Although the rural tourist towns mentioned here are fundamentally different from the characteristic towns in the policy version in form and content, and there is no need to stick to the "rules and regulations" in the policy, each town covers an area of tens to tens of square kilometers, involving a large number of rural sensitive elements such as farmland, ponds, mountains, fruit forests, villages and bays, monuments and graves. How to systematically sort out the existing resources of the town, make good use of the natural endowment of the town, and realize the orderly development, construction and operation of the town through planning is the primary task of all small town vendors.
If a well-known domestic tourism planning institute makes a conceptual master plan and design for the town, it may have advanced concepts, grand scenes, exquisite designs and shocking effects, but it seems that all projects need investment and construction. How to recover the investment? What problems have been solved? What is the business model? But it's always unclear.
Domestic design institutes are generally divided into several categories: urban planning institutes, which are good at land spatial analysis and not good at project planning and operation; Tourism Planning Institute, good at planning cultural tourism projects, but not good at business model and development; Landscape planning institute, good at landscape environment design, but not good at industry combing and positioning; Industrial planning institute, good at industrial positioning research, but not good at land use and construction; Architectural design institute is good at single building design, but not at overall cost control. Many business owners who invest in regional, city or small town projects are complaining that they can't find a level planning and design institute. Each design institute has not started yet. Let's list a bunch of clear problems and make an accurate design task book for the enterprise. Many design institutes have become "drawing institutes". The Planning Institute finally submitted the design results. However, because the overall planning of the project is not a statutory planning, it can only be a conceptual planning, which is vague in its own fields, leaving it to those who do detailed planning, marketing, development and landscape, making the enterprise feel that it is planning every year and needs planning every month. It will be miserable to finish one.
There are many and complicated projects in small towns. How to avoid losses, detours and waste of money in planning and design? First of all, we need to clarify the concept and category of "planning". According to the inductive definition of People's Republic of China (PRC) Urban Planning Law (1989), urban planning is to achieve the economic and social development goals of the city in a certain period, determine the nature, scale and development direction of the city, rationally use urban land, and coordinate the comprehensive deployment and specific arrangements of urban spatial layout and various constructions. From June, 5438 to October, 2008, the Urban and Rural Planning Law of People's Republic of China (PRC) came into effect, which pointed out that urban and rural planning includes urban system planning, urban planning, town planning, township planning and village planning. Urban planning and town planning are divided into overall planning and detailed planning, and detailed planning is divided into regulatory detailed planning and constructive detailed planning.
In addition, we usually have national economic and social development planning, historical and cultural city protection planning, tourism planning, industrial planning, power planning, transportation planning, agricultural planning and other special planning. Of course, the most important thing is land use planning.
China's overall land use planning is the overall arrangement and layout of land development, utilization, management and protection in a certain area in space and time according to the requirements of national social and economic sustainable development and local natural, economic and social conditions, and it is the basis for the state to implement land use control. In the overall land use planning at the county level, land use areas will be divided into basic farmland protection areas, general agricultural areas, urban and rural construction areas, independent industrial and mining areas, scenic tourist areas, ecological environment safety control areas, natural and cultural heritage protection areas, forestry areas, animal husbandry areas and so on. For a long time in the past, urban and rural planning was managed by local planning bureau and land planning was managed by land and resources bureau. Urban and rural planning and territorial planning use two maps. Only when the land is listed for sale, the Bureau of Land and Resources sends a letter to the Planning Bureau to solicit opinions on the control indicators and the nature of the land to be sold. After 20 19, the land and planning bureau merged into the natural resources and planning bureau, which will make the future land planning, approval, supply and utilization faster.
According to the provisions of the Urban and Rural Planning Law of People's Republic of China (PRC), if the right to use state-owned land is provided by means of transfer in urban and town planning areas, before the transfer of the right to use state-owned land, the competent department of urban and rural planning of the people's government of the city or county shall put forward planning conditions such as location, and take the use nature and development intensity of the land to be transferred as an integral part of the contract for the transfer of the right to use state-owned land according to the regulatory detailed planning.
Generally speaking, the statutory planning of non-municipalities directly under the central government and provincial capital cities (such as overall urban planning, regulatory detailed planning, etc.) is designed by the planning institute entrusted by government departments, and must be approved by the expert review meeting and the planning Committee before being reported to the people's government at the next higher level for approval; Generally speaking, the master plan of enterprise edition project can only be called "conceptual master plan", which is essentially equivalent to an important way to show it to the government and open it to the public, or to formulate the scale, layout, construction content, development vision and implementation plan of the project internally. Only the detailed construction plan of the project is a statutory plan and needs to be submitted for approval.
Although the conceptual master plan is not a statutory plan, it must include background analysis, land use analysis, project positioning, land planning, industrial planning, functional zoning, major construction projects, municipal facilities, public service facilities, land use planning, investment estimation, benefit estimation and so on. In fact, it is also a formal exploration of "multi-regulation integration".
How to do the conceptual master plan of the town? How can we make an ideal land? How to meet the needs of all stages in planning? How to connect with the general rules of cities and towns? How to arrange construction land reasonably? How to formulate and implement it in stages? How to realize investment income? ..... The conceptual master plan is actually to solve various unresolved problems of the project. Although there was a beautiful plan in the early stage, it was only a top-down imagination, like a castle in the air, which looked beautiful, but I didn't know how to build it. As far as standards are concerned, I think a practical and feasible version of town planning should solve at least ten problems.
First, solve the problem of combining national and local policies.
At the national level, the strategy of small towns with ethnic characteristics was put forward, and then the rural complex was put forward, and the strategy of rural revitalization was put forward in the second half of 20 17; At the local level, XX city put forward the development idea of the integration of agriculture and tourism. Small towns can't be divorced from policies, but they can't carve a boat for a sword. The basic planning principles and concepts must obey the general direction. More importantly, urban planning must meet the needs of the government, villagers and enterprises at the same time. The government needs to introduce advanced industries, develop local economy, solve the employment of labor force and create a model for rural revitalization. Local villagers hope to improve their living environment, increase their income sources and improve their living standards and quality. Enterprises hope that the project will be supported by the government and villagers, recognized by the market and consumers, and have strong profitability and brand expansion capabilities. This is the key to the sustainable development of the project and the premise of the project positioning.
Second, solve the overall positioning problem.
Positioning is the category of planning work. The overall positioning of the town is essentially to get through the planning and planning of the project. Planning should be based on time, place and people. Due to time means combining national and local policies, due to place means fully considering local resource endowment, environment, culture and folk customs, and due to people means combining the policy agenda of local leaders, the characteristics of villagers and the resource strength of enterprises themselves.
Third, solve the problem of functional partition.
The town is not small, but a space carrier that needs the rational layout of land use, industry, population, ecology, public services and municipal facilities. "Functional zoning" is a spatial deduction under the overall development orientation of cities and towns, and it is also a few major elements to land the planning content in space and reconfigure cities and towns in functional zoning. Ever-changing, that is, breaking large projects into parts and dividing them into small projects one by one.
Fourth, solve the problem of land scale.
The main purpose of project planning is to determine the scale of land use, which is also the key to the success of the project. The scale of land use determines the scale of construction, and the scale of construction determines the scale of industry and population. Under the background that the country strictly abides by the red line of 65.438+0.8 billion mu of cultivated land, the construction land index of each city and state is very tight, and many counties and districts even have almost no annual new scale index, so it is necessary to increase the land index by reclaiming cultivated land and linking land increase and decrease. Therefore, the scale of construction land in small towns should not be greedy, but also meet the needs of enterprise development and profitability. It is important to rely on land use planning, not occupy basic farmland, make concessions on the blue line and purple line, divide construction areas, limited construction areas and ecological protection areas according to functions, save the use of construction land indicators, and determine the phased supply rhythm of construction land. The scale of construction land for general small town projects is not less than 1 km2.
Verb (abbreviation of verb) solves the problem of land use nature
Most small town projects are located in the outer suburbs. Unlike a simple real estate project, it can be based on urban planning, without too much consideration of the proportion of land. Urban planning is not only a matter of the ratio of commercial land to residential land, but also needs to reserve agricultural production land, municipal facilities land, public service supporting land, landscape greening land and ecological protection land according to functional zoning, thus forming a new livable and suitable space different from urban and rural areas. In general, ecological land such as greening, landscape, water system, etc. We should fully retain and respect the nature of existing land, and do not occupy the index of construction land.
Six, solve the problem of road organization
As the saying goes: to get rich, build roads first. Since ancient times, many cities have been born by roads, Harbin, Shijiazhuang, Zhengzhou and other cities have been built by railways, Tianjin, Hankou, Hangzhou and other cities have flourished by waterways, and countless small and medium-sized cities have driven the local economy to take off because of the construction of expressway. Not only that, the road is the most effective way to promote the rapid development of new cities, new districts and development zones, and it is the main driving force to promote the appreciation of surrounding land. Small town roads are not internal roads of the project, but public roads that benefit the people. In terms of organization and overall planning, we should not only give consideration to major project construction, land development, production and operation, tourists, transit vehicles and villagers' use, but also distinguish the grades of paved roads, trunk roads, slip roads and pedestrian roads to win the greatest support from the government.
Seven, solve the problem of municipal and public services.
The so-called municipal facilities mainly refer to roads, lighting, greening, gas, fire protection, water supply and drainage, public transportation, environmental sanitation, garbage disposal, etc. Public services mainly refer to education, medical care, culture, sports, popular science, postal services, finance and community services.
Eight, solve the relationship with the aborigines.
The development of small towns is completely different from the development mode of spreading cakes in cities, and can not be regarded as predatory "enclosure movement" Must be deeply integrated with local culture, local residents and local resources. Through the planning of roads and municipal facilities, solve the travel and living environment problems of villagers in the planning area. At the same time, according to the idea of "one village, one policy, one product and one color", we will give full play to the resource differences and grassroots motivation of each village and make overall plans for the development of new industries in the town. For natural villages with historical and humanistic values, around the principle of "combination of culture and tourism" and "combination of recreation and tourism", we will focus on transformation and connect them in series to form a rural tourism demonstration route.
Nine. Solve the problem of development vision
The development vision of the project is also a commitment to combine the needs of the government, local villagers and enterprises themselves, and it is a win-win goal for economic and social benefits.
X. Solving the problem of mechanism model
Whether it is to build a "characteristic town" or to develop a rural tourism town, the model of "enterprise subject, government guidance and market-oriented operation" is equally applicable. The government carries out infrastructure construction and public services, and enterprises carry out engine project investment, business investment and market-oriented operation according to market demand. In addition to "enterprises+cooperatives+farmers", the agricultural sector has also established a mechanism of "village enterprises * * * in one" with the town government, and established a fixed meeting mechanism with the town government, village committees and villagers' representatives to deepen mutual understanding among the three parties. * * * Participate in major project decision-making and major activities of the project, so that villages and towns can know the progress and operation of the project in time, and can resolve the contradiction with local villagers in construction in time.
To sum up, a good rural tourism town planning is an all-round organizational arrangement from policy interpretation, overall positioning, functional zoning, land use scale and nature, road organization, municipal and public services, ecological protection, rural revitalization, mechanism model to development vision.
Some onlookers also said that the town grew up and was not planned. I think it's just a talk about design institutes or an arrogant talk about self-confidence. I have never heard of any project that can be started directly without planning in China, but the planning team with trading experience knows better what a project should do and how big it should be.