土地使用分區變更對土地開發的影響-交易成本的觀點

A Study on the Impact of Land Use Conversion on Land Development: from the Viewpoint of Transaction Costs

陳東泰(Tung-Tai Chen)

指導教授 ： 張純明

長榮大學/管理學院/土地管理與開發研究所/碩士(2006年)

https://doi.org/10.6833/CJCU.2006.00103

摘要

可用土地面積有限的台灣，唯有透過土地使用變更制度將有限的土地作最佳的配置使用，才可供生活及產業發展之用。過往有關變更制度之研究多集中在「變更回饋」，然包括審查機關權責未清、審查內容重複等變更過程的問題，亦會使開發者付出相關交易成本。因此以交易成本觀點探討現行土地使用分區變更過程，方得對土地使用分區變更對土地開發產生的影響有一全盤了解。
近年雖探討相關土地管制制度所衍生交易成本對土地使用相關活動影響的研究漸增，但還未論及交易成本在不同使用決策間扮演的角色。本研究藉問卷蒐集實際參與土地使用變更者意見，並利用多項logit迴歸模型可看出開發者在受變更過程會衍生交易成本來源之自變數的影響下，於不同反應變數－開發決策的選擇間，其顯著相對總平均發生比高或低的特性，除可了解變更制度對土地開發的影響，還可補其中交易成本對開發者在不同開發決策選擇間的影響為何？更可知開發者如何看待變更制度所衍生的交易成本，是否總為過往大多交易成本相關研究所述都為負面？
實證後發現，變更制度問題會使開發者付出相關交易成本。首先在「擬定變更計畫階段」，依擬定變更計畫之資產特殊性及環境不確定性所衍生交易成本高低，是開發者作為選擇繼續變更使用開發還是暫停或放棄開發的依據，此與能否蒐集足夠資訊以降低後續開發風險有關；其次，「計畫內容審議階段」中審議標準未一、審議機關權責未清－因環境不確定性所衍生交易成本會對土地開發決策產生影響，然開發者在因投機主義而付出如未避免過多補正次數之撰寫替代方案成本的影響下，確較會選擇變更使用開發，乃因可防止與交易成本相較，更大開發資金的積壓或無法開發風險的影響，可說交易成本的付出不全然對欲變更土地之使用產生負面影響；最後「計畫施行與後續監控階段」雖有成本的付出，但鑒於變更後的利益，其中的交易成本便不是顯著影響開發者開發決策的因素。雖是如此，讓對應消弭土地使用分區變更過程的交易成本盡可能減少，應為後續變更制度檢討的出發點。

關鍵字

土地使用變更制度 ； 土地開發 ； 交易成本

並列摘要

In the past, researches on the conversion system were mostly concentrated in 「Impact Fees」. However, for the problem of the course of modification including unclear authority and responsibility of the examination authority and repetitive examination content, developers will have to pay relevant transaction cost. Therefore the viewpoint of transaction cost is used to explore the course of distinction and modification on the present land usage so that an overall understanding on the effect on land development by conversion on the land usage can be obtained.
In recent years, although researches on the effect on relevant activity of land usage by the transaction cost derived from relevant land control system have increased progressively, yet there is no discussion on the role played by transaction cost between different usage policy decisions. Based on questionnaires, this research collects opinions from persons who actually participated in modifications in land usage. In addition, multi-logit regression model is utilized to understand that under the effect of independent variables of the transaction cost source derived from the course of modification for developers and for different responsive variables - between options of development policy decision, what is the occurrence of high or low on its significant corresponding total average. Apart from understanding on the effect on land development by the conversion system, this can also supplement on what is the effect on the options of different development policy decisions by transaction cost? In addition, one can also understand how developer look upon the transaction cost derived from the conversion system and how come in the past descriptions in most of relevant researches were all negative?
After actual proof, the problem of conversion system will result in paying relevant transaction cost by developers. Firstly in the「Formulation of Conversion plan Stage」, the high and low of the transaction cost derived from uncertain environment and asset specificity based on the formulated modification plan is the basis of option for developer whether to continue the modification on development or to suspend temporarily or to abandon the development. This is related to whether information can be sufficiently collected so as to reduce the subsequent development risk. Secondary, the examination standard in the「Plan Content Examination Stage」is not uniform and the authority and responsibility of the examination authority is unclear as due to uncertain environment there will be effect on the land development policy decision by the derived transaction cost. However, if the payment by the developer under opportunism cannot avoid the effect of the cost of too many times of rectification to write substitute plan, the developer will select modification on the usage development. This can avoid the effect of more piling up of development capital or the risk that development cannot be conducted. The payment of available transaction cost may not generate negative effect on the usage of land that is intended to be modified. Finally, although there is cost payment in the 「Plan Execution & Subsequent Monitoring Stage」, yet in view of the benefit after the conversion, the transaction cost in the plan is not the factor that will significantly affect the development policy decision of the developer. Due to this and correspondingly, to put an end to the issue that the transaction cost should be reduced as much as possible in the course of land usage distinction and modification is the starting point of subsequent review on conversion system.

Key word: Land-use Conversion System, Land Development, Transaction Cost.

並列關鍵字

Zoning Conversion ； Land Development ； Transaction Cost

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