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2020年城市老工业区改造项目可行性研究报告DOC

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深圳经济特区建立以来,城市建设特别是经济特区范围内的建设,无论从规 模还是质量都在不断提高。然而,随着城市的快速发展,一些阻碍经济持续增长 的问题越来突出。特别是受土地资源短缺的影响,一些极具发展潜力的项目无法 落地生根。如何把过去城市用地以“增量”为主转变为“盘活存量”,不但是经济 发展的要求,也是社会发展的要求,同时也是实现科学发展观的具体实践。基于 此,2009 年年底,深圳市为加快推进城市更新工作,规范城市更新活动,进一步 明确城市更新的程序、方式、土地出让方法等,出台了城市更新办法和相关配套 文件,为区域城市更新提供了政策保障和实施规范。 本报告所探讨和研究的城市老工业区更新项目——S 工业区,建于 80 年代初 期,是深圳经济特区较早兴建的工业区之一,2000 年之前,S 工业区产业主要以 三来一补的轻工业为主。随着深圳经济的快速发展,工业区内原有的业态已从原 来单一的制造业,发展成为以电子器件、服装、餐饮服务业为主的商业业态。目 前来看,由于受历史条件的限制,工业区规划落后、配套缺乏、交通拥堵,消防 安全隐患突出,S 工业区的更新改造已势在必行。 本项目位于深圳市罗湖区和福田区结合部,区域位置十分优越,交通条件较 好,周边路网密集,距离通往香港的罗湖口岸、皇岗口岸行车距离分别为 7 公里 和 9 公里,进出境非常方便。借助城市干道可快速便捷抵达深圳特区的二线关, 实现快速进出特区。 本报告通过对项目现状的分析,从交通组织、建筑强度、功能布局及经济评 价等多方面进行论证,提出项目实施城市更新的可行性,并就目前城市更新存在 的问题进行剖析,为推进 S 工业区更新改造提供决策参考。 关键词:城市更新;老工业区;可行性研究Abstract Since the establishment of the Shenzhen Special Economic Zone, the city construction, regardless of the size or quality, were constantly improving. However, as the rapid development of the city, some outstanding problems that impeded the economic growth became more prominent. Some promising projects could not be launched because of the limited land resource. How to change the city land management from the old looking for new land way into a land resource redevelopment way, is not only a requirement for economic, also a requirement for social mission. It is a concrete practice of the Scientific Outlook on Development. Based on this, in the end of 2009, Shenzhen government released specific policies and supporting documents to accelerate Urban Renewal projects and standardize Urban Renewal activities. In this thesis the studying case, S industrial Area, was established in the early 80’s. it is one of the earliest industrial area in Shenzhen Special Economic Zone. Before 2000, S industrial zone mainly consisted by light industry and processing industry. As the rapid development of Shenzhen economy, the configuration of S industrial zone has changed into electronics, clothing, food and services industry. The bad traffic situation, lack of infrastructure and supporting facilities, and danger of fire security also lead the reconstruction of S industrial zone. The project in this thesis is located at the combination area of Luohu and Futian District, Shenzhen city, nearby Hongkong. It is very convenient to arrive around cities by urban highways. This thesis researches the aspects of traffic organization, building strength, functional layout and economy etc. to provide practicability of S industrial area upgrade, and analyses the problems of current policies for promoting S industrial area renewal. Key words: Urban Renewal, Old Industrial Area, Feasibility Study目 录 第一章 绪论 ............................................................................................................... 1 1.1 问题的提出及研究背景 ................................................................................ 2 1.2 研究目的和意义 ............................................................................................ 2 1.3 S 工业区城市更新的必要性 .......................................................................... 3 1.4 国内外城市更新研究进展 ............................................................................ 4 第二章 可行性研究理论 ........................................................................................... 6 2.1 可行性研究概述 ............................................................................................ 6 2.2 可行性研究的作用 ........................................................................................ 7 2.3 可行性研究的内容 ........................................................................................ 9 2.4 可行性研究的程序 ...................................................................................... 10 第三章 项目建设背景 ............................................................................................. 12 3.1 项目概况 ...................................................................................................... 12 3.2 项目现状 ...................................................................................................... 13 3.3 宏观经济背景 .............................................................................................. 16 3.4 深圳市发展战略 .......................................................................................... 20 3.5 项目所在片区发展规划 .............................................................................. 21 3.6 相关政策和规定 .......................................................................................... 22 第四章 项目市场分析 ............................................................................................. 25 4.1 市场分析 ...................................................................................................... 25 4.2 发展目标 ...................................................................................................... 28 4.3 项目 SWOT 分析 ......................................................................................... 29 第五章 更新改造方案分析 ..................................................................................... 31 5.1 工作程序、内容与重点 .............................................................................. 31 5.2 建设总量目标 .............................................................................................. 33 5.3 更新改造建设方案 ...................................................................................... 33 5.4 交通改善方案 .............................................................................................. 35 5.5 开发策略 ...................................................................................................... 38 5.6 拆迁补偿分析 .............................................................................................. 41 第六章 项目经济效益评价 ..................................................................................... 49 6.1 项目成本 ...................................................................................................... 49 6.2 项目收益 ...................................................................................................... 49 6.3 项目利润 ...................................................................................................... 50第七章 结论与建议 ................................................................................................. 51 7.1 项目评价 ...................................................................................................... 51 7.2 风险分析与对策 .......................................................................................... 52 7.3 研究结论 ...................................................................................................... 53 7.4 建议 .............................................................................................................. 54