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Land Readjustment JICA Research Institute March 2018 Land Readjustment Land JICA Research Institute March 2018 : Solving UrbanSolvingThroughInnovativeProblems Approach Land Readjustment: Solving Urban Problems Through Innovative Approach Written, edited and organized by Felipe Francisco De Souza Takeo Ochi Akio Hosono JICA Research Institute JICA Research Institute ISBN: 978-4-86357-078-8 JICA RESEARCH INSTITUTE Japan International Cooperation Agency Research Institute March 2018 LAND READJUSTMENT: SOLVING URBAN PROBLEMS THROUGH INNOVATIVE APPROACH Japan International Cooperation Agency Research Institute (JICA-RI) Written, edited and organized by: Felipe Francisco De Souza, Takeo Ochi, and Akio Hosono March 2018 “Land Readjustment: Solving Urban Problems Through Innovative Approach” Written, edited and organized by: Felipe Francisco De Souza, Takeo Ochi, and Akio Hosono First Edition, 2018 All rights reserved. No part of this publication, protected by copyright, shall be reproduced in any form or by any means without the prior written permission from the copyright holders. The violation of the rights mentioned herein confgures the misappropriation of intellectual rights and property of the authors. International Cataloging-in-Publication Data SOUZA, Felipe Francisco De, OCHI, Takeo, HOSONO, Akio (ed. org.) “Land Readjustment: Solving Urban Problems Through Innovative Approach” Felipe Francisco De Souza, Takeo Ochi, Akio Hosono (ed. org.) – 1st edition – Tokyo: Japan, 2018. p.: il. Souza, F. F., T. Ochi, and A. Hosono, eds. 2018. Land Readjustment: Solving Urban Problems Through Innovative Approach. 1st edition. Tokyo: Japan International Cooperation Agency Research Institute. JICA Research Institute 10-5 Ichigaya Honmura-cho Shinjuku-ku Tokyo 162-8433, JAPAN TEL: +81-3-3269-2357 FAX: +81-3-3269-2054 Copyright © 2018 Japan International Cooperation Agency Research Institute. All rights reserved. ISBN: 978-4-86357-078-8 Land Readjustment: Solving Urban Problems Through Innovative Approach Contents Foreword iv Preface and Acknowledgements v Contributors viii Introduction Land Readjustment: Making Cities Inclusive, Safe, Resilient and Sustainable 1 Akio Hosono Part I. Land Readjustment: Concepts and Practice in Japan Chapter 1. What is Land Readjustment? 15 Concepts on Land Readjustment 15 Felipe Francisco De Souza Land Readjustment and the Law in Japan 33 Felipe Francisco De Souza and Takeo Ochi The Japanese Procedures and Methodology for Land Readjustment 39 Felipe Francisco De Souza and Takeo Ochi The Successful Extensive Use of Land Readjustment in Japan 52 Felipe Francisco De Souza Chapter 2. Land Readjustment and Post-Disaster Reconstruction in Japan 63 From Arable Land Readjustment to Land Readjustment 64 Reconstruction Following the Great Kanto Earthquake and Land Readjustment 66 Postwar Reconstruction and Land Readjustment 67 Post-Disaster Reconstruction and Land Readjustment in the Latter Half of the 20th Century 70 i The Great Hanshin-Awaji Earthquake as a Turning Point for Post-Disaster Reconstruction Projects 72 The Reconstruction Project for the Great East Japan Earthquake 73 Norihiko Yanase Part II. Land Readjustment: International Experiences, Case Studies and Future Possibilities Chapter 3. International Experiences of Land Readjustment 81 A Brief History of Land Readjustment in the World and Case Studies 81 Felipe Francisco De Souza Land Development and Land Readjustment Possibilities in Afghanistan 97 Habib Ahmad Javid Participatory and Inclusive Land Readjustment in Huambo, Angola 99 Allan Cain, Beat Weber and Moises Festo Land Readjustment, an Urban Planning Tool in Bhutan 104 Tashi Wangmo Land Readjustment and its Planning Perspectives for Belo Horizonte, Brazil 111 Lívia Monteiro, Tiago Esteves Gonçalves Da Costa, Thiago Medeiros De Castro Silva and Leonardo Amaral Castro Land Readjustment Within the Context of Partial Plans in Colombia 116 María Cristina Rojas Eberhard Urban Land Readjustment in Finland 123 Kauko Viitanen The Land Readjustment System in Germany 128 Hans Joachim Linke Land Readjustment in India 136 Jacob Manohar Abraham Peter and Harpal Dave The Application of Land Consolidation in Indonesia 140 Andri Supriatna The Issue of Land Reparcelization as Part of Land Readjustment in Israel 146 Rassem Khamaisi Land Readjustment in Mongolia 152 Ganbat Bayartuvshin ii Land Readjustment in Nepal 157 Kirti Kusum Joshi and Sunil Babu Shrestha From Land Consolidation to Land Readjustment in the Netherlands 166 Adri Van Den Brink The Failure of Land Readjustment in Sweden 171 Tommy Österberg Urban Land Readjustment in Taiwan 175 Tzu-Chin Lin and Hsiu-Yin Ding Land Readjustment in Thailand 180 Ittipong Tanmanee The Shortcomings of Land Readjustment Application in Turkey 183 Tahsin Yomralioglu, Bayram Uzun and Recep Nisanci Why Land Readjustment in the British Former Colonies, but not in the United Kingdom? 189 Robert Home Land Readjustment Possibilities in Vietnam 194 Nguyen Ngoc Hieu Chapter 4. JICA’s Technical Cooperation and the Global Dissemination of Land Readjustment 205 The 1980s and the Internationalization of Land Readjustment 205 Japanese Technical Cooperation Concerning Land Readjustment in Foreign Countries 211 The Signifcance of Land Readjustment in Developing Countries 218 Future Developments 224 Takeo Ochi Afterword 227 Felipe Francisco De Souza, Takeo Ochi and Akio Hosono Index 233 Source of Figures 236 iii Foreword According to an estimate by the United Nations, the world’s urban population is set to grow by an additional 2.5 billion people by 2050, with nearly 90% of that growth occurring in Africa and Asia. The “World Development Report 2016” states that the rapid urbaniza- tion of the developing world “creates urgency to get our cities ‘right’ because global response to our most pressing challenges – from climate change to rising inequality – will likely succeed or fail in cities.” Against this background, Goal 11 of the “Sustainable Devel- opment Goals” (SDGs) aims to “[m]ake cities and human settlements inclusive, safe, resil- ient and sustainable.” Land readjustment may be an effective approach for achieving this goal and addressing the global issues of urban population and human settlements. Defnitions of land readjustment differ according to country contexts. However, the essential concept can be found in the general provisions of the Japanese Land Readjust- ment Law enacted in 1954. According to this law, land readjustment means to alter the shape and land conditions of lots, and to install or improve public facilities in a city planning area in order to provide better public facilities and increase the usage of each lot. As this volume discusses, one advantage of land readjustment is that all dwellers remain in the area after project implementation and community cohesion is therefore maintained. Japan is considered a pioneering country in mainstreaming the land read- justment approach in its urban development policy. Japan has provided technical coop- eration to developing countries related to land readjustment since the 1980s, with the former Ministry of Construction and the Japan International Cooperation Agency (JICA) playing a central role. This book is the outcome of a research program on land readjustment conducted by the Japan International Cooperation Agency Research Institute (JICA-RI) with the partici- pation of 33 researchers and practitioners, many of whom have played key roles in urban development in their respective countries. This book aims to provide insights into the main features of the land readjustment approach, focusing on its effectiveness, advantages, and challenges. This volume explores how experiences in Japan and other countries have been applied and further improved in developing countries. I am con- vinced that this book will offer insightful lessons for the inclusive, sustainable, and resilient urbanization/reurbanization that is essential for quality growth and the achievement of the SDGs, in particular Goal 11. Naohiro Kitano Director JICA Research Institute iv Preface and Acknowledgements Land readjustment is an important instrument for the development and redevelopment of urban areas that is used widely around the world, especially in Japan, but still rela- tively unknown – or not extensively used – in other countries. In order to overcome this limitation, the Japan International Cooperation Agency (JICA) gathered international specialists and prepared this volume as a means of sharing high-quality knowledge and experience with an international audience. The past decade, in particular, has seen unprecedented academic and practical interest in land readjustment and, in an intercon- nected world, the instrument needs to be critically examined, disseminated, and adapted to suit highly diverse urban contexts. The major value of this publication is that it con- siders the underlying theories, provides an overview of the Japanese experience and offers many additional case studies from different countries. These case studies range from basic functions of land readjustment to the most complex processes, and are used to provide a better understanding of the fundamental contributions of the method to different systems of governance and urban planning. International readers seeking to implement – or improve – land readjustment within their own contexts will learn from the experiences of others around the world and will develop an appreciation of the major challenges, advantages and disadvantages of the process. This will limit the potential for misplaced ideas or oversimplistic blueprints in applications
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