車站土地開發利益分配之研究

Abstract

目前高速鐵路的興建，是依據『獎勵民間參與交通建設條例』進行， 其條例中允許交通建設可興辦土地開發事業。然而興辦土地開發事業將形 成開發利益，此利益分配方式將直接影響民間參與之意願，所以土地開發 的利益分配將是高鐵是否順利完成重要關鍵之一。基於此，本研究希望建 立一套公平合理的分配方式，以減少開發的阻力。 本研 究將車站地區用地依用地取得方式，分為三種狀況分別進行研究，第一種 狀況：依據『獎勵民間參與交通建設條例』辦理區段徵收取得車站用地後 ，除依法令執行分配外，尚有法令未明確分配土地之問題, 此部分利益之 分配將是本狀況研究之重點。第二種狀況：是採聯合開發方式協議取得車 站用地，但以徵收方式取得沿線用地；本狀況將討論權利關係人，對站區 及沿線開發利益分配之方式。第三種狀況：是以權利變換方是協議取得站 區用地，並將站區分為數棟建物，然後仿照日本權利變換方式將開發利益 分配給權利關係人。 在利益分配方法上，首先討論公平合理的利益分 配應具備之原則，然後依據分配原則推導合理利益分配方式，其中利益分 配最佳方式為核心解求解法，此方式需要所有可能同盟組合之資料，所以 在考慮資料不易取得情況下，本研究又引用不同基本利得與剩餘利得所組 成之十二種利益分配方式，以輔助核心解法求算利益分配。另外，權利變 換利益分配方式，是以設定地上權為原則，將開發利益依據原有權利價值 進行權利變換；此種方式需建立在法律基礎上，但目前國內尚未立法，所 以此方式必須先突破國內法令限制才能使用。 本研究希望廣泛討論可 能影響高鐵車站地區的利益分配，所以採用不同準則分別設計不同的方案 ，並進行方案優缺點的比較評估。由於本研究未將估價部分納入研究範圍 內，故無法進行狀況一之實例試算，而有關聯合開發的方案，則採用台北 捷運資料進行案例試算，以及權利變換則仿照日本案例進行分配計算。 The High Speed Rail can engage in property development based on the "Statute for Encouragement of Private Participation in Transportation Infrastructure Projects" . The sharing of development benefits generated by these property development could affect private sector participation. Therefore, the allocation of property development benefits is an important key factor for the smooth completion of the High Speed Rail construction. This study aims at establishing a fair and reasonable benefit allocation system to reduce the development obstructions. The study shall separately tackle the three prevailng conditions of the land acquisition methods employed by the government in station area. In case 1, station area land acquired through the land expropriation provision of the above mentioned. However, there is a vague area left for benefit sharing . How to share the benefit for this left area is this stydy's focus. In case 2 , station area land will assumed to be acquired through the joint development program . The land on the HSR alignment will be expropriated. This study will thus discuss the benefit-sharing in the station area and alignmemt areas. In case 3 , station area land are acquired through the property right exchange program . The development benefits are allocated among the interested groups in the same way as Japanese model. The study first discuss is the principles of benefit-sharing scheme . And then design different various benefit-sharing models based on the benefit- sharing principles . The best benefit-sharing model in theory is the core solution model . Because the the core solution model needs a lot of data which may not be available . Therefore, this study employs the 12 types of benefit-sharing models to assit the core solution model in obtaining the benefit-sharing allocations. Besides, the property right exchange method has not been applied legally . In order to apply the benefit-sharing methods in HSR case , this study employs different criteria to design different alternatives .And then conducts a comparative evaluation of the advantages and disadvantages of these alternatives . Since the land value assessment is not included in this study , the real case studies are thus not done. A computation example for joint development is done by using the data of Taipei MRS station while an example for the property right exchange is done according to the Japanese case.