资金平衡导向下北京老旧小区改造的问题与策略 研究——以劲松北社区改造为例
Research on the Problems and Strategies of the Reconstruction of Beijing's Old Residential Districts under the Guidance of Fund Balance: A Case Study of Jinsongbei Community Reconstruction
梁 颖
北京市城市规划设计研究院 高级工程师，硕士
原 艺
硕士愿景集团 副总设计师，硕士
吕海虹
北京市城市规划设计研究院 详细规划所 所长，教授级高级工程师
刘 楚
硕士愿景集团 城区更新事业部，总经理，博士
江 曼
九源（北京）国际建筑顾问有限公司 总经理助理，城市规划师
摘要: 老旧小区改造是我国当前保民生、稳投资的重要调控措施之一，实现改造资金平衡是调动社会资本积极参与老旧小区改造的重要前提。面向改造资金平衡，重点聚焦缺少实施资金来源的提升类和完善类改造中的规划实施问题，并针对政府与社会资本合作模式，系统剖析局部、静态资金平衡研究视角的局限，以及关注公共融资成本控制、规划导控收益扩大等调控手段的局限。结合劲松北社区的改造实践，系统剖析其成本和收益的构成、资金平衡的经验及问题，基于北京当前的规划要求，提炼基于整体、动态的资金平衡研究视角的改造内容和收益方式，并总结在规划实施和运营中成本控制、收益扩大的系统化调控方式，提出关于实施时序、物业管理范围、资源挖潜、存量过渡利用、存量经营权分离、增量指标管理、业态配置、经营方式、公益设施激励、物业试用服务等方面的改造建议，为北京当前相关政策的优化完善提供系统化的支撑。
Abstract: The reconstruction of old communities is one of the important control measures for improving people's livelihood and stabilizing investment in our country. Realizing the balance of reconstruction funds is the important prerequisite of mobilizing social capital to actively participate in the reconstruction of old communities. For the balance of reconstruction funds, the research focuses on the planning and implementation of reconstruction and improvement projects that lack capital sources. In view of the cooperation mode between governments and social capital, the research systematically analyzes the limitation of reconstruction perspective reflecting the partial and static capital balance, as well as the limitation of regulation means focusing on public financing cost control and planning control income expansion. Combined with the reconstruction practice of Jinsong North Community, the research systematically analyzes the composition of costs and benefits, the experience and the problems of fund balance. Based on the current planning requirements of Beijing, the research refines the reconstruction content and revenue mode from the perspective of overall dynamic balance reconstruction, and summarizes the systematic regulation mode of cost control and revenue expansion in the planning, implementation and operation. Suggestions are put forward on the reconstruction of the implementation schedule, the scope of property management, the potential exploitation of resources, the transition utilization of stock, the separation of stock and management rights, the incremental index management, the configuration of business forms, the mode of operation, the incentive of public facilities, and the trial service of property management, which provide systematic support for the optimization and improvement of Beijing's current relevant policies.
关键词：老旧小区改造；城市更新；资金平衡
Keyword: old community reconstruction; urban renewal; fund balance
中图分类号：TU984
文献标识码: A
阳建强，等. 城市更新与可持续发展[M]. 南京：东南大学出版社，2020：165-173.
YANG Jianqiang, et al. Urban renewal and sustainable development[M]. Nanjing: Southeast University Press, 2020: 165-173.
刘佳燕，张英杰，冉奥博. 北京老旧小区更新改造研究：基于特征—困境—政策分析框架[J]. 社会治理，2020（2）：64-73.
LIU Jiayan, ZHANG Yingjie, RAN Aobo. Research on the renewal and transformation of old districts in Beijing: based on the characteristics-dilemma-policy analysis framework[J]. Social Governance Review, 2020(2): 64-73.
王彬武. 老旧小区有机更新的政策法规研究[J]. 中国房地产，2016（9）：57-66.
WANG Binwu. Research on the policy and law of the old residential district renewal[J]. China Real Estate, 2016(9): 57-66.
钟晓华. 城市更新中的新型伙伴关系：纽约实践及其对中国的启示[J]. 城市发展研究，2020（3）：1-5.
ZHONG Xiaohua. The innovation of partnership in urban regeneration: the practice of New York City and its revelation[J]. Urban Development Studies, 2020(3): 1-5.
孙欣华. 英国PPP模式发展特点、主要监管措施及对我国的启示[J]. 经济研究导刊，2015（20）：244-245.
SUN Xinhua. The development characteristics, main supervision measures and enlightenment to my country of the PPP model in the United Kingdom[J]. Economic Research Guide, 2015(20): 244-245.
杨华凯. 国际视野下实现上海旧区改造资金平衡的政策创新与突破[J]. 上海房地，2020（11）：8-12.
YANG Huakai. Policy innovation and breakthrough to realize the balance of funds for reconstruction of Shanghai's old districts from an international perspective[J]. Shanghai Real Estate, 2020(11): 8-12.
中国老旧小区暨建筑改造产业联盟. 我国老旧小区综合改造模式研究[J]. 城乡建设，2016（5）：9-11.
China Old Community and Building Renovation Industry Alliance. Study on the comprehensive transformation model of old residential areas in China[J]. Urban and Rural Development, 2016(5): 9-11.
武雪莹. 老旧小区“改造—建设—运营”产业生态发展模式研究[C]//2019国际绿色建筑与建筑节能论文集. 北京：中国城市出版社，2019.
WU Xueying. Research on the industrial ecological development model of "reconstruction-construction-operation" in old community[C]//2019 International Green Building and Building Energy Conservation Papers. Beijing: China City Press, 2019.
徐峰. 社会资本参与上海老旧小区综合改造研究[J]. 建筑经济，2018（4）：90-95.
XU Feng. Research on the participation of social capital in the comprehensive reconstruction of Shanghai old neighborhood/community[J]. Construction Economy, 2018(4): 90-95.
谢海生. 老旧小区有机更新权责划分和资金筹措机制[J]. 中国房地产，2016（36）：70-77.
XIE Haisheng. Research on division of rights and responsibilities and funding sources mechanism in the old residential community organic renovation[J]. China Real Estate, 2016(36): 70-77.
杨华凯. 上海旧区改造项目资金平衡的对策[J]. 科学发展，2020（5）：104-108.
YANG Huakai. Countermeasures for balance of funds in reconstruction projects of old districts in Shanghai[J]. Scientific Development, 2020(5): 104-108.
施建刚. 积极引入社会资本参与上海旧区改造[J]. 科学发展，2020（3）：98-106.
SHI Jian'gang. Actively introducing social capital to participate in the transformation of Shanghai's old districts[J]. Scientific Development, 2020(3): 98-106.
黄静，王诤诤. 上海市旧区改造的模式创新研究：来自美国城市更新三方合作伙伴关系的经验[J]. 城市发展研究，2015（1）：86-93.
HUANG Jing, WANG Zhengzheng. Study on the mode innovation of Shanghai city renew: based on experience of Public Private Partnerships in USA[J]. Urban Development Research, 2015(1): 86-93.
王彬武. 上海市老旧小区有机更新的探索与实践[J]. 经济研究参考，2016（38）：39-43.
WANG Binwu. Exploration and practice of organic renewal of old communities in Shanghai[J]. Review of Economic Research, 2016(38): 39-43.
金彤. 引入社会资本参与上海市旧区改造政策研究[J]. 上海房地，2019（7）：34-37.
JIN Tong. Introducing social capital to participate in the policy research on Shanghai's old district reconstruction[J]. Shanghai Real Estate, 2019(7): 34-37.
周刚华. 引入社会资本参与老旧小区改造研究——以杭州市为例[J]. 中国房地产，2020（36）：63-70.
ZHOU Ganghua. Introducing social capital to participate in the research on the reconstruction of old communities——taking Hangzhou City as an example[J]. China Real Estate, 2020(36): 63-70.
唐燕. 老旧小区改造的资金挑战与多元资本参与路径创建[J]. 北京规划建设，2020（6）：79-82.
TANG Yan. The financial challenge of the transformation of old communities and the establishment of multiple capital participation paths[J]. Beijing Planning Review, 2020(6): 79-82.
中国城市规划网. 赵燕菁：旧城更新的财务平衡[EB/OL]. （2020-12-20）[2021-04-05]. https://mp.weixin.qq.com/s/YcXHXHVdGOIDZBZafiHJRA.
Website of Urban Planning Society of China. ZHAO Yanjing: financial balance of old city renewal[EB/OL]. (2020-12-20)[2021-04-05]. https://mp.weixin.qq.com/s/YcXHXHVdGOIDZBZafiHJRA.
环球网. 北京首批！整体装备式加装电梯落户劲松小区[EB/OL]. （2021-06-21）[2021-08-09]. https://baijiahao.baidu.com/s?id=1703144750492066451&wfr=spider&for=pc.
Huanqiu.com. Beijing's first batch! Integral-equipped elevators settled in Jinsong Community[EB/OL]. (2021-06-21)[2021-08-09]. https://baijiahao.baidu.com/s?id=1703144750492066451&wfr=spider&for=pc.
腾讯网. “劲松模式”来了！[EB/OL]. （2019-12-24）[2021-08-09]. https://xw.qq.com/amphtml/20191224A0SSB900.
Tencent.com. "Jin Song Mode" is here![EB/OL]. (2019-12-24)[2021-08-09]. https://xw.qq.com/amphtml/20191224A0SSB900.
江曼，原艺. 为最终使用者服务——从劲松北社区改造谈起[J]. 住宅产业，2020（5）：43-47.
JIANG Man, YUAN Yi. Serving end users——talking from the renovation of Jinsongbei Community[J]. Housing Industry, 2020(5): 43-47.
中国城市报. 北京首个引入社会资本改造老旧小区：“劲松模式”能否推至全国？[EB/OL]. （2020-08-19）[2021-08-09]. https://baijiahao.baidu.com/s?id=1675456946564486563&wfr=spider&for=pc.
China City News. Beijing's first introduction of social capital to transform old communities: can the "Jinsong Model" be extended to the whole country?[EB/OL]. (2020-08-19)[2021-08-09]. https://baijiahao.baidu.com/s?id=1675456946564486563&wfr=spider&for=pc.
北京日报客户端. 老旧小区成“网红”，超百批参观者“取经”劲松北，经验有哪些？[EB/OL]. （2020-01-16）[2021-08-09]. https://baijiahao.baidu.com/s?id=1655851045746995491&wfr =spider&for=pc.
Beijing Daily. The old community has become a "net celebrity", and over a hundred groups of visitors "learn from experience" Jinsongbei, what experience do you have?[EB/OL]. (2020-01-16)[2021-08-09]. https://baijiahao.baidu.com/s?id=1655851045746995491&wfr =spider&for=pc.
北京日报客户端. 破解两大难题！朝阳率先试点社会资本改造老旧小区[EB/OL]. （2019-12-16）[2021-08-09]. https://baijiahao.baidu.com/s?id=1653072612038037279&wfr=spider&for=pc.
Beijing Daily. Solve two major problems! Chaoyang takes the lead in piloting social capital to transform old communities[EB/OL]. (2019-12-16)[2021-08-09]. https://baijiahao.baidu.com/s?id=1653072612038037279&wfr=spider&for=pc.
搜狐网. 老旧小区改造：累积四十年难题的“解题”思路[EB/OL]. （2021-02-09）[2021-08-09]. https://www.sohu.com/a/4 49580129 391368.
Sohu. Reconstruction of old community: ideas of "problem solving" for forty years of accumulation[EB/OL]. (2021-02-09)[2021-08-09]. https://www.sohu.com/a/4 49580129 391368.
刘锋. 我国老旧小区有机更新中的权属问题[J]. 中国房地产，2016（15）：75-80.
LIU Feng. The ownership research on the old district's organic renewing[J]. China Real Estate, 2016(15): 75-80.
