| Summary: | 博士 === 國立臺北大學 === 不動產與城鄉環境學系 === 102 === UGB is probably the best known among these urban containment boundaries. In fact, UGBs were not implemented in Taiwan, but the boundaries between urbanized land area and non-urbanized land area in Taiwan are quite close to the concept of UGBs. In this paper, we use the term “urban construction boundaries”, or UCBs, in Taiwan as the land control mechanism.
In this paper, from a property rights perspective, we first explain, theoretically and conceptually, why UCBs in general could cause urban sprawl, rather than stop it. In addition, we conducted an experiment on developers’ attitudes toward land development inside and outside UCBs through prospect theory. Our findings showed that the setting of UCBs made a proportion of developers search for land outside the UCBs for development in order to capture property rights left in the public domain, and prompt the forces of pulling development inside the UCBs because of loss aversion as well as those of pushing development outside the UCBs because of risk seeking. Secondly, we propose four assumptions and three quantitative indices to evaluate the effectiveness of UCBs policy by using Xinyi district of Taipei city as an empirical case study. Different from our prediction, there is insufficient evidence displaying that the urban sprawl of Xinyi district during two planning periods (1956-1991) occurred outside UCBs. But the indirect data indicate that Xinyi District has a tendency to sprawl. As predicted by our analysis, the urban sprawl in Beijing during the two planning periods from 1983 to 2005 took place mostly outside the UCBs (Wang et al., 2014). We argue that a successful land control measure, such as UCBs, should take into account the developers’ behavioral reaction to plans and regulations in order to stop effectively urban sprawl.
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