规划是拆出来的.ppt

单击此处编辑母版标题样式,单击此处编辑母版文本样式,第二级,第三级,第四级,第五级,*,.,*,规划是拆出来的！,1,.,与传统的学院派理论相对应，实施性规划（控 规、详规）的重要决定因素不再是,“我要规划成什么，而变成什么地方可以拿来规划”。,2,.,下面以两个案例说明,郑州某开发区,412,万平米用地,/560,万平米建面,控规的形成过程,壹,3,.,审批,审批,审批,设,计,顾,问,意向供地,规,划,规,划,路线图,4,.,5,.,第一版 规划理论指导下成果,一城两轴三心四,6,.,7,.,第,2,版：开始拆迁，进行容量测试,并试图更理论化图形化一些,8,.,住宅容积率,户数,9,.,第,3,版 时间不够了，按已公示的控规调节容量即可,10,.,总用地面积,分项用地面积,可开发用地面积,容积率,可开发建筑面积,停车位（个）,人口容量（人）,公共绿地面积,(),备注（用地归类）,63661.7,63661.7,63661.7,3.5,222815.95,1114,5730,2865,3.5,0,0,3.5,0,0,74412.45,22063.65,22063.65,3.5,0,0,126590.9,27128.5,3.5,0,0,25220.3,25220.3,3.5,88271.05,441,2270,1135,104938.85,23751.66,23751.66,3.5,83130.81,416,0,81187.19,81187.19,3.5,284155.165,1421,7307,3653,48757.4,13488.5,3.5,0,0,35268.9,35268.9,3.5,123441.15,617,3174,1587,86132.5,86132.5,86132.5,3.5,301463.75,1507,7752,3876,3.5,0,0,377902.9,566.5711,49759.68,49759.68,49759.68,3.5,174158.88,871,0,0,3.5,0,0,50026.64,25791.66,3.5,0,0,0,0,24234.98,1,0,0,43550,10902.2,10902.2,3.5,38157.7,191,0,32647.8,32647.8,3.5,114267.3,571,2938,1469,337285.9,52165.3,52165.3,52165.3,3.5,182578.55,913,4695,2347,40617,3.5,0,0,7934.8,7934.8,7934.8,3.5,27771.8,139,714,357,3.5,0,0,40896.9,9742.8,9742.8,3.5,34099.8,170,0,31154.1,3.5,0,0,66285.9,66285.9,66285.9,3.5,232000.65,1160,5966,2983,3.5,0,0,147245.1,116539.3,116539.3,3.5,407887.55,2039,10489,5244,30705.8,3.5,0,0,61859.9,54182.6,54182.6,54182.6,3.5,189639.1,948,4876,2438,3.5,0,0,52613,52613,52613,3.5,184145.5,921,4735,2368,3.5,0,0,102417.5,102417.5,102417.5,3.5,358461.25,1792,9218,4609,567291.1,850.5114,3.5,0,0,18477,18477,18477,3.5,64669.5,323,0,0,1063457.32,1063457.32,910953.78,3111115.455,15556,0,10224.2,10224.2,0,0,52436.5,52436.5,52436.5,2,104873,524,2697,1348,3.5,0,0,136246.55,75352.15,75352.15,3.5,263732.525,1319,6782,3391,0,1,0,0,60894.4,60894.4,2,121788.8,609,0,0,1,0,0,57289.52,47318.82,47318.82,3.5,165615.87,828,4259,2129,9970.7,1,0,0,17877.1,17877.1,17877.1,3.5,62569.85,313,1609,804,0,3.5,0,0,45981.6,40431.6,40431.6,3.5,141510.6,708,0,5550,0,0,139267.3,95773.8,95773.8,3.5,335208.3,1676,8620,4310,13479.6,13479.6,3.5,47178.6,236,0,30013.9,0,0,125467.1,47299.8,47299.8,3.5,165549.3,828,4257,2128,23286.1,0,0,41943.4,0,0,12937.8,12937.8,3.5,45282.3,226,0,175682,0,0,3.5,0,0,0,175682,0,0,57153.5,57153.5,0,0,0,0,75021.8,75021.8,0,0,0,0,98221.9,80113.4,80113.4,3.5,280396.9,1402,7210,3605,18108.5,0,0,108195.1,93547.27,93547.27,3.5,327415.445,1637,8419,4210,14647.83,0,0,20527.72,93263.23,45765.61,45765.61,3.5,160179.635,801,4119,2059,26969.9,26969.9,3.5,94394.65,472,0,104134.6,69422.1,69422.1,3.5,242977.35,1215,6248,3124,29509.7,29509.7,3.5,103283.95,516,0,5202.8,0,0,26372.3,12482.5,12482.5,3.5,43688.75,218,1123,562,13889.8,0,0,60002.6,60002.6,60002.6,3.5,210009.1,1050,0,0,0,1382836.9,1382836.9,881614.65,2915654.925,14578,0,125206,62603,开发用地,容积率,建筑面积,6026770.38,910953.78,3.128589027,2850000,881614.65,2.96047712,2610000,1792568.43,3.045908825,5460000,开发用地,容积率,建筑面积,844253.78,3.375762203,2850000,66700,宇通职工,100,亩,714864.65,3.651040795,2610000,166750,职工,+,销售,250,亩,1559118.43,3.501979,5460000,11,.,本质变成：根据拆迁面积推导,2,倍开发面积得到总人口数算出配套面积,还迁,:,180,万住宅商用,开发,:,360,万住宅商用,商用,:,10,万商场,15,万市场,开发,:,335,万住宅,合计住宅,485,万,还迁,:,180,万,X5/6,住宅,=150,万,还迁,:,180,万,X1/6,商用,=30,万,合计住户,4.85,万,合计人数,15.52,万,千人指标低配配套用地建筑,用地面积,7.5x4.85=36.375,万,建筑面积,5.6x5.6=,27.16,万,总建筑面积,540+27.16,=567.16,12,.,路西：,38,万,566,亩,其中：还迁住宅,/,商,33.7x3.5=117.95,万,学校,4.1x1,万,路东：,56.7,万,850,亩,其中：商品住宅,50.5x3.5=176.75,万,学校,6.2x1,万,13,.,还迁住宅路径图,14,.,简算法,:,1.,住宅用地：,50-60%,2.,道路用地：,10-18%,3.,公共绿地：,7.5-18%,4.,配套用地：,15-25%,总建面积,/,户均面积*,3.5/1000*2171,或,6283,=7.5S,或,3,倍低标,其中近,1/2,用地为教育,总建面积,/,户均面积*,3.5/1000*1609,或,4213,=5.6S,或,2.6,倍,5.6,低标,.,其中近,1/3,面积为教育,*S,单位为万平米,户均面积,100,平米,*,医院,/,社区 服务,/,市政公用：高标的 指标提升,5-10,倍,15,.,呼和浩特某开发区,42,万平米用地,/95,万平米建面,控规的形成过程,贰,16,.,审批,审批,审批,设,计,路线图,17,.,18,.,政府关注指标的另一种方式：住商,64,开，并不专业，但明确,若按上一案例的速算法则应分解为：,57,万平米总建面积,/,户均面积*,3.5/1000*2171,或,6283,=0.57*7.5,=4.27,万,(,低标）,或,4.27x3.5=15.0,万,(,高标）,可得出按低标配置：,57,万住宅,4.25,居住区级配套,37.7-4.25=33.45,居住区以上级配套,19,.,“一层皮”规划,20,.,21,.,“一头沉”规划,22,.,23,.,“中心开花”规划,24,.,25,.,“哪儿不能拆迁那儿公建”规划,-,早期只建住宅和一层商铺，后期集中大规模商业,26,.,很难拆迁，就建公建了,很好拆迁，就建一期住宅了,27,.,小结,规划开始前须与客户讨论好路径图,由于法规的原因，“方案”控“修详”；“修详”控“控规”的怪事是正常。本质上是更深入的设计检验宏观规划者的预见性。,不要试图让客户混淆各规划阶段的名称和成果。表达一定要“咬文嚼字”般准确。否则 吃亏的一定是设计公司。,我们应按最深入的设计阶段计划和收费，而不是名义上的报批成果。,在法定的规划成果以外，通常会搭配具象的鸟瞰图、意向平立剖等，是为了加强规划的可读性。统称为概念 规划 或概念设计。我们须向客户声明本类图“定性不定量”。,28,.,