Study of land price influence the descision making of zoning control

過去有關土地使用分區管制與地價兩者間關係之研究，往往假設地價在實施規劃管制過程中呈中立性，且過去在探討土地使用分區管制與地價二者間關係之研究時，多著重在探討土地使用分區管制施行後對地價之影響上，對於土地使用分區管制決策是否受到土地市場中地價之影響，則僅在少數的研究中被探討。故本研究首先透過國內外相關文獻之回顧與分析，得知規劃管制決策者有時為求得最大之政治支持，有可能會以規劃管制為其尋求最大政治利益之工具，而扭曲規劃管制之原意，使得土地使用分區管制決策可能受到土地市場中地價之影響，然而地價於實際經濟社會中是否會影響土地使用分區管制決策，則有待進一步的探討與驗證。是以本研究以公共選擇理論與消費者效用理論為基礎，透過台北縣市土地使用分區管制決策過程與內涵之探討，利用羅吉特(logit)迴歸分析模型，以台北市為實證範圍，並以其72至81年度之房地移轉買賣實際調查資料，進行分年橫斷面分析方式，求取選擇性偏誤訂正項後，再納入地價方程式中估計，以求地價函數一致性估計，據以逐年檢驗地價對土地使用分區管制決策之影響情形。再以台北市信義計畫區為個案分析之對象，檢視於現實社會中地價對土地使用分區管制決策之影響情形。經由上述之實證與個案分析，得到以下之結論：一、土地使用分區管制決策在執政者追求最大政治利益之假設下，將可能受到利益團體等相關者之壓力，而做出只利於少數人之土地使用分區管制決策。二、土地使用分區管制決策可能會受土地市場中地價之影響。三、地價對土地使用分區管制決策之影響不穩定。四、對土地使用分區管制決策時應有制度性之建立以審慎考量規劃管制之旨意。In the literatures, the study on. the relationship between land price and zoning control was assumed that land price is neutral. Moreover, the studies of land price and zoning control are more on the impact of land use control upon land price. The issue that impact of land prices upon the decision making of zoning control is rarely investigated.Based upon the theories of public choice and consumer's utility, this study discusses the process and content of zoning control decision-making. Then, by Logit model, the transaction data of property in Taipei City from 1983 to 1992 are employed to test the impact of land price upon the decision making of zoning control. Furthermore, a case study of Shin-I Planning District in Taipei City is analyzed so as to examine the impact of land price upon zoning control decision-making in the real operation.The major findings of this study are that, land price may affect the decision making of zoning control in the long term. However, the impact of land price upon the zoning control decision-making is unstable. Finally, based upon the public choice theory, the empirical results are discussed so as to apply the findings to the land policy