A Comparative Analsis of Newly Developed Land Consolidation Areas in Taichung－A Case Study of the First、Sixth and Ninth Land Consolidation District

• Main Authors: Yu- Hsiang Tzeng, 曾裕詳
• Other Authors: nono
• Format: Others
• Language: zh-TW
• Published: 2006
• Online Access: http://ndltd.ncl.edu.tw/handle/38298123988903920045

碩士 === 逢甲大學 === 都市計畫所 === 94 === The Eastern District of Taichung City has 3 land consolidation areas. In the development after consolidation, these areas share similarities in some aspects but also differ greatly in others. What is the role of the development of these new urban areas in the process of urban development? And from 1964 when consolidation was first executed to the recent consolidation in 1999, every new development area has a different position, land values, and time backgrounds. This study aimed to compare the development of the 3 new consolidation areas in the Eastern District of Taichung City to find out the factors affecting the development of the area and the type, use, and story of buildings in the area. As to the research method, relevant literatures on urban development, time series, and development of consolidation areas were collected as the foundation of this study. Based on the historic development and current condition of the studied areas, the actual differences in development were statistically analyzed, and regression analysis was also applied to investigate the factors for the development of consolidation areas. The studied areas were the phase 1, 6, and 9 land consolidation areas. Based on the historic urban plan, land registration, land value, and related data, difference analysis was conducted. According to the results, the findings included: 1. After a new urban area is consolidated, development is not seen until a period of time later. And in the early stage, the development is generally slow. Fast development of the area usually takes place 5-8 years after the consolidation. 2. If there are too many public lands in the consolidation area, the unitary development will be affected. 3. The development of the consolidation areas in the Eastern District is contradictory to population growth; correctly speaking, the development of consolidation areas is propelled when population grows to a certain degree. 4. In terms of the rate of development after consolidation, the phase 6 consolidation area is obviously a failure. The development models of phase 1 and 9 consolidation areas are more similar. Based on this deduction, if there is no other significant factor affecting the development of the phase 9 consolidation area in the future, the development rate will grow from the current 52.3% steadily to more than 80% by 1-3% annually. 5. After a land is consolidated, the land value will generally rise within 6-10 years. Afterwards, the halo above the consolidation area will start to fade, and the land value will be affected by external economic factors. Sometimes, the factor of economic revolution will influence the land value of the new urban area in advance. However, the land value of lands in newly developed areas will not drop but resist it. 6. The development processes of the 3 consolidation areas share a similar feature – a trend that reinforced brick structure popular in early years is replaced by reinforced concrete (RC) construction. 7. Except the phase 6 consolidation area where buildings are purely used for commercial purposes and accord with development control. 30% of uses in the phase 1 and 50% in the phase 9 are of commercial purposes, indicating the mixed use of buildings still takes a considerable proportion. 8. As to the story of buildings in the consolidation areas, 1 story was most common before 1974, 2 stories by 1988, and 3-4 stories after consolidation. Thus, the earlier the land development, the lower the stories is. On the contrary, recently-constructed buildings tend to have higher stories, but 4-story buildings are the mainstream. 9. Among factors affecting the development of consolidation areas, transportation terminals and rise of land value are positively correlated, while averaged current value, consolidated area, public lands, and etc. are negatively correlated with development rate.