A Study on Effectiveness Evaluation of Zone Expropriation － Case of Chuan Shin Area in Shen Gang
| Autor: | Tsao-chin Chiang, 江朝金 |
|---|---|
| Rok vydání: | 2006 |
| Druh dokumentu: | 學位論文 ; thesis |
| Popis: | 94 There are plenty of ways and means to develop new community, while zone expropriation system features the joint liability by land owners of the target lands of development for lands of public facilities and expenses of public construction required in that area, thus making it conformed to the methods of beneficiary charge, i.e. the principle of user charge. Therefore, zone expropriation endowed the goals of policy of “Land Values Equally Shared by All”, “Principle of Equity”, and “Self-liquidation” becomes one major measure for the whole development under urban planning. Notwithstanding, the massive capital for development would always result in contentions and obstruction from land owners. In such context for the development of zone expropriation, the competent authority shall deliberately assess the financial benefit and land owners’ perception to achieve the developmental purpose and policy goal of “Land Values Equally Shared by All.” Through domestic and overseas literatures and documents about benefit of development, this research aims to delve into the advantages and disadvantages of zone expropriation and urban land consolidation by conducting the questionnaire survey to have a clear picture of land owner’s level of preference and methods. Having a selection of methods and items to assess the benefit of development from literatures, we conducted the empirical analysis of the zone expropriation in Chuan Hsing area of Shen Kang Hsiang, and through cost-benefit analysis, while we also assessed the return benefit by government after investing cost to the expropriation and development project that leads people to an insight into the government’s whole financial benefit. By virtue of the selected variables, we conducted an assessment of the net present value (NPV) and profit to analyze the rationality of cost and the optimum benefit. Additionally, we adopted questionnaire survey to gain a better understanding of the local land owners’ viewpoints over zone expropriation. Therefore, the purpose of this essay is to explore into the government’s financial benefit and land owners’ opinions over the zone expropriation. Assessed by NPV about the case in this research, it has created the profit at NT$172,066.72 in direct benefit while the net present value has been presented in positive. Apparently, the whole expropriation case can achieve the goal of self-liquidation under the condition of imputation, and, furthermore, it has created profit to pay off the public expenditures after the development project. Notwithstanding, it has produced a sum of deficit at NT$79,171.32 in indirect benefit, indicating the necessary public expenditures after the development project transcend the financial benefit. Consequently, Changhua County Government shall increase the public expenditures at NT$79,171.32 with regard to the development project to maintain the public service level. Findings from sensitivity analysis in this research indicate that more significant factors to affect the benefit are estimation of land price, cost of development and construction, percentage of applying for receipt of cash, and growth of education, science, culture, and population. Estimation of land price and cost of development and construction would affect the developmental finance greatly, while estimation of land price is in direct ratio to profit. The profit would be in negative when 20% estimation of change of land price is declined, suggesting that the higher land price, the more advantageous for the development project. In the wake of sagging market for real estate in recent years, however, a deliberate assessment of estimation of land price and social and economic contexts shall be conducted prior to carrying out the development project, avoiding the government’s financial deficit arising out of changes of sales. A separate questionnaire survey was conducted over the land owners’ viewpoints, while benefit of land owner includes cost and earnings, cost covers target lands for the development, opportunity cost at loss during the development, and cost of losing residence, and benefit covers values of land -for- compensation received by land owners, tax abatement, and an enjoyment of good living environment. The questionnaire survey and findings of analysis suggest that there appears low identity by land owners over the development project. The research findings further help analyze the crux of the questions, lowing people’s contention and drawing people’s attention to participate in the development project of zone expropriation as well as mapping out measures of improvement to offer the government to make improvements on the operational methods for the existing zone expropriation and be available for reference. Key Words: Zone Expropriation, Urban Land Consolidation, Cost Benefit Analysis, Net Present Value (NPV), Public Expenditure, Sensibility Analysis, Land -for- Compensation |
| Databáze: | Networked Digital Library of Theses & Dissertations |
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