| 摘要: | 臺灣引進容積移轉制度解決了政府徵收公設施保留地、保存古蹟及歷史建築之補償等財政上的困難，但因現今容積移轉制度缺乏健全的交易平台機制來控管，以致於容積買賣放任私人媒合交易，且交易資訊又不透明，造成建商與「容積蟑螂」伺機炒作容積，從中謀取暴利又免稅，而容積移轉後所產生外部成本的後遺症卻要全民買單，實在是有失公平。所以建立一個合理、公開、公平、公正、透明且又符合公共利益之容積移轉交易平台，是民間、政府及業者必須共同努力與正視的問題。
本研究是以公共財理論、發展權理論、容受力以及交易成本理論等作為本研究的理論基礎、透過文獻分析法及歸納法、案例分析法、德爾菲法以及層級分析法等研究方法，將研究設計及問卷調查的實證分析之結果，探討如何建立一個合理可行，又不與民爭利，且公平、公正、公開透明的容積移轉交易平台，使被限制發展地區之地主，接收基地之開發商及政府公部門之間取得一種適當的平衡。
並藉由文獻回顧與參考國內外發展權(容積)移轉之案例分析，彙整歸納出實證分析之評估指標項目，之後再進行三階段之產官學專家問卷調查。第一階段以專家共識的一致性調查來進行指標項目之合適性確認，並視分析之結果來決定本階段是否須要增加問卷回合數及修正問卷的內容。第二階段以專家共識的集中或離散程度來進行指標項目重要性一致性檢定。第三階段採用層級分析法(AHP)來計算評估各指標項目之間的權重關係，並依權重進行排序及確認檢定各指標項目重要性排序是否具有一致性。
本研究之成果可作為論證以政府公部門為主體或所主導參與之容積交易市場與容積交易平台是非常具有其必要性及重要性。容積交易平台所應扮演之功能與角色，交易資訊之公開透明化，容積價值轉換之估價方式，以及容積移轉對於生活環境的影響等才是建構容積交易平台所須要的核心評估因子所在。並利用本研究之成果研擬規劃設計容積
移轉交易平台運作之方式與流程，透過資訊化的系統平台介面加以模擬建置，以作為台灣各縣市政府或中央主管機關未來成立「容積銀行」或建立容積移轉交易平台機制之參考。
Taiwanese government has introduced a transferable development right (TDR) system that resolved the government’s financial difficulty resulting from paying compensations for acquiring public facility reserved land. Because this system lacked a comprehensive transaction platform for controlling development rights (DRs), such rights had been privately sold or purchased through TDR brokers. In addition, transaction information is typically nontransparent and private, allowing construction companies and “DR cockroaches” (referring to people who could access DRs through various channels) to speculate in DRs and profit from it without being taxed. What is more unfair is that citizens have to bear the external costs generated following the implementation of the TDR. Therefore, private business owners and government official must endeavor to jointly establish a reasonable, open, fair, judicious and transparent TDR transaction platform that fulfills public interest.
This study adopted public goods theory, TDR theory, carrying capacity, and transaction
costs theory as the theoretical basis, and employed a literature analysis, summary analysis, case studies, Delphi method, and analytic hierarchy process to present the empirical results of the research design and questionnaire survey. The objective of this study was to investigate how a reasonable, feasible, fair, judicious and transparent TDR platform that benefits both the construction company and the public can be established to maintain a balance among land owners (whose land is restricted from development), developers (who acquire construction sites), and government officials.
With reference to literature review and domestic and American TDR case studies,
empirically analyzed evaluation indicators were summarized. A 3-round expert questionnaire survey was then conducted, during which the opinions of industrial, governmental, and academia scholars were collected. Round 1 of the expert survey involved verifying the appropriateness of the indicators based on expert consensus. Whether additional rounds of expert survey and modifications to the questionnaire content are required at this stage was determined according to the analysis results. Round 2 entailed testing the importance of the evaluation indicators based on the degree to which expert consensus converged or diverged. Round 3 involved using the analytic hierarchy process to calculate and rank the weights of each evaluation indicator, and then to determine whether the importance of the indicators was ranked consistently.
The study results verified that the government-oriented TDR transaction market and platform are crucial. In addition, the function and role of the transaction platform, the transparency of the transaction information, the method of valuating DRs, and the effects of TDRs on living environments are the core values factors for constructing the TDR transaction platform. Furthermore, the findings of this study can be used to design an operation process for the TDR transaction platform .The results can be provided as a reference for Taiwanese county and city governments as well as central competent authorities to establish a TDR bank or devise a platform for TDR transaction in future. |
