Vietnam has been enjoying a great social-economic development since the end of 1990s thanks to changes in the policy, especially the Renovation Policy which started in 1986. With the aim to promote socio-economic development and closer integration with the rest of the world, the Renovation Policy ("Doi moi policy") has been a big milestone in the development of Vietnam. This policy was created to facilitate the country to open his door to the market and several of political -economic measures have been implemented to achieve the goals of new market-oriented direction. As a part of economic development policies, urban development policies which started with the popular housing policy have boosted up many changes in the urban built environment.

Most of the current researches are carried out independently, using transitional models to analyze the process of urban transition in Vietnam with the background of "economic transition from a centrally-planned to a more market oriented economy". Research topics like: changes in urban structure, land development mechanism, housing development, etc. usually end up with the conclusion that the current urban planning system is lacking of flexibility and lagging behind the rapid change of the market-oriented economy.

These researches help to draw a clear image and point out current problems of urban planning system in Vietnam. However, they still lack of a comprehensive analysis on the transformation of new urban development process in Hanoi city and its impacts on detailed planning system.

Development control plays a very important role in controlling the rapid urban development in Vietnam, like any other places in the world. The difference is just at the approach used for urban control. In Vietnam, detailed planning approach has been introduced to local governments as a tool for controlling the current rapid development. This system has been under continuing changes and adjustments to cope with increasing demand of urban development.

Changes in structure and image of urban are taking place drastically and unavoidably under great market force but urban planning system as well as related legal platforms cannot easily be changed correspondingly due to restraints in culture, human resources and political system.

The problem is that there has been no comprehensive research that focuses on the transformation of new urban development process and its impacts to the current detailed planning system.

Therefore, there is a great demand for a comprehensive research to study in depth the transformation of the process of rapid urban development, based on practical experiences, not just on particular cases and problems.

There remains many issues in past researches, some of them are:

(1)They do not consider the transformation of the process of new urban development from the perspective of interaction among institutions and agencies and lack of reliable evidences for this transformation

(2)They could not either explain the reason of such changes, or clarify why development control is effective even after being modified for times.

(3)They not yet well established a general framework and put forward criteria to qualify the urban development. In many cases, models for analyzing the development control process as well as criteria for evaluating the effectiveness of planning that have been applied in other countries were applied to Vietnam without modification taking into account characteristics of Vietnam.

With the above-mentioned issues, it is obvious that an empirical study is extremely necessary. The question is how the transformation of new urban development process takes place and what its impacts on urban control system are (specifically, the detailed planning system.)

This question is raised from the context of rapid changes of Hanoi city, especially at newly development areas. The term New Urban Development is used for areas that have been developed rapidly, in close relation with urban areas (since they are expanded areas of urban areas)

The main objectives of this research is to evaluate the process of new urban development taking place in Hanoi city and analyze how it impacts on the development control system especially the detailed planning system .

(1)Whether there is any transformation process of new urban development in Hanoi city from administrative planning mode to more property-led mode. What are advantages and disadvantages?

(2)How did this transformation impact on the change of detailed planning system

(3)What are the impacts of this transformation and change to the built environment in the new urban development areas of Hanoi city

To answer these questions, this research used both qualitative and quantitative analysis.

Qualitative analysis includes an analysis of institutions and agency model to analyze the structure of development control among central government, city government and the district, ward level within the City of Hanoi. The basic tool adopted was literature review and face to face interviews with involved stakeholders within the structure.

Quantitative analysis includes the empirical analysis of the district of Cau Giay, one of the new established districts in Hanoi City.

The empirical analysis conducted at three levels: (1) planning policy and development control at district level, (2) discretion and certainty at formal residential development level, and (3) discretion and certainty at informal residential development in old traditional village level.

The general information at city level was provided by Hanoi Integrated Development and Environment Program(HAIDEP) Master Plan created by the ALMEC Corporation through financing from the Japanese International Cooperation Agency (JICA). Other information on development control at city level was provided by Hanoi Authority for Urban Planning and Architecture (HAUPA) and Hanoi Authority for Construction (HAC).

With highly supporting from HAUPA and Cau Giay People Committee, author conducted field survey in Cau Giay district from June 4th to July 4th in 2008.

Information obtained from face-to-face interview with stakeholders provides a good understanding the transformation process of the new development in Hanoi city. Discussions with officers and professionals also provide a deep understanding of changes of policies related to development control. This whole process helps to improve the quality and accuracy of this research.

The analysis on the development control of residential development in Cau Giay district provided evidences of transformation process of new urban development areas. Documents and information (Detailed plans, land use plan, technical reports, yearly, monthly reports, building permission, land use certificate…) were mainly provided by Division of Urban Management under Cau Giay PC and HAUPA. Discussions with officers in the Division and some developers also provide a deep understanding of the transformation.

The findings of the Institutional analysis suggested that under the administrative structure and socio-economic background, there have been changes in the development control system. However, this transformation is both evolution and continuity: series of polices on development control were issued in response to the actual circumstances, the most important is the decentralization power of development control to local level. However, at present, still, the development control system includes investment control authorized by planning and investment administration, land use control in general authorized by land administration and urban planning and building control are authorized by urban planning and construction administration.

The research results at district level showed that the existing district detailed plan is out of date and play a role of blue-print only and not be able to regulate the rapid development in the area. It is suggested that the plan at district level should be more strategic and provide the priority of development. It is also found that there is not integration between formal and informal development in the district. To explore the development control system in depth, the research further concentrated on to the analysis of two types of development (1) formal new residential development projects and (2) informal development in Lang Cot Village, an old-traditional existing village in Cau Giay district.

The analysis of the formal new residential development indicated that there two main factors on the certainty in formal residential development are (1) detailed plan regulated mainly by FAR, BCR, and height, (2) mechanism of land transaction (land allocation, land lease and land bidding). It is also found that the current system supporting for more property-led development. With the new decentralized power, the local government has been tried to attract more development in the district by facilitating a wider corridor for developers. For maximizing the benefit of developers, new urban development projects are tent to be more and more luxury and isolated and only meet the demand of small but higher income group rather than proving popular housing for middle income and low income group.

It is found that too much power is given to the local government, especially to the top local officials. The advantage of this concentration of power in local governments is high efficiency in decision making by reducing administrative process. The disadvantage, however, is that top local officials could exert too much influence on the path, or even the details of plan. And the negotiation formally did in many authorities at city level now happened at the local level.

The analysis of informal development in Lang Cot traditional villages revealed that many developers felt difficulties in current development control measures. Such inefficient planning regulations have made informal development unavoidable. Many of small-scale housing were occurring outside formal development control mechanisms and sub-standard residential development was being made without proper provision of infrastructure. Land speculation due to the allocation of too large tracts of agricultural land for a few formal developers causes the supply shortage in new urban areas as well.

In summary, the research emphasizes the importance of improvement of Vietnam detailed planning system based on its historical as well as social basis as a viable framework of development control mechanisms. In particular, current development control mechanisms are principally directed to formal housing developments of the certain level. Flexible development control mechanisms should be introduced to facilitate the supply of affordable housing in particular through individual or small-scale housing developments as a major source of affordable housing supply.

It should have more integrated detailed planning to narrow the gap between formal and informal development as well as more strategic detailed plan at district level and master plan at city level to create a network of new urban development within the city.

Finally, it is emphasizing that there is a need of decentralization the power of development control but together with the streamlining development control process toward more flexible and transparent.

ベトナムでは、市場経済化政策による経済発展政策のもとで、開発重視の都市政策が進められている。この結果、立ち退き問題、農地の過剰な都市用地への転換、投機目的の開発、過剰融資問題など、土地開発にともなうさまざまな課題が山積し、土地開発管理の強化の必要性が指摘されているが、都市計画制度とりわけ都市開発を直接的に規定する詳細地区計画ならびに土地管理行政システムの観点からの研究は十分とは言えない。本研究は、詳細地区計画制度の観点から、ベトナムにおける都市開発制度の歴史的変容とその現代的課題を包括的、体系的に解明したはじめての試みであり、高いオリジナリティを有している。

本研究の目的は以下の4点である。

(1)ベトナムにおける都市計画制度の変容の特質を明らかにする。

(2)ベトナムにおける詳細地区計画制度の歴史的成立プロセスならびに市場経済移行下における変容実態を明らかにする。

(3)ハノイ市を事例として新規開発地区ならびに既存農村都市化地区、それぞれにおける詳細地区計画制度の運用プロセスとその課題を検討する。

(4)上記の検討をもとにして、今後の詳細地区計画制度の制度改革の方向性を提言する。

研究の方法は、歴史資料の発掘、土地利用転換分析ならびに各レベルの地方政府担当官に関するインタビュー、住民アンケート調査をもとにした分析に基づいている。

本論文の概要は以下のとおりである。研究の目的、既往研究のレビューならびに分析枠組みを示した第1章に続いて、第2章では、研究全体の前提条件となるベトナムの土地管理システムの歴史的変容過程と課題について分析している。研究の方法を詳しく説明した第3章に続き、第4章では、ハノイ市を事例として、王朝時代、フランス統治時代、改革以前の社会主義的開発の時代、開放政策以降の市場経済移行期における都市開発の変遷を、詳細地区計画の適用プロセスの観点から体系的に整理し、現在の都市開発が、王朝時代以来の社会構造を一方で維持しつつ、社会主義的開発プロセス、市場経済的開発プロセスが混交して進展している事実を解明した。

第5章においては、フランス統治時代にはじまる詳細地区計画制度の変容、ソ連型の計画システムの導入、改革開放後の市場経済への適用を目指した計画制度の改革を、体系的に整理し、ベトナムにおける都市計画制度の歴史的変遷過程と、そのような歴史的過程のもとつくりあげられてきた都市計画制度の特質とその課題を示している。

第6章、第7章では、ハノイ市を事例として、新規開発地区、既存農村都市化地区のそれぞれについて、その開発プロセスを詳細地区計画の運用プロセスについて、詳細な現地調査のもとに実態を解明し、その有効性と課題を詳細に検討している。

本研究により得られた知見を以下のようにまとめることができる。

(1)ベトナムにおける都市開発プロセスは、社会主義的開発プロセスと市場主義的開発プロセスの混交のもとで展開されており、新規開発地区と既存農村都市化地区という対照的で二分された都市化プロセスから構成されている。

(2)詳細地区計画制度は、新規開発地区と既存農村都市化地区という全く異なる都市化プロセスをもつ地区において、同じ開発コントロールが適用されており、その事実がさまざま問題を引き起こしている。

(3)改革開放政策のもとで、市場主義的都市開発推進を目的として、都市開発行政の分権化が推進されてきたが、一方で都市計画システムは、基本的には社会主義的な集権システムを有しており、この結果、現実の都市開発と都市計画が深刻な齟齬をきたしており、このことが、さまざまな都市問題を生む要因となっている。

以上の知見に基づき、本研究では、都市計画行政システム改善方向への政策的な示唆として、計画情報の公開、モニタリング機能の強化、透明性の拡大が必要であること、また、土地管理に関わる省庁間の機能分担の輻輳を整徐化し、役割分担を明確化することを提言している

本研究は、ベトナムにおける詳細地区計画制度を中心とした都市計画システム制度に対し実証的分析を加えたうえで、今後の改善のための政策課題を明確に提示しているという点で、他に類例のない先駆的研究であり、学術的に優れた価値を有していると同時に、土地管理システムを改善するにあたってきわめて有益な提言となっている。

よって本論文は博士(工学)の学位請求論文として合格と認められる。