Type 1: downtown-multi-functional, high-end leading.
Usually, the development of a city revolves around the central city, which carries the main part of the city's functions and activities. Driven by the development of urban economy, its municipal facilities and functional structure have been in the process of renewal and redevelopment, so the city center often becomes the key area of old city reconstruction. The infrastructure of communication, water supply and power supply in the center of the old city is perfect, and the supporting facilities such as schools, hospitals, finance and shops are relatively concentrated. The city center has the advantages of core location and transportation hub. However, the weakness lies in high building density, few public green spaces, poor living environment and few parking lots and berths.
There are a series of contradictions in the transformation of city center, such as the decrease of commercial activities, the deterioration of living environment, and the dead city on weekends, which are unavoidable problems for development enterprises. Due to the requirements of demolition cost and floor area ratio, the transformation of urban center needs commercial projects with higher marginal profits, but development enterprises cannot blindly pursue economic benefits. For enterprises undertaking large-scale old city reconstruction, it is necessary to pay attention to the functional adjustment of the reconstruction area.
The urban center reconstruction project cannot reduce the number and area of streets to ensure people's access. If conditions permit, you can keep some buildings of different quality. On the premise of satisfying the visual integrity of the region, we should provide diversified functional needs of consumers with different economic capabilities as much as possible to meet the functional needs of consumers with different economic capabilities, so as to increase the regional population density in different periods. Here are a few examples of transformation products and urban centers for development enterprises to learn from.
High-end business-leisure shopping is the most attractive functional structure besides residential function. However, with the increase of private cars, suburban real estate, with its low-density living environment and increasingly mature internal and external facilities, is constantly attracting residents who have moved out of the old city center. If the business transformed from downtown wants to compete directly with suburban shopping centers, it can no longer use homogeneous commercial products. From the experience of foreign cities, high-end business is the best business form, which can not only ensure marginal income, but also promote the living quality of the whole region.
Pedestrian system-Many times, the commercial projects brought by the old city have a fixed shopping crowd, but they often shoulder the responsibility of the main roads of the city at the same time. The hinterland of traditional facilities and business premises is too narrow, which is easy to cause mixed business and people. However, if it is simply widened, it will cause large-scale demolition and sharply increase the development cost. Therefore, it is suggested that pedestrian systems, such as pedestrian streets and overpass systems, be added to commercial projects in the old city, so as to change the traffic danger of mixed people and vehicles, enhance the comfort of shopping, and connect with parallel retail and service facilities through the network.
From the above, we can find that the successful transformation of the commercial center requires a lot of capital investment, whether it is the local adjustment of commercial quality or the demolition and reconstruction. If we can't improve the consumption level and property rent of the commercial center, we can't recover the investment cost at all. Therefore, the transformation of the commercial center should be phased and divided into regions, and it should be cautious and gradual. At the same time, under the premise of protecting historical buildings and landscape features, making maximum use of commercial and public space is not simply to develop the purchasing power of the tourist market, but to guide or even reshape the consumption trend of the whole market. If necessary, the land around the old city will be developed in two or three phases, which can reduce the unit development cost. If the driving effect of the commercial center is obvious, the residential profit in the later period will be more considerable.
Type 2: historical and cultural areas-keeping the context and tapping the value.
Each city has its own historical and cultural sites, such as quadrangles in Beijing, bell and drum towers in Xi, Confucius Temple in Nanjing, Tunxi Old Street in Huangshan and so on. The architecture of ancient cities in the past dynasties truly records the development and evolution of the city's personality, which is a valuable resource of the city, its inner heritage and charm, and one of the key factors of the city's competitive advantage. However, the early development and transformation planning did not pay enough attention to its style protection, which led to the demise of urban history. For example, in the implementation of the old city reconstruction, many ancient city gates and walls were demolished because their positioning hindered the development of urban traffic; Or blindly rebuilt for simple economic benefits, for example, a large number of private gardens have been transformed into senior guest houses. The demolition and construction of urban ancient buildings and historical blocks is essentially the same as killing the goose that lays the golden egg, which damages not only the long-term profits of development enterprises, but also the popularity and commercial competitiveness of a city region.
Type III: Mixed residential areas-cooperating with the government and coordinating operations.
Mixed residential areas are usually located in the middle circle of urban areas, which is the product of short-sighted early planning. Due to historical reasons, there are many types of land for residential, commercial, industrial and municipal facilities in mixed residential areas, with narrow roads and dense buildings. The purchasing level of the population in the region is low, and it is unable to bear the cost of improving residential property, and the industries in mixed residential areas are mostly small enterprises, which only increases the difficulty of demolition. According to the state's principle on the transformation of old districts, developers must widen or transform roads and increase public supporting facilities, which will greatly increase the cost of transformation. In addition, many plots have more streets and lanes, so there is little room for market operation appreciation and the risk is very great.
Real estate development enterprises usually avoid these plots with high residential density, poor location conditions and difficult balance of funds. However, in order to achieve unified planning, the government usually bundles mixed areas with land with good location and transforms them into pieces. Therefore, enterprises that want to participate in the large-scale transformation of old cities will inevitably encounter the transformation of mixed areas. At the same time, real estate development enterprises should also consider the impact of the mixed zone on their individual projects, so as to improve the grade and development grade of the transformation zone.
Type 4: urban fringe-urban and rural integration, with equal emphasis on construction and management.
Urban fringe refers to the original suburban villages surrounded by urban expansion in recent 50 years. Therefore, in many urban fringe areas, there are still organizations that integrate collective economy and administration, and the buildings are messy and dense. The most typical form is the village in the city. Due to the inertia of the dual system, this "village in the city" still implements the rural management system, so it is far from the requirements of modern cities in terms of construction planning, land use, community management and property management, and even there is a management vacuum. At present, the transformation of urban villages in Beijing, Shenzhen, Zhuhai, Guangzhou, Nanjing, Hangzhou, Xi 'an and other cities has been started one after another, and the transformation method of fishing port village in Shenzhen is worth learning by many development enterprises.
Type 5: industrial cluster-relying on the foundation and giving full play to its characteristics.
In the development process of cities, the layout of industrial enterprises is no longer reasonable due to the increase of city scale and the adjustment of urban functions. Judging from the development history of foreign industrialized cities, almost all of them have experienced the adjustment and transformation of industrial plants. Due to the simple property right structure and building structure of the industrial zone, the floor area ratio is low, and the demolition amount is far less than that of the residential zone. In addition, the power supply, gas supply, water supply and drainage facilities in industrial areas are better than those in ordinary houses, so the transformation of industrial areas is often free from large-scale municipal investment. However, it is worth noting that the transformation of these industrial clusters is not simple factory demolition and industrial replacement, but involves deeper industrial design and factory reuse. In particular, it involves the transformation of local pillar industrial enterprises. Because this industrial zone is related to the development of the whole city, we must be cautious. In the specific renewal process, the transformation of industrial clusters can generally be divided into industrial substitution of small industrial zones, gradual transformation of mixed industrial zones and industrial upgrading of large industrial zones.
Industrial substitution in small industrial areas
Regional characteristics: With the rapid development of the city, the industrial gathering place of urban traditional industries presents a scene incompatible with the urban environment. In these small-scale industrial zones or factories with high vacancy rate and low land output effect, the status quo of industrial projects in the region is extremely uncoordinated with the surrounding residential and commercial areas. For example, in heavily polluted old industrial areas, it is necessary to replace industrial land with residential, commercial, green or other urban functional land through planning adjustment and related measures.
Transformation strategy: With the development of the city, the old industrial areas have lost their important industrial uses in the past, and the image of some buildings is not in harmony with the new high-rise buildings. After the relocation of old enterprises, the simplest and most common way of old industrial plants is to "tear down and start over", which is equivalent to flattening the industrial and cultural heritage of the city. In foreign countries, the protection and reuse of industrial cultural heritage has become a trend. Through the re-creation of comprehensive use function, the old building is endowed with a brand-new functional concept.
Regional characteristics: refers to the common development of industry, office and commerce in some industrial zones, and the industrial agglomeration scale is large, forming a certain agglomeration effect. Mixed areas often have the following characteristics: the location conditions are usually good and have formed a certain commercial atmosphere. Usually, it is an old industrial zone with active industrial production, commerce and office activities, and it faces multiple pressures such as adjusting industrial structure, evacuating population in the central city and solving environmental pollution. However, its industrial and living environment standards have not fallen to the point where it can neither attract new jobs and businesses nor maintain normal urban life functions. By adopting some supporting policies or measures to improve the standards of industry and living environment, it is still expected to continue to attract new investment. In view of these industrial zones, it is necessary to consider the functional layout that has been formed in the region and flexibly transform it.
Transformation strategy: the reason for the formation of mixed zone is the disorderly expansion of urban residential area and commercial area. First of all, we must analyze the capacity of the original land. If the capacity can be increased, the floor area ratio can be appropriately increased on the premise of improving the living environment. If there are old residential areas that need to be reconstructed in terms of transportation and supporting facilities, various reconstruction methods such as maintenance, partial reconstruction, demolition and reconstruction can be adopted according to the original social and economic structure of the block and its different aging degree. If the land use structure in this area is unreasonable, it is necessary to redesign the nature of land use and increase more commercial land to improve the marginal benefit of land use.
Industrial upgrading of large industrial areas
Regional characteristics: although the industry in this kind of work area has declined to some extent, the land output effect is high, or the industry in this area is the pillar industry of the local economy, which plays an important role in regional development and is not suitable for large-scale industrial substitution in a certain period of time.
Transformation strategy: the region usually adopts the industrial upgrading model, emphasizing to keep the original industrial orientation function and nature unchanged, and the transformation focuses on industrial remodeling, encouraging similar or highly related enterprises to settle in and re-form the industrial cluster effect. In this regard, foreign industrial cities can provide a lot of reference. For example, Ruhr-gebiet, the "Rust Belt" in the Midwest of the United States, Kitakyushu and other world-famous industrial cities have all experienced this process. The key to upgrading the industrial zone is to export industrial products and increase added value.