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研究生:黃冠瑜
研究生(外文):HUANG, KUAN-YU
論文名稱:台北都會區主要商用不動產類型分布區位之空間型構分析
論文名稱(外文):A Space Syntax Analysis of Major Commercial Properties Distribution in Taipei
指導教授:游舜德游舜德引用關係
指導教授(外文):Tony Shun-Te Yuo
口試委員:王大立詹士樑游舜德
口試委員(外文):Wang, Dah-lihShih-Liang ChanTony Shun-Te Yuo
口試日期:2015-06-08
學位類別:碩士
校院名稱:國立臺北大學
系所名稱:不動產與城鄉環境學系
學門:商業及管理學門
學類:其他商業及管理學類
論文種類:學術論文
論文出版年:2015
畢業學年度:103
語文別:中文
論文頁數:86
中文關鍵詞:拓樸學商用不動產開放街圖自然道路空間規劃
外文關鍵詞:TopologyBusiness real estateOpenStreetMapNatural roadsSpatial planning
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都市的總體發展與我們息息相關,而都市內之道路網絡結構,更是融入人們的日常生活中,因為便捷的道路結構會使該區域的發展程度更迅速。採用由下而上的觀察角度切入來剖析城市時,可以發現在各主要城市中,路網結構便捷的區位通常都是政商經貿的匯聚地,而如何有效的衡量都市路網結構就成了重要的課題。在都市中的各種商用不動產會根據其本身特性,來選擇最適合發展之區位,區位對於不動產而言相當重要,一個好的區位可以使該商用不動產得以永續經營。而中心商業區通常會聚集下列三種商用不動產:大型零售、旅館產業、辦公大樓。

大型零售一直以來被認為是最成功的商用不動產使用類型,因為大型零售能夠提供的服務層面廣,客源也不容易被限縮在特定族群。而旅館產業在臺灣也是相當興盛,尤其是政府大力推廣觀光下,旅客人數成長帶動了旅館產業之蓬勃發展。至於辦公類型的不動產,則可以表示一個都市的競爭力,當都市中的辦公大樓林立,則表示該城市在國際間具有足夠之競爭力。另一方面,拓樸學主要是在理解各單元間之關聯性,而從拓樸學衍生出來之空間型構法相當適合用來解構空間之便捷程度,因此本研究採用了空間型構法來衡量都市內的網絡結構之關聯性。空間型構法往往都是採用軸線圖(Axial Map)在特定的範圍內做分析,但是當研究的尺度拉大到整個臺北市之範圍時,自然道路(Natural Roads)的概念會更契合都市研究的議題。

在本研究採用了開放街圖(OpenStreetMap,OSM)所取得之臺北市路網資料為研究之背景,並將臺北市的路網資料轉變成有拓樸關聯性之路網圖,而根據軸線圖與自然道路圖所產生之空間型構數值,搭配臺北市內三種主要商用不動產來探討,各主要商用不動產在區位的分布上有何差異。根據本研究透過單因子變異數檢定以及二元Logistic回歸模型,並配上四分位數分類所得出之結論,臺北市區域內的路網結構平均深度值小於4.09,全區便捷值大於3.54且區域便捷值大於7.06時,則該區段擁有最大的集客能力,表示該區段的人潮、車流量最大,較容易聚集人潮。此一成果可以提供日後空間規劃或是都市發展一個政策性的指標。


關鍵字:拓樸學、商用不動產、開放街圖、自然道路、空間規劃

Urban development is closely related to us, the route design in the urban especially integration to our daily life. Because of the place which has convenient traffic will growing fast than others place. When we take a bottom-up view to observe the urban can uncover that central business place (CBD) is the place with convenient traffic. How to measure the convenience of traffic will concern by the researcher. Different kinds of the major business buildings will choose the perfect location according to their own characteristics. A perfect location will let the business building sustainable operate. Their usually assemble large scale retail business, hotel, and office building in the CBD.

Large scale retail business has been consider as the successfully business building. Because of the large scale retail business can provide the broad service, and the customer will not focus in the specific group. In Taiwan, hotels are also the popular business building. Especially the government policy is tourism promotion. As for the office building, it can represent the competitiveness of a city. Moreover, topology can use to figure out the relationship between different places. The space syntax is base on the topology concept used to calculate the relationship between two units. Besides, axial map is a common way to use by space syntax. However, in the large scale may use the new concept which is derive from the axial map we called: natural roads.

This study uses the OpenStreetMap (OSM) as a basic material to study the traffic of Taipei City. We derive the axial map and natural roads to measure the traffic in Taipei. Moreover, we use the three types of major business building to overlapping the axial map and natural roads, by this way to indicate the distribution of the building. When the place which mean depth is small that 4.09 and global integration is larger than 3.54 and local integration is larger than 7.06. That place is the most prosperity is Taipei City. These indexes could give our government a strategy of development.



Key words: OpenStreetMap, topology, business real estate, natural roads, spatial planning

目錄
表目錄 IV
圖目錄 V
第一章 緒論 1
第一節 研究背景 1
第二節 研究動機 3
第三節 研究目的與範圍 5
第四節 研究架構與流程 8
第二章 理論基礎與文獻回顧 11
第一節 主要商用不動產相關理論 11
第二節 空間型構法(Space Syntax) 18
第三節 開放資料意涵 26
第四節 頭尾分類法及其指標 30
第五節 自然城市(Natural Cities) 32
第三章 研究方法 33
第一節 研究設計 33
第二節 研究流程與資料建置 34
第三節 空間指標選取方式 44
第四節 分析檢定方式 47
第四章 實證結果與討論 51
第一節 單因子變異數分析 51
第二節 二元Logistic 分析 63
第三節 各主要商用不動產聚集趨勢之討論 67
第五章 結論與建議 75
第一節 臺北市路網結構之特性 75
第二節 後續研究之建議 78
參考文獻 79
附件A 85


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1. 周素卿 (2003),全球化與新都心的發展─曼哈頓意象下的信義計畫區,臺北市:地理學報,(34),41-60 (8)。
2. 周素卿 (2003),全球化與新都心的發展─曼哈頓意象下的信義計畫區,臺北市:地理學報,(34),41-60 (8)。
3. 秦銘璟 & 簡正哲 (2009),零售業展店拓點的區位選擇-數值模擬分析,真理財經學報,20,27-50。
4. 秦銘璟 & 簡正哲 (2009),零售業展店拓點的區位選擇-數值模擬分析,真理財經學報,20,27-50。
5. 游舜德 & 江渾欽 (2008),大型購物商場內零售聚集之微觀空間分析-「購物中心百貨化」與「百貨公司購物中心化」之影響,臺灣地理資訊學刊,6,29-48。
6. 游舜德 & 江渾欽 (2008),大型購物商場內零售聚集之微觀空間分析-「購物中心百貨化」與「百貨公司購物中心化」之影響,臺灣地理資訊學刊,6,29-48。
7. 黃名義 & 張金鶚 (2005),臺北都會區大型企業的辦公室區位變遷研究,管理評論,24(4),83-102。
8. 黃名義 & 張金鶚 (2005),臺北都會區大型企業的辦公室區位變遷研究,管理評論,24(4),83-102。
9. 薄有為、鍾懿萍 & 柯清華 (2013),臺北市辦公大樓市場租金與總體經濟因素關聯性之研究-以不同等級商辦大樓為例,土地問題研究季刊,12(1),12-22。
10. 薄有為、鍾懿萍 & 柯清華 (2013),臺北市辦公大樓市場租金與總體經濟因素關聯性之研究-以不同等級商辦大樓為例,土地問題研究季刊,12(1),12-22。