This study aims to analyze the role of planning regulations in U.C.A. inTsukuba city. As planning regulations we focus on building permission, system of existing lot and development permission. The result of analysis shows: 1) through deregulation of location condition the area to be developed is expanded; 2) the combination of two regulations promotes the scattered development in a short time. Based on the analysis we propose the unification of system of building permission and existing land lot, and the limitation of the area to apply the planning regulations in U.C.A.