中華民國內政部建築研究所中華民國內政部建築研究所

一、研究緣起
都市的發展是一動態的過程，勢必會歷經經濟功能與物質功能之衰退。為了解決這些老舊窳陋地區的問題，臺灣過去主要應對的方法為使用都市更新的手段，提升都市土地居住環境與品質，期望能夠達成復甦都市機能、增進公共利益等目的。在執行都市更新時的主體對象包含建築，代表建築在都市更新事業計畫中扮演著舉足輕重的角色。為了呼應現在環保意識的抬頭，促進永續都市的發展，都市更新事業計畫中也透過容積獎勵鼓勵採用綠建築設計。然而，若沒有適當地將綠建築成本在該建築成本估算中將原有成本扣除，而只是一眛地外加「綠建築成本」，便會產生「成本疊加效應」，讓大眾認為「綠建築必然昂貴」。
 因此為匡正視聽，提供社會大眾與開發商對於綠建築標章指標項目及其成本之精準資訊，本研究將針對都市更新案例申請綠建築標章指標項目與成本之分析研究，適當地將因為申請綠建築標章所創造之「減量效益」與部分的「增量效應」予以公允之分析與計算。基此，本研究預期成果及效益如下：(一)完成都市更新事業計畫中具「減量效益」之具體可行綠建築規劃設計手法之彙整；(二)統計都市更新案例中較常列舉於共同負擔之綠建築標章指標項目與成本，並分析綠建築成本與綠建築容積獎勵值之比例關係；(三)提出現行都市更新綠建築容積獎勵值之合理性分析與政策建議。
二、研究方法與過程
本計畫採取文獻分析法、個案研究法及訪談法進行研究，透過國內外相關研究之文獻梳理與都市更新常見綠建築減量技術及其造價之調查，歸納出現行綠建築評估體系下建商在都市更新時，相關綠建築技術之應用成本。並且以實際之都市更新案例進行綠建築技術成本、整體營建成本與容積獎勵值之試算，同時交叉比較都市更新共同負擔與綠建築之造價差異，以破除都市更新案件對綠建築造價成本普遍高估之迷思。此外，計畫再以訪談法訪問都市更新案例推動過程中的相關人員，包含建築師、顧問公司及開發商等，以探討其對於綠建築容積獎勵額之看法，以及爭取綠建築容積獎勵過程中對於建築物設計及成本可能之影響。
三、重要發現
本研究蒐集內政部營建署、臺北市都市更新處、新北市政府都市更新處以及財團法人台灣建築中心之都市更新案例資料，進行綠建築技術採用率、綠建築容積獎勵取得以及都市更新案例綠建築相關成本等比較分析，提出下列之研究發現。
1.臺北市與新北市都市更新處同意提供本案研究之136件都市更新案例詳細資料中，已經取得綠建築候選證書或標章的案件共51案，其中除了必要評定的日常節能指標與水資源指標外，綠化量及污水垃圾改善之申請率亦是100%，此外基地保水之申請率亦達90%以上，然而其餘指標皆不到60%的申請率。
2.在採樣案例中，多在共同負擔中提列5項或6項指標，包含綠化量指標、基地保水指標、日常節能指標、室內環境指標、水資源指標以及污水垃圾指標等，整體而言達綠建築銀級標準之都市更新案件，提列成本多在每平方公尺增加600元至900元台幣之間。
3.各個都市更新案在僅考量營建成本下之總收益金額為總營建成本的1.56倍至2.14倍之間，每平方公尺增益約在2,000元以下，且有四案落在1,000元左右。
4.都市更新案例成本除營建外，亦包含規劃設計、測量、權利變換、管理費用以及相關規費稅捐等，且建築開發商主要獲取後續管理銷售之利潤，非直接領取綠建築容積獎勵之利潤，因此並無明顯從綠建築容積獎勵獲取極端不合理利潤之情形，且相對於其他都市更新容積獎勵項目而言，綠建築容積獎勵堪稱合理。然而在國內已經有20年歷史下，綠建築設計已經逐漸成為建築物標準設計，因此在綠建築設計不會明顯增加建築營建成本下，建議可在適當時機檢討容積獎勵政策，以分期之方式逐步調降綠建築容積獎勵比例。
四、主要建議事項
本計畫希望透過將都市更新案例之綠建築得分、提列成本、綠建築營建費用、容積獎勵銷售額等比較分析成果，以釐清過去大眾對於綠建築容積獎勵是否合理之疑問，使大眾瞭解綠建築之設計項目與相關成本，以促進綠建築之推廣與應用，以朝向永續發展之目標邁進。
建議一
研討綠建築相關設施建置與後續維護成本：立即可行建議
主辦機關：內政部建築研究所
協辦機關：財團法人台灣建築中心
本計畫召開兩次專家座談會，與會的顧問公司、開發商與建築師表示綠建築指標項目相關設施設備的選用上，以容易達成或執行成本較低為優先選擇；亦多次提及取得綠建築標章的建物，在交屋後面臨綠建築設施維護、綠建築維護管理費使用以及續用等相關問題。因此本計畫建議對於綠建築實際設施建置與後續維護之成本進行探討，使日後在綠建築設施設備採用與維護成本提列上更有依據。
建議二
針對都市更新案相關權利人舉辦綠建築相關宣導講習：立即可行建議
主辦機關：內政部建築研究所
協辦機關：社團法人台灣綠建築發展協會
本計畫召開專家座談會時，顧問公司、開發商與建築師皆表示業主與使用者對於綠建築之效益並不瞭解，導致在設計時或使用過程中，對於綠建築並不重視，甚至出現排斥感。因此本計畫建議可針對都市更新案相關權利人透過宣導講習課程或實際綠建築案例參訪，使大眾更加瞭解綠建築之效益，以增進綠建築設計採用與管理維護的意願。

I、Introduction
The development of the city is a dynamic process, and it is bound to experience a decline in economic functions and material functions. In order to solve the problems in these old areas, Taiwan’s main method in the past was to use urban renewal methods to enhance the living environment and quality of urban land, and hope to revitalize urban functions and enhance public interests. The main object in the implementation of the urban update contains the building, which represents a pivotal role in the urban renewal program. In order to respond to the rise of environmental awareness and promote the development of sustainable cities, the urban renewal plan also encourages the use of bulk reward for urban renewal green building. If the cost of the green building is not properly deducted from the estimated cost of the building, and only the "green building cost" is added, the "cost superposition effect" will be generated to make the public think that "green building is inevitably expensive".
Therefore, for the righteous viewing and listening, providing the public and the developer with accurate information on the Green Building Marking Index project and its cost, this study will apply for the analysis of the green building standard index project and cost for the urban renewal case, as appropriate, due to the application. The “reduction benefit” created by the Green Building Mark and the “incremental effect” of the part are fairly analyzed and calculated. Based on this, the expected results and benefits of this study are as follows: (1) Consolidation of the “Green Building Planning and Design Techniques” with “cost reduction benefits” in the urban renewal plan. (2) Analyze the “green building costs” listed in the “Urban Renewal Cases” and analyze the relationship between green building costs and reward values. (3) Proposed amendments to the "Green Building Award" for the "Urban Renewal Promotion Policy".
II.Research Methods and Process
The project adopts literature analysis method, case study method and interview method to conduct research. Through the literature research and the survey of common green building reduction technology and cost of urban renewal, it is concluded that the construction of the green building evaluation system is under The cost of application of related green building technology when urban renewal.
In addition, the actual urban renewal case is used to calculate the green construction technology cost, the overall construction cost and the bulk reward value.    At the same time, the project will compare the cost difference between the urban renewal caes which use the green building technique or not. In addition, the project then interviewed the relevant personnel in the urban renewal case promotion process, including architects, consultants and developers, to explore their views on the bulk reward for urban renewal of green building, and how ”green building bulk awards” impact the building design and cost.
III.Major Outcomes
1.The Taipei City and New Taipei City Urban Renewal Office agreed to provide a total of 51 cases of green building , except the daily energy saving indicators and water resources indicators, the approval rate for greenery and sewage & garbage improvement is also 100%. In addition, the application rate for soil water retention is over 90%, while the remaining indicators are less than 60%.
2.In the sampling case, most case applicate 5 or 6 indicators, including the greenery, soil water retention , daily energy saving, indoor environmental, water resource, and sewage & garbage indicator. In the urban renewal case of the silver level green building, the cost of the increase is between 600 NTD and 900 NTD per square meter.
3.The total revenue of each urban renewal case is only 1.56 times to 2.14 times of the total construction cost, and the amount of benefit per square meter is less than 2,000 NTD, and four cases fall to around 1,000 NTD.
4.Urban renewal case costs include planning, measurement, rights change, management fees, and related taxes, etc.The construction developer mainly obtains the profit from the subsequent management sales, and does not directly receive the profit of the green building bulk award. Therefore, there is no obvious situation of obtaining extremely unreasonable profits from the green building bulk award. In addition, compared to other urban renewal bulk awards, the green building bulk award is reasonable. However, under the 20-year history of EEHW, green building design has gradually become the standard design of buildings. Therefore, under the green building design, the cost of building construction will not be significantly increased. It is suggested that the bulk award incentive policy can be reviewed at an appropriate time and gradually implemented in stages. Reduce the proportion of green building volume awards.
IV.Suggestions
1.Discuss green building case of facilities construction and follow-up maintenance costs
Organizer: ABRI
Co-organizer: T.A.B.C
During the implementation of this project, it was found that the cost of urban renewal case of green construction are not based on the actual cost quotation, but rather the method of estimating the calculation. In addition, during the opening of the expert forum, consultants, developers and architects also mentioned the maintenance of green building facilities, the use of green building maintenance management fees and the continuation of green building after the green building was delivered. Therefore, this project proposes to explore the cost of the actual construction and subsequent maintenance of the green building case, so it will be more based on the adoption and maintenance cost of the green building facilities in the future.
2.Conducting green building advocacy workshops for rights holders in urban renewal cases.
Organizer: ABRI
Co-organizer: Taiwan Green Building Council
When the project held an expert forum, the consultants, developers and architects all said that the owners and users did not understand the benefits of the green building, which led to the lack of attention to the green building during design or use. Therefore, the proposal of this project can be used to inform the relevant rights holders of urban renewal cases through texts, seminars or actual green building case visits, so that the public can better understand the benefits of green buildings and enhance the willingness to adopt and manage green building design.