我国城市旧房改造模式的综合效益研究
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摘要
旧房改造是实现城市可持续发展的一种有效手段,对于完善城市功能、改善居民住房条件、提高居住水平、减少环境污染、保持生态平衡、增加城市收益起着举足轻重的作用。本文通过对这一课题进行深入、系统地研究,建立起一套科学的城市旧房改造综合效益评价指标体系,然后运用价值工程理论和层次分析法确定各评价指标的权重及评分标准,并应用于沈阳市的旧房改造项目中,进行分析和检验,从而为城市旧房改造效益评价提供科学的评价标准和定量依据。
通过对城市旧房改造效益评价的原理和方法进行深入、系统的研究,本文认为城市旧房改造实施后带来的效益包括经济效益、社会效益和生态效益三方面,其评价应采用定性评价和定量评价相结合、宏观分析与微观分析相结合的方法进行。
其中,经济效益分析是衡量城市旧房改造投资收益的重要指标,其主要内容是城市旧房改造投入量与产出量分析,具体应包括年效益、静态投资回收期、追加投资利润率、投资额等6项评价指标；社会效益分析是衡量社会可持续发展的重要指标,其主要内容是旧房改造实施后在提高城市现代化水平、节约基础设施建设、提高居住水平和生活质量方面所取得的效益,具体应包括建筑节能程度、生产生活条件改善程度、土地利用率等9项评价指标；生态效益分析是衡量房屋可持续利用的重要指标,其主要内容是评价旧房改造实施后在提高房屋质量、改善生产条件、改善人文环境等方面取得的效益,具体应包括资源节约水平、新增绿化面积、城镇化水平等7项评价指标。
在制定出城市旧房改造综合效益评价的各项指标后,运用层次分析法确定各评价指标的权重,并以城市旧房改造项目实施后各项评价指标的变化所产生的实际效益为依据,制定出每项指标在取不同数值时得到的评价分值,从而建立起一套科学、系统、实用的评价指标体系,为城市旧房改造效益评价提供科学的评价标准和定量依据。
在建立评价指标体系后,将其应用到沈阳的旧房改造项目中进行检验。通过对沈阳旧房改造项目的资料收集和实地调查,应用城市旧房改造效益评价指标体系获取数据进行分析,构建出不同方案比较分析模型。计算出项目区各项评价指标的权重和最后的总分值,发现沈阳的旧房改造项目在增加土地使用面积,改善居住、生活环境方面取得了显著的成果,但也存在着旧房改造项目内容单一的不足之处。总之,沈阳旧房改造方面还有很大的发展潜力,在以后的城市旧房改造工作中应当多注重综合治理,全面发展。经过沈阳旧房改造项目的实践检测,可以看出文中所建立的旧房改造综合效益评价指标体系基本能够涵盖当前旧房改造工作所涉及的各项内容,亦基本能够客观准确的反映旧房改造项目的实际效益,具有较高的科学性和可操作性。
Old building reconstruction is an effective means to realize urban sustainable development. It plays an important role in consummating urban function, improving housing condition of residents, improving housing level, reducing environmental pollution, keeping ecological balance and increasing city benefit. Through intensive and systematic study on the subject, this paper establishes a scientific comprehensive benefit appraisal index system of old building reconstruction in city and determine the weight of each index and grading standard by using analytic hierarchy process and fuzzy comprehensive evaluation. Apply this to the old building reconstruction project of Shenyang city and carry on analysis and test in order to supply scientific evaluation standard and quantitative basis for old building reconstruction benefit evaluation in city.
By the deep and systematic research on the principles and methods of the old building reconstruction benefit evaluation in city, this paper considers that the effects of old building reconstruction in city include economic effects、social effects and ecological effects. The evaluation methods should combine quantitative evaluation with qualitative evaluation and macro-analysis with micro-analysis.
Among these, economic benefit analysis is an important index to measure city old building reconstruction investment income. The main content is analyzing involvement load and output capacity of old building reconstruction in city, which include annual benefit, static investment recovery period, appending investment profit ratio, investment and other 6 evaluation indexes. Social benefit analysis is a significant index to measure social sustainable development. The main content is the benefits after implementing old building reconstruction by the aspect of improving city modernization level, saving infrastructure construction, improving living standard and quality of life. The concrete content should include the degree of building energy saving, the degree of improvement of production and living conditions, land use capability and other 9 indexes. Ecological benefit analysis is an important index to measure housing sustainable development. The main content is the benefits after implementing old building reconstruction by the aspect of improving building quality, improving working condition and improving humanistic environment etc. The concrete content should include resource-saving level, the new increase of greening area, urbanization level and other 7 indexes.
After establishing the comprehensive benefit indexes of old building reconstruction in city, this paper determined the weight of these indexes based on AHP. Then we set down the standard of score according to the actual benefits caused by the variation of every index after old building reconstruction item in city. So we established a scientific, systematic and practical index system and provided scientific evaluation standards and quantitative basis for old building reconstruction in city.
After establishing the index system, we have applied this system to the items in Shenyang city in order to check it. By collecting the materials and factual investigation of Shenyang old building reconstruction project, we have obtained data and analyzed these using benefit appraisal index system of old building reconstruction in city, then established different scheme in order to compare analysis model. After reckoning the score of every index and every item, we have found that old building reconstruction items in Shenyang city got very great achievements on increasing the area of cultivated land and improving living conditions, but the disadvantage of single content of old building reconstruction still existed. In a word, there is a great development potential of old building reconstruction in Shenyang city. We should pay more attention to comprehensive treatment and all-round development of old building reconstruction in future work. Through practical test of old building reconstruction project in Shenyang, we have found that the established index system of the old building reconstruction comprehensive evaluation could include almost all contents of the old building reconstruction and reflect the actual effects of the old building reconstruction item accurately and objectively, so it is scientific and maneuverable.
通过对城市旧房改造效益评价的原理和方法进行深入、系统的研究,本文认为城市旧房改造实施后带来的效益包括经济效益、社会效益和生态效益三方面,其评价应采用定性评价和定量评价相结合、宏观分析与微观分析相结合的方法进行。
其中,经济效益分析是衡量城市旧房改造投资收益的重要指标,其主要内容是城市旧房改造投入量与产出量分析,具体应包括年效益、静态投资回收期、追加投资利润率、投资额等6项评价指标；社会效益分析是衡量社会可持续发展的重要指标,其主要内容是旧房改造实施后在提高城市现代化水平、节约基础设施建设、提高居住水平和生活质量方面所取得的效益,具体应包括建筑节能程度、生产生活条件改善程度、土地利用率等9项评价指标；生态效益分析是衡量房屋可持续利用的重要指标,其主要内容是评价旧房改造实施后在提高房屋质量、改善生产条件、改善人文环境等方面取得的效益,具体应包括资源节约水平、新增绿化面积、城镇化水平等7项评价指标。
在制定出城市旧房改造综合效益评价的各项指标后,运用层次分析法确定各评价指标的权重,并以城市旧房改造项目实施后各项评价指标的变化所产生的实际效益为依据,制定出每项指标在取不同数值时得到的评价分值,从而建立起一套科学、系统、实用的评价指标体系,为城市旧房改造效益评价提供科学的评价标准和定量依据。
在建立评价指标体系后,将其应用到沈阳的旧房改造项目中进行检验。通过对沈阳旧房改造项目的资料收集和实地调查,应用城市旧房改造效益评价指标体系获取数据进行分析,构建出不同方案比较分析模型。计算出项目区各项评价指标的权重和最后的总分值,发现沈阳的旧房改造项目在增加土地使用面积,改善居住、生活环境方面取得了显著的成果,但也存在着旧房改造项目内容单一的不足之处。总之,沈阳旧房改造方面还有很大的发展潜力,在以后的城市旧房改造工作中应当多注重综合治理,全面发展。经过沈阳旧房改造项目的实践检测,可以看出文中所建立的旧房改造综合效益评价指标体系基本能够涵盖当前旧房改造工作所涉及的各项内容,亦基本能够客观准确的反映旧房改造项目的实际效益,具有较高的科学性和可操作性。
Old building reconstruction is an effective means to realize urban sustainable development. It plays an important role in consummating urban function, improving housing condition of residents, improving housing level, reducing environmental pollution, keeping ecological balance and increasing city benefit. Through intensive and systematic study on the subject, this paper establishes a scientific comprehensive benefit appraisal index system of old building reconstruction in city and determine the weight of each index and grading standard by using analytic hierarchy process and fuzzy comprehensive evaluation. Apply this to the old building reconstruction project of Shenyang city and carry on analysis and test in order to supply scientific evaluation standard and quantitative basis for old building reconstruction benefit evaluation in city.
By the deep and systematic research on the principles and methods of the old building reconstruction benefit evaluation in city, this paper considers that the effects of old building reconstruction in city include economic effects、social effects and ecological effects. The evaluation methods should combine quantitative evaluation with qualitative evaluation and macro-analysis with micro-analysis.
Among these, economic benefit analysis is an important index to measure city old building reconstruction investment income. The main content is analyzing involvement load and output capacity of old building reconstruction in city, which include annual benefit, static investment recovery period, appending investment profit ratio, investment and other 6 evaluation indexes. Social benefit analysis is a significant index to measure social sustainable development. The main content is the benefits after implementing old building reconstruction by the aspect of improving city modernization level, saving infrastructure construction, improving living standard and quality of life. The concrete content should include the degree of building energy saving, the degree of improvement of production and living conditions, land use capability and other 9 indexes. Ecological benefit analysis is an important index to measure housing sustainable development. The main content is the benefits after implementing old building reconstruction by the aspect of improving building quality, improving working condition and improving humanistic environment etc. The concrete content should include resource-saving level, the new increase of greening area, urbanization level and other 7 indexes.
After establishing the comprehensive benefit indexes of old building reconstruction in city, this paper determined the weight of these indexes based on AHP. Then we set down the standard of score according to the actual benefits caused by the variation of every index after old building reconstruction item in city. So we established a scientific, systematic and practical index system and provided scientific evaluation standards and quantitative basis for old building reconstruction in city.
After establishing the index system, we have applied this system to the items in Shenyang city in order to check it. By collecting the materials and factual investigation of Shenyang old building reconstruction project, we have obtained data and analyzed these using benefit appraisal index system of old building reconstruction in city, then established different scheme in order to compare analysis model. After reckoning the score of every index and every item, we have found that old building reconstruction items in Shenyang city got very great achievements on increasing the area of cultivated land and improving living conditions, but the disadvantage of single content of old building reconstruction still existed. In a word, there is a great development potential of old building reconstruction in Shenyang city. We should pay more attention to comprehensive treatment and all-round development of old building reconstruction in future work. Through practical test of old building reconstruction project in Shenyang, we have found that the established index system of the old building reconstruction comprehensive evaluation could include almost all contents of the old building reconstruction and reflect the actual effects of the old building reconstruction item accurately and objectively, so it is scientific and maneuverable.
引文
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[2]蒋旭.居住空间旧房改造初析[J],科技文汇,2006(18)：195.
[3]施骞,凌传荣.模糊综合评判在旧区住宅性能评价中的应用[J],重庆建筑大学学报,2001(23)：55-60.
[4]王晓鸣.城市旧住宅(区)更新改造[J],住宅科技,1999(1)：38-41.
[5]王晓鸣.国外城市住宅技术管理的发展[J],住宅科技,1990(3)：18-20.
[6]Ranko Bon. The Future of International Construction-Secular Patterns of Growth and Decline [J], Habitation,1992,6(3):19-20.
[7]王晓鸣.国外城市旧住宅(区)改善研究[J],城市规划,1999,23(5)：55-56.
[8]王晓鸣.房屋维修管理学[M],北京：中国建材工业出版社,1994,15-20.
[9]LeRoy Johnson, Jr Editor. Hand book of Maintenance Techniques-for Building Conservation in the Strand His toric District [M], Taxas:Galveston,1985.
[10]Barrie Chanten, Peter Swallow. Building Management [M], Bodmin: Cornwall,1996.
[11]韩毅.国外旧住宅区更新改造的政策和再开发研究[J],工程建设与档案,2005,19(3)：237.
[12]施骞,韩传峰.城市旧房(区)改造的发展趋势展望[J],城市开发,2001(8)：16-17.
[13]张艳锋,陈伯超,张明皓.旧建筑的改造性在利用—一种再生的设计开发模式[J],天津城市建设学院学报,2003,6(2)：117.
[14]秦铭健.悠久的历史怎样来保护[J],北京房地产,2002(1)：54-55.
[15]Davey Peter. Beijing:World Architecture Pivot [J], Architecture Review, 1999(8):78.
[16]项光勤.发达国家旧城改造的经验教训及其对中国城市改造的启示[J],学海,2005(4)：192-194.
[17]李薇,肖金亮.城市总体规划和控制性详细规划中的文物保护应对策略初探[J],城市环境设计,2006(13)：50-54.
[18]卢红兵.谈旧房改造应注意的几个问题[J],城建研究,2000(3)：39.
[19]雷阳.城市房屋拆迁现状分析及对策构思[D],重庆大学,2005
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