3-D ROW To minimize involuntary resettlement · Resettlement Sites ②Relocation to the...
Transcript of 3-D ROW To minimize involuntary resettlement · Resettlement Sites ②Relocation to the...
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3-D ROW
To minimize involuntary resettlement
February, 2017
@Manila
OGURA, Kenji
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Contents
1. Introduction of Hanshin Expwy. 2. Legal Framework of 3-D ROW
Development 3. Actual Cases 4. Challenging Issues/Conclusion
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Snapshot:
The Kansai Metropolitan Region where HEX constructs and operates the Hanshin expressway
Area: approx. 12,000 k㎡
Population: 18 million
Density: 1,500 people/ k㎡ (Source: Census in 2005)
Region GDP: US$80 billion (Source: Kansai Economic Federation Report 2011)
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Commercial City, OSAKA Port City, KOBE
Ancient Capital City, KYOTO Hanshin Expressway
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WHO are we?; Hanshin Expressway Co. Ltd.
Establishment: 1964 Privatization: 2005
Equity Holders:
National Gov.
Local Gov. of the Kansai Metropolitan Region
(Osaka, Hyogo & Kyoto)
Capital: 20 billion JPY
Annual Toll Revenue: 170 billion JPY (2013)
Operation & Maintenance: 259.1 km
Under Construction: 13.9km
Toll: 500-900JPY (Distance Basis)
Daily Traffic Amount: 700 thou.
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Motorization entailed heavy traffic jam in 1960’s-1980’s during the period of rapid economic growth.
CBD in Osaka in 1960’s
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HEX utilized canals when constructing the loop highway in the CBD of Osaka.
In 1960
Today
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HEX’s mission is to harmonize urban
expressways with urban development by promoting effective ROW utilization
in the highly dense CBD of the cities.
Actual Cases
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Legal Framework
of the Three-dimensional ROW Development
Building Standard Act
○ Lift the building regulations
within ROW.
Urban Planning Law
○ Define a hybrid area and
clearances in the district plan.
○ Define a vertical range of the
road to be developed.
Road Act
○ Define ROW three-dimensionally.
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In principle, any development is prohibited above/beneath roads. (Road Act)
However, Three-Dimensional ROW (3-D ROW) Development is allowed
promote
urban space reallocation between PAPs and Gov.
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Case #1 Exclusive use under the Urban Expressway Viaduct
The building structure must be fire-proof.
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Case #2 Exclusive Use under the Urban Expressway Viaduct
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Case #3
Multi-level Road Development
@Senba Center Building -Practical Case of the Project Relocation Site-
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Hanshin EXPWY.
Building Company
(Public Entity)
Occupancy Right Agreement
Shop Owner <Tenant Ownership>
Toll & City (municipal)
Road
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Case #4
Multi-level Road Development
@Umeda Off-ramp -Practical Case for the Resettlement Solution-
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Road Act Key point
Define ROW three-dimensionally. (Define upper and lower limits in space or underground.)
Ground level Ground level
●Three-dimensional road area
Clearance
Clearance
3-D ROW
●Normal road area
Conventional type of ROW
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Urban Planning Law Key point
Define a hybrid-use area and clearances in the district plan.
●Plan ●Cross section(A-A´)
A A′
Road area
Construction
site
Road area
Hybrid-use area
District
planning
zone
Hybrid-use area
Construction site
District planning zone
Clearance
Clearance
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Building Standard Act
Lift the building regulations within ROW. Key point
Note: The building must be fire-proof in its primary frame and must be approved or
permitted by the relevant authorities.
●District plan example (Article 44-1-3) ●Minimum height regulated zone or intensive
land use zone example (Article 44-1-4)
Building conforming
to the district plan
and approved by the
relevant authorities
Building
permitted by the
relevant
authorities Motorway or
specified elevated road
Clearance
Clearance
Hybrid-use area
District planning zone Minimum height regulated zone or
intensive land use zone
Motorway
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Case #5
Minatomachi River Place
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Minatomachi On/off Ramp (north)
(Sakai Route #15) Location:
Opened for service:
Features:
Naniwa-ku, Osaka City
April, 2002
Integrated road and building, height regulated zone
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Railway facilities
Shops and offices
Shops and offices
Shops and offices
Platform
Carriage way
Minatomachi Off Ramp (south)
(Sakai Route #15) Location:
Opened for service:
Features:
Naniwa-ku, Osaka City
March, 1996
Integrated road and building, redevelopment district plan
(integrated into district plans by modification to the law)
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Case #6
Yamatogawa Riverside Redevelopment Project
Yamatogawa River
Hanshin EXPWY.
Park
Residential Area
Reclaimed Dike
Town Planning by Land Readjustment
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Zone B →Zone A
Resettlement Site On the Reclaimed Dike
Land Readjustment of
the Yamatogawa Riverside Redevelopment Project
Direct Relocation to the Resettlement Sites
Resettlement Site On the Reclaimed Dike
Zone A
Project Site
Temporary Resettlement Site(s)
Resettlement Site On the Reclaimed Dike
① Relocation to the Temporary Resettlement Sites
② Relocation to the Resettlement Sites
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Challenging Issues
• Difficulty in Consensus Building due to the
Complexity of the Project Scheme
• Longer Project Periods to convert a PAPs land title
to other sorts of right (e.g., tenure) with just and
fair compensation
• Encroachment and Regulations into/for the Private
Property Area after completion of the project for
the maintenance reason
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3-D ROW Development enables hybrid development by reallocating urban space between the local community and government
・To restore livelihood of PAPs within the project site.
・To promote urban infrastructure development
Development/amendment of the legal framework (e.g., Land Law) should be prioritized for the 3-D development.
Conclusion