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題名 都市內部建築物重開發之影響因素-以臺北市為例
The elements of building redevelopment in Taipei city
作者 蔡友翔
貢獻者 林子欽
蔡友翔
關鍵詞 建築重開發
土地開發
家戶變動
空間聚集
都市發展
Building redevelopment
Land development
Changes in households
Spatial cluster
Urban development
日期 2011
上傳時間 30-Oct-2012 14:03:40 (UTC+8)
摘要 藉由建築物之改變，可以觀察都市發展轉變之過程。在一個都市經過完全開發之後，都市內部就會開始出現建築物重開發。林享博（1993）與俞國華（2010）的研究指出，建築物之重開發並非是因為建築物損壞至無法使用，而另有原因存在。本研究藉由過去之相關文獻觀察各都市建築物重開發之情形，歸納出建築物重開發可能影響因素。
本研究選取臺北市為研究範圍，使用臺北市建築管理處核發之建築物使用執照及拆除執照計算建築物之重開發程度，以里為最小空間單元，運用空間分析方法觀察臺北市建築物重開發之空間分佈模式，並運用迴歸分析方法觀察各種因素對於臺北市建築物重開發之影響。經實證研究發現，臺北市之建築重開發會受到地區之戶口數變動率、所得水準、平均屋齡、捷運站、政府主導土地開發等因素影響；戶口數變動率與政府主導之土地開發分別代表了市場力量以及政府力量，則為影響建築物重開發最主要的兩個因素。曾經發生過區段徵收或市地重劃等政府主導土地開發計畫之地區，將形成建築物重開發之高-高空間聚集，而捷運規劃這類重大交通建設則會加速此情形之發生。
Urban development can be exemplified by means of replacement of old buildings by new ones. Once sites in a city are fully developed, the old buildings will need to be demolished for vacant sites to be supplied. It is not just the physical obsolescence that leads to teardowns of buildings, a number of other factors are also at play. In this study, we select the occupancy permits and demolition permits of buildings issued by Taipei city government to calculate net supply of floor spaces. This net supply serves as a proxy variable of building replacement in regression models. We also employ spatial analysis to measure local spatial clustering of building activities.
Our empirical results show that building replacement is affected by changes in households, income level, building ages, access to metro stations and government-led land development projects. Amongst them, changes in households and government-led land development projects are two primary contributing factors. Building activities tend to cluster in areas where government-led land development projects are located, and public transport (metro lines) intensifies this tendency.
參考文獻 王姿尹(2009)，住宅整建之不動產價格外溢效果分析，國立政治大學地政學系碩士論文。
江福晟(2003)，新市區住宅用地都市設計基地細分之研究─以區段徵收開發方式為例，國立成功大學建築研究所碩士論文。
林子欽、許明芳(2003)，個別土地開發前的產權調整─市地重劃區個案觀察，台灣土地研究，第6卷第2期，第1-16頁。
林享博(1993)，建築物壽命的研究：在台北市的一個實證分析，住宅學報，第1期，第47-74頁。
吳清如(1991)，建築物壽命的研究，國立成功大學都市計畫研究所碩士論文。
邱皓政(2010)，量化研究法(二)：統計原理與分析技術，臺北市：雙葉書廊。
花敬群(2010)，臺北市住宅供需問題的真實面貌，無殼蝸牛聯盟：http://snail-tw.blogspot.tw/2010/05/blog-post.html
俞國華(2010)，臺北市住宅建築物經濟耐用年數研究，國立臺北大學不動產與城鄉環境學系碩士論文。
楊松齡(1994)，區段徵收之公平性與分配內涵分析，台灣地政，第101期，第10-16頁。
葉淑貞(1993)，以區段徵收方式取得國宅用地之評估─以台中市國安段之開發為例，國立政治大學地政研究所碩士論文。
簡龍鳳、賴宗裕(2006)，以代理理論觀點探討民間參與區段徵收開發之規模，都市與計劃，第33卷第3期，第169-188頁。
Ansenlin, L. and D. A Griffith (1988) Do Spatial Effects Really Matter in Regression Analysis? Papers of Regional Science Association., Vol.65: pp.11-34
Ansenlin, L. (1995) Local Indicators of Spatial Association: LISA, Geographical Analysis., Vol.27(2): pp.93-115
Ansenlin, L. (1999) Spatial Econometrics. Bruton Center School of Social Science University of Texas at Dallas Richardson.
Barlev, B and May, J (1976) The Effects of Property Taxes on the Construction and Demolition of Houses in Urban Areas, Economic Geography., Vol.52(4): pp.304-310
Bourne, L. S. (1969) Location Factors in the Redevelopment Process: A Model of Residential Change, Land Economics., Vol.45(2): pp.183-193
Bourne, L. S. (1971) Adjustment Processes and Land Use Succession: A Conceptual Review and Central City Example, Economic Geography.,Vol.47(1): pp.1-15
Bourne, L. S. (1976) Urban Structure and Land Use Decisions, Annals of the Association of American Geographers., Vol.66(4): pp.531-547
Brueckner, J. K. (1982) Building Ages and Urban Growth, Regional Science and Urban Economics., Vol.12(2): pp.197-210
Dye, Richard and McMillen, Daniel (2007) Teardowns and Land Values in the Chicago Metropolitan Area, Journal of Urban Economics, 61(1): 45–63.
DiPasquale, D and Wheaton, W. C. (1996) Urban Economics and Real Estate Markets. New Jersey: Prentice-Hall.
Hayes, A. F. and Cai, L. (2007) Using heteroscedasticity-Consistent Standard Error Estimators in OLS Regression: An Introduction and Software Implementation, Behavior Research Methods., Vol.39(4): 709-722
Lin, Tzu-Chin and Evans, Alan W. (2000) The Relationship Between the Price of Land and Size of Plot When Plots Are Small, Land Economics, 76(3): 386-394.
Lin, Tzu-Chin (2005) Land Assembly in a Fragmented Land Market through Land Readjustment, Land Use Policy, 22(2): 95–102.
Odland, J (1988) Spatial Autocorrelation. Newbury Park, CA: Sage Publication. Summerfield, M. A. 1983. Populations, samples, and statistical inference in geography.
Osborne, J. W. (2002) Notes on the Use of Data Transformations, Practical Assessment, Research & Evaluation., Vol.8(6)
Tobler, W. R. (1970) A Computer Movie Simulating Urban Growth in the Detroit Region, Economics Geography., Vol.46: pp234-240
Upton, G. J. G. and B. Fingleton (1985) Spatial Data Analysis by Example. Vol.1: Point Pattern and Quantitative Data, New York Chichester: Wiley.
Whitehand, J. W. R. (1978) Long-Term Changes in the Form of the City Centre: The Case of Redevelopment, Geografiska Annaler. Series B, Human Geography., Vol.60( 2): pp.79-96
Whitehand, J. W. R. (1979) The Study of Variations in the Building Fabric of Town Centres: Procedural Problems and Preliminary Findings in Southern Scotland, Transactions of the Institute of British Geographers., Vol.4(4): pp.559-575
Whitehand, J. W. R. and Whitehand, S. M. (1983) The Study of Physical Change in Town Centres: Research Procedures and Types of Change, Transactions of the Institute of British Geographers., Vol.8(4): pp.483-507
Whittle, P. (1954) On Stationary Processes in the Plane, Biometrica., Vol.41: pp434-449
Wong, D. W. S. and J, Lee (2005) Spatial Analysis of Geographic Information With ArcView GIS and ArcGIS, UK: John Wiley &Sons, INC.
描述 碩士
國立政治大學
地政研究所
99257019
100
資料來源 http://thesis.lib.nccu.edu.tw/record/#G0099257019
資料類型 thesis
dc.contributor.advisor 林子欽zh_TW
dc.contributor.author (Authors) 蔡友翔zh_TW
dc.creator (作者) 蔡友翔zh_TW
dc.date (日期) 2011en_US
dc.date.accessioned 30-Oct-2012 14:03:40 (UTC+8)-
dc.date.available 30-Oct-2012 14:03:40 (UTC+8)-
dc.date.issued (上傳時間) 30-Oct-2012 14:03:40 (UTC+8)-
dc.identifier (Other Identifiers) G0099257019en_US
dc.identifier.uri (URI) http://nccur.lib.nccu.edu.tw/handle/140.119/54875-
dc.description (描述) 碩士zh_TW
dc.description (描述) 國立政治大學zh_TW
dc.description (描述) 地政研究所zh_TW
dc.description (描述) 99257019zh_TW
dc.description (描述) 100zh_TW
dc.description.abstract (摘要) 藉由建築物之改變，可以觀察都市發展轉變之過程。在一個都市經過完全開發之後，都市內部就會開始出現建築物重開發。林享博（1993）與俞國華（2010）的研究指出，建築物之重開發並非是因為建築物損壞至無法使用，而另有原因存在。本研究藉由過去之相關文獻觀察各都市建築物重開發之情形，歸納出建築物重開發可能影響因素。
本研究選取臺北市為研究範圍，使用臺北市建築管理處核發之建築物使用執照及拆除執照計算建築物之重開發程度，以里為最小空間單元，運用空間分析方法觀察臺北市建築物重開發之空間分佈模式，並運用迴歸分析方法觀察各種因素對於臺北市建築物重開發之影響。經實證研究發現，臺北市之建築重開發會受到地區之戶口數變動率、所得水準、平均屋齡、捷運站、政府主導土地開發等因素影響；戶口數變動率與政府主導之土地開發分別代表了市場力量以及政府力量，則為影響建築物重開發最主要的兩個因素。曾經發生過區段徵收或市地重劃等政府主導土地開發計畫之地區，將形成建築物重開發之高-高空間聚集，而捷運規劃這類重大交通建設則會加速此情形之發生。		zh_TW
dc.description.abstract (摘要) Urban development can be exemplified by means of replacement of old buildings by new ones. Once sites in a city are fully developed, the old buildings will need to be demolished for vacant sites to be supplied. It is not just the physical obsolescence that leads to teardowns of buildings, a number of other factors are also at play. In this study, we select the occupancy permits and demolition permits of buildings issued by Taipei city government to calculate net supply of floor spaces. This net supply serves as a proxy variable of building replacement in regression models. We also employ spatial analysis to measure local spatial clustering of building activities.
Our empirical results show that building replacement is affected by changes in households, income level, building ages, access to metro stations and government-led land development projects. Amongst them, changes in households and government-led land development projects are two primary contributing factors. Building activities tend to cluster in areas where government-led land development projects are located, and public transport (metro lines) intensifies this tendency.		en_US
dc.description.tableofcontents 第一章 緒論..................................1
第一節 　研究動機與目的.......................1
第二節 　研究範圍.............................4
第三節 　研究方法.............................5
第四節 　研究架構與流程.......................6
第二章 文獻回顧..............................9
第一節 　都市發展與建築物重開發...............9
第二節 　影響都市內部建築物重開發之因素......15
第三節 　小結................................19
第三章 研究設計.............................21
第一節 資料說明及彙整過程..................21
第二節 空間自相關之檢測....................28
第三節 迴歸模型設定........................31
第四節 選取迴歸模型變數....................34
第四章 實證分析.............................39
第一節 臺北市建築物重開發空間發展現況......39
第二節 空間自相關檢測結果..................42
第三節 迴歸模型實證結果與說明..............45
第四節 空間迴歸模型實證結果與說明..........52
第五章 結論與建議...........................55
第一節 結論................................55
第二節 研究限制............................62
第三節 政策建議及後續研究..................63
參考文獻.....................................67
附錄一.......................................70
附錄二.......................................71		zh_TW
dc.language.iso en_US-
dc.source.uri (資料來源) http://thesis.lib.nccu.edu.tw/record/#G0099257019en_US
dc.subject (關鍵詞) 建築重開發zh_TW
dc.subject (關鍵詞) 土地開發zh_TW
dc.subject (關鍵詞) 家戶變動zh_TW
dc.subject (關鍵詞) 空間聚集zh_TW
dc.subject (關鍵詞) 都市發展zh_TW
dc.subject (關鍵詞) Building redevelopmenten_US
dc.subject (關鍵詞) Land developmenten_US
dc.subject (關鍵詞) Changes in householdsen_US
dc.subject (關鍵詞) Spatial clusteren_US
dc.subject (關鍵詞) Urban developmenten_US
dc.title (題名) 都市內部建築物重開發之影響因素-以臺北市為例zh_TW
dc.title (題名) The elements of building redevelopment in Taipei cityen_US
dc.type (資料類型) thesisen
dc.relation.reference (參考文獻) 王姿尹(2009)，住宅整建之不動產價格外溢效果分析，國立政治大學地政學系碩士論文。
江福晟(2003)，新市區住宅用地都市設計基地細分之研究─以區段徵收開發方式為例，國立成功大學建築研究所碩士論文。
林子欽、許明芳(2003)，個別土地開發前的產權調整─市地重劃區個案觀察，台灣土地研究，第6卷第2期，第1-16頁。
林享博(1993)，建築物壽命的研究：在台北市的一個實證分析，住宅學報，第1期，第47-74頁。
吳清如(1991)，建築物壽命的研究，國立成功大學都市計畫研究所碩士論文。
邱皓政(2010)，量化研究法(二)：統計原理與分析技術，臺北市：雙葉書廊。
花敬群(2010)，臺北市住宅供需問題的真實面貌，無殼蝸牛聯盟：http://snail-tw.blogspot.tw/2010/05/blog-post.html
俞國華(2010)，臺北市住宅建築物經濟耐用年數研究，國立臺北大學不動產與城鄉環境學系碩士論文。
楊松齡(1994)，區段徵收之公平性與分配內涵分析，台灣地政，第101期，第10-16頁。
葉淑貞(1993)，以區段徵收方式取得國宅用地之評估─以台中市國安段之開發為例，國立政治大學地政研究所碩士論文。
簡龍鳳、賴宗裕(2006)，以代理理論觀點探討民間參與區段徵收開發之規模，都市與計劃，第33卷第3期，第169-188頁。
Ansenlin, L. and D. A Griffith (1988) Do Spatial Effects Really Matter in Regression Analysis? Papers of Regional Science Association., Vol.65: pp.11-34
Ansenlin, L. (1995) Local Indicators of Spatial Association: LISA, Geographical Analysis., Vol.27(2): pp.93-115
Ansenlin, L. (1999) Spatial Econometrics. Bruton Center School of Social Science University of Texas at Dallas Richardson.
Barlev, B and May, J (1976) The Effects of Property Taxes on the Construction and Demolition of Houses in Urban Areas, Economic Geography., Vol.52(4): pp.304-310
Bourne, L. S. (1969) Location Factors in the Redevelopment Process: A Model of Residential Change, Land Economics., Vol.45(2): pp.183-193
Bourne, L. S. (1971) Adjustment Processes and Land Use Succession: A Conceptual Review and Central City Example, Economic Geography.,Vol.47(1): pp.1-15
Bourne, L. S. (1976) Urban Structure and Land Use Decisions, Annals of the Association of American Geographers., Vol.66(4): pp.531-547
Brueckner, J. K. (1982) Building Ages and Urban Growth, Regional Science and Urban Economics., Vol.12(2): pp.197-210
Dye, Richard and McMillen, Daniel (2007) Teardowns and Land Values in the Chicago Metropolitan Area, Journal of Urban Economics, 61(1): 45–63.
DiPasquale, D and Wheaton, W. C. (1996) Urban Economics and Real Estate Markets. New Jersey: Prentice-Hall.
Hayes, A. F. and Cai, L. (2007) Using heteroscedasticity-Consistent Standard Error Estimators in OLS Regression: An Introduction and Software Implementation, Behavior Research Methods., Vol.39(4): 709-722
Lin, Tzu-Chin and Evans, Alan W. (2000) The Relationship Between the Price of Land and Size of Plot When Plots Are Small, Land Economics, 76(3): 386-394.
Lin, Tzu-Chin (2005) Land Assembly in a Fragmented Land Market through Land Readjustment, Land Use Policy, 22(2): 95–102.
Odland, J (1988) Spatial Autocorrelation. Newbury Park, CA: Sage Publication. Summerfield, M. A. 1983. Populations, samples, and statistical inference in geography.
Osborne, J. W. (2002) Notes on the Use of Data Transformations, Practical Assessment, Research & Evaluation., Vol.8(6)
Tobler, W. R. (1970) A Computer Movie Simulating Urban Growth in the Detroit Region, Economics Geography., Vol.46: pp234-240
Upton, G. J. G. and B. Fingleton (1985) Spatial Data Analysis by Example. Vol.1: Point Pattern and Quantitative Data, New York Chichester: Wiley.
Whitehand, J. W. R. (1978) Long-Term Changes in the Form of the City Centre: The Case of Redevelopment, Geografiska Annaler. Series B, Human Geography., Vol.60( 2): pp.79-96
Whitehand, J. W. R. (1979) The Study of Variations in the Building Fabric of Town Centres: Procedural Problems and Preliminary Findings in Southern Scotland, Transactions of the Institute of British Geographers., Vol.4(4): pp.559-575
Whitehand, J. W. R. and Whitehand, S. M. (1983) The Study of Physical Change in Town Centres: Research Procedures and Types of Change, Transactions of the Institute of British Geographers., Vol.8(4): pp.483-507
Whittle, P. (1954) On Stationary Processes in the Plane, Biometrica., Vol.41: pp434-449
Wong, D. W. S. and J, Lee (2005) Spatial Analysis of Geographic Information With ArcView GIS and ArcGIS, UK: John Wiley &Sons, INC.		zh_TW