1、启东协兴港项目概念汇报The concepT of The XIeXInG poRT In QIDonGContents/公司介绍1/整体定位2/项目策略3/整体规划4/户型产品5/示范区6Contents/项目策略3/示范区6/户型产品5/整体定位2/整体规划4/公司介绍1公司介绍THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG金地玖峯汇万科天空之城万科城市之光Contents/项目策略3/示范区6/整体定位2/公司介绍1/户型产品5/整体规划4启东城市定位T2、HE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG沪北沿海价值链上的明珠随着时代的发展， 长三角核心都市圈也正在不断扩张中，启东市也就慢慢成为一颗沪北沿海闪亮的新星。启东市，是由江苏省南通市代管的一个县级市，地处万里长江入海口北侧，三面环水，形似半岛，集黄金水道、黄金海岸、 黄金大通道于一身， 是出江入海的重要门户。启东是中国著名的“海洋经济之乡”。拥有 203 公里江海岸线，60 多万亩滩涂。吕四渔场是中国四大渔场之一，吕四渔港是中国六大中心渔港之一，每年海产品捕3、捞量占江苏省的 1/3。上海上海江苏启东苏州南通渔港文化THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG协兴港东面大海，南临规划 2000 亩滩涂区，7 处地块直接受益，规划区内岸线长约 1.85公里。协兴港依托国家一级渔港建设，发展渔业旅游，增强对上海及周边城市的旅行、周末休闲、投资等人群的吸引力。协兴港将打造集渔业科普、田园观光、湿地游乐于一体的体验园，其拥有迷人的景观、多变的布局的同时保护环境，不同的自然景观适用所有年龄层的消费者，给他们带来全新休闲度假体4、验。滩涂变田园湿地成胜地可持续发展的渔港文创观光娱乐餐饮码头协兴港定位THE CONCEPT OF THE XIEXING PORT IN QIDONG上海SITE沪北沿海价值链上的明珠协兴港位于启东沿海旅游发展带，立足于生态农业，具有优越自然环境和便捷的区位。协兴港上承吕四海洋风情和滨海高新产业、下接滨海湿地观光和圆陀角度假休闲段， 需要与周边项目错位发展。恒大海上威尼斯超大型综合度假居住区。连兴港渔人码头文化中心 + 安置房。绿地长岛金融商务区 + 度假区 + 公园景观。吕四港海洋文化产业综合体：海洋畅享、休闲度假、渔家体验、文化观光、修心健养和科普教育于一体。吕四渔港绿地长岛恒大威尼斯恒5、大威尼斯绿地长岛吕四渔港项目区域位置THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG2.0H2.5H3.0HSITE上海昆山苏州南通崇明岛启东本案位于江苏省启东市协兴港。崇启大桥通车后，协兴港距上海市区仅约不到 2 小时车程，且能够快速到达长三角核心城市。项目交通资源THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONGG40 沪陕高速6、中环沿江公路通海大道沿海公路沪崇启铁路上海长江公路大桥崇启长江公路大桥苏通长江公路大桥常嘉高速沈海高速常台高速上海昆山苏州南通崇明岛启东SITE项目地块通过沪陕高速连接常台、常嘉高速可以快速到达苏州、昆山。可在 2 小时内到达上海。沪崇启铁路建成后，启东进入上海半小时经济圈。项目基地现状THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONGSITE基地北侧有工厂，且有风力发电设备和雷达。基地西侧的协兴港界面混乱，船只大小不一。基地西侧还有风力发电设备。基地东南侧的黄海7、水质浑浊，观赏价值较低。协兴港黄海滩涂 TO DEFINIT THE LANDHOW 如何定义这块用地?海港城规划结构THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONGSITE滨河综合活力带滨海慢行休闲带主要功能轴生态休憩景观带生态宜居 游憩观光时尚体验 娱乐旅游乐龄养老 运动养生高端度假 商务社交首开地块应以体验商业、娱乐旅游为主。土地解读THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT 8、OF THE XIEXING PORT IN QIDONGSITE滩涂黄海人流因素噪音因素景观因素差良优差良优差良优多因素影响了地块价值。不同的价值表象决定了项目的建筑朝向和取景方向。高地块综合价值低Contents/项目策略3/示范区6/整体定位2/户型产品5/整体规划4/公司介绍1目标客户THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG对于前来小太阳家庭中老年人的人，他们的目的是亲子游60 岁以上老人50-60 岁海港和湿地度假 + 居住 + 养老目标客户T9、HE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG有基本生活配套追求自然与健康有便利的交通高要求的居住环境质量不同的城市氛围教育资源亲子场所公共交通医疗服务配套目标客群的 诉求度假 + 居住 + 养老整体定位THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG通过的整合方式四位一体、四驱联动项目充分挖掘文化特色，借助品牌影响力和港湾文化，10、营造“文化高地”，从而衍生各类产品业态布局住宅产品从市场上最敏感的关注点“大健康”着手，打造经济型康养宜居产品，与启东的高端康养产品拉开市场差距，充分发挥规划特色，以景观产品系统梳理树立自己的健康户外生活品牌。文化健康活力小镇+项目价值点艺文“双引擎”产品吸引力健康“双驱动”品牌影响力健康产业港湾文化地域养生特色养老养生新乐土特色双养小镇度假新标杆宜居新家园旅游新高地生态新空间Contents/项目策略3/示范区6/整体定位2/户型产品5/整体规划4/公司介绍1规划推演THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT O11、F THE XIEXING PORT IN QIDONG26.523.5建筑墙体室内室外墙体建筑33.518.5日照扫掠角的影响建筑面宽对日照的影响三点布置 （困难）四点布置 （最困难）尽量避免四点布置正南北建筑东西向旋转越接近18.5度受扫掠角影响越小。结论结论太阳光线与墙面的水平夹角又称扫掠角，在一定程度上反映了日照的质量。江苏省日照要求扫掠角 15以内的日照均不计算为有效日照。T8户型面宽约53米， 在不考虑日照重复叠加的情况下。三点排布的最小山墙间距约 18 米。四点排布中，后排的日照会极差，对前排的面宽、与前排的间距要求均提高。建筑建筑建筑40M18M建筑建筑建筑建筑40M18M强排12、方案对比THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG6.6X8=53M量的推演住宅部分户型配比建议（单地块容积率不超 2.5）对应套数：55 方，1452 户75 方，1816 户115 方，363 户合计共：3632 户按 27f，1T8 户考虑：17 栋60M 面宽要求 T8强排方案对比THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN 13、QIDONG6.6X8=53M结论量的推演住宅部分户型配比建议（单地块容积率不超 2.5）60M 面宽要求 T8 1. 高层规划影响相邻地块排布、不利大盘规划 2. 别墅被高层围合，体验感差，影响溢价对应套数：55 方，1452 户75 方，1816 户115 方，363 户合计共：3632 户按 27f，1T8 户考虑：17 栋强排方案对比THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG6.6X9=59.6M量的推演住宅部分户型配比建议（单地块容积率不超 2.14、5）60M 面宽要求 T9强排方案对比THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG6.6X9=59.6M6.6M9.0M量的推演住宅部分户型配比建议（单地块容积率不超 2.5）60M 面宽要求 T10强排方案对比THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG6.6X9=59.6M6.6M12.0M9.0M60M 面宽要求 T15、10量的推演住宅部分户型配比建议（单地块容积率不超 2.5）方案对比THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG原强排方案55： 31.3%T8T10T10T10T10T10T12T12T10T9T9T9T8T8T8T8T8T8T8T8T8T8T8T8T8T8T8T6T6T6T6T6144 户188 户3618 户144 户17280 高层套数比高层总户数别墅户数 & 面积75： 61.2%89： 7.5%现方案33.5%3599 户188 户22560 516、6.8%9.7%地块1主要经济技术指标序号项目数据单位备注规划要求指标1建设用地面积109819.00 2总建筑面积422744.03 其中地上总计容建筑面积274547.50 其中住宅271483.21 其中高层住宅248443.21 245323.21132.8369125别墅23040.00 26160.00 配套公建3064.29 其中物业管理用房1098.19 住宅4社区管理用房1136.10 30/百户，400消防控制室60.00 配电房720.00 门卫50.00 地下总建筑面积148196.5 其中人防地下车库30108.30 总建筑面积7%非人防地下车库111880.60 非17、机动车车库6207.63 3容积率2.50 2.59机动车停车位3569 辆访客车位不小于住宅配建机动车停车位2%且不大于20个其中地面停车178 辆地下停车3390 辆非机动车停车位4138 辆10建筑高度79.05 米80米11住宅总户数3787 户高层户型配比表户型总套数比总面积比551206 33.5%66330 26.7%742043 56.8%151386 60.8%89350 9.7%31150 12.5%合计3599100.0%248866 100%总图与指标THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEP18、T OF THE XIEXING PORT IN QIDONG功能分析THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG公寓售楼处 / 商业物管配套用房别墅高层住宅交通流线THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG消防出入口消防出入口消防登高场地消防车道消防出入口景观分析THE CONCEPT OF THE XIEXING P19、ORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG人、车行出入口人、车行出入口人行出入口人行出入口地库出入口人行流线车行流线车行出入口人行出入口日照分析THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG软件：众智日照软件地点：启东时间：大寒日计算条件：开始时刻：8:00 结束时刻：16:00计算精度：5 分钟网格间距：1窗台高：900mm最小连续时间：30 分钟计算时间不超过 2 段扫掠角20、 15结论：每套住宅均满足大寒日大于3 小时的日照要求启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG效果展示THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG效果展示THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG效果展示THE CONCEPT OF THE XIEXING PO21、RT IN QIDONG立面意向THE CONCEPT OF THE XIEXING PORT IN QIDONG佛山万科水晶城立面意向THE CONCEPT OF THE XIEXING PORT IN QIDONG新加坡 DLeedon 公寓Contents/项目策略3/示范区6/整体定位2/户型产品5/整体规划4/公司介绍1户型对标产品THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG启东绿地长岛恒大海上威尼斯45 55 65 75 93产品分布策略THE 22、CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG55 75 89 120 联排组合方式一：55*9+75*3组合方式二：75*9+89*1组合方式三：55*7+75*2+89*1B A A A A A A A BBAAB B B B B B B B CBB A A A A A A A CB产品价值THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QID23、ONG占据优质景观资源低总价高性价比第二居所产品价值THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG55 中间户强排户型55 中间户优化户型优化点：1、客餐厅进深加大更大气2、大阳台，提升品质3、减少面宽4、分体空调更经济户型对标THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG75 中间户强排户型75 中间户优化户型优化点：1、餐24、厅空间优化2、大阳台，提升品质3、分体空调更经济户型对标THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG89 端户强排户型89 端户优化户型优化点：1、入口玄关空间优化提升品质2、餐客厅面宽增加更舒适3、增加生活阳台4、分体空调更经济5、转角大飘窗，充分利用景观资源户型对标THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG120 联25、排户型一层平面图二层平面图三层平面图Contents/项目策略3/示范区6/整体定位2/户型产品5/整体规划4/公司介绍1小太阳家庭家庭亲子游的周末首开地块客群描述THE CONCEPT OF THE XIEXING PORT IN QIDONG7：00AM收拾好出门，开车前往协兴港景点。到达湿地公园，开始享受自然景观。到达餐馆，享受当地特色的海鲜大餐。参与亲子活动，给家庭留下珍贵而美好的记忆。吃 过 晚 饭 之后，采购当地特产，给亲友带份手信。到达公寓酒店，享受晚上静谧的休憩时间。9：00AM12：00AM2：00PM7：00PM10：00PM夕阳红旅游老年集体的团建首开地块客群描述THE 26、CONCEPT OF THE XIEXING PORT IN QIDONG收拾好出门，乘坐大巴前往协兴港景点。到达堤岸边，俯瞰湿地公园全景。临 近 港 口 和 海岸，可以享受当地的海鲜美食。参加体检后，享受理疗和SPA。享受下午茶，同时可以欣赏海边落日。购买特产之后，返回温馨的家。7：00AM9：00AM12：00AM2：00PM5：00PM7：00PM居家的一日老年人的健康养老首开地块客群描述THE CONCEPT OF THE XIEXING PORT IN QIDONG晨起早读，洗漱，吃早餐。开始晨练，享受早上的清新空气。超市购物准备一天食材。去 理 疗 中 心 游泳，欣赏湿地公园美景。27、约好友到茶室喝茶，聊聊过往， 享受当下。到广场跳交际舞，享受社会交际。6：00AM7：00AM8：00AM3：00PM7：00PM7：00PM启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG商业功能THE CONCEPT OF THE XIEXING PORT IN QIDONGSITE将功能植入地块启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG商业功能THE CONCEPT OF THE XIEXING PORT IN QIDONG6000 商业 +8000 公寓，打造功能复合，小而美的28、娱乐商业餐饮生活配套 健身 SpA亲子艺术咖啡奶茶轻餐饮西餐烧烤面包超市干洗店美容理发水果店邮政银行修理铺健身房游泳馆水疗瑜伽馆汗蒸馆健康步道室外拓展DIY 工坊早教中心游乐场演讲画展艺术装置展行为艺术灯光秀海洋主题展启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG总平面图THE CONCEPT OF THE XIEXING PORT IN QIDONG换乘中心售楼处理疗处公寓商业换乘中心1F商业1F商业1F商业1F商业1F商业1F售楼处2F理疗处2F公寓 11F公寓7F总平面图启东协兴港地块项目THE CONCEPT OF THE XIEX29、ING PORT IN QIDONG平面图THE CONCEPT OF THE XIEXING PORT IN QIDONG一期开发二期开发一层平面图二层平面图首开区分期示意启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG功能分析THE CONCEPT OF THE XIEXING PORT IN QIDONG餐饮 生活配套 健身 SpA 亲子 艺术售楼处公寓一层平面图二层平面图启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG景观和停车分析THE CONCEPT OF THE XIEXING30、 PORT IN QIDONG景观分析停车分析地面停车位硬质铺地景观轴线景观节点地面临时停车位软质铺地地下停车位空中走廊启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG商业动线THE CONCEPT OF THE XIEXING PORT IN QIDONG空中廊桥人行流线公寓车行流线商业车行流线大巴出入口私家车出入口人行出入口公寓出入口启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG效果展示THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目31、THE CONCEPT OF THE XIEXING PORT IN QIDONG效果展示THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG效果展示THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG效果展示THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF 32、THE XIEXING PORT IN QIDONG效果展示THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG效果展示THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG效果展示THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING POR33、T IN QIDONG效果展示THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG效果展示THE CONCEPT OF THE XIEXING PORT IN QIDONG入口空间空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG入口空间空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启34、东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG下车区挑檐车站储物柜车站储物柜空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG商业空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG风情商业空间意向THE CONCEPT OF THE XIEXING PORT IN Q35、IDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG海鲜市集空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG商业功能商业外摆露台空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG售楼处空间意向THE CONCEPT OF THE XIEXING PORT IN36、 QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG售楼处售楼处空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG水疗中心空间意向THE CONCEPT OF THE XIEXING PORT IN QIDO37、NG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG水疗中心空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG空中廊桥空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG空中廊桥空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启38、东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG公寓空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG湿地空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG湿地空间意向THE CONCEPT OF THE XIEXING PORT IN QIDONG启东协兴港地块项目THE CONCEPT OF THE XIEXING PORT IN QIDONG室内外景色连通渲染氛围标志系统灯光