Abstract:  This article examines urban regeneration in Takamatsu and Tatsuno. It reconsiders commercial spaces in urban centres in Japanese planning and architectural culture during the demographic transition. Our study shows the evolution and differences between the two main approaches to addressing the ways city centres are emptied of their activities and life: On the one hand, the decline of commercial activities is addressed through large‐scale redevelopment, facilitated by legal agreements between landowner associations and private developers. In Takamatsu, Kagawa, the entire traditional covered commercial street, Shōtengai Marugame‐chō, is being reconstructed, increasing the density of the area. On the other hand, the shops are being revitalised through small‐scale interventions initiated by the community and local entrepreneurs. In Tatsuno, Nagano, empty shops on Tobichi Shopping Street are being transformed into new businesses, art galleries, and community spaces, often welcoming new residents. Both cases are well known and serve as references for other Japanese cities. This article presents their strengths and weaknesses and supports a focus on the relational role of commercial spaces in urban regeneration, especially during demographic transitions.

Keywords:  city centres; Japan; medium‐sized cities; shopping street; small towns; urban regeneration

Published:   26 January 2026

Issue:   Vol 11 (2026): Sustainable Urban Regeneration in Japan (In Progress)