Deep analysis of the operation mode of logistics park

Deep analysis of the operation mode of logistics park

Introduction: At present, the construction of logistics parks in cities is in full swing, but how to operate after the completion of logistics parks? What roles do the government and enterprises play in it? The following is an in-depth analysis of the operation mode of the logistics park I brought to you, hoping to help you.

In-depth analysis of the operation mode of logistics park 1 analysis of the construction and operation mode of logistics park at home and abroad

1 pattern classification

The existing logistics park construction and operation modes at home and abroad can be roughly divided into three categories: construction and operation integration mode, construction and operation separation mode and construction and operation cross mode.

Integrated mode of construction and operation

It can be divided into "government-government" mode and "enterprise-enterprise" mode. Although these two modes are integrated construction and operation, there are still many differences in practice. The biggest difference between the two is that one is the full responsibility of the government and the other is the full responsibility of the enterprise.

"government-government" model. Generally, parking in this mode is a top-down mode. The government is responsible for the unified planning of the logistics park, and the government's financial investment in the park construction, including infrastructure construction and the operation and management of the logistics park, is organized and implemented by the government. In the development and construction of logistics park, the government is not only the creator of basic conditions, but also the maintainer of operation order, and always plays a key role in the construction of the park.

"Enterprise-enterprise" mode. This model is that the government leases or transfers the land or existing facilities and equipment to enterprises, and then the enterprises develop and construct the logistics park, and then the enterprises manage and organize the logistics park. The development and construction of the logistics park is entirely an enterprise behavior, which can attract investment from all parties, whether it is state-owned, collective, private, listed companies or social individuals. Establish a logistics park development and construction company to be responsible for the development and construction of the logistics park, and be responsible for the operation and management of the logistics park or set up a special logistics park operation enterprise to be responsible for the operation. Although it is an organization initiated by enterprises themselves, most of them need government support in various policies.

Separation mode of construction and operation

Mainly based on the "government and enterprise" model. In this mode, the government is responsible for the planning of the logistics park, and part of the government finance is used for the major infrastructure construction of the logistics park;

The construction and operation management of other supporting facilities in the logistics park are completely completed by the joint-stock company. The government only plays the role of investors in the construction of logistics parks, and does not participate in the operation and management of logistics parks. The daily economic activities and management of the logistics park are completed by enterprises.

Cross mode of construction and operation

There are three modes of government-enterprise cooperation-enterprise, government-enterprise cooperation and government-enterprise cooperation. They * * * have the same feature that the government invests alone or jointly invests with enterprises in an appropriate proportion to build major infrastructure and other supporting facilities in the logistics park, and then the enterprises operate alone or jointly with the government.

Dual-mode comparison

The integrated construction and operation mode is characterized by the same main body of construction and operation, and its own risks are relatively large in the process of construction and operation.

The "government-government" model is characterized by sufficient sources of funds and relevant policy support, but it is easy to cause the government to bear too many risks. If it is run by the government, it will make the park lack market competitiveness. It is generally recommended to adopt it when there is a large demand for regional logistics and obvious regional advantages.

The characteristic of "enterprise-enterprise" mode is that it can form a complete and scientific project management system and mechanism such as project financing, construction, operation and repayment. , especially the hard budget constraints on construction costs. However, compared with the former model, without the strong support of large-scale government investment, it is more difficult for the project legal person to raise huge funds for construction and operation, and the huge precipitation cost brings huge financial pressure and operational risks to the legal person.

The main advantage of the separation of construction and operation mode is that it can standardize the operation of logistics parks, and even if the residents and builders overlap, it will not lead to unfair competition. Disadvantages are that the operation and management of logistics park need enterprises to bear risks alone, the profit distribution in the operation of logistics park is prone to differences, and the logistics park management enterprises are easily interfered by developers.

The cross-construction operation mode relieves the deficiency of the integration mode and the phase separation mode in characteristics to a certain extent, which is a kind of cross and synthesis of the two modes.

The main feature of "government-enterprise cooperation" mode is that it can ensure sufficient sources of funds and relevant policy support in the process of logistics park construction, but the profit distribution in the process of logistics park operation is prone to differences, which can alleviate the interference of the construction subject to the logistics park management enterprises.

The main feature of "government-government-enterprise cooperation" mode is that it can enjoy the relevant policy support of the government, but the government needs to bear the risks in the construction of logistics park alone.

The main feature of "government-enterprise cooperation-government-enterprise cooperation" mode is that it has sufficient sources of funds and relevant policy support, and can bear risks and enjoy benefits in the process of logistics park construction and operation, which meets the needs of market competition.

Three logistics park construction and operation mode case analysis

The construction and operation modes of logistics parks at home and abroad are mostly carried out with reference to the above modes. However, in the specific planning and construction practice, different construction and operation modes should be adopted according to the different characteristics and specific conditions of local governments' functions, nature, basic conditions, financial situation and policy orientation, and whether there are main enterprises to guide development. The following three successful cases, Chengdu Xindu Logistics Center, Suining Jinjia Logistics Park and Chuanhua Logistics Base, are selected for analysis, which has a good reference significance for the construction and operation of many logistics parks.

1 Chengdu Xindu Logistics Center

Xindu is located at the north gate of Chengdu, with a unique geographical position and obvious advantages. This is the best area for developing modern logistics and a natural harbor for developing modern highway logistics.

North of Chengdu Ring Expressway, south of Xindu Xingcheng Avenue. Xindu Logistics Center is an important part of Chengdu's logistics development system and an important node in the national modern logistics network. Based in Chengdu, serving Sichuan, radiating the west and connecting the whole country, it integrates information network, commercial distribution, exhibition trading, goods storage, goods distribution and freight station.

There are five functional areas in the park planning: warehousing and distribution, road freight distribution, business information service area, business area and supporting residential area. Xindu Logistics Center is jointly invested and built by Chengdu Municipal Government, Xindu District Government and enterprises, and adopts the construction and operation mode of "government construction, enterprise singing opera and market operation", that is, the aforementioned "government-enterprise" mode of separating construction from operation. The government is responsible for the construction of the vertical and horizontal backbone network of the logistics center and the middle section of the large-scale double-track road, and complete the facilities such as water, electricity, gas and communication, and then attract investment according to the planning. Xindu Logistics Center Management Committee is responsible for the daily management of the center, and the settled enterprises are responsible for their own infrastructure construction and independent operation.

2 Suining Jinjia Logistics Park

Suining Jinjia Logistics Park is located next to National Highway 3 18. There are six functional areas in the park planning: TOD core area, comprehensive logistics area, ecological residential area, processing and storage area, industrial and logistics development area and comprehensive business zone.

Jinjia Logistics Park is jointly invested and developed by Suining Municipal Government, Chuanshan District Government, enterprises and society, and implements the construction and operation mode of "government guidance, market operation and rolling development", that is, the "government-enterprise cooperation-government-enterprise cooperation" mode in the cross-construction and operation mode.

Jinjia Logistics Center Management Committee is responsible for the construction and operation of the park. The management organization of the park will adopt the modern company system, always adhere to the principle of "separation of government from enterprise and market operation", independently carry out the development and construction, investment attraction and operation management of the park, and put forward the construction principle of "government building, enterprise singing opera, unified planning, step-by-step implementation, perfect supporting facilities and good service".

3 Chengdu Chuanhua Logistics Base

Chengdu Chuanhua Logistics Base-Xindu Logistics Center is located in the northeast of Chengdu and is an important part of the center. Invested and constructed by Zhejiang Chuanhua Group, the group established Chengdu Chuanhua Logistics Base Co., Ltd. to be responsible for the specific operation. It is 9 kilometers away from Chengdu and enjoys the advantages of three-dimensional traffic circle. It is adjacent to Freight Avenue in the east, Pi River in the south, Chengde Dajian Road in the west and Wei Yi Road in the north.

Chengdu Chuanhua Logistics Base has a total planned area of 1 150 mu, a total construction area of 600,000 square meters and a total investment of1500 million. Set information trading, parking, warehousing, distribution, LTL line, logistics business, supporting services and other functions in one, adhering to the consistent business philosophy of "one-stop" service of Chuanhua Logistics. Provide first-class services including "information, transaction, facilities and equipment, radio and television communication, technical support, consulting and education, industry and commerce, finance and taxation, banking, insurance, postal services, logistics and living facilities" for the settled enterprises, and build an information-based, networked, intensive and efficient public operation platform for the settled logistics enterprises.

There are 5,000 static parking vehicles, 8,000 daily mobile vehicles and 500,000 social vehicles. It is planned to build and operate more than 200 LTL express lines, with service networks covering 28 provinces, municipalities and autonomous regions and service outlets covering more than 220 central cities, opening a new era of LTL express industry in the west.

The base has more than 80,000 square meters of information trading building, which can accommodate 1300 third-party logistics enterprises. Through the electronic big screen in the information trading hall, logistics enterprises can release freight information. After the base is fully put into production, the daily information release can reach 12000. By then, as the largest highway freight information supermarket in Southwest China, the logistics enterprises in the base can carry 2 1 10,000 tons of goods every year.

In-depth analysis of the operation mode of logistics park 2 Logistics park refers to the place where various logistics facilities and different types of logistics enterprises are concentrated in space in the area where logistics operations are concentrated, and it is also the gathering point of logistics enterprises with a certain scale and various service functions. It includes eight functions: comprehensive function, intensive function, information transaction function, centralized storage function, distribution and processing function, multimodal transport function, auxiliary service function and parking lot function.

I. Operation of Logistics Park

Generally speaking, the logistics park management committee established by the government and its investment management company are the main business entities. If the park is invested by enterprises alone, enterprises will be the main business entities. In foreign countries, some enterprises are operated by committees established by the same company, and some investors are also operating.

The income sources of the park are mainly land differential income, office rent, market booth rent, warehouse and freight yard rent, facilities and equipment rent, property management fee, information service fee, agency fee and logistics business income.

According to the data of questionnaire survey, warehouse/yard rent and office rent are still the main sources of income of logistics park, ranking the top two; Some parks also rely on land appreciation, tax incentives and state support funds. Fortunately, the income from various value-added services has begun to become an important source of income for the park.

In the park put into operation, about 50% of the income of the settled enterprises is mainly logistics business. Among them, the logistics business of 28.5% enterprises in the park accounts for more than 90% of the total revenue. More and more parks begin to integrate local logistics resources by using their own platform advantages and get involved in logistics business activities. The income of logistics park itself develops from property income to logistics business income and commodity trade income. According to the survey data, 69% of the park's income includes logistics business income, 37% is engaged in commodity trade, and 53% has developed other businesses.

Second, the profit model of logistics park

1, land appreciation

For park owners and operators, they will gain huge benefits from land appreciation. All owners (that is, initial investors) buy land from the government at a low price. After the early infrastructure and equipment construction is completed, the land price will appreciate to a certain extent, and the logistics park will rise sharply after it is officially put into operation. For operators (that is, logistics operators), land appreciation will increase the rental income of their land, warehouses and houses. In Japan, the most successful logistics group in Tokyo, the main profit of its logistics park comes from the increase of land value.

2. Rental income

The owners and operators of the park distribute the rental income according to a certain proportion.

① Warehouse rental fee: the operator rents the large-scale modern storage facilities and equipment built in the park to some third-party logistics providers and production enterprises. Charge them rent, which is one of the main sources of rental income.

② Equipment rental fee: some major transportation facilities and equipment in the park, such as special railway lines and logistics equipment, such as loading and unloading and transportation equipment, are leased to enterprises in the park for use, and the rent is charged.

(3) Rental expenses: mainly including the rental of some office buildings and other houses for various purposes in the park.

(4) Parking fee: With its expanded information function, the logistics park has attracted many transportation enterprises to settle in, and the modern parking lots in the park will also charge a certain parking fee.

⑤ Other management expenses: including other expenses such as property management fees.

3. Labor cost

① Information service fee: This is one of the most important service fees.

② Training service fee: Take advantage of the successful experience of logistics park operation and the advantages of relevant logistics development information to carry out logistics talent training business and collect training fees from it.

(3) Financing agency fee: park operators charge agency fees by introducing investors into the park.

(4) The remaining service fees include technical services, system design and other service fees.

The countermeasures and suggestions of China Federation of Logistics and Purchasing and China Logistics Society for the operation and management units of logistics parks mainly include: first, deepening industrial integration; Second, constantly improve the service function; The third is to accelerate the innovation and development of the park; The fourth is to build an "ecological circle" of logistics services; The fifth is to promote the interconnection of logistics parks.

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