Kutchan’s New Development Rules Begin 1 October

New rules for Kutchan resort development meant to protect the natural landscape and prevent sprawl go into effect on 1 October.

The new regulations cover many aspects of development and rezone much of the resort areas and what is now called “resort nearby” areas, dividing the territory into three categories of building height: “High-rise areas”, “Low-rise areas” and “Conservation areas”.

The resort areas, dubbed Tourism areas, are further divided into Tourism I, II and III parcels, each with regressive levels of allowed development.

Kutchan’s review on development and construction began in 2020 and the process came to include engaging local residents both in person and online, which formally began with round-table conference discussions about rule drafts in March of 2022.

The main concern is to reduce sprawl in areas deemed too far from the ski resorts to provide easy access, as overdevelopment there would come with large infrastructure burdens around water, sewage and roads, as well as possible deterioration of the green, natural environment.

One notable change is a new district – a Tourism I area – is to be established around the Weiss Ski Resort that will allow large building development in the area immediately around the ski area.

Other changes to the Hanazono District (where the new Weiss Ski Resort area is located) include dividing the Hanazono Village area into two districts (I and II – both of which will be in a Tourism I area), which will encompass the area immediately around the ski resort and a forested area where future development is anticipated.

The baseline height restrictions in the resort areas will be Hanazono Village I area and Hirafu’s Center Village Area at 16m and Hanazono Village II and the new Weiss Ski Resort area at 13m.

However, buildings up to 33m will be allowed in Hanazono Village I, II and the Weiss Ski Area and up to 22m in height in Hirafu’s Center Village Area, subject to special approval.

Other updated regulations include, but are not limited to, specific colour pallets for building exteriors, height and/or placement stipulations for fences, kerosine tanks and machinery, setback guidelines for buildings to maintain road sightlines, and rules around retaining walls.

All of these new or updated regulations were developed under the influence of the Kutchan Town Tourism Master Plan 2020-2031, which was published in March of 2020 by Kutchan Town, Kutchan Tourism Association and Niseko Hirafu Area Management.

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