住宅公用合作社興辦合作住宅之法制度研究

Abstract

台灣面臨高房價、高空屋率和商品化住宅市場的困境，居住空間變得難以負擔，社會住宅無法滿足不斷攀升的居住需求，家庭結構轉變及都市化等因素導致住宅功能日漸扁平，缺乏人際連結。因此，由共同居住需求之人組成意向型社群，透過住宅公用合作社建造低成本、符合理想生活的合作住宅應運而生。 然而，著眼於住宅公用合作社於興辦合作住宅之過程面臨的法制障礙，本文嘗試借鏡英國經驗，探討合作住宅於我國法制建構及實現之方式，並以合作社制度、合作住宅於住宅政策之定位，以及住宅公用合作社取得公有土地使用權為討論核心。 在合作社制度方面，本文整理我國合作社制度之淵源及變遷，並爬梳住宅公用合作社興建住宅之歷程，認為我國合作社法就合作原則、理監事義務及解散清算之規範密度過於寬鬆，並可透過借鏡英國2014合作社及社會福利團體法（Co-operatives and Community Benefit Societies Act 2014）重振管制架構。 而就合作住宅於住宅政策定位之部分，本文以現行住宅政策為基礎，分析合作住宅與現有住宅之異同，認為合作住宅實為新興之住宅概念，並建議將具有公益性質之合作住宅納入住宅政策之一環，而有受國家扶助之正當性及必要性。 最後，就住宅公用合作社近用公有土地使用權之部分，本文認為公有土地利用規範不應僅考量財政收入及民間單位自償能力，而應就具體利用計畫為通盤考量，從而透過比較法之觀察，建議結合住宅政策，制定公有土地利用計畫，輔以適當決標標準及優惠性措施，應有助於增加可負擔住宅存量，滿足廣大的居住需求。

Taiwan is facing the challenges of high housing prices, high vacancy rates, and a commercialized housing market, making living spaces increasingly unaffordable. Meanwhile, social housing is unable to meet the rising demand for housing. Factors such as changing family structures and urbanization have led to the flattening of housing functions, resulting in a lack of social connections. As a result, the concept of co-housing has emerged, with the intention of reducing construction costs and creating ideal living spaces. However, in view of the legal obstacles that housing co-operatives face in the process of building co-housing, this thesis attempts to explore the legal structure and implementation of cooperative housing in Taiwan by drawing on the British experience, with the cooperative system, the position of co-housing in housing policy, and the acquisition of public land use rights by housing co-operatives as the core of the discussion. First of all, regarding the cooperative system, this thesis compiles the origin and changes of the co-operative system in Taiwan, and reviews the history of housing construction by housing co-operatives, and argues that the Co-operative Law in Taiwan is too loose in regulating the principles of cooperation, the obligations of directors and supervisors, and the liquidation of dissolution. Also, this thesis analyzes the differences and similarities between co-housing and existing housing based on the current housing policy, and suggests that cooperative housing is a new concept of housing, and should be considered in housing policy. Last but not least, with regard to the public land use rights of housing co-operatives, this thesis suggests that the regulation of public land use should not only take into account the financial revenue and the ability of housing co-operatives to self-finance, but should also consider the specific using plans as a whole. Through comparative observation, the thesis suggests that the formulation of public land use plans in conjunction with housing policies, supplemented by appropriate principles of contract award and preferential measures for housing co-operatives. This should help increase the quantities of affordable housing to meet the demand for housing.