There are many shops and underground squares in the subway station. Is this the prototype of a dungeon? In the future, if the ground environment is bad and uninhabitable,

Study on the Complexity of Cities —— Taking Urban Complex as an Example

The overall scale of urban development is huge, and the investment is huge. However, many specialties involve more profound and demanding urban complexes, so their development models are essentially different from general real estate development, and it is necessary to effectively integrate urban resources, commercial resources and professional resources to achieve development benefits and social impact. Urban complex is a huge project.

The tailor-made planning research center of Baifuqin Investment Consulting Co., Ltd. The research on cities all over the world, especially in China in recent years, can be summarized into three urban complex development models from the perspective of investment and operation according to the different locations, urban characteristics and complexity of historical stages of different cities:

(1), "independent" development mode

This model in the early industrial age, the primitive accumulation of capitalism produced huge wealth, and large consortia or governments have taken complex municipal construction to show their strength. The most typical example is the Rockefeller Center in new york, which was jointly built by the Rockefeller Foundation and the Bali Defense Zone in France and founded by the French government. This development model is characterized by a single investor (mainly consortium or government) and cooperative institutions (mainly construction contractors and design companies).

(2) Joint venture-public financial support model

This model is generally developed by a series of joint ventures or cooperative developers, including the transformation of the commercial center of the old city. The single development force is relatively weak, so the government's preferential policies, public financial subsidies, interest-free loans and other policies are all aimed at the revival of the old city. This model is the development of urban complex in 1970s and 1980s. Such as Hibiya Ikebukuro Sunrise Commercial Street and Shinjuku Xikou Museum in the business district. This model is characterized by the partnership between the public sector and the private sector, each benefiting from its own advantages. The cooperative unit is small and functional, but not professional enough. BR/>；

(3) the development mode of "cooperative chain"

The requirements are getting higher and higher, and the development of modern cities is complicated at the municipal level. It is a combination of urban functions and a typical architectural form in which real estate does not form a comprehensive urban complex. It emphasizes the all-round development of urban planning, architecture, municipal facilities and transportation, and organically combines urban environment and architectural space to a greater extent to form a continuous and coordinated space.

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Figure 3- 17

Comprehensive urban planning, design, positioning, development, service and management can be achieved by an ordinary development experience. For developers, it is a challenge to have their own funds and financing channels, and to have a good relationship with banks, land planning, large-scale projects under various conditions, even including architectural concepts. Therefore, the development of domestic municipal complexes needs a "cooperative chain" development model, which is a development model that adapts to the future development of urban complexes.

For example, Beijing, China's Central Plaza, First International's Dongguan and Shenzhen Port all adopt this development mode, and its working mode is the progress of a huge project operation subdivision stage, and then the content of each stage is carried out by a professional company, and the rights and interests of all parties are clearly defined in the contract. It must be implemented by individuals. From the point of view, the company should be excellent. It can be said that this can minimize the risk of the whole project, decentralize it and maximize the development profit, operating profit and brand profit. Although this mode of cooperation has gone through a long initial negotiation, it fully embodies the collective wisdom in the battle. Once determined, the interests and risks of all cooperative companies are tied together, which eliminates the obstacles to implementation. This mode is shown in the following figure: 3- 18.

Due to the large scale of urban complex development and huge investment, project financing arrangement is very important. In the process of project development, once the capital chain of a certain link goes wrong, the consequences may be disastrous. Therefore, project financing arrangements will begin to develop. At present, China's real estate financing channels are single and multi-bank loans, but the maturity of the capital market will be gradually improved in various financing channels, including real estate investment trusts, overseas listing and real estate mortgage bonds, and the bottleneck of municipal complex development funds will be solved. Many large foreign real estate investment funds have begun to tentatively enter China real estate. For example, Morgan Stanley, ING and AIG can learn from real estate funds in their complex municipal development, and the successful experience of developing cities is an important part that developers must consider.

At the same time, most urban complexes transform the old city center, CBD major construction projects, and the social impact that the municipal government attaches great importance to is incomparable. How to interact with the government in project development can not be separated from the successful interaction and cooperation between Dongguan International and the local government, which is a problem worthy of attention.

In short, the development model of "cooperative chain" involves not only the close cooperation between related companies, but also the relationship with the government and funds. The development mode of "cooperative chain" is the most suitable, because the management level involved in such products is relatively thin, and it must be related to municipal projects with complex quality, management and operation modes, which is often uncontrollable. Some companies take the lead in adopting this "cooperative chain" for development, which is undoubtedly a bold attempt. This mode may become a complex municipal project in the future and develop a new operation mode.

1 4. 1 Montreal underground shopping mall (Montreal underground city, 1962 till now)

Editor's note:

Montreal, a French-speaking city in Canada, is called North America, said in Paris. Winter in Canada is long and cold, but the world business climate has an impact on this metropolis. Since the early 1960s, Montreal has been the largest and most unique underground shopping center in the world. It is not only a citizen of Montreal, but also the main activity of Canada's most important tourist attractions.

Many big cities in the world have underground shopping malls, but only Montreal's underground shopping malls are completely built in the center of the underground city. ,

In the early stage of underground shopping mall construction, some legal disputes forced the government to take some remedial measures.

The huge underground shopping mall has brought great success to Montreal, but it has also brought irreparable losses and problems. By addition? Compared with other big cities, it is just the opposite. In Montreal, the property on the ground has depreciated: as people's main activities have moved underground, the popularity on the ground has dropped sharply and the business atmosphere has been depressed. Since 1964, the retail commercial buildings built on the ground in Montreal have hardly been found in the underground since the 1960s.

People in underground shopping malls also bring other underground activities that can't be solved: living on the ground, people are used to recognizing the skyline of the direction or almost completely losing their sense of direction! Buildings; Once this monster reaches the ground, tourists and local residents have no sense of direction. In the face of dozens of kilometers of complicated underground tunnels, almost the same stations, shopping malls and storefronts, and even the life of local residents in Montreal for decades, it is difficult to accurately determine the basic points, and it is uncertain about the distance from his departure point or the distance from his destination. Although the two-year underground facade construction has successfully created new things, even if a huge direction sign is produced on the ground or at the zenith, it is far from being recognized by the skyline or tall buildings. The citizens of Montreal said that they were Moore mice living underground. The government has tried various methods to solve this problem. In recent years, it tries to distinguish different areas by high-tech means such as photoelectricity, color and smell. You can also consider the advantages of "Montreal is built on a hillside, a window, and the external space of underground buildings determines the direction of the skyline (most underground buildings several meters deep are still very high, underground buildings at sea level, and some buildings on the surface).

Everything, once a huge underground building is formed, changes the natural habits of human beings, which requires manufacturers to fully consider the harmony between man and nature and basic human rights habits in the early stage of construction.

Figure 4-1 Montreal

4. 1. 1 Introduction to Montreal Underground Shopping Mall

Underground shopping malls are connected with underground shopping malls built in the city through an extensive underground pedestrian network.

But the initial idea was that it was very simple, and there was no long-term planning and design at all. In the late 1950s, subway stations and office buildings on urban main roads were connected with subway stations on the ground, so the two developers had to chat with each other. The easiest way to repair the buildings on both sides of the main road is to repair the footbridge. The municipal authorities who planned the report resolutely refused because they opposed any urban skyline that was not conducive to urban development and construction. As a last resort, the two buildings are connected by underground passage, but the construction cost is obviously much higher than that of the ground floor. Developers expect to build the branch in the underground passage and rent the construction cost of the upper cover, thus creating the embryonic form of underground shopping malls-underground shops.

Will you have an idea after 1962? 1967 The underground city mall was completed and held in Montreal to welcome the World Expo.

There are two commercial streets on the ground and underground in this area, and there are comprehensive cities, schools, parks, exhibition halls, hotels and shopping malls below. Pay attention to the combination of old and new culture and urban process, and emphasize the old and new two cultures and two construction methods. One building, while maintaining the original culture, another new building, such as the exhibition hall, museum and university art of time, combines new culture and new ideas, perfectly combining the original culture and new ideas of the underground city.

4. 1.2 development ideas, looking for

Underground shopping malls hope to realize the development of underground space in CBD, which is a win-win situation for cities and developers. Injection of underground tunnels to connect buildings, maintenance, monitoring and liability guarantee, rather than the Montreal government's way to reward developers for establishing Montreal, occupying public areas, occupying road permits, not including the proportion in the construction area, and signing development agreements, including long-term leasing.

& lt/4. 1.3 key data indicators

The length of the road system is about 25 miles (about 40 kilometers);

Visit more than 500 thousand people every day;

1 1700 shops, department stores, restaurants, theaters, cinemas, including about 40 theaters, cinemas and other leisure places;

4. 1.4 Mary Town Plaza (Mary Plaza Hotel)

How much does Mary Town Square cover? 3 hectares, the layout of the main city? Montreal, the commercial center of Montreal. In addition, it is the first underground shopping mall with large-scale conjoined buildings.

Figure 4-2

Mary City Square is "+"shaped in plane, with a length of183m. The glass fiber reinforced plastic tower is the tallest and largest super high-rise building in Canada, with a construction area of 4 1. Many company offices use it. What is the total construction area? Each floor is 3534 square meters. Using the cross-shaped building plane, the exterior of the building looks straight and symmetrical, but it also makes the office space on each floor full of natural light.

There is a spacious square under the "Cross" tower-"Mary City Plaza", with 15 floor office building near the driveway in the west and underground business center in the north. The ground of the pedestrian plaza is paved with colorful decorative stones, and it enters the underground courtyard four times, and is connected with the underground business center through stairs extending in all directions.

The fourth floor of the square is the lowest floor of the subway station, and the indoor parking lots on the second and third floors have 900 parking spaces and technical equipment floors. The top floor is the business center. The lower part of the underground network consisting of pedestrian walkways, commercial centers and other sporadic storage groups in Mary City Plaza. Underground pedestrian network, Fortune Square near Mary City Square, Victoria Square and the bus stop in Central are connected as a whole.

Since the opening of 1964 Mary Square, 80% of the office buildings have been connected with shopping centers (including 1600 stores), 200 restaurants, 45 bank branches, 34 cinemas and 35% with underground shopping malls in two large exhibition halls in Montreal. It is worth mentioning that in order to let many people enter the underground shopping mall several meters deep, we should pay attention to stagger the escalators on all floors of the shopping mall as much as possible to increase the stay time of pedestrians on all floors.

Figure 4-3 Underground Shopping Mall

The subway in Montreal is divided into four different areas, and it is the busiest and most prosperous metropolitan ring network in McGill/Mary Square (McGill/Mary Hotel in Exterior). Mary Square is closely integrated with other areas of the city to form a three-dimensional systematic city. Today, according to the statistics of four regions, nearly 5 billion people travel through the underground subway system every day. They link to 654.38+0.7 million square meters of office space, 3,800-room hotels and more than 654.38+0.4 million three halls.

Figure 4-4

Figure 4-5 Underground Shopping Mall Connected to Subway Figure 4-6

/& gt； 2。 4.2 London Shipyard Reconstruction Project (London Shipyard, 198 1- 1998)

-Area is a super-large-scale regional reconstruction project.

Editor's note:

1981July as of1998 March, what is the recent 17 area of London Docklands Development Co., LDDC? The 22-square-kilometer old harbour area is a large-scale urban reconstruction project. Over the past ten years, the face of the whole region has undergone earth-shaking changes, which not only attracted the attention of all countries in the world, but also attracted the attention of more British academic circles.

London Docklands Development Company Limited, which is a semi-official developer of municipal complex. On 1980, the government promulgated the Law on Land Planning by Local Governments and established a government-led development company. The company has completed most of the projects from 1994 to 10, which marks the completion of individual projects and the phased withdrawal from the area. 65438+1March 3, 19981day, the Royal Wharf Project was fully completed, the wharf area after the transformation of LDDC was cancelled, and the company was dissolved.

The development of London's docklands went through hardships, but it was very successful in the end. Like any new regional development project, the early London docklands also faced shortages, backward capital and transportation infrastructure, lack of popularity and many other problems in the region. As a leading enterprise, London Wharf Development Co., Ltd. is the initial project of regional operation, analysis and grasp, that is, the core issue of improving the commercial value of the development zone first. In the early stage, the concentration advantage of development funds is very limited. The project company added land value-added tax to this core, and the limited funds were invested in the main transportation infrastructure, laying a solid foundation for the ongoing projects near AA.

Figure 4.2- 14. 2. 1 Panorama and historical overview of the new wharf area

The Rodrigues Island Pier, located on the east side of London Road, was established in 1802. In the following 120 years, industrial centers and employment centers in the docklands were all over London.

In the heyday of the development of London's docklands in the past 30 years, more than 30,000 workers were employed together and more than 654.38+10,000 employees were engaged in business together.

From 196 1 to 197 1, due to the decline of British manufacturing and transportation, more than 500,000 people in Greater London are unemployed, which directly affects the high dependence of these industries on ports and transportation. At the same time, great changes have taken place in the import and export transportation industry. Container transportation is rapidly becoming the dominant mode of transportation. The loading and unloading places will also be moved out of the shallow water wharf and London wharf area, the old docks of thousands of dockers will be gradually closed, and employees in related industries will also lose 20 jobs. 198 1, the last old wharf in the wharf area, the Royal Wharf, also officially came to an end. about

The bustling commercial and industrial centers have faded out of business. In 198 1, the whole area? Within the above 20 square kilometers, there are only 1, 0 14 large enterprises and small enterprises, of which 70% are engaged in the food, beverage and tobacco products industries, and only 15.6% continue to engage in the original financial professional services. The number of people from 198 1 to 1983 is 2 18 1, and they are unemployed after the dock.

London Docklands? 22 square kilometers are divided into different areas, and most of the land in the historic pier area is public land. The land status map of the wharf area shows four colors in different jurisdictions, and shows that the land is abandoned in 198 1 and areas with painted surfaces.

Figure 4.2-2 shows the land and water conditions in the dock area: 198 1.

Fig. 4.2-3 The water level gauge of the old wharf and the ship controlling the cargo are shown in fig. 4.2 198 1 -4. coastal

4.2.2 Problems faced

In a short time, the dock area experienced the Great Depression from 1978 to 19 for five years. 1983, 65,438+02,000 jobs disappeared. The local residents are mainly blue-collar workers, who have never received new skills training for many years and have been unable to adapt to the development of society.

The land owned by the wharf area belongs to local public organizations, which have neither the will nor the capital to rebuild the area, and are privately owned, with only a small part of the land. The market sensitivity of public institutions is very low, and the attitude of exclusion is to provide land.

There are abandoned dangerous buildings everywhere in the dock area, and the cost performance of redevelopment is very high, which increases the uncertainty and greatly reduces the attraction to investors. Therefore, the region urgently needs to inject external factors to improve the confidence of developers.

Most of the local infrastructure in this area is extremely poor and can't meet the basic requirements of development. The traffic connection between London and Dokland, or even the very backward connection with the outside world, will not only increase the operating costs of enterprises, but also greatly reduce the return on investment.

The local market itself cannot change the environment, but it cannot provide the necessary infrastructure. It is difficult to become an attractive place to completely change its declining external image? Living and doing business.

There are also some private investors who have built houses in this area for many years. Because the local government has been developing and planning this area for many years, there is hardly any valuable data and information at hand. Residential developers are fully aware that there is no information in this regard, and the rate of return on investment in developing new residential buildings may increase the investment risk of developers.

There are many unfavorable factors, and it is impossible to get out of the vicious circle of the development of the dock area.

solution

The decline of the docklands will not only affect London's image as an international metropolis and international financial status, but also cause serious social problems, and the conservative local government has failed to solve the problem of accelerating development, even though the economic recession has become a long-term insoluble situation.

1980, in order to solve this long-standing problem, especially the development of this area, the London government enacted the Local Government Planning and Land Law, which laid a legal foundation for future development. & ltBR/ 198 1 year, when the docklands described by Lord heseltine, the environment minister and deputy prime minister of the British government, were forgotten. Lord heseltine added fuel to the flames in the crowd and took the lead in promoting the redevelopment of the whole docklands in accordance with the regulations of the London Docklands Development Company Limited (LDDC) established by the government? ? The 22-square-kilometer 136 project will completely change the economic recession in this area since the 1960s.

Figure 4.2-5 Former British Deputy Prime Minister Lord heseltine

Before this, the local government has made a lot of efforts to change backward areas, but it feels inadequate? The progress of strength is very slow. In this case, establishing LDDC project company is the only correct choice. The new project is a company wholly owned by the government, with the residential, industrial and commercial properties sold as the land development income of rolling development. To this end, the project company sets clear development goals and gives the following rights:

If large-scale land projects develop public institutions, LDDC has the right to purchase or forcibly acquire the necessary land according to the contract. In order to cooperate with the realization of this right, other LDDC make new contracts, and the other party has the right to implement the pension plan in advance.

In the hands of the original district government, the specific scheme of LDDC audit is still the district Committee and government (right). The transfer of this right is because the inefficient district committees, district governments and planning departments have too many restrictions and outdated planning, which can not meet the requirements of the new development form.

Project company's rights, public infrastructure construction, old infrastructure transformation.

Ensure the direct communication channel of central government resources.

There are two sources of funds, one is the input of the central government and other funds obtained through land sales.

Although the central government's LDDC has so much power, the administrative functions of power, the allocation of public housing, the education and manpower bureau and the management of medical care are still in local governments and related institutions. LDDC can help establish various fund supervision and promote local governments to improve their work in this regard.

4. 2. 4 198 1 year basic overview

Abandoned land and buildings

60% of the land and water in the whole region are barren, and many industrial properties will not be used. It's not temporary. The average property price is only 25 pounds per square meter, and its commercial rent is the lowest in London, less than 5 pounds per square meter. Similar rents in nearby London and the west are 1 1 to 12 pounds per square meter.

1。 Abandoned, vacant, improperly used and unused land and waters

The total hectares of water surface in the whole dock area account for the total proportion of vacant buildings.

877 163 hectares: 59.7% 1040 hectares 193.

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Traffic in wharf area

Improving traffic conditions will drive the development of the dock area and the company, and the first task is to invest the most in a work. However, according to 1980 "Land Planning Law of Local Government", the development of traffic is not regarded as a key indicator of the company's development. The traffic conditions are poor, and the winding Thames area is divided into blocks as a whole, but there is no decent bridge connecting the roads in this area. The two main railway lines can't go directly to the city center, so passengers change to the subway to reach the center of London or other places. The whole area is not another part of a major railway station. The public transport system is very old, and vehicles and lines are extremely scarce. There is only one important bicycle lane in the whole area.

Figure 4.2 -6 Queen of England in 1987

Opening of regional environmental protection light rail and ribbon cutting

Figure 4.2-7 Urban Road

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Then, as can be seen from the photos in Figure 4.2-8, the river bank near the Thames has been severely damaged in harsh environment, and more than half of the historical buildings on both sides (1 10) are under emergency repair.

Fig. 4.2-8 1985 Wharf Rebuilding Low-lying Land

The living and working environment and population migration also reflect the local economic depression. In 197 1, the permanent population of the project area is 48,352, and in 198 1, it has decreased to 39,429, and the population has decreased 18.5% in ten years. The number of public housing accounts for 95% of the housing in this area, 83% of the people in this area live in public housing provided by the government, and 20% of the whole public housing is in very poor condition, even the average mortality rate in areas unsuitable for human habitation is higher than 9.2%. In Britain, people claim that medical assistance is 20% and 30% higher, and hospitalization is needed. Schools, medical centers and other public facilities are outdated and lack post-secondary education and sports facilities. From the late 1970s to the early 1980s, there were few new private houses in this area, and the overall image of this area made some investors flinch.

Reconstruction of wharf area

London Docklands Development Co., Ltd. (LDDC) started from 198 1 and was carried out in three stages, lasting 17. An almost abandoned old city of 22 square kilometers, London has been transformed into a new financial, commercial and business district, becoming a new milestone and the most dynamic area in London. Here are some highlights of the company's main courses: