都市更新描述了建築環境與都市紋理的代謝與汰換過程，也同時促使了都市環境和既有規劃的（再）現代化。對於高密度城市而言，由於其稀存的市區未開發用地和持續的都市人口增長，都市更新也因此更有其必要。然而，過程中廣泛的行動者參與以及其各自的利益期待卻也同時使都市更新成為各種衝突、合作、以及角力的政治場域，進而使更新案的發起變得困難與複雜。甚者，私部門的資源引注、所有權人的意見整合、社區團體的公共監督、以及社會大眾的福祉創造等，都突顯了都市更新非僅只是都市環境的物理變化過程，同時亦具有均衡且妥善的福祉創造和利益（再）分配之積極目的。
此論文透過比較研究，分析台北、香港和新加坡的都市更新之制度發展與治理模式，以豐富並加深對都市更新的了解。除了相似的華人文化背景以及多年的實務經驗，此三個高密度亞洲城市亦同時積極地透過都市更新塑造城市競爭力、吸引國際投資，進而取得地緣政治鬥爭中的領先地位。地方居民的居住需求以及國際競爭的城市提升都以都市更新作為規劃手段來實現。此研究的比較基礎建立於此三個城市於都市紋理與規劃意識上的共通性，系統性地分析都市更新在比較框架內的複雜樣貌。
於理論層面，此論文以制度與治理理論作為比較分析的架構基礎。兩者雖都強調規則對利益關係人間的互動與權力之影響，但前者更著重於規則如何規範行動者的策略性行為，而後者更強調規則如何決定行動者間的權力分配以及治理之政策工具。都市更新飽含價值權衡與利益考量，制度與治理的理論觀點可作為城市比較研究的沃土，進而解析政策工具、管理機制以及都市議題間的因果與關聯。於經驗層面，此論文聚焦於容積工具的運用對都市更新的諸多影響。城市規劃以容積整合、免計容積、容積移轉、以及獎勵容積等政策工具來推動都市更新。然而，容積運用非僅只是決策者的規劃工具，容積政策的制定與實施實是體現了都市治理與制度的政治與利益考量，以及行動者間合作與鬥爭後的結果。其非對稱的權力網絡與利益分配將決定以容積工具推動都市更新時的諸多後果，並加深行動者間不均衡的權力關係。
此論文之研究目標為釐清都市更新的制度與治理之複雜性，闡明容積工具如何為重建案提供有利條件，並綜述容積工具的不同運用方式將造成的可能影響。都市更新的議題與挑戰將持續改變，此論文意圖作為都市更新改善與調整時的參考依據，以使都市紋理在翻新再生的同時，社會整體的福祉亦能被均衡兼顧。

Urban renewal describes a transformation of obsolete built environment into a revived setting favorable for inhabitants of the city. Such revitalization permits opportunities to remodel the outdated buildings into modernized developments and the outmoded urban fabric into contemporary planning. However, given the extensive participation and kaleidoscopic ambition of multiple stakeholders, urban renewal also renders itself a political engagement saturated with intertwined wrestles and interest-based collaboration, commonly bringing about obstacles and uncertainties to the initiation and implementation of redevelopment projects.
Although the imperative to redevelop obsolete buildings is particularly imminent to high-density cities where the downtown area barely remains raw development sites for accommodating urban population growth, urban renewal is usually complicated by the endeavor for fundraising from private sectors, consensus building among legal proprietors, public scrutiny by the community, and especially the welfare delivery for the society as a whole. A productive and effective urban renewal approach should therefore allow not only the improvement of built environment but also the balanced (re)distribution of redevelopment interests.
Against the background, this thesis aims to shed some light on urban renewal by comparing and investigating the institutional development and governance arrangement of urban renewal in three jurisdictions: Taipei (the capital of Taiwan), Hong Kong, and Singapore. Apart from the similar Chinese cultural background shared by the three cities, they each provide the fertile ground for interreference in view of their decades of practical experience in tackling redevelopments in the high-density urban environment. Besides, the three cities are ambitious rivals in the global city competition in which cities are aiming for prospective images for international investments and leading positions in the geopolitical rivalry by means of the rejuvenation of urban environment. The similarities allow valuable comparative studies and comparable investigation on the urban renewal composition and approaches to redevelopment initiations elaborated by the three jurisdictions.
The theoretical background in this thesis is founded on the institutional development and governance theory. The two theories both focus on the implications of structured rules on the interaction of involved actors. The former emphasizes more the prescriptions of actions and strategies of actors and hence the formation of their repetitive and structured interactions, the latter the composition of power relations between involved actors and the instrumental policies to steer their collective efforts. Urban renewal is fundamentally a value-laden and political-driven setting where institutions and governance are in place to regulate and coordinate the collective efforts of involved actors for lower transaction costs and effective policy implementation. Comparing the contextual differences in the institutional and governance arrangement allows the fertile ground for theoretical reflections on the causality and mechanism by which types of policy instruments and management practices are formulated to address the particular urban issues.
The thesis will first discuss the institutional development of urban renewal by drawing on an established comparative framework to allow refined comparative foci and systematic understanding of the institutional complexity. The comparative framework also provides a vintage point to evaluate the institutional approach in effect and the recent changes in the institutional milieu. The comparison unravels the evolvement of urban renewal institution and the pursuits underlying that evolvement, entailing types of retooling of land-use and institutional policies for the realization of that pursuits. The comparison also foregrounds their considerations and countermeasures in the face of ever-changing challenges of urban renewal and thereby provides practical lessons for cities of similar context.
Having outlined the institutional settings of urban renewal, the thesis will then provide a more nuanced investigation by drawing on the manipulation of plot ratios as the comparative foci to identify practical utilities (i.e. cost reduction and profit generation) for redevelopment initiation, consequences of plot ratio manipulations, and most importantly the value-laden manifestations of the governance arrangements. Plot ratio computes the ratio of a building's gross floor area (GFA) to its site area and primarily describes the volumetric and intensity features of any development. Granting plot ratio incentives to stimulate redevelopment, exempting GFA to encourage amenity features, and transferring plot ratios to protect development rights or allow highest-valued uses across sites, are plot ratio schemes that land-use planning systems commonly adopted to harness the land resources. However, these plot ratio schemes are more than technocratic tools to facilitate urban renewal. The legislation-driven implementations of these instrumental tools are, in fact, value-laden manifestations of the governance arrangement. Different urban renewal governances versatilely employ the plot ratio schemes to mobilize land resources and serve respective governance goals, leading to not only diverse merits and outcomes but also imbalanced interests and asymmetrical power relations between involved actors.
Understanding the institutional development and governance arrangements of urban renewal, and identifying the favorable conditions and corresponding consequences of the manipulation of urban renewal plot ratios, are important courses to the pursuit of a better urban renewal approach. Given the continuous changes in the urban environment, this thesis aims to provide a signpost to a more sophisticated urban renewal approach to benefiting the city and society as a whole. It is hoped that this study could be a useful reference to well-balanced strategies for the pursuit of city (re)development and the genuine delivery of public welfare.

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