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【规划管理】以容积管理推动城市空间存量优化——深圳城市更新容积管理系列政策评述
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（编号：1116）
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规划师杂志
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2019-11-08 10:42:13
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<br /> <section style="box-sizing: border-box;font-style: normal;font-weight: 400;text-align: justify;font-size: 16px;"><section style="margin-top: 10px;margin-bottom: 10px;overflow: hidden;font-size: 14px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;text-align: left;box-sizing: border-box;"><section style="display: inline-block;vertical-align: top;width: 4em;height: 4em;border-radius: 50%;background-position: center center;background-repeat: no-repeat;background-size: cover;background-image: url("http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mg4icsnD9mRDgX4lHXQTzKQTkx2hTO1aICE8FwmcniaHb6LL6NpgdYKKdjbPhdTn1e8qWR0YcaZ45sA/640?wx_fmt=png");overflow: hidden;box-sizing: border-box;"><section style="height: 100%;overflow: hidden;line-height: 0;vertical-align: middle;max-width: 100%;box-sizing: border-box;"> <img data-ratio="0.9409091" data-w="220" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mg4icsnD9mRDgX4lHXQTzKQTkx2hTO1aICE8FwmcniaHb6LL6NpgdYKKdjbPhdTn1e8qWR0YcaZ45sA/640?wx_fmt=png" style="width: 100%;height: 100%;opacity: 0;box-sizing: border-box;" width="100%" data-type="png" /></section></section><section style="width: 100%;margin-left: 1.2em;margin-top: -1.2em;box-sizing: border-box;"><section style="float: left;white-space: nowrap;overflow: hidden;display: inline-block;vertical-align: middle;height: 2em;margin-left: 1em;border-bottom-left-radius: 1em;border-left: 1px solid rgb(156, 94, 21);border-bottom: 1px solid rgb(156, 94, 21);max-width: 85% !important;box-sizing: border-box;"><section class="horizontal-tb" style="margin-left: 1.5em;line-height: 1.5;padding-right: 0.5em;font-size: 11px;color: rgb(56, 30, 5);box-sizing: border-box;"><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;">点击蓝字关注公众号</p></section></section><section style="float: left;width: 5%;margin-left: -1px;box-sizing: border-box;"><section style="width: 6px;height: 6px;margin-top: 1.82em;border-radius: 100%;background-color: rgb(156, 94, 21);box-sizing: border-box;"></section></section><section style="clear: both;box-sizing: border-box;"></section></section></section></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 100%;border-width: 1px;border-style: solid;border-color: rgb(156, 94, 21);padding: 10px;box-sizing: border-box;"><section class="horizontal-tb" style="text-align: left;color: rgb(56, 30, 5);letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;text-align: justify;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">作者高级规划师、深圳市规划国土发展研究中心副总规划师王承旭在《规划师》2019年第16期撰文，文章简要回顾了深圳密度分区及容积管理的实践过程，重点介绍了深圳在城市更新的规划管理中以二次开发建设为契机，实施城市更新项目容积管理的经验，并具体分析了深圳设定复合容积、实施靶向管控、开展动态调校进行精细化容积管控、引导存量地区不断优化完善的创新与实践。相关经验对我国城市更新项目的规划、管理及实施具有一定的借鉴意义。</p></section><section style="margin-top: 10px;margin-bottom: 10px;font-size: 13px;box-sizing: border-box;" powered-by="gulangu"><section style="width: 100%;height: 5px;background: -webkit-linear-gradient(left, rgb(156, 94, 21), rgba(255, 247, 234, 0)) white;box-sizing: border-box;"></section></section><section class="horizontal-tb" style="font-size: 12px;letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">[ 关键词 ] 城市更新；复合容积；靶向管控；动态调校</p><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">[ 文章编号 ]1006-0022(2019)16-0030-07 </p><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">[ 中图分类号 ]TU984 </p><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">[ 文献标识码 ]B </p><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">[ 引文格式 ]王承旭．以容积管理推动城市空间存量优化—深圳城市更新容积管理系列政策评述[J]．规划师，2019(16)：30-36．</p></section></section></section><section style="margin: 0.5em 0px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.03125" data-w="640" src="http://mmbiz.qpic.cn/mmbiz_gif/1VObs1jt72NMoIEKpv7xqSjpCTjCzibTylfc4Vdx8qRic2ctgj1DOxibkl1Vk6DiaBibZ39B1NfMWtJiawb4jTLviap6Q/640?wx_fmt=gif" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="gif" /></section></section><section style="margin: 0.5em 0px;text-align: center;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;vertical-align: top;box-sizing: border-box;"><section class="horizontal-tb" style="background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);font-size: 19px;padding-left: 5px;padding-right: 5px;margin-bottom: 4px;box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">一</strong></p><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">容积管理在城市更新中的重要性</strong></p></section><section style="border-top: 2px dotted rgb(95, 94, 102);width: 100%;box-sizing: border-box;"></section></section></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 100%;border-width: 1px;border-style: solid;border-color: rgb(132, 81, 21);padding: 10px;border-radius: 0px;box-sizing: border-box;"><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">深圳城市更新一开始即采用了政府<span style="box-sizing: border-box;">引导、市场运作的方式，市场是推动城</span><span style="box-sizing: border-box;">市更新的主要力量。在土地资源无法移</span><span style="box-sizing: border-box;">动和增加的情况下，容积作为实现土地</span><span style="box-sizing: border-box;">价值的重要载体，更受到关注和重视。</span><span style="box-sizing: border-box;">一般情况下，容积可理解为土地承载的</span><span style="box-sizing: border-box;">最大建筑面积。为保证合理利润，实施</span><span style="box-sizing: border-box;">主体力图通过增加容积和提升品质，从</span><span style="box-sizing: border-box;">量和质两方面来实现存量用地的增值及</span><span style="box-sizing: border-box;">土地效益的提升。容积的增加直接意味</span><span style="box-sizing: border-box;">着项目获利的增加，这也是品质提升的</span><span style="box-sizing: border-box;">物质基础。因此，地块的容积成为城市</span><span style="box-sizing: border-box;">更新项目是否可行的首要衡量指标。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（一）城市更新是容积再分配的重要契机</p></section></section></section><section class="horizontal-tb" style="letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">《深圳市城市更新办法实施细则》<span style="box-sizing: border-box;">(以下简称《实施细则》) 规定，在满足</span><span style="box-sizing: border-box;">片区法定图则确定的地块主导功能不变、</span><span style="box-sizing: border-box;">设施用地规模不减及建设规模符合《深</span><span style="box-sizing: border-box;">标》的前提下，在拆除重建的过程中，</span><span style="box-sizing: border-box;">可以对城市更新项目内公共设施的具体</span><span style="box-sizing: border-box;">位置、市政道路的具体走向及不同地块</span><span style="box-sizing: border-box;">的开发规模进行优化调整。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">具体而言，在理顺相关权属利益关<span style="box-sizing: border-box;">系、总体建设规模可行的前提下，城市</span><span style="box-sizing: border-box;">更新项目自身范围内的地块大小、地块</span><span style="box-sizing: border-box;">边界和地块布局可以得到一次难得的“重</span><span style="box-sizing: border-box;">新洗牌”的机会，类似于中国台湾的“市</span><span style="box-sizing: border-box;">地重划”，利益相关者的空间权益可以</span><span style="box-sizing: border-box;">在“一张白纸”上重新分配，既能保证</span><span style="box-sizing: border-box;">原有业主利益不受损失，又能保证实施</span><span style="box-sizing: border-box;">主体的合理收益，同时也为城市公共资</span><span style="box-sizing: border-box;">源的补充提供了可能。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（二） 容量提升是启动更新的前提条件</p></section></section></section><section class="horizontal-tb" style="letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">按照《实施细则》，在城市更新项<span style="box-sizing: border-box;">目实施过程中，实施主体须自行拆除现</span><span style="box-sizing: border-box;">状全部建筑后，提供至少15％ (实际运</span><span style="box-sizing: border-box;">行中一般达到30％左右) 的用地，用于</span><span style="box-sizing: border-box;">建设法定图则确定的公益性设施(道路、</span><span style="box-sizing: border-box;">公共设施及市政设施等) 以及城市更新</span><span style="box-sizing: border-box;">专项规划确定的新增公益性设施。而在</span><span style="box-sizing: border-box;">剩余约70％的建设用地容积中，一般需</span><span style="box-sizing: border-box;">将建成后40％左右的物业(建成后的物</span><span style="box-sizing: border-box;">业即通常所说的已通过竣工验收，可投</span><span style="box-sizing: border-box;">入正常使用的建筑物及其附属物业) 补</span><span style="box-sizing: border-box;">偿给原土地及物业的权益主体。因此，</span><span style="box-sizing: border-box;">城市更新项目可开发建设用地的规划容</span><span style="box-sizing: border-box;">积直接影响到开发建设主体最终能获得</span><span style="box-sizing: border-box;">的物业规模。平衡改造成本的规划容积</span><span style="box-sizing: border-box;">率是实施改造的“门槛”容积率，低于</span><span style="box-sizing: border-box;">此值将导致无法平衡改造成本，这也</span><span style="box-sizing: border-box;">直接决定了城市更新项目是否具有可实</span><span style="box-sizing: border-box;">施性。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">深圳在不断的城市发展和建设过程<span style="box-sizing: border-box;">中，城市财政在基础设施方面的投入持续</span><span style="box-sizing: border-box;">增长，城市道路交通条件不断改善，市政</span><span style="box-sizing: border-box;">公用设施不断完善，轨道公交系统日趋完</span><span style="box-sizing: border-box;">善，城市容量也得到持续提升，有条件支</span><span style="box-sizing: border-box;">撑更高强度的开发。相关统计数据显示，</span><span style="box-sizing: border-box;">城市更新项目实施前后总建设规模的比</span><span style="box-sizing: border-box;">值一般可达1∶2～1∶2.5，为启动片</span><span style="box-sizing: border-box;">区拆除重建、促进土地集约利用和实现</span><span style="box-sizing: border-box;">财政投入的正外部性奠定了较好的支撑</span><span style="box-sizing: border-box;">条件。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（三） 容积管理是城市更新的核心抓手</p></section></section></section><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">从城市政府及规划部门的角度出发，<span style="box-sizing: border-box;">实施存量条件下的城市更新往往立足于</span><span style="box-sizing: border-box;">多重的目标：在城市整体层面，需以塑</span><span style="box-sizing: border-box;">造城市总体空间结构及促进土地集约节</span><span style="box-sizing: border-box;">约利用为目标，结合不同片区的支撑条</span><span style="box-sizing: border-box;">件，拟定不同片区适宜的容积标准；在</span><span style="box-sizing: border-box;">项目所在地区层面，宜结合地区综合支</span><span style="box-sizing: border-box;">撑条件及其发展实际，以统筹发展、成</span><span style="box-sizing: border-box;">片改善为目的，在城市更新项目实施过</span><span style="box-sizing: border-box;">程中引导其对外强化与周边地块的交通</span><span style="box-sizing: border-box;">联系、对内配建部分地区紧缺的配套设</span><span style="box-sizing: border-box;">施，实现地区总体功能及布局的优化完</span><span style="box-sizing: border-box;">善；在项目自身层面，需依据规划确定</span><span style="box-sizing: border-box;">的主导功能及开发规模，以“立足自给</span><span style="box-sizing: border-box;">自足”为底线，明确基本的道路交通、</span><span style="box-sizing: border-box;">市政设施及公共设施配套要求。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在传统的规划编制及管理中，地块<span style="box-sizing: border-box;">容积率这一关键性规划指标的确定多以</span><span style="box-sizing: border-box;">单一地块(或街区) 为对象，以相对单纯</span><span style="box-sizing: border-box;">的技术逻辑为依据，按照片区承载力、</span><span style="box-sizing: border-box;">建筑密度、建筑高度及城市设计等方面</span><span style="box-sizing: border-box;">的要求来拟定，受到了一定诟病。进入</span><span style="box-sizing: border-box;">存量发展阶段后，面对高度建成环境下</span><span style="box-sizing: border-box;">城市结构优化及配套完善的要求，以及</span><span style="box-sizing: border-box;">存量地块背后复杂的多方利益诉求，公</span><span style="box-sizing: border-box;">益性设施的建设用地更难获得，经营性</span><span style="box-sizing: border-box;">用地的容积拟定缺乏依据，容积率的反</span><span style="box-sizing: border-box;">复修改和调整提高成为大部分城市更新</span><span style="box-sizing: border-box;">项目的共同点，这给城市规划管理带来</span><span style="box-sizing: border-box;">了挑战。深圳城市更新项目的容积管</span><span style="box-sizing: border-box;">理立足多重、复合的目标，一方面考虑</span><span style="box-sizing: border-box;">了支撑适宜的经营性用地容积以保证项</span><span style="box-sizing: border-box;">目切实可行，另一方面又兼顾了公益性</span><span style="box-sizing: border-box;">用地的持续供给以实现城市长远发展。</span></p></section></section></section><section style="margin: 0.5em 0px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.03125" data-w="640" src="http://mmbiz.qpic.cn/mmbiz_gif/1VObs1jt72NMoIEKpv7xqSjpCTjCzibTylfc4Vdx8qRic2ctgj1DOxibkl1Vk6DiaBibZ39B1NfMWtJiawb4jTLviap6Q/640?wx_fmt=gif" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="gif" /></section></section><section style="margin: 0.5em 0px;text-align: center;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;vertical-align: top;box-sizing: border-box;"><section class="horizontal-tb" style="background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);font-size: 19px;padding-left: 5px;padding-right: 5px;margin-bottom: 4px;box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">二</strong></p><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">复合叠加的容积分配规则</strong></p></section><section style="border-top: 2px dotted rgb(95, 94, 102);width: 100%;box-sizing: border-box;"></section></section></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 100%;border-width: 1px;border-style: solid;border-color: rgb(132, 81, 21);padding: 10px;border-radius: 0px;box-sizing: border-box;"><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">2015版《指引》一方面争取将城市<span style="box-sizing: border-box;">容量允许范围内的开发建设规模用足、</span><span style="box-sizing: border-box;">用够；另一方面为保障城市品质及居民</span><span style="box-sizing: border-box;">生活质量，尝试通过基础容积、转移容</span><span style="box-sizing: border-box;">积及奖励容积三者复合叠加的方式，拟</span><span style="box-sizing: border-box;">定城市更新项目经营性地块的最终容积，</span><span style="box-sizing: border-box;">以控制无序的高强度开发，引导和保障</span><span style="box-sizing: border-box;">公共利益目标的实现( 图1)。</span></p></section><section style="text-align: center;margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.4891304" data-w="644" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mg4icsnD9mRDgX4lHXQTzKQTAZDd1qHLTibKyThmHiaMBxpa9jepSRvOg8NDsuacraXez0VdmicaU1XOw/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png" /></section></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（一）以容量可控为前提的基础容积</p></section></section></section><section class="horizontal-tb" style="letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">地块的基础容积，对应于城市及片<span style="box-sizing: border-box;">区各项支撑系统可以接受、所有地块均</span><span style="box-sizing: border-box;">可实现的开发建设规模，是地块基本的</span><span style="box-sizing: border-box;">空间发展权益。基础容积一般依据城市</span><span style="box-sizing: border-box;">重大基础设施支撑条件(饮用水、电力</span><span style="box-sizing: border-box;">及燃气等的供给能力) 以及总体规划对</span><span style="box-sizing: border-box;">一定时期内人口及建设总量的预测，结</span><span style="box-sizing: border-box;">合城市人口分布、用地布局、空间结构、</span><span style="box-sizing: border-box;">城市景观及建筑高度的相关要求，按照</span><span style="box-sizing: border-box;">全市—地区—地块逐级传导的机制具体</span><span style="box-sizing: border-box;">确定。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">2013 版《深标》按照总建设规模12<span style="box-sizing: border-box;">亿平方米左右的预测，将深圳规划建设用</span><span style="box-sizing: border-box;">地分为由高到低、从密度一区到密度六区</span><span style="box-sizing: border-box;">的6个密度分区，明确了从密度一区到</span><span style="box-sizing: border-box;">密度五区中商业服务业用地及居住用地的</span><span style="box-sizing: border-box;">基准容积率和上限容积率(表1)，密度六</span><span style="box-sizing: border-box;">区为“城市特殊要求地区”，其容积率</span><span style="box-sizing: border-box;">由专项规划具体确定。此外，2013版《深</span><span style="box-sizing: border-box;">标》还规定新型产业、普通工业、物流</span><span style="box-sizing: border-box;">和仓储用地的上限容积率分别按6、4、4</span><span style="box-sizing: border-box;">和3进行控制。</span></p></section><section style="text-align: center;margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.2886115" data-w="641" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mg4icsnD9mRDgX4lHXQTzKQTYs1YZZ6FofNEI8dxibVslKwPicnAvoXOICiay2tAN3L5kc5ibAem0UlogA/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png" /></section></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（二）以总量平衡为依据的转移容积</p></section></section></section><section class="horizontal-tb" style="letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">城市更新项目在按照法定图则实施<span style="box-sizing: border-box;">时，如需提供较多的(一般指超过项目</span><span style="box-sizing: border-box;">开发建设用地的15％) 市政道路以及其</span><span style="box-sizing: border-box;">他独立占地的公益性设施用地，其提供</span><span style="box-sizing: border-box;">的超额公益性用地可按照其基础容积的</span><span style="box-sizing: border-box;">一定比例进行折算后，转移、叠加到本</span><span style="box-sizing: border-box;">城市更新项目其他经营性用地中实施开</span><span style="box-sizing: border-box;">发建设，这部分容积称为转移容积。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><span style="box-sizing: border-box;">转移容积以“片区城市支撑体系可</span><span style="box-sizing: border-box;">保障城市更新项目内所有地块均按照一</span><span style="box-sizing: border-box;">定基础容积进行均质开发”为基本前提，</span><span style="box-sizing: border-box;">考虑公益性设施和经营性设施因用地</span><span style="box-sizing: border-box;">功能、使用性质及使用对象不同，在建</span><span style="box-sizing: border-box;">筑形态、建筑高度及开发强度等方面呈</span><span style="box-sizing: border-box;">多样性、非均质发展的现实要求，通过</span><span style="box-sizing: border-box;">将基础容积在不同地块间腾挪共享的方</span><span style="box-sizing: border-box;">式，实现土地利用效益。同时，为避免</span><span style="box-sizing: border-box;">局部地块交通、市政及公共配套等负荷</span><span style="box-sizing: border-box;">过大，2015版《指引》规定经营性地</span><span style="box-sizing: border-box;">块即使在叠加转移容积之后，其容积率</span><span style="box-sizing: border-box;">也须满足《深标》对于上限容积率的控</span><span style="box-sizing: border-box;">制要求。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（三） 以公共利益为导向的奖励容积</p></section></section></section><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">地块的奖励容积主要针对的是城市<span style="box-sizing: border-box;">更新项目中须配建的附属型、非独立占</span><span style="box-sizing: border-box;">地的公益性设施。2015版《指引》明确</span><span style="box-sizing: border-box;">规定无论是落实上层次规划的相关设施，</span><span style="box-sizing: border-box;">还是城市更新专项规划新增的相关设施，</span><span style="box-sizing: border-box;">均可允许其建筑面积一定倍数的容积叠</span><span style="box-sizing: border-box;">加到城市更新项目内的经营性用地中实</span><span style="box-sizing: border-box;">施开发建设，该部分容积即为奖励容积。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><span style="box-sizing: border-box;">上述非独立占地的设施一般附属于</span><span style="box-sizing: border-box;">城市道路或主体建筑内部，不适于采用</span><span style="box-sizing: border-box;">转移容积的计算方式。考虑其建设规模</span><span style="box-sizing: border-box;">一般不大，地块配建后容积增加不多，</span><span style="box-sizing: border-box;">但配套水平更趋完善、空间品质明显提</span><span style="box-sizing: border-box;">升、片区城市承载力显著强化，宜予以</span><span style="box-sizing: border-box;">引导鼓励。此外，为避免城市更新项目</span><span style="box-sizing: border-box;">因争取奖励容积而配建过多非必要的上</span><span style="box-sizing: border-box;">述设施，2015版《指引》还规定上述奖</span><span style="box-sizing: border-box;">励容积之和不应超出基础容积的30％。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（四） 小结</p></section></section></section><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在城市存量发展阶段，有限的新增<span style="box-sizing: border-box;">用地(包括规划预留的成片空地、填海新</span><span style="box-sizing: border-box;">增的建设用地及农用地转用新增的建设用</span><span style="box-sizing: border-box;">地等) 往往用于新建重大设施( 如机场、</span><span style="box-sizing: border-box;">会展中心、高校、高铁走廊及场站等) 或</span><span style="box-sizing: border-box;">发展战略性新兴产业。适应居民各层次</span><span style="box-sizing: border-box;">需求、网络分布的配套设施，往往只能</span><span style="box-sizing: border-box;">结合城市更新中容积的再分配，或腾挪</span><span style="box-sizing: border-box;">用地，或附加空间来逐步完善。因此，通</span><span style="box-sizing: border-box;">过合理的复合容积管控政策设计，在保证</span><span style="box-sizing: border-box;">更新项目合理效益的同时，又吸引更新</span><span style="box-sizing: border-box;">主体认同并参与到城市公益性空间的供</span><span style="box-sizing: border-box;">给中，是存量优化阶段规划管理的必然</span><span style="box-sizing: border-box;">选择。</span></p></section></section></section><section style="margin: 0.5em 0px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.03125" data-w="640" src="http://mmbiz.qpic.cn/mmbiz_gif/1VObs1jt72NMoIEKpv7xqSjpCTjCzibTylfc4Vdx8qRic2ctgj1DOxibkl1Vk6DiaBibZ39B1NfMWtJiawb4jTLviap6Q/640?wx_fmt=gif" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="gif" /></section></section><section style="margin: 0.5em 0px;text-align: center;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;vertical-align: top;box-sizing: border-box;"><section class="horizontal-tb" style="background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);font-size: 19px;padding-left: 5px;padding-right: 5px;margin-bottom: 4px;box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">三</strong></p><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">靶向管控的容积确认方法</strong></p></section><section style="border-top: 2px dotted rgb(95, 94, 102);width: 100%;box-sizing: border-box;"></section></section></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 100%;border-width: 1px;border-style: solid;border-color: rgb(132, 81, 21);padding: 10px;border-radius: 0px;box-sizing: border-box;"><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在近40年的发展过程中，深圳人口<span style="box-sizing: border-box;">规模不断扩大，人口密度不断增加，居</span><span style="box-sizing: border-box;">民生活标准稳步提升。首先，基础型公</span><span style="box-sizing: border-box;">共设施、市政设施及交通设施的需求持</span><span style="box-sizing: border-box;">续增长，相关设施始终处于供不应求的</span><span style="box-sizing: border-box;">状态；其次，适应高密度城市的公共交</span><span style="box-sizing: border-box;">通设施、慢行交通网络的建设需求日益</span><span style="box-sizing: border-box;">显现。此外，满足居民生活更高要求的</span><span style="box-sizing: border-box;">公共空间、历史建筑及历史风貌区等的</span><span style="box-sizing: border-box;">配置需求也加速增长。深圳城市更新容</span><span style="box-sizing: border-box;">积管理政策一开始即瞄准上诉需求，引</span><span style="box-sizing: border-box;">导存量开发，促进整体配套水平提升。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（一）引导“小地块、密路网”的基础容积测算规则</p></section></section></section><section class="horizontal-tb" style="letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在测算基础容积时，2013版《深标》<span style="box-sizing: border-box;">除提出6 个密度分区内不同性质用地的</span><span style="box-sizing: border-box;">基准容积率及上限容积率指引外，还约</span><span style="box-sizing: border-box;">定以基准容积率为基础，结合地块规模</span><span style="box-sizing: border-box;">大小、周边道路情况及周边地铁站点分</span><span style="box-sizing: border-box;">布等因素进行修正后，测算地块规划容</span><span style="box-sizing: border-box;">积率。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在地块规模方面，2013版《深标》<span style="box-sizing: border-box;">设定商业用地基准用地规模为0.7hm2，</span><span style="box-sizing: border-box;">居住用地基准用地规模为1hm2。当地</span><span style="box-sizing: border-box;">块规模大于或小于基准用地规模时，地</span><span style="box-sizing: border-box;">块规划容积率须进行折减修正；在周边</span><span style="box-sizing: border-box;">道路方面，约定当居住用地及商业用地</span><span style="box-sizing: border-box;">地块的两边、三边及多边临路时，规划</span><span style="box-sizing: border-box;">容积率可分别按1.1、1.2、1.3 的系数进</span><span style="box-sizing: border-box;">行叠加修正。此外，2013版《深标》还</span><span style="box-sizing: border-box;">规定了当地块周边一定范围内分布有轨</span><span style="box-sizing: border-box;">道站点时地块容积叠加修正的相关规则。</span><span style="text-indent: 2em;box-sizing: border-box;"> </span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在上诉规则的引导下，城市更新项<span style="box-sizing: border-box;">目更趋向于优先选择轨道站点周边的项</span><span style="box-sizing: border-box;">目，规划编制过程中也尽量增加支路，</span><span style="box-sizing: border-box;">将地块细分为接近基准用地规模的地块</span><span style="box-sizing: border-box;">以获得较高的叠加系数、增加开发建设</span><span style="box-sizing: border-box;">规模。这样就在客观上促进了城市更新</span><span style="box-sizing: border-box;">项目构筑“小地块、密路网”的格局，</span><span style="box-sizing: border-box;">实现了更亲切的街区尺度、更便捷的支</span><span style="box-sizing: border-box;">路网格局以及轨道站点周边更集约的土</span><span style="box-sizing: border-box;">地利用。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（二）倡导“保历史、建配套”的转移容积认定范围</p></section></section></section><section class="horizontal-tb" style="letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">位于城市更新项目内独立占地的历<span style="box-sizing: border-box;">史建筑、历史风貌区、公共空间、公共</span><span style="box-sizing: border-box;">设施及市政设施，由于会影响更大开发</span><span style="box-sizing: border-box;">规模的实现，往往受到市场实施主体的</span><span style="box-sizing: border-box;">抵触。为改善上述设施的保护、建设动</span><span style="box-sizing: border-box;">力机制，2015版《指引》明确城市更新</span><span style="box-sizing: border-box;">项目范围内额外的上述地块可计入转移</span><span style="box-sizing: border-box;">容积。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在历史建筑及历史风貌区的保护方<span style="box-sizing: border-box;">面，2015版《指引》明确规定，已纳入</span><span style="box-sizing: border-box;">市政府公布的深圳市历史建筑、历史风</span><span style="box-sizing: border-box;">貌区名录或相关主管部门认定有保留价</span><span style="box-sizing: border-box;">值的历史建筑或历史风貌区的，如城市</span><span style="box-sizing: border-box;">更新实施主体保留上述用地，承担修缮、</span><span style="box-sizing: border-box;">整治费用及责任，可将保护部分纳入转</span><span style="box-sizing: border-box;">移容积范畴。在其他公益性设施方面，</span><span style="box-sizing: border-box;">2015版《指引》也明确规定，除原法定</span><span style="box-sizing: border-box;">图则明确的公益性设施，若城市更新额</span><span style="box-sizing: border-box;">外增加公益性设施，增加部分也可纳入</span><span style="box-sizing: border-box;">转移容积范畴。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（三）鼓励“互联通、多共享”的奖励容积纳入原则</p></section></section></section><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在一个高密度发展的城市中，人口<span style="box-sizing: border-box;">密度的增加必然要求相应的中小型生活</span><span style="box-sizing: border-box;">性设施的配置规模、配置密度逐渐加大。</span><span style="box-sizing: border-box;">而随着建筑密度逐渐加大，公共开放空</span><span style="box-sizing: border-box;">间日益稀缺，立体慢行空间的需求也日</span><span style="box-sizing: border-box;">益增长。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">由于生活性配套设施中变电站、垃<span style="box-sizing: border-box;">圾站和社康中心等往往属于“厌恶型”</span><span style="box-sizing: border-box;">设施，城市更新实施主体一般仅勉强接</span><span style="box-sizing: border-box;">受配置自身所需的相关设施，对配建服</span><span style="box-sizing: border-box;">务周边片区的设施存在“抵触”，而公</span><span style="box-sizing: border-box;">共交往空间、立体慢行系统的建设往往</span><span style="box-sizing: border-box;">会涉及与周边业主的反复协调及后续设</span><span style="box-sizing: border-box;">施的维护管理，故城市更新主体实施建</span><span style="box-sizing: border-box;">设的积极性也不高。为改善上述状况，</span><span style="box-sizing: border-box;">2015版《指引》明确城市更新项目范围内的上述附属性设施可纳入奖励容积。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（四） 相关案例</p></section></section></section><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">按照上述复合容积的管控思路，深<span style="box-sizing: border-box;">圳在存量发展规划的编制中在现状建成</span><span style="box-sizing: border-box;">区落实了大量片区紧缺的配套设施。以</span><span style="box-sizing: border-box;">基本建成的龙岗某街道中心区法定图则</span><span style="box-sizing: border-box;">修编为例，规划共划定了总用地面积约</span><span style="box-sizing: border-box;">1.8km2的8 个城市更新单元(图2中</span><span style="box-sizing: border-box;">DY01-08)，将其中约39％共70hm2的用</span><span style="box-sizing: border-box;">地规划为市政道路用地、滨河公共空间</span><span style="box-sizing: border-box;">和绿带用地，同时还配置了1处综合车</span><span style="box-sizing: border-box;">场、1处综合医院、1所高中、6所中小</span><span style="box-sizing: border-box;">学及9所幼儿园等独立占地的配套设施，</span><span style="box-sizing: border-box;">以及变电站、公交场站和消防站等附建</span><span style="box-sizing: border-box;">式配套设施，大大提高了地区的配套水</span><span style="box-sizing: border-box;">平。以此方案为基础，在下一步编制8</span><span style="box-sizing: border-box;">个城市更新单元专项规划时，项目贡献</span><span style="box-sizing: border-box;">的超额公益性用地及附建的设施均可依</span><span style="box-sizing: border-box;">据2015版《指引》计入相应的转移容积</span><span style="box-sizing: border-box;">和奖励容积中，并纳入1.1km2经营性用</span><span style="box-sizing: border-box;">地进行开发建设。</span></p></section><section style="text-align: center;margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.6504702" data-w="638" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mg4icsnD9mRDgX4lHXQTzKQTMh5YpZ4sibKAgxOib2bOKiaaqhmpIOJPFybqpaa5AsczIUDRKogzvPpQA/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png" /></section></section></section></section><section style="margin: 0.5em 0px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.03125" data-w="640" src="http://mmbiz.qpic.cn/mmbiz_gif/1VObs1jt72NMoIEKpv7xqSjpCTjCzibTylfc4Vdx8qRic2ctgj1DOxibkl1Vk6DiaBibZ39B1NfMWtJiawb4jTLviap6Q/640?wx_fmt=gif" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="gif" /></section></section><section style="margin: 0.5em 0px;text-align: center;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;vertical-align: top;box-sizing: border-box;"><section class="horizontal-tb" style="background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);font-size: 19px;padding-left: 5px;padding-right: 5px;margin-bottom: 4px;box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">四</strong></p><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">动态调校的容积管控机制</strong></p></section><section style="border-top: 2px dotted rgb(95, 94, 102);width: 100%;box-sizing: border-box;"></section></section></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 100%;border-width: 1px;border-style: solid;border-color: rgb(132, 81, 21);padding: 10px;border-radius: 0px;box-sizing: border-box;"><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">2015版《指引》试行两年多以来，<span style="box-sizing: border-box;">一系列项目的实施不仅实现了自身的更</span><span style="box-sizing: border-box;">新，还带动了所在地区的空间结构优化</span><span style="box-sizing: border-box;">和配套完善。2016年，深圳启动新一轮</span><span style="box-sizing: border-box;">城市总体规划编制，通过解读新的城市</span><span style="box-sizing: border-box;">发展战略、预测远期城市综合承载力、</span><span style="box-sizing: border-box;">评估既有更新项目实效，同步推动《深标》</span><span style="box-sizing: border-box;">密度分区及《指引》的修订，优化了基</span><span style="box-sizing: border-box;">准容积的基础标准，扩大了转移容积的</span><span style="box-sizing: border-box;">纳入情形，调适了奖励容积的奖励力度，</span><span style="box-sizing: border-box;">相继出台了2018版《深标》密度分区及</span><span style="box-sizing: border-box;">《指引》。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（一）优化基础容积的基础标准</p></section></section></section><section class="horizontal-tb" style="letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="margin: 0px;text-indent: 2em;white-space: normal;padding: 0px;box-sizing: border-box;">2018版《深标》将密度分区由6个<span style="box-sizing: border-box;">分区简化为5 个分区，并对各分区的具</span><span style="box-sizing: border-box;">体范围进行了优化(图3)，将城市主要</span><span style="box-sizing: border-box;">建设区域基本纳入密度一区至密度三区，</span><span style="box-sizing: border-box;">适度提高其基准容积率以促进土地集约</span><span style="box-sizing: border-box;">利用。此外，按照“多规合一”的思路，</span><span style="box-sizing: border-box;">将密度四区与水务部门主管的城市水源</span><span style="box-sizing: border-box;">保护区范围充分衔接，使得其内涵更加</span><span style="box-sizing: border-box;">清晰、管理更加规范。</span></p></section><section style="text-align: center;margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.6158631" data-w="643" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mg4icsnD9mRDgX4lHXQTzKQTV4JkrES05SPzG6RjlWnxoPKexCeBJIrm6mSaiarXaOZMumVCWN1mialA/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png" /></section></section><section class="horizontal-tb" style="letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;margin: 0px;white-space: normal;padding: 0px;box-sizing: border-box;"><span style="box-sizing: border-box;">在地块规模修正系数方面，2018版</span><span style="box-sizing: border-box;">《深标》结合不同用地功能的具体要求</span><span style="box-sizing: border-box;">区分了商业及居住用地基准用地规模的</span><span style="box-sizing: border-box;">取值，增加了工业用地及仓储用地的基</span><span style="box-sizing: border-box;">准用地规模及基准容积率指引值，将以</span><span style="box-sizing: border-box;">基准容积率、地块规模系数、道路交通</span><span style="box-sizing: border-box;">系数及轨道站点系数测算地块规划容积</span><span style="box-sizing: border-box;">率的方式涵盖到所有经营性用地(表2)。</span></p></section><section style="text-align: center;margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.3738462" data-w="650" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mg4icsnD9mRDgX4lHXQTzKQTSpqoiciaahKSEwMcHkZzy6ibHic4YABymlEGSiaDqlFibRM6wAH5lMicHzFPQ/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png" /></section></section><section class="horizontal-tb" style="letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;margin: 0px;white-space: normal;padding: 0px;box-sizing: border-box;"><span style="box-sizing: border-box;">在轨道站点修正系数方面，2018版</span><span style="box-sizing: border-box;">《深标》结合深圳轨道线网逐渐密集的</span><span style="box-sizing: border-box;">实际情况，加大了轨道站点周边地块容积</span><span style="box-sizing: border-box;">率修正的叠加力度。其中，单线站200m</span><span style="box-sizing: border-box;">范围内地块容积率叠加修正系数由0.4提</span><span style="box-sizing: border-box;">高到0.5，多线站200m以内地块容积率</span><span style="box-sizing: border-box;">叠加修正系数由0.6提高到0.7；单线站</span><span style="box-sizing: border-box;">200～500m范围内地块容积率叠加修</span><span style="box-sizing: border-box;">正系数由0.2提高到0.3，多线站200～</span><span style="box-sizing: border-box;">500m范围内地块容积率叠加修正系数</span><span style="box-sizing: border-box;">由0.4提高到0.5，以期更好地发挥轨道</span><span style="box-sizing: border-box;">线网效用。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（二）扩大转移容积的纳入情形</p></section></section></section><section class="horizontal-tb" style="letter-spacing: 1px;padding: 0px 4px;box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">2015版《指引》仅泛泛约定了城市<span style="box-sizing: border-box;">更新项目供给超过15％的公益性用地可</span><span style="box-sizing: border-box;">纳入转移容积，并未针对所供给的不同</span><span style="box-sizing: border-box;">用地类型出台差异化转移容积测算规则。</span><span style="box-sizing: border-box;">结合对城市近期公益性设施缺口的精细</span><span style="box-sizing: border-box;">化评估，2018版《指引》细化、扩充了</span><span style="box-sizing: border-box;">转移容积的纳入项目，将历史建筑及历</span><span style="box-sizing: border-box;">史风貌区、大中型公共配套设施的供给</span><span style="box-sizing: border-box;">也纳入城市更新的转移容积的认定范围</span><span style="box-sizing: border-box;">(表3)，以期引导配套完善、形态多样和记忆丰富的城市存量开发建设活动。</span></p></section><section style="text-align: center;margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.6070878" data-w="649" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mg4icsnD9mRDgX4lHXQTzKQTviaojEBTkllOVpYBhbRCLkQjibvUPUjZL4EyGFlxG3fErHBg0L8tc5iaA/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png" /></section></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（三） 调适奖励容积的奖励力度</p></section></section></section><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="margin: 0px;text-indent: 2em;white-space: normal;padding: 0px;box-sizing: border-box;">根据对近年城市更新的实效性评估，<span style="box-sizing: border-box;">2018版《指引》调整了部分奖励容积项</span><span style="box-sizing: border-box;">目的奖励力度。首先，在积极鼓励引导</span><span style="box-sizing: border-box;">更加先进、环保的设施建设及处理工艺</span><span style="box-sizing: border-box;">的同时，将垃圾转运站、变电站等“厌</span><span style="box-sizing: border-box;">恶性”设施的容积奖励提高3倍。其次，</span><span style="box-sizing: border-box;">考虑到近年深圳老年人口比重逐渐增加，</span><span style="box-sizing: border-box;">将社康中心及老年日间照料中心奖励容</span><span style="box-sizing: border-box;">积提高2倍(表4)。此外，由于公交综</span><span style="box-sizing: border-box;">合车场及公交首末站在改善项目出行条</span><span style="box-sizing: border-box;">件等方面的正外部性，配建的积极性较</span><span style="box-sizing: border-box;">高，设施网络趋于完善，将其奖励容积</span><span style="box-sizing: border-box;">由2倍调整为1倍。</span></p></section><section style="text-align: center;margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.6452763" data-w="561" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mg4icsnD9mRDgX4lHXQTzKQTy0pSfaH30uuElhVHBJRBZLsBiamLiaNQnhrfiaFTyYIy0Iko676AibqHQg/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png" /></section></section><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在鼓励立体慢行系统建设方面，为<span style="box-sizing: border-box;">保障纳入奖励的公共通道能切实发挥公</span><span style="box-sizing: border-box;">共服务功能，2018版《指引》进一步明</span><span style="box-sizing: border-box;">确要求纳入奖励容积的地面通道、地下</span><span style="box-sizing: border-box;">通道和架空连廊的设置须连接公交场站、</span><span style="box-sizing: border-box;">轨道站点或重要城市公共空间，24小时</span><span style="box-sizing: border-box;">无条件对公众开放并由实施主体承担建</span><span style="box-sizing: border-box;">设责任及费用。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;padding: 3px 0px;border-top: 1px solid rgb(224, 224, 224);border-bottom: 1px solid rgb(224, 224, 224);border-right-color: rgb(224, 224, 224);border-left-color: rgb(224, 224, 224);box-sizing: border-box;"><section class="horizontal-tb" style="padding: 0px 5px;display: inline-block;background-color: rgb(156, 94, 21);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（四）相关案例</p></section></section></section><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="margin: 0px;text-indent: 2em;white-space: normal;padding: 0px;box-sizing: border-box;">按照2018版《指引》，在保障开发<span style="box-sizing: border-box;">主体合理开发规模的同时，配套公共设</span><span style="box-sizing: border-box;">施的门类将得到更精细化的引导。以深</span><span style="box-sizing: border-box;">圳龙岗某城中村的城市更新规划方案为</span><span style="box-sizing: border-box;">例，该项目总用地规模为20.54hm2(图4</span><span style="box-sizing: border-box;">蓝色边框内范围)，规划方案贡献了横岭</span><span style="box-sizing: border-box;">路、石楼路及汤兴路等道路交通用地，</span><span style="box-sizing: border-box;">07地块学校用地以及08～10地块的三</span><span style="box-sizing: border-box;">块公共绿地，贡献公益性用地总规模为</span><span style="box-sizing: border-box;">8.48hm2，占城市更新单元总用地规模的</span><span style="box-sizing: border-box;">42.4％。其余01～06 的6个可开发建设</span><span style="box-sizing: border-box;">的经营性地块总用地规模为11.84hm2，</span><span style="box-sizing: border-box;">占城市更新单元总用地规模的57.6％。</span><span style="box-sizing: border-box;">此外，6个经营性地块内还配建了幼儿</span><span style="box-sizing: border-box;">园、公交综合车站、社区管理用房、社</span><span style="box-sizing: border-box;">区老年日间照料中心、社康中心及垃圾</span><span style="box-sizing: border-box;">转运站等附建式配套设施，总用地规模</span><span style="box-sizing: border-box;">为32250m2。</span></p></section><section style="text-align: center;margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.8321168" data-w="411" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mg4icsnD9mRDgX4lHXQTzKQTM2x4BVwvQGicJ3yNwtzJVVgTia0Em1BKEuDAUFlS7E7YFNwpzomSIEmw/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png" /></section></section><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">依据2018版《深标》密度分区，01～<span style="box-sizing: border-box;">06地块的平均基础容积率为3.89，基础</span><span style="box-sizing: border-box;">容积为46.06万平方米。在转移容积方</span><span style="box-sizing: border-box;">面，该更新单元贡献用地超过15％部分</span><span style="box-sizing: border-box;">的2.12万平方米用地面积( 实际测算时</span><span style="box-sizing: border-box;">扣除了部分历史遗留用地的面积)，按照</span><span style="box-sizing: border-box;">基础容积的1 倍进行测算，得出可转移</span><span style="box-sizing: border-box;">的容积为8.3万平方米。此外，更新单元</span><span style="box-sizing: border-box;">增加11615m2的用地，将原规划的24</span><span style="box-sizing: border-box;">班小学扩容至54班九年一贯制学校，增</span><span style="box-sizing: border-box;">加部分的用地可再予以基础容积0.3倍的</span><span style="box-sizing: border-box;">奖励，得到转移容积总量为9.7万平方米。</span><span style="text-indent: 2em;box-sizing: border-box;">在奖励容积方面，除32250m2的配套设</span><span style="text-indent: 2em;box-sizing: border-box;">施按1倍计算奖励容积外，项目配建的</span><span style="text-indent: 2em;box-sizing: border-box;">垃圾转运站、公共厕所及环卫工人作息</span><span style="text-indent: 2em;box-sizing: border-box;">房三处共330m2的配套设施可再获得2</span><span style="text-indent: 2em;box-sizing: border-box;">倍共660m2的奖励容积，配建的社区老</span><span style="text-indent: 2em;box-sizing: border-box;">年日间照料中心、社康中心可再获得1</span><span style="text-indent: 2em;box-sizing: border-box;">倍共1750m2的奖励容积，奖励容积总</span><span style="text-indent: 2em;box-sizing: border-box;">量为3.5万平方米。基础容积、转移容积</span><span style="text-indent: 2em;box-sizing: border-box;">及奖励容积三者合计总容积约为59.3万</span><span style="text-indent: 2em;box-sizing: border-box;">平方米，最终可得出6个经营性地块的</span><span style="text-indent: 2em;box-sizing: border-box;">平均规划容积率为5.0。</span></p></section></section></section><section style="margin: 0.5em 0px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.03125" data-w="640" src="http://mmbiz.qpic.cn/mmbiz_gif/1VObs1jt72NMoIEKpv7xqSjpCTjCzibTylfc4Vdx8qRic2ctgj1DOxibkl1Vk6DiaBibZ39B1NfMWtJiawb4jTLviap6Q/640?wx_fmt=gif" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="gif" /></section></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: center;box-sizing: border-box;" powered-by="gulangu"><section class="horizontal-tb" style="border-bottom: 1px solid rgb(156, 94, 21);display: inline-block;font-size: 18px;padding: 0px 5px;line-height: 1;box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">五</strong></p></section><section class="horizontal-tb" style="background-color: rgb(156, 94, 21);display: inline-block;font-size: 18px;line-height: 1;padding: 5px 5px 1px;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;"> 结语</strong></p></section></section><section style="margin-top: 10px;margin-bottom: 10px;text-align: center;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 100%;border-width: 2px 1px 1px;border-style: dashed none none;border-color: rgb(44, 90, 160);padding: 0px;background-color: rgb(229, 240, 247);border-radius: 0px;box-sizing: border-box;"><section style="box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 100%;vertical-align: top;letter-spacing: 0px;padding: 15px 10px 0px;box-sizing: border-box;"><section class="horizontal-tb" style="text-align: justify;font-size: 15px;line-height: 1.8;padding: 0px 5px;color: rgb(62, 62, 62);box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">党的十九大报告再次重申：“使市<span style="letter-spacing: 0px;box-sizing: border-box;">场在资源配置中起决定性作用，更好发</span><span style="letter-spacing: 0px;box-sizing: border-box;">挥政府作用”。容积作为城市重要空间</span><span style="letter-spacing: 0px;box-sizing: border-box;">资源，是市场经济利益和社会公共利益</span><span style="letter-spacing: 0px;box-sizing: border-box;">博弈的重要对象，其管理已成为体现城</span><span style="letter-spacing: 0px;box-sizing: border-box;">市政府空间治理能力的重要一环，同时</span><span style="letter-spacing: 0px;box-sizing: border-box;">容积管理的政策化、制度化将成为顺畅</span><span style="letter-spacing: 0px;box-sizing: border-box;">推进存量优化的必要前提。深圳的容积</span><span style="letter-spacing: 0px;box-sizing: border-box;">管理政策尝试统筹考虑原有业主权益、</span><span style="letter-spacing: 0px;box-sizing: border-box;">开发主体效益及城市公共利益，横向上</span><span style="letter-spacing: 0px;box-sizing: border-box;">将城市更新项目的发展空间区分为经营</span><span style="letter-spacing: 0px;box-sizing: border-box;">性建设用地、公益性建设用地及附属性</span><span style="letter-spacing: 0px;box-sizing: border-box;">公益设施，纵向上将地块的规划容积细</span><span style="letter-spacing: 0px;box-sizing: border-box;">分为以容量可控为前提的基础容积、以</span><span style="letter-spacing: 0px;box-sizing: border-box;">总量平衡为依据的转移容积和以公共利</span><span style="letter-spacing: 0px;box-sizing: border-box;">益为导向的奖励容积，明确了不同类型</span><span style="letter-spacing: 0px;box-sizing: border-box;">容积间测算、转换及流转的规则，以更</span><span style="letter-spacing: 0px;box-sizing: border-box;">多元的复合指标应对更复杂的存量发展</span><span style="letter-spacing: 0px;box-sizing: border-box;">诉求，明晰了“游戏规则”，降低了交</span><span style="letter-spacing: 0px;box-sizing: border-box;">易成本，显著促进了城市存量空间优化</span><span style="letter-spacing: 0px;box-sizing: border-box;">发展。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">但作为一项系统性的政策，在城市<span style="letter-spacing: 0px;box-sizing: border-box;">更新过程中，深圳的容积管理还处在初</span><span style="letter-spacing: 0px;box-sizing: border-box;">步阶段，在实践中暴露出了一些问题。</span><span style="letter-spacing: 0px;box-sizing: border-box;">例如，以更新项目个案为管理对象，欠</span><span style="letter-spacing: 0px;box-sizing: border-box;">缺片区和城市层面的统筹调控，局部高</span><span style="letter-spacing: 0px;box-sizing: border-box;">强度开发给公共配套带来巨大压力；相</span><span style="letter-spacing: 0px;box-sizing: border-box;">关政策之间的体系性、协调性不强，实</span><span style="letter-spacing: 0px;box-sizing: border-box;">施主体通过政策漏洞谋求更大收益的行</span><span style="letter-spacing: 0px;box-sizing: border-box;">为经常造成工作被动；在缺乏相关法律</span><span style="letter-spacing: 0px;box-sizing: border-box;">的情况下，容积转移和奖励制度的实施</span><span style="letter-spacing: 0px;box-sizing: border-box;">还存在较大的寻租风险，监管有待规范；</span><span style="letter-spacing: 0px;box-sizing: border-box;">政策体系本身的动态评估和检讨机制尚</span><span style="letter-spacing: 0px;box-sizing: border-box;">未建立，政策应对市场的灵敏度还显滞</span><span style="letter-spacing: 0px;box-sizing: border-box;">后，等等。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">当前，调校后的新版《深标》密度<span style="letter-spacing: 0px;box-sizing: border-box;">分区及《指引》刚刚发布，其实施效果</span><span style="letter-spacing: 0px;box-sizing: border-box;">有待持续跟踪观察。但可以预测，作为</span><span style="letter-spacing: 0px;box-sizing: border-box;">国内为数不多的在存量发展容积管控方</span><span style="letter-spacing: 0px;box-sizing: border-box;">面出台系统政策、推动整体运行和开展</span><span style="letter-spacing: 0px;box-sizing: border-box;">后续调校的城市，深圳在规划向公共政</span><span style="letter-spacing: 0px;box-sizing: border-box;">策转化及制定容积管理规则具体内容方</span><span style="letter-spacing: 0px;box-sizing: border-box;">面的探索和实践，必将对更多城市在存</span><span style="letter-spacing: 0px;box-sizing: border-box;">量发展阶段的规划管理提供先行的经验，</span><span style="letter-spacing: 0px;box-sizing: border-box;">值得其他城市学习和借鉴。</span></p></section></section></section><section style="margin: 0px 0%;text-align: right;line-height: 1;font-size: 14px;box-sizing: border-box;" powered-by="gulangu"><section style="width: 0px;display: inline-block;vertical-align: top;border-bottom: 0.6em solid rgb(255, 255, 255);border-right: 0.6em solid rgb(255, 255, 255);border-top: 0.6em solid transparent !important;border-left: 0.6em solid transparent !important;box-sizing: border-box;"></section></section></section></section><section style="margin: 0.5em 0px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.03125" data-w="640" 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0px;box-sizing: border-box;">来源：2019年16期《规划师》杂志</p></section><section style="margin: 0.5em 0px;box-sizing: border-box;" powered-by="gulangu"><section style="background-color: rgb(32, 84, 156);height: 1px;box-sizing: border-box;"></section></section><section class="horizontal-tb" style="font-size: 14px;box-sizing: border-box;" powered-by="gulangu"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">新媒体编辑：刘晓莹</p><p style="margin: 0px;padding: 0px;box-sizing: border-box;">审读：刘芳</p></section></section></section><section class="horizontal-tb" style="box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><br style="box-sizing: border-box;" /></p></section><section style="margin: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 0px 1.5em;margin-bottom: -35px;box-sizing: border-box;"><section style="padding: 10px;width: 100%;display: inline-block;background-color: rgb(156, 94, 21);box-sizing: border-box;"><section class="horizontal-tb" style="text-align: center;color: rgb(255, 255, 255);font-size: 14px;box-sizing: border-box;" powered-by="gulangu"><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">文章全文详见《规划师》2019年16期</strong></p><p style="margin: 0px;padding: 0px;box-sizing: border-box;">《以容积管理推动城市空间存量优化——深圳城市更新容积管理系列政策评述》</p></section></section></section><section style="height: 5px;margin-bottom: 5px;background-color: rgb(156, 94, 21);box-sizing: border-box;"></section><section style="height: 5px;margin-bottom: 5px;background-color: rgb(156, 94, 21);box-sizing: border-box;"></section><section style="height: 5px;margin-bottom: 5px;background-color: rgb(156, 94, 21);box-sizing: border-box;"></section><section style="height: 5px;margin-bottom: 5px;background-color: rgb(156, 94, 21);box-sizing: border-box;"></section><section style="height: 5px;margin-bottom: 5px;background-color: rgb(156, 94, 21);box-sizing: 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border-box;">声明</span></strong></p><p style="text-align: left;margin: 0px;padding: 0px;box-sizing: border-box;"><span style="color: rgb(132, 81, 21);box-sizing: border-box;">《规划师》杂志社微信公众订阅号（ID：）为非盈利新媒体平台，所有转发的非原创图文来源于互联网及新媒体渠道，如果所转发图文作者或其他版权所有人认为违反了您的权益，请告知我们，我们会在24小时内删除。</span></p></section></section><section style="width: 100%;margin-top: 1em;font-size: 0px;box-sizing: border-box;"><section style="float: left;margin-top: -1px;background-color: rgb(255, 255, 254) !important;box-sizing: border-box;"> <section style="width: 8px;height: 16px;border-bottom: 1px solid rgb(156, 94, 21);border-left: 1px solid rgb(156, 94, 21);margin-top: -1px;border-top-color: rgb(156, 94, 21);box-sizing: border-box;"></section><section style="width: 16px;margin-left: 8px;margin-top: -1px;box-sizing: border-box;"><section style="width: 8px;height: 16px;border-bottom: 1px solid rgb(156, 94, 21);border-right: 1px solid rgb(156, 94, 21);border-top: 1px solid rgb(156, 94, 21);box-sizing: 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style="width: 16px;height: 8px;margin-top: -8px;margin-right: 18px;border-left: 1px solid rgb(156, 94, 21);border-right: 1px solid rgb(156, 94, 21);border-top: 1px solid rgb(156, 94, 21);box-sizing: border-box;"></section></section><section style="width: 0px;height: 8px;border-right: 1px solid rgb(156, 94, 21);border-left-color: rgb(156, 94, 21);border-bottom-color: rgb(156, 94, 21);box-sizing: border-box;"></section></section><section style="clear: both;box-sizing: border-box;"></section><section style="margin-top: -1px;margin-left: 24px;border-top: 1px solid rgb(156, 94, 21);box-sizing: border-box;"></section></section></section><section style="margin: 0.5em 0px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.03125" data-w="640" 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top;width: 80%;text-align: left;padding: 0px 10px;box-sizing: border-box;"><section style="margin: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="width: 0px;border-right: 10px solid rgb(156, 94, 21);display: inline-block;margin-top: 1em;vertical-align: top;border-top: 6px solid transparent !important;border-bottom: 6px solid transparent !important;box-sizing: border-box;"></section><section style="display: inline-block;vertical-align: middle;background-color: rgb(156, 94, 21);padding: 8px;border-radius: 8px;max-width: 90% !important;box-sizing: border-box;"><section class="horizontal-tb" style="text-align: justify;color: rgb(255, 255, 255);font-size: 12px;box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">《规划师》杂志近期文章推荐</p><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">（点击蓝字可打开链接）</p></section></section></section></section></section><section style="margin: 0.5em 0px;padding-left: 0.45em;box-sizing: border-box;" powered-by="gulangu"><section style="border-left: 2px solid rgb(156, 94, 21);padding: 5px;box-sizing: border-box;"><section class="horizontal-tb" style="font-size: 14px;box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">【规划师论坛1】改革开放以来中国城市规划理论国际化历程研究<br style="box-sizing: border-box;" /></p><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">【规划师论坛2】“世界化”视角下中国城市空间生产的理论价值与实践经验<br /></p><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">【规划师论坛3】中国开发区规划技术标准的国际化拓展和应用研究<br /></p><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">【规划师论坛4】新中国成立以来江苏城镇化和城乡规划的回顾与展望<br /></p></section></section><section style="width: 0px;margin-left: -0.45em;border-top: 1em solid rgb(156, 94, 21);border-left: 0.5em solid transparent !important;border-right: 0.5em solid transparent !important;box-sizing: 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border-box;"></section><section style="clear: both;box-sizing: border-box;"></section><section style="margin: -5px 0px;padding: 0px 4px;box-sizing: border-box;"><section style="border-width: 1px;border-style: solid;border-color: rgb(156, 94, 21);padding: 10px;box-sizing: border-box;"><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="0.75" data-w="640" src="http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0mjic7CZ26HWDbUu7Qas5NBsuThb37TMTqXEV0ENdiaqia4gdunnZRLr81yEt8vpoqYGYH3jWldojYRvA/640?wx_fmt=jpeg" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="jpeg" /></section></section><section class="horizontal-tb" style="text-align: justify;box-sizing: border-box;" powered-by="gulangu"><p style="clear: none;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><br style="box-sizing: border-box;" /></p></section><section style="margin: 0.5em 0px;text-align: left;transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;vertical-align: top;box-sizing: border-box;"><section class="horizontal-tb" style="background-color: rgb(249, 110, 87);color: rgb(255, 255, 255);font-size: 14px;padding-left: 5px;padding-right: 5px;margin-bottom: 4px;box-sizing: border-box;"><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;">《规划师》杂志社 </p></section><section style="border-top: 2px dotted rgb(95, 94, 102);width: 100%;box-sizing: border-box;"></section></section></section><section class="horizontal-tb" style="text-align: justify;box-sizing: border-box;" powered-by="gulangu"><p style="clear: none;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><span style="font-size: 14px;color: rgb(132, 81, 21);box-sizing: border-box;">地址：广西南宁市青秀区月湾路1号南国弈园6楼<br style="box-sizing: border-box;" /></span></p><p style="clear: none;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><span style="font-size: 14px;color: rgb(132, 81, 21);box-sizing: border-box;">邮编：530029</span></p><p style="clear: none;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><span style="font-size: 14px;color: rgb(132, 81, 21);box-sizing: border-box;">邮箱：planner@21cn.net</span></p><p style="clear: none;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><span style="font-size: 14px;color: rgb(132, 81, 21);box-sizing: border-box;">网址：www.planners.com.cn</span></p><p style="clear: none;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><span style="font-size: 14px;color: rgb(132, 81, 21);box-sizing: border-box;">电话：0771-2438012</span></p><p style="clear: none;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><span style="font-size: 14px;color: rgb(132, 81, 21);box-sizing: border-box;">传真：0771-2436269</span></p></section><section style="margin: 10px 0%;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 100%;vertical-align: top;background-image: url("http://mmbiz.qpic.cn/mmbiz_gif/O9tEJwuK3Zyeia8N5ictkZ4O7FICCpk0ljqHiboS9TqHE5DJYmicZD2uHKdn0aCjB5k0s8sia7TKjx7T9VQ7PBz4p5Q/640?wx_fmt=gif");background-position: 1.2602% 100.746%;background-repeat: repeat-x;background-size: 76.798%;background-attachment: scroll;padding: 10px 10px 5px;box-sizing: border-box;"><section style="margin: 10px 0% 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;vertical-align: bottom;width: 61.8%;box-sizing: border-box;"><section style="margin: -10px 0% 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;vertical-align: top;width: 25%;box-sizing: border-box;"><section style="margin-top: 10px;margin-bottom: 10px;font-size: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 4px;display: inline-block;background-color: rgb(247, 177, 32);box-sizing: border-box;"><section class="horizontal-tb" style="border-color: white;width: 1.6em;height: 1.6em;border-style: solid;border-width: 1px;font-size: 15px;line-height: 1.5em;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;">更</p></section></section></section></section><section style="display: inline-block;vertical-align: top;width: 25%;box-sizing: border-box;"><section style="margin-top: 10px;margin-bottom: 10px;font-size: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 4px;display: inline-block;background-color: rgb(247, 177, 32);box-sizing: border-box;"><section class="horizontal-tb" style="border-color: white;width: 1.6em;height: 1.6em;border-style: solid;border-width: 1px;font-size: 15px;line-height: 1.5em;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;">多</p></section></section></section></section><section style="display: inline-block;vertical-align: top;width: 25%;box-sizing: border-box;"><section style="margin-top: 10px;margin-bottom: 10px;font-size: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 4px;display: inline-block;background-color: rgb(247, 177, 32);box-sizing: border-box;"><section class="horizontal-tb" style="border-color: white;width: 1.6em;height: 1.6em;border-style: solid;border-width: 1px;font-size: 15px;line-height: 1.5em;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;">精</p></section></section></section></section><section style="display: inline-block;vertical-align: top;width: 25%;box-sizing: border-box;"><section style="margin-top: 10px;margin-bottom: 10px;font-size: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 4px;display: inline-block;background-color: rgb(247, 177, 32);box-sizing: border-box;"><section class="horizontal-tb" style="border-color: white;width: 1.6em;height: 1.6em;border-style: solid;border-width: 1px;font-size: 15px;line-height: 1.5em;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;">彩</p></section></section></section></section></section><section class="horizontal-tb" style="color: rgb(67, 103, 117);box-sizing: border-box;" powered-by="gulangu"><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">请猛戳右边二维码</strong></p></section><section class="horizontal-tb" style="text-align: justify;box-sizing: border-box;" powered-by="gulangu"><p style="clear: none;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><br style="box-sizing: border-box;" /></p></section><section class="horizontal-tb" style="text-align: justify;box-sizing: border-box;" powered-by="gulangu"><p style="clear: none;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><br style="box-sizing: border-box;" /></p></section><section class="horizontal-tb" style="text-align: justify;box-sizing: border-box;" powered-by="gulangu"><p style="clear: none;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><br style="box-sizing: border-box;" /></p></section><section class="horizontal-tb" style="text-align: justify;box-sizing: border-box;" powered-by="gulangu"><p style="clear: none;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><br style="box-sizing: border-box;" /></p></section></section><section style="display: inline-block;vertical-align: bottom;width: 38.2%;box-sizing: border-box;"><section style="transform: translate3d(0px, 0px, 0px);-webkit-transform: translate3d(0px, 0px, 0px);-moz-transform: translate3d(0px, 0px, 0px);-o-transform: translate3d(0px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section class="horizontal-tb" style="color: rgb(67, 103, 117);font-size: 14px;box-sizing: border-box;"><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;">公众号ID</p><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;"></p></section></section><section style="margin: 0px 0%;box-sizing: border-box;" powered-by="gulangu"><section style="max-width: 100%;vertical-align: middle;display: inline-block;line-height: 0;box-sizing: border-box;"><img class="raw-image" data-ratio="1" data-w="430" src="http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0mjic7CZ26HWDbUu7Qas5NBsuUqZIqMKbB8eGXtnIibV8GX6oCS78d0ibicmkkLcTlF1fR7IT2q77ZQadQ/640?wx_fmt=jpeg" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="jpeg" /></section></section></section></section></section></section></section></section><section style="width: 9px;height: 9px;float: left;border-bottom: 2px solid rgb(156, 94, 21);border-left: 2px solid rgb(156, 94, 21);box-sizing: border-box;"></section><section style="width: 9px;height: 9px;float: right;border-bottom: 2px solid rgb(156, 94, 21);border-right: 2px solid rgb(156, 94, 21);box-sizing: border-box;"></section><section style="clear: both;box-sizing: border-box;"></section></section></section></section> <br />