First, planning and design must be people-oriented and based on the comfort and convenience of residents' lives. Planning, design and management of real estate projects
This should be the highest principle. Real estate is built for people to live in. If you want to live for 70 years, the owner will spend hundreds of thousands to buy a house. You must pay attention to the tenant for 70 years (almost a lifetime! ) responsible. Many planning and design are simply and hastily completed, leaving long-term hidden dangers for residents. If the main entrance of the community is on the main road, people and cars are mixed; Not far from the main entrance, there is a traffic light intersection. As soon as the red light is on, the vehicles in line can be discharged to the main entrance of the community. If there is a bus stop next to it, you can imagine how much trouble the community owners will encounter when they enter and leave! Change the vehicle entrance to another place and separate people from vehicles. These details seem trivial, but in fact there are great hidden dangers, which must not be taken lightly. "there is no small matter in planning a plan." If a detail leaves trouble, residents will complain for life. This kind of detail shows whether the designer has considered the problem from the convenience and comfort of the user, and made a big taboo by simply designing from the aesthetic effect of the plane layout.
Second, the design must conform to the positioning of the project, and don't deviate from the positioning to pursue unrealistic things. Planning, design and management of real estate projects
Project positioning is the basic outline of a project, which frames the direction of planning and design. If you deviate from the positioning, you will make a completely unusable plan. For example, it is positioned as a small and medium-sized white-collar community with moderate price and moderate grade. However, if the design institute makes an unexpected atrium landscape design and thousands of square meters of atrium, what "Mediterranean Sea", "Aegean Sea" and "Baltic Sea" are arranged in it to form a complete water system, plus fountains, overlapping water and several water curtain walls, it is completely the landscape design of top luxury houses! Let's roughly calculate that the cost per square meter is several hundred yuan, and the cost of property management and operation is horribly high. Such a mid-range residential area, the property management fee charged to the owners is very limited, but the operating cost of waterscape alone is several hundred thousand yuan a year! Who will bear the cost? This is the situation where the designer deviates from the positioning of the project.
Three, planning and design should fully consider the convenience of future property management.
Now property management has become an important aspect of the success or failure of real estate projects. "If you can't buy a house to see the environment, you can't pay for an apartment to see management." In the past, property management was not considered in the design scheme, but now all kinds of problems of property management must be considered in advance when planning the project. If a lake is the center, a circle around the lake is a single-family villa, and the periphery of the villa is a multi-storey residence, and then the periphery is a small high-rise residence. The designer's idea is simple: let the owner of the villa be closest to the lake view, and you can enjoy the lake view directly from the floor-to-ceiling windows of the living room and bedroom. He didn't take into account that this lake is not exclusive to villa owners, but belongs to all owners of the community. Those owners who live in multi-storey and small high-rise buildings, when they want to go for a walk by the lake, have to go to the villa garden or even the window to reach the lake. Villa owners are often disturbed by this kind of coming and going in front of the house, and their personal privacy cannot be effectively protected.
Four, under the premise of conditions permit, should try to consider the convenience of project marketing.
Marketing has two basic requirements in planning and design, one is selling point and the other is selling appearance. Be realistic in selling points. For example, the biggest selling point is huxing design, all huxing should be carefully promoted, and huxing area must be practical. The middle-sized apartment is mainly small rooms in the hall, and the large-sized apartment achieves the effect by increasing the number of rooms and strengthening the functional space. Public spaces such as indoor public walkways, indoor walkways and building corners are reduced, and more attention is paid to how to make full use of every inch of space than before; The functional design is more perfect. (1), the master room with bathroom has become a necessary condition for the design of large and medium-sized units; (2) The setting of work balcony should be reasonable and convenient (in the past, housework and sightseeing were realized in one space); (3), study, children's room, gym, cloakroom and other supporting facilities, so that indoor life is colorful and comfortable at home; (4) The design of the porch increases the level of indoor space, conforms to the social reality of improving living standards, makes it possible to change clothes and shoes indoors, and promotes the health and comfort of the home. Functional zoning must be obvious: (1), and three zoning concepts should be established in the design: dynamic and static zoning, workspace and living space zoning, and public and private space zoning; (2) Break the tradition of dividing flat halls and rooms, and use prominent corners, steps and hidden walkways. To divide the space, so as to make the space more layered and varied. Huxing design is closer to human nature. The change of design concept: (1), the change of orientation concept, it is no longer necessary to pursue households facing south, and landscape is as important as orientation, and more attention is paid to landscape direction rather than north-south direction in apartment design; (2), the change of demand concept, from the population composition to determine the living space, we must pay attention to safety first.
In these general projects, we strive to have some new ideas in environmental landscape garden design.
The view of "selling first" insists that when the project opens, a beautiful community gate, a main landscape commercial avenue, a central garden, a beautifully decorated clubhouse (also a sales center) and a group of beautifully decorated, warm and comfortable model houses must be completed. At present, many projects do a good job of environmental landscape garden before building, all for marketing. Developers can only achieve profitability by completing sales, so they have to ask design and planning to serve marketing.
Five, planning and design should not only follow the professional norms and technical points, but also try to consider the basic taboos of China's traditional architectural landscape theory.
Generally speaking, the technical points such as floor area ratio, building density and greening rate are fixed, and planning and design can only be done on these premises. However, many designers don't know much about the traditional architectural landscape theory, so there are often problems in this respect. In addition, in terms of real estate planning and apartment design, basic taboos such as road rushing, corner rushing and door rushing can be completely avoided with a little attention. The key is that designers must understand these basic taboos.
Generally speaking: "70% of the success or failure of a project lies in the early planning." In this preliminary planning, all the important ideas about project positioning, target consumer positioning, price positioning, marketing concept positioning and so on are actually reflected in the planning and design scheme. The investment of the developer and the painstaking efforts of the planning company are also condensed in the planning and design scheme. Therefore, excellent planning and design is a necessary prerequisite to ensure the success of the project. It is no accident that many projects took two or three years to plan and design, and finally succeeded in one fell swoop.
Sixth, the relationship between developers and builders.
In the market economy environment, developers are faced with the user market, and developers should cater to users' tastes; Architects are faced with the market of developers, so architects should naturally cater to the tastes of developers. The architect is the design consultant of the developer, and locates the balance point for the developer in balancing the development project with society, economy, city, technology and environment. The developer is also the architect's market consultant. After providing accurate market demand for architectural design, the architect's creation will eventually meet the pulse of user demand.
Seven, choose the skills of architects.
Architecture is a flawed art. After the building is completed and accepted, there are always many defects and deficiencies. Some designs are improper, which affects the use; Some designs are not well thought out, which makes it difficult for developers to plan well. Developers aim at profit, and the quality of design directly affects the sales of commercial housing and the realization of economic benefits. So choose an architect from the beginning. The principle of choosing an architect: don't value the relationship, but value the ability; Do not value price and quality; Look not only at the unit, but also at the individual (performance, experience, face-to-face conversation)
Eight. Communication between developers and architects
On the basis of mutual trust and interdependence, developers and architects should pay attention to the following points: architects must strengthen their oral expression ability and enhance their theoretical knowledge; Architects must have the ability to organize and coordinate, record all important conversations in the design process, so as to clarify the views and intentions of developers; Developers should give a relaxed creative environment, respect the professionalism of design, and don't blindly give opinions and influence designers.
The preliminary work is the source of creation, and the communication volume determines the success of the design to a certain extent, which is also related to the smooth construction of the project. Therefore, in the early stage of design, architects should actively communicate with developers, try to tap their ideas, turn scattered and chaotic ideas into coherent ideas, and transform and sublimate them from the perspective of professional technology.
Architects must also coordinate and guide the relationship between various types of work, strengthen mutual communication and coordination, and make architectural design constantly improve and implement in architectural engineering. In order to reduce the gap between the completed project and the original design, architects must always carry out the design intent and understand the cooperation of different types of work. This is also the embodiment of an architect's comprehensive ability.
Time-limited, schedule-driven design is difficult to produce high-quality products; Developers lack aesthetics and it is difficult to produce fine products; Architects lack knowledge and understanding of the market, and it is difficult to make high-quality products; Developers interfere too much in building height, making it difficult to produce high-quality products.
Nine, planners and architects
In the past, this was a two-point line. The developer directly found a design institute that can draw drawings. Hit it off, paint it, Gai Lou, and then sell it. If you can't buy it, ask someone to plan it. If the plan takes a few more steps, they will die.
It's time for developers, planners and architects to line up at three o'clock. Successful architects must understand the needs of people and potential real estate customers. The involvement of planners makes architects better understand the market demand, and at the same time, they are very clear about the management ideas of government management agencies, and can actively handle the relationship between the two sides. Planners have more time and more opportunities to contact and understand the psychology of people, markets and buyers than architects. In other words, understanding people is the professional requirement of planners. Planners should understand the people's buying mentality and the effective demand of the housing market, provide explanations for architects, and don't let the houses designed by architects who don't understand the market demand be as far away from the people as the models walking around on the stage. Real estate management needs to pay attention to the following issues: 1. The tax-related operation mode of the real estate industry (1) and the acquisition of land and real estate. Including the transfer from the government's primary market and secondary market, cooperation, joint venture equity change. (2) Financing forms: bank loans, non-financial loans, customer mortgage loans, financing loans secured by future commercial housing, etc. (3), planning and design links and tax content. (4) Construction method of the project. Entrusting methods are sub-item, sub-bid, sub-period contracting out to construction enterprises or general contracting out to construction enterprises. Specifically, it is divided into bidding, negotiation, or direct entrustment of construction. (5) The main tax-related contents of sales planning. Sell it yourself and entrust others to sell it. (6) the way to get income. Real estate income is divided into pre-sale and existing home sales. (7) Cost classification. It mainly consists of two parts: development cost and development expense. Among them, development expenses are classified according to business purposes. Including the following eight items: compensation fee for land acquisition and demolition, preliminary engineering fee, construction and installation engineering fee, infrastructure fee, public facilities fee, indirect development fee, unforeseeable fee and indirect development tax. Development expenses include three major items: management expenses, sales expenses and financial expenses. (8) Definition of commercial housing completion and ownership transfer mode. The current income tax stipulates that completion is the time for income tax settlement, so it is very important to adopt the way of completion and ownership transfer. (9) Development of agent construction projects. Enterprises accept projects commissioned by the government and other units for development. Construction projects include: unified housing, revolving housing, resettlement housing, urban infrastructure construction and public facilities development. Second, the real estate enterprise development approval process and approval (1) The general procedure for project approval is that the development company applies to the Construction Committee, and the Construction Committee and the Economic Committee will sign the approval. The development company will apply to the Planning Commission for an investment plan according to the project approval documents. (2) Planning management, land management and finance departments are responsible for planning approval, which usually includes handling "three certificates and one book", namely "Planning Land Use Certificate", "State-owned Land Use Certificate", "Construction Project Planning Permit" and "Site Selection Opinion" (determining the scope of land use and reviewing the red line map). (3) Construction Approval The real estate enterprise submits the planning permit and payment voucher to the Construction Committee to apply for the Construction Permit. (4) Sales approval is based on the Measures for the Administration of Commercial Housing Sales and the Measures for the Administration of Urban Commercial Housing Pre-sale, and a Pre-sale Permit or a Sales Permit is required. (5) After the commercial house approved by the property right is delivered for use, the owner shall submit the information of purchasing the house property to the Housing Authority and handle the real estate license. Three. The materials that enterprises need in the preliminary work of inspection mainly include: (1) the project approval of the Construction Committee. (2) Construction land permit and construction project planning permit of the Urban Planning Administration. (three) the contract for the assignment of the right to use state-owned land in cities and towns and the relevant supplementary contracts. (4) State-owned land use certificate issued by the Bureau of Land and Resources. (5) Land development agreement and supplementary agreement. (Basis for sharing demolition costs and development costs through agreement). (6) Construction permit issued by the Project Construction Committee. (7) the construction contract between the enterprise and the construction enterprise, and understand the expenditure of the enterprise's Jian 'an project. (8) Notice of Construction Project Planning Acceptance Contract issued by the Planning Bureau and Record Form of Construction Project Completion Acceptance issued by the Construction Committee (determine the end date of development cost), and submit the completion certificate of development products to the real estate management department for record (cost object). (9) Registration Form of Surveying and Mapping Details issued by Surveying and Mapping Team of Real Estate Administration. (10), the house ownership certificate, as the basis for inspectors to understand the property rights for their own use, property rights transfer, property rights transfer and property rights sale. (1 1), the commercial housing sales (pre-sale) license issued by the Housing Authority, as the basis for the usable area. (12), all commercial housing pre-sale contracts and commercial housing sales contracts signed by enterprises are used as the basis for measuring sales revenue.
Planned real estate can not only be sold, but also be appreciated after living in it for three, five or ten years. This is the real master planner.