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<p><br  /></p><section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p></section><section style="text-align: center;justify-content: center;margin: 10px 0%;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: auto;vertical-align: top;min-width: 10%;max-width: 100%;height: auto;box-sizing: border-box;"><section style="box-sizing: border-box;" powered-by="gulangu"><section style="display: flex;flex-flow: row nowrap;box-sizing: border-box;"><section style="display: inline-block;vertical-align: top;width: auto;min-width: 10%;max-width: 100%;flex: 0 0 auto;height: auto;align-self: flex-start;box-sizing: border-box;"><section style="text-align: left;transform: translate3d(-4px, 0px, 0px);margin-right: 0%;margin-bottom: -6px;margin-left: 0%;justify-content: flex-start;font-size: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 12px;height: 12px;vertical-align: top;overflow: hidden;border-width: 1px;border-radius: 0px;border-style: solid;border-color: rgb(255, 255, 255);background-color: rgb(128, 203, 196);box-sizing: border-box;"><br  /></section></section><section style="text-align: left;justify-content: flex-start;font-size: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 35px;height: 35px;vertical-align: top;overflow: hidden;border-style: none;border-width: 1px;border-radius: 0px;border-color: rgb(62, 62, 62);background-color: rgb(128, 203, 196);box-sizing: border-box;line-height: 0;"><br  /></section></section></section><section style="display: inline-block;vertical-align: middle;width: auto;flex: 100 100 0%;align-self: center;height: auto;margin-left: -20px;box-sizing: border-box;"><section style="margin-top: 8px;margin-right: 0%;margin-left: 0%;text-align: left;justify-content: flex-start;box-sizing: border-box;" powered-by="gulangu"><section style="text-align: center;font-size: 18px;color: rgb(255, 255, 255);letter-spacing: 5px;line-height: 1.8;text-shadow: rgb(77, 182, 172) 1px -1px, rgb(77, 182, 172) 1px 1px, rgb(77, 182, 172) -1px 1px, rgb(77, 182, 172) -1px -1px, rgb(77, 182, 172) 1px 0px, rgb(77, 182, 172) 0px 1px, rgb(77, 182, 172) -1px 0px, rgb(77, 182, 172) 0px -1px;box-sizing: border-box;"><p style="text-align: left;box-sizing: border-box;"><strong style="box-sizing: border-box;">有机更新与城市活力专家笔谈</strong></p></section></section></section></section></section></section></section><section style="text-align: center;margin: 10px 0%;opacity: 0.25;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 data-ratio="0.0501825" src="http://mmbiz.qpic.cn/mmbiz_gif/E4LhH9HickWD592XKibgb4mjU2MdGYDd0lVKNYZIzbUC69a2Zdl0UEpBdoHKDWt326WsslfSQNiaL6nLdc7dibdRsQ/640?wx_fmt=gif" data-type="gif" data-w="2192" style="vertical-align: middle;box-sizing: border-box;"  /></section></section><section style="text-align: center;justify-content: center;margin: 10px 0%;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 98%;vertical-align: top;border-style: solid;border-width: 1px;border-radius: 0px;border-color: rgb(128, 203, 196);background-color: rgb(128, 203, 196);height: auto;box-sizing: border-box;"><section style="box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;vertical-align: top;width: 50%;border-width: 0px;box-sizing: border-box;"><section style="text-align: left;transform: translate3d(-4px, 0px, 0px);margin-top: -6px;margin-right: 0%;margin-left: 0%;justify-content: flex-start;font-size: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 10px;height: 10px;vertical-align: top;overflow: hidden;border-width: 1px;border-radius: 0px;border-style: solid;border-color: rgb(255, 255, 255);background-color: rgb(127, 203, 196);box-sizing: border-box;"><br  /></section></section></section><section style="display: inline-block;vertical-align: top;width: 50%;box-sizing: border-box;"><section style="text-align: right;transform: translate3d(4px, 0px, 0px);margin-top: -6px;margin-right: 0%;margin-left: 0%;justify-content: flex-end;font-size: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 10px;height: 10px;vertical-align: top;overflow: hidden;border-width: 1px;border-radius: 0px;border-style: solid;border-color: rgb(255, 255, 255);background-color: rgb(127, 203, 196);box-sizing: border-box;"><br  /></section></section></section></section><section style="margin: -8px 0%;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 100%;vertical-align: top;padding-right: 10px;padding-left: 10px;box-sizing: border-box;"><section style="transform: translate3d(1px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="text-align: justify;color: rgb(255, 255, 255);padding-right: 5px;padding-left: 5px;line-height: 1.8;box-sizing: border-box;"><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;">       我国城镇化在经历了三十多年的快速发展阶段后，城市发展模式已从“增量扩张”逐渐转向“存量提升”，寻求高质量的城镇化道路。以北上广深为代表的一批先行先试城市，开始尝试在土地资源约束条件下，通过产业结构的升级调整、公共要素的保障提升、城市社区的“微更新”、城市精细化治理等措施手段，推进城市建成环境的有机更新，激发城市活力。面对高密度、功能多样、产权复杂的建成环境以及信息社会的多样化公众诉求，城市更新在不同城市中的路径选择和机制构建呈现出一定的差异性、多样性。<br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;">       本期笔谈我们邀请了国内城市更新领域的代表性专家以及北京、上海、广州、深圳、重庆、成都等先行城市的规划师就此话题进行笔谈，共同探讨存量时代中国城市更新所面临的挑战及其规划应对。</p><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p></section></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;vertical-align: bottom;width: 50%;align-self: flex-end;border-width: 0px;box-sizing: border-box;"><section style="text-align: left;transform: translate3d(-4px, 0px, 0px);margin-right: 0%;margin-bottom: -6px;margin-left: 0%;justify-content: flex-start;font-size: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 10px;height: 10px;vertical-align: top;overflow: hidden;border-width: 1px;border-radius: 0px;border-style: solid;border-color: rgb(255, 255, 255);background-color: rgb(127, 203, 196);box-sizing: border-box;"><br  /></section></section></section><section style="display: inline-block;vertical-align: bottom;width: 50%;align-self: flex-end;box-sizing: border-box;"><section style="text-align: right;transform: translate3d(4px, 0px, 0px);margin-right: 0%;margin-bottom: -6px;margin-left: 0%;justify-content: flex-end;font-size: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 10px;height: 10px;vertical-align: top;overflow: hidden;border-width: 1px;border-radius: 0px;border-style: solid;border-color: rgb(255, 255, 255);background-color: rgb(127, 203, 196);box-sizing: border-box;"><br  /></section></section></section></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;box-sizing: border-box;"><br  /></p><section style="box-sizing: border-box;font-size: 16px;"><section style="box-sizing: border-box;" powered-by="gulangu"><section style="box-sizing: border-box;"><section style="display: inline-block;vertical-align: top;width: 50%;box-sizing: border-box;"><section style="text-align: center;margin: 10px 0%;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 150px;height: 150px;vertical-align: top;overflow: hidden;background-color: rgba(118, 178, 124, 0);border-radius: 100%;border-width: 1px;border-style: solid dashed;border-color: rgb(1, 169, 216);box-sizing: border-box;"><section style="margin-top: 5px;margin-right: 0%;margin-left: 0%;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 138px;height: 138px;vertical-align: top;overflow: hidden;border-width: 0px;border-radius: 100%;border-style: none;border-color: rgb(62, 62, 62);box-sizing: border-box;"><section style="margin-right: 0%;margin-left: 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 data-ratio="1" src="http://mmbiz.qpic.cn/mmbiz_jpg/E4LhH9HickWAoWeefSBMt7rVlO5NLvcshvicBicwWJGRT4TrXlxsdY7we4p13icwLDskdhQDolHcaBVVicCicfEcxmKw/640?wx_fmt=jpeg" data-type="jpeg" data-w="551" style="vertical-align: middle;box-sizing: border-box;"  /></section></section></section></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p></section></section><section style="display: inline-block;vertical-align: top;width: 50%;box-sizing: border-box;"><section style="box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;box-sizing: border-box;"><br  /></p><p style="white-space: normal;box-sizing: border-box;"><br  /></p><p style="white-space: normal;box-sizing: border-box;"><span style="color: rgb(71, 193, 168);"><strong>吴军</strong></span><br  /></p><p style="white-space: normal;box-sizing: border-box;"><span style="color: rgb(71, 193, 168);box-sizing: border-box;">广州市规划设计研究院 区域规划所所长</span><br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;"><br  /></p></section></section></section></section></section></section><section style="text-align: center;justify-content: center;margin: 10px 0% -28px;transform: translate3d(1px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: auto;vertical-align: top;min-width: 10%;max-width: 100%;height: auto;background-color: rgb(255, 255, 255);border-style: solid;border-width: 1px;border-radius: 0px;border-color: rgb(128, 203, 196);padding-top: 5px;padding-bottom: 5px;box-sizing: border-box;"><section style="box-sizing: border-box;" powered-by="gulangu"><section style="display: flex;flex-flow: row nowrap;margin-right: 0%;margin-left: 0%;box-sizing: border-box;"><section style="display: inline-block;vertical-align: middle;width: auto;flex: 100 100 0%;align-self: center;height: auto;padding-right: 10px;padding-left: 10px;box-sizing: border-box;"><section style="margin-right: 0%;margin-left: 0%;box-sizing: border-box;" powered-by="gulangu"><section style="font-size: 17px;color: rgb(112, 139, 136);letter-spacing: 4px;box-sizing: border-box;"><p style="box-sizing: border-box;"><strong style="box-sizing: border-box;">更新下半场：广州的三大思维</strong></p></section></section></section><section style="display: inline-block;vertical-align: middle;width: auto;flex: 1 1 0%;align-self: center;height: auto;margin-right: -4px;box-sizing: border-box;"><section style="text-align: left;margin-right: 0%;margin-left: 0%;font-size: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 8px;height: 8px;vertical-align: top;overflow: hidden;border-width: 1px;border-radius: 0px;border-style: none;border-color: rgb(206, 175, 151);background-color: rgb(128, 203, 196);box-sizing: border-box;"><br  /></section></section></section></section></section></section></section><section style="text-align: center;justify-content: center;margin: 10px 0%;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 98%;vertical-align: top;height: auto;background-color: rgb(255, 255, 255);border-style: solid;border-width: 1px;border-radius: 0px;border-color: rgb(128, 203, 196);padding-top: 10px;padding-bottom: 10px;box-sizing: border-box;"><section style="box-sizing: border-box;" powered-by="gulangu"><section style="display: flex;flex-flow: row nowrap;margin-right: 0%;margin-left: 0%;box-sizing: border-box;"><section style="display: inline-block;vertical-align: middle;width: auto;flex: 1 1 0%;align-self: center;height: auto;z-index: auto;margin-left: -4px;background-color: rgb(254, 255, 255);box-sizing: border-box;"><section style="margin-right: 0%;margin-bottom: 5px;margin-left: 0%;justify-content: center;font-size: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 8px;height: 8px;vertical-align: top;overflow: hidden;border-width: 1px;border-radius: 0px;border-style: none;border-color: rgb(206, 175, 151);background-color: rgb(128, 203, 196);box-sizing: border-box;"><br  /></section></section><section style="margin-right: 0%;margin-left: 0%;justify-content: center;font-size: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 8px;height: 8px;vertical-align: top;overflow: hidden;border-width: 1px;border-radius: 0px;border-style: none;border-color: rgb(206, 175, 151);background-color: rgb(128, 203, 196);box-sizing: border-box;"><br  /></section></section></section><section style="display: inline-block;vertical-align: middle;width: auto;flex: 100 100 0%;align-self: center;height: auto;padding-top: 10px;padding-right: 10px;padding-left: 10px;box-sizing: border-box;"><section style="transform: translate3d(1px, 0px, 0px);box-sizing: border-box;" powered-by="gulangu"><section style="text-align: justify;color: rgb(112, 139, 136);box-sizing: border-box;"><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;">       广州作为千年商都，有底蕴深厚的旧城、现代大气的城市CBD、美丽魅力的乡村，但更典型的是城乡混杂的底色，这也是珠三角地区的典型特征。因为建城历史长，广州有丰富存量资源，包括54平方公里旧城、200多平方公里旧厂、近300个城中村、900多个老旧社区、700多个批发市场，还有18条左右的废旧铁路等。</p><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;">       针对这些存量资源，广州过去10年开展了有系统组织的更新实践，一方面，建章立制，制定了3轮的更新总体规划，构建了广州更新的总体框架及管控体系，确立持续、系统和差异的更新战略；另一方面，采取片区更新+微改造两条方式，多方参与协商机制，推进近千个项目实施。</p><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;">       经过10年的更新，广州剩下的城市更新资源更多集中在城乡结合部，土地更加破碎和混杂。同时，改变过往房地产化改造、强调产业发展内涵已经成为政府重要目标，但在当前整个宏观经济形势不确定性增大、全市财力和产业市场的动力依然有限的情况下，更新如何转型，是下一阶段要思考的重点，也是国土空间治理时代和城镇化下半场所有珠三角地区城市所面临共同问题。</p><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;">       针对更新阶段变化，我们结合广州特点提出了三个方面的探索：</p><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;">       一是全域整备更新思维。针对土地破碎功能混杂的特点，强调应从过去传统的存量更新到新时期的增存联动，旧村改造+土地征收+农地保育的三统筹，整个村域或整个地区实施全域整备更新；提出探索城乡资源等值的观点，创新探索基准权益地价，实现经济成本和利益统筹，推动空间高质量整合。</p><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;">       二是更新要具备系统经营城市思维。虽然中央地方财税分成政策在调整，但一定时期内地方还是需要通过土地财政弥补全市重大基础设施建设的费用，土地财政依赖不可避免。针对财力有限的特点，一方面要继续坚持政府统筹，企业主体、多方参与，走市场经济道路；另一方面要从算项目帐到城市大帐，政府地区建设收支大帐和企业项目开发小账一起算，从地产开发到经营城市。要从过去城市资源开发利用到资产的运营，建立资源-资产-资本的运营观念。如旧城街巷活化利用，从品质街道到街巷的活化利用，从景观到功能的转变。</p><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;">       三是更新的时间思维。更新是长期的过程。考虑更新资源是未来城市发展重要资产，有一些地方需要战略控制，做到存量留白。另一个是建议采取临时更新策略。对广州来说，产业动力不强，本地中小企业培育起来才是关键。针对大量的低效村园，创新临时更新改造政策，允许中小企业在这些低成本空间内试错发展，培育出相对清晰产业方向后，再有针对性的规划优化，通过时间换空间来发展产业。</p><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p><p style="white-space: normal;box-sizing: border-box;">       具体在路径上，提出：1.抓手可控，触媒带动。以政府可控的省属、市属等各类国有土地和政府公房为抓手，作为触媒带动更新。2.从分类政策到差异分区施策。以正面、负面清单管控更新行为，引导资源有效配置。3.从规划到规则，建立更为针对性的政策体系，形成新时期广州更新“政策树”，来确保更新的高效推进。</p></section></section></section><section style="display: inline-block;vertical-align: middle;width: auto;flex: 1 1 0%;align-self: center;height: auto;margin-right: -4px;background-color: rgb(254, 255, 255);box-sizing: border-box;"><section style="margin-right: 0%;margin-bottom: 5px;margin-left: 0%;justify-content: center;font-size: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 8px;height: 8px;vertical-align: top;overflow: hidden;border-width: 1px;border-radius: 0px;border-style: none;border-color: rgb(206, 175, 151);background-color: rgb(128, 203, 196);box-sizing: border-box;"><br  /></section></section><section style="text-align: left;margin-right: 0%;margin-left: 0%;font-size: 0px;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;width: 8px;height: 8px;vertical-align: top;overflow: hidden;border-width: 1px;border-radius: 0px;border-style: none;border-color: rgb(206, 175, 151);background-color: rgb(128, 203, 196);box-sizing: border-box;"><br  /></section></section></section></section></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></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 data-ratio="1.1805556" src="http://mmbiz.qpic.cn/mmbiz_jpg/E4LhH9HickWD592XKibgb4mjU2MdGYDd0lFzuDuyH9hEAE8th5Opug4CvlLK1LY7urEBgYRpfECsqGdUYSFg5gjA/640?wx_fmt=jpeg" data-type="jpeg" data-w="1080" style="vertical-align: middle;box-sizing: border-box;"  /></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p></section></section><p><br  /></p>
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