Characteristics and Triggers of Land Conversion of the Non-urbanized Area in Pocheon-si

Abstract

A lot of demands of development for non-urbanized areas in the metropolitan region have resulted in the conversion of land from rural to urban districts. This study was designed to analyze the characteristics of land conversion and extract the triggers of land conversion of the non-urbanized area in Pocheon-si for about 10 years since the mid-2000s. The rare event logistic regression model was used to extract triggers of land conversion with data of lots from 2003 to 2013. According to the results, small-sized development of decentralized lots, speculation-use for fluctuating land value and discordance between land use and classification were very important triggers of land conversion. When a parcel's area was below 1,000㎡, a small-sized one was more likely to be changed for land conversion than a large-sized. The discordance between the legal land category and the real land use increased about 2.5 times of the land conversion. Although various systems were legislated in order to ban reckless development of non-urbanized areas and make an efficient use of them, the systems did not show anticipated performance. The results has two policy implications. One is that systems should be strengthened for anti-reckless development land management of non-urbanized areas. The other is that systems to monitor land conversion of non-urbanized areas by local governments and analyze triggers and problems should be legislated.