Toilet is allowed to be built. |
These restrictions, aiming for environmental concern, are of course sources of huge uneasiness for landlords. Imagine you have a land that can be very near a train station for a commuter line that can bring you to offices in the downtown Tokyo, or Yokohama for that matter, in 30 minutes. (Do you remember Kurokawa or Haruhino Stations in my post for 15th December 2024?) If you sell it for the development of offices et al, you’ll have a fortune that can benefit not only you but also your offsprings for a very long time. I told you story of a former landlord of Kohoku New Town (; my post on November 17, 2024). He happily ended his life as an owner of a tiny flower shop in front of Tokyu Tsunashima Station. The store does not exist anymore. However, his children now have established businesses in the center of New Town with buildings on the land of inheritance. They are thriving. (I don’t tell you what kind of occupation they’re engaged in.) Not a bad deal, huh?
Condos in front of Haruhino Station |
Instead, imagine your land is now within the border of land control thanks to City Planning Act. Yes, you can sell your property. This is a free land. But, the usage of the land is strictly limited. Do you think it’s easy to find a buyer? When you have land very near to Mt. Fuji or in a National/Quasi-National Park, the client may consider doing tourism business in your land which is allowed under certain controls by Japanese Natural Parks Act. This fact often shocks Euro-American visitors to Japan, doesn’t it? Unlike those places, Japanese Natural Parks consists of lots of private land, and so the tourists’ attractions. In contrast, your controlled land in Yokohama’s suburbia? Forget about that tourist thing. Normally an urban title holder would do at best farming with the land in Urbanization Control Area. Moreover, ag-business in cities has constraints for pursuing economy of scale. The ownership of land in large cities were already segmented in 1945, the year zero for Japanese modern city planning policy. Do you think it’s easy to ask your many neighbors in Tokyo or Yokohama to sell the property for your tomato field? (Oh, so, these days we can find “Vegetable Factories” in rows of buildings in cities of Japan. If you cannot expand land horizontally, build a building vertically with several stories. Inside, you grow salad greens with hydroponics. One such large factory is near Shin-Yokohama Statoin for Shinkansen Line.) Not only that when you own land and forget about it, the forest on your land goes very wild in Yokohama or Tokyo’s climate, as I told you numerous times in this blog. Such forest can easily become a dumping ground for illegal garbage, or provide risks for arson or some crimes. Your neighbor will get angry, or even sue you for your negligence over your property. On top of all of these, you have to pay property tax for your controlled land. If your land is in remote countryside, it will be a negligible amount. But if yours is in Tokyo 23 Wards, or Yokohama, the call from a taxman is not at all a laughing matter. I hope you see the point.
A
scenery of 2024 Mt. Fuji Marathon. The entire course of this event is within the National Park, and there are lots of tourists’ attractions. |
Er ... so actually, the designation of Urbanization Control Area can be a contentious issue which run deeply beneath the surface of seemingly peaceful neighborhood. Near Miho and Niiharu Citizen Forest, there is Yokohama-Machida Interchange for Tomei Expressway, Hodogaya Bypass, Yamato Bypass, Route 246, Route 16, etc. etc. This is very important Interchange for artery roads of Megaloplis Tokyo. It‘s in operation since 1968, the same year when Urbanization Control Area kicked in. Around that time, the area allocated for Yokohama-Machida Interchange looked very like the present-day Miho and Niiharu Citizen Forests. There were landlords. Governmental offices, national, prefectural, and municipal, offered attractive prices for securing the space for the national project. The title holders were paid good money and built large houses. Those landlords in Miho and Niiharu watched their neighbors enjoying the shower of fortune. And their land in Miho and Niiharu was legally and effectively ordered “don’t make money from it.” If they could maintain mental serenity, they must have been saints. 50 years later, their grandkids are still talking “unfairness” of the deal.
Niiharu
Citizen Forest. Yeah, it‘s a good scenery, but I don‘t think it can beat Lake Kawaguchi. |
And here is the difference between Yokohama and Tokyo comes in. I once met landlords of high-rise condos near Shibuya and Roppongi stations, Tokyo. They are offsprings of farmers who for centuries tilled land around the present-day Ohashi Junction of Metropolitan Expressway. Their property included the area around Shibuya Bunkamura. Not many people are aware of, but the land where Shibuya Bunkamura stands now was once for Omukai Elementary School 大向小学校, established 1916. The landlords are alums from this establishment. (Actually, among Niiharu Lovers, there is another alum of Omukai Elementary.) The school was moved in 1964 to the place of current Jin’nan Elementary 神南小学校 and the vacant land of the school was developed as a shopping center. Around that period, the parents of these landlords sold their farming land to many developers, public and private, and obtained a fortune including titles for high-end condos in the center of Tokyo. It seems to me they did not have any control to limit their greenery turning into vast spread of concrete downtowns. But these senior citizens remember fondly their childhood days in vegetable fields.
Yes, it was before 1968, and that must have been the reason why the importance of city planning became an established law. Still, I found the difference of the timing, around 1964 and 1968, has done a huge impact for former farming communities whose lands were around planned Interchanges of metropolitan artery roads. In Tokyo, senior citizens remember with misty eyes the evaporated rural hometown. In Yokohama, there are hidden grudges in the community ... Having said that, the scheduling of planning regulation alone cannot make a divergence. After all, it’s a national law, right? I’ll tell you about it next week.
Strategic Planning Division, Green Environment Bureau, City of Yokohama
横浜市みどり環境局戦略企画課
Phone: 045-671-2712
FAX: 045-550-4093
Email: mk-kikaku@city.yokohama.lg.jp