以制度面研究台北縣都市更新之整合問題及策略

Abstract

都市更新是當前台灣都市與經濟發展的一項重要方案，87年都市更新條例，引進權利變換為私部門設計一組實施方式；用意以保障地主與合法建築物所有權人之權益，同時以增加「協議合建」方式之選擇以提昇推動都市更新之績效。 本研究選擇新制度經濟學理探討、印證於「非個人交易」之市場追求每個個體機構之利益最大化，而增加交易成本大於實施者利潤導致於市場失靈。因而，引用台北縣政府構想擬運用於板橋浮洲榮工公司土地更新案之「整體規劃、部份區段徵收」，提出政府與民間實施者分居上游與下遊之公私夥伴模式，即是政府設置專責之任務型開發機關規劃、整合土地與地主辦理區段徵收；民間投資實施之模式。 本研究認為政府為公共利益介入將促使社會大眾、地主與投資等三方皆可獲得利益。後續研究建議:再行探討縣政府的另一實務方式構想「計畫性開發許可機制」與專責機構之退場機制。

Urban redevelopment, at the present, is a significant investment program to urban and economic development in Taiwan. The Urban Renewal Act 1998 introduces ‘Transfer of Development Right’ for the redevelopment by the private sector, which is intended to protect the interest of the landowner and legitimate buildings. The Act also incorporates the measure of “Development of Joint Agreement” to promote the efficiency to the private sector in the pursuit of redevelopment. The study opts to new institutional economics to investigate the efficiency of the ‘Transfer of Development Right’ measure; and, concludes that by the nature of ‘non-personal transaction’, each actor in the estate property market pursuit for maximum profit will result to transaction cost in exceeding of the profit yielded to the developer and consequently leading to market failure. Subsequently, by referring to the measure of ‘Holistic Planning; Zonal Compulsory Acquisition on Parcels of Private Land’, envisaged for the Project of Fuchou RSEA in Panchiao City, in the Regeneration Initiative of Taipei County Government, the study proposes a version of public-private-partnership, in which the government and the private developer respectively performing up-stream and down-stream of the task. The government hereto creates an ad-hoc task agency to complete the assignments of land-use planning, consolidating the landowners’ consent, and executing zonal compulsory acquisition on those owners breaching consent. The private sector is to perform the role of developer through open bidding in the public offering. The government intervention in public interest is deemed to yield substantial benefits to the public, the land-/ property owner, and developer. Further study is recommended to investigate the winding of the ad-hoc task agency and to explore.