地块存量空间价值评估模型构建及其在广州火车站地区改造中的应用

An Evaluation Model Of Built Up Area Space Value And Guangzhou Railway Station Practice

经过改革开放三十多年的快速发展,我国东部发达地区"土地换发展"的模式已难以为继,在土地增量有限的情况下,存量用地整合将成为该类地区空间发展的主要模式。针对当前存量用地改造中"地(地块)—物(地面建筑物)"能否变动的问题,文章采用层次分析法构建指标体系,进而对"地—物"的空间价值进行评估,并分析"地—物"变更的难易程度,为规划决策提供支撑。在具体评估模型的构建中,文章采用主客观相结合的办法,综合层次分析法和信息熵值法的权重确定方法来确定评估指标体系的权重,并对不同权重确定方法的综合结果进行检验和对比分析,依据评估结果提出城市更新规划方案。研究发现,通过构建"地—物"空间价值评估体系,可以精确评估地块面临的改造成本,支持规划决策;同时,通过对评估结果的检验,在AHP分析法构建的指标体系基础上,采用主客观相结合的权重确定方法,综合考虑变量信息和人的主观价值需求,得出更优的评价结果。

After over three decades of fast development since reform and opening-up policy, eastern China＇s ＂land for development＂ model is no longer sustainable. With limited land provision, built up area integration will be the major model of subsequent spatial development. With respect to the land-building relation of built up areas, the paper uses layer analysis method and establishes an indices system, evaluates the spatial value of land-building and the diffi culty of land-building transfer, and provides support for planning decision-making. In evaluation model establishment, the paper uses subjective-objective combined method, comprehensive analysis method, and information entropy method, to specify the percentage of different indices in the evaluation system. Based on the results of comparison and testing, the paper proposes urban renovation plan. The paper indicates the system may accurately appraise the cost of land renovation. Furthermore, with AHP analysis indices system, the method may take into consideration information and human needs and comes up with a better result.