Shenzhen metropolitan area planning, Shenzhen metropolitan area development planning?

In the last ten years, Shenzhen became the place with the largest inflow of industry and population, and the Shenzhen metropolitan area landed! From the macro and meso levels, it is proved that the urbanization of industry and population in Shenzhen is no longer a concept but a fact, and the planning of metropolitan area actually lags behind the promotion of the market.

From the microscopic point of view, the behavior of enterprises is the root of all this.

So in the past two years, we visited three enterprises in different industries in the representative industrial park in Linshen District (Zhigu, JD.COM) (in fact, we also investigated three enterprises that moved to Fenggang last year, a total of six). In the past few years, they have bought thousands of square meters of factories and office buildings in Fenggang, and plan to move all or part of them this year and in the next few years.

Listening to the ideas of these enterprises can be extended to other areas in Linshen. I think it is very representative.

0 1 Three deep enterprises choose to move to Fenggang. The first company is a beautiful clothing brand company with a history of 25 years.

Headquartered in Shenzhen, the main body of listing in the future will be Zhejiang, and Shenzhen and Dongguan will become the main branches in the future.

Beautiful World's business model in the domestic market is direct sales, and it is also involved in new marketing such as webcasting, Didi taxi, and WeChat business.

In the past few years, Beautiful World has leased about 7,000 square meters of state-owned office buildings in Shenzhen.

In the past, the company chose to buy a 3,000 square meter office building in Zhigu, JD.COM, Fenggang, and set up an e-commerce and R&D center. In the future, the new marketing department and e-commerce team will be located in Zhigu, JD.COM.

Beautiful world exhibition space The transfer logic of beautiful world is as follows. 1) The industrial development plan of Shenzhen has changed.

At present, the positioning of Shenzhen has gradually changed into finance and high technology, and the clothing industry has no obvious competitive advantage and policy support.

2) Fenggang relocation is based on location factors.

The company is currently working in Buji, which is closer to Feng's post than Pingshan.

Workers basically buy houses in Longhua, Longgang, and it is most suitable to go to Fenggang.

3) Consider the planning of Shenzhen metropolitan area.

The company estimates that moving to Dongguan will have a certain impact on employee mobility and job fairs, but it believes that this problem will be better solved with the advancement of Shenzhen metropolitan rail.

4) In the long run, the allocation of fixed assets is very important.

First of all, considering the cost, the company is currently a leasing point in Shenzhen, but hopes to have its own fixed assets. Although this is "conducive to providing a continuous and stable business environment for the team", the cost of buying a house in Shenzhen is too high, so I chose to buy a property in Fenggang City.

Secondly, from the perspective of economic accounting, the office building that the company bought in Fenggang is equivalent to the rent of Shenzhen office 15 years, which means that you can own your own property after 15 years, which is more conducive to the promotion of corporate brand and image.

If the company is in trouble in the future, the asset can also be financed.

5) resource support of 5)JD.COM

JD.COM Zhigu was chosen because of the strong logistics endorsement of JD.COM Group, hoping to contribute to the enterprise with the help of JD.COM. COM's online traffic support and logistics system cooperation.

The second company is Xinsai Scientific Research Linggongkong, which was established in Shenzhen, 200 1. Is an emerging IT high-tech enterprise. After 2009, the integration of production, research and marketing began to promote the brand Yanling Industrial Control.

In the past three years, the company has developed rapidly, with annual sales increasing. The output reaches 5000 to 10000 industrial computers per month, with annual sales of hundreds of millions.

Xinsecco is located in a village in Shiyan, Baoan, Shenzhen, with 80-90 employees, with a leased area of more than 4,000 square meters and a rent of about 30 yuan/square meter.

However, the operating environment is harsh, rents are rising year after year, and the utilization rate of factories is as low as 60-70%.

(Xinsaike Research Institute Gong Ling Industrial Control Factory) Xinsaike is located on the second floor of Zhigu, JD.COM, with a factory building of more than 3,000 square meters and staff quarters and office buildings of more than 4,000 square meters.

The company also bought half an office building in Longhua Dalang and worked as an office in Shenzhen.

According to the new plan, part of the company's R&D and sales will stay in Shenzhen, while other areas and sales of R&D, as well as all production, will be transferred to Dongguan.

The relocation logic of the new section is as follows. 1) corporate image enhancement.

At present, the factory building in Shenzhen is too small, which is inconvenient to enter and exit, and the overall image can't keep up with the development of enterprises.

This is the company's third leap, hoping to become a benchmark with the help of the industrial upgrading of JD.COM, a big ship.

2) For regional traffic.

Fenggang and Shenzhen are highly interconnected, and it is convenient to commute from Gaobo to Fenggang within 40 minutes.

3) The product is cost-effective.

Dongzhi Valley has a large scale, perfect overall planning and high site utilization rate, basically reaching 80-90%.

4) brand influence and authorization of 4)JD.COM

Backed by the big platform of JD.COM, it can give strength and be more reliable.

JD.COM Zhigu hopes to help enterprises solve practical problems in e-commerce. Including JD.COM University, to help enterprises set up online stores and provide assistance in policies, taxes and subsidies (such as house rental and sales).

The third company is Fast Retailing Company. This is a well-known international freight forwarding company in Shenzhen, and its business is developing continuously. At present, we are involved in logistics, supply chain finance and commerce, deeply cultivating the imported food and wine industries, and building a "one-stop operator for the whole industry chain of imported food and wine". There are about 150 employees, with annual sales of 400-500 million.

The real estate office headquartered in Futian, Shenzhen, rented a warehouse of more than 2,000 square meters in Fuyong, Baoan, and the rent is rising every year.

(Xunhang Chen Xing's current office) At the beginning of 2020, the company purchased a 1200 square meter workshop as a grain warehouse in the first phase of Zhigu, JD.COM, Fenggang. JD.COM Phase II will continue to consider purchasing factories and expanding warehouse area.

The logic of Xunhang Star's relocation is as follows: 1) Cost consideration and long-term development of the company.

The company's office cost in Shenzhen is very high, and Dongguan is chosen mainly to reduce the cost and stabilize the company's long-term business.

If it develops smoothly in Fenggang, the whole company will consider moving to Fenggang.

2) Fenggang is located near Shenzhen.

Fenggang was chosen because the distance from Futian office to Baoan warehouse is farther than Fenggang.

3) Intelligent construction of storage system.

The company hopes to build a modern system-wide intelligent storage space in Zhigu, JD.COM.

It would be better to have the support of Jingdong intelligent supply chain, intelligent warehousing system and intelligent logistics system.

On the basis of the above survey, combined with last year's survey, we can extract the relocation of some enterprises.

1) High-cost demolition and industrial transfer in Shenzhen.

I've been talking about this for so many years. Compared with office buildings, what really brings pressure to Shenzhen enterprises is on-site rent.

In many villages, the growth of factory rents exceeds the growth of corporate profits.

In this way, enterprises can get less and less income by staying in Shenzhen, and moving to Dongguan will bring short-term losses, but the reduction of comprehensive costs can quickly make up for these losses.

2) The enterprise has used the metropolitan area for judgment.

The educational teacher noticed that these enterprises all moved to "the area belonging to Dongguan" like Fenggang, but did not move to "the area belonging to Shenzhen" like Pingshan.

This is the same as Huawei going to Songshan Lake, but not to Guangming.

I want to explain its background from this angle. The choice of enterprises is based on the idea of industrial integration and cost-effectiveness. They found that the convenience from Fenggang to Futian and Buji exceeded Pingshan, so they tended to choose Fenggang. Pingshan is "Shenzhen" after all, and its industrial agglomeration is too low to give up.

From this perspective, I think Huawei's choice is very far-sighted.

This shows that enterprises choose a new battlefield, not limited to "small Shenzhen", but focusing on the whole Shenzhen metropolitan area.

Let's just say that many of us are buyers, still trapped in the past thinking and unable to see the general trend clearly.

JD.COM Zhigu District Bitmap 3) Enterprise transfer is based on the company's business development.

In addition to the above macro considerations, there are many practical considerations in the choice of enterprises.

I generally follow the order of stable operation 3354 to enhance corporate image-buying my own assets.

These enterprises are considering the sustainable development of enterprises, not for real estate speculation.

They rented an office in Shenzhen before, so they want to have their own office together.

Generally speaking, after years of development, enterprises can have a lot of savings, and they don't want to rent out landlords, but want to own their own assets.

This is one two. In the past, factories and affairs were mostly in the village, which had a bad image and was not conducive to expansion. Therefore, it is easy to be considered untrustworthy by key customers. Therefore, choosing a higher place is conducive to the promotion of enterprises.

4) The relocation of enterprises has higher requirements for park operators.

Compared with before, these enterprises that moved to Dongguan found that they no longer "entered the village", but tended to choose modern industrial parks with brand influence, industrial real estate operation experience and upstream empowerment.

I think this mainly shows that modern industrial parks can create new values that the original factories cannot provide, and these new values can effectively reduce the operating costs of enterprises and improve their profitability.

For example, these enterprises expressed their expectations for the environment and platform of JD.COM Zhiguyuan. Because the modern park environment provided by the latter can reduce the operating costs of enterprises (such as government resources, legal services, professional training, industry forums and other services), JD.COM Platform Energy can open up product sales for enterprises and greatly reduce the cost of obtaining customers.

All this is impossible in a factory that traditionally only plays the role of "big renter" and is needed by enterprises.

(JD.COM Zhigu effect map) 5) Enterprises have a positive attitude towards the track construction of deep metropolitan area.

This is also very important. As I said before, the great difference between corporate decision-making and individuals is that they tend to be biased towards long-term trends, while short-term fluctuations are not that important.

Typically, from Huawei to Songshan Lake, the road was paved almost 10 years ago.

In the view of these enterprises, they really need to face the difficulty of inconvenient commuting now, but they are relatively optimistic about the future railway connection of Shenzhen metropolitan area. This can effectively reduce the anti-transfer ability of employees and improve the recruitment efficiency.

Two years may be meaningless, but three or five years can be meaningful. For enterprises, this decision needs to be made in advance.

Now that the trend is right, bet in advance, and the rest will wait and be friends of time.

6) Compared with Guan Hui, enterprises prefer Dongguan.

In terms of location selection, these enterprises have been inspected in the metropolitan area, concentrated in the eastern part of Shenzhen, such as Pingshan, Fenggang and Tangxia in Dongguan, compared with Zhong Kai Industrial Park in Huizhou.

However, I finally chose Dongguan, because, like the east of Shenzhen, it is not as far from where I work as Fenggang in Dongguan.

Further east, Zhongkai in Huizhou is too far away, and now this set is not complete.

Tangxia, all in Dongguan, has many village-level scenes, which are not suitable for corporate image.

I think "Shenzhen Metropolitan Planning" will publish sketches of these enterprises within this year, which reflect the similarities and differences of some enterprises at the same development stage in Shenzhen.

Similar enterprises can refer to it.

Looking forward to the next five years, I think the judgment has been confirmed. These enterprises that started early did the right thing, and time was on their side.

Back to the beginning, he said, the survey of these entrepreneurs shows that the planning of metropolitan area lags behind the progress of the facts of metropolitan area.

From the latest urban planning of Shenzhen and Dongguan, we can get a better glimpse of the whole leopard.

Among them, I wrote in my last article that "the future 15 four major plans affecting Shenzhen are coming this year!" But as soon as the voice fell, more plans came out. The most important changes occurred in Shenzhen's Land Spatial Planning in 2035, Shenzhen's 14th Five-Year Plan and Dongguan's 14th Five-Year Plan. First, Shenzhen first proposed the spatial pattern of "Shenzhen Metropolitan Area".

This is the first time in history. In the future 15, Shenzhen will build a spatial pattern of Shenzhen metropolitan area with "one master and three assistants"-one "metropolitan center" in Shenzhen-Guan Hui metropolis and three "sub-metropolitan centers" in Shenzhen-Shantou Cooperation Zone, Shanwei Metropolitan Area and Heyuan Metropolitan Area.

The Twelfth Five-Year Plan of Shenzhen is clear, and the formulation and implementation of the development plan of Shenzhen metropolitan area will be completed this year. This marks that Shenzhen has officially echoed the fact of "metropolitan integration" that has been deeply developed, and has begun to dominate the entire Shenzhen metropolitan area and reached the top-level design.

A particularly important signal is the planning of Shenzhen metropolitan area.

Second, in the actual progress, two paths have been clarified.

The first is to build a "metropolitan area on the track of 1 hour".

In the next 15 years, Shenzhen metropolitan area will improve the "three roads and four railways" Pearl River estuary channel system, actively promote the planning and construction of the intercity network in Shenzhen metropolitan area, and create a "one-hour rail metropolitan area".

Shenzhen Twelfth Five-Year Plan says, "Encrypt the transportation network of metropolitan area and build a 30-minute transportation circle with surrounding cities".

The second is to establish an "integrated development pilot zone".

Lead Shenzhen, * * * create benefits, build a "pilot zone for the integration of production and city development" in Linshen District, and build a world-class advanced manufacturing industrial cluster such as electronic information with global competitiveness.

Third, Dongguan clearly embraces the Shenzhen metropolitan area.

In the Tenth Five-Year Plan, Dongguan first put forward the concept of "Shenzhen leading the construction of Shenzhen metropolitan area".

The clear attitude fully confirms the above three latest plans of Shenzhen. The landing of Shenzhen metropolitan area has reached the stage of "pressing step by step", the top-level design has been basically completed, and the planning is faster than we thought.

In my opinion, the "foot" of "one foot at the door" is the "Shenzhen Metropolitan Development Plan" issued this year. This plan will definitely have a great impact on the deep subdivision.

As a buyer, I think a lot of things may have been postponed from the time this scheme came out to your reaction.

Finally, after the above analysis, the future industrial transfer is finally judged. In the future, the speed and scale of Shenzhen's industry and population transfer to Linshen area will be faster and larger.

The above-mentioned enterprise surveys show that even if there is no track in Shenzhen metropolitan area at present, the industrial and population transfer in Shenzhen is also happening rapidly.

(According to the old article, in the border area of Shenshan, Guan Hui and Anhui, the population of Linshen area reached 6 million, an increase far exceeding that of the main urban area of Guan Hui.

In the future, with the launch of the railway connection plan, exchanges between the three places will be more convenient, enterprises will divert industries and population, with fewer obstacles and more positive intentions.

In addition, I think that between Dongguan and Huizhou, enterprises will choose Dongguan more.

The reason has already been said, the cost in Dongguan is higher than that in Huizhou, but Huizhou and Shenzhen are separated by the east. At present, the eastern part of Shenzhen is obviously weaker than the western part, so Shenzhen will not invest in Huizhou without investing in the eastern part.

In addition, the distance between Huizhou and Shenzhen's employment core areas is too far, and the geographical location of Linshen District in Dongguan is too strong.

Generally speaking, the cost performance of enterprises choosing Dongguan is better than Huizhou.

These, I think, will be seen soon in the next 2-3 years.

Of course, the plan is all on paper, and some people emphasize what will happen before the real landing.

I think this statement is half right.

Many times the plan really needs to be repaired, and the hope is slim.

But once the plan is really implemented, it is the general trend, and the speed of development is really unbearable.

I think the planning and landing of Shenzhen metropolitan area is exactly like this.

I always feel slow, but once I move forward, it will become another scene.

So, now you say you want to push Shenzhen's industry to the forest depth. This is no longer a positive judgment. Because many headache companies have voted with their feet to show their firmness.

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