Claire Stafford MRTPI is a Planning Practice Advisor at the RTPI
Sakura fever
Each and every year, Japan is fervently taken over by sakura season, whereby the first bloom of cherry blossom is eagerly anticipated with daily forecasts monitoring its progress across the archipelago’s diverse regional climates.
On my recent trip travelling around Japan, it was fascinating to appreciate the degree to which this annual festival-like event pervades all aspects of the Japanese culture, from special blossom-themed food to clothing and decorations, not forgetting the national pastime of picnicking under the blossoms in parks and landscaped gardens. What is particularly endearing is the reason why sakura season is revered to such an extent: the simple fact that the delicate and intricate beauty of the blossoms is temporarily rendering them poignant within the notion of seasonal living.
Meeting with the Tokyo Metropolitan Government (TMG)
Following on from my previous trip to Japan, where I met with representatives of the CPIJ, academics and practitioners, this time, whilst visiting a friend in Tokyo, I was fortunate to meet with Mr Takuo Takano (Senior Director for Urban Development Promotion at the TMG).
Upon entering the landmark Tokyo Metropolitan Government Building No.1 I was immediately confronted by a welcoming robot in the expansive entrance hall- a quintessential Japanese encounter! I was then brought up to the impressive 12th floor which houses the Bureau of Urban Development.
During our knowledge exchange, I provided an overview of UK town planning regarding legislation, policy and the plan-led system. Mr Takano then informed me of the TMG’s approach to managing the 23 wards of Tokyo. Each ward has its own development plan, but zoning is facilitated by the TMG (which is somewhat flexible in practice). ‘Use districts’ are intended to control usage, building coverage, floor area ratio (FAR) and height of buildings.
Mr Takano outlined the restrictions on building use within use districts and structural buildings restrictions within fire and quasi-fire prevention districts (noting Tokyo’s history of devastating fires following earthquakes). The quasi flexible approach to zoning is exemplified by higher FAR allowed in projects which include community spaces within developments. Further, as per the English government’s agenda, localities surrounding train stations feature even higher densities. The TMG is located in close proximity to Shinjuki station which is the busiest station in the world with 3 million users every day and infamously with over 100 exits within the station.
We also discussed the advantages and disadvantages of the sizing of the wards. Due to the fact that each ward or ‘mini city’ has its own rules, for example the height of buildings is determined by the tree line in the Shibuya ward only and each ward has varying rules on advertisements, the compact nature of the wards means that one area may have a very different visual feel than others with no visual transition. This leads to the eclectic visual assault on the senses that Tokyo is known for.
Mr Takano additionally touched on the Tokyo 2050 Strategy: designed to foster a city that balances maturity and ongoing growth. In particular, there is a focus on retrofit and renovation in an effort to simultaneously make the city more visually interesting whilst also helping to ease affordable housing pressures.
Tsukiji ONE PARK x ONE TOWN: the biggest contemporary development project in Tokyo
I was also briefed on the large-scale mixed-use regeneration project of the former Tsukiji fish market, approved by the TMG in 2024. The ONE PARK x ONE TOWN project comprises a 20ha plot of previously contaminated land owned by the TMG.
The private sector led project will significantly transform this riverside area, with the TMG keen to ensure that the redevelopment incorporates public space throughout adjacent to the waterway. The vast site will eventually host a high-capacity venue, offices, life science and commercial complexes, housing, hotels, plaza and waterfront space, food and theatre halls and a transportation node for land, sea and air mobility (even including a port for flying cars!).
The first phase of construction is expected to be completed in 2032, with the second phase expected in 2038. Once built out, this ‘people-centred, spatially designed’ project is intended to engender a new vision for the city that ultimately enhances Tokyo’s international competitiveness.
Town planning highlights whilst touring Japan
Having learnt about the modern-day planning system in Tokyo and future development projects, it was then fascinating to visit the newly re-opened Edo Tokyo Museum which includes exhibits covering circa 400 years from the early town planning origins of Edo right up to today. This gave me a comprehensive insight into how Tokyo has been shaped into the megacity it is today.
The Hida Folk Village in Takayama was another highlight. This open-air museum showcases a village of 30 preserved traditional vernacular houses that were all moved from different parts of the Hida region, including Gassho style thatched roof houses and shingled roof houses.
Japanese transport infrastructure continues to be a feat of modern engineering. Notwithstanding the shinkansen trains, I also experienced the unique Chiba Urban Monorail (the longest suspended monorail in the world!) and the Yokohama Air Cabin (the world’s most advanced urban-type circular ropeway). On a smaller scale, one cannot meander down a typical Japanese street without spotting a K-car. The design of this quintessential Japanese symbol was borne out of the post-war economic recovery and spatial constraints.
Despite being recently overtaken by Jakarta as the most populous city on the planet, the cityscape views of Tokyo from high are still eyewatering in terms of the sheer scale of endless development.
Knowledge exchange and forging international collaborations are a crucial component of the RTPI’s International Strategy, which promotes the value of planning internationally as a lever for advancing a prosperous, fair, sustainable and peaceful world. I look forward to maintaining such working relations through future collaborative events for our members.
