A Comparative Study on Institutions and Policies for Restoration of Development Gains in Land Use Planning and Transport Planning

土地发展和基础设施改善为发展商、使用者和土地拥有人等不同的经济团体带来利益。但是，在日本现行的法律中，土地所有人负担的部分很低，因此，开发负担分担似乎并不公平。本研究首先比较了联合王国、西德、美国和日本在土地使用和运输基础设施规划方面恢复发展收益的法律制度和政策。他们被赋予了历史背景和一般分类。在英国和西德，一般立法建立并适用于一个国家的任何项目，而在美国，通过居民投票为每个单独的项目引入不同的法律立法。日本属于前一类，但立法宽松，因此发展收益的回报率很低。这可能是因为日本的土地法律制度基本上允许土地所有者在城市规划中自由发展。在交通规划方面，美国和日本的交通改善费用大多是根据受益人支付原则支付的。因此，恢复发展收益的制度多种多样，而在英国和西德，大部分负担由公众承担。然而，在日本，土地所有者的利益回报率很低，而交通使用者却承受着沉重的负担。改善交通基础设施的融资制度必须从以下几个方面加以审查：a)负担原则（是否基于受益人支付原则或支付能力原则）b)利益与负担之间的平衡，c)利益的说明和收集的便利性以及d)资金筹集与支出需求之间的时间差。从这些角度来看，日本似乎很有必要研究引入价值获取系统。

Land development and infrastructure improvement provide benefits to different economic bodies such as developers, users and land owners. However, the burden sharing for development does not seem fair in such that land owners usually burden a very low portion under the current legal ligislation in Japan.This research first compares the legal institutions and policies regarding restoration of development gains in land use and transport infrastructure planning in the United Kingdom, West Germany, the United States and Japan. They are given historical backgrounds and a general classification.In the UK and West Germany, general legislations are established and applied to any project in a country, while in the us different legal logislations are introduced for each individual project by voting of inhabitants. Japan is chassified in the former category, but the legislation is loose, and therefore, the rate of return of development gains is very low. This may be because the Japanese land legal system basically allows freedom of development to land owners in urban planning.As for transport planning, in the US and Japan transport improvement burben is mostly paid on the basis of beneficiaries to pay principle. Therefore, there are a variety of systems for restoration of development gains, while in the UK and West Germany most of burden is paid by public. However, the rate of return of benefit from land owners is very low in Japan while the transport users are suffering from their heavy burden. The financing system for transport infrastructure improvement has to be examined from following points of view: a) burden principle ( whether based on beneficiaries to pay principle or ability to pay principle) b) balance between benefit and burden, c) ease of specification and collection of benefit and d) time lag between fund raising and expenditure demand. From these points of view, it seems quite necessary for Japan to examine to introduce value capture systems.