【摘要】：從某種意義上來講,城市規(guī)劃是一個(gè)多元主體的綜合博弈過程,而這個(gè)過程在城市住區(qū)這個(gè)微觀層面上表現(xiàn)的尤其明顯。一般來說,住區(qū)開發(fā)主要是政府、開發(fā)商以及公眾利益綜合博弈的結(jié)果。在這個(gè)過程中,城市規(guī)劃,無論是規(guī)劃理論還是規(guī)劃實(shí)踐,在絕大多數(shù)情況下都是站在政府與公眾的角度上去分析問題。然而實(shí)際上,城市住區(qū)的開發(fā)與建設(shè)是在開發(fā)商追逐利益的情況下推動(dòng)的。從這個(gè)角度來看,研究開發(fā)商角度的商品住區(qū)規(guī)劃,在對規(guī)劃師能更好地引導(dǎo)住區(qū)開發(fā),增加理想住區(qū)的可實(shí)施性等方面均具有重要意義,而這也是本次的研究出發(fā)點(diǎn)。本文的研究建立在住區(qū)開發(fā)已經(jīng)滿足了住區(qū)社會(huì)效益及基本功能需求的基礎(chǔ)上,單純的考慮規(guī)劃設(shè)計(jì)對經(jīng)濟(jì)效益的影響。研究首先從規(guī)劃設(shè)計(jì)如何參與商品住區(qū)開發(fā)入手,分析了在商品住區(qū)開發(fā)過程中,規(guī)劃設(shè)計(jì)在開發(fā)前期階段的主導(dǎo)地位以及其對整個(gè)項(xiàng)目經(jīng)濟(jì)效益的影響力。然后,從經(jīng)濟(jì)分析的成本與收益兩個(gè)核心角度出發(fā),分別分析了住區(qū)規(guī)劃中主要影響開發(fā)成本的因素以及主要影響開發(fā)收益的因素。分析發(fā)現(xiàn)住區(qū)規(guī)劃對開發(fā)項(xiàng)目經(jīng)濟(jì)效益的影響主要可以從兩個(gè)方面進(jìn)行分析,分別是住宅建筑類型的選擇以及住區(qū)總體平面的布局。最后結(jié)合廣州市的在售商品住區(qū)項(xiàng)目的案例,分別從住宅建筑類型的選擇以及住區(qū)總體平面的布局兩個(gè)方面分析規(guī)劃設(shè)計(jì)對商品住區(qū)銷售價(jià)格的影響規(guī)律,并根據(jù)影響的規(guī)律提出對應(yīng)的能夠優(yōu)化住區(qū)經(jīng)濟(jì)效益的住區(qū)規(guī)劃策略。論文一共分為六個(gè)章節(jié)。第一章從房地產(chǎn)市場趨于理性以及規(guī)劃對商品住區(qū)開發(fā)經(jīng)濟(jì)效益影響的不重視為背景引出思考,提出了研究的對象、研究的目的與意義以及研究的方法,并對國內(nèi)外的相關(guān)研究進(jìn)行理論綜述。第二章闡述商品住區(qū)開發(fā)的內(nèi)容與開發(fā)過程,分析了規(guī)劃設(shè)計(jì)在這個(gè)過程中的地位以及其對項(xiàng)目開發(fā)經(jīng)濟(jì)效益的影響程度。第三章與第四章分別從成本與收益兩個(gè)方向分析了商品住區(qū)規(guī)劃設(shè)計(jì)中對住區(qū)開發(fā)經(jīng)濟(jì)效益產(chǎn)生影響的主要因素,并提出這種影響作用主要在于住宅建筑類型的選擇以及住區(qū)總體平面的布局兩個(gè)方面。第五章是本研究的核心,主要結(jié)合廣州市在售的商品住區(qū)項(xiàng)目案例從規(guī)劃設(shè)計(jì)中的住宅建筑類型的選擇以及住區(qū)總體平面的布局兩個(gè)方面分析規(guī)劃設(shè)計(jì)對銷售價(jià)格的影響,并進(jìn)行一系列的定量數(shù)據(jù)化分析與定性描述性分析。分析總結(jié)得住區(qū)規(guī)劃對住宅銷售價(jià)格的影響規(guī)律。并根據(jù)以上的分析在第六章提出了一系列相對應(yīng)的規(guī)劃設(shè)計(jì)策略。
[Abstract]:In a sense, urban planning is a multi-agent comprehensive game process, and this process is especially obvious on the micro level of urban settlements. Generally speaking, residential development is mainly the result of the comprehensive game of government, developer and public interest. In this process, urban planning, whether it is planning theory or planning practice, in most cases is from the point of view of the government and the public to analyze the problem. In fact, however, the development and construction of urban settlements is driven by the pursuit of interests by developers. From this point of view, the study of commercial settlement planning from the perspective of developers is of great significance to planners in guiding the development of residential areas and increasing the implementability of ideal settlements, and this is the starting point of this study. The research of this paper is based on the fact that the development of residential area has already satisfied the social benefit and basic functional demand of residential area, and only considers the influence of planning and design on economic benefit. Starting with how planning and design participate in the development of commercial settlements, the paper analyzes the dominant position of planning and design in the early stage of development and its influence on the economic benefits of the whole project. Then, from the point of view of the cost and benefit of economic analysis, this paper analyzes the main factors that affect the development cost and the main factors that affect the development income respectively. It is found that the influence of residential area planning on the economic benefit of the development project can be analyzed from two aspects, namely, the choice of residential building type and the layout of the overall plan of residential area. Finally, combining with the case of the commercial residential area project in Guangzhou, this paper analyzes the influence of the planning and design on the selling price of the commercial residential area from the two aspects of the choice of the residential building type and the layout of the overall residential area. According to the law of influence, the corresponding settlement planning strategy which can optimize the economic benefits of residential area is put forward. The thesis is divided into six chapters. The first chapter draws some thoughts from the background that the real estate market tends to be rational and the impact of planning on the economic benefits of commercial settlements development is ignored, and puts forward the research object, the purpose and significance of the research and the research methods. And the domestic and foreign related studies are reviewed. The second chapter describes the content and development process of commercial residential development, analyzes the status of planning and design in this process and its impact on the economic benefits of project development. The third and fourth chapters analyze the main factors that affect the economic benefit of residential development in the planning and design of commercial settlements from the aspects of cost and income, respectively. This influence mainly lies in the choice of residential building type and the overall layout of residential area. The fifth chapter is the core of this study, which mainly analyzes the impact of planning and design on sales price from two aspects: the choice of residential building type in planning and design and the overall layout of residential area. And a series of quantitative data analysis and qualitative descriptive analysis. The influence of residential area planning on residential sales price is analyzed and summarized. According to the above analysis, a series of corresponding planning and design strategies are put forward in Chapter 6.
【學(xué)位授予單位】：華南理工大學(xué)
【學(xué)位級別】：碩士
【學(xué)位授予年份】：2015
【分類號】：TU984.12

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