政府统筹、连片开发——深圳市片区统筹城市更新规划探索与思路创新

GOVERNMENT COORDINATION AND CONTIGUOUS DEVELOPMENT:THE EXPLORATION AND INNOVATION OF DISTRICT OVERALL RENEWAL PLANNING IN SHENZHEN

存量发展背景下,面对城中村违法建筑等复杂历史遗留问题,深圳市率先探索出"政府引导、市场运作",以城市更新单元为核心的更新模式。但近年实践中存在碎片化开发、开发商挑肥拣瘦、蓝绿空间和遗产保护缺位、容积率过高公共利益受损、结构性失衡等困境,急需政府整体统筹。本文总结了片区统筹规划思路、主要内容和创新,并介绍了坑梓案例的详细做法。认为片区统筹规划通过空间统筹重新划定单元边界,通过拆建比规则的利益统筹确定各单元内配套要求及开发量,通过分期及实施方式统筹各单元的开发方式,有效推动了存量地区连片更新,促进了公共服务设施、连片产业空间等公共利益用地供给,可为未来我国城市存量地区的连片开发提供借鉴。

Under the background of stock-based development,facing complicated historical issues such as illegal buildings in urban villages,Shenzhen has taken a pioneer role in exploring the urban renewal model of"government guidance and market operation"with urban renewal units as the core.However,in recent years,there have been challenges of fragmented development,uneven development due to developers’profit-seeking,lack of protection system on blue and green space and historic heritage,high floor area ratio and damage of public interests,structural imbalance,etc.,which urgently requires government coordination.This paper summarizes the main content and innovation practice of the district overall renewal planning,and introduces the specific methods of the Kengzi case.The overall renewal planning re-defines the unit boundaries through spatial coordination,determines the supporting requirements and development volume of each unit through the benefit coordination of the demolition ratio rules,and coordinates the development methods of each unit through phased implementation.The renewal has promoted the supply of land for public interests and contiguous industrial space,which can provide a reference for the contiguous urban stock-based development in the future.