邢台康养小镇设计（宝宝小镇诊所）

面积：7平方公里

规划建筑设计：云舍建筑

背景：这是我们最近做的两个规划，从一平方公里跨越到七平方公里，并顺利中标，帮助甲方成功拿到土地，由于项目正处于签订框架协议阶段。大家知道环京这一块，特别是河北，现在拿地非常的难，这也是方案本身的价值所在。

先介绍“勾地”：勾地制度来源于香港，始于亚洲金融危机之后，当时，受金融危机的冲击，香港的楼市泡沫破灭，楼市进入低迷时期，开发商停止购入土地，地价一泻千里，香港政府担心土地被“贱卖”，便暂停了“卖地”转而采用“勾地”制度，以避免在市场低潮期土地被贱卖，这是勾地在香港实行的最初目的。我国是从2007年7月1号开始，土地制度出现了重大变革，即除了传统的“招拍挂”之外，勾地制度成为土地出让的一种重要方式。07年之后碧桂园，华夏，恒大能够迅速崛起，即是抓住了“勾地”这一变革利器。

勾地制允许政府部门提前制定本年度的土地供应计划，并向社会放出自己的计划，用地者可以根据自己的需要选择合适的土地。供求者之间有更长的的时间进行斡旋洽谈，达到符合双方利益的目的。同时，公开土地供应信息后，买家竞争更有利于土地优化利用。

因此，作为地产方的规划方案，需要寻求开发利益与公共资源配置的共赢，此共赢结果需要为一方区域带来10年到20年的持续发展，发展将有利于公众和开发商获得持续利益。

Background: This is our recent two plans, the scale is so scary, from one square kilometers across to seven square kilometers, and successfully bid to help Party A successfully get the land, because the project is in the framework of the signing of the agreement, the specific location First confidential. You can disclose the province of Hebei, we all know that this piece of Beijing, especially in Hebei, now take the land has been very difficult, which is the value of the program itself.

Before the Asian financial crisis, then, by the financial crisis, the Hong Kong property market bubble burst, the property market into the downturn, developers stop buying Land, land prices blew out, the Hong Kong government worried that the land was "cheap", they suspended the "land" to use the "hook" system, in order to avoid low prices in the market land is sold, which is hooked in Hong Kong Original purpose. China has started from July 1, 2007, the land system has undergone major changes, that is, in addition to the traditional "bidding and auction", the system has become an important way to sell land. Why 07 years after Country Garden, China, Hengda to the rapid rise, that is, to seize the "hook" the tool of change.

The government allowed the government to plan the land supply plan for the current year and release the plan to the community. The landlord could choose the right land according to his own needs. There is a longer time between the donor and the seller to negotiate and achieve the purpose of meeting the interests of both parties. At the same time, open land supply information, the buyer competition is more conducive to the optimal use of land.

Therefore, as a real estate side of the planning program, representing a benefit of the exchange and negotiations, to seek the balance of cooperation transactions, that is, the development of interests and good offices of public resources.

图为1平方公里小镇概念草图。

题解：如何有效的提出规划方案是我们一直思考的问题，单从规划谈判来看，我方抛出一系列问题，对方也会接招或者继续推招，这样一来一去，十几轮到几十轮就过去了，确实有地产商“勾地”花了好几年，几十个方案，结果仍然没有结果，而成本在源源不断的走着。通过多轮的研究比对，我们发现“诉求”非常重要，双方的“共同诉求”构成了规划方案的基本框架，在此框架上来有效的进行规划，才变得有意义。这样之后，数量级会从几十个方案转变为有效制导方案。

难点：诉求叠加，是最难的一个部分。举个例子，近年来我们在与地方政府交流的时候，政府都提出希望引进产业，并且产业越大越好，最好是富士康级别的，这个问题地产商其实也无解，筑巢引凤也许还可以，但是资金怎么来，去化怎么办，实效周期怎么解？。最近比较热门的“小镇系列”，各地都在上马小镇，但是即使最成功的“良渚小镇”也一直是万科的孤品，开发周期20年，在第16年的时候才开始资金回正，让中小开发商很难跟进。

案例：通过研究，越有难度才越有挑战性。例如，SASAKI的规划案例，对于土地，对于城市都有不错的积极意义，即承认“多样性”；SOM的规划案例，可以看出，土地利用是其强项，同一块地，通过规划，可以划分出更大的土地价值；ACOME案例则倾向于资源整合，提升区域优势。因而在我国甚至世界以土地经济作为重要GDP贡献的地区，有效规划存在巨大价值。

How to effectively put forward the planning program is that we have been thinking about the problem, from the negotiations point of view, we throw a series of questions, the other side will also take the move or continue to push strokes, so one to go, Ten rounds of the past, there are real estate developers "hook" spent several years, dozens of programs, the results are still no results, and the cost of a steady stream of walking. Through the multi-round study, we found that the "appeal" is very important, the developers of the "demands" with the government (land supply side, there may be a development of enterprises) "demands" constitutes a basic framework for planning programs, In this framework to effectively plan, it becomes meaningful. After that, at least the order of magnitude will be from dozens of programs to the bombing of several effective guidance program.

Difficulty: the demand for superposition, is the most difficult part. For example, in recent years when we communicate with the local government, the government has proposed to introduce the industry, and then they choose, the industry the bigger the better, the best is the Foxconn level, the real estate developers in fact no solution, nest Cited Feng may also be able to, but how to come to how to do, how to solve the effectiveness of the cycle? The Recently more popular "town series", all in the town, but even the most successful "Liangzhu town" has been Vanke's solitary goods, the development cycle of 20 years, in the first 16 years when the funds began Back to normal, the average developers simply can not afford.

Case: Well, the more difficult the more challenging the SASAKI planning case, for the land, for the city has a good positive meaning, that is to recognize the "diversity", and SOM planning case, we can see that land use Is its strength, with a land, through planning, you can divide the greater value of land, ACOME case is inclined to resource integration, enhance regional advantages. Therefore, in China and even the world to land economy as an important contributor to the GDP, effective planning there is great value.

上图1平方公里小镇。

每一个案例都有其特殊性，不同的区域经济，城市交通，文化，周边及土地资源都各不相同，之前曾有开发商希望我们做出规划模板，可以快速的套用进一些地块，计划2周的规划方案希望压缩到3天出图，目前我们还操作不了这一神模板，好像市面上也没看到，要不然早就大热流行了。也许将来有一天会出现，但是那时，你会用么？比如石家庄的CBD跟保定的CBD长得一模一样。

1平方公里小镇，位于某市的一个开发区内，开发区的产业已经非常成熟，产业引进已经不是政府的第一诉求，反而是缺少住宅和相应的城市配套，地块周边水域资源丰富，并且地块紧挨着开发区行政中心，因此，规划策略，强调以配套为主，服务周边，形成最终的一平方公里小镇方案，小镇包含2个国际学校，购物特色小镇，滨湖公园，广场，美术馆，博物馆，精品酒店，商业街，办公园区，从小户型住宅到大户型别墅全系产品。一举中标，也为开发商成功拿到土地。土地面积约3000亩。

Each case has its particularity, different regional economy, urban transport, culture, surrounding and land resources are different, before the developers want us to make planning templates, you can quickly apply into some plots, plans 2 weeks of planning program hope to compress to 3 days out of the map, at present we can not operate this God template, as if the market did not see, or else long hot popular. Maybe someday will happen someday, but will you ever use? Such as Shijiazhuang CBD with Baoding CBD looks exactly the same.

1 square kilometers of the town, located in a city of a development zone, the development zone of the industry has been very mature, the introduction of the industry is not the government's first appeal, but the lack of housing and the corresponding urban support, plots surrounding waters rich in resources, And the plots close to the development zone administrative center, therefore, planning strategy, emphasizing the main package, service around, forming the final one square kilometer town program, the town contains two international schools, shopping characteristics of the town, Binhu Parks, art galleries, museums, boutique hotels, commercial streets, office parks, small apartment to large apartment-style products. Winning bid, but also for developers to get the land successfully.

上图为 1平方公里鸟瞰

1平方公里小镇总图。

规划总用地面积2000亩（确权范围），18年2月首期摘地410亩（最南侧地块），1.5的容积率，总建面41万方，包含住宅和商业，产品类型包括18层高板，8层洋房，4层叠拼别墅，以及沿湖部分商业。于18年6月份首次开盘，售罄经销6个亿，目前开始摘二期地块450亩，包含学校，住宅和商业。

首期实施规划图

首期规划实施鸟瞰图

沿湖商业及会所

站在高层看大湖区域

高层效果

洋房效果

沿湖商业街

销售情况反馈，一期最热销的为沿湖部分，单价也是最高。目前二期已经开始蓄客。

在1平方公里小镇中标拿到土地之后，我们又接到一个7平方公里新区，邢台，时间仍然是两周（极限周期）。这个城市目前政府已完成土地十分之一的收储工作，仍有90%农转地，包含村庄（拆村是最难的挑战）。通过研究区域地块发现有几大优势，村庄仍保存了部分春秋战国时期文物，如石凳，马槽，御马桩等，建筑部分为明清中后期。一条运河由东侧通过。对于郊区新城，有条件跳出CBD式的开发模式，避免千城一面。规划策略上，“田园城市”是一个很好的概念，释放掉50%的土地，仍为农田，或收储变为城市公园，城市与田园交相辉映，形成独特的城市模型，每个微城市具有商，产，住，学，玩。微型城市依据城市发展周期，一个一个的逐渐开展，为未来10-20年预留发展与更新契机。其中的村则经过有效开发放大，形成独特的文化产业城，旅游拉动区域经济。构成“五城一镇”强势格局。

After winning the land in the 1 square kilometer town, we received a 7 square kilometer new area, in another city, the time is still two weeks (limit cycle). The city is currently only one-tenth of the city's land acquisition and storage work, and 90% are still farmland, and even the village (the village is the most difficult challenge). Through the study of regional plots found several major advantages, the village still preserved some of the Spring and Autumn period of cultural relics, such as stone bench, manger, horse piles, etc., the construction part of the Ming and Qing dynasties. A canal is passed by the east side. For the suburbs of the new city, conditional out of the CBD-style development model, to avoid thousands of city side. Planning strategy, the "pastoral city" is a good concept, the release of 50% of the land, still farmland, or storage and storage into a city park, the city and the idyllic each other, forming a unique urban model, each micro city has Business, production, living, learning, playing. Mini-city based on the urban development cycle, one by one gradually carried out for the next 10 to 20 years to set aside the opportunity for development and renewal. One of the villages through effective development and amplification, the formation of a unique cultural industry city, tourism driven regional economy. Constitute a "five cities and one town" strong pattern.

7平方公里小镇鸟瞰

局部放大

“五城一镇”；“古今结合”，即发扬了千年古都风貌，又引入了现代产业创意科技生活典范。开放的区域，设置湿地公园，部分景观农田，运动公园，联系水系，通过游艇即可到达各个微城市区域，区域内设置游船码头和游艇码头，构件北方典型湿地型地标城市。7平方公里小镇，也一举中标，拉动了地产与城市区域政府的共鸣，成功拿下土地，土地面积约12000亩。

"Five cities and one town"; "ancient and modern combination", that is, carry forward the ancient capital of the Millennium style, but also the introduction of modern industry creative science and technology life model. Open area, set up wetland park, part of the landscape farmland, sports park, contact the water system, through the yacht to reach the various micro-city area, the region set up cruise terminals and yacht wharf, component north typical wetland landmark city. 7 square kilometers of the town, also won the bid in one fell swoop, pulling the real estate and urban regional government resonance, successfully won the land, the land area of about 12000 acres.

由古镇向东看城市日出。湿地公园释放了城市视觉通廊和开放空间。

7平方公里总图。

两者体量模型对比

7平方公里，在之后由于控规的调整，方案进行了一次更新调整，并选定首开区作为重点研究对象，也就是右下角区域，紧邻饮水干渠和城市形象主干道。本次的控规，将住宅和产业商业板块分开设置，造成了更新方案有非常大的调整，并且更加强调文化介入对于区域经济拉动的影响。下图为新调整规划的手绘概念草图，简称”四菜一汤“。

7 square kilometers, after the adjustment due to regulatory rules, the program carried out an update adjustment, and selected the first open area as a key research object, that is, the lower right corner of the area, close to the main channel of drinking water and urban image. This regulation will separate the residential and industrial commercial sectors, resulting in a very large adjustment of the renewal scheme and a greater emphasis on the impact of cultural involvement on regional economic pull. The picture below shows the new adjustment plan hand-painted concept sketch, referred to as "four dishes and one soup."

严格的功能区分是很多城市面临的通病，也是造成交通拥堵的一大原因，不是我们在一个新区所希望看到的，因此我们还是在本案中介入了一个中间值，也叫缓冲区-混合商业区，这个区域连接了北侧的住宅区和南侧的产业商业区域，为居民提供一个良好的休闲生活环境。混合区域内，设置了特色购物街，迷你高尔夫球场，苏格兰马场，小镇图书馆，小镇教堂，小镇诊所等等。同时商业板块设置了更能提升区域品质的五星级酒店，养老公寓，老年大学等等。

Strict functional distinction is a common problem for many cities, but also a major cause of traffic congestion, not what we want to see in a new district, so we are involved in the case of an intermediate value, also known as the buffer zone - mixed business Area, this area connects the north side of the residential area and the south side of the industrial business area, to provide residents with a good leisure living environment. Mixed area, set up a characteristic shopping street, mini golf course, Scottish racecourse, town library, town church, town clinics and so on. At the same time the commercial sector set up to enhance the regional quality of the five-star hotels, pension apartments, old universities and so on.