都市危險及老舊建築物加速重建條例獎勵措施對台中市不動產開發之影響

Discussion on the Incentives of Statute for Expediting Reconstruction of Urban Unsafe and Old Buildings on the Impact of Real Estate Development in Taichung City

10.6712/JCPA.202306_(32).0002

張育端(Yu-Tuan Chang)；陳錚漢(Jeng-Hann Chen)；湯國榮(Kuo-Jung Tang)

危老重建 ； 都市更新 ； 不動產開發 ； 容積獎勵 ； 不動產開發商 ； Reconstruction ； Urban Renewal ； Real Estate Development ； Building Bulk Reward ； Real Estate Developer

中華行政學報

32期（2023 / 06 / 30）

25 - 40

繁體中文;英文

台灣都市更新條例自1998年實施至今仍未能有效推動都市更新，政府於2017年實施都市危險及老舊建築物加速重建條例（簡稱危老重建條例），期能加速推動都市更新。根據營建署統計至2022年3月都市更新核准案計998件，危老重建核准案有2,113件；顯見實施約5年之危老重建條例之量能確實優於都市更新條例。本研究以危老重建條例之建築容積獎勵、放寬建立率及高度比以及購地貸款等三項獎勵，對台中市不動產開發商及建築師等專家進行深度訪談，以探討該條例獎勵機制對不動產開發之影響。本研究發現建築容積獎勵是不動產開發商首要考量，放寬建蔽率與高度比之限制則有助於老舊市區之不動產開發，而購地貸款不受中央銀行貸款成數限制有利於不動產開發之資金籌措，但卻與政府打房政策背道而馳。

Although the Urban Renewal Act was promulgated and implemented in 1988, its effect on urban renewal has not been demonstrated. In order to solve the problem of inefficient urban renewal, the government announced the implementation of the Statute for Expediting Reconstruction of Urban Unsafe and Old Buildings in 2017. According to the latest statistics from the Ministry of the Interior, there were 998 urban renewal approval cases at the end of Mar. 2022, and 2,113 approved cases for reconstruction of the same time. It is obvious that the number of reconstructions that have been implemented for only 5 years is indeed better than the urban renewal. Therefore, this study uses three incentives of Statute for Expediting Reconstruction of Urban Unsafe and Old Buildings for real estate development that include the building bulk reward, relaxation restrictions on building coverage ratio and building height of buildings, and financing of the reconstruction. Through depth interview with real estate developers and architects. The study found that building bulk reward are the first consideration for real estate developers to purchase old building bases. Relaxing the Building coverage ratio and height that helps real estate development in old urban areas. Moreover, the financing of such projects is not restricted by the loan ratio stipulated by the central bank, which is also conducive to the financing of real estate developers,but it runs counter to the government's policy of cooling the housing market.

1. 王武聰(2020)。從危老到都更─中央都市更新政策規畫歷程。土木水利，47(5)，13-16。
   連結：
2. 李承嘉(2000)。租隙理論之發展及其限制。台灣土地科學學報，創刊號，67-89。
   連結：
3. 施光訓,林靜怡,高永昌(2013)。銀行業融資授信決策關鍵影響因子之分析─以建築業為例。會計與財金研究，6(1)，81-98。
   連結：
4. 柯于璋(2021)。我國都市更新之演進與後設治理。都市與計劃，48(3)，265-281。
   連結：
5. 胡海豐(2015)。都市更新、建築容積移轉與獎勵的經濟效率性。建築學報，93，105-124。
   連結：
6. 鍾莉娜(2017)。從擬訂都市危險及老舊建築物加速重建獎勵條例反思國土亂象之根源土地。問題研究季刊，16(1)，62-74。
   連結：
7. 藍逸之,李承嘉,林宜璇(2015)。從擴大租隙解析都市更新條例之新自由主義邏輯：地產博奕或優質再生？。都市與計劃，42(2)，109-152。
   連結：
8. Fawaz, M.(2017).Planning and the making of a propertied landscape.Planning Theory & Practice,18(3),365-384.
9. Joshi, K.K.,Kono, T.(2009).Optimization of floor area ratio regulation in a growing city.Regional Science and Urban Economics,39,502-511.
10. Lai, S.K.,Liu, H.L.,Lan, I.C.(2020).Planning for urban redevelopment: a transaction cost approach.International Journal of Urban Sciences,26(1),53-67.
11. Lin, C. K.,Chan, E. H.W.,Chiang, W. H.(2022).Urban renewal governance and manipulation of plot ratios: A comparison between Taipei, Hong Kong and, Singapore.Land Use Policy,119
12. Lum, S.K.,Sim, L.L.,Malone-Lee, L.C.(2004).Market-led policy measures for urban redevelopment in Singapore.Land Use Policy,21,1-19.
13. Smith, N.(1979).Toward a Theory of Gentrification: A Back to the City Movement by Capital, not People.Journal of the American Planning Association,45(4),538-548.
14. Wang, Y.,Fan, Y.,Yang, Z.(2022).Challenges, Experience, and Prospects of Urban Renewal in High-Density Cities: A Review for Hong Kong.Land,11(12)
15. 丁致成(2000)。美國都市更新的利器─稅金增額融資制度。都市更新簡訊，9，12-13。
16. 王健安(2012).不動產財務：理論與實務.台北市:指南書局.
17. 同濟大學建築與城市空間研究所與株式會社日本設計(2019).東京城市更新經驗：城市再開發重大案例研究.同濟大學出版社.
18. 孫彬訓，2022a，貸款金額逾140億臺企銀前八月危老都更超越去年，工商時報，檢索自https://ctee.com.tw/news/finance/733500.html，檢索日期:2023/1/17
19. 孫彬訓，2022b，核准貸款逾2,000億都更危老融資土銀目標擺首位，工商時報，檢索自: https://ctee.com.tw/news/finance/748936.html，檢索日期:2023/1/17
20. 莊孟翰(2020)。檢視當前都市更新與危老重建政策之利弊得失。土木水利，47(5)，42-49。
21. 謝琦強(2009)。國立彰化師範大學地理學系。