Original title: Ask for space from the sky, and "industrial upstairs" to break through.
Industry is the main body of the real economy, and land resources are one of the most basic and scarce elements of economic and social development. With the rapid development of the economy, industrial land has entered the stock era, and problems such as land shortage and low land utilization rate are restricting the development of more and more urban industries. In recent years, some first-tier cities in China, such as Shenzhen and Shanghai, have successively introduced relevant policies and implementation rules, taking the lead in opening the "industrial upstairs" model, increasing the space increment in the stock, asking for space from the sky, and greatly improving the utilization rate of land resources.
How to go upstairs in industry? Which industries can go upstairs? How is Shandong's "industrial upstairs" developing? What hurdles do we have to overcome in the development of "industrial upstairs"?
What is "industrial upstairs".
"Industrial upstairs", in short, is a vertical spatial form that gathers the traditional single-storey flat factory building to the high-rise floors. The traditional impression of industrial plants is that they are all 1-3 storey low houses, which are flatly distributed. The floor area ratio of the "industrial upstairs" plant is higher than that of the traditional plant, and the building height is generally more than 24m, or the number of floors is more than 6 floors, which maximizes the use of limited industrial space and reduces the cost of enterprise land.
The "industrial upstairs" model was first introduced in Hong Kong, where land is at a premium, and has been well proven, for example, the 24-storey New South Horizons was an important hub for global electronics production in the 70s of the 20th century. In China's mainland, "industrial upstairs" began in the Pearl River Delta region, from the first attempt of Foshan Shunde Tianfulai International Industrial City in 2005 to the 2012 Shenzhen Quanzhi Science and Technology Innovation Park cluster "upstairs" park, the Pearl River Delta region "industrial upstairs" has become a common phenomenon. From the perspective of the development stage of the domestic "industrial upstairs", from south to north, the Pearl River Delta is in the first echelon, and the mature model of "industrial upstairs" has been widely promoted, and the second echelon is represented by Suzhou in the Yangtze River Delta, which started slightly late, but has been innovated in many industrial parks. Shandong's "industrial upstairs" as a whole is still in its infancy, and is currently mainly piloted in Laoshan District, Chengyang District, West Coast New Area and other places in Qingdao City, and individual buildings in Linyi, Zibo and Jinan have also carried out preliminary exploration.
From the current point of view, "industrial upstairs" can play three major effects: first, the effect of industrial agglomeration, that is, the agglomeration of enterprises of the same type or upstream and downstream of the industrial chain, to achieve a virtuous cycle between resource intensification and industrial agglomeration; The second is the talent siphon effect, in which excellent management talents, scientific and technological talents and manufacturing talents will be gathered in this process, so as to attract more talents to come here; The third is the industrial commons effect of scientific and technological innovation, innovation is attached to each link of the manufacturing industry, and the gathering of manufacturing talents or scientific research talents in different industries will produce different collisions, which will gradually reflect the innovation effect, from the innovation of the manufacturing industry to technological innovation or knowledge innovation at a larger level, thereby promoting the redevelopment of the entire industry.
Industry upstairs" is not an easy task.
In recent years, the Ministry of Natural Resources, the National Development and Reform Commission and other relevant ministries and commissions have carried out active policy guidance on the "industrial upstairs" model, and major cities such as Shanghai, Hangzhou, and Suzhou have also actively explored the "industrial upstairs" model, and have successively introduced a number of local policies, but the industrial bases that have really begun to be implemented in practice are still a minority.
In terms of building requirements, not all buildings can be easily applied to industry. In the design of the building, it is necessary to ensure that the floors cannot interfere with each other, and industrial buildings are different from commercial office buildings and residences, and noise and vibration are inevitable in production activities, which will have a great impact on enterprises that need a quiet working environment. Therefore, special attention should be paid to the plane layout, column spacing size, floor standard, load-bearing capacity, vertical traffic, shock absorption and isolation in architectural design. In addition, the elevator design also needs to meet the needs of the industry, the standard of the old industrial area is not high, the machine can not be transported, many enterprises can only choose to enter the first floor, a great waste of land space. Although the "industrial upstairs" mode is no longer limited by space limitations, in order to transport goods, it is necessary to use freight elevators that have been specially designed to strengthen the carrying capacity, and each floor needs to be equipped with an unloading platform and a hoisting platform to meet the office production needs of the separation of people and goods.
From the perspective of industrial requirements, not all industries can "go upstairs" at will. Under various production restrictions, "industrial upstairs" is mostly applicable to some specific industry types at this stage, and is currently mainly based on a new generation of information technology, biomedicine, intelligent manufacturing, industrial Internet, big data and other strategic emerging industries, the use of light equipment, with the characteristics of light pollution and light vibration, most of them do not need heavy machinery, and there are no high requirements for electricity, floor height and load. For those industries that produce larger volume and weight products, large machinery and equipment and heavy lifting equipment are often used, and general-purpose industrial buildings are generally not applicable. In addition, if the pollution, radiation or noise generated by the production of enterprises is large, it is also not the best choice for "industrial upstairs", such as electrical machinery, transportation, metal products These industries are not suitable for upstairs. Therefore, the industrial type meets the basic characteristics of "light production, low emission, and small space" and is the most suitable for "going upstairs".
"There are still hidden worries about industrial upstairs.
First, most enterprises have insufficient cognition of "industrial upstairs". From a national perspective, "industrial upstairs" has a wide range of practices in the Pearl River Delta, but it is still in its infancy in other regions. Taking Shanghai as an example, due to the fact that "industrial upstairs" is not yet common and the market penetration rate is not high, many enterprises do not know much about "industrial upstairs" and lack confidence, and are worried that it will be difficult to achieve R&D and production after settling in, and are unwilling to bear the cost of trial and error. Some enterprise leaders said that they would rather move to a relatively weak area or a low-end industrial park than go to a high-level R&D and production.
Second, the middle layer of high-rise industrial plants is easy to idle. Although the current high-rise industrial plants are very well configured on vertical transportation equipment such as freight elevators, hoisting equipment, and unloading platforms, many production-oriented enterprises are difficult to change the psychological habits of single-storey plants, and most users are still reluctant to go to high-rises. Affected by the rent advantage of the top floor, and the roof of the top floor is easy to place heavy equipment and configure leisure space, the top floor of many high-rise factories is also relatively easy, but the middle floor is relatively embarrassing, neither the convenience advantage of the first floor, nor the top floor and space advantage, it is easy to have the problem of difficult to remove.
Third, there is a deviation between construction costs and rental income. From the point of view of construction cost, generally speaking, the construction cost is proportional to the number of floors, the construction cost of a single square of high-rise factories is higher than that of multi-storey plants, but in the pricing process of leasing and selling, it is often the opposite of residential buildings, because the target customers of high-rise factories are enterprises, their psychological inertia leads to their preference for products above two floors is weak, and the rental and sale of high-rise factories is lower than that of the low-rise plants.
Actively and steadily promote the "industrial upstairs".
First of all, "industrial upstairs" needs one city and one policy. Not all cities have the objective demand of "industrial upstairs", for the third and fourth-tier cities with abundant land resources and industries in the development stage, they do not have the foundation and motivation for the large-scale promotion of "industrial upstairs" in the short term, and there is no need to follow the trend, resulting in unnecessary waste of space carriers. For the core cities where the contradiction between the scarcity of construction land and the demand for industrial transformation and development is becoming increasingly prominent, "industrial upstairs" is the general trend. Therefore, on the basis of a large number of industrial demand surveys, it is necessary to adhere to the industrial attributes, reasonably determine the relevant industrial catalogues and construction projects, avoid rushing to the top and blind construction, and fundamentally promote the intensive development of industries.
Secondly, it is necessary to improve the attractiveness of the function of "industrial upstairs". In order to enhance the confidence of enterprises in the "industrial upstairs", the key is to enhance the attractiveness of the "industrial upstairs" itself, which can be started from product design, supporting services, park circulation planning, price differences on different floors and other aspects. For example, in the vertical design of specific buildings, the use of three-dimensional space advantages, the construction of scientific research, production, office as one of the layered comprehensive multi-functional buildings, at the same time can have conference rooms and multi-function halls, etc., to comprehensively enhance the production image of enterprises. In terms of supporting services, we will build perfect living and entertainment facilities, upgrade the surrounding ecological environment, and create an urban space combination that integrates humanistic community space and high-quality architectural space. On the moving line of the park, the separation of people, vehicles, people and goods, the configuration of a large unloading platform, the realization of efficient vertical transportation, the configuration of large trucks and freight elevators, to meet the needs of enterprises to transport equipment, instruments, materials and products, through the "industrial upstairs" to achieve the image of the park. In terms of floor price difference, preferential treatment will be given to upstream and downstream enterprises in the industrial chain that are suitable for going upstairs to give full play to industrial synergies.
Thirdly, enterprises should actively participate in creating new growth points. Affected by the in-depth adjustment of real estate, the development of industrial real estate development enterprises and operating enterprises is also facing many challenges, and relevant enterprises can seize the "industrial upstairs" outlet, focus on key projects, improve core capabilities, and explore new growth points for enterprises. State-owned enterprises need to play a leading role, integrate social resources, take the lead in experimenting, improve the ability to gain insight into customer demands, optimize product design, etc., and customize to create a carrier that meets the needs of enterprises in leading industrial clusters. In the future, the pertinence of "industrial upstairs" will be stronger, especially in the operation characteristics of intelligence, low-carbon operation, green energy saving, etc., and industrial real estate operators should pay attention to the improvement of these capabilities.
Finally, integrate factor incentives and improve supporting policies. **More refined policy support should be introduced in terms of mixed-function land, preferential land prices, flexible division of property rights, construction incentives, investment incentives, rent subsidies, etc., and market-oriented enterprises should be encouraged to participate in the "industrial upstairs" in the chain or the whole process. Encourage commercial banks to support project construction through syndicated loans, special loans, etc., reduce project financing costs, and explore real estate investment trusts** (REITs) in the infrastructure sector to support project construction.
Wang Ren, the author is deputy director and associate researcher of the Research Management Department of Shandong Academy of Social Sciences
*:Volkswagen**.