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| Title: | 土地整合對於土地開發可能性之影響- 以高雄市第29期市地重劃區為例
The Impact of Land Assembly on the Possibility of Land Development- An Empirical Study of Phase 29 Land Adjustment in Kaohsiung City |
| Authors: | 黃筠芳
Huang, Yun-Fang |
| Contributors: | 林子欽
Lin, Tzu-Chin
黃筠芳
Huang, Yun-Fang |
| Keywords: | 土地整合
土地開發
存活分析
Land Assembly
Land Development
Survival Analysis |
| Date: | 2021 |
| Issue Date: | 2021-08-04 15:51:26 (UTC+8) |
| Abstract: | 在台灣的都市發展過程中，經常可見到高度發展地區中存在有閒置土地或是未達最適利用的土地。但是在都市發展地區土地資源相對稀少且珍貴的情況下，為何仍有土地處於未開發狀態呢?這是本研究的出發點。本研究觀察到在現實生活中，重劃區的土地幾乎變成建設公司競相角逐的目標，幾年之後，住房大樓逐漸出現，但是仍然可以發現在同一重劃區內，建物開發時機不一致的情形。然而開發時機不一致所導致的土地利用不連續現象，與傳統的競租理論並不相符。因此，本研究以重劃區為例，探討影響特定區域內開發時間早晚落差的原因，並且猜測土地整合的過程是土地開發時間不一致現象的原因。
透過文獻整理得知，土地開發涉及非單一的影響因素，且在過往的研究中對於開發可能性的影響程度缺乏具體的分析數據。因此，本研究以存活模型作為研究方法，證明除了土地坐落地段、土地面積以及土地使用分區等土地外在特徵以外，合併與否以及合併的土地筆數等整合因素，對於土地開發成住宅大樓皆有顯著的影響，並具體量化土地整合因素對於開發可能性的影響程度。
從實證結果發現：在土地重劃區中土地整合會促使土地提早開發，亦即有經過土地整合的土地相較於沒有整合者，其開發成住宅大樓的機會增加約1~2倍，然而，由於土地整合尚需耗費協商成本的緣故，當土地整合筆數過多，反而會降低土地開發機會甚至阻礙土地開發，數據顯示當進行土地開發所需合併的土地筆數達5筆時，土地開發的機會將會減少80%。從本研究的實證結果，證實土地整合的過程包括整合與否、整合的筆數，皆顯著影響土地開發。據此，本研究應能提供未來對於土地開發決策時作為整合策略的參考。
In the process of urban development in Taiwan, there is idle land or land that is not optimally used in highly developed areas. Considering the fact that urban development areas stand for relatively scarce and precious land resources, why is there still considerable undeveloped land? This is the background of this research. In real world, the lots in redevelopment area are the earnest targets for construction companies. Buildings over the lands gradually show up after a few years of development; however, inconsistency of the development timing is still noted among these developed lots even if they are in the same development area. Such a discontinuity of land use caused by the inconsistent development timing is not compatible with the traditional bid rent theory. According to the above-mentioned phenomenon, this study took the development area for example to explore the reasons causing the inconsistency of development timing in a specific area and to hypothesize that the process of land integration is the reason for the inconsistency of land development time.
After reviewing of literatures, we found that land development involves multiple confounding factors and there is a lack of specific data of the influence on development possibilities in previous studies. Therefore, this study uses the survival model as the research method to prove the following hypothesis: in addition to the external characteristics of the land such as the location of the land and the area of the land, the land use zoning would influence the land development and the assembly factors consisting of whether the lots are merged and the number of merged lands are also significant for land development. Furthermore, the study also specifies the degree of influence of land assembly factors on the possibility of development.
As a result, it indicates that land assembly will facilitate the early development of land; that is, in comparison with those without assembly, the chance of being developed into residential buildings will increase by 1 to 2 times. Nevertheless, land assembly itself may also be the cost mainly due to the process of negotiation. When the number of land transactions increases, it will reduce the chances of land development and even hinder land development. Our data reveals that when there are five lots to be merged for land development, the chance of land development will decrease by 80%. In summary, we demonstrate that the process of land assembly, including assembly or not and the number of parcels in assembly, will significantly affect land development. According to the conclusion, this study should be able to provide a reference for future assembly strategies when making land development decisions. |
| Reference: | 中文文獻
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英文文獻
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| Description: | 碩士
國立政治大學
地政學系
108257026 |
| Source URI: | http://thesis.lib.nccu.edu.tw/record/#G0108257026 |
| Data Type: | thesis |
| DOI: | 10.6814/NCCU202101159 |
| Appears in Collections: | [地政學系] 學位論文
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