Discomfort Over Tokyo’s Greenery Increase Amid Jingu Gaien and Hibiya Park Redevelopment

Tree Trimming Proceeding in Various Places in Tokyo Due to Major Developers’ Redevelopment

Due to redevelopment by major developers, “tree felling” is progressing rapidly in various parts of Tokyo such as Jingu Gaien, Hibiya Park, Kasai Rinkai Aquarium, Tamagawa Josui Green Road in Shibuya Ward, and street trees in Chiyoda Ward.

Whenever such tree felling becomes a topic of discussion, the following counterargument inevitably arises:

“But Tokyo’s greenery is increasing.”

One of these grounds is that Governor Yuriko Koike has been repeating the following explanation as part of “Tokyo Green Biz”:

“Looking ahead 100 years, promoting city development that lives with greenery,” “Realizing a city that harmonizes with nature,” “In recent years, through skillful land creation and harmonization with nature, greenery in the central parts of Tokyo where development is progressing has actually increased.” (’23, September 19, Tokyo Metropolitan Assembly 3rd Regular Session Policy Address)

Is this really true?

Pointing out the falsehood of “Tokyo’s greenery is increasing” is Eijiro Fujii, honorary professor at Chiba University and former president of the Japan Garden Association.

“When they say greenery in Tokyo is increasing, they’re often referring to publicly accessible open spaces left when tall buildings are constructed (typically, land where pedestrians can freely pass or use on a daily basis without being covered by buildings).

For developers, these open spaces are highly valuable because they allow for relaxed building density regulations. In reality, this indicates that tall buildings are increasing within Tokyo.” (Eijiro Fujii)

The basis for publicly accessible open spaces is the “Comprehensive Design System” under Article 59-2 of the Building Standards Act, which allows for exemptions in building volume and other height restrictions by providing open spaces within the site, recognized to “contribute to the improvement of urban environmental conditions.”

The additional floor area ratio (FAR) made possible by providing open spaces can be up to 1.5 times the standard and within a 200% increase. Furthermore, systems like the “Urban Housing Comprehensive Design System,” “Central City Residential Comprehensive Design System,” and “Site Size Comprehensive Design System” have been successively created, allowing combined techniques to permit up to a maximum of 2.0 times the standard FAR and within a 400% increase.

Additionally, the “Revised Condominium Reconstruction Law” enacted in December ’14 has also incorporated relaxation of FAR restrictions. In essence, these are all convenient systems that enable the construction of high-rise buildings and tower apartments in urban areas.

“Since there are no standards or evaluations for managing green spaces after construction, publicly accessible open spaces often end up being neglected. The more high-rise buildings you construct, the more advantageous it becomes—whether for selling them or for asset management purposes.”