增城市新城区土地开发强度指标研究
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摘要
随着我国经济的高速发展和城市化的进程的加快,城市的扩展迅速,全国各地掀起了一轮又一轮的新城区建设热潮。新城区的开发建设均成为城市发展和社会、产业、经济结构调整的重要途径和热点。尤其是对于中小城市,新城区开发建设已经成为地方政府最重要的国民经济增长极。土地作为新城区建设的载体和基本条件,社会经济发展中一个最为活跃的生产要素,土地开发强度指标(容积率、建筑密度、建筑高度)的合理与否直接关系到城市建设与发展的方向、空间和后劲。土地开发强度调控已逐渐成为城市提高土地有效利用和提高环境质量的重要手段,同时也是调控人口密度、合理布局城市基础设施、塑造良好的环境品质及生活空间、实现城市科学发展的关键所在。但在计划经济体制向市场经济体制转变的背景下,由于市场经济自身“功利性”、“片面性”的弊端,迫使土地的开发强度往往趋向最大化,从而容易导致城市空间的整体性较差,城市景观混乱,城市特色消失,社会矛盾激化。新城区城市规划在强度控制方面存在的突出的问题,集中反映在开发强度指标的确定存在理性依据不足,随意性大,在使用中缺乏针对性、操作性不强的问题,造成新城区开发难以同时兼顾环境、经济、社会的协调持续发展需要。在以大规模土地出让为特征的城市土地开发与再开发的趋势下,开发强度指标的合理确定和有效控制尤为重要。土地开发强度因涉及多方利益主体,包括政府、开发商及城市居民,自然成为利益主体关注的体育焦点。因此,土地开发强度指标体系的制定也成为城乡规划编制和管理的重要内容。
目前国内关于城市土地开发强度的相关研究较多,研究方法和理论基本是定位于大城市,对于经济社会发展水平相对落后的中小城市,却并不完全适用。增城市作为以县级市为建制的中等城市,新城区的建设与大城市在自然条件、经济水平、发展阶段、城市功能定位、土地征用等存在明显的差异,因此开发强度的制定和管理存在显然的不同。本研究是在自己近10年来的规划编制和管理的实践基础上,以增城市新城区为研究对象,着重探讨土地开发强度指标在使新城区规划编制、管理过程中的使用与实践,对如何完善土地开发强度指标制定和实施管理提出建议,以便为同类型的中小城市新城区规划建设提供借鉴和参考。
With the rapid development of economy and acceleration of the process of urbanization,many cities are expanding rapidly,and a upsurge in the new urban construction is in the making all over the country. The construction of new urban has become the important channel and the hot spot that can cause the city development and social economic restructuring. Especially for small and medium-sized cities, it has already become the most important growth pole of the local national economy. The land as the carrier and basic condition of the new urban construction is the most active one of production factors in the process of socioeconomic development, so it concerned the space, potential and direction of the urban construction and development directly that the index of land development intensity (plot ratio, building density, building height) is reasonable or not. Regulation of land development intensity has gradually become an important means by which the land utilization and environment quality can be improved effectively, and meanwhile it is also crucial in many aspects such as proper redistribution of urban infrastructure, regulation of population density, shaping of good living space and environmental quality, and achieving sustainable urban development. However, under the background of transforming from planned economy to market economy, land development intensity is always forced to tend to the maximization because of the defects of market economy itself ,such as“utilitarian”and“onesideness”,thus this will lead to some consequences easily, e.g. disorder in whole urban space, mess in townscape, fading of urban features, and intensification of social contradiction. These serious problems existing in new urban planning ,considering land development intensity control , are centered on these aspects as follows: establishment of land development intensity index is too rational and lacks in sufficient theoretical foundation, and the index lacks for direction and operability during use, consequently the triadic relation among economy, society and environment is very difficult in satisfying the demands of developing coordinately and sustainable in the process of new urban construction. Under the tendency of urban land development and redevelopment characterized by a large-scale land remising, it’s particularly important to determine reasonably and control effectively the index. Land development intensity involving multi-stakeholders, including governments, developers and city dwellers, have naturally become the main focus of interest. Therefore, land development intensity index system has become an important part of the organization and management for urban and rural planning.
Nowadays there are many relevant researches on the intensity of urban land development in our country, but the research methods and theories are mainly based on big cities, so they aren’t applicable to small and medium-sized cities whose levels of socioeconomic development are backward comparatively. As a county-level and medium-sized city,new urban construction of Benching has significant differences in respect of natural conditions, economic level, development stage and city function orientation, compared with big cities, so there should be different in formulation and management of land development intensity accordingly. Based on the near 10 years’practice of the author on the planning and management, the paper regards the new urban of benching as the research object, and puts emphasis on the uses and practices of land development intensity in the process of making and implementing the planning, then this paper provides some suggestions on how to improve the formulation and management of land development intensity, in order to offer reference and consult for planning and construction of new urban of the similar small and medium-sized cities.
目前国内关于城市土地开发强度的相关研究较多,研究方法和理论基本是定位于大城市,对于经济社会发展水平相对落后的中小城市,却并不完全适用。增城市作为以县级市为建制的中等城市,新城区的建设与大城市在自然条件、经济水平、发展阶段、城市功能定位、土地征用等存在明显的差异,因此开发强度的制定和管理存在显然的不同。本研究是在自己近10年来的规划编制和管理的实践基础上,以增城市新城区为研究对象,着重探讨土地开发强度指标在使新城区规划编制、管理过程中的使用与实践,对如何完善土地开发强度指标制定和实施管理提出建议,以便为同类型的中小城市新城区规划建设提供借鉴和参考。
With the rapid development of economy and acceleration of the process of urbanization,many cities are expanding rapidly,and a upsurge in the new urban construction is in the making all over the country. The construction of new urban has become the important channel and the hot spot that can cause the city development and social economic restructuring. Especially for small and medium-sized cities, it has already become the most important growth pole of the local national economy. The land as the carrier and basic condition of the new urban construction is the most active one of production factors in the process of socioeconomic development, so it concerned the space, potential and direction of the urban construction and development directly that the index of land development intensity (plot ratio, building density, building height) is reasonable or not. Regulation of land development intensity has gradually become an important means by which the land utilization and environment quality can be improved effectively, and meanwhile it is also crucial in many aspects such as proper redistribution of urban infrastructure, regulation of population density, shaping of good living space and environmental quality, and achieving sustainable urban development. However, under the background of transforming from planned economy to market economy, land development intensity is always forced to tend to the maximization because of the defects of market economy itself ,such as“utilitarian”and“onesideness”,thus this will lead to some consequences easily, e.g. disorder in whole urban space, mess in townscape, fading of urban features, and intensification of social contradiction. These serious problems existing in new urban planning ,considering land development intensity control , are centered on these aspects as follows: establishment of land development intensity index is too rational and lacks in sufficient theoretical foundation, and the index lacks for direction and operability during use, consequently the triadic relation among economy, society and environment is very difficult in satisfying the demands of developing coordinately and sustainable in the process of new urban construction. Under the tendency of urban land development and redevelopment characterized by a large-scale land remising, it’s particularly important to determine reasonably and control effectively the index. Land development intensity involving multi-stakeholders, including governments, developers and city dwellers, have naturally become the main focus of interest. Therefore, land development intensity index system has become an important part of the organization and management for urban and rural planning.
Nowadays there are many relevant researches on the intensity of urban land development in our country, but the research methods and theories are mainly based on big cities, so they aren’t applicable to small and medium-sized cities whose levels of socioeconomic development are backward comparatively. As a county-level and medium-sized city,new urban construction of Benching has significant differences in respect of natural conditions, economic level, development stage and city function orientation, compared with big cities, so there should be different in formulation and management of land development intensity accordingly. Based on the near 10 years’practice of the author on the planning and management, the paper regards the new urban of benching as the research object, and puts emphasis on the uses and practices of land development intensity in the process of making and implementing the planning, then this paper provides some suggestions on how to improve the formulation and management of land development intensity, in order to offer reference and consult for planning and construction of new urban of the similar small and medium-sized cities.
引文
[1]邹德慈.容积率研究[J].城市规划,1994,1
[2]孙施文.规划的本质意义及其困境[J].城市规划汇刊1999,2
[3]赵钢,王正.控制性详细规划中的可持续关[J].华中建筑,2000,3
[4]孙施文.有关城市规划实施的基础研究[J].城市规划,2000,7
[5]刘琳等.城市建设中容积率指标的确定方法[J].技术经济与管理研究,2001,5
[6]付予光,孔令龙.谈控制性详细规划的适应性[J].规划师,2003,8
[7]张树杰、温仲明、焦峰.土地利用变化环境影响的外部性及其对策[J].水土保持研究,2005,2
[8]王世福、许松辉.效率导向中的基本判断:提高容积率的解读[J].规划师,2007,9
[9]王世福,薛颖.城市设计中的美学控制.新建筑.2004,3
[10]彭震伟.迈向21世纪中国城市土地使用制度的思考[J].城市规划汇刊,1998,3
[11]韩政.控制性详细规划中土地开发强度控制探讨[J].规划师,2009,11
[12]贺旺茅.海容.《城乡规划法》和《物权法》给城乡规划实施管理带来的影响[J].北京规划建设,2008,2
[13]於忠详,马存明,万立宏.容积率与土地估价的相关研究[J].安徽农业大学学报,2007,3
[14]何强为.容积率的内涵及其指标体[J].城市规划,1996,1
[15]刘石,王修信.基于最大利润的合理建筑高度[J].山西建筑,2004,11
[16]王世福、薛颖.城市景观控制的对策[J].新建筑,1999,6
[17]冯维波,黄光宇.公正与效率:城市规划价值取向的两难选择[J].城市规划学刊,2006,5
[18]孙施文.有关城市规划实施的基础研究[J].城市规划,2000,1
[19]蒋峻涛.规划为什么有时不好用[J].规划师, 2007,1
[20]包晓兵.陈华臻.城市规划编制的必要补充———规划策划[J].科技信息, 2009,13
[1] (美)伊得、莫尔豪斯,腾维藻译.土地经济学原理[M].北京:商务印书馆,1982
[2] (美)阿瑟·奥沙利文.城市经济学[M].北京:中信出版社,2002
[3]江苏省城市规划设计研究院主编.城市规划资料集第4分册—控制性详细规划[M].北京:中国建筑工业出版社,2002
[4]马文军.城市开发策划[M].北京:中国建筑工业出版,2005
[5]张兵.城市规划实效论[M].北京:中国人民大学出版社,199
[6]童明.政府视角的城市规划[M].北京:中国建筑工业出版社,2005
[7]夏南凯,田宝江.控制性详细规划[M].上海:同济大学出版社,2005
[8] G·阿尔伯斯.城市规划理论与实践概论[M].北京:科学出版社,2000
[9] (美)丹尼斯·迪帕斯奎尔等编著.城市经济学与房地产市场[M].北京:经济科学出版社,2002
[10]黄明华.绿色城市与规划实践[M].西安:西安地图出版社,2001
[11]刘滨谊.现代景观规划设计[M].南京:东南大学出版社,1999
[12]戴天兴.环境生态学[M].北京:中国建材工业出版社,2002
[13]冯意刚,喻定权,尹长林,邓凌云,张鸿辉.城市居住容积率研究—以长沙市为例[M].北京:中国建筑工业出版社,2009
[14]耿毓修.黄均德主编.城市规划行政与法制[M].上海:上海市科学技术出版社,2002
[1]咸宝林.城市规划中容积率的确定办法研究[D].西安:西安建筑科技大学.硕士学位论文.2007
[2]龙涛.论经济与环境和谐的规划用地指标[D].天津:天津大学.硕士学位论文.2006
[3]张戈.容积率在城市土地开发强度控制中的应用研究[D].天津:天津大学.硕士学位论文.2006
[4]何疆.基于外部性理论的控制性详细规划适应性分析[D].西安:西安科技大学.硕士学位论文.2007
[5]程亮.上海市开发区工业用地开发强度指标实施评价[D].上海:同济大学.硕士学位论文.2008
[6]邵宁.1990年代以来武汉主城区出让用地的开发强度指标研究[D].武汉:华中科技大学.硕士学位论文.2007
[7]刘磊.容积率的动态特征研究[D].哈尔滨:哈尔滨工业大学.硕士学位论文.2004
[8]付磊.城市密度分布及其规划策略——深圳经济特区实证研究[D].上海:同济大学.硕士学位论文.2003
[9]夏林茂.北京市_控规调整_中的技术与政治性因素分析[D].北京:清华大学.博士学位论文.2005
[1] GB 50180-93,城市居住区规划设计规范[S].北京:中国建筑工业出版社,2002
[2]广州市城市规划管理技术标准与准则[S].广州:广州市城市规划局,2005
[3]增城市城市规划管理技术标准与准则[S].增城:增城市城乡规划局,2007
[1]庞仕影.杭州未来开发放宽容积率[N].国际金融报,2004-07-26报告
[1]中国市长协会,中国城市发展报告编辑委员会[R].中国城市发展报告(2001~2002).北京:西苑出版社,2003
[2]罗宾·汤普森.管理中国城市的增长[R].北京:城市规划国际研讨会,2004
[3]中国房地产发展报告NO.2[R].社会科学文献出版社,2005
[2]孙施文.规划的本质意义及其困境[J].城市规划汇刊1999,2
[3]赵钢,王正.控制性详细规划中的可持续关[J].华中建筑,2000,3
[4]孙施文.有关城市规划实施的基础研究[J].城市规划,2000,7
[5]刘琳等.城市建设中容积率指标的确定方法[J].技术经济与管理研究,2001,5
[6]付予光,孔令龙.谈控制性详细规划的适应性[J].规划师,2003,8
[7]张树杰、温仲明、焦峰.土地利用变化环境影响的外部性及其对策[J].水土保持研究,2005,2
[8]王世福、许松辉.效率导向中的基本判断:提高容积率的解读[J].规划师,2007,9
[9]王世福,薛颖.城市设计中的美学控制.新建筑.2004,3
[10]彭震伟.迈向21世纪中国城市土地使用制度的思考[J].城市规划汇刊,1998,3
[11]韩政.控制性详细规划中土地开发强度控制探讨[J].规划师,2009,11
[12]贺旺茅.海容.《城乡规划法》和《物权法》给城乡规划实施管理带来的影响[J].北京规划建设,2008,2
[13]於忠详,马存明,万立宏.容积率与土地估价的相关研究[J].安徽农业大学学报,2007,3
[14]何强为.容积率的内涵及其指标体[J].城市规划,1996,1
[15]刘石,王修信.基于最大利润的合理建筑高度[J].山西建筑,2004,11
[16]王世福、薛颖.城市景观控制的对策[J].新建筑,1999,6
[17]冯维波,黄光宇.公正与效率:城市规划价值取向的两难选择[J].城市规划学刊,2006,5
[18]孙施文.有关城市规划实施的基础研究[J].城市规划,2000,1
[19]蒋峻涛.规划为什么有时不好用[J].规划师, 2007,1
[20]包晓兵.陈华臻.城市规划编制的必要补充———规划策划[J].科技信息, 2009,13
[1] (美)伊得、莫尔豪斯,腾维藻译.土地经济学原理[M].北京:商务印书馆,1982
[2] (美)阿瑟·奥沙利文.城市经济学[M].北京:中信出版社,2002
[3]江苏省城市规划设计研究院主编.城市规划资料集第4分册—控制性详细规划[M].北京:中国建筑工业出版社,2002
[4]马文军.城市开发策划[M].北京:中国建筑工业出版,2005
[5]张兵.城市规划实效论[M].北京:中国人民大学出版社,199
[6]童明.政府视角的城市规划[M].北京:中国建筑工业出版社,2005
[7]夏南凯,田宝江.控制性详细规划[M].上海:同济大学出版社,2005
[8] G·阿尔伯斯.城市规划理论与实践概论[M].北京:科学出版社,2000
[9] (美)丹尼斯·迪帕斯奎尔等编著.城市经济学与房地产市场[M].北京:经济科学出版社,2002
[10]黄明华.绿色城市与规划实践[M].西安:西安地图出版社,2001
[11]刘滨谊.现代景观规划设计[M].南京:东南大学出版社,1999
[12]戴天兴.环境生态学[M].北京:中国建材工业出版社,2002
[13]冯意刚,喻定权,尹长林,邓凌云,张鸿辉.城市居住容积率研究—以长沙市为例[M].北京:中国建筑工业出版社,2009
[14]耿毓修.黄均德主编.城市规划行政与法制[M].上海:上海市科学技术出版社,2002
[1]咸宝林.城市规划中容积率的确定办法研究[D].西安:西安建筑科技大学.硕士学位论文.2007
[2]龙涛.论经济与环境和谐的规划用地指标[D].天津:天津大学.硕士学位论文.2006
[3]张戈.容积率在城市土地开发强度控制中的应用研究[D].天津:天津大学.硕士学位论文.2006
[4]何疆.基于外部性理论的控制性详细规划适应性分析[D].西安:西安科技大学.硕士学位论文.2007
[5]程亮.上海市开发区工业用地开发强度指标实施评价[D].上海:同济大学.硕士学位论文.2008
[6]邵宁.1990年代以来武汉主城区出让用地的开发强度指标研究[D].武汉:华中科技大学.硕士学位论文.2007
[7]刘磊.容积率的动态特征研究[D].哈尔滨:哈尔滨工业大学.硕士学位论文.2004
[8]付磊.城市密度分布及其规划策略——深圳经济特区实证研究[D].上海:同济大学.硕士学位论文.2003
[9]夏林茂.北京市_控规调整_中的技术与政治性因素分析[D].北京:清华大学.博士学位论文.2005
[1] GB 50180-93,城市居住区规划设计规范[S].北京:中国建筑工业出版社,2002
[2]广州市城市规划管理技术标准与准则[S].广州:广州市城市规划局,2005
[3]增城市城市规划管理技术标准与准则[S].增城:增城市城乡规划局,2007
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