(A) relative importance study on the location factors of the Knowledge Industry Center

다국어 초록 (Multilingual Abstract)

The purpose of this study is to derive indicator factors by analyzing the relative importance of location factors of the Knowledge Industry Center. To this end, the location factors were identified through previous studies, and the factors derived from this study were combined to extract the Knowledge Industry Centers distributed in Gasan Digital Complex, which is the cluster of planned locations, and Seongsu-dong, which is the cluster of individual locations, as random samples. When indicator factors are substituted, similarities and differences according to location types are identified, and their importance is verified by demonstrating the effect of indicator factors on the sale price.
To this end, in the review of previous studies, the differences from previous studies were described, and in the theoretical study, the concept, background and location of the Knowledge Industry Center were considered.
As analysis techniques, Delphi method and AHP analysis were used in parallel, and the importance was identified by AHP analysis by stratification based on the factors derived from the 1st to 3rd interview surveys of the expert group.
In the result analysis and conclusion, the influence of external factors was the greatest among the location factors of the Knowledge Industry Center, and among the external factors, transportation facilities were found to be more important than the environment, view and the surrounding environment. Comparing this with the location factors of residential real estate, residential real estate considered the relationship with education-related facilities as relatively important, but transportation facilities were found to be relatively important in the importance of location factors of the Knowledge Industry Center.
The importance of parking space was found to be high along with the accessibility to subway stations, availability of express bus, and availability of car-only road, and the use of public transportation was more important than the use of private vehicles.
Considering that the users of the Knowledge Industry Center are mainly in their 20s to 40s, it can be attributed to the relatively small number of vehicle owners, relatively small businesses, and the fact that new businesses are starting up and young generations mainly move in.
Negative factors of location factors include industry restrictions and restrictions on resale. In the case of industry restriction, various industries are being created as quaternary industries, but arbitrarily restricting the industry is a negative strategy and no longer helps the Knowledge Industry Center to develop. Restriction on resale can be a good policy for real owners to move in at a low price, but if excessive, it can limit the activation of the Knowledge Industry Center.
As a result of field survey and analysis of Gasan Digital Complex and Seongsu-dong as the target sites for empirical analysis, it was found that sales prices were generally high when they were close to the subway station, and it was also found that parking spaces must be sufficient to continue to operate for a long time from moving in when public transportation is not good.
This study derived the relative importance of location factors simply and easily, although there are many basic contents in the change of the knowledge industry center, which is rapidly growing while making various changes, and the results were derived by empirically combining this with Gasan Digital Complex, the planned location cluster, and Seongsu-dong, the individual location cluster. In addition, there is no significant difference between internal factors and institutional factors in location factors, but based on the results of the verification that there are significant differences in external factors, it is considered that the development of indicators of external factors is more important for the indicator factors of the Knowledge Industry Center.

국문 초록 (Abstract)

본 연구는 지식산업센터 입지요인의 상대적 중요도를 분석하여 지표요인을 도출하는데 그 목적이 있다. 이에 선행 연구를 통하여 입지요인을 파악하고 본 연구에서 지표로 도출된 요인을 접목하여 계획입지의 집적지인 가산디지털단지와 개별입지의 집적지인 성수동에 분포된 지식산업센터를 무작위 표본으로 추출한 후, 지표요인을 대입하였을 때, 입지 유형에 따른 유사점과 상이점을 파악하고, 지표요인이 매매가에 미치는 영향을 실증하여 그 중요도를 검증하는데 주요 목적이 있다.
이를 위해 선행 연구 검토에서 기존 연구와의 차별성에 대하여 기술하였고, 이론적 고찰에서 지식산업센터의 개념 및 배경과 입지에 대하여 고찰하였다.
분석기법으로는 델파이 기법과 AHP분석을 병행하여, 1~3차에 걸친 전문가 집단의 면접조사에서 도출된 요인을 바탕으로 계층화 하여 AHP분석으로 중요도를 파악하였다.
결과분석과 결론으로는 지식산업센터의 입지요인 중 외부요인이 미치는 영향이 가장 크게 나타났으며, 외부요인 중에서는 교통시설이 환경 및 조망, 주변환경보다 더 중요하게 나타났는데 이것은 주거용 부동산의 입지요인과 비교해 보면 주거용 부동산은 교육에 관련된 시설과의 연관성을 상대적으로 중요시하게 생각했지만 지식산업센터 입지요인의 중요도에서는 상대적으로 교통시설이 중요하게 나타났다.
전철역 접근 용이성과 간선급행버스 이용성, 자동차 전용도로 이용성과 함께 주차공간의 중요성이 높게 나타났으며, 주로 자가 차량 이용보다는 대중교통의 이용을 중요시하였다. 이는 지식산업센터의 이용자들이 주로 20~40대로 감안하면, 차량 소유자가 상대적으로 적고, 비교적 영세하며, 새로 사업을 시작하고 젊은 세대들이 주로 입주하고 있는 영향이라 할 수 있다.
입지요인의 마이너스 요인으로는 업종 제한과 전매제한 등을 들 수 있다. 업종 제한은 4차 산업으로 다양한 산업이 창출되고 있는데 업종을 임으로 제한하는 것은 네거티브 전략으로 더이상 지식산업센터가 발전하는데 도움을 주고 있지 않으며, 전매제한은 실소유주가 저렴한 가격으로 입주하는 데는 좋은 정책이 될 수 있으나, 과도하면 지식산업센터의 활성화를 제한 할 수 있다.
실증분석 대상지로, 가산디지털단지와 성수동을 현장 조사하여 분석한 결과 공통적으로 전철역과 근접하면 매매가가 높게 형성되었음을 알 수 있었고, 대중교통이 좋지 않을 때는 주차공간이 충분해야 입주부터 오래 지속하여 영위하는 것으로 나타났다.
본 연구는 급속도로 다양한 변화를 거듭하면서 빠르게 성장하고 있는 지식산업센터의 변화에 있어, 다소 원론적인 내용이 많으나, 기본적인 것을 단순하고 쉽게, 입지요인의 상대적 중요도를 도출하였으며, 이것을 계획입지 집적지인 가산디지털단지와 개별입지인 성수동에 실증 접목하여 결과를 도출하였다. 또한 입지요인에서 내부요인과 제도적 요인은 비교적 유의미한 차이가 없으나 외부요인에서 의미 있는 차이가 있는 검증 결과에 의하여, 지식산업센터의 지표요인에 있어서는 외부요인의 지표개발이 더욱 중요하다고 사료된다.

목차 (Table of Contents)

• Chapter 1 Introduction 1
• 1.1. Background and purpose of the study 1
• 1.1.1 Background of the study 1
• 1.1.2 Purpose of the study 3
• 1.2. Scope and method of study 4
• 1.2.1 Scope of study 4
• 1.2.2 Method and composition of the study 5
• 1.3. Review of previous studies and differentiation with this study 8
• 1.3.1 Review of previous studies 8
• 1.3.2 Differentiation of study 27
• Chapter 2 Theoretical Study 28
• 2.1. Concept and background of Knowledge Industry Center 28
• 2.1.1 Concept of Knowledge Industry Center 28
• 2.1.2 Background of Knowledge Industry Center 29
• 2.1.3 Change in Knowledge Industry Center 30
• 2.1.4 Characteristics of Knowledge Industry Center 33
• 2.1.5 Current Status of Knowledge Industry Center 36
• 2.1.6 The need for a knowledge industry center 40
• 2.2. Theoretical consideration of location 41
• 2.2.1. Concept of location 41
• 2.2.2. Condition of location 41
• 2.2.3. Concept and eleents of industrial location 42
• 2.2.4 Classification of location factors 43
• 2.2.5 Location of Knowledge Industry Center 49
• 2.2.6. Location Type of Knowledge Industry Center 49
• 2.3. Review of Analytical Techniques 54
• 2.3.1 Delphi method 54
• 2.3.2 AHP(Analytic Hierarchy Process) 56
• Chapter 3 Design of Study 59
• 3.1 Subject of study 59
• 3.1.1 Subject of survey 59
• 3.1.2 Subject of empirical survey 59
• 3.2 Method of survey 60
• 3.2.1 Method of survey 60
• 3.2.2 Method of empirical survey 60
• 3.3 Overview and current status of the target site 60
• 3.3.1 Gasan Digital Complex 60
• 3.3.2 Seongdong-gu (Seongsu-dong) 64
• 3.4 Framework of study 67
• 3.4.1 Delphi analysis 67
• 3.4.2 AHP(Analytic Hierarchy Process) analysis 69
• Chapter 4 Results of Survey Analysis and Empirical Analysis 70
• 4.1. Results of survey analysis 70
• 4.1.1 Delphi analysis results 70
• 4.1.2 AHP(Analytic Hierarchy Process) analysis results 77
• 4.2. Results of empirical analysis 123
• 4.2.1 Comparison between this study and previous studies on indicator factors 123
• 4.2.2 Empirical status of target site 125
• 4.2.3 Factors in the site sample 127
• 4.2.4 Empirical analysis on the factors of the sample of the site 128
• Chapter 5 Conclusion 134
• 5.1. Conclusions and Implications of the Study 134
• 5.1.1 Conclusion of the study 134
• 5.1.2 Implications of the study 137
• 5.2 Study limitations and future tasks 138
• 5.2.1 Study limitations 138
• 5.2.2 Future tasks 139
• Reference 140
• Questionnaire 155