Transit Oriented Urban Developmentin Asian Cities
JTTRI International Seminaron Railway and Area Development in Manila
12th February, 2020

Prof. Dr. Shigeru MORICHIDirector, Policy Research Center

National Graduate Institutefor Policy Studies (GRIPS)

Contents
Introduction
1. Why is TOD desirable ?
2. Value Capture for Financial Resource of Railway

3. Sub-division Development and TOD
4. Future Network of Urban Railway

5. Failure Railway PPP (Public Private Partnership)
Conclusion

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Introduction
Rapid economic growth;・ Increase of in-migration (population) in the mega-city,and＊ Housing shortage＊ Squatter problem＊ Suburban sprawl＊ Lack of infrastructure＊ Expansion of disparity etc.

・ Necessity of institutional reform for urban development, especially ;・ for planning system
・ for urban structure
・ for land-use control
・ for land acquisition
・ for financial resources
・ for urban development project scheme
etc.
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1. Why is TOD desirable ?
Against car-oriented sprawl
under increasing housing demand in Asian mega-cities
・ Desirable urban structure
・ Value capture for railway
・ Land acquisition for railway and urban development
TOD is a key element of PPP

Down town; around the central station and the stations along the circular line
・ Business district
・ Commercial area
Suburban area ; around major stations approximately 5 km interval・ Sub center; shopping center, office area, hospital, etc.
・ Residential area
; around other local stations
・ Residential area and shops
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2. Value Capture for Financial Resource of Railway• What kinds of institution for value capture ?
・Tax ; Property tax, Sales tax, Corporate Inhabitant Tax,
Land acquisition tax, Urban development tax, etc.
・ Bond ; Bond for infrastructure(Beneficiary burden of future generation)
TIF(Tax Increment Financing),Bond by future property tax( Investment for the Special Assessment District),
etc.
・ Fee ; IF(Impact fee, Payment by land owner and building owner),Fee for additional floor area ratio, etc.
・ Urban renewal scheme ; Land readjustment, Urban renewal,
Special Land Readjustment law for Railway Right of Way(Tsukuba express railway) ,etc.

TOD could be increase the value capture.
S.MORICHI, GRIPS5• Constraints of TOD
・ Lack of coordination between railway and urban planrelated agencies.
“Understanding of urban plan related organizationthat TOD is useful for better urban structure,and that it is used as a financial source for railway.”・ Misunderstanding of urban development project asa financial resource for railway.
“Risk of loss in urban development project.”“It takes too long term for urban development
benefits to be realized for cover the railway initialdeficit.”
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63. Sub-division Development and TOD・ Lots of roadside urban development projects and limited
development along the railway in ASEAN countries

・ Wide area development master-plan along
railway is required for better urban structure.
・ Station plaza and access road are expand theTOD area.
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Trunk road・ The housing area development is allowed under the condition thatthe access road to trunk road and Infrastructures in the area weredeveloped and maintained by developer.
・ In many cases, the developed area is exclusive for outside people
without the permission of the resident.
・ Lack of coordination between each development areafor example the through traffic cannot pass the exclusive area.

Development area

Development area

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4. Future Network of Urban Railway
Accessibility to Railway Station
Most of Tokyo's central areas arewithin 500m from the station.
Green Circle : 500m from Station

Same Scale
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8Railway Network Density
In the Center of Tokyo and Manila
Tokyo : 2 Subway Operators : 13 Lines
JR East : 25 Lines
4 Semi Public Operators : 4 Lines
7 Private Railway : 35 Lines
LRT, Monorail, AGT, etc. : 6 Lines
Total : 19 Operator : 83 lines

Same Scale
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TOD in Down town along the Circular Line
Railway network in Tokyo

5 km• Terminal stations of suburban railway located on the circular line
• Many offices and commercial function came in the areas whichbecame sub-centers : multi-cores urban structure of Tokyo• Direct operation between suburban lines and subway lines
to solve the congestion of the terminals
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5. Failed Urban Railway PPP in Asia
Seoul Metro Line 9 : example of country risk
・ Change of MRG (Minimum revenue guarantee)
・ Government rejected the SPC report for increase of fare・ Lawsuit against government

・ Withdraw of MKIF (Macquarie Korea Infrastructure Fund)and Hyundai RotemDelhi Airport Express Line :private to public after the bankrupt → concession (private)・ Delay of construction and broken parts
・ Lack of demand and revenue
・ Lack of revenue from rental business・ Transfer the project to the Delhi Metro(public sector)
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Bangkok Metro・ Lack of demand and revenue (Start of operation:2004)
・ Insolvency, Capital increase by MRTA and increase of fare (2006)
・ Debt rescheduling, Loan condition changing (2008)
・ Revision of fares(2009), Revenue became cover the expenditure (2010)
・ Capital increase (Cho Kanchan, Inc.,2013)

Kuala Lumpur Kelana Jaya Line (Putra LRT)

private to public after the bankrupt

・BOT, Concession period :60years
・Delay of the construction:
Start of operation after Commonwealth Games（1998）
・Shortage of the demand → huge deficit
・significant deterioration of business conditions of the Holdingcompany (Renong)through the Asian Financial Crisis(1997).
（Takeover by other company)
・Special purpose company SPNB (owned by Government)purchased Putra LRT to keep the service in 2002.
・purchase price was 1.6 billion US $ andloan (1.5 billion US $) was transfer to the government bond.
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Kaohsiung MRT, Taiwan, Red line and Orange line
2001 Construction
・ Civil engineering and architecture infrastructure; Public・ Other Infrastructures; Private(SPC owned the vehicles, signal system, power system, etc. )・ Cost allocation : Government 83.3%, Private 16.7%
2008 Start of operation ; Red Line, Orange Line
2013 Insolvency
Delay of construction : Plan 2006 open → actual 2008
Demand : Predicted ; 562 thousand/day/2 lines → Actual; 136 thousand
Kaohsiung City bought the infrastructures owned by SPC
SPC increased the equity (1.5 billion NT$ )S.MORICH, GRIPS13

Manila LRT3 (MRT3)・ BLO Scheme : SPC constructed and have received rental fee of railway.
Operation is by government agency
・ The total amount of payment for the rental fee and Loss supplementmoney is 1.7 times of construction cost.
・ The maintenance was changed from Japanese to local company.
After that the number of vehicles that could be used decreased andserious accidents continued.
・ The fare was lowered just after the start of operation and the deficit
swelled .
・ The waiting time in the morning and evening was two hours every dayand 40 minutes still now.

What kinds of risks ？
Limited demand, High construction cost,
Delay of construction, Inefficient operation,
Deficit of urban development, Situation of economy
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Conclusion
Desirable institutional reform for TOD
・ There were many urban development projects,
while developments along railway were limited in ASEAN countries
・ The reason is the weakness of institution for TOD.
Recommendation of the institutional reform :① Coordination system between railway and urban development② Improvement of city planning system<Institution for planning> ： planning procedure,land-use regulation,
urban infrastructure, etc.
<Institution for project > : Land readjustment scheme,
Urban renewal scheme
incentives for developer, investor andother stake holders, etc..
③ Mechanism to form consensus with residents
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Thank you for your kind attention !

S.MORICHI, GRIPS
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Appendix
Appendix 1. Functions and Contents of Urban Planning
Appendix 2. Land Acquisition system : Japanese Case

Appendix 3. Station Area Redevelopment
Appendix 4. Collaboration between Subway and Surrounding Buildings

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Appendix 1. Functions and Contents of Urban Planning
Functions➢The coordination of land-use and infrastructures
・ for related stakeholders and organizations
・ between existing situation and new development➢ The information of future land-use and infrastructures
・ for decision making of citizens and related organizations

Contents
1. Planning procedure
2. Land-use control : Zoning and building control
3. Location of Infrastructures
4. Urban development project scheme :・ land re-adjustment project・ Urban renewal project
etc.
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Areas for land-use control in Japan➢ City Planning Area
・ Urbanization Promotion Areas (UPA)
Area designated for urbanization → Zoning for urban land use
・ Urbanization control area（UCA）
Originally decided for the efficiency of infrastructure→ Thereafter approved only large scale development➢ Quansi-City Planning Area
・ Possible urbanized area without control
UCA
UPA

S.MORICHI, GRIPSCity Planning area
Quansi-City Planning area

19Institutions for Land-use control in urban area
• Land-use zoning
Control by each zone
• Building control
Building coverage ratio
Floor area ratio
Building height restriction• Approval of development plan and building• Incentives for better land-use and building• Consensus building system for project owners,
stakeholders, and neighboring residents• Taxation systemetc.
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Incentives for better land-use• Change of land-use zoning• Higher floor area ratio• Building height limit• Subsidy• Tax incentives
ex. Property tax
Land acquisition tax incentives

etc.

Contributions for these incentives ;・ open space・ public use of land or floor (ex. school, road, etc.)
・ conservation of historical building
・ partnership with other projectetc.
S.MORICHI, GRIPS21Appendix 2. Land Acquisition system : Japanese Caseland registration system
・ Registration system of real estate : ownership and rights
・ Citizen and corporate registration system (to identify the landowners)
・ Cadastral Survey ( boundaries and areas by parcels of land )Land appraisal
・ Land price publication ： Land price for standard 26,000 points
・ Land appraisal committee determines the normal prices considering
the evaluated prices by two appraisers and other conditions.
・ Land acquisition price is evaluated by licensed real estate appraisers
in consideration of the standard points price.
・ Approved system for the licensed real estate appraisersand evaluation method of land price
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Land acquisition procedure
・ Approval of the project: including the PI (public Involvement ) process

・ Negotiation process
・ Land expropriation process- Public interest certification by the Minister or the Governor- Land Expropriation Committee of each Prefecture(local government)
・ Tax incentives- Tax exemptions for ¥ 50 million (US$ 450,000)
etc.

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Appendix 3. Station Area Redevelopment➢ Stations and surrounding areas developments had been major PPP
Projects in EU, US from 1980’s under the world-wide recession.
➢ In the case of Japan, the projects have been conducted using theformer railway spaces which were sold out from JNR to municipalities
or private sector after the privatization of JNR.

Examples of station area renewal projects in Tokyo① Shinjyuku St.
② Shibuya St.
③ Tokyo St.
④ Oosaki St.
⑤ Shinagawa St.
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① Shinjuku Station
・ Necessity of earthquake proof structure of national road over bridge
・ Congestion of the national road・ Lack of station plaza at the south gate・ Lack of intercity bus terminal

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① Shinjuku Station
New Space Utilization above Railway Tracks :Station Plaza, Intercity Bus Terminal
JR St. East Station Bld.

重層的な空間利用の促進 （例：新宿駅南口駅）

Head Office of JR East

JR St. South Entrance
JR St. East-south Entrance
4thFl. Highway Bus
Terminal
3rdFl. Car Parking

3rdFl. Taxi Stand
2ndFl. Entrance of Station
2ndFl. Open Space

Department StoreS.MORICHI, GRIPS

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Shinjuku St. Tokyo
Before (1991)
After (2016)

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② Shibuya St.

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Future Viewof Shibuya St.

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③ Tokyo St.
Reform of Tokyo St. Building
After (2012)

Before (2004)

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Renovation of the Station Plaza : Yaesu Side

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Nov. 2014
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④ Osaki St.
BeforeAfter

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⑤ Shinagawa St.

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Former freight St. was redevelopedfor business district
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Ｓｈｉｎａｇａｗａ depot area
・ Renewal of Shinagawa St.(JR East, Keihin-kyuko Co. ,Metro)
・ Business district (developed) + New St. and urban development
・ Shinkansen St. (developed)+ St. of MAGLEV Line

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Appendix 4. Collaboration between Subway
and Surrounding Buildings
Note: Yuka Nagura: Study on the development of underground station plaza for subway,
Master’s thesis, GRIPSThe Tokyo Prefecture Government issued “The guideline for
applying various urban development institutions to create newcities” in March 2019. This guideline set the new regulation thaturban development connected to subway station has to include
under ground station plaza with the incentive of increasing the floorarea ratio.

Tokyo Metro : Nanboku Line,Tameikesannou Station 35

Tokyo Metro : Ginza Line, Kyobashi Station

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Tokyo Metro : Tozai Line, Otemachi Station

https://pdf.irpocket.com/
C8804/qnwX/aqR9/It3Y.pdf

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Tokyo Metro : Chiyoda Line, Hibiya Station

https://www.mitsuifudosan.co.jp/corporate/news/2013/1206/
download/20131206.pdf

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Tokyo Metro : Namboku Line, Roppongi 1 Chome Station

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Tokyo Metro : Ginza Line, Mitsukoshimae Station

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Wheel PlazaJR EAST, Tokyo Metro, Tokyo Station

Access Path

Front of Maru Bld.

B1 Floor of Maru Bld. Conected to the access path41

Tokyo Subway, Oedo Line, Shiodome Station
StreetUnderground PathUnderground PlazaJapan TV Tower Bld.

Underground Plaza

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Tokyo Metro : Hibiya Line, Toranomon Station

https://www.tokyometro.jp/corporate/profile/plan/pdf/tmp2021.pdf
https://www.tokyometro.jp/news/images_h/metroNews20170116_g04_1.pdf#page=1

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Tokyo Metro : Hibiya Line, Toranomon Hills Station44