1、Sanya Phoenix International Water Zone Concept Planning Project 三亞鳳凰國(guó)際水城概念性規(guī)劃設(shè)計(jì)提綱Summary 原址分析The site analysis我們的設(shè)計(jì)目標(biāo)Our design objective設(shè)計(jì)進(jìn)程The design progress設(shè)計(jì)理念The concept設(shè)計(jì)角度The design vision世界The Worlds建筑形式及風(fēng)格Architecture Styles建筑高度Building height交通組織和人行流線規(guī)劃Traffic system & Pedestrian network

2、Planning區(qū)內(nèi)交通Transportation inside the zone停車(chē)規(guī)劃Parking planning綠地與開(kāi)放空間系統(tǒng)Green & Open Space System夜間照明設(shè)計(jì)Lighting Design水文構(gòu)造Hydrology management規(guī)劃理念Strategic Planning Concept分期開(kāi)發(fā)構(gòu)想Phasing Concept分期開(kāi)發(fā)建設(shè)的管理Management of construction phases財(cái)務(wù)計(jì)劃模式分析思路Financial Simulation: Analysis Concept項(xiàng)目發(fā)展: 通往大海The futu

3、re development of the project結(jié)論ConclusionThe analysis項(xiàng)目分析原址分析The site analysis本項(xiàng)目的原址位于三亞市西， 占地約 2.2公頃。要求建筑容積率在 0.5 0.7之間。主要制約因素 現(xiàn)有的水域和防洪治理設(shè)施主干道規(guī)劃將會(huì)影響三亞的空間布局現(xiàn)有的出海通道無(wú)法使大船通行The site is located west of the Sanya precinct. The site area is approximately 2,2 hectares. The asking construction ratio is betw

4、een 0,5 and 0,7.Main Constraints The existing water areas and the flood managementThe mains roads planning will have an influence on the special pattering of the precinctThe link with the sea doesnt allow larges boats to enter the site設(shè)計(jì)進(jìn)程The design progress設(shè)計(jì)進(jìn)程The design progress起初我們?yōu)樵擁?xiàng)目提出了幾個(gè)規(guī)劃解決方案

5、，并最終在所有方案中選擇了現(xiàn)在的這一個(gè)。該方案集中體現(xiàn)了都市化與大型住宅區(qū)的便利化的完美結(jié)合。首先，我們選擇了從城市的多元空間角度定義的“都市化”這一特點(diǎn)：相當(dāng)規(guī)模的步行街區(qū)、對(duì)所有三亞人開(kāi)放的露天公共空間、以及文明鄰舍和生活社區(qū)，這些都是刻畫(huà)都市氣氛必不可少的元素。像三亞鳳凰國(guó)際水城這樣的新社區(qū)不僅應(yīng)突出社區(qū)休閑的主題精神同時(shí)還應(yīng)為三亞市樹(shù)立起新的社區(qū)典范和城市印象.這就是我們?cè)趧?chuàng)建一個(gè)生機(jī)昂然的生活社區(qū)所面臨的主要挑戰(zhàn)方案 1 - 方案 2 首選 - 方案 3 - 方案 4Several solutions have been studied for this planning proje

6、ct we have selected the proposal who will offer the strong combination of a strong urbanism characters as well with the effectiveness of a large housing development zone.First we have chosen an urbanism defined by its diversity of spaces created, with a pedestrian scale, with open public spaces to a

7、ll Sanya people and with a structure of bounded neighbourhoods.A new district like the Sanya Phoenix Water Zone should emphasize the community vacation spirit but should also develop a new identity for the Sanya City.This is for us the main challenge to overcome in order to create a living city.Opti

8、on 1 - Option 2 preferred - Option 3 - Option 4The concept設(shè)計(jì)理念設(shè)計(jì)理念The concept4個(gè)典型空間定義獨(dú)特而巧妙的結(jié)合一個(gè)真正開(kāi)闊的水岸：內(nèi)湖一個(gè)極具親和力的城市印象：島嶼一個(gè)以自然生態(tài)為導(dǎo)向的住宅：綠色的指環(huán)一個(gè)以運(yùn)動(dòng)休閑為主題的社區(qū)：高爾夫花園The unique combination of 4 strong spaces definitionA real open water area : The LakeA friendly city feeling : The Island A nature oriented ho

9、using : The green RingA sport and leisure area : The Golf Garden 世界The Worlds30個(gè)不同的戶型既營(yíng)造出建筑的多樣性也為市場(chǎng)提供更多的選擇30 different types of buildingsto create diversity in both architecture and marketing offer 真正的體驗(yàn)The true experience住戶和訪客進(jìn)入這個(gè)新的社區(qū)，每天都會(huì)發(fā)現(xiàn)它“日新月易”的另一面。這是真正的“城市生活的體驗(yàn)”。Entering this new area the visi

10、tor as well as the resident should discover each day a new face of his city or community district.This will be the real “city experience”.建筑形式及風(fēng)格 Architecture Styles綠地與開(kāi)放空間系統(tǒng)Green & Open Space System區(qū)內(nèi)交通Transportation system inside the zone為了便于交通，我們考慮了若干種途徑，以最大限度滿足個(gè)性化的生活方式：一個(gè)完全由步行街組成的交通網(wǎng)一條自行車(chē)專(zhuān)用道開(kāi)設(shè)通往

11、該規(guī)劃區(qū)內(nèi)主次干道上公共汽車(chē)站點(diǎn)的直接通道- 建議在湖上開(kāi)設(shè)通往新區(qū)主要站點(diǎn)的“水上汽車(chē)”。In order to facilitate the transportation several ways have been design to match the peoples way of livinga complete network of pedestrian roadsa protected network of bicycle roadsa direct access to the bus lines on the main axis and on the roads across

12、the sitea proposed line of water buses to linked the main access points on the lake停車(chē)場(chǎng)Parkings即使該區(qū)域?qū)⒃谝欢ǔ潭壬峡刂扑饺似?chē)的使用，我們?nèi)匀徽J(rèn)為現(xiàn)在就要很好地考慮這個(gè)問(wèn)題，以免將來(lái)面對(duì)一個(gè)真正的難題。我們確定3種類(lèi)型的停車(chē)場(chǎng): 面向公眾的公共停車(chē)場(chǎng) 區(qū)內(nèi)公共停車(chē)場(chǎng) 私人停車(chē)場(chǎng)Even if this zone intend to be used with few individual cars, it seems to us thats important to take care about

13、the parking problem in order not to face a real problem in the near future.3 types of parkings are set up :The public parking ( accessible for everybody)The public parkings ( inside the zone)The private parkings夜間照明設(shè)計(jì)Lighting Design設(shè)計(jì)構(gòu)想- 以中央主軸線及湖濱空間為夜間照明的主景，并強(qiáng)調(diào)重要公共空間領(lǐng)域；- 指認(rèn)本區(qū)夜間照明之光點(diǎn)、光軸等元素，以建立可辨識(shí)的都市空

14、間架構(gòu)，提升夜間環(huán)境品質(zhì)與活動(dòng)效率；- 配合不同街區(qū)主題，塑造夜間建筑及街道景觀之戲劇性效果，傳達(dá)現(xiàn)代文化、活潑與休閑的意象；夜間照明配置計(jì)劃光點(diǎn)： 門(mén)戶空間, 空間節(jié)點(diǎn), 地標(biāo)建筑, 主要開(kāi)放空間光軸： 交通動(dòng)線, 中央主軸線, 河畔和湖岸Design ConceptPlan the main central axis and the riverfront as the main part of zone lighting;Designate such elements as light point or light axis to build the cognizable urban sp

15、atial structure;Emphasize the dramatic effects to match the different themes in different zonesThe Assignment of Night Light DesignLights PointsGateway space, Space nodes, Landmark Architecture, Main open spaceLight AxesTransportation network, The main central axis, The river-side and the lake shore

16、水文構(gòu)造Hydrology management為了建造一個(gè)和諧的區(qū)域環(huán)境，房屋應(yīng)該建造在盡可能臨近水的地方。因此，中心湖的水位必須保持較少的變化。為解決這一問(wèn)題，我們?cè)O(shè)計(jì)了一個(gè)能夠把水疏導(dǎo)至若干個(gè)分區(qū)的水資源管理體系。在洪水來(lái)臨的情況下，容量為600 000 M3的中心湖能夠調(diào)節(jié)水位，使水位高差被有效地控制在1.2米之內(nèi)。同時(shí)，上漲的大部分水將被引入內(nèi)運(yùn)河。這些內(nèi)運(yùn)河的構(gòu)造使其能夠接納4米高差的洪水。設(shè)在地塊東部的一座與橋相接的水壩能夠蓄水并有效阻止洪水和控制潮差。In order to establish a harmonious district, buildings should be

17、 close to the water areas. The level of the lake should be kept with few variations.By considering the flood problem we imagine a system able to distribute water in several places.In case of flood the interior lake is able to regulate the water level with a capacity of more than 600000 M3 by increas

18、ing the level of 1,20mIn the same time main water flows will be diverted to the canals. The shape of these canals could accept a 4 m high flood.A dam create with the new bridge on the east side of the site will block the water and the tide in case of flood 水質(zhì)Water quality水質(zhì)狀況是極其重要的，以保證項(xiàng)目場(chǎng)地水上運(yùn)動(dòng)的成功。兩條

19、流經(jīng)項(xiàng)目場(chǎng)地的河流為湖供水。一個(gè)由特殊植物組成的過(guò)濾池系統(tǒng)設(shè)在上游，這樣能夠?yàn)楹峁┳匀粌艋乃?。種植在湖畔周?chē)退械乃参飳⒀a(bǔ)充水的自然凈化設(shè)置。This is a major aim to develop with success all the water activitiesThe lake take water form the 2 rivers. The natural filtration system is installed at the junction. This filtration system based on water plants purificatio

20、n will allow a pure water to enter the lake.More special water plants like reeds are installed in the lake and rivers in order to increase the natural filtration system生態(tài)管理Ecological management“取之于地, 用之于地”的土地管理原則在景觀設(shè)計(jì)中引入改良和凈化環(huán)境的植被1 to 1 earth management Introduce small plants purification systems as

21、 landscape 建筑高度Building height建筑高度是以陸地使用規(guī)劃、景觀和天空背景輪廓為設(shè)計(jì)依據(jù)的。我們的主要目標(biāo)是:- 為景觀設(shè)計(jì)或水面增加開(kāi)闊的空間- 突出主要軸線并進(jìn)行光照分析處理- 沿運(yùn)河、湖岸及該規(guī)劃地塊邊緣布局高層公寓樓The building height decision is based on the land use planning, landscape and skylineThe main objectives are:- Increase the open spaces for landscaping or water areas- Strengt

22、hen some main axis and deal with the sun analysis- Arrange the high rise apartments along the canals , lake front and on the border of the site財(cái)務(wù)計(jì)劃模式分析思路Financial Simulation: Analysis Concept為了測(cè)算出該塊區(qū)域土地可能的批租/拍賣(mài)價(jià)格，我們采用倒算法，通過(guò)對(duì)各功能地塊進(jìn)行具體的分析，計(jì)算出在各功能地塊的IRR達(dá)到合理水平，能夠滿足二級(jí)開(kāi)發(fā)商的投資獲利前提下，相對(duì)應(yīng)的二級(jí)開(kāi)發(fā)商支付的土地成本。二級(jí)開(kāi)發(fā)商支付的

23、土地成本，也正是本項(xiàng)目投資商通過(guò)批租/拍賣(mài)形式獲取的土地銷(xiāo)售收入；為了保證開(kāi)發(fā)模式的合理性，我們采用了比較通行的測(cè)算模式：即則對(duì)功能塊中可能出租的物業(yè)，假設(shè)50的出租，50的出售比例，來(lái)測(cè)算在一定成本下IRR值是否能夠達(dá)到市場(chǎng)的平均水平。在實(shí)際運(yùn)作過(guò)程中，投資商可以根據(jù)需求對(duì)租售比例進(jìn)行調(diào)整。由于住宅地塊自身的性質(zhì)，我們假設(shè)100出售；采用針對(duì)不同類(lèi)物業(yè)的開(kāi)發(fā)，開(kāi)發(fā)商期望的合理稅后凈投資回報(bào)大致如下：住宅物業(yè)：610，本案我們以10為測(cè)算值；商業(yè)金融：815，本案我們以12為測(cè)算值；文化娛樂(lè)：815，本案我們以10為測(cè)算值；To get a possible leasing/selling p

24、rice, the reasonable IRR number comparing is necessary. The same way is used to calculate the secondary develops needs. As a result, the cost for secondary developers is somehow equal to the income got from leasing / selling of the land.To ensure the correct development, the plan used the universal

25、calculating model. For the residential program all the property is sold out, for other programs 50% property is sold out and 50% property is leased.Under the various developing models with different programs, the reasonable IRR after tax is as following:Residential: 6-10%(10% in this case)Commercial

26、: 8-15%(12% in this case)Recreational and Entertainment:8-15% (10% in this case)Site Area (Sqm)Building Area (Sqm)Basic Construction CostMiddle Construction CostHigh Quality Construction Cost用地面積 (平方米）建筑面積 (平方米）最低要求建筑成本普通要求建筑成本高檔要求建筑成本Single CostTotal CostSingle CostTotal CostSingle CostTotal Cost單價(jià)

27、總價(jià)單價(jià)總價(jià)單價(jià)總價(jià)Housing Villa 別墅住宅21 244 41 977 ￥800￥33 581 416￥1 500￥62 965 155￥2 000￥83 953 540Town house低層住宅15 639 46 917 ￥1 000￥46 916 670￥1 800￥84 450 006￥2 500￥117 291 6754-6 Floor Apartment4-6層公寓132 005 633 107 ￥1 000￥633 107 180￥1 800￥1 139 592 924￥2 500￥1 582 767 95010-20 Floor Apartment10-20層公寓6

28、 327 89 577 ￥1 500￥134 366 055￥2 400￥214 985 688￥3 500￥313 520 795Commercial & Entertainment商業(yè)娛樂(lè)192 155 ￥2 000￥384 310 000￥3 000￥576 465 000￥4 000￥768 620 000Sports運(yùn)動(dòng)場(chǎng)所19 342 ￥200￥3 868 400￥200￥3 868 400￥200￥3 868 400Golf高爾夫球場(chǎng)159 553 ￥250￥39 888 250￥250￥39 888 250￥250￥39 888 250Green Space綠化370 295

29、￥100￥37 029 500￥100￥37 029 500￥100￥37 029 500Water Area水域515 597 ￥50￥25 779 850￥50￥25 779 850￥50￥25 779 850Roads & Squares道路廣場(chǎng)設(shè)施344 692 ￥200￥68 938 400￥200￥68 938 400￥200￥68 938 400總建筑成本￥1 407 785 721￥2 253 963 173￥3 041 658 360分期開(kāi)發(fā)建設(shè)的管理Management of construction phases目標(biāo)- 從工程建設(shè)伊始就創(chuàng)造出強(qiáng)烈的社區(qū)風(fēng)格- 防止水土流失

30、- 避免分期開(kāi)發(fā)建設(shè)的干擾Objectives: Create a strong feeling from the early beginning of the construction Reduce the erosion and earth drainage to the sea Reduce disturbance during the construction process分期開(kāi)發(fā)構(gòu)想Phasing Concept兩種分期開(kāi)發(fā)的模式可以作為參考：第一種模式： 一期完成中心湖及湖濱建設(shè)；同時(shí)為使一期的開(kāi)發(fā)形成合理的規(guī)模，島嶼上的建筑與公共商業(yè)區(qū)的建筑可以同時(shí)開(kāi)發(fā)。 隨著中央島嶼及景觀帶

31、河等區(qū)域的開(kāi)發(fā)，二期建設(shè)不僅完善中心商務(wù)及住宅區(qū)，而且塑造不同風(fēng)格的社區(qū)面貌。第二種模式： 該模式在第一期建設(shè)時(shí)盡量縮減開(kāi)發(fā)資金，即只建起中心島嶼的一半并完成主干道的建設(shè)。We propose 2 versions of the phasing stage Version 1 : To complete the concept of the lake and to build a rudiment of lake shore, the plan is to start the river divertion, the island and the public buildings in the

32、 first phase. To achieve a reasonable scale in the first development stage, residential area in the island is to be developed along with the commercial and public buildings. Following by the construction of the Island the partial landscape of the lake shore，an integrated district will complete. A modern urban character with various styles will be formed. Version 2 : This version will be less expensive to develop for the first stageThe plan is to start half of the isla