized Areas
Natural Park Area
Natural Park Area
Natural Conservation Area
Natural Conservation Area
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7. Example of General Land Use Plan Map
(Fukuoka Prefecture, Japan)
Legends
City Planning Area Agricultural Area Forest Area
Natural Park Area Natural Conservation Area
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8. Structure of General Land Use Plan
& Five Basic Laws
Categories Plans Basic Laws
City Planning Law
City Planning Law
City Planning Area (administered by Ministry of Land,
City Planning Area City Planning Area (administered by Ministry of Land,
City Planning Area Master Plan Infrastructure and Transport
Master Plan Infrastructure and Transport
(MLIT))
(MLIT))
(Prepared by Each Prefecture)
Agricultural Promotion Areas Law
Agricultural Promotion Areas Law
Agricultural (administered by Ministry of
General Land Use Plan
Agricultural Area Agricultural (administered by Ministry of
Agricultural Area Improvement Plan Agriculture, Forests and Fishing
Improvement Plan Agriculture, Forests and Fishing
(MAFF))
(MAFF))
Forest Law
Forest Law
(administered by Ministry of
Forest Area Forest Plan (administered by Ministry of
Forest Area Forest Plan Agriculture, Forests and Fishing
Agriculture, Forests and Fishing
(MAFF)
(MAFF)
National Park Law
National Park Law
Natural Park Area Park Plan (administered by Ministry of
Natural Park Area Park Plan (administered by Ministry of
Environment (MoE))
Environment (MoE))
National Conservation Law
Natural Conservation National Conservation Law
Natural Conservation Conservation Plan (administered by Ministry of
Area Conservation Plan (administered by Ministry of
Area Environment (MoE))
Environment (MoE))
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9. Examples of Development Control Measures
within Categorized Areas
Categorized Areas which can be Available Development Control Measures
Areas Designated
City Planning • City Planning Area • Respective Development Permission System in
Area • Urban Promotion Urban Promotion Area and Urban Control Area
Area (within CPA) • Land Use Regulations
• Urban Control Area • Building Code
(within CPA)
Agricultural • Agricultural • Restriction on Conversion of Agricultural Land
Area Promotion Area in Agricultural Use District
• Agricultural Use • Development Permission System in Agricultural
District (within Use District
Agricultural • Recommendation System and Public
Promotion Area) Disclosure System for Development Activities
within Agricultural Promotion Area except
Agricultural Use District
Forest Area • Forest Reserve • Development Permission System of Tree
Area Cutting and Land Development in Forest
• Target Area of Reserve Area
Regional Forest • Development Permission System (for Land
Plan (prepared by Development more than 1 ha) in Private Forest
Each Prefecture) located in the Target Area of Regional Forest
Plan 9

10. Roles of General Land Use Plan
(Prefecture Level)
Comprehensively Coordinating Five Subordinate Plans
Comprehensively Coordinating Five Subordinate Plans
based on Five Separate Laws
based on Five Separate Laws
• Controlling Development Activities indirectly through Five
Subordinate Plans
Regulating Land Transaction for Preventing Land Speculation
Regulating Land Transaction for Preventing Land Speculation
•Designating “Controlled Area”, “Supervised Area”, etc.
Requiring Review of Land Transaction Price and Objective of
Land Transaction in Designated Areas at Prefectural Level
Determining Measures for Idle Land
Determining Measures for Idle Land
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11. Land Taxation System
Categories Tax Types Targets to be Assessed & Assessment Criteria
Tax on Land Registration License Tax Registration fee of land and/or building based
Acquisition (National Tax) on assessed value of fixed assets
Real Estate Acquisition Acquired real estate by buying land and/or
Tax ( Prefectural Tax) building and constructing building based on
assessed value of fixed assets
Special Landholding Tax Acquired land based on land acquisition cost
related to Land Acquisition (under suspension)
(Municipal Tax)
Land Inheritance Tax All properties including land based on
(National Tax) assessed value of inherited properties (approx.
80 ％ of posted land price)
Tax on Fixed Asset Tax (Municipal Land, building, and depreciable property based
Landholding Tax) on assessed value of fixed assets (approx.
70 ％ of posted land price)
City Planning Tax Land and/or building located in Urban
(Municipal Tax) Promotion Area based on assessed value of
fixed assets (approx. 70 ％ of posted land
price)
Special Landholding Tax Land which is hold for less than ten years
related to Landholding based on land acquisition cost (under
(Municipal Tax) suspension)
Land Price Tax (National Land, etc. based on assessed value of
Tax) inherited properties (approx. 80 ％ of posted
land price) (under suspension)
Tax on Land Levied through Personal Income Tax and Inhabitant Tax (in case of
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12. Municipal Master Plan &
National Land Use Plan (Municipal-level Plan)
National Land Use Plan
(National-Level Plan)
National Land Use Plan
(Prefectural-Level Plan)
Designation of City Planning Area
Master Plan for City Planning Area
(by the Prefectural Government)
Municipal National Land Use Plan
Basic (Municipal-Level Plan)
Principles Municipal Master Plan (by the
Municipality)
Land Use Regulations Urban Facilities Urban Development Projects
• Area Division (Senbiki System)
• Zoning (Zones and Districts)
• District Plan, etc.
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13. Area Division (Senbiki System)
for Urban Growth Management
Designating Line between Town and Country in City Planning Areas
City Planning Area
City Planning Area Urban Promotion Area (UPA)
Urban Promotion Area (UPA)
(Delineated by Each Prefecture)
(Delineated by Each Prefecture) (Delineated by Each City)
(Delineated by Each City)
Agricultural Area
Agricultural Area Areas which already built-up areas,
Forest Area or
Forest Area
Areas which should be priority area
Nature Park Area
Nature Park Area for development in a planed manner
within approximately ten years
Nature Conservation Area
Nature Conservation Area
City Planning Urban Control Area (UCA)
Area Urban Control Area Urban Control Area (UCA)
(Delineated by Each City)
(Delineated by Each City)
(UCA)
Area where urbanization should be
restricted
Urban Promotion Area
(UPA)
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14. Urban Promotion Area (UPA)
& Urban Control Area (UCA)
Urban Promotion Area
Urban Control Area
Boundary of City Planning Area
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15. Development & Land Use Control
in relation to Area Division (Senbiki System)
Item Urbanization Promotion Area Urbanization Control Area
Land Use Control Land use is controlled in Land use is regulated by
accordance with Land Use plans from the agricultural
Zoning, etc. for orderly use of side. Land Use Zoning is
urban lands. not designated.
Public Investment Public facilities such as roads, Public investment for the
park, sewerage, etc. are promotion of agriculture
approved and public Investment will be actively carried out.
will be actively carried out.
Urban Development Project Will be actively done. Will not be done.
Land Development For development of more than The urban development
Permission 1000m 2 , approval by the activities are strictly
prefectural governor is controlled.
necessary. Technical standards
need to be me ｔ .
Conversion of Farmland Conversion must be reported to Official Approval from the
local government. prefectural governor is
required.
City Planning Tax City Planning Taxes may be Cannot be levied.
collected to generate revenue
to find City Planning Projects.
Source: “Urban Planning System in Japan 2 nd edition” JICA in corporation with MLIT, March 2007
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16. Zoning Map
Category 1 Low-height Exclusive Residential
Zone
Category 2 Low-height Exclusive Residential
Zone
Category 1 Mid-height Exclusive Residential
Zone
Category 2 Mid-height Exclusive Residential
Zone
Category 1 Residential Zone
Category 2 Residential Zone
Semi-Residential Zone
Neighborhood Commercial Zone
Commercial Zone
Semi-Industrial Zone
Industrial Zone
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17. Background of Preparation of
Land Use Plan Map(Fuzinomiya City, Shizuoka Prefecture)
and
Background of Fuzinomiya City
• • Geological proximity to Tokyo Metropolitan
Geological proximity to Tokyo Metropolitan
Region
Region
• • Enriched natural and tourism resource
Enriched natural and tourism resource
Increase of residential, industrial and resort
Increase of residential, industrial and resort
development during high-growth period since 1965
development during high-growth period since 1965
Necessity of land use plan based on appropriate
Necessity of land use plan based on appropriate
land use planning methodology
land use planning methodology
Preparation History of Land Use-related
Plans
1986 Fuzinomiya-City Comprehensive Development
Plan (2 nd Comprehensive Plan)
1989 Fuzinomiya-City National Land Use Plan (1 st )
2002 Fuzinomiya-City Urban Planning Master Plan
2005 Fuzinomiya-City National Land Use Plan (3 rd )
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18. Preparation Procedure of Land Use Planning
based on Land Resource Diagnosis (Municipal Level)
Land Resource Diagnosis (Evaluation) for Land Use Planning
• Geology
• Soil
• Vegetation
• Flora & Fauna • Urbanization Land
• Water • Agricultural Land
• Cultural Heritages, • Forest Land
etc • Disaster Prevention
• Legislative • Water Resource
Regulations • Natural Resource
• Past Records of • Environmental Green
Public Investment,
etc.
• Others
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19. Example of Preparation Procedure of
Land Use Plan Map (Fuzinomiya City, Shizuoka Prefecture
and
Land Classification Map
Overlapping
Urbanization Land Suitability Map
Urbanization Land Suitability Map Criteria
Agricultural Land Suitability Map
Agricultural Land Suitability Map
Comprehensive Land
Comprehensive Land
Forest Land Suitability Map Use Suitability Map
Use Suitability Map
Forest Land Suitability Map
Preservation Land Map for
Preservation Land Map for
Disaster Prevention
Disaster Prevention
Consideration
Preservation Land Map for
Preservation Land Map for of Policy Factor
Water Resource
Water Resource
Preservation Land Map for
Preservation Land Map for
Natural Resource
Natural Resource
Land Use Plan Map
Land Use Plan Map
Environmental Green
Environmental Green
Land Map
Land Map
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20. Urbanization Land Suitability Map
Urbanization Land Suitability Map Agricultural Land Suitability Map
Agricultural Land Suitability Map
20

21. Forest Land Suitability Map Preservation Land Map for
Preservation Land Map for
Forest Land Suitability Map
Disaster Prevention
Disaster Prevention
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22. Preservation Land Map
Preservation Land Map Preservation Land Map
Preservation Land Map
for Water Resource
for Water Resource for Natural Resource
for Natural Resource
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23. Environmental Green Land
Environmental Green Land Legislative Regulation
Legislative Regulation
Map
Map Map
Map
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24. Comprehensive Land Use
Comprehensive Land Use Land Use Plan Map
Land Use Plan Map
Suitability Map
Suitability Map
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25. Summary
• Establishment of Hierarchical System of Land
Use Planning
• Establishment of Development Control in
Divided Areas based on the above
Hierarchical System
• Importance of Land Use Planning based on
Analysis of Land Resource
Placing Right Use in Right Place !!
Placing Right Use in Right Place
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