城市快速发展下控规地块用途调整论证及实践

Demonstration and Practice of Regulating Use of Controlled Detailed Planning Land under the Rapid Development of Cities

城市规划是调控城市土地开发和各项建设活动的直接依据,控制性详细规划作为城市用地出让的前提条件,是城市规划编制体系中落实用地性质、开发强度、对接现实建设需求的重要一环。由于现实建设涉及各方利益问题,城市规划特别是控制性详细规划往往面临着大量的调整申请述求。探寻对规划地块用途调整进行较为全面、合理的论证方法,将成为主管部门实施规划内容过程中保证城市建设科学有序发展的重要依据。文章以南宁市首个“商改住”地块用途调整为例,通过项目调整的必要性、适应性、可能性和合理性分析,实证"商改住"地块用途调整可能涉及的房地产用地所在区域用地及产业结构变化、公共与市政配套设施供需矛盾、控规核心指标如总用地、总建筑规模、容积率突破等问题,以期给类似项目提供可行思路。

Urban planning is the direct basis for regulating urban land development and various construction activities. As a precondition for urban land use, controlled detailed planning is an important part of the implementation of land use nature, development intensity and docking reality construction needs in the urban planning system. Urban planning, especially control detailed planning, often faces a large number of adjustment application claims, which has led to conflicts and problems of multi-interest. How to conduct a more comprehensive and reasonable argumentation on the adjustment of the nature of planned land is a planning and management process to adapt to relevant planning and actual projects, and is also an important basis for ensuring the sustainability of urban planning and development. The article takes the adjustment of the first“commercial land use change to homestead” plot in Nanning as an example. Through the analysis of the necessity, adaptability, possibility and rationality of the project adjustment, it is proved that the real estate land may be involved in the adjustment of the“commercial land use change to homestead" plot. The land use and industrial structure changes in the region, the contradiction between supply and demand of public and municipal supporting facilities, and the core indicators of control regulations such as total land use, total building size, and floor area breakthrough, etc., in order to provide feasible ideas for similar projects.