개발제한구역 계획손실보상을 위한 평가모형 구축에 관한 연구 : 대구신서혁신도시를 중심으로

개발제한구역의 계획손실 보상을 위한 토지가치 평가모형을 구축했다.

A Study on Establishment of the Land Valuation Model for the Compensation for Planning Restriction on Land Property in Green Belt Area - The case of Daegu Sinseo Innovation City - Ha, Sang-Jun Department of Real Estate Graduate School, Daegu University Gyeongbuk Korea Supervised by prof.

Jung, Sung-Yong (Abstract) The purpose of this dissertation is to establish the land valuation model for the compensation for planning restriction on land property in greenbelt area, reinterpreting the cause of compensation from the viewpoint of efficiency and equity for public interests as well as the conceptual approach to Sonderopfer to resolve the inequality built upon the property of land included in the development district for public utilities in greenbelt.

The land valuation model was established by improving current compensation standards based on the structure of the land price gap between greenbelt area and non-greenbelt area to estimate the loss of planning restriction in greenbelt area, and it was suggested by the compensation plan for the loss of planning restriction on land property of the natives and the outsiders with a graded approach. The land valuation model was established using improved compensation standards modified current compensation standards. It had been designed by the land valuation method using officially appraised land value, allowed by Korean land appraisal standards.

Statistical valuation method was applied to the land valuation model using hedonic price approach. To carry out this study, research area was selected both Sinseo Innovation City located in Daegu, Korea where greenbelt area covers about 80% of the total project area and the neighboring area located in Hayang, Geongsan nearby easterly direction of the development district where included both non-greenbelt area and greenbelt area. This study inspected total lands and landowners except for government owned lands to research the reality of compensation in the development district.

And this study carried out multiple regression analysis using the data appraised 1,881 lots of the farmland in greenbelt in the development district and 87 lots of the farmland, the sample of sales in non-greenbelt area and greenbelt area nearby the development district. The details of estimated results by empirical analysis are as follows. First, according to investigation the reality of compensation for the land in the development district, it was ascertained that the holding period shorter, the portion of outsiders had been higher than that of natives gradually.

Especially, the portion of outsiders who had possessed their lands shorter than 5 years was elevated coming close to 50% of the total landholders in the distribution of holding period related residence. outsiders who had possessed their land shorter than 20 years had also a significant portion coming close to 50% of all landholders who had raised objections against the compensation negotiation.

These facts imply that the outsiders acquired the land scheduled to be included in the development district having it in mind to get short-term capital gain and they might be causative of obstacles carrying out the project, because they intended to elevate their compensation payments and caused the time delay for the refusal of compensation negotiation. Second, according to the result of multiple regression analysis on the land valuation model for agricultural land in greenbelt area designed by the appraisal data in the development district, the goodness-of-fit of the model was considerably high because was tested 0.912 in dry field model and it was tested 0.989 in rice field model.

The land valuation model tested to explain the appraised value very well. The land valuation model in greenbelt area was significant statistically in 5% significance level. Third, according to the result of regression analysis on the land valuation model for the agricultural land in the neighboring area nearby the development district, of the model was tested 0.796 and the goodness-of-fit of the model was relatively high. Dummy variable for land category of the model was significant statistically in 5.4% significance level and other variables were significant statistically in 5% significant level.

And the regression coefficient of dummy variable for zoning gap between non-greenbelt and greenbelt was estimated 55,161.432. This result implies that the price of non-greenbelt area was ￦55,161 per square meter higher than that of greenbelt area. Therefore, This result proved that the loss for planning restriction had existed in greenbelt area where is located neighboring area nearby the development district because of the gap price between non-greenbelt area and greenbelt area. Fourth, the amounts of land value estimated by modified land valuation model reflected the compensation for planning restriction totaled 282 billion won.

On the other hand, the amounts of the land value not reflected the compensation for planning restriction totaled 262 billion won. Therefore, the amounts of the compensation for planning restriction was estimated about 20 billion won. Fifth, the amounts of increased project costs was estimated about 37.1 billion won adding up increment of compensation payments and the project's financial costs by the time delay for the refusal of compensation negotiation.

These results imply that we could have cut the project costs if we had introduced and carried into execution the compensation system with a graded approach reflected the compensation for the loss of planning control for landowners in the development district. The valuation model for compensation with a graded approach in this study expects that it leads to save the project costs and serve the project procedure smoothly shortening the project period by liberalizing the conflicts of compensation as well as resolving the inequality between the natives and the outsiders on their land properties in greenbelt in the development district. 개발제