都市建設界線可有效控制都市成長嗎？財產權與展望理論觀點

Do Urban Construction Boundaries contain Urban Growth? The Perspectives from Property Rights and Prospect Theory

汪禮國(Li-Guo Wang)

指導教授 ： 賴世剛

國立臺北大學/公共事務學院/不動產與城鄉環境學系/博士(2014年)

摘要

都市成長邊界（Urban Growth Boundaries, UGBs）對於規範都市發展的效果並無定論。為避免與UGBs混淆，本研究將都市發展用地與非都市發展用地之界線定義為都市建設界線（Urban Construction Boundaries, UCBs），並從財產權觀點解釋了理論上與概念上為什麼UCBs會導致而非抑制都市蔓延，並提出研究假說：UCBs可能會造成部分開發者向UCBs外尋找土地發展，而非制止它。首先依據展望理論（Prospect Theory），透過問卷實驗驗證，發現UCBs實施之後，產生部分開發者會有往界外開發之情形發生，原因包括，財產權追求（property right capturing）、界內損失厭惡（loss aversion inside the UCBs）及界外風險追求（risk seeking outside the UCBs），使得開發者態度產生改變。本研究再進一步提出四個假說及三個量化指標來評估UCBs的效果，並就不同規劃時期以臺北市信義區作為實證案例。雖然不同於本研究所預測的，信義區在兩次規劃時期(1956-1991)中都市成長，並沒有充分證據顯示發生在UCBs之外，但是隱性資料顯示有向UCBs外蔓延的傾向。另依照Wang 等（2014）針對北京與臺北進行比較，發現北京分析的結果，在1983至2005年的兩次規劃階段中的都市成長幾乎都發生在UCBs 之外，符合本研究的假說。本研究的發現有助於提高後續擬訂相關成長管理計畫、政策或法規時，將開發者態度納入的重視。

關鍵字

都市蔓延 ； 展望理論 ； 財產權 ； 都市建設界線 ； 公共領域

並列摘要

UGB is probably the best known among these urban containment boundaries. In fact, UGBs were not implemented in Taiwan, but the boundaries between urbanized land area and non-urbanized land area in Taiwan are quite close to the concept of UGBs. In this paper, we use the term “urban construction boundaries”, or UCBs, in Taiwan as the land control mechanism.
In this paper, from a property rights perspective, we first explain, theoretically and conceptually, why UCBs in general could cause urban sprawl, rather than stop it. In addition, we conducted an experiment on developers’ attitudes toward land development inside and outside UCBs through prospect theory. Our findings showed that the setting of UCBs made a proportion of developers search for land outside the UCBs for development in order to capture property rights left in the public domain, and prompt the forces of pulling development inside the UCBs because of loss aversion as well as those of pushing development outside the UCBs because of risk seeking. Secondly, we propose four assumptions and three quantitative indices to evaluate the effectiveness of UCBs policy by using Xinyi district of Taipei city as an empirical case study. Different from our prediction, there is insufficient evidence displaying that the urban sprawl of Xinyi district during two planning periods (1956-1991) occurred outside UCBs. But the indirect data indicate that Xinyi District has a tendency to sprawl. As predicted by our analysis, the urban sprawl in Beijing during the two planning periods from 1983 to 2005 took place mostly outside the UCBs (Wang et al., 2014). We argue that a successful land control measure, such as UCBs, should take into account the developers’ behavioral reaction to plans and regulations in order to stop effectively urban sprawl.

並列關鍵字

Urban sprawl ； Prospect theory ； Property rights ； UCBs ； Public domain

參考文獻

賴世剛、陳志閣（2006）。分區管制對臺北都會區土地使用變遷的影響：一電腦模擬。台灣土地研究，9，1，1-31。

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