Hayashi, Takeshi

Hino, Yasuo

Osaka City University Repository

A Fundamental Study on Evaluation for Re-allocation of Urban Space Supplied by
Re-development Projects
Takeshi HAYASHI* and Yasuo HINO**
(Received October 15, 2001)
Synopsis
This paper aims to quantitatively evaluate such effects of re-developing the urban area under each
area-planning concept, based on some examples of re-development projects. As the result, their projects were
classified into three types according to the ratio of supplied facilities, by using the factor analysis. In addition,
the numerical indicators were developed and introduced to evaluate their projects according to each
classified group. This evaluation method including the new indicators will be able to useful to plan these
types of projects in future.
KEY WORDS: re-development, re-allocation of urban space, concept of area-planning, evaluation
indicators, factor analysis
1. Introduction
Re-development project, including, the land readjustment is one of the effective method to improve the
condition of built up areas, as well as supply public facilities such as, roads, parks, open spaces, and so on,
systematically. Therefore, these methods will be hoped to be spread to supply higher quality urban-space.
Under this situation, in this paper, some kinds of effects obtained by such projects, through developing
new indicators, were analyzed, based on 18 examples of projects in Osaka Prefecture, Japan.
2.Effects of re-development from viewpoint of supplying road facilities
Recently, it seems to be difficult to supply road facilities because of both the lack of space and the rise of
land prices. On the other hand, many road facilities have been supplied by the re-development projects.
Figure-l shows the change of the total road space and the ratio of road space supplied by re-development
projects in Osaka Prefecture. From this, it is clear that the ratio of the road space supplied by re-development
projects rises year by year, according to the increase of the number of such projects.
12200
;2400
12000
I
i
I
20%1
15%1
10%1
I
I5% i
I
I~~~) 1985 86 87 88 89 90 91 92 93 94 95 96 97 0% I
l... L.. c:J all ..~ ratio of road space sUJlI'lieA_by"r~~~~nt...J I
Figure-l Change of the total road space and the ratio of road space
supplied by re-development projects
* Student, Master Course of Dept. of Civil Engineering
** Professor, Department of Civil Engineering
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3. Effects of road supply from viewpoint of "Area-Planning"
3.1 Relationship between land use planning and area planning
Figure-2 shows some examples of the land use ratio changed before and after the re-development project.
As shown in this figure, the ratio building sites become lower after project to supply the public space such
as road, park, open space, and so on. As the result, the building lots should be used efficiently as the high-rise
building. Generally, this ratio of public space must be evaluated as the quantative effect of the
re-development projeet.
1
:100%
90%
i 80%
170%
160% -
1
50%
1 40%
: 30%
1
20%
I 10% ~-
I 0%I
before after before after before after
Noda area Hineno area Shoji area I
(5.6ha) (17.6ha) (22.3ha) i
-.-~~ad --------- • park------ 0 green space 0 watercource l I
• others D housing site ~ reserved D survey gap I JI
_~_-- ~ .__.__~ J._
Figure-2 Some examples of the land·use ratio changed
before and after the re-development project
3.2 The effect ofre-development from viewpoint of "Human-space"
The ratio of public space has a great influence on the structure of area, which planned based on
the concept of area planning. Especially, the open space, such as sidewalk, pedestrianized road and
parks, should be evaluated as the "Human-space". Therefore, the differences of area planning
concepts may be represented by the ratio of public space. Within cases in this study, the ratio of
such human-space was generally more than 30%.
In future, the supply of more human-spaces must become important, according to diversification
of sense of value and progress of aging.
4. Relations between "concepts of area-planning" and "quantity of supplied facilities"
4.1 Classification ofeach project
It is fully hard to express the characteristics of area planning concept only by the composition of land use.
Therefore, in this study, the common factors of land use composition of each re-development project were
selected by the factor analysis. Some major findings came out of this analysis, as follows.
As shown in Figure-3, the first factor loading took the positive value (1.04) only in the building
site, and other values were negative. Therefore, the first factor can be interpreted as "the
importance of the building use".
On the other hand, as the second factor loading took, the positive value in the watercourse, and the
green site, this factor can be interpreted as '~the importance of the natural environment" as shown in
Figure-4.
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( ~;::: Jr----[-~--·· ......-·..'T·· 0.63 1
( J' I I Igreen II: 0.31 I
( road J: I
tbU~ding1:: IsIte \ ipark 10.70 I
r-------
t [bu~~~g Jr······_····T·~·--·..·_· --'--'-'-"--'''-'''~'~~~''i
I [ water JI ~O.10 i
I corse I :
j t road j! -p.11I 1 I
I green I-O.4~
I ! I
i ( park ]10.53~~
-1.0 -0.5 0.0 0.5 1.0 1.5
-1.0 -0.5 0.0 0.5 1.0
---- -- -------------------------'
Figure-3 Value of first factor loading Figure-4 Value of second factor loading
Furthermore, these were classified in three types by the cluster analysis as shown in Figure-5.
The characteristic of each type may be explained as follows,
l)groupl:The building use oriented type (groupl) ; The values of building use factors were positive in
almost areas, though some values in the "environment factor" had a little dispersion.
2)group2:The nature conservation oriented type (group2) ; In this type, the values of environment
factors were positive value, and almost all values of building use factors were negative.
3)group3:The public facility oriented type (group3) ; As both factors took negative values together, this
type may be explained as "The public facility oriented type".
ID Area
A Hineno
B Shoji
C Hi~ashi-Hitotsuya
D Obu-Kumeda
E Noda
F Kanmaki
G Kawachi-Iwafune
H Kayano-Chuo
1•Onohara-Nishi
J Kadoma-Minami
K Minami-Eganosho
L Nagasone
M Nakamozu
N Otori
0 Dai-2 Hanwakokudo-Chuo
p Hakotsukuri
Q Shima
R Uchigami
I
...... "se~~~d "f~~'t~~ I
-~...... ..--...,,-~.---- ..--:.---.---....----.-- ..(natural.envifonment..Jriented)J
-1.5 -1.0 -0.5 0.0 0.5 1.0 1.5 2.0
-2.0
-2.5
-2.0
-1.5
-1.0
-0.5
ftrst factor(building oriented)
1.5 1
t
1.°,,, .... ,," ~oup 1
i I
0.5 ~ - - - - - - ~ - - - -
: Ij II I0.0
Figure-5 Distribution of factor loading points
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4.2 Evaluation ofprioritized facilities
It may be important to obtain the ratio of specialized facilities given priority to supply according to each
area-planning concept. Then, the ratio of each land use areas was calculated at every group. As a result, in
the group1 the ratio of local road area and pedestrianized road area was higher then others, the supply of
parks and open spaces had priority over others in the group2.
Using these values, the composition ratio of prioritized facilities was calculated in each area as shown in
Table-I. Recently, the human-space has had priority over other facilities as shown these examples. However
even though, in groupl, local road or pedestrianized road had priority in some cases. On the other side, in
group2, especially the open spaces like parks had priority over others.
In this way, by using these values, the characteristic of both group and area should be easily obtained.
Table-I Composition ratio of prioritized facilities
Public facHi ties Humangc
Project Area Arterial Local Pedestr Sum~ ianized Park (%) spaceroad road
road (%)
A Hineno 24 35 20 20 100 25
B Shoji 17 21 45 17 100 20
C Higashi-Hitotsuya 40 23 24 13 100 22
E Noda 20 32 13 35 1.00 29
G Kawachi-Iwafune 20 17 40 22 100 20
L Nagasone 19 47 11 24 100 22
N otori 7 42 0 50 100 24
P Hakotsukuri 27 32 16 25 100 29
Q Shima 9 16 60 15 100 15
Onohara-Nishi 29
2 ......-.--I-M-in-a-m-i--E-g-a-n-o-sh-o----+---+---+---1-S-+-----+--...-----t
Oai-2 Hanwakokudo-Cb 42
5. Conclusion
Major results of this study were summarized as follows:
1) It was cleared that in the most re-development projects, the area of building had decreased and used
highly, in order to supply the public space such as road, park and open spaces.
2) Recently, the human space have had priority over other facilities like for car use.
3) The characteristics based on area planning concept may be represented by the ratio of public spaces,
especially human-spaces.
4) As the common factors of land use composition of each re-development project, two major factors,
which are interpreted as different types have priority to building use or natural environment, were
selected by the factor analysis.
5) By using the value of this factor loading, types of re-developments were classified in three groups, that is,
the building use oriented type, the nature conservation oriented type and the public facility oriented type.
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6) The composition ratio of prioritized facilities was evaluated as the effective indicator to define the
characteristic of area planning concept. However, as these results were based on a few practical
examples, further data will reveal the firmly conclusions. In addition, the supply of other public facilities
for administrative services, such as branch office, library, sports centre and so on, will be possible to
influence to the characteristic of project, as well as some legal systems to regulate and guide to the
desirable direction of development.
After completing these issues, some indicators based on enough data will become an effective to
explain the concept of development to all concerned, or make better partnership with them to realize the
desirable development.
Acknowledgement
The authors wish to acknowledgement data collection support from the department of city planning at the
.Osaka Prefectural Government.
References
1) The land readjustment magazine editorial council, 1996, The history of the land readjustment project
(English equivalent, written in Japanese)
2) Bureau of Urban Improvement, Osaka Prefectural Government, 1998, Urban development (English
equivalent, written in Japanese)
3) Bureau of Housing Policy, Osaka Prefectural Government, 1990, The summary of the district plan system
-for the livable area-planning (English equivalent, written in Japanese)
4) The land readjustment project plan document in Osaka Prefecture,
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A Fundamental Study on Evaluation for Re-allocation of Urban Space Supplied by Re-development Projects

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A Fundamental Study on Evaluation for Re-allocation of Urban Space Supplied by Re-development Projects

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