土地市場と都市計画 : 英国の事例にみる,地価形成,土地利用形態の決定に対する公の関与について(地価上昇メカニズムと日本経済,共同研究)

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High land prices and the weak power of public intervention in Japan are feared to encourage small-scale land use and incur environmental deterioration in coming years. This might result in what could be called "Japanese-style inner city problems." Under the present market mechanism, social benefits and social costs produced by the change in land use are not attributed to the real causer. In order to prompt the improvement of land use and to prevent the increase in social cost, it is necessary to consider a framework in which the public intervene into the market mechanism and land prices reflect the use value. In this paper, we investigate the experiences of the United Kingdom, which has a long history of trial and error with regard to public intervention into the market mechanism. We hope that it will serve as a reference in considering the possibilities and problems of such a system in Japan. In 2. "Land Price Change and the Role of the Administration," we introduce the transition in the U. K. way of thinking with regard to city planning and land price change over recent years. Since the inauguration of the Town and Country Planning Act in 1947 it has been customary to regard that city planning pushes up overall land values. Since the latter half of the 1960s, the method of planning has become very flexible, as a shift was made from the physically regulatory Blue Print Plan to the Process Plan, which is compatible with the market economy. It is shown that the relationship between city planning and land prices consequently has become much closer. Next, we see that leaving the land prices completely subject to the workings of the market mechanism does not necessarily guarantee the most desirable land use for the society. We also see, however, that measuring social benefits and needs, in fact, is an extremely difficult task. Finally, we prove that if we revert the profits made form land to the proprietary through market mechanism, it will result in inequalities in distribution of wealth. Profits made from the increase in land prices should be restored in inequali to those who increased prices, namely the central and local governments and thereafter the whole people (alternatively, if prices fall, they natu rally should shoulder the burden). In 3. "Transition of Public Intervention into the Real Estate Market in the U. K. from the Nineteenth Century to the 1970s," we study the actual changes in policy concerning public intervention into the real estate market during this period. The analysis of the transition shows that even in the U. K. public intervention has not necessarily followed a consistent pattern. But generally speaking, the Conservatives were laissez-faire oriented whereas the Labourites were prone to intervention. It is also seen that in the former case land price increases were apparent, while in the latter prices were comparatively stable. In 4. "The Debate on Government Intervention into the Land Market," we begin with presenting a historical summary of the arguments on this subject put forward by various economists, and thereby show the fact that the primary concern has shifted from the protection of owners' rights to environmental improvements. We end up by enumerating six arguments for and six against government intervention. As it appears that there is a fundamental difference in thinking between Japan and the U. K. with regard to land, it seems unlikely that the U. K.'s example can be used as a direct reference in solving Japan's land problems. However, when it is considered that as yet Japan has failed to evolve solutions to cope with its land problems, it might be worth converting to the U. K. way of thinking, according to which land is regarded in terms of the social environment and land value is equated with its use value.
1983-03-20

土地市場と都市計画 : 英国の事例にみる,地価形成,土地利用形態の決定に対する公の関与について(地価上昇メカニズムと日本経済,共同研究)

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