수도권내 개별입지 공장개발 사업타당성 분석 : 김포시 개별공장개발의 사업화에 관한 연구

수도권 개별입지 공장 개발의 사업성과 관련 입지 규제를 분석했다.

In Korea,theregulationsforbusinesslandsinMetropolitan area are mainly about the land for factories, such as, “Plan and Usage of National Land Act”, “Vitalisation of Industrial Integration and Establishment of Industrial Plant Act” and “Establishment of Industrial Location and Development Act ”. These regulations are applied to ease the process of providing and placing the land for industries. As the factories are built according to these regulations, there are two possible types of development of industries: planned industries and individual industries.

For individual development of industries, whoever is in charge of constructing the factories, takes project’s given condition, geographical features, and price of the land into consideration. After purchasing the land at an appropriate place, the lot for the factories gets formed and by achieving the license, everything is set to start constructing the buildings. Because of these conditions, most of the enterprises, from the smallest to the medium-sized in scale, are seen as individual industries. However, it is getting harder to find places for the individual factories to be built due to the regulations related to disarranged development and environmental pollution.

For the individual factories that were expropriated for development suburbia and building lots, have to move to another place that is more suitable for factories. That also has been challenging, however, as is it difficult to secure lands for factories and price of the land itself has been skyrocketing. It is true that industrial complex that has been built by the government and the local autonomous entity does have better convenient facilities such as basic facilities, land for industries, and other public facilities. Because of the expensive lease, however, it is burdensome for the small and medium-sized enterprises to move into that complex.

Thus, this research developed ways that can help individuals with having difficult times in securing lands for factories and dealing with complicated procedures in building factories, as they are restricted by different regulations, by minimizing the risk of establishing personal factories for the consumers and encouraging people to be part of a group development rather than a personal development, eventually leading to the development of a complex of individual factories. The research also looked into ways on how to avoid disarranged development and environmental pollution.

This paper also proposes the value judgment of real estate product and its profitable merits in prospect of the private entrepreneurs, through the development of the complex of individual factories. Related research, statistical data from the National Statistical Office, the Ministry of Commerce, Industry, and Energy, and the Ministry of Land, Transportation, and Maritime Affairs were analyzed to understand the concept and necessity of complex of individual factories and ran a research on procedures and regulations of constructing individual factories. Questionnaires and other statistical surveys were used to analyze the supply and demand of individual factories.

Through this fundamental research, it is confirmed that there is an increase of demand in individual factories and it is also systematically preferred for individuals to be part of a group development rather than an individual development. Based on this, the research found an appropriate land in Gimpo area, which has lack of land for individual development, and constructed a development plan and propriety of the project. Specific development plan was formed by planning on construction of ‘basic facilities, land for factories, and other supportive facilities’ and by analyzing the revenue and expenditure of the project in Daegoat, Gimpo.

The analysis showed that economic performance is the main element that affects the revenue and expenditure of the project. Economic performance also has an influence on the rate and price of the lease. However, since the economic performance is hard to predict, realistically, it is challenging to analyze the revenue and expenditure of the project. Therefore, this research studied the stability of the rate and price of the lease. Even when the government selects the conservative plan for the lease rate, where the contract for the lease is only a year long, it is proved that PF capital is all repayable during the appropriate time.

Also, it is analyzed, through the project’s feasibility test on the price of the lease, that there is no difficulty in repaying the PF capital during that specific time, even though the price of the lease is lower than the contracted quotation of the nearby current business area. If the repayment of the PF capital during the appropriate time is the control point of indicating the possibility of this project’s profitable value and development of the enterprise, then it can be said that the planned industry of this research sets a potential standard value of the economical merit and the future development project.

우리나라 수도권내 산업입지에 대한 규제는 주로 공업입지에 관한 것으로 “국토의계획 및 이용에관한법률”, “산업집적활성화 및 공장설립에관한법률” 그리고 “산업입지 및 개발에관한법률”에 의해 산업입지의 원활한 공급 및 배치 등이 운용되고 있다. 이러한 법률에 의해 공장설립을 할 경우 그 유형은 계획입지에서의 공장설립 과 개별입지에서의 공장설립으로 대별된다. 개별입지에서의 공장설립은 공장설립의 주체가 사업의 여건, 지리적 요인, 토지가격 등을 고려하여 적정한 곳에 사업부지를 매입하여 공장부지를 조성하고 공장설립에 관한 인·허가 사항을 취득하여 공장을 설립하면 된다. 이러한 조건으로 인해 수도권 대부분의 영세기업·소기업 및 중소기업의 입지형태는 개별입지형태를 띠게 되었다. 하지만 개별적으로 공장이 들어설 수 있는 지역은 난개발과 환경오염이라는 문제로 인해 엄청난 규제로 공장용지 확보가 점점 더 어려워지고 있다. 또한 택지개발 및 신도시개발 등으로 수용된 개별공장들은 이전할 공장용지를 찾아야 하지만 각 종 규제로 인한 공장용지 확보의 어려움 그리고 이미 상승된 토지비를 감당하기에는 현실적으로 힘든 상황이다.

반면 정부 및 지자체의 주도로 조성된 산업단지의 경우에는 기반시설·산업용지·공공시설 및 입주업체들을 위한 편의시설 등이 매우 잘 갖추어져 있지만 높은 분양가로 인하여 이곳으로 입주하고자 하는 중소기업들의 장벽은 높게만 느껴지고 있는 것이 현실이다. 이에 본 논문에서는 공장용지 확보의 어려움, 공장설립에 관한 복잡한 절차, 각 종 규제로 인한 공장설립 인·허가 어려움 등의 요소로 인한 개별공장설립의 리스크(risk)를 최소화하여 수요자에게 공급하고 기존의 개별적 개발을 집단적 개발로 유도하여 개별입지의 단지화를 꾀하고 난개발의 방지 및 환경오염 문제로부터 자유로워질 수 있는 방안을 모색하였다. 그리고 집단적 개별입지 공장개발을 통하여 민간사업자 입장에서 수익적 가치가 있는 부동산상품으로써의