旧城改造模式研究

旧城改造模式研究——基于重庆市江北区旧城改造项目重庆大学硕士学位论文学生姓名：贝贝指导教师：刘贵文教授专业：土木水利施工学科门类：工学重庆大学建设管理与房地产学院二OO九年五月Study on Modes of UrbanRebuilding——Based on the Urban Rebuilding Project of JiangBei in the City ofChongQingA Thesis Submitted to Chongqing Universityin Partial Fulfillment of the Requirement for theDegree of Master of EngineeringByBei BeiSupervised by Prof. Liu GuiwenMajor：Civil EngineeringCollege of construction management and real Estate ofChongqing University, Chongqing, ChinaMay 2009摘要作为人类定居和繁衍生息的地方，城市是人类文明的结晶，是人类寄托梦想和希望之所。

在我们的悉心经营下，城市在不断的成长壮大中，然而城市发展的如此迅速，以至于我们渐渐发现她出现的这样或者那样的问题：生态环境的恶劣，城市热岛、工业化带来的环境问题；城市区别城市的特性在慢慢消失，城市建筑趋于单一，城市风格趋于雷同；城市化使得土地资源变得稀缺，城市原有土地功能不能满足城市未来发展的需求，城市处于不断的扩张中，城市人口不断膨胀。

不断增长的城市人口与不断升级的功能需求，对现代城市的建设与发展提出了许多的要求，旧城改造便顺势而生。

旧城改造既是城市局部更新的过程也是整个城市有计划有步骤地改善其全部物质经济社会环境的过程。

旧城改造历来是城市建设中最复杂、涉及面最广的一项社会工程，是涉及到政府、社会、经济和公众等方方面面的综合性工作，面临着许多矛盾和挑战。

本文基于这一背景，通过对国内外旧城改造经验加以总结，同时分析旧城改造对城市发展的影响，以及目前我国旧城改造存在的问题，再结合相关理论研究问题的解决模式，最后，针对重庆市江北区旧城改造项目进行案例分析。

论文的结构如下：第一章绪论，主要阐述旧城改造出现的背景，以及本文的研究目的、内容及技术路线；第二章文献综述，通过分析国内外旧城改造成败，总结适用于我国的旧城改造经验；第三章名词解释和理论基础，对旧城改造、城市更新进行解释，同时阐述本文研究过程中运用到的理论，主要包括城市发展理论、城市经济、福利经济理论、城市空间组织理论；第四章旧城改造对城市发展的影响，通过分析旧城改造对城市经济和城市环境、历史文化等方面的影响，指出旧城改造必要性；第五章旧城改造的问题及原因分析，通过研究当前我国旧城改造过程中存在的问题及原因，为下一步的模式研究打好坚实的基础；第六章旧城改造模式研究，通过对旧城改造整体运作模式、开发模式、拆迁模式、融资模式、制度建设的研究，旨在针对每一类旧城改造项目提出具有针对性的改造模式；第七章重庆市江北区旧城改造案例分析，结合之前研究，对重庆市江北区旧城改造项目进行案例分析，分析其改造存在的问题，提出适合其使用的旧城改造模式；第八章结论，总结本文的研究成果。

关键词：旧城改造，城市发展，开发模式，拆迁，融资ABSTRACTAs the region of settle and thriving of human, city is the crystal of human civilization, and a place that human support their dream and hope. City has become more and more grandness with human’s management, but the development of city is so rapidly, that we find the problems in hers little by little:deteriorated environment, the problems has been brought by urban heat island and industrialization; the personality of city is being disappeared slowly, that buildings in city become more and more singleness and urban style become similar; for the urbanization, the resource of land has become scarcity, city’ prospective development could not be contented by her original function. City is in distending, and her population is expanding. The construction and development of modern city has been offered so many requirements by ever-growing urban population and the demand of ever-upgrading function. So the place that shackle the city’s development should be reconstructed, urban rebuilding is appear.Urban rebuilding is that the regions of old and decline are reconstructed, aiming to resolve the problems of physical aging, functional decline and structural recession in city declining.The old city reconstruction is always the most complex and affected broadest problem in the urban construction, it is also a social engineering, and it involves the government, the society, the economy and the public and so on.The paper was based on the background, summed up the experience of urban rebuilding, analyzed the effect that urban rebuilding exert on the city development, researched the problems in our country’s reconstruction, and studied the modes of urban renew by using some correlative theories, finally, had a case study about the project of urban rebuilding of JiangBei in Chongqing. The framework of the paper is as followed: The paper was based on the background, summed up the experience of urban rebuilding, analyzed the effect that urban rebuilding exert on the city development, researched the problems in our country’s reconstruction, and studied the modes of urban renew by using some correlative theories, finally, had a case study about the project of urban rebuilding of JiangBei in Chongqing. The framework of the paper is as followed: Chapter 1 Introduction, setting forth the background of urban rebuilding, and the purpose, context and technology route of the paper;Chapter 2 Literature Reviews, analyzing the success or failure of urban rebuilding at home and abroad, summarizing the experience about our urban reconstructions;Chapter 3 Definition of noun and Theoretical Basis, explaining urban reconstructions and urban renew, and expatiating the theoretic used in the process of research, including the theoretic about city development, city economy, welfare economics, urban spatial organization;Chapter 4 the effect that urban rebuilding exert on the city development, analyzing the impact of urban rebuilding exert on the urban economy and urban environment, history and culture, pointing out the necessity of urban rebuilding;Chapter 5 Analyzing the problems of urban rebuilding and reasons, the problems in urban rebuilding and reasons were studied, to lay a foundation for the next study of mode;Chapter 6 Study of the mode of urban rebuilding, the mode of whole operation, exploitation, demolishing, financing and system construction were researched, aiming to put forward the mode of reconstruction to every kinds of project on urban rebuilding;Chapter 7 Case study on the urban rebuilding of JiangBei in Chongqing, combining with the former study, the project of urban rebuilding of JiangBei was analyzed, the problems were found and some practical modes of rebuilding were suggested;Chapter 8 Conclusion, summarizing the fruits of the paper.Keywords：Urban Rebuilding, City Development, The mode of exploding, Demolishing, Financing目录摘要 (I)ABSTRACT (III)1 绪论 (1)1.1 研究背景及意义 (1)1.1.1 研究背景 (1)1.1.2 研究意义 (3)1.2 研究目的内容及技术路线 (4)1.2.1 研究目的 (4)1.2.2 研究内容 (5)1.2.3 研究技术路线 (5)2 国内外旧城改造经验总结及启示 (7)2.1 国外旧城改造成功案例经验总结及启示 (7)2.1.1 英国 (7)2.1.2 美国 (9)2.1.3 新加坡 (10)2.1.4 启示 (12)2.2 国内领先案例经验总结及启示 (13)2.2.1 珠海 (14)2.2.2 香港 (15)2.2.3 成都 (15)2.2.4 北京 (18)2.2.5 启示 (18)3 旧城改造理论介绍 (21)3.1 相关名词解释 (21)3.1.1 旧城改造 (21)3.1.2 城市更新 (21)3.1.3 旧城改造与城市更新的关系 (22)3.2 理论基础 (22)3.2.1 城市发展理论 (23)3.2.2 经济学方面的理论 (25)3.2.3 城市空间组织理论 (28)4 旧城改造对城市发展的影响 (31)4.1旧城改造对城市经济发展的影响 (31)4.1.1 GDP和固定资产投资 (31)4.1.2 城市产业发展 (34)4.2 旧城改造对城市发展其它方面的作用 (38)4.2.1 城市生态环境的改善 (38)4.2.2 历史文化遗产的保护 (38)4.2.3 城市功能再造及城市形象的提升 (39)4.2.4 促进城市可持续发展 (40)5 旧城改造中存在的问题及原因分析 (43)5.1 旧城改造中存在的主要问题 (43)5.1.1 市场化的旧城改造整体运作模式 (43)5.1.2 单一的旧城改造开发模式 (43)5.1.3 旧城改造资金问题 (44)5.1.4 旧城改造制度建设不完善 (45)5.1.5 旧城改造进度与被拆迁户的利益关系难协调，安置房建设困难 (46)5.2 旧城改造存在问题出现的主要原因分析 (47)5.2.1 经济环境影响 (47)5.2.2 旧城改造理念缺乏创新 (48)5.2.3 旧城改造工作的复杂 (48)5.2.4 旧城改造片区分布的不规则性 (49)6 旧城改造模式研究 (51)6.1 旧城改造整体运作模式 (51)6.1.1 政府型 (51)6.1.2 开发商主导型 (52)6.1.3 政府主导下的开发商参与型 (52)6.2 旧城改造项目开发模式 (53)6.2.1 大规模和小规模渐进式开发模式 (53)6.2.2 模块式开发模式 (53)6.2.3 软性开发模式 (54)6.2.4 改造开发模式 (54)6.2.5 城市历史文化遗产保护模式（“整旧如旧”模式） (55)6.2.6 整合开发模式 (55)6.3 旧城改造拆迁模式 (57)6.3.1 “阳光”拆迁模式 (57)6.3.2 “不动迁”拆迁模式 (58)6.3.3 “模拟”拆迁模式 (59)6.3.4 “自主”拆迁模式 (60)6.4 旧城改造融资模式 (61)6.4.1 PPP和PFI模式 (61)6.4.2 资产证券化及产业基金模式 (62)6.5 旧城改造制度体系建设 (64)6.5.1 拆迁补偿安置制度 (64)6.5.2 旧城改造招商引资、投融资制度 (65)6.5.3 旧城改造项目建设及监管制度 (66)7 重庆市江北区旧城改造案例分析 (69)7.1 重庆市江北区旧城改造项目简介 (69)7.1.1 江北区基本情况 (69)7.1.2 江北区旧城改造基本情况介绍 (70)7.2 原造纸厂、天原厂职工生活片区危旧房改造项目分析 (71)7.2.1 项目简介 (71)7.2.2 项目存在主要问题分析 (74)7.2.3 项目适用模式建议 (75)8 结论 (77)8.1 旧城改造存在问题 (77)8.2 旧城改造存在问题的解决模式 (77)致谢 (81)参考文献 (83)附录 (87)1 绪论1.1 研究背景及意义1.1.1 研究背景城市在地球上星罗棋布，是现代世界各国创造和传承文明、积聚和享用财富以及人口定居和繁衍的最主要区域。