| 摘要: | 台灣都市計畫整體開發制度自行政院要求都市計畫採整體開發方式辦理，希望藉由整體開發地區內土地所有權人共同參與開發，負擔公共設施開發成本，共享未來土地開發後之利益。而現行都市計畫書規定辦理整體開發地區，因為低土地使用價值變更為高土地使用價值，並解決政府減輕公共設施用地取得之負擔，一方面既能促進都市整體建設發展，另一方面得提昇地區環境生活品質。而都市計畫以整體開發制度，實現都市計畫之願景，確實可達到政策推動考量之需求，但以現今經劃為整體開發地區內存有老舊建物，造成都市景觀窳劣，老舊社區之更新計畫更被加以重視，但計畫目標與民眾心理預期有所差距時，容易導致土地閒置多年無法辦理開發且違規使用狀況驟增，難以實現原都市計畫規劃之願景。
有鑑於此，本研究透過文獻回顧國內外整體開發相關理論，探討現行制度與實際執行成果狀況，並透過國內外案例分析，探討國內在整體開發制度結合都市更新機制之模式，如何相輔相成，推動整體更新，對舊有建物環境進行完整改善，以利整體開發計畫執行之相關成效。並透過政府部門、開發部門、專家學者及土地所有權人進行深度訪談檢視現階段都市更新地區以整體開發方式進行之案例，是否融入地區性之發展理念及歷史脈絡，且在攸關土地所有權人相關權益下，達成都市規劃之理念與目標。
本研究結果發現，都市計畫整體開發地區成功與否與原土地所有權人之參與共識有極大之關聯性，政府雖規定以整體開發方式進行並劃定為都市更新地區，一方面常因基地規模限制造成無法整併分配土地而得以領取現金補償，另一方面雖劃為更新地區適用都市更新條例，卻淪為未來開發僅申請建築容積獎勵之誘因，並無適時調整與考量因應當地未來發展及舊有人文紋理關係變化之趨勢。對此，都市計畫整體開發結合都市更新機制，建議政府相關部門應積極推動並建立完善溝通機制增加民眾參與度，落實都市再造之目標，達成活化都市進而增加城市競爭力，做為未來政府在整體開發計畫中之檢討重點及建議方案。
The unified development system of urban planning in Taiwan started from the policy of the Executive Yuan which has required the urban planning to adopt unified development mode with the expectation that land owners in the unified development areas can jointly participate in the development, share the relevant costs of land development and enjoy the benefit of land development together in the future. The unified development areas following the provisions of the existing urban planning book have shown some benefits. The land value has increased, and it has lessened the burden of the government in land acquisition for public facilities. On one hand, it has promoted the unified urban development; on the other hand, it has enhanced the appearance of the city and improved the quality of life of the public. The unified development system of urban planning can realize the vision of urban planning, and thus fulfills the requirement of policy promotion. However, the buildings in the unified development regions are often too old which cause of ugly landscape. More attention has been paid to the renewal plan of old communities. However, when there are differences between the goal of the plan and people’s expectation, lands are often idled for years, development ceases, and cases of illegal land use increases, making it difficult to realize the vision of the original urban planning.
For these reasons, this study reviews theories related to unified development locally and internationally through literature review and discusses the existing system and the outcome of actual implementation. It also examines the combination of unified development system and urban renewal mechanism in Taiwan through analysis of local and international cases, and discusses how they complement each other and how they promote the unified renewal through two-phase implementation to comprehensively improve the old buildings and environment and facilitate the implementation of unified development plan. Moreover, through in-depth interviews with government agencies, developers, experts, scholars and land owners, this study reviews the cases of existing urban renewal areas which have adopted unified development means and see whether thy have integrated the regional development concept and historical context and achieved the concept and goals of urban planning with the consideration of the relevant rights and interests of the land owners.
It is expected that the results of the study will show that the success of the urban planning region with unified development is highly relevant with the participation and consensus of the original land owners. Although the government has specified that urban planning shall be carry out by means of unified development and marked out the urban renewal areas, the land often cannot be consolidated and reallocated for cash compensation due to the limitation of the scale of the base. On the other hand, even though the land has been marked out as renewal areas and thus is applicable to the Urban Renewal Act, the renewal areas are merely incentives for the application for building volume rewards which cannot appropriately adjust and take into account the trend of change in the relation between future development and existing arts and humanity. Therefore, with the new mechanism combining the unified development of urban planning and urban renewal, it is recommended that the relevant government agencies shall actively promote and establish a comprehensive communication mechanism to enhance the public’s participation, fulfill the goal of urban reconstruction, activate the cities and enhance the competitiveness of the cities, making it a focus of review and proposal of unified development plans of the government in the future. |
