推動高速鐵路台南車站特定區計畫土地開發策略之探討

To promote High Speed Rail Tainan Station Special District Plan of land development strategy

吳志峯(Chih-Feng Wu)

指導教授 ： 胡學彥

崑山科技大學/商業管理學院/房地產開發與管理研究所/碩士(2012年)

https://doi.org/10.6828/KSU.2012.00089

摘要

台灣高速鐵路規劃設計期間即針對未來車站地區的發展提出計劃性的開發指導，因此現有高鐵車站地區除台北及高雄兩站外，均透過都市計畫方式劃定高鐵車站特定區計畫，來引到站區附近的有秩序發展。然而隨著高鐵自2006年通車營運至今各車站地區週邊發展狀況不一，其中尤其以南部的嘉義及台南車站地區的發展最為遲緩，這也引發社會大眾對於高鐵車站在都市計畫擬定的管制疑慮。許多地主或開發商當時抱著樂觀的參與開發的想法，一一破滅甚至產生抱怨。因此對於如何有效帶動高鐵車站特定區附近的土地有效開發利用，不僅是當地百姓、地方政府、台灣高鐵公司等所期盼，更是中央政府當時推動都市計畫所欲達成的目標。

本研究嘗試以高速鐵路台南車站特地區計畫為例，探討現階段有何適當的土地開發策略，來帶動台南高鐵車站地區的土地開發利用。本研究嘗試提出三種土地開發策略，包括「金融政策」、「都市計劃管制與獎勵策略」、「土地稅費策略」等三大面向策略，並配合經濟環境情境設定，包括經濟成長率及車站旅客運量成長率狀況。本研究採取敘述性偏好選擇方法，以台南市建築投資公會之開發商會員為母體，進行敘述性偏好選擇之問卷調查。透過多項羅吉特模型的建構不同情境下之各種土地開發策略模型，經由模型校估結果顯示在「經濟成長率上升2%及車站旅客運量成長率提升5%」、「經濟成長率上升2%及車站旅客運量成長率提升13%」及「經濟成長率下降1%及車站旅客運量成長率提升13%」經濟環境情境下，有關「依中央銀行房貸65%之規定，放款額度將提升為90%」、「依開徵之法源之規定，按該宗土地應納地價稅基準稅額加徵3倍空地稅」二者土地開發策略對於吸引開發商投入高鐵車站特定區開發是具有吸引力。另本研究亦嘗試就受訪開發商之回答者層級，以及受訪開發商主要投入市場區域，來區分在敘述性偏好選擇上是否有差異？研究結果顯示在兩種經濟環境情境組合下，讓開發商有投入誘因，金融政策從「依中央銀行房貸65%之規定，放款額度將提升為90%」上操作，土地稅費策略則以「依開徵之法源之規定，按該宗土地應納地價稅基準稅額加徵3倍空地稅」上操作，而從都市計劃管制及獎勵操作上是不具有誘因。

關鍵字

土地開發策略 ； 多項羅吉特 ； 敘述性偏好 ； 高鐵車站特定區

並列摘要

There has been proposed the guidance of future development for station area during the planning and design of Taiwan High Speed Rail(THSR).The existing station areas except for Taipei and Kaohsiung have been set forth the High Speed Rail (HSR) Special District Plan so as to direct the development for station areas.However, with the operation of HSR in 2006, the various station areas have been developed diversely, and , especially, the stations of southern part including Chiayi and Tainan HSR station areas have been shown sluggishly,which aroused the doubts about the control on station areas formulated through urban planning to the public. Plenty of landowners and developers who were optimistic to take part in the development of station are at frist burst into complaining. Therefore,how to lead to effective development and utilization for land of station area was the expectation of local citizen,local government ,and the Taiwan High Speed Rail company (THSRC) as well as the goal which central government wished to achieve through the promotion of urban planning.

　　This study attempted to take Tainan Station Special District Plan of HSR as example and to explore the appropriate strategies for land　development at the present time so as to lead the development and utilization for land of THSR station area .The study in accordance with the situation of economic environment including economic growth rate and passenger growth rate,proposed three types of land development strategy,including strategies of monetary policy ,urban planning control and reward, and land taxes.The stated preference choice model was adopted by this study and the sampling on members of the Association of Tainan City Construction investment was questionnaired through stated preference choice .Through the construction of Multinomial Logit Model(MNLM)for various situations about strategies for land development ,the results showed that ,under the economic conditions of economic growth rate being increased by 2% and station passenger growth rate being increased by 5%,economic growth rate being increased by 2% and station passenger growth rate being increased by 13%,and economic growth rate being decreased by 1% and station passenger growth rate being increased by 13%,the most attractive land development strategies to developers were both the increase of loan amount about housing from 65% to 90% and the levying of an additional 3 times of land tax for vacant land .In addition ,this study also attempted to distinguish the results of various development by their size and market area,and the results showed that two kinds of combination of economic operation including the increase of loan amount about housing from 65% to 90% and the levying of an additional 3 times of land tax for vacant land did afford the increntives for developer taking part in land development.Nevertheless, the control,the control and encouragement through urban planning didn’t show any incentives to developers.

並列關鍵字

land development strategy ； the multinomial logit ； stated preference ； High Speed Rail Station Area

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