地主參與都市更新意願與期望之調查─以台北市萬華區為例

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Title:	地主參與都市更新意願與期望之調查─以台北市萬華區為例 An Investigation into The Participating Willingnessand Expectation of Landlords on Urban Renew:Case Study on Wanhua District in Taipei
Authors:	翁美秋 Weng, Mei-chiu
Contributors:	建築及都市設計學系碩士在職專班
Keywords:	都市更新意願期望誘因理論需求層級理論賽局理論 urban renew willingness expectations incentive theory the demand level of theory game theory
Date:	2014-06
Issue Date:	2014-09-05 09:03:59 (UTC+8)
Abstract:	由於舊市區開發較早，公共設施不足及安全等問題，為改善環境恐須都市更新一途，有鑑於都市更新推動的成敗，其核心角色在於地主，然而地主參與都市更新的意願與期望，在整個更新的過程中佔有極重要的定位。在回顧過去文獻當中，甚少從地主的角度探討都市更新運作情況，本研究從誘因理論、需求層級理論及賽局理論為基礎，以地主參與都市更新意願與期望為核心標的深入探討。藉由對地主的問卷調查，希望對都市更新的推動上有實際的幫助。經研究後發現如下: 一、地主參與都市更新意願部份：(一)在房屋內部性環境部分，以「房屋有結構敗壞、老舊、漏水或壁癌等無法修復」為地主有意願參與都市更新之主要關鍵因素。另「房屋的室內重新裝潢花費後」，地主參與都市更新的意願呈現負向，顯示地主參與都市更新意願低落。(二)房屋外部性環境部分，以「房屋進出巷道狹小，影響安全。」為地主有意願參與都市更新之主要關鍵因素。(三)地主無意願參與都市更新的原因以「條件不符期待」最多、「開發商不足信賴」居次、「更新後室內面積縮小」居第三。(四)地主參與都市更新重建與整建的意願程度，均呈現負向，但兩者相較之下，重建的意願還是高於整建的意願。二、地主參與都市更新期望部分:(一)、地主對自身權益期望部分均顯示為正向，尤其「對於產權分配要透明、公開、公正、平等。」(二)、地主對開發商的期望部分均顯示為正向，尤其「第一線溝通協調者，會以居民需求為考量」為最高。(三)地主對政府的期望部分均顯示為正向，尤其地主有「由政府公辦都市更新」的需求。藉由研究結果，針對政府、開發商及地主作原則性的規範，提出對政府在都市更新政策的建議，期待藉此研究，喚起地主積極參與都市更新政策，改善居住環境品質，並對政府政策上提出建議，為本研究對學界及實務界之貢獻。本研究共分五章十七節，第一章緒論，包括四節，分別確立研究動機與目的、研究範圍、內容及限制、研究步驟方法與流程及名詞界定等主題，以進行研究。第二章文獻回顧與理論基礎，包含三節，分別相關文獻回顧、理論基礎都市更新定義暨學者見解，以建立本研究理論架構。第三章為國內外都市更新發展，分為三節，分別介紹美國、日本及我國之都市更新發展。第四章調查計畫與分析，分為四節，包括實證更新地區簡介、調查計畫、調查分析及整體性檢討。第五章結論與建議，分為三節，提出本研究結論、建議及後續研究。本研究實際了解地主參與都市更新的意願與期望，研究成果足以找出推動都市更新的問題與缺失，提供政府政策擬定的參考，促進都市更新的成功率。深具研究價值。 For old urban areas, inadequate public facilities and safety issues are a way for urban renew to improve the quality of living environment. The central role of urban renew is landlords whose participating willingness and expectation are very important. This study reviews the incentive theory, the demand level of theory and game theory as the basis for landlords to participate in urban renewal willingness and expectation. A questionnaire survey was undertaken of landlords across the urban renewal areas on Wanhua district in Taipei and 556 landlords completed questionnaires, which makes the study one of the largest surveys of private landlords ever undertaken on Wanhun district and perhaps the most comprehensive local study. The findings were as follows: The participating willingness of landlords on urban renew: (a) the internal environment in housing part: "The corrupted building structure, old, leaking, etc. cannot be repaired" as the key factors for landlords will to participate in urban renew. Another "after re-decorating the house interior spend," landlords wish to participate in urban renew were low and negative. (b) The housing external environment part: "The housing with narrow roadway, affect safety issue. As the key factor landlords are willing to participate in urban renew. (c) The reasons for landlords no willingness to participate in urban renewal are "conditions don’t match their expectations," "the developers lack of trust," "after updating the internal area is reduced. (d) The willingness of landlords to participate in urban renew show that reconstruction is still higher than renovation. Second, the landlords involved in urban renewal expectations: (a) Landlords’ expectations for their own interests are shown as a positive part. (b) Landlords’ expectations of the developers' allocation for the property to be transparent, open, fair and equal, especially the first line of communication coordinator, which will be considered residents demand as the highest. (c) Part of landlords’ expectations for government are displayed as positive, especially government is fully taking responsibility for urban renew. This study identified the willingness and expectation of the landowners involved in urban renew areas. The findings will provide Taiwan’s government to review the current renewal policies for increasing urban renewal success rates and improving the quality of living environment.
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