Speculation of Agricultural Land through Urban Planning and Developmental Project - Using HuiLai Urban Land Consolidation in Taichung City as An Example

• Main Authors: Chih-Ying He, 何治瑩
• Other Authors: Chien-Hung Tung
• Format: Others
• Language: zh-TW
• Published: 2009
• Online Access: http://ndltd.ncl.edu.tw/handle/77885952796409411837

碩士 === 國立中興大學 === 農村規劃研究所 === 97 === Both the objectives of drafting for urban planning and urban land consolidation are to improve the residents’ living environment and regulate the demand of urban development based on a comprehensive scheme. However, the implementation outcome for public interest does not satisfy the present development, not to mention the gap which exists between the plan and present development. Furthermore, the developmental plan engenders the farm land conversion. Since the farm land is irreversible, the exploited farm land will not be able to conserve soil moisture and reduce soil erosion. Therefore, this research will examine these issues related to the implementation for urban planning. Presently, the exploitation for HuiLai Urban Land Consolidation (Phase VII) is symbolized by massive constructions of mansion. However, the initial planning concept of the government does not contain this phenomenon. Since the land value continuously augments after the urban land consolidation, some people have speculated via the transfer of lands and real estates. This research employs the developmental model of HuiLai Urban Land Consolidation to understand the logic for operation of growth machine and its role definition. In addition, interviews are conducted on the governmental officials and experts to comprehend the original concept of HuiLai Urban Land Consolidation. Based on the present development situation, the content of the urban land consolidation will be inspected. The research reveals that government endows the legitimacy for land exploitation but the expeditious urban development causes rapid soil loss of the farm land. Moreover, the land has become the competition for speculation instead of urban planning to fulfill the public demand. With the interviews on the home builders, this research will investigate the motive and process of land exploitation while observing the interaction between home builders and government. Additionally, the real estate companies and conveyancers within the research zone are interviewed to investigate the situation of land transfer and real estate transactions in the recent years. The research findings discover that land speculations are popular in the HuiLai Urban Land Consolidation. Moreover, constructions for mansion have been constantly promoted, although the housing prices may not be affordable by the general public. On the other hand, this research discovers that the operating model of growth machine during the process of land exploitation in the HuiLai Urban Land Consolidation is different than the past. In the preceding urban development, inside information was the critical factor of land development due to the unpublished information. Therefore, the operating model of growth machine included corporation and gaining of complete profit. Besides, the intimate relationship between the local leaders and local factions existed for the profit acquired from the differences in land value through land speculation. On the contrary, the present local leaders do not rely on local factions in the growth machine league for the developmental model of HuiLai Urban Land Consolidation. Since the availability of information disclosure and gradual devolution of authority, local leaders have become the key factor of urban development. Additionally, the mutual goals of growth machine members are to create profitability through urban growth and obtain profits from one another during the process of elevating the value for Taichung City.