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<section style="box-sizing: border-box;font-style: normal;font-weight: 400;text-align: justify;font-size: 16px;"><section style="margin: 10px 0px;padding-top: 1.3em;box-sizing: border-box;" powered-by="gulangu"><section style="border-top: 2px solid rgb(33, 71, 215);border-bottom: 2px solid rgb(33, 71, 215);box-sizing: border-box;"><section style="box-sizing: border-box;"><section style="text-align: left;margin-top: -16px;margin-left: 30%;margin-right: 30%;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;box-sizing: border-box;"><section style="transform: rotate(45deg);-webkit-transform: rotate(45deg);-moz-transform: rotate(45deg);-o-transform: rotate(45deg);box-sizing: border-box;"><section style="width: 30px;height: 30px;border-left: 2px solid rgb(33, 71, 215);border-top: 2px solid rgb(33, 71, 215);background-color: rgb(255, 255, 255) !important;box-sizing: border-box;"><section style="width: 22px;height: 22px;margin: 2px;border-width: 2px;border-style: solid;border-color: rgb(33, 71, 215);box-sizing: border-box;"><section style="width: 16px;height: 16px;margin: 1px auto auto;border-width: 1px;border-style: solid;border-color: rgb(33, 71, 215);box-sizing: border-box;"><section style="width: 0px;margin: 1px auto auto;border-left: 12px solid rgb(33, 71, 215);border-bottom: 12px solid transparent !important;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section></section></section></section></section></section></section><section style="text-align: left;box-sizing: border-box;" powered-by="gulangu"><section style="text-align: center;font-size: 14px;box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">点击上方“”可订阅哦！</p></section></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(58, 140, 226);padding: 10px;background-color: rgb(33, 71, 215);box-sizing: border-box;"><section style="margin: 10px 0px;box-sizing: border-box;" powered-by="gulangu"><section style="width: 100%;padding: 15px 10px 25px;border-radius: 16px;margin-bottom: -30px;background-color: rgb(255, 255, 255);box-sizing: border-box;"><section style="color: rgb(56, 30, 5);box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">作者深圳城市规划设计研究院谭琛，深圳市城市规划设计研究院副总建筑师周曙光<span style="letter-spacing: 0px;text-indent: 0px;box-sizing: border-box;">在《规划师》2020年第7期撰文，</span>随着我国城市建设进入存量规划时代，城市更新逐步成为政府导控城市转型发展的重要途径。文章以深圳市大运轨道枢纽片区规划实践为例，基于空间生产理论，分析了该片区城市更新面临的3个主要问题，即高额启动资金及漫长回报周期、零碎复杂的土地权属、市场主导下的土地增值红利分配失调，并提出权利主体利益统筹、站城空间更新统筹、预先介入及全程导控的策略。</p></section><section style="margin: 0.5em 0px;box-sizing: border-box;" powered-by="gulangu"><section style="background-color: rgb(33, 71, 215);height: 1px;box-sizing: border-box;line-height: 0;"><br  /></section></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="width: 100%;background-color: rgb(33, 71, 215);box-sizing: border-box;"><section style="padding: 5px 10px;box-sizing: border-box;"><section style="text-align: left;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;">[关键词]空间生产理论；土地权属；更新统筹；大运轨道枢纽片区</p></section></section></section></section><section style="text-align: left;color: rgb(56, 30, 5);font-size: 14px;box-sizing: border-box;" powered-by="gulangu"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">[文章编号]1006-0022(2020)07-0087-06</p><p style="margin: 0px;padding: 0px;box-sizing: border-box;">[中图分类号]TU984　</p><p style="margin: 0px;padding: 0px;box-sizing: border-box;">[文献标识码]B</p><p style="margin: 0px;padding: 0px;box-sizing: border-box;">[引文格式]谭琛，周曙光．深圳市大运轨道枢纽片区城市更新困境与策略[J]．规划师，2020(7)：87-92．</p></section></section><section style="height: 30px;border-bottom-width: 5px;border-bottom-style: solid;display: inline-block;vertical-align: top;border-radius: 1em;box-sizing: border-box;line-height: 0;"><br  /></section></section></section></section><section style="margin: 0.5em 0px;text-align: center;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="0.3692308" data-w="65" src="http://mmbiz.qpic.cn/mmbiz_gif/ibWCnRAEsMdMqxtHuIGiansGjGuJYHs6VeicJ09g5J3ecO56JIk4iaYzV53MzsLaOgkicNrAtLbCsTSk3iazibEo9gSiaQ/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="box-sizing: border-box;"><section style="width: 9px;height: 9px;float: left;border-top: 2px solid rgb(33, 71, 215);border-left: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="width: 9px;height: 9px;float: right;border-top: 2px solid rgb(33, 71, 215);border-right: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="clear: both;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section><section style="margin: -5px 0px;padding: 0px 4px;box-sizing: border-box;"><section style="border-width: 1px;border-style: solid;border-color: rgb(33, 71, 215);padding: 10px;background-color: rgb(33, 71, 215);box-sizing: border-box;"><section style="font-size: 18px;color: rgb(255, 255, 255);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;">一</strong></p><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;"> 理论：基于空间生产理论的城市更新本质透视</strong></p></section></section></section><section style="width: 9px;height: 9px;float: left;border-bottom: 2px solid rgb(33, 71, 215);border-left: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="width: 9px;height: 9px;float: right;border-bottom: 2px solid rgb(33, 71, 215);border-right: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="clear: both;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section></section></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="border-width: 1px;border-style: dashed;border-color: black;padding: 3px;box-sizing: border-box;"><section style="border-color: rgb(33, 71, 215);border-width: 1px;border-style: solid;padding: 10px;box-sizing: border-box;"><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 2px;display: inline-block;background-color: rgb(156, 94, 21);box-sizing: border-box;"><section style="padding: 0px 8px;margin-right: 5px;display: inline-block;background-color: rgb(33, 71, 215);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（一）</p></section><section style="padding: 0px 5px;display: inline-block;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">空间：资本生产循环的媒介</p></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">空间生产理论来源于马克思主义理论在社会空间<span style="box-sizing: border-box;">角度的系统发展。1974年，列斐伏尔在《空间的生产》</span><span style="box-sizing: border-box;">一书中，首次提出“空间生产”理论。列斐伏尔等人认</span><span style="box-sizing: border-box;">为，随着现代消费社会的形成和扩散，马克思提出的“生</span><span style="box-sizing: border-box;">产关系的再生产”问题已经不再局限于狭义的劳动(剩</span><span style="box-sizing: border-box;">余价值生产) 过程，而是直接体现在空间生产过程之中。</span><span style="box-sizing: border-box;">他强调，空间作为一个整体，进入了现代资本主义的生</span><span style="box-sizing: border-box;">产模式：它被利用来产生剩余价值，城市空间及其各种</span><span style="box-sizing: border-box;">设施乃是资本的一部分。正如马克思主义地理学家史</span><span style="box-sizing: border-box;">密斯所言“资本主义总是以其自身形象改造空间”。</span><span style="box-sizing: border-box;">因此，空间生产理论开辟了对人类生活的两个基本维</span><span style="box-sizing: border-box;">度(时间、空间) 之一的空间动态分析，</span><span style="box-sizing: border-box;">在内在机制上统一了物质空间与社会空</span><span style="box-sizing: border-box;">间的演化过程。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 2px;display: inline-block;background-color: rgb(156, 94, 21);box-sizing: border-box;"><section style="padding: 0px 8px;margin-right: 5px;display: inline-block;background-color: rgb(33, 71, 215);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（二）</p></section><section style="padding: 0px 5px;display: inline-block;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">资本第二重循环：城市建成环境的生产</p></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">正如列斐伏尔分析的那样，对于城<span style="box-sizing: border-box;">市空间的征服和整合已成为资本主义赖</span><span style="box-sizing: border-box;">以维持的主要手段。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">哈维深受列斐伏尔的影响，提出了<span style="box-sizing: border-box;">“资本的城市化”理论，认为城市建构</span><span style="box-sizing: border-box;">环境的生产和创建过程实质上是资本控</span><span style="box-sizing: border-box;">制作用的结果，并提出资本有三重循环。</span><span style="box-sizing: border-box;">第一重循环：资本向一般生产资料和消</span><span style="box-sizing: border-box;">费资料的生产性投入，即马克思对工业</span><span style="box-sizing: border-box;">资本生产过程的分析。第二重循环：在</span><span style="box-sizing: border-box;">第一重循环中，过度生产、利润率降低</span><span style="box-sizing: border-box;">和剩余价值缺乏投资途径等导致资本的</span><span style="box-sizing: border-box;">“过度积累”。在第一重循环断裂的危</span><span style="box-sizing: border-box;">机下，资本转向对城市建成环境的投入，</span><span style="box-sizing: border-box;">包括生产性和消费性物质环境的投入。</span><span style="box-sizing: border-box;">第三重循环：资本向社会性花费(教育卫</span><span style="box-sizing: border-box;">生、福利等方面) 的投入，目的是为了提</span><span style="box-sizing: border-box;">高劳动力素质进而提高劳动生产率获取</span><span style="box-sizing: border-box;">剩余价值。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">城市空间作为“商品”在城市房地<span style="box-sizing: border-box;">产市场上为资本赚取新的利润，使第一重</span><span style="box-sizing: border-box;">循环中过度积累的剩余价值找到了有利可</span><span style="box-sizing: border-box;">图的投资渠道。我国在改革开放以后，建</span><span style="box-sizing: border-box;">立了国有土地使用权有偿出让制度，使得</span><span style="box-sizing: border-box;">资本进入第二重循环，城市建成环境的投</span><span style="box-sizing: border-box;">入成为可能。消费空间的生产正是资本</span><span style="box-sizing: border-box;">创造需求的一个有效手段。在后工业时代，</span><span style="box-sizing: border-box;">城市作为一个整体越来越表现出消费空间</span><span style="box-sizing: border-box;">(而不是生产空间) 的性质。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">深圳市大运轨道枢纽片区更新统筹<span style="box-sizing: border-box;">规划作为对城市建成环境的投入，属于</span><span style="box-sizing: border-box;">资本的第二重循环。深圳市一般的更新</span><span style="box-sizing: border-box;">单元规划是通过自下而上的方式立项申</span><span style="box-sizing: border-box;">报，采用以“原土地权利人和开发主体”</span><span style="box-sizing: border-box;">为主体的“市场主导”式更新的。开发</span><span style="box-sizing: border-box;">商往往以拆迁成本最小、回报周期最短、</span><span style="box-sizing: border-box;">运营难度最低为宗旨，选择住宅类最大</span><span style="box-sizing: border-box;">化的更新项目。这不利于发挥枢纽地区</span><span style="box-sizing: border-box;">的客流多时段集散洄游的价值。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">2012年深圳市人民政府印发的《深<span style="box-sizing: border-box;">圳市城市更新办法实施细则》规定：一般</span><span style="box-sizing: border-box;">更新单元用地面积必须大于10000m2，</span><span style="box-sizing: border-box;">导致单个用地面积不达标的小地块更新项</span><span style="box-sizing: border-box;">目受制于用地面积规模无法落实；多个邻</span><span style="box-sizing: border-box;">近的、用地面积达标的大地块又缺乏对公</span><span style="box-sizing: border-box;">共服务设施、用地功能的整体考量。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><span style="box-sizing: border-box;">更新统筹规划打破了一般更新单元</span><span style="box-sizing: border-box;">专项规划“功能单一，各自为政”的弊端，</span><span style="box-sizing: border-box;">轨道枢纽片区的城市更新，从有限范围</span><span style="box-sizing: border-box;">的枢纽工程建设转向更大范围的站城一</span><span style="box-sizing: border-box;">体开发。通过城市建成环境系统性的提</span><span style="box-sizing: border-box;">升，提高土地产出率，拉动消费空间的</span><span style="box-sizing: border-box;">利润增长。资本的第二重循环获得良性</span><span style="box-sizing: border-box;">发展。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 2px;display: inline-block;background-color: rgb(156, 94, 21);box-sizing: border-box;"><section style="padding: 0px 8px;margin-right: 5px;display: inline-block;background-color: rgb(33, 71, 215);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（三）</p></section><section style="padding: 0px 5px;display: inline-block;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">资本第三重循环：集体消费</p></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">关于资本第三重循环，卡斯特提出<span style="box-sizing: border-box;">政府提供的“集体消费方式”，如社会</span><span style="box-sizing: border-box;">住房、教育、卫生服务、警察和儿童看</span><span style="box-sizing: border-box;">护等，是通过私人资本不能轻易实现，</span><span style="box-sizing: border-box;">但为了未来发展所必须布局的功能。此</span><span style="box-sizing: border-box;">类由政府主导的“集体消费”，有助于</span><span style="box-sizing: border-box;">维护社会秩序、凝聚人心，从而保证生</span><span style="box-sizing: border-box;">产关系得以再生产。他将“集体消费”</span><span style="box-sizing: border-box;">界定为“消费过程就其性质和规模而言，</span><span style="box-sizing: border-box;">其组织和管理只能是集体供给”。集体</span><span style="box-sizing: border-box;">消费是对不能被分割的产品和服务，如</span><span style="box-sizing: border-box;">交通、医疗和休闲设施等集体消费品的</span><span style="box-sizing: border-box;">消费。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在以知识密集型产业为主导的现代<span style="box-sizing: border-box;">化生产中，“集体消费”发挥着至关重</span><span style="box-sizing: border-box;">要的作用，直接影响城市劳动力素质的</span><span style="box-sizing: border-box;">提升及整个城市区域竞争力的保持。因</span><span style="box-sizing: border-box;">此，卡斯特认为“集体消费”对于现代</span><span style="box-sizing: border-box;">城市的重要性就像武装力量对于古代城</span><span style="box-sizing: border-box;">市一样，将会在根本上动摇城市秩序，</span><span style="box-sizing: border-box;">甚至影响城市的政治与经济。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">本文进一步界定了“集体消费品”<span style="box-sizing: border-box;">的范围。在枢纽片区的城市更新中，除</span><span style="box-sizing: border-box;">学校、大型的公共服务设施、市政道路</span><span style="box-sizing: border-box;">及轨道枢纽车站空间这些明确的“集体</span><span style="box-sizing: border-box;">消费品”外，站体空间和私人业主空间</span><span style="box-sizing: border-box;">之间的模糊地带，如联系行人快速从交</span><span style="box-sizing: border-box;">通空间转换到居住、工作空间的城市核、</span><span style="box-sizing: border-box;">二层连廊和地下通道等，也属于“集体</span><span style="box-sizing: border-box;">消费品”。这类处于私人地块上但带有</span><span style="box-sizing: border-box;">明显公共服务属性的，需要统一规划，</span><span style="box-sizing: border-box;">按一定标准预留建设的公共空间，应当</span><span style="box-sizing: border-box;">被视为“集体消费品”。</span></p></section></section></section></section><section style="margin: 0.5em 0px;text-align: center;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="0.3692308" data-w="65" src="http://mmbiz.qpic.cn/mmbiz_gif/ibWCnRAEsMdMqxtHuIGiansGjGuJYHs6VeicJ09g5J3ecO56JIk4iaYzV53MzsLaOgkicNrAtLbCsTSk3iazibEo9gSiaQ/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="box-sizing: border-box;"><section style="width: 9px;height: 9px;float: left;border-top: 2px solid rgb(33, 71, 215);border-left: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="width: 9px;height: 9px;float: right;border-top: 2px solid rgb(33, 71, 215);border-right: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="clear: both;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section><section style="margin: -5px 0px;padding: 0px 4px;box-sizing: border-box;"><section style="border-width: 1px;border-style: solid;border-color: rgb(33, 71, 215);padding: 10px;background-color: rgb(33, 71, 215);box-sizing: border-box;"><section style="font-size: 18px;color: rgb(255, 255, 255);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;">二</strong></p><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;"></strong><strong style="box-sizing: border-box;">困境：传统更新单元规划无法</strong><strong style="box-sizing: border-box;">支撑轨道枢纽片区城市更新</strong></p></section></section></section><section style="width: 9px;height: 9px;float: left;border-bottom: 2px solid rgb(33, 71, 215);border-left: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="width: 9px;height: 9px;float: right;border-bottom: 2px solid rgb(33, 71, 215);border-right: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="clear: both;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section></section></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="border-width: 1px;border-style: dashed;border-color: black;padding: 3px;box-sizing: border-box;"><section style="border-color: rgb(33, 71, 215);border-width: 1px;border-style: solid;padding: 10px;box-sizing: border-box;"><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">本次研究范围为深圳市龙岗区大运新<span style="box-sizing: border-box;">城大运枢纽片区，用地面积为278hm2。</span><span style="box-sizing: border-box;">基地位于大运新城南部，龙城街道与园山</span><span style="box-sizing: border-box;">街道交界处，东南侧毗邻龙岗河，通过龙</span><span style="box-sizing: border-box;">岗大道北接龙岗中心城、南连阿波罗未来</span><span style="box-sizing: border-box;">产业城，是以大运枢纽站为核心的站城一</span><span style="box-sizing: border-box;">体综合发展区。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">大运枢纽站是《深圳市轨道交通线<span style="box-sizing: border-box;">网规划(2016—2035)》确定的深圳市14</span><span style="box-sizing: border-box;">个综合交通枢纽之一。现状已建轨道3</span><span style="box-sizing: border-box;">号线，轨道14号线、16号线在建，规划</span><span style="box-sizing: border-box;">轨道33 号线在大运枢纽设站。大运枢纽</span><span style="box-sizing: border-box;">站作为深圳市“东进战略”的核心枢纽站，</span><span style="box-sizing: border-box;">是加强深惠汕合作的桥头堡，是探索新</span><span style="box-sizing: border-box;">型站城一体综合枢纽片区开发的试验区。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 2px;display: inline-block;background-color: rgb(156, 94, 21);box-sizing: border-box;"><section style="padding: 0px 8px;margin-right: 5px;display: inline-block;background-color: rgb(33, 71, 215);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（一）</p></section><section style="padding: 0px 5px;display: inline-block;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">短期启动资金自筹的压力与长期持续发展要求之间的矛盾</p></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">大运枢纽站在建轨道线路包括《深圳<span style="box-sizing: border-box;">市城市轨道交通第四期建设规划(2017—</span><span style="box-sizing: border-box;">2022 年)》确定的轨道14号线、16号线。</span><span style="box-sizing: border-box;">第四期建设规划总投资约为1344.5 亿元，</span><span style="box-sizing: border-box;">其中资本金约占50%(计672.25 亿元)，</span><span style="box-sizing: border-box;">由政府财政资金承担，资本金以外的资金</span><span style="box-sizing: border-box;">采用银行贷款等多元化融资模式解决。《深</span><span style="box-sizing: border-box;">圳市地下铁道建设管理暂行规定》(深圳</span><span style="box-sizing: border-box;">市人民政府令第101 号) 提出“地铁建设</span><span style="box-sizing: border-box;">所需资金实行政府投资与多渠道筹集相结</span><span style="box-sizing: border-box;">合的原则。市政府支持地铁公司多渠道筹</span><span style="box-sizing: border-box;">集地铁建设资金，保证地铁建设资金的落</span><span style="box-sizing: border-box;">实，保障地铁建设可持续发展。”由此看来，</span><span style="box-sizing: border-box;">实际建设资金需要通过深圳市地铁集团有</span><span style="box-sizing: border-box;">限公司大规模自筹，深圳市地铁集团有</span><span style="box-sizing: border-box;">限公司在站点启动建设时期将承受巨大</span><span style="box-sizing: border-box;">的资金压力。由于对深圳市地铁沿线一</span><span style="box-sizing: border-box;">定范围内的土地进行综合开发，深圳市</span><span style="box-sizing: border-box;">地铁集团有限公司通过法定有偿出让形</span><span style="box-sizing: border-box;">式和程序，享有土地综合开发权和物业</span><span style="box-sizing: border-box;">管理权。在资金自筹的外部压力和企业</span><span style="box-sizing: border-box;">追逐利润最大化的内生动力下，深圳市</span><span style="box-sizing: border-box;">地铁集团有限公司必然会优先选择资金</span><span style="box-sizing: border-box;">快速回流的方式，填补地铁建设带来的</span><span style="box-sizing: border-box;">巨大资金需求。在深圳市住房供应紧张、</span><span style="box-sizing: border-box;">住宅价格年年攀升的情况下，商品住宅</span><span style="box-sizing: border-box;">开发无疑成为开发商加快资金回流的最</span><span style="box-sizing: border-box;">优选择。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">然而这种以短期利润为导向的资本<span style="text-indent: 2em;box-sizing: border-box;">目标，显然与大运枢纽片区以长期可持</span><span style="text-indent: 2em;box-sizing: border-box;">续发展为导向的城市目标背道而驰。从</span><span style="text-indent: 2em;box-sizing: border-box;">短期来说，地铁启动建设的资金来源受</span><span style="text-indent: 2em;box-sizing: border-box;">到地铁公司自筹资金的限制，产生了地</span><span style="text-indent: 2em;box-sizing: border-box;">铁沿线土地综合开发类型受制于地铁公</span><span style="text-indent: 2em;box-sizing: border-box;">司追求利润的资本意愿的矛盾。从长远</span><span style="text-indent: 2em;box-sizing: border-box;">来说，大运枢纽片区沿地铁线用地的站</span><span style="text-indent: 2em;box-sizing: border-box;">城一体发展，还依赖于深圳市地铁集团</span><span style="text-indent: 2em;box-sizing: border-box;">有限公司长期的资金投入，这就要为企</span><span style="text-indent: 2em;box-sizing: border-box;">业拥有长期自持物业经营收益提供支撑。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 2px;display: inline-block;background-color: rgb(156, 94, 21);box-sizing: border-box;"><section style="padding: 0px 8px;margin-right: 5px;display: inline-block;background-color: rgb(33, 71, 215);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（二）</p></section><section style="padding: 0px 5px;display: inline-block;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">传统土地开发收储模式价值链断裂，政府主导能力被削弱</p></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">城市规划是通过干预土地开发来实<span style="box-sizing: border-box;">现公共利益的。在存量规划建设的背景</span><span style="box-sizing: border-box;">下，城市核心地区的更新受到复杂土地</span><span style="box-sizing: border-box;">权属和越来越高的土地出让价格影响，</span><span style="box-sizing: border-box;">政府直接收购并储备土地的可能性越来</span><span style="box-sizing: border-box;">越低。这造成了土地开发链条在源头上</span><span style="box-sizing: border-box;">的断裂，而新的替代路径并没有形成。</span><span style="box-sizing: border-box;">在这种情况下，一方面政府规划导控的</span><span style="box-sizing: border-box;">能力被削弱，另一方面市场的话语权无</span><span style="box-sizing: border-box;">序滋长，导致城市核心地区更新规划举</span><span style="box-sizing: border-box;">步维艰，规划的控制管理出现政府与开</span><span style="box-sizing: border-box;">发商多轮议价的可能性。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">大运枢纽片区土地权属被多家权利<span style="box-sizing: border-box;">主体零碎切割，空间再开发的协调成本</span><span style="box-sizing: border-box;">增加，政府导控能力被削弱。大运枢纽</span><span style="box-sizing: border-box;">地籍权属类型分为合约产权、合同、产权、</span><span style="box-sizing: border-box;">非农用地、待处理用地和未查明权属用</span><span style="box-sizing: border-box;">地六大类，其中未查明权属用地包括国</span><span style="box-sizing: border-box;">有未出让用地和未完善征(转)手续用地。</span><span style="box-sizing: border-box;">大运枢纽站半径500m范围内的用地情</span><span style="box-sizing: border-box;">况最为复杂，囊括了以上六大类地籍权</span><span style="box-sizing: border-box;">属类型，且每种地籍权属类型的现状用</span><span style="box-sizing: border-box;">地划分都极其不规则。不规则的用地划</span><span style="box-sizing: border-box;">分导致了片区现状支路密度低且不成网</span><span style="box-sizing: border-box;">络，大多是断头路和内部道路，可达性低、</span><span style="box-sizing: border-box;">封闭度高。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">项目土地权属分类更为复杂。现状<span style="box-sizing: border-box;">权利主体有数十个，包括国企、民企和</span><span style="box-sizing: border-box;">村集体等，已出让用地根据更新需要依</span><span style="box-sizing: border-box;">据的政策，可分为“已出让已建、旧村</span><span style="box-sizing: border-box;">用地”“已出让未建用地”“未落地非</span><span style="box-sizing: border-box;">农建设用地”三种类型。其中，城市更</span><span style="box-sizing: border-box;">新相关政策适用于“已出让已建、旧村”，</span><span style="box-sizing: border-box;">土地变更用途和容积率调整相关政策适</span><span style="box-sizing: border-box;">用于“已出让未建用地”，《龙岗区非</span><span style="box-sizing: border-box;">农建设用地管理办法》适用于“未落地</span><span style="box-sizing: border-box;">非农建设用地”。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;"><span style="box-sizing: border-box;">现状情况下，零碎发展的地块使政</span><span style="box-sizing: border-box;">府收储的难度非常大，且有悖于地铁沿</span><span style="box-sizing: border-box;">线紧迫的建设时间要求；单一权利主体</span><span style="box-sizing: border-box;">申报更新达不到城市更新的用地指标门</span><span style="text-indent: 2em;box-sizing: border-box;">槛，更无法满足枢纽片区道路系统完善</span><span style="text-indent: 2em;box-sizing: border-box;">的目标。政府仅仅通过审批程序显然无</span><span style="text-indent: 2em;box-sizing: border-box;">法指导控制大运枢纽片区的建设，反而</span><span style="text-indent: 2em;box-sizing: border-box;">会给权利主体和开发商争夺最大化空间</span><span style="text-indent: 2em;box-sizing: border-box;">利益的机会，不利于片区规划建设的有</span><span style="text-indent: 2em;box-sizing: border-box;">序推进和可持续发展。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 2px;display: inline-block;background-color: rgb(156, 94, 21);box-sizing: border-box;"><section style="padding: 0px 8px;margin-right: 5px;display: inline-block;background-color: rgb(33, 71, 215);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（三）</p></section><section style="padding: 0px 5px;display: inline-block;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">市场主导下土地增值红利分配失调，空间分离破碎</p></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">深圳市从2009年建立“市场主导，<span style="box-sizing: border-box;">政府引导”的城市更新原则后，市场主</span><span style="box-sizing: border-box;">体承担了“规划设计—土地整理—项目实</span><span style="box-sizing: border-box;">施”的全权执行的角色。政府主要负责</span><span style="box-sizing: border-box;">监督和审批，实际起到的是“守夜人”</span><span style="box-sizing: border-box;">的作用。这是深圳市“大市场、小政府”</span><span style="box-sizing: border-box;">体制下市场效率导向的结果。但对于核</span><span style="box-sizing: border-box;">心区域的城市更新，这种模式的弊端逐</span><span style="box-sizing: border-box;">渐显现。首先，各更新权利主体在既得</span><span style="box-sizing: border-box;">权属的土地范围内，以个体利益最大化</span><span style="box-sizing: border-box;">的需求进行建设，完全忽略与周边场所</span><span style="box-sizing: border-box;">的关系，形成对城市封闭独立的“资本</span><span style="box-sizing: border-box;">孤岛”；其次，各更新权利主体获取了</span><span style="box-sizing: border-box;">城市公共财政带来的持续的土地增值红</span><span style="box-sizing: border-box;">利，但却未持续地提供共享资源给城市</span><span style="box-sizing: border-box;">居民；最后，在小规模和高强度的更新</span><span style="box-sizing: border-box;">模式下，地块公共设施配套能力不足，</span><span style="box-sizing: border-box;">进一步加重了周边地区的公共设施承载</span><span style="box-sizing: border-box;">负担。由此看来，市场主导下的城市更</span><span style="box-sizing: border-box;">新使得政府、权利主体和开发主体均获</span><span style="box-sizing: border-box;">得了各自的利润，但更新带来的社会成</span><span style="box-sizing: border-box;">本却转嫁给了更大范围的社会公众。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">大运枢纽片区现行法定图则、规划<span style="box-sizing: border-box;">内容与现状道路、建筑冲突之间的矛盾，</span><span style="box-sizing: border-box;">导致规划道路无法建设、公共设施无法</span><span style="box-sizing: border-box;">布局。法定图则中规划的桂坪路与现状</span><span style="box-sizing: border-box;">荷坳新村居住建筑冲突，法定图则中规</span><span style="box-sizing: border-box;">划的36班普通高中用地与现状荷坳社区</span><span style="box-sizing: border-box;">村集体办公楼和风水池冲突。这些矛盾，</span><span style="box-sizing: border-box;">实际反映了政府与各权利主体诉求不一</span><span style="box-sizing: border-box;">致的问题。荷坳社区建筑应当尽量维持</span><span style="box-sizing: border-box;">现状，保障村集体的利益。但荷坳社区</span><span style="box-sizing: border-box;">村集体用地建设现状完全忽略与周边场</span><span style="box-sizing: border-box;">所的关系，形成对城市封闭独立的“城</span><span style="box-sizing: border-box;">中村孤岛”。同时，如果放任荷坳社区</span><span style="box-sizing: border-box;">继续采用小规模和高强度的更新模式，</span><span style="box-sizing: border-box;">荷坳社区公共设施配套仍然难以满足居</span><span style="box-sizing: border-box;">民的需求，将进一步加剧周边地区的公</span><span style="box-sizing: border-box;">共设施承载压力。如何协调各权利主体</span><span style="box-sizing: border-box;">的诉求，成为深圳市大运轨道枢纽片区</span><span style="box-sizing: border-box;">更新统筹规划的难点和重点。</span></p></section></section></section></section><section style="margin: 0.5em 0px;text-align: center;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="0.3692308" data-w="65" src="http://mmbiz.qpic.cn/mmbiz_gif/ibWCnRAEsMdMqxtHuIGiansGjGuJYHs6VeicJ09g5J3ecO56JIk4iaYzV53MzsLaOgkicNrAtLbCsTSk3iazibEo9gSiaQ/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="box-sizing: border-box;"><section style="width: 9px;height: 9px;float: left;border-top: 2px solid rgb(33, 71, 215);border-left: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="width: 9px;height: 9px;float: right;border-top: 2px solid rgb(33, 71, 215);border-right: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="clear: both;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section><section style="margin: -5px 0px;padding: 0px 4px;box-sizing: border-box;"><section style="border-width: 1px;border-style: solid;border-color: rgb(33, 71, 215);padding: 10px;background-color: rgb(33, 71, 215);box-sizing: border-box;"><section style="font-size: 18px;color: rgb(255, 255, 255);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;">三</strong></p><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;"></strong><strong style="box-sizing: border-box;">转译：空间生产理论视角下城市</strong><strong style="box-sizing: border-box;">更新的供需分析</strong></p></section></section></section><section style="width: 9px;height: 9px;float: left;border-bottom: 2px solid rgb(33, 71, 215);border-left: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="width: 9px;height: 9px;float: right;border-bottom: 2px solid rgb(33, 71, 215);border-right: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="clear: both;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section></section></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="border-width: 1px;border-style: dashed;border-color: black;padding: 3px;box-sizing: border-box;"><section style="border-color: rgb(33, 71, 215);border-width: 1px;border-style: solid;padding: 10px;box-sizing: border-box;"><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">由空间生产理论的基本观点转译为<span style="box-sizing: border-box;">轨道枢纽片区的城市更新规划指南，笔</span><span style="box-sizing: border-box;">者尝试分别从供给端和需求端对枢纽片</span><span style="box-sizing: border-box;">区的城市更新规划提出建议。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">就供给端而言，资本从第一重循环<span style="box-sizing: border-box;">不断涌入第二重循环，投入城市建成环</span><span style="box-sizing: border-box;">境再生的现实，推动枢纽片区的土地开</span><span style="box-sizing: border-box;">发，实现权利主体利益统筹。《深圳市</span><span style="box-sizing: border-box;">城市更新办法实施细则》规定：一般更</span><span style="box-sizing: border-box;">新单元用地面积必须大于10000m2，同</span><span style="box-sizing: border-box;">时用于市政或城市公益性设施的用地面</span><span style="box-sizing: border-box;">积应大于3000m2且不小于拆除范围用</span><span style="box-sizing: border-box;">地的15%。因此，更新项目连片实施必</span><span style="box-sizing: border-box;">须加强以土地腾挪置换为基本手段的小</span><span style="box-sizing: border-box;">地块联合更新模式，即统筹更新。而轨</span><span style="box-sizing: border-box;">道枢纽提供的公共交通服务提升了该区</span><span style="box-sizing: border-box;">域的交通可达性，轨道枢纽带来的集散</span><span style="text-indent: 2em;box-sizing: border-box;">客流量促使城市功能的混合度提高，使</span><span style="text-indent: 2em;box-sizing: border-box;">得周边土地存在大幅增值的潜力。权利</span><span style="text-indent: 2em;box-sizing: border-box;">主体利益统筹，将作为可行的规划手段，</span><span style="text-indent: 2em;box-sizing: border-box;">保障资本第二重循环的顺利运行。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">就需求端而言，“集体消费”从质<span style="box-sizing: border-box;">量到公平的全面发展诉求，需要枢纽片</span><span style="box-sizing: border-box;">区的空间设计实现站城空间更新统筹。</span><span style="box-sizing: border-box;">因此，轨道枢纽这一“集体消费品”除</span><span style="box-sizing: border-box;">提供公共交通功能外，还需提供更为全</span><span style="box-sizing: border-box;">面深入的城市服务功能。例如，轨道枢</span><span style="box-sizing: border-box;">纽工程建设与周边城市土地开发割裂的</span><span style="box-sizing: border-box;">二元设计，应向枢纽站体与“城市用地”</span><span style="box-sizing: border-box;">无缝衔接的“整合设计”转变；枢纽片</span><span style="box-sizing: border-box;">区由交通消费空间与散点状城市生产、</span><span style="box-sizing: border-box;">消费空间的组合，向“流动的生产空间</span><span style="box-sizing: border-box;">和消费空间”转变。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">就空间生产理论内涵而言，城市更<span style="box-sizing: border-box;">新是空间生产的具体形式之一，从狭义</span><span style="box-sizing: border-box;">上看，二者内涵具有一致性。按照列斐</span><span style="box-sizing: border-box;">伏尔的空间生产理论，随着生产力与生</span><span style="box-sizing: border-box;">产模式的转变，城市不断从一个阶段转</span><span style="box-sizing: border-box;">型到另一个阶段，城市空间形态作为因</span><span style="box-sizing: border-box;">变量，也不断地改变，形成城市更新的</span><span style="box-sizing: border-box;">持续性背景。而供需关系的平衡推进、</span><span style="box-sizing: border-box;">升级，就需要清晰的城市更新策略和规</span><span style="box-sizing: border-box;">划编制流程。</span></p></section></section></section></section><section style="margin: 0.5em 0px;text-align: center;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="0.3692308" data-w="65" src="http://mmbiz.qpic.cn/mmbiz_gif/ibWCnRAEsMdMqxtHuIGiansGjGuJYHs6VeicJ09g5J3ecO56JIk4iaYzV53MzsLaOgkicNrAtLbCsTSk3iazibEo9gSiaQ/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="box-sizing: border-box;"><section style="width: 9px;height: 9px;float: left;border-top: 2px solid rgb(33, 71, 215);border-left: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="width: 9px;height: 9px;float: right;border-top: 2px solid rgb(33, 71, 215);border-right: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="clear: both;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section><section style="margin: -5px 0px;padding: 0px 4px;box-sizing: border-box;"><section style="border-width: 1px;border-style: solid;border-color: rgb(33, 71, 215);padding: 10px;background-color: rgb(33, 71, 215);box-sizing: border-box;"><section style="font-size: 18px;color: rgb(255, 255, 255);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;">四</strong></p><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;"></strong><strong style="box-sizing: border-box;">深圳市大运轨道枢纽片区更新</strong><strong style="box-sizing: border-box;">策略</strong></p></section></section></section><section style="width: 9px;height: 9px;float: left;border-bottom: 2px solid rgb(33, 71, 215);border-left: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="width: 9px;height: 9px;float: right;border-bottom: 2px solid rgb(33, 71, 215);border-right: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="clear: both;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section></section></section><section style="display: block;box-sizing: border-box;" powered-by="gulangu"><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;"><section style="border-width: 1px;border-style: dashed;border-color: black;padding: 3px;box-sizing: border-box;"><section style="border-color: rgb(33, 71, 215);border-width: 1px;border-style: solid;padding: 10px;box-sizing: border-box;"><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 2px;display: inline-block;background-color: rgb(156, 94, 21);box-sizing: border-box;"><section style="padding: 0px 8px;margin-right: 5px;display: inline-block;background-color: rgb(33, 71, 215);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（一）</p></section><section style="padding: 0px 5px;display: inline-block;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">权利主体利益统筹</p></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">(1)土地权属的划分及更新路径选择。</p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">对于现状大运枢纽片区“已出让已<span style="box-sizing: border-box;">建、旧村用地”“已出让未建用地”“未</span><span style="box-sizing: border-box;">落地非农建设用地”三种类型的项目土</span><span style="box-sizing: border-box;">地权属，选择不同的更新路径，保证权</span><span style="box-sizing: border-box;">利主体利益统筹。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">对于“已出让未建用地”中涉及的<span style="box-sizing: border-box;">闲置地，规划采取调整已批未建用地用</span><span style="box-sizing: border-box;">途，满足远期片区发展需求的方式。具</span><span style="box-sizing: border-box;">体的解决路径有三种，包括土地置换、</span><span style="box-sizing: border-box;">货币补偿和企业出资收购。具体依据《深</span><span style="box-sizing: border-box;">圳市人民政府印发关于征地安置补偿和</span><span style="box-sizing: border-box;">土地置换若干规定( 试行)》，采取土地</span><span style="box-sizing: border-box;">置换的方式给予补偿(土地置换是指因收</span><span style="box-sizing: border-box;">回已出让的国有土地使用权给予土地权</span><span style="box-sizing: border-box;">利人的用地置换)。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">对于“已出让已建、旧村用地”涉<span style="box-sizing: border-box;">及的拆除重建类城市更新项目，可采取</span><span style="box-sizing: border-box;">城市更新单元划定的方式，保障片区的</span><span style="box-sizing: border-box;">道路系统完善、公共设施建设得以落实。</span><span style="box-sizing: border-box;">规划根据各权利主体现状用地面积大小、</span><span style="box-sizing: border-box;">权利主体联合申报的可操作性，划定荷</span><span style="box-sizing: border-box;">坳旧村城市更新单元(包括荷坳旧村、</span><span style="box-sizing: border-box;">久泰实业、荷坳幼儿园等) 和企业联合</span><span style="box-sizing: border-box;">申报城市更新单元(包括金升厂、金通</span><span style="box-sizing: border-box;">实业、大秦电器三个主体)。更新单元的</span><span style="box-sizing: border-box;">划定，使法定图则在荷坳旧村规划的一</span><span style="box-sizing: border-box;">所九年一贯制中学和一所普通高中得到</span><span style="box-sizing: border-box;">落实(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 data-ratio="0.5648148" data-w="1080" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mgjXe14IiawLSvI7ibQEhzeLXpsOp37hgx7vic8Odw3icnzuz3hU5Rsskuj8Hr4kO9P877ibn9xGzibIEsw/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png"  /></section></section><section style="font-size: 14px;box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">图1 法定图则和更新统筹土地权属对比</p></section><section 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="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">(2) 建设指标的腾挪置换。</p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">对于“已出让未建用地”中一般<span style="box-sizing: border-box;">的已批未建用地和非农建设用地，应统</span><span style="box-sizing: border-box;">筹协调政府公共利益与权利主体利益，</span><span style="box-sizing: border-box;">达到多方共赢。规划依据深圳市《关于</span><span style="box-sizing: border-box;">规范已出让未建用地土地用途变更和容</span><span style="box-sizing: border-box;">积率调整的处置办法( 第二次征求意见</span><span style="box-sizing: border-box;">稿)》，对大运枢纽站半径500m范围内</span><span style="box-sizing: border-box;">的两块用地调整用地性质、提高容积率。</span><span style="box-sizing: border-box;">将原C+R2(商业服务业和居住混合用地)</span><span style="box-sizing: border-box;">调整为C1(商业用地)，保障轨道枢纽周</span><span style="box-sizing: border-box;">边土地开发的公共开放性和公共交通的</span><span style="box-sizing: border-box;">布局完善。同时，将其中一块用地的容</span><span style="box-sizing: border-box;">积率由6.0 上调至9.5，另一块用地的容</span><span style="box-sizing: border-box;">积率由6.0 上调至9.0，用地超出部分与</span><span style="box-sizing: border-box;">开发商协商将建筑面积移交政府。保障</span><span style="box-sizing: border-box;">权利主体的实际利益，给予其空间再生</span><span style="box-sizing: border-box;">产的动力(图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 data-ratio="0.5777778" data-w="1080" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mgjXe14IiawLSvI7ibQEhzeLXuLvuP4rFna4Iu7icGnSibpxcrdgQAKLMwsfGQPWgwQ2VzaaV3Zj4oGhQ/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png"  /></section></section><section style="font-size: 14px;box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">图2 已批规划土地利用图与本次规划土地利用图对比</p></section><section 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="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">对于“未落地非农建设用地”，规<span style="box-sizing: border-box;">划依托更新单元，将非农建设用地指标</span><span style="box-sizing: border-box;">转移到企业联合申报城市更新单元中落</span><span style="box-sizing: border-box;">实，解决历史遗留问题。</span></p></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 2px;display: inline-block;background-color: rgb(156, 94, 21);box-sizing: border-box;"><section style="padding: 0px 8px;margin-right: 5px;display: inline-block;background-color: rgb(33, 71, 215);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（二）</p></section><section style="padding: 0px 5px;display: inline-block;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">站城空间更新统筹</p></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">(1) 站城一体的空间组织。</p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">站城一体的开发以大运枢纽站为核<span style="box-sizing: border-box;">心，依据“预先规划、高密度开发、生</span><span style="box-sizing: border-box;">态客厅、可达性、步行友好”五个原则</span><span style="box-sizing: border-box;">规划建设。规划重点在大运枢纽站轨道</span><span style="box-sizing: border-box;">33号线站厅与轨道3号线、14号线、16</span><span style="box-sizing: border-box;">号线之间的地块设置集散城市人流和交</span><span style="box-sizing: border-box;">通人流的转换空间城市核。城市核是地</span><span style="box-sizing: border-box;">下、地面、地上一体的三维转换空间，</span><span style="box-sizing: border-box;">周边布局公共交通接驳场站和商业办公</span><span style="box-sizing: border-box;">功能。依托城市核，向周边圈层式形成</span><span style="box-sizing: border-box;">容积率梯度下降的城市开发强度，保证</span><span style="box-sizing: border-box;">大运枢纽站500m内商业办公用地比例</span><span style="box-sizing: border-box;">超过50%及拥有一定比例的公共设施用</span><span style="box-sizing: border-box;">地，以激发城市公共活动空间的活力和</span><span style="box-sizing: border-box;">实现社会价值的最大化，促进大运枢纽</span><span style="box-sizing: border-box;">片区可持续发展(图3)。</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 data-ratio="0.7161836" data-w="828" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mgjXe14IiawLSvI7ibQEhzeLXUufub39MqOysV8qpUYdJaib1QjK4qf7ziakgqb5v8yt1sm9HOPvRibUMw/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png"  /></section></section><section style="font-size: 14px;box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">图3 大运轨道枢纽“站城一体”开发的城市核空间结构</p></section><section 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="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">(2) 公共配套设施的捆绑落实。</p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在教育设施方面，规划通过更新单<span style="box-sizing: border-box;">元“移交用地”的落实，保障了荷坳片</span><span style="box-sizing: border-box;">区的一所72 班九年一贯制中学(荷坳学</span><span style="box-sizing: border-box;">校) 和一所36班普通中学(荷坳高中)</span><span style="box-sizing: border-box;">能够满足片区人口学位需求。在道路用</span><span style="box-sizing: border-box;">地系统方面，规划通过各种更新路径，</span><span style="box-sizing: border-box;">腾挪置换用地，规整道路用地和完善道</span><span style="box-sizing: border-box;">路系统。例如，规划拉通了荷坳旧村、</span><span style="box-sizing: border-box;">新村与城市干道(龙岗大道和红棉路)的</span><span style="box-sizing: border-box;">直接道路联系；形成了大运枢纽站核心</span><span style="box-sizing: border-box;">区的方格网道路系统；打通了大运软件</span><span style="box-sizing: border-box;">小镇现状对外封闭的工业区断头路，形</span><span style="box-sizing: border-box;">成了对外连接龙岗大道、龙飞大道和黄</span><span style="box-sizing: border-box;">阁路城市干道的方格路网系统。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">(3) 公共交通和步行友好的社会效益<span style="box-sizing: border-box;">最大化。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在公共交通组织方面，大运枢纽站<span style="box-sizing: border-box;">体负一层地下空间向周边拓展，由大运</span><span style="box-sizing: border-box;">枢纽站向西延伸至大运中心场馆，向北</span><span style="box-sizing: border-box;">延伸至商业综合体，向东与大运软件小</span><span style="box-sizing: border-box;">镇规划公共建筑相连，解决了红棉路、</span><span style="box-sizing: border-box;">龙岗大道、黄阁南路等城市干道对步行</span><span style="box-sizing: border-box;">空间的切割问题(图4)。二层连廊系统</span><span style="box-sizing: border-box;">由大运枢纽站向东连至龙岗河活力带沿</span><span style="box-sizing: border-box;">岸，西连至与国际大学园相通的云轨站，</span><span style="box-sizing: border-box;">北延伸至商业综合体，在地上层面延续</span><span style="box-sizing: border-box;">了自然生态廊道和既有商业公共空间，</span><span style="box-sizing: border-box;">使大运枢纽站的公共交通和步行友好的</span><span style="box-sizing: border-box;">社会效益最大化(图5)。</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 data-ratio="0.7263923" data-w="826" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mgjXe14IiawLSvI7ibQEhzeLX9fTiaGO7mzibRuYqmaPrHYfGvsS8pbZoGpsRMFlhhDuWcp2Wj8bdertg/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png"  /></section></section><section style="font-size: 14px;box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">图4 大运轨道枢纽“站城一体”开发的地下空间</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="0.4731481" data-w="1080" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mgjXe14IiawLSvI7ibQEhzeLXBbwYwg7DDPw3bfBkO6ZgVWgmCEA03bDXU0qBXMdvibJ8fZKPCkfWdXw/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png"  /></section></section><section style="font-size: 14px;box-sizing: border-box;" powered-by="gulangu"><p style="white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">图5 大运轨道枢纽站城一体开发的二层连廊系统</p></section><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;" powered-by="gulangu"><section style="padding: 2px;display: inline-block;background-color: rgb(156, 94, 21);box-sizing: border-box;"><section style="padding: 0px 8px;margin-right: 5px;display: inline-block;background-color: rgb(33, 71, 215);color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">（三）</p></section><section style="padding: 0px 5px;display: inline-block;color: rgb(255, 255, 255);box-sizing: border-box;"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">政府预先介入及全程导控</p></section></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在实施机制上，规划强调政府的全<span style="box-sizing: border-box;">周期参与，遵循“预先统筹规划、全过</span><span style="box-sizing: border-box;">程跟踪”原则，实施“强导控型”更新</span><span style="box-sizing: border-box;">统筹(表1)。</span></p></section><section style="font-size: 14px;line-height: 1.6;box-sizing: border-box;" powered-by="gulangu"><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><br style="box-sizing: border-box;"  /></p><p style="margin: 0px;padding: 0px;box-sizing: border-box;">表1 大运轨道枢纽片区更新统筹规划工作路径</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="0.55" data-w="1080" src="http://mmbiz.qpic.cn/mmbiz_png/j8bTq15u0mgjXe14IiawLSvI7ibQEhzeLXnNPUaCRrRa6Dnfb1VJlIEol2I20Phd6zEJIQ9ia2fuQZL132l2EC3vA/640?wx_fmt=png" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="png"  /></section></section><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">深圳市大运轨道枢纽片区更新统筹<span style="box-sizing: border-box;">规划包括4个阶段。第一阶段：规划管</span><span style="box-sizing: border-box;">理部门委托规划团队在整体城市设计的</span><span style="box-sizing: border-box;">框架下，提出可行的利益统筹方案，从</span><span style="box-sizing: border-box;">根本上解决困扰规划落实的土地权属、</span><span style="box-sizing: border-box;">利益平衡问题。该阶段是政府部门根据</span><span style="box-sizing: border-box;">开发主体的更新规划申报诉求、进行统</span><span style="box-sizing: border-box;">筹考虑的阶段。第二阶段：由法定图则</span><span style="box-sizing: border-box;">修编部门将城市设计语言中对于项目实</span><span style="box-sizing: border-box;">施具有核心指导控制意义的部分，转化</span><span style="box-sizing: border-box;">为新一轮的法定图则，确定大运轨道枢</span><span style="box-sizing: border-box;">纽片区更新统筹规划的法定强制性内容。</span><span style="box-sizing: border-box;">形成管控手段，以保证整体城市设计中</span><span style="box-sizing: border-box;">保障公共利益的规划能够落实在每个开</span><span style="box-sizing: border-box;">发主体的实施项目中。第三阶段：城市</span><span style="box-sizing: border-box;">设计团队在现行大运轨道枢纽片区范围</span><span style="box-sizing: border-box;">法定图则的基础上，依据大运轨道枢纽</span><span style="box-sizing: border-box;">片区空间导控的特点，确定片区的用地</span><span style="box-sizing: border-box;">性质、道路网密度和线型线位，塔楼位置、</span><span style="box-sizing: border-box;">建筑高度，重要的地下空间出入口位置、</span><span style="box-sizing: border-box;">地下空间的开发范围，以及二层连廊的</span><span style="box-sizing: border-box;">范围及重要连接方向、节点等，并编制</span><span style="box-sizing: border-box;">大运枢纽片区的城市设计导则。其中，</span><span style="box-sizing: border-box;">公共设施配建的导控性内容，在该阶段</span><span style="box-sizing: border-box;">需要着重在空间规划上加以体现。第四</span><span style="box-sizing: border-box;">阶段：在法定图则和城市设计导则的指</span><span style="box-sizing: border-box;">导下，由详细蓝图城市设计团队根据开</span><span style="box-sizing: border-box;">发主体的具体诉求、周边项目的开展情</span><span style="box-sizing: border-box;">况及建设时序的要求，对道路交通、空间、</span><span style="box-sizing: border-box;">建筑、景观和市政设施等进行详细的设</span><span style="box-sizing: border-box;">计。该阶段是开发主体与政府部门进行</span><span style="box-sizing: border-box;">紧密讨论、协调实施，设计方案密集调</span><span style="box-sizing: border-box;">整的阶段。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">综上可知，在本次规划中，政府从<span style="box-sizing: border-box;">滞后、被动的审批、监督角色，转换为</span><span style="box-sizing: border-box;">预先介入、过程式导控的领航员角色。</span><span style="box-sizing: border-box;">全面地参与城市运营，保障了公共利益</span><span style="box-sizing: border-box;">项目实际操作的可行性。同时，在利益</span><span style="box-sizing: border-box;">统筹阶段和详细蓝图阶段，主管部门与</span><span style="box-sizing: border-box;">开发主体进行紧密的对话，利用总设计</span><span style="box-sizing: border-box;">师制度，服务跟踪项目实施，保证“一</span><span style="box-sizing: border-box;">张蓝图绘到底”。</span></p></section></section></section></section></section><section style="margin: 0.5em 0px;text-align: center;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="0.3692308" data-w="65" src="http://mmbiz.qpic.cn/mmbiz_gif/ibWCnRAEsMdMqxtHuIGiansGjGuJYHs6VeicJ09g5J3ecO56JIk4iaYzV53MzsLaOgkicNrAtLbCsTSk3iazibEo9gSiaQ/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="box-sizing: border-box;"><section style="width: 9px;height: 9px;float: left;border-top: 2px solid rgb(33, 71, 215);border-left: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="width: 9px;height: 9px;float: right;border-top: 2px solid rgb(33, 71, 215);border-right: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="clear: both;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section><section style="margin: -5px 0px;padding: 0px 4px;box-sizing: border-box;"><section style="border-width: 1px;border-style: solid;border-color: rgb(33, 71, 215);padding: 10px;background-color: rgb(33, 71, 215);box-sizing: border-box;"><section style="font-size: 18px;color: rgb(255, 255, 255);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;">五</strong></p><p style="clear: none;margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;"></strong><strong style="box-sizing: border-box;">启示：保障“集体消费品”的</strong><strong style="box-sizing: border-box;">有序供应</strong></p></section></section></section><section style="width: 9px;height: 9px;float: left;border-bottom: 2px solid rgb(33, 71, 215);border-left: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="width: 9px;height: 9px;float: right;border-bottom: 2px solid rgb(33, 71, 215);border-right: 2px solid rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="clear: both;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section></section></section><section style="display: block;box-sizing: border-box;" powered-by="gulangu"><section style="margin-top: 10px;margin-bottom: 10px;box-sizing: border-box;"><section style="border-width: 1px;border-style: dashed;border-color: black;padding: 3px;box-sizing: border-box;"><section style="border-color: rgb(33, 71, 215);border-width: 1px;border-style: solid;padding: 10px;box-sizing: border-box;"><section style="box-sizing: border-box;" powered-by="gulangu"><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在以知识密集型产业为主导的现代<span style="box-sizing: border-box;">化生产中，“集体消费”发挥着至关重</span><span style="box-sizing: border-box;">要的作用，直接影响到城市劳动力素质</span><span style="box-sizing: border-box;">的提升及整个城市区域竞争力的保持。</span><span style="box-sizing: border-box;">存量规划下轨道枢纽片区的“集体消费</span><span style="box-sizing: border-box;">品”供应，通过更新统筹路径“贡献公</span><span style="box-sizing: border-box;">共利益用地”的方式，落实公共设施的</span><span style="box-sizing: border-box;">配建，通过城市设计实施导则，对地下</span><span style="box-sizing: border-box;">空间、二层连廊系统及公私物业的衔接</span><span style="box-sizing: border-box;">段、垂直交通转换空间、立体公共空间</span><span style="box-sizing: border-box;">的建设进行导控。同时，政府还以降低</span><span style="box-sizing: border-box;">出让收入的方式将土地开发权与周边特</span><span style="box-sizing: border-box;">定类型的公共品，通过责任捆绑一并“出</span><span style="box-sizing: border-box;">售”给开发商，间接提供城市公共品。</span><span style="box-sizing: border-box;">可以说，地方政府在城市经营中充当着</span><span style="box-sizing: border-box;">“公共产品代理人”的角色。</span></p><p style="text-indent: 2em;white-space: normal;margin: 0px;padding: 0px;box-sizing: border-box;">在土地权属复杂的情况下，各权利<span style="box-sizing: border-box;">主体的利益统筹是推动项目实施的关键，</span><span style="box-sizing: border-box;">而单一主体申报的门槛过高且弊端明显，</span><span style="box-sizing: border-box;">不利于城市的可持续发展，所以政府的</span><span style="box-sizing: border-box;">“预先介入和全程导控”是促成城市轨</span><span style="box-sizing: border-box;">道枢纽地区大规模统筹城市更新的先决</span><span style="box-sizing: border-box;">条件。</span></p></section></section></section></section></section><section style="margin: 0.5em 0px;text-align: center;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="0.3692308" data-w="65" src="http://mmbiz.qpic.cn/mmbiz_gif/ibWCnRAEsMdMqxtHuIGiansGjGuJYHs6VeicJ09g5J3ecO56JIk4iaYzV53MzsLaOgkicNrAtLbCsTSk3iazibEo9gSiaQ/640?wx_fmt=gif" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="gif"  /></section></section><section style="margin: 10px 0% 20px;text-align: center;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;vertical-align: top;padding: 15px;border-width: 1px;border-radius: 5px;border-style: solid;border-color: rgb(160, 160, 160);width: 90%;box-sizing: border-box;"><section style="font-size: 15px;color: rgb(110, 110, 110);box-sizing: border-box;" powered-by="gulangu"><p style="margin: 0px;padding: 0px;box-sizing: border-box;">来源：2020年07期<span style="letter-spacing: 0px;line-height: 1.6;box-sizing: border-box;">《规划师》</span><span style="letter-spacing: 0px;line-height: 1.6;box-sizing: border-box;">杂志</span></p></section><section style="margin: 0.5em 0px;box-sizing: border-box;" powered-by="gulangu"><section style="border-top: 1px dashed rgb(132, 81, 21);box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section></section><section style="font-size: 15px;color: rgb(110, 110, 110);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：王青<br style="box-sizing: border-box;"  /></p><p style="margin: 0px;padding: 0px;box-sizing: border-box;">终审：杨一虹</p></section></section></section><section 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(33, 71, 215);box-sizing: border-box;"><section 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》2020年07期</strong></p><p style="margin: 0px;padding: 0px;box-sizing: border-box;"><strong style="box-sizing: border-box;">《</strong>深圳市大运轨道枢纽片区城市更新困境与策略<strong style="letter-spacing: 0px;box-sizing: border-box;">》</strong></p></section></section></section><section style="height: 5px;margin-bottom: 5px;background-color: rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="height: 5px;margin-bottom: 5px;background-color: rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="height: 5px;margin-bottom: 5px;background-color: rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="height: 5px;margin-bottom: 5px;background-color: rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="height: 5px;margin-bottom: 5px;background-color: rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section><section style="height: 5px;margin-bottom: 5px;background-color: rgb(33, 71, 215);box-sizing: border-box;line-height: 0;"><br  /></section></section><section style="margin: 0.5em 0px;text-align: center;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="0.3692308" data-w="65" src="http://mmbiz.qpic.cn/mmbiz_gif/ibWCnRAEsMdMqxtHuIGiansGjGuJYHs6VeicJ09g5J3ecO56JIk4iaYzV53MzsLaOgkicNrAtLbCsTSk3iazibEo9gSiaQ/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;box-sizing: border-box;" powered-by="gulangu"><section style="display: inline-block;vertical-align: bottom;width: 100%;transform: rotate(0.1deg);-webkit-transform: rotate(0.1deg);-moz-transform: rotate(0.1deg);-o-transform: rotate(0.1deg);box-sizing: border-box;"><section style="width: 0px;float: left;border-left: 0.8em solid rgb(33, 71, 215);border-top: 0.8em solid rgb(33, 71, 215);border-right: 0.8em solid transparent !important;border-bottom: 0.8em solid transparent !important;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section><section style="width: 0px;float: right;border-top: 0.8em solid rgb(33, 71, 215);border-right: 0.8em solid rgb(33, 71, 215);border-left: 0.8em solid transparent !important;border-bottom: 0.8em solid transparent !important;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section></section><section style="margin: -1.6em 0px;border-width: 3px;border-style: solid;border-color: rgb(33, 71, 215);padding: 10px 15px;box-sizing: border-box;"><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="1.2962963" data-w="1080" src="http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0mjSwkhLkJTBiaH4JD00InUqT6SKaD3LN8QNnuo47KsMwyU2jSYY44hib3D9uly3t4KfLDZZngL9xTWg/640?wx_fmt=jpeg" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="jpeg"  /></section></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="0.8654867" data-w="565" src="http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0miaXDVNEcsBAB0R2CceQZRImuYxhtQOeOty1hFywzSAgYyGqzYdlFDY6apjiakibF8OtyDj1Qquzrjgw/640?wx_fmt=jpeg" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="jpeg"  /></section></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="0.8518519" data-w="837" src="http://mmbiz.qpic.cn/mmbiz_jpg/j8bTq15u0mj5UIUiaCYnr2Hk0StZjGgfyH7uDH8UGiaWhyiamicFUVxw1AgugSCcxdWsyQzWqrI0hiaHEKEM5yicOUVQ/640?wx_fmt=jpeg" style="vertical-align: middle;max-width: 100%;box-sizing: border-box;" data-type="jpeg"  /></section></section></section><section style="display: inline-block;vertical-align: bottom;width: 100%;box-sizing: border-box;"><section style="width: 0px;float: left;border-left: 0.8em solid rgb(33, 71, 215);border-bottom: 0.8em solid rgb(33, 71, 215);border-top: 0.8em solid transparent !important;border-right: 0.8em solid transparent !important;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section><section style="width: 0px;float: right;border-right: 0.8em solid rgb(33, 71, 215);border-bottom: 0.8em solid rgb(33, 71, 215);border-top: 0.8em solid transparent !important;border-left: 0.8em solid transparent !important;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section></section><section style="clear: both;box-sizing: border-box;line-height: 0;"><section style="line-height: 0;width: 0px;"><svg viewbox="0 0 1 1" style="vertical-align:top;"></svg></section></section></section></section>
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