도시공간구조 측면의 토지개발 효과 및 지속성에 관한 연구 : 평택시 권역별 지가변화를 중심으로

평택시 권역별 지가변화를 통해 토지개발이 도시공간구조에 미치는 효과와 지속성을 분석한다.

ABSTRACT A Study on the Effect and Sustainability of Land Development in terms of Urban Spatial Structure - Focused on the Land Price Change of Region in Pyeongtaek City - Tu, Ju-Ho Department of Real Estate, Graduate School of Mokwon University The urban spatial structure has a characteristic that does not change easily because of the property of excluding the heterogeneity of each part of the space. However, if a large-scale real estate development project is carried out, not only the changes in the spatial structure of the city but also the demand and price of the land market will change.

The expansion of the three-dimensional and flat area of the city is acting as a factor causing changes in the spatial structure of the city. Pyeongtaek City is a representative example among cities that have brought a big change in urban growth through large-scale real estate development projects. Songtan City, Pyeongtaek City, and Pyeongtaek County were merged and abolished in 1995, and the present Pyeongtaek City was established. The increase of the population due to the expansion of administrative districts and the real estate development project brought a great change in the urban spatial structure and land market.

The purpose of this study is to analyze the effect and sustainability of land development in terms of urban spatial structure, focusing on Pyeongtaek City. This study was conducted to compare and analyze the effects of different land characteristics by dividing the three areas of Pyeongtaek into the northern, southern, and western regions. In addition, the purpose of examining the impact on land prices, such as policy characteristics through the land transaction permit system and development charge system, and year characteristics according to period, were examined.

To this end, a fixed-effect model and a random-effect model were used for land development effect analysis, and a dynamic panel model was applied for the sustainability analysis of land development effects by using panel data combined with cross-sectional data and time series data. The analysis results of this study on the effect and sustainability of land development according to land characteristics, policy characteristics, and year characteristics are as follows. First, according to the results of the analysis of land characteristics, it was found that development projects in the three regions had a positive effect on the rise of land prices.

It was found that the northern region had a positive effect on the price increase of the land to be developed or developed. Since most of the development was done in the southern area, the price of land to be developed or newly developed was very high, but the land price of the old town or old houses was found to decrease. The western region, which is centered on the national key project, is the slowest in Pyeongtaek City and has a great development potential.

Second, as a result of policy characteristics, in the case of the northern region, the land transaction permit system had a negative effect on the land price, but the southern region and the western region were found to be positive for land price. The Development Charge System under the development profit return method had a positive effect on land prices in the northern and southern regions. However, in the case of the western region, the 25% burden of the development fee was negative.

Third, looking at the differences by region through the year characteristics, the northern region had a positive effect from 2002 to 2019 depending on the development projects such as the 1st, 2nd, and 3rd stages of the Godeok Internationalization Plan District. The southern region had a negative effect in 2000 due to the impact of the financial crisis, while development projects such as the opening of the SRT control station had a positive effect from 2004 to 2019, showing the effect of urban development.

The western region had a negative effect in 2002 due to the impact of the financial crisis, and development projects such as the national industrial complex development project behind Pyeongtaek Port had a positive effect from 2003 to 2019. Fourth, looking at the effect of land development in the 2000s by region, the northern region had a positive effect in 2001, a negative effect in 2002 and 2003, and a positive effect from 2004 to 2009. Similar to the northern region, it was found that the western region had a negative effect from 2001 to 2003 and then positively from 2004 to 2009.

However, it was found that the southern region had a positive effect from 2003 to 2009 due to the start of urban development projects. Fifth, it was found that the effect of land development in the 2010s had a positive effect on the entire Pyeongtaek city and all areas of Pyeongtaek from 2011 to 2019. These results can be seen that the effect of land development appears in all regions of Pyeongtaek City and subdivided regions by region due to real estate development projects.

Sixth, looking at the sustainability of land development through the effect of land development, it was found that from the officially announced land price of the standard land 1 year ago to the officially announced land price of 3 years ago, all of them had a statistically significant positive effect. The implications of this study are that first, through this study, it is possible to predict future changes as well as understanding the past and present changes in the aspect of urban spatial structure through large-scale real estate development projects based on the case of Pyeongtaek City.

Second, in the case of Pyeongtaek, where various development projects are carried out, it is necessary to separate and analyze the temporally and spatially heterogeneous regions in order to obtain the results consistent with reality. Third, in this study, the results of analysis through a large amount of cross-sectional panel data improved the reality and accuracy. In other words, the results of the panel