| Summary: | 碩士 === 長榮大學 === 土地管理與開發研究所 === 94 === In the past, researches on the conversion system were mostly concentrated in 「Impact Fees」. However, for the problem of the course of modification including unclear authority and responsibility of the examination authority and repetitive examination content, developers will have to pay relevant transaction cost. Therefore the viewpoint of transaction cost is used to explore the course of distinction and modification on the present land usage so that an overall understanding on the effect on land development by conversion on the land usage can be obtained.
In recent years, although researches on the effect on relevant activity of land usage by the transaction cost derived from relevant land control system have increased progressively, yet there is no discussion on the role played by transaction cost between different usage policy decisions. Based on questionnaires, this research collects opinions from persons who actually participated in modifications in land usage. In addition, multi-logit regression model is utilized to understand that under the effect of independent variables of the transaction cost source derived from the course of modification for developers and for different responsive variables - between options of development policy decision, what is the occurrence of high or low on its significant corresponding total average. Apart from understanding on the effect on land development by the conversion system, this can also supplement on what is the effect on the options of different development policy decisions by transaction cost? In addition, one can also understand how developer look upon the transaction cost derived from the conversion system and how come in the past descriptions in most of relevant researches were all negative?
After actual proof, the problem of conversion system will result in paying relevant transaction cost by developers. Firstly in the「Formulation of Conversion plan Stage」, the high and low of the transaction cost derived from uncertain environment and asset specificity based on the formulated modification plan is the basis of option for developer whether to continue the modification on development or to suspend temporarily or to abandon the development. This is related to whether information can be sufficiently collected so as to reduce the subsequent development risk. Secondary, the examination standard in the「Plan Content Examination Stage」is not uniform and the authority and responsibility of the examination authority is unclear as due to uncertain environment there will be effect on the land development policy decision by the derived transaction cost. However, if the payment by the developer under opportunism cannot avoid the effect of the cost of too many times of rectification to write substitute plan, the developer will select modification on the usage development. This can avoid the effect of more piling up of development capital or the risk that development cannot be conducted. The payment of available transaction cost may not generate negative effect on the usage of land that is intended to be modified. Finally, although there is cost payment in the 「Plan Execution & Subsequent Monitoring Stage」, yet in view of the benefit after the conversion, the transaction cost in the plan is not the factor that will significantly affect the development policy decision of the developer. Due to this and correspondingly, to put an end to the issue that the transaction cost should be reduced as much as possible in the course of land usage distinction and modification is the starting point of subsequent review on conversion system.
Key word: Land-use Conversion System, Land Development, Transaction Cost.
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