What problems must be considered in the planning and operation of logistics parks?

What problems must be considered in the planning and operation of logistics parks?

According to the data released by China Federation of Logistics and Purchasing and China Logistics Society, there were 754 logistics parks in China in 20 15. However, according to China's administrative divisions, there are 287 cities above prefecture level, 2 100 counties at county level and 852 municipal districts, totaling 3,239.

Local governments are planning to build more than one but several logistics parks with great fanfare, and regard logistics as a leading industry and a new economic growth point to promote urban economic development.

According to incomplete statistics, there are tens of thousands of industrial parks led by governments at all levels in China. Therefore, it is conservatively estimated that the number of various logistics parks in China should be in the thousands!

There are many kinds of logistics parks in China, and there is no uniform standard. What is common sense in the industry? According to the objects supported by the logistics park, the logistics park is divided into four types: freight service, production service, business service and comprehensive service. . However, in actual construction and operation, it often evolves into various specific formats.

For example, according to the scale and function of logistics parks, logistics parks in a broad sense can be divided into three categories: logistics parks (generally led by the government in a narrow sense, with an area ranging from several thousand acres to dozens of square kilometers), logistics bases (generally covering several hundred acres to attract other logistics enterprises to settle in), and logistics centers (generally covering tens of thousands of square meters, mainly occupied by large logistics enterprises).

With the continuous influence of well-known real estate control policies, real estate developers began to intervene in logistics park projects, and the development models of logistics parks also showed diversification, including government-led, large-scale logistics enterprises for their own use, logistics real estate development and so on. Moreover, the business model of the logistics park has changed from warehouse rental to value-added services, which puts forward higher requirements for the later operation of the logistics park!

Therefore, in the specific planning, construction and operation of the logistics park, we should focus on the following seven aspects.

1. Deeply grasp the macro-economic development environment, the industrial structure of the city where the project is located and the needs of market customers.

When choosing a logistics park project, the first thing to consider is not the government policy, nor the strength of the investors, but whether the market demand supports the project development.

There are three main points in the macro grasp of the logistics park project:

(1) macroeconomic environment analysis.

Generally speaking, macroeconomic environment analysis should be grasped from three levels and two main lines. There are three levels: national, provincial (regional) and local. The two main lines are the overall economy and the logistics industry, including the present situation, characteristics, problems and trends.

(2) Analysis of industrial structure of local cities.

The first is to understand the composition of leading industries in local cities and the distribution of key enterprises supporting leading industries. Second, the development of local logistics industry, including development status, future planning and related preferential policies.

(3) Market demand analysis.

Is local logistics demand origin logistics? If yes, which enterprises are the main ones? What are the main products? Or land sales logistics? If yes, what are the main demand enterprises? What do you need? Or transit logistics? If yes, do the relevant local facilities and passages meet the needs of logistics transit?

2. Carry out solid market research and analyze possible competitors and related enterprises around the project.

After investigating the macro market demand, it is necessary to conduct field research on the market competition around the project and seek alternative differentiation strategies.

Field visits to logistics park projects are generally carried out in three aspects:

(1) Major industrial (industrial) parks around.

That is to analyze and study the situation of various industrial (industrial) parks within a certain radius where the project is located, including their development goals, functional layout, future planning, settled enterprises, preferential policies, etc. These parks may provide market demand for the project, or they may compete with the project.

(2) Surrounding logistics parks and their enterprises.

Including all kinds of commercial markets and freight markets that have been built, operated and planned, as well as the main enterprises and farmers in these markets. In-depth interviews with key markets and enterprises, comparative analysis of advantages and disadvantages, thus forming a field market research report for project decision.

(3) the needs of potential customers.

Understand the main manufacturing, commercial and third-party logistics enterprises in the project area. Investigate the logistics needs of these enterprises and understand the possibility of them entering the project. For those potential target customers, one by one? Carpet? Investigate and accumulate customers for the later stage of the project.

3. The geographical location and traffic conditions of the project location are the objective basis for the strategic positioning of the project.

Urban location and traffic are closely related and interactive logistics elements. To a large extent, location flow is objective and difficult to change. Therefore, we should pay enough attention to it.

(1) Location advantage.

Analyze the natural conditions of the city where the project is located. Including the nature of the city (is it an industrial city, a commercial city or a tourist city? ), the current economic aggregate and development trend, population size, etc.

Understand the position and role of the city where the project is located in the regional economy and regional transportation. Is the core hub? Or auxiliary subordination? Microscopically, it is necessary to know the neighbors around the project in detail. That is, the control planning of the area where the project is located and what project planning is adjacent to it.

(2) Traffic advantages.

According to the preliminary positioning of the project and the actual situation around the project. Such as: highways, that is, highways, national highways, provincial highways and other roads near the project site.

The distance between the railway, especially the railway freight station and the main types of bulk materials transported by the railway at present. Port, understand the local port containers, bulk cargo, special terminals, etc. , bonded supervision. At the airport, goods with high added value will generally pay attention to airport freight. (If we build an airport logistics park, we will focus on the analysis. )

In the analysis of traffic advantages, it is generally based on a certain mode of transportation. If the highway port mainly considers highway conditions, it will also consider the possibility of multimodal transport.

4. Specific strategic positioning and planning and design of the project

The strategic positioning of the logistics park project is the key to the success of the project. At present, many logistics park projects have not achieved the expected results, mainly ignoring the strategic positioning in the early stage. As a result, they are inherently inadequate and cannot meet the needs of customers.

Grasp the strategic positioning of the logistics park project, mainly in the following three aspects:

(1) Basic strategic positioning.

That is, the basic positioning of the project is determined according to market demand, location traffic and superior resources controlled by investment enterprises. Is it a business logistics park or a freight logistics park? If it is a freight logistics park, will it be a simple highway port, or a combined transport of public rail, railway and sea, and so on? Specifically, it is to target the market. Strategic positioning includes market positioning (where the market segments are located), customer orientation (where the specific enterprises are located), product positioning (how the architectural form of the park is), brand positioning (how the market image is) and so on.

(2) Determination of the main functions and spatial layout of the partition.

Main functions of the project. That is, what are the main functions of the project, such as office, transaction, warehousing, distribution, information, supporting services and so on. The main economic and technical indicators of each functional area and their relationship.

For example, how big each functional area is and how many enterprises are planned to settle in the future. What is the average office area, storage area and parking demand of each enterprise? Spatial layout of functional areas and their relationships. We should not only consider the appearance of the project construction, but also consider the business interaction and efficiency optimization of each functional area.

(3) Specific planning and design.

Including architectural form (exterior and interior), road planning (separation of people and vehicles), landscape greening and so on. Moreover, the specific planning and design should not only consider the needs of rental and sales operations, but also take care of the technical needs of logistics operations.

5. Determine the project development and profit model before construction.

As we all know, logistics park is a project with large investment and long cycle. The traditional logistics park relies on the rental income of the park. Modern logistics park needs to provide value-added services for enterprises to become a fourth-party logistics service platform. Therefore, only by determining the business model of the park project can the benign development of the park construction and operation be formed.

(1) Land planning.

Logistics park land generally belongs to logistics land. Due to the needs of supporting services (the state stipulates that logistics land should be compared with industrial land), some market (commercial) land can be applied according to the actual situation. The land price is specifically negotiated and agreed with the local government. We also have to go through the process of bidding, auction and hanging. In terms of planning conditions, it is appropriate to keep the supporting part at 20-30%.

(2) Development principle.

It is precisely because the logistics park project covers a large area and has a long construction period that it takes some time to attract investment and cultivate it. Therefore, it is suggested that the development principles of logistics park projects are: unified planning, phased development; Rolling development, block management.

(3) business model.

There are three specific business models of logistics park, one is all-owned and all-leased, the other is all-sold, and the third is the combination of rental and sales. Because of the large investment in the logistics park, the pressure to hold all the lease funds is relatively high. If all of them are sold, it is difficult to integrate and manage the enterprises (households). Therefore, it is the best choice to adopt the mode of combining renting and selling.

(4) The income structure of the later operation of the project.

In addition to housing rent (including property fees), there are business integration income (new business demand generated by settled enterprises), information service income (provided for settled enterprises and affiliated enterprises) and other income.

6. Doing well the post-operation management service of the project is the guarantee to determine the success of the project.

The success of the logistics park project is based on market research, strategic positioning and operation management services. What is the purpose of doing a good job in the post-operation management service of logistics parks? 1+ 1? That is to build a system? Park public service system, build a platform? Logistics information service platform.

(1) Park public service system.

Include five aspects:

First, professional property management services. Just like the property management of residential quarters, it provides basic services such as security, cleaning and engineering maintenance for settled enterprises and customers.

The second is comprehensive administrative services. Including unified industrial and commercial registration, tax registration, bank account opening agent, unified invoicing and administrative licensing (administrative examination and approval of logistics business). Strive to introduce the corresponding industry and commerce, taxation, banking institutions and government industry management departments to settle in the park.

The third is enterprise management services. Because most enterprises in the logistics park are small and medium-sized enterprises, the park should have specialized institutions and personnel to provide them with human resources, financial accounting, legal contracts and other services. You can also recommend long-term cooperation between social institutions.

The fourth is business integration services. Provide business information and auxiliary business services (such as distribution, loading and unloading, etc.). ) For the resident enterprises, let the resident enterprises focus on the core business growth.

Fifth, logistics financial services, including loans, guarantees, insurance, financial leasing and warehouse receipt pledge. This is what many logistics enterprises want to do but it is difficult to do.

(2) Logistics information service platform.

Including two aspects, one is the external public information service, and the other is the business management information system within the park. The unified development and construction of business management information system in the park can not only meet the e-commerce needs of the business management of the settled enterprises, but also reduce the overall investment and expenses in this respect.

7. Obtain relevant government support policies.

The logistics industry has been listed in the national top ten industrial revitalization plan, and the logistics park, as a key project, can get policy support and financial support from governments at all levels.

(1) National industrial policy orientation and financial support.

Logistics park projects in the local government (Development and Reform Commission) for the project procedures, to strive for provincial key projects. From this, apply to the relevant state departments for support policies.

(2) Specific policies of the local government.

Land policy: sign an agreement to determine the land price before listing.

Charging policy: in the process of project development and construction, the two-level administrative fees in urban areas will be reduced or exempted.

Tax policy: No matter during the construction period or the operation period, the tax paid by the park project can at least be retained by the prefecture (city) level? Exempted for two years and halved for three years? . In particular, it should be reminded that enterprises that have settled in should enjoy the same preferential tax policies. This is very important for attracting investment and attracting enterprises in the future!

Other policies: such as the government's handling of project procedures, standardized management of the industry (the government issued documents to require relevant enterprises to settle in, which is convenient for attracting investment) and actual financial support.

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