Land Readjustment Projects
Outline of Land Readjustment Projects
Land readjustment projects are plane-oriented development projects to change the formor nature of land in order to improve public facilities (roads, parks, etc.) and to promote
housing land use on land within city planning areas, in accordance with the Land
Readjustment Act. Projects in this category are utilized as a typical method for urban
development, which enables comprehensive development of public facilities and housing
land, and town development corresponding to many purposes depending on local
characteristics.
The executors of land readjustment projects are as follows: individuals, land readjustment
associations, land readjustment companies, prefectures and municipalities (localgovernments), the Minister of MLIT, the Urban Renaissance Agency and regional public
housing corporations. Land readjustment projects by local governments, the Minister ofMLIT, the Urban Renaissance Agency and regional public housing corporations shall beexecuted within the areas set forth in city plans in terms of the land readjustment projects
because these projects are to be executed as city planning projects. On the other hand, land
readjustment projects by individuals, and land readjustment associations and companies
may be executed without city planning decisions except in cases where these projects aregovernmentally subsidized.
In land readjustment projects, locations and areas of each housing lot are to be changed
and relocated (i.e. replotted) in order to newly develop or expand public facilities such as
roads and parks, and in this regard, the replotting plan will be designated, in principle, in a
way that corresponds to the original location, area, environment and usage situation of theoriginal housing lots (i.e. the principle of correspondence).
Also, parts of individual building lots within the area may be reduced and consolidated asa contribution (land reduction) to creating land that is necessary for developing public
facilities and reserved land that is to be sold to cover the project costs. The land reduction
ratio differs depending on project purposes, local characteristics (e.g. levels of public facility
development before and after the execution of projects) and promotion of the use of eachbuilding lot.
After completion of relocation or construction of a building, the original registration arechanged (i.e. new address and area) and in principle all the rights are transferred to the newland.
In this regard, since land readjustment projects are closely related to area alteration, andto rights and lives of relevant people, the Land Readjustment Act therefore provides that theproject plan and the land replotting plan, except in the case of individual executors, besubject to public inspection for the period of two weeks in the process of their formulation,and that stakeholders may submit their written opinions.

An illustration of land readjustment

Implementation Status of Land Readjustment Projects
Land readjustment projects in Tokyo have been utilized in order to respond to various
purposes in many areas as a method of comprehensive town development, from recoveries
from the Great Kanto earthquake and the Second World War to development of urban hub
areas that form the cores of housing supply and regional development corresponding to thepostwar rapid concentration of population into urban areas.
As of the end of 2012, land readjustment projects have been completed in 593 areas(approximately 21,312 ha) and ongoing in 23 areas (approx. 520 ha) in the ward area and in36 areas (approx. 1,055 ha) in the Tama area.
TMG has acted as an executor in nine of the 23 areas in the ward area.
In addition, TMG made city planning decisions on about 9,000 ha in the nine peripheral
wards (Ota, Setagaya, Nakano, Suginami, Itabashi, Nerima, Adachi, Katsushika andEdogawa) as the “area where land readjustment projects should be executed,” along withthe abolishment of the former scheme of green space in the late 1960s. Many of them,however, remained untouched; there emerged a problem that urbanization proceededwithout being followed by development of roads and parks.
Thus, TMG formulated “the Guidelines for Urban Development in Areas Where Land
Readjustment Projects Should Be Executed in the Peripheral Wards” in 2002, in whichchanges were made to the district-planning-based development in terms of areas where thelevel of development meets certain standards.
In the Tama area, there is currently no project area executed by TMG; projects in 21 out of
36 areas where projects are ongoing are all executed by municipalities, and those in 16
areas are outsourcing businesses to the Tokyo Urban Planning and Development
Corporation.

Before readjustment

After readjustment

Land readjustment project in Hamura Ozakudai area
Current status of TMG’s land readjustment projects（As of March 31, 2013)
Tama area
In operation
Completed(Unit: ha）
Whole Tokyo (ward and Tama areas)
In operation
Completed
Executor

Land Readjustment
Old CityAct
Planning
Subtotal
Land Readjustment
Old City Planning
Association
War-damage
reconstruction
Subtotal
TMG
Public body
Municipalities
Subtotal
Land Readjustment
War-damage
Administrati
reconstructionve agency Earthquake disasterreconstruction
Subtotal
UR Agency
PublicJKK Tokyo
corporations
Subtotal
Total
Individual

Numberof areas808120

Area
26.4
0.0
26.4
275.5
0.0

Numberof areas472774184
131

Area

Ward area
In operation
Completed
Numberof areasArea

217.6169
196.0
413.6
4,073.5
5,767.2

60600

25.0
0.0
25.0
0.0
0.0

Numberof areas
33
1750
84
121

Area
101.0
132.5
233.5
2,658.1
5,321.8

Numberof areas
202
120

Area
1.4
0.0
1.4
275.5
0.0

Numberof areas141024100
10

Area
116.6
63.5
180.1
1,415.4
445.4

00.06

158.5

00.0

6158.500.000.012927
360275.5
410.6
781.3
1,191.9
0.0

321
19
55
74
13

9,999.2
1,435.3
3,113.9
4,549.2
176.0

0
9
6
15
0

0.0
410.6
69.3
479.9
0.0

211
11
9
20
11

8,138.4
785.0
79.5
864.5
125.4

12
0
21
21
0

275.5
0.0
712.0
712.0
0.0

110
8
46
54
2

1,860.8650.3
3,034.4
3,684.7
50.6

00.0

32

1,233.2

0

0.0

29

1,074.6

0

0.0

3

158.6

0

0.0

65

3,116.6

00.0

65

3,116.6

00.0

00.0

0
3
03
59

0.0
81.0
0.0
81.0
1,574.8

110
13
1
14593

4,525.8
1,804.0
19.8
1,823.8
21,311.6

0202
230.0
14.9
0.0
14.9
519.8

105
202
388

4,316.6
432.4
0.0
432.4
13,985.4

0
101
360.0
66.1
0.0
66.1
1,055.0

5
11
1
12
205

209.2
1,371.6
19.8
1,391.4
7,326.2

Notes
・This table refers to projects under the old City Planning Act (those to which theReadjustment of Arable Land Act was applied), those for war-damage reconstruction, andthose for Earthquake disaster reconstruction, as well as those under the Land
Readjustment Act.
・The distinction between projects in operation and those completed is based on public
notices on land replotting disposition.
・The land readjustment projects executed by administrative agencies, which have been
completed in Tama area, include the Oshima disaster reconstruction project (15.9 ha)
・The areas where projects have been completed by TMG include an area of 41.2 ha forthe project for war-damage reconstruction (Tabata) that was taken over from theexecuting association.

Land Readjustment Projects to Develop Large Vacated Sites
Integrated development of the urban infrastructure is underway in the Shiodome district
and the surrounding areas, centering around the former site of a Japan National Railways
freight terminal, to advance mixed-use development with business, commercial, cultural,and residential facilities (project period: FY1994 through FY2015).

Land Readjustment Projects in Redevelopment of Built-up Areas
In the Mizue Station West, Shinozaki Station East, Rokucho, Hanahata North, and Tabata
districts, the TMG will work to develop a quality living environment in the areas along theToei Shinjuku Line and the Tsukuba Express Line.

Land Readjustment Projects in Tokyo’s Waterfront Area
In the Harumi 4-chome and 5-chome districts, as well as the Toyosu district and theAriake-kita district, regional arterial roads linking central Tokyo to the waterfront sub-centerarea are being constructed and mixed-use development combining business, commercial,cultural, and residential facilities is underway.