海南万宁神州半岛首期详细规划

我们的愿景Our Vision,Chinas Seaside Lifestyle CommunityWellness and Recreation for generations,开创中国滨海生活风尚营造世代养生康体聚点,我們的愿景Our Vision,神州半岛：修生养静的世外桃园Shenzhou Peninsula The Lifestyle Retreat Community“ 以颐养生活与休闲康体为特色 ;     强化自然优质的生态居住环境 ”          “ Promote Wellness and Health as Identity ;      Enhance the Natural Resources and Environment ”,項目定位Project Positioning,经济Economics,城市规划Urban,景观设计Landscape Design,生态Environments,主要议题Key Issues,促进神州半岛成为一个新兴的国际度假区和现代化生活方式的旅游目的地。Promote Shenzhou Peninsula as a new international resort and lifestyle destination.吸引全球和国内投资Attract global and national investment interest Generate significant profit from higher real estate and land prices发展一日游游客成为长期的度假游客和投资商。Convert day trip tourists to long term resort guests and investors通过创新的城市规划和生态保育措施，建 立可持续发展策略Create a sustainable development through innovative urban planning and ecological preservation,客戶目標Client Objectives,旅遊市場評估Tourism Market Assessment,预计2005年旅游人数将达到590万人次，比2004年增长7.9%。Estimated tourist arrivals in 2005 is 5.9 million, an increase of 7.9% from 2004国外游客仅占游客总数的4%，然而自2003年以来，国外游客数量不断上涨。International tourists account for only 4% of visitors however there has been increasing growth in international visitors since 2003.,海南旅游市场Hainan Tourism Market,海南地区游客主要为观光游客和度假游客。Sightseeing and vacation are the two main reasons for visiting Hainan 旅游团是海南旅游业的主要旅游市场，88%的旅游团为国内游客。Tour group travel is an important market in Hainan, accounting for 88% of mainland domestic tourists.,旅游目的Purpose of Visit,13%的支出用于住宿方面，餐饮、娱乐和景区门票约花费276元人民币。The survey shows accommodation accounts for only 13% of tourists spending. A further 276 RMB is spent on F&B, entertainment, tickets and shopping.,旅游花费Tourism Spend,游客增长最多的地区为香港（5.3万人次）和韩国（4.5万人次）。The largest increases where from Hong Kong (53,000) and Korea (45,000) 通过增加市场运作和航班飞行，海南旅游市场的外国游客数量将大幅上升。Hainan could significantly increase the number of international tourists by increasing marketing efforts and flight availability.,国际旅游增长International Growth Opportunities,国际旅游增长International Growth Opportunities,自驾游（私人汽车或租车）：作为灵活经济游，越来越受欢迎。Self-drive (by private  or rental car): gaining increasing popularity as a flexible and economic tourism option商务游：会议和商务旅游入要目的地为大城市，但前往度假区的人数也不断增加。Business tourism: conference and business tourism is mainly focus in big cities but is increasingly in resort areas探险游：包括徒步旅行、自行车、泛舟、潜水、滑翔、登山等。Adventure tourism: including activities such as hiking, bicycling, rafting, diving, gliding, mountaineering背包族：经济灵活的旅游方式，适合受过教育的年轻人士，以避免了高峰期、人群密集处和大城市。 Backpackers: economic and flexible for educated young travelers who avoid peak-seasons, crowded attractions and big cities.,国际旅游趋势New Trends in Tourism in China,竞争性分析Competitive Analysis,设有高球设备的豪华会议酒店High-end conference hotels with golf  facilities以会议旅客为主Mainly target at conference & meeting visitors,酒店住宿质量较差Low quality hotel accommodations以平价市场为主Mostly target at low-end market在石梅湾的新度假区项目发展以高价市场为主Prospective resort development in Shimei bay targeting athigh-end market,酒店集中于市中心Hotels mainly located at towncenter酒店住宿质量较差Low quality hotelaccommodations以商务旅客为主Mainly targeted at businesstravelers,国际级度假酒店High-end resorts with international servicestandards以度假旅客为主Mainly target at vacation travelers,酒店质量较差Low quality hotel accommodations海滨海鲜餐厅Seafood restaurants in the beachfront受欧洲旅客欢迎Popular to Europe visitors,较具竞争力的度假酒店集中在西岸Relatively competitive resortsin western coast度假酒店设有水疗及高球设备Resorts with luxury spa & golffacilities,竞争性酒店的分布?Where are the Competitive Hotels & Resorts Located?,海口热带海洋世界Haikou Tropical Ocean World海口假日海滩Haikou Vacation Beach,南燕湾高尔夫球场Nanyan Bay GolfCourse,兴隆康乐园海航度假酒店高尔夫球场Xinglong Kangle GardenHNA Resort Golf Course,南湾猴岛旅游区South Bay MonkeyIsland,南山旅游文化区Nanshan TourismCultural Zone,三亚蜈支洲岛Wu Zhi Zhou Island ofSanya,竞争性景点的分布?Where are the Major Tourist Attractions Located?,海南热带野生动植物园Hainan Tropical Wild Animals& Plantings Park,火山口公园Volcanic Park,玉带滩观光Jade Belt Beach Sightseeing,万泉河漂流Wanquan River Drifting,红色娘子军历史遗址度假区Red Women Army HistoricalSite Resort,白石岭度假区Baishiling Mountain,龙滚海南民俗风情村龙滚野人村Longgun Hainan NationalityCustoms Village + LonggunSavages village,兴隆亚洲风情园Xinglong Asian Customs Garden兴隆东南亚风情村Xinglong Southeast Asia Culture Village兴隆热带植物园Xinglong Tropical Botanical Garden兴隆热带花园Xinglong Tropical Flower Garden,海南博鳌高尔夫乡村俱乐部Bo Ao Golf Course索菲特酒店高尔夫球场Sofitel Golf Course,亚龙湾：天域二期产权酒店Yalong Bay: Resort Horizon Phase 2 Property Hotel华宇皇冠假日产权度假酒店Huayu Crown Plaza Property Hotel,大东海：三亚印象Big East Sea: Sanya Impression东海明珠嘉园East Sea Pearl Garden,市中心Sanya City Center时代海岸Times Coast,Sanya Bay三亚湾：碧海蓝天Blue Sea & Blue Sky天泽海韵产权度假公寓Tianze Haiyun Cond. Apart海悦湾产权度假公寓Haiyue Bay Cond. Apart椰风海韵Palm Beach Holiday Apartment瀛寰度假公馆Ying Huan Holiday Residence,金椰都滨海花园Golden  Cocnut City Seaside Garden宝安江南城Bao An Jiang Nan City,水岸长桥Waterfront Bridge Community悠生海华You Sheng Hai Hua Community,长信海岸水城Changxin Coastal Aquapolis,竞争性住宅开发项目的分布？ Where are the competitive Residential Developments located?,竞争性分析带来的启示Implication of Competitive Analysis,酒店特色的国际品牌（46星）本土旅游酒店（3星）国际度假俱乐部房地产租赁房地产经营零售 / 休闲娱乐 / 景点度假市镇中心以水或海洋为主题的旅游景点组织策划强烈的设计个性有效的管理系统,HotelsUnique International Brands (4-6 star)Domestic Tour Companies (3 star)International Vacation ClubReal EstateReal Estate in Rental SystemRetail, Entertainment, AttractionsResort Town CenterWater / Ocean Oriented AttractionsOrganizationStrong Design CharacterStrong Management System,案例分析Case Studies,普吉礁湖是亚洲第一个综合度假区，景区包括5座高档度假酒店18洞高尔夫球场住宅房地产购物村豪华健康美容Spa儿童娱乐营区各式休闲设施Laguna Phuket is Asias first integrated resort, which consists of:5 high-end resort hotels18-hole designer golf coursereal estateshopping villageLuxury health spaChildren Campvarious recreational facilities,普吉拉古拿Laguna Phuket,3km,Banyan Tree,Sheraton,Dusit Laguna,Beach Resort,Allamanda Laguna,Laguna Residence,Laguna Townhouse,桑德斯廷高尔夫海滨酒店Sandestin Golf & Beach Resort,综合的度假目的地，环绕2400英亩的海滩和海湾地区。共1450个住宿区分布于30个特色邻近区域6.5万平方英尺的会议设施。度假区设施：4个高尔夫锦标赛球场；15个世界级网球场；全套服务的码头、水上运动、包船航行和垂钓设备精品店、折扣商店精致休闲美食健身中心、水疗沙龙中心以及儿童娱乐项目,Integrated resort destination nestled on 2,400 acres of beach and bayfrontFeaturing 1,450 accommodations situated within 30 distinctive neighborhoods and resort town65,000 sq.f. Meeting facilitiesResort amenities:Four championship golf courses,15 world-class tennis courts,Full-service marina, water sports, charter sailing and fishing,Boutique, designer and outlet shopping,Fine and casual dinning,Fitness center, spa & salon and kids program.,Beachside,Beachwalk,Beachwalk One & Two,Bayside,Bayside,Bayou Village,Grand Harbour,Harbour Point,Linkside,Sandpiper,North Shore,Players Club,Vantage Point,Village,Lasata,Le Jardin,Observation Point,Dockside,Club Intrawest,Crystal Cove,Laurel Grove,Prestwick Place,各具特色的邻里社区提供了不同的度假选择混合的所有权形式，有利于弹性运营著名的开发商品牌,桑德斯廷地区住宿Accommodations in Sandestin,Distinctive neighborhoods provide a diverse range of options for vacationMix of ownership structure improves the operation flexibilityStrong developer brand name,Baytown Wharf 村Village of Baytown Wharf,11公顷人行村落。村落同时拥有酒店和单房、双人房和三人房豪华住宅。,An 11-ha pedestrian village The Village of Baytowne Wharf also features hotel and one-, two- and three-bedroom luxury accommodations.,威雷 - 度假胜地Wailea A Destination Resort,度假区包围着5座超豪华酒店、许多度假区和单元楼、迷人的海滩、高尔夫球场、一级餐饮设施和购物区1.5英里的海岸步行道茂宜度假区开发商，茂宜度假有限公司，致力开发茂宜度假社区成为一个住宅式的度假区度假区提供风俗住宅、公寓、私人高尔夫球场，游客可徜佯于周围迷人的海滩区强品牌效应: 威雷良好度假区管理系统,It encompasses 5 super-luxe hotels, numerous resorts and condos, fine beaches, golf courses and first-rate dining and shopping venues.1.5-mile coastal walkThe Wailea Resort Company, Ltd, the developer of Wailea developed Wailea community as the residential resorts.It provides custom homes, condominium sites and private estates bordering the golf courses and sitting on stunning beaches.Strong Brand Identity: WaileaGood resort management system,开发策略 Development Strategy,开发策略Development Strategy,区域开发策略 Regional Strategy美景駕車道 提升旅游體驗 增加地區認知特色旅游產品有助推動地區旅遊Scenic DriveEnhance visitors traveler experience - have a feeling of the siteSignature tourism product helps promote the site,开发策略Development Strategy,市場研究轉化成項目產品 大规模觀光旅游市場  =>    停留的度假市镇与景区Turning Market Research into ProductsLarge Sightseeing Market  =>   Resort Town and Attractions,市場研究轉化成項目產品增長的度假市場   =>      度假目的地Turning Market Research into ProductsGrowing Vacation Market   =>   Destination Resort,开发策略Development Strategy,市場研究轉化成項目產品國際奢华旅游市場   =>   尊贵私密的SPA水疗与自然体验Turning Market Research into ProductsInternational Luxury Market   => Exclusive Spa and Nature Experience,开发策略Development Strategy,度假目的地Destination Resorts,景點, 娛樂, 休闲Attractions,  Entertainment, Recreation,四号海湾私密尊贵度假所Cove 4 Exclusive Resort,开发策略Development Strategy,創造值得回憶的旅遊體驗美景駕車道風景區充滿驚喜的地方休閒寫意Create Memorable Experience Scenic Drive Scenic Points Surprising places People Watching,开发策略Development Strategy,颂扬本土特色挖掘當地的文化及歷史, 並加以推廣, 建立獨有特色使用當地原料改善生态環境品质Celebrate the place Rediscover Culture & History Utilize Local Material Enhance the Environment,开发策略Development Strategy,开发策略Development Strategy,创立特色品牌富有特色的名字情感型市场营销策略与形象经营品牌式度假地产标识与产品Create Brand Identity Special Name Emotional Marketing and Image Branded Resort Properties Logo and Merchandise,开发策略Development Strategy,第一湾 : 以国际与本土度假酒店连锁品牌为目标Target Range of International and Domestic Resort Chains for Cove 1,Target an International Vacation Club  for Cove 1,Target Domestic Tour Companies,开发策略Development Strategy,第四湾 : 以国际奢华型度假酒店品牌为目标Target International Luxury Brands for Cove 4,优质的开发實踐严格遵循核心的开发原则僱用因开发而搬迁的当地人口員工培訓以提升服務質素建立良好的社區管理系統可持續發展的开发原則Good Development Practices Invoke strong core principals Re-employ resettled population Training staff for quality guest service Community management system Sustainable development principals,开发策略Development Strategy,明智的分期开发及投資策略集中資源于所需之处合理的優先开发項目籌備完善的擴展計畫强调細節保证品质保留重点地块，用作后期的高价值开发项目Intelligent Phased Development and Investment Focus investment where needed Right size Pilot Projects Plan for expansion Do small details well Withhold key parcels for later high value development,开发策略Development Strategy,经济Economics,城市规划Urban,景观设计Landscape Design,生态Environments,主要议题Key Issues,环境规划Environmental Planning,主要议题水质改善栖息地保育与修复防洪老爷海沉淀物处理,Key IssuesWater Quality ImprovementHabitat Conservation and RestorationFlood ProtectionLagoon Sediment Management,水质改善Approach to Water Quality Improvement,防治清理污染物源，譬如水产养殖排泄物,PreventionRemoval of pollution sources, such as aqua-culture effluent,修复策略性减低不可避免的水质影响面,RemediationMeasures to minimize unavoidable water quality impacts,農作物養料是造成水污染的另一主因Artificial pesticides and fertilizers are a significant cause of water pollution,老爺海内漂浮的水产养殖排是主要的污染源Floating aquaculture rafts inside the lagoon are a major source of pollution,水質防治Water Quality Prevention,迁移水产养殖业可持续发展水产养殖业与农业控制上游污染源(东澳)- 污水- 工业污染- 农业污染排放政策- 利用潮汐变化加速污染物排放,Aquaculture removalSustainable aquaculture & agricultureUpstream sources (Dong Au)- Wastewater- Industry- AgricultureDischarge Policy- Utilization of tidal flushing to enhance  pollutant dilution,小型濕地有助於處理廢水污染物A small constructed wetland for treating wastewater effluent. Systems designed for the pond effluent would be substantially larger.,LID方式例如采用透水性路面 以改善水渗透和水质系统，减少雨水径流。LID methods such as using porous pavement improves infiltration and water quality and decreases storm-water runoff.,水质修复Water Quality Remediation,修复性湿地临近河流的滨水防护带污水处理雨水处理 - 低影响性开发泻湖环流冲刷 - 拓宽水道增加水流,Constructed wetlandsRiparian buffers adjacent to riversWastewater treatmentStormwater management- Low Impact DevelopmentLagoon circulationFlushing - Improved circulation by widening channel constrictions,主要栖息地Key Habitats,湿地Wetlands沙丘Sand dunes河流走廊River Corridors高地Uplands,基地内现有的淡水湿地Existing freshwater wetland in the Site Area,建议在基地范围内开发滨海和淡水湿地Proposed coastal and freshwater wetlands in the Site Area,湿地公园Wetland Parks,目标强化栖息地环境改善水质系统提供社区设施开发生态旅游防洪,ObjectivesHabitat enhancementWater quality improvementAmenity for communityEcotourismFlood protection,春之岛，南卡罗莱纳州，美国开发整合3000英亩的住宅区开发自然且可持续发展藉由住宅区销售营取自然保育管理基金,案例研究: 海滨湿地Case Studies: Coastal Wetlands,Spring Island, South Carolina (USA)Development Integration3000 acre residential developmentNatural setting and sustainable development key featuresTrust fund for nature reserve management financed through residential sales,案例研究: 淡水湿地Case Studies: Freshwater Wetlands,大澳（香港）红树林修复关闭盐场和鱼塘连结海洋地区重新分级并规划红树林树种Tai O (Hong Kong)Mangrove RestorationAbandoned saltpans and fishpondsConnection to oceanRe-graded and planted with mangrove seedlings,纽因顿奥运村（澳大利亚）90公顷的开发项目污水处理湿地景观元素高质的生态价值Newington Olympic Village (Aust.)90ha developmentWastewater treatment wetlandsLandscape amenityHigh ecological value,建议的沙丘修复区Proposed sand dune restoration areas,基地内现有的退化沙丘Existing degraded sand dunes in the Site Area,沙丘修復Sand Dune Restoration,目标改善栖息地环境展示生物多样性保护区综合景观元素土壤保护自然的防洪设施ObjectivesHabitat enhancementShowcase biodiversity reserveIntegrated landscape amenitySoil conservationNatural flood protection,艾因斯达尔自然保护区（英国）Ainsdale Nature Reserve (UK),修复性沙丘是珍贵动植物的理想栖息地The restored dunes provide an ideal habitat for rare plants and animals,案例研究: 沙丘修复Case Studies: Sand Dune Restoration,沙丘栖息地修复Sand Dune Habitat Restoration于1980年对外开发，包括268公顷的开放沙丘Nature Reserve opened in 1980, includes 268ha of open dunes因植林、过度放牧以及排水引发的环境退化Degraded by forest plantation, overgrazing, draining通过迁移林地和控制放牧，对保护区进行修复Restoration through removal of plantation and control of grazing成效：改善了保护区内景观价值和栖息地环境质量，珍贵动植物数量增多Result: Improved landscape value & habitat quality, higher abundance of rare plants and animals,案例研究: 沙丘修复Case Studies: Sand Dune Restoration,码头沙丘度假区，加州（美国）Marina Dunes Resort, California (USA)综合开发Development Integration19英亩的海滨酒店开发，包括敏感性沙丘栖息地保育19 acres beachside hotel development including sensitive sand dune habitats沙丘环境为酒店开发提供了独特的景观背景Dune provide unique landscape setting for the hotel改善珍贵动植物的栖息地环境Sand dune restoration undertaken to improve habitats for rare plants and animals,基地的河槽River channel in the Site Area,建议的河槽修复Proposed river channel restoration,河流走廊River Corridors,目标雨水排放水质改善栖息环境增强野生动物走廊加强基地景观ObjectivesStormwater drainageWater quality improvementHabitat enhancementWildlife corridorsLandscape enhancement,位于美国的新修复河流，稳固的河岸及自然的洪泠区平台A river channel in the USA undergoing restoration with natural meanders, stabilized banks, and a natural floodplain terrace.,刚修复的水流片断A newly restored river section,现有河流走廊，注意考虑基地内非自然的直通槽，以及缺乏海滨植被。The existing river corridor.  Note the unnaturally straight channel and lack of riparian vegetation.,河流修復方法River Restoration Methods,于洪泠区种植适合的本土湿地植物重塑河道走廊以创造自然綩綎的河流增加栖息地的多样性- 不同的水流速度- 不同的河床,Floodplain area planted with appropriate native wetland vegetationRe-align river channel to create natural meandersIncrease habitat complexity:- Diverse flow rates (riffles, runs and pools)- Diverse substrates (cobbles, gravel and sand),毁坏的锋面沙丘（美国）A damaged frontal dune home (USA),基地内的沙石沉淀物Sand deposition in the Site Area,海滨退让线策略Coastal Setback Strategy,风险风暴来临时，沙丘片区极不稳 定根据三亚和海口市的法规，沙滩地区高潮位线150米以内禁止任何开发建议的高潮位线后退让红线有助于最小化基地开发的风险：          - 商业区 - 100米          - 住宅区 - 150米 此外敏感地区禁止任何开发项目(例如：靠近西区入口)Risks During storm events, coastal areas are prone to flooding, and sand dunes can become unstableRegulations in Sayan & Haikou prohibit development within 150m of high-tide line of sandy beachesRecommended set back from high-tide line to minimise potential risks:          - Commercial 100m          - Residential 150mExceptions No development in vulnerable areas (e.g., close to western site entrance),基地的洪泛危险Flooding risk within the Site Area,老爷海退让线策略Lagoon Setback Strategy,老爷海北部沿岸存在洪泛危险对滨水沿线湿地栖息地进行修复增加栖息地和景观价值改善水质防洪限制性开发滨水地区的低洼地区（淡水湿地和高尔夫球场）遷徙漁塘並進行濕地及開發地整治Flooding risk along northern shore of lagoonRestore wetland habitats along waterfrontIncreased habitat and landscape valueImproved water qualityFlood protectionLow-lying areas behind water front limited development (freshwater wetland and golf course)Relocate fish pond to restore wetland and prepare embankment strategy,流浚期间的沈淀物对环境的影响Sediments released during dredging can cause environmental impacts,利用防淤网或其它措施可降低流浚对环境的影响Using silt curtains and other mitigation measures can reduce environmental impacts caused by dredging,老爷海沉淀物处理Lagoon Sediment Management,机遇Opportunities排除潜在的污染沉淀物Removal of potentially contaminated sediments改善水流循环系统Improved water circulation开发水上运动的机会Opportunities for water sports,建议Recommendations有选择性的疏浚Selected dredging开发水道Specific channels贯彻相关措施，减少沉淀物（例如限制捕猎和新增隔泥幕等）Measures implemented to reduce sedimentation (i.e., closed grab, silt curtain),限制Constraints开发费用大，属劳动密集型开发项目Expensive and labor intensive对生态环境的些许影响Ecological impacts施工期对水质的影响Water quality impacts,经济Economics,城市规划Urban,景观设计Landscape Design,生态Environments,主要议题Key Issues,1,3,4,2,1. 第一灣2. 第四灣3. 中心橋區4. 東橋區,第一期 : 四大重要区域与节点勘察,Phase 1 : Site Visit Areas1. Cove 12. Cove 43. Central Bridge Area4. Eastern Bridge Area,基地勘察Site Findings,第一灣  - 觀光度假新鎮Cove 1 - Sightseeing Resort Town,限制:-水位低浅-選擇重點區清淤-河口需加宽以利水流循环-渔塘影響水質與景觀- 移走大部分漁塘-现有低质别墅区、码头 、停车场机遇: -连接石梅湾的风景线-拥有绝佳海岸风光与内海景致-老爷海沿岸成为生态保育区之潜力. -地势平坦- 易於開發,Constraints:-Lagoon water is very shallow selective dredging-The estuary is too narrow need to widen-Fish pond impact eliminate most fish pondsExisting low quality villas, marina, parking area remove themOpportunities:-Scenic entrance connecting from Shimei Bay Scenic Road- Open sea and lagoon view Maximize views- Ecological opportunities along lagoon - Revitalize- Flat terrain easy to develop,基地勘察Site Fi