基于主导功能选择的城市综合体开发策略研究
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摘要
在政府和开发商的共同助推下,近年来,城市综合体项目在中国得以迅速登台并蓬勃发展。但是,城市综合体在我国的发展所面临的形势是,一方面,其已经在房地产开发和城市化进程中扮演着极为重要的角色,而另一方面,由于起步较晚,开发经验缺乏,一些已开发的项目并没有能充分发挥出应有价值,一些将要开发的项目找不到足够的参照经验和指导理论。关于城市综合体开发的经验总结和理论研究显得尤为迫切。
文章从项目整体价值提升、开发资源有效配置、开发时序优化、多功能和谐推广等方面对城市综合体项目的开发策略进行了实践调研总结和理论深化研究,提出,通过主导功能选择的方式,在综合体各功能子系统之间构建清晰的逻辑关系,以使得项目市场定位、开发资源配置、开发时序安排、推广形象塑造等环节能依照一个合理的脉络去进行,从而,在有序的开发组织过程,发挥多功能协同优势,实现项目开发价值最大化。
文章分为四个大的部分,分别从概念理解与界定、城市综合体价值解读与开发特点识别、城市综合体主导功能的选择、基于主导功能选择的开发策略分析四个层级,对城市综合体的开发进行了研究探讨:
第一部分:概念理解与界定。该部分介绍了城市综合体的内涵,在深入理解区域经济主导产业概念并借鉴其作用思想的基础上,提出城市综合体“主导功能”概念。
第二部分:解析城市综合体。此部分分为两章,一章对城市综合体的价值所在和价值源泉进行了探讨,另一章则对城市综合体的开发过程及其中的要点进行分析,为之后的开发策略设计提供基础。
第三部分:研究城市综合体主导功能。研究分为两个大的方面:一是研究主导功能选择之于城市综合体开发的必要性和可行性,此环节通过理论和实践案例来进行论证分析;二是研究主导功能选择的方法,对主导功能选择方法的设计,根据对城市综合体价值的认识,同时,参照区域经济主导产业的选择方法,构建了主导功能选择指标体系及量化方法。
第四部分:城市综合体开发策略构建。开发策略的主要思想是通过主导功能选择来实现项目的增值、和谐、有序开发。
In recent years, urban complex projects in China are quickly on the stage, and to flourish for the efforts of both governments and real estate developers. However, the expansion of urban complex development in China is facing a situation. On the one hand, urban complexes have play an extremely important role in the real estate development and urbanization, but on the other hand, due to a late start, lacking of development experience, a number of projects which have been built fail to give full play to be valuable, furthermore, Some of the projects which will be built can not get enough experience reference and guidance of the theory about urban complex. The lessons learnt and theory research about urban complex development is particularly urgent.
The summary of practice and theoretical study of this thesis refers raising the overall value of the project, allocating the resources for development among the different types of components, rationalizing the development timing, promoting the different types of components with a unified voice and so on. On the basis of practice and theory, this thesis proposes a Strategy about the urban complex development that, with the help of choosing the leading function of urban complex project, building a clear logic about the components in order to give a reasonable route to carry out market position, allocating the resources, promoting and so on. Thus, in the orderly process of arranging the conduct of developing, the collaborative efforts of the components can be bring into play, and the wish of maximizing the value of the project can come true.
The contents of this thesis are divided into four parts. Respectively from four levels of understanding and defining the key concepts in the thesis, recognizing the value and development process of the urban complex, establishing the dominant function of the project, designing the strategy of the urban complex development to research urban complex development.
The first part understands and defines the key concepts in the thesis. This part introduces the connotation about urban complex, puts forward the concept of "leading function" with the inspiration of leading industries of regional economy.
The second part In-depth understands urban complex. On the one hand, the value and source of value of urban complex are discussed. On the other hand, this part analyzes the development processes and the key points with them, and provides the basis for designing the development strategy in the later chapters.
The third part researches the leading function of urban complex. First of all, from two aspects of theory and success case, this part argues the necessity and feasibility of establishing the dominant function of the urban complex project. Then, this part discusses the method of choosing the leading function of the urban complex project. On the basic of the comprehension about urban complex, and taking into account the method for choosing the leading industry of regional economy, index System and the quantitative methods are designed in the method of choosing the leading function of the urban complex project.
The forth part designs the strategy of the urban complex development. The main idea of the strategy is that through the means of establishing the leading function to enhance the project's value, and to make the development process harmonious and orderly.
文章从项目整体价值提升、开发资源有效配置、开发时序优化、多功能和谐推广等方面对城市综合体项目的开发策略进行了实践调研总结和理论深化研究,提出,通过主导功能选择的方式,在综合体各功能子系统之间构建清晰的逻辑关系,以使得项目市场定位、开发资源配置、开发时序安排、推广形象塑造等环节能依照一个合理的脉络去进行,从而,在有序的开发组织过程,发挥多功能协同优势,实现项目开发价值最大化。
文章分为四个大的部分,分别从概念理解与界定、城市综合体价值解读与开发特点识别、城市综合体主导功能的选择、基于主导功能选择的开发策略分析四个层级,对城市综合体的开发进行了研究探讨:
第一部分:概念理解与界定。该部分介绍了城市综合体的内涵,在深入理解区域经济主导产业概念并借鉴其作用思想的基础上,提出城市综合体“主导功能”概念。
第二部分:解析城市综合体。此部分分为两章,一章对城市综合体的价值所在和价值源泉进行了探讨,另一章则对城市综合体的开发过程及其中的要点进行分析,为之后的开发策略设计提供基础。
第三部分:研究城市综合体主导功能。研究分为两个大的方面:一是研究主导功能选择之于城市综合体开发的必要性和可行性,此环节通过理论和实践案例来进行论证分析;二是研究主导功能选择的方法,对主导功能选择方法的设计,根据对城市综合体价值的认识,同时,参照区域经济主导产业的选择方法,构建了主导功能选择指标体系及量化方法。
第四部分:城市综合体开发策略构建。开发策略的主要思想是通过主导功能选择来实现项目的增值、和谐、有序开发。
In recent years, urban complex projects in China are quickly on the stage, and to flourish for the efforts of both governments and real estate developers. However, the expansion of urban complex development in China is facing a situation. On the one hand, urban complexes have play an extremely important role in the real estate development and urbanization, but on the other hand, due to a late start, lacking of development experience, a number of projects which have been built fail to give full play to be valuable, furthermore, Some of the projects which will be built can not get enough experience reference and guidance of the theory about urban complex. The lessons learnt and theory research about urban complex development is particularly urgent.
The summary of practice and theoretical study of this thesis refers raising the overall value of the project, allocating the resources for development among the different types of components, rationalizing the development timing, promoting the different types of components with a unified voice and so on. On the basis of practice and theory, this thesis proposes a Strategy about the urban complex development that, with the help of choosing the leading function of urban complex project, building a clear logic about the components in order to give a reasonable route to carry out market position, allocating the resources, promoting and so on. Thus, in the orderly process of arranging the conduct of developing, the collaborative efforts of the components can be bring into play, and the wish of maximizing the value of the project can come true.
The contents of this thesis are divided into four parts. Respectively from four levels of understanding and defining the key concepts in the thesis, recognizing the value and development process of the urban complex, establishing the dominant function of the project, designing the strategy of the urban complex development to research urban complex development.
The first part understands and defines the key concepts in the thesis. This part introduces the connotation about urban complex, puts forward the concept of "leading function" with the inspiration of leading industries of regional economy.
The second part In-depth understands urban complex. On the one hand, the value and source of value of urban complex are discussed. On the other hand, this part analyzes the development processes and the key points with them, and provides the basis for designing the development strategy in the later chapters.
The third part researches the leading function of urban complex. First of all, from two aspects of theory and success case, this part argues the necessity and feasibility of establishing the dominant function of the urban complex project. Then, this part discusses the method of choosing the leading function of the urban complex project. On the basic of the comprehension about urban complex, and taking into account the method for choosing the leading industry of regional economy, index System and the quantitative methods are designed in the method of choosing the leading function of the urban complex project.
The forth part designs the strategy of the urban complex development. The main idea of the strategy is that through the means of establishing the leading function to enhance the project's value, and to make the development process harmonious and orderly.
引文
[1] (加拿大)简·雅各布斯著,金衡山译.美国大城市的死与生[M].译林出版社,2006.
[2]伟业控股研究.城市综合体的“蝴蝶效应”[J].新地产,2009,1-2:168-169.
[3]王帧栋.“合”当代城市建筑综合体研究[博士论文] .同济大学,2008.
[4] Daniel J. Tirrell. Preliminary Mixed-Use Development Survey[J].2003,4:34-37.
[5] Inga Kiderra,.High-Density, Mixed-Use Development Will Not Solve Transportation Problems[J]. PublicManagement, Volume 86, April 2004, 32:12-15.
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[8] Pasinski, Gene Paul. Controlling urban sprawl in the Las Vegas Valley through a mixed use zoning strategy[Master's thesis]. University of Nevada, Las Vegas,1997,10:11-17 .
[9] Tsung-Min Cheng,Kuan-Yung Chang,Tzu-Sheng Shen. Risk Analysis of Fire Cases on Mixed-Use Residential and Commercial Buildings by Computer Simulated Evaluation[J]. Journal of Applied Fire Science, Volume 14,2005-2006.
[10]于文波.城市建筑综合体设计—空间、功能、交通组织[D] .西安建筑科技大学,2001.
[11]吴蕙.设计结合城市—建筑综合体设计浅析[D].昆明理工大学.,2002.
[12]刑琰.规划单元开发中的土地混合使用规律及对中国建设的启示[D] .清华大学,2005.
[13]龙固新.大型都市综合体开发研究与实践[M].东南大学出版社,2005.
[14]吕波.商业地产赢家的探秘[M].机械工业出版社,2008.
[15]韩笑.王健林综合大手笔[J].数字商业时代,2009.3:20-22.
[16]卢冬梅.都市综合体的空间结构特征探究[D].大连理工大学,2008.
[17]叶国挺.区域主导产业选择基准研究及应用[D].南京理工大学,2006.
[18]汪新君.区域主导产业的选择与培育:以杭州经济技术开发区为例[D].浙江大学,2006.
[19]吉荣康.北京市主导产业选择研究[硕士论文].北京工业大学,2006.
[20] Luea Bertolini ,Tejo Spit. Cities on Rails-the development of railway station area[J].E&FN SPON. 1998,3:10-13.
[21] Lassar,Terry.Shopping center can be good neighbors.Planning,1995(10):48 .
[22] ULI. Mixed-Use Development Handbook(Second Edition) [M]. USA: Urban Land Institute,2003.
[23]丁鹏飞,王远飞.基于Relly法则与加权Voronoi图的连锁超市商圈分析[J].上海商业学院学报,2005.12:30-34.
[24] (美)尼尔·卡恩,约瑟夫·拉宾斯基,罗纳德·兰卡斯基,莫里·赛尔丁著,张红译.房地产市场分析方法与应用[M].中信出版社,2005.
[25]李雄飞等编著.国外城市商业中心区与步行街[M].天津大学出版社.
[26] Alexis M. Fillone .et .al. Trip Attraction of Mixed-use Development in Metropolitan Manila[J]. Vol.4, October, 2003.
[27]黄艳.县域主导产业选择研究[D].同济大学,2006.
[28]王沂平,黄渝祥.对内部收益率与投资收益率关系的探讨[J].化工技术经济,2001.5:17-23.
[29]吕燕,朱慧.管理定量分析[M].上海人民出版社,2007.5.
[30]钟卫英.房地产项目市场定位与投资的互动研究[D].重庆大学,2007.
[2]伟业控股研究.城市综合体的“蝴蝶效应”[J].新地产,2009,1-2:168-169.
[3]王帧栋.“合”当代城市建筑综合体研究[博士论文] .同济大学,2008.
[4] Daniel J. Tirrell. Preliminary Mixed-Use Development Survey[J].2003,4:34-37.
[5] Inga Kiderra,.High-Density, Mixed-Use Development Will Not Solve Transportation Problems[J]. PublicManagement, Volume 86, April 2004, 32:12-15.
[6] Julie Eizenberg, Here Comes the Neighborhood: Why Urban Mixed-Use Development Works[J].Residential Architect, Volume 7, March 2003, 26.
[7] Ayres, McHenry& Associates. Survey of Gwinnett County Registered Voters[J].July 9-11,2001.
[8] Pasinski, Gene Paul. Controlling urban sprawl in the Las Vegas Valley through a mixed use zoning strategy[Master's thesis]. University of Nevada, Las Vegas,1997,10:11-17 .
[9] Tsung-Min Cheng,Kuan-Yung Chang,Tzu-Sheng Shen. Risk Analysis of Fire Cases on Mixed-Use Residential and Commercial Buildings by Computer Simulated Evaluation[J]. Journal of Applied Fire Science, Volume 14,2005-2006.
[10]于文波.城市建筑综合体设计—空间、功能、交通组织[D] .西安建筑科技大学,2001.
[11]吴蕙.设计结合城市—建筑综合体设计浅析[D].昆明理工大学.,2002.
[12]刑琰.规划单元开发中的土地混合使用规律及对中国建设的启示[D] .清华大学,2005.
[13]龙固新.大型都市综合体开发研究与实践[M].东南大学出版社,2005.
[14]吕波.商业地产赢家的探秘[M].机械工业出版社,2008.
[15]韩笑.王健林综合大手笔[J].数字商业时代,2009.3:20-22.
[16]卢冬梅.都市综合体的空间结构特征探究[D].大连理工大学,2008.
[17]叶国挺.区域主导产业选择基准研究及应用[D].南京理工大学,2006.
[18]汪新君.区域主导产业的选择与培育:以杭州经济技术开发区为例[D].浙江大学,2006.
[19]吉荣康.北京市主导产业选择研究[硕士论文].北京工业大学,2006.
[20] Luea Bertolini ,Tejo Spit. Cities on Rails-the development of railway station area[J].E&FN SPON. 1998,3:10-13.
[21] Lassar,Terry.Shopping center can be good neighbors.Planning,1995(10):48 .
[22] ULI. Mixed-Use Development Handbook(Second Edition) [M]. USA: Urban Land Institute,2003.
[23]丁鹏飞,王远飞.基于Relly法则与加权Voronoi图的连锁超市商圈分析[J].上海商业学院学报,2005.12:30-34.
[24] (美)尼尔·卡恩,约瑟夫·拉宾斯基,罗纳德·兰卡斯基,莫里·赛尔丁著,张红译.房地产市场分析方法与应用[M].中信出版社,2005.
[25]李雄飞等编著.国外城市商业中心区与步行街[M].天津大学出版社.
[26] Alexis M. Fillone .et .al. Trip Attraction of Mixed-use Development in Metropolitan Manila[J]. Vol.4, October, 2003.
[27]黄艳.县域主导产业选择研究[D].同济大学,2006.
[28]王沂平,黄渝祥.对内部收益率与投资收益率关系的探讨[J].化工技术经济,2001.5:17-23.
[29]吕燕,朱慧.管理定量分析[M].上海人民出版社,2007.5.
[30]钟卫英.房地产项目市场定位与投资的互动研究[D].重庆大学,2007.