Advisory for urban development projects is one of YPA’s major services, and acquiring additional floor area in exchange for the provision of public amenity is one of our expertise skill. In Japan, there are fourteen (14) methods with floor area ratio (FAR) incentive, among which seven (7) methods can be categorized to “high-efficiency usage promotion type” as listed below from old to new:
・ Specified development block;
・ Incentive zoning;
・ Additional floor area application system (for providing public open space);
・ Urban redevelopment promotion area;
・ District planning promoting specific function,
・ District planning promoting high density development”; and
・ Special purpose plots for urban revitalization.
The most popular method, “Additional floor area application system” does not require the urban planning procedure and is applicable to relative small sites.This method has been applied to more than three thousand (3,000) cases throughout Japan. (see “Image of Additional floor area application system” below)
The newest method, “Special purpose plots for urban revitalization”, had been enacted from 2002, and had been applied to eighty one (81) projects up until April, 2014. It is applicable only in the designated “Urgent development zone for urban revitalization.” This method has a strong possibility to obtain high FAR without being restricted by the regulations of the plots through the approval by the Government. Although the development plans are assessed by the authority, it can be proposed by relevant developers as well.
As a recent case,the Ginza Six Project (Ginza 6-10 District Urban Redevelopment Project under Category 1) utilized this method.
