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A joint housing project managed by Hamada-cho sumaizukuri association of Nada-ku is a small project for constructing a three-storied apartment house including 7 units for previous occupants and 2 units as a reserved floor area for sale, on a building site of approximately 500m2. They previously lived in the small single family housing on the leased land, and some of the sites failed to access the public road. This project aimed for stable settlement of all previous occupants who wish to live there.
7) Joint housing project accompanied with adjustment of rights, Hamada-cho sumaizukuri association
Yosuke Hirayama, Kobe University
K-41
Adjustment of land site and rights
Site plan for joint housing
Model of expected competion
The people wishing for the stable settlement had a number of problems as follows: (1) it was difficult to rebuild individual houses because of the conditions of the site. A joint housing project was the only solution; (2) most of them were leaseholders, and it was difficult to adjust the rights although their land was owned by one owner; (3) there was a remaining building with no road contact, and the household living there was not willing to move; (4) those living on a pension among the people wishing for the stable settlement were poorly funded; and (5) the respective rightful persons were in various situations (for example, facing a problem of succession).
In order to realize the rebuilding, they had more than forty resident meetings, negotiated with the landowner, consulted related agencies and a large number of specialists on technical problems, and repeatedly changed the building plan. As a result, the frame of the project was decided as follows: (1) With the remaining building left as it was, an alley was to be constructed to provide road access; (2) the site was divided into a part for the landowner and a part for the joint housing project on opposite sides of the remaining building; (3) the rights were adjusted by selling the leasehold of the part for the landowner to the landowner and buying the occupied land in the part for the joint housing project; (4) the landowner was to build rental housing in his part for renting those living on a pension at a low rent in their life time alone. The joint housing project took full advantage of subsidiary of the Jushiso, which covered % of the total cost.
In general, a joint housing project on rented land is difficult. When the site is rented, there are several problems: it is necessary to renew the contract with the landowner when one rebuilds the RC building instead of wooden housing because of the change of the structural conditions; it is necessary to negotiate about a renewal fee and a rent; and those who join in the project cannot get loans because a leasehold cannot be mortgaged. This project was a model solution realized by exchanging the right of the occupied land and the leasehold.
A joint housing project is basically a private business. It is necessary to adjust various matters to reach an agreement by all those concerned in, for example, the negotiation with the landowner about a ratio of the leasehold, division of the rights in accordance with the previous conditions of the right on the site, formation of basic lines for the construction, settlement of a utility ratio in the rebuilt housing, and positioning of respective dwelling units. This project was successfully realized because the residents encouraged one another and continued negotiations with pleasant plans interweave, without departing from their initial aim.
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