Overview of Honshoji Temple and Former Kamiya Residence
Historical value of the nationally designated historic site and architectural features of the registered tangible cultural property
Unit costs and amounts in financial examples without a cited source are illustrative assumptions, not statistically established market rates. Use estimates and comparable records appropriate to the target facility, location and business when preparing a project plan. Distinguish these assumptions from cited statistics and case expenditure.
Honshoji Temple precinct historic site designation
2015
Nationally designated
Former Kamiya residence main building cultural property registration
2024
Registered tangible
Population of Anjo City (2025 Census preliminary figure, as of 1 October 2025)
186,353
Honshoji Temple in Anjo City, Aichi Prefecture, is a Shinshu Otani-ha (True Pure Land sect) temple known as the base of the Mikawa Ikko-ikki uprising (1563). On March 10, 2015, "Honshoji Temple Precinct" was designated as a nationally designated historic site, with Anjo City serving as the management body.
Located within this historic site precinct is the main house of the former Kamiya residence, registered as a national Registered Tangible Cultural Property (structure) on August 15, 2024. Built in 1920, single storey with a partial second floor, 203 square metres of floor area. Anjo City has acquired the building and plans to open it to the public after seismic reinforcement.
Why This Case Merits Attention
What fundamentally distinguishes the activation of the former Kamiya residence from typical public facility activation is the existence of dual legal constraints: historic site designation (land) and registered tangible cultural property (building). These dual constraints drastically limit the degree of freedom in activation, creating legal issues that cannot be addressed through conventional renovation or commercial reuse.
Dual Legal Constraints
Legal structure of current-state change regulations in historic sites and the notification system for registered tangible cultural properties
Constraint 1: Current-State Change Regulations in Historic Sites
The Honshoji Temple precinct is a nationally designated historic site, and the Small Concession target facility is located within this designated area. Under Article 125 of the Cultural Properties Protection Act, permission from the Commissioner of the Agency for Cultural Affairs is required for any act that would alter the current state of a historic site or affect its preservation.
Specifically, the following activities are regulated:
| Activity | Permission Required? |
|---|---|
| New construction or extensions | Agency for Cultural Affairs permission required |
| Exterior changes (roof, walls, openings) | Agency for Cultural Affairs permission required |
| Ground excavation (piping, foundation work) | Agency for Cultural Affairs permission required |
| Tree felling or planting | Permission required depending on scale |
| Temporary structure installation | Determined by scale and duration |
Constraint 2: Notification System for Registered Tangible Cultural Properties
The main building of the former Kamiya residence is a registered tangible cultural property. Under Article 64 of the Cultural Properties Protection Act, notification to the Commissioner of the Agency for Cultural Affairs is required when changing more than one-quarter of the exterior. While regulations are less restrictive than for designated cultural properties (Important Cultural Properties, etc.), "anything goes" is not the case.
At the Intersection of Dual Constraints
When the historic site's current-state change regulations overlap with the registered tangible cultural property's notification system, constraints such as the following emerge:
- Building renovation: The exterior cannot be significantly altered (cultural property constraint), and ground excavation and piping changes in the surrounding area also require permission (historic site constraint)
- Use change: When considering conversion to a restaurant, building modifications for drainage, ventilation, and kitchen equipment installation, along with ground excavation, may conflict with both historic site and cultural property constraints
- Project timeline: Permission applications → Agency for Cultural Affairs consultation → permission acquisition can take months to over a year, making standard business schedules impractical
Role of Deloitte Tohmatsu
Reasons for the selection of a major consulting firm and expert functions in cultural property cases
Why Deloitte Tohmatsu Was Selected
In the FY2025 Small Concession Formation Promotion Project, Deloitte Tohmatsu was selected as the expert for the Anjo City case.The reason Deloitte Tohmatsu was chosen lies in their legal and institutional risk management capability at the intersection of cultural property activation and public-private partnerships. Specifically, three factors are considered:
① Practical knowledge of the Cultural Properties Protection Act: Practical understanding and process management capability for historic site current-state change permission applications and registered tangible cultural property notification procedures.
② PPP/PFI scheme design: The ability to design viable business schemes (project duration, financial structure, risk allocation) even for cases with extensive legal constraints — a core strength of major consulting firms.
③ Experience in inter-ministry coordination: Cases involving multiple government bodies — the Agency for Cultural Affairs, MLIT, prefecture, and city — require inter-ministry coordination experience. Deloitte Tohmatsu has track records in national-level public-private partnership projects.
Market Sounding Survey
Design, process, and results of the sounding survey conducted by Anjo City
Anjo City's Sounding Design
Anjo City conducted a market sounding survey regarding the utilization of the (provisional) Honshoji Temple Historic Site Park and the kominka (former Kamiya residence main building) within the historic site.This market sounding survey aimed to ascertain private-sector participation appetite, utilization ideas, and business viability conditions for a facility with legal constraints. Unlike standard sounding surveys, it characteristically requires sharing the premise of "what is legally possible" at the outset of the sounding process.
Key Design Considerations for Sounding
In cultural property case soundings, the following information must be provided to operators in advance:
- Building condition survey results: Current state of structure, seismic capacity, and building systems
- Inventory of legal constraints: Historic site current-state change regulations, cultural property notification system, Building Standards Act applicability
- Permission procedure outlook: Required timeline and procedures for Agency for Cultural Affairs consultation
- Municipal policy: The city's basic position on the balance between preservation and activation
Unless operators are presented with this information and asked "what can you do within these constraints," actionable proposals cannot be obtained.
Design Patterns for Cultural Property × Small Concession
Methodology for scheme design premised on legal constraints
Design Methodology from the Anjo City Case
From the former Kamiya residence case, effective patterns for cultural property × Small Concession business design can be summarized.
Pattern 1: Non-renovation activation
Minimize building renovation and pursue activation possible with the current state. Tea ceremony rooms, exhibitions, galleries, and meeting rooms — uses requiring no building renovation — are candidates. This presents the lowest legal hurdle.
Pattern 2: Reversible renovation activation
Activation premised on "reversible renovation" (renovation that can be restored to original condition) that does not impair cultural property value. This includes temporary equipment installation and removable interior modifications. Prior consultation with the Agency for Cultural Affairs is necessary but permission is relatively obtainable.
Pattern 3: Combination with surrounding land activation
Avoid building renovation itself and install revenue-generating facilities (dining, retail) on surrounding land outside the historic site designation boundary. The building serves as "an exhibition and experience venue" while revenue is secured through "surrounding facilities" — a functional separation design.
→ For comparative analysis of all seven Small Concession municipalities, see 7 Small Concession Case Studies.
7 Small Concession Case Studies
Structural analysis of the seven municipalities selected in FY2026
What Is Small Concession?
Basic mechanics, target facilities, and how to participate
Comprehensive Comparison of 7 PPP Methods
How to choose among Park-PFI, Small Concession, designated manager, and other approaches
What to do next
When considering reuse of idle facilities, examine their condition, local demand and operator interest.
| # | What to check or consider | Responsible team or contact |
|---|---|---|
| 1 | Review idle facilities and local demand. Compare building condition and location with uses needed in the area | Asset management team |
| 2 | Check seismic assessment and asbestos survey results for candidate facilities. If surveys are missing, determine their scope and how to commission them | Facilities team |
| 3 | Use MLIT's platform to gather information. Membership is free and provides case studies and notices about grants and expert dispatch calls | Official platform website |
| 4 | Ask operators about their interest and requirements. If a standalone project is difficult, consider cooperation with neighbouring municipalities | Market sounding and neighbouring municipalities |
| 5 | Compare operating rights, leasing and designated management in light of operator feedback. Choose a method suited to the facility's use, finances and public-private responsibilities | Responsible department and asset management team |
Platform membership provides access to information about expert dispatch and grant calls. Before applying, check eligibility, available support and deadlines in the call documents.
References
Notice: Beginning Public Solicitation of Experts for Small Concession — Ministry of Land, Infrastructure, Transport and Tourism (2026)
Market Sounding Survey for Utilization of (Provisional) Honshoji Temple Historic Site Park and Former Kamiya Residence — Anjo City (2025)
Historic Site: Honshoji Temple Precinct — Anjo City (2024)
Small Concession Promotion Strategy — MLIT General Policy Bureau (2024)
