湖南长沙西湖文化园项目可行性研究报告_.doc

into the cave hoping to find buried treasure. the leader of the party was examining the soil near the entrance to the cave when the machine showed that there was gold under the ground. very excited, the party dug a hole two feet deep. they finally found a small gold coin which was almost worthless. the party then searched the whole cave thoroughly but did not find anything except an empty tin trunk. in spite of this, many people are confident that the revealer may reveal something of value fairly soon.lesson56 faster than sound! 比声音还快！once a year a race is held for old cars. a lot of cars entered for this race last year and there was a great deal of excitement just before it began. one of the most handsome cars was a rolls-royce silver ghost. the most unusual car was a benz which had only three wheels. built in 1885, it was the oldest car taking part. after a great many loud explosions, the race began. many of the cars broke down on the course and some drivers spent more time under their cars than in them ! a few cars, however, completed the race. the winning car reached a speed of forty miles an hour-much faster than any of its rivals. it sped downhill at the end of the race and its driver had a lot of trouble trying to stop it. the race gave everyone a great deal of pleasure. it was very different from modern car races but no less exciting. lesson57 can i help you, madam? 你要买什么，夫人？a woman in blue jeans stood at the window of an expensive shop. though she hesitated for a moment, she finally went in and asked to see a dress that was in the window. the assistant who served her did not like the way she was dressed. glancing at her scornfully, he told her that the dress was sold. the woman walked out of the shop angrily and decided to punish the assistant next day. she returned to the shop the following morning dressed in a fur coat, with a handbag in one hand and a long umbrella in the other. after seeking out the rude assistant she asked for the same dress. not realizing who she was, the assistant was eager to serve her this time with great difficulty, he climbed into the shop window to get the dress. as soon as she saw it, the woman said s many ties.and a woman cant have too many hats, she answered.ten minutes later we walked out of the shop together. my wife was wearing a hat that looked like a lighthouse !lesson42 not very musical 并非很懂音乐as we had had a long walk through one of the markets of old delhi, we stopped at a square to have a rest. after a time, we noticed a snake-charmer with two large baskets at the other side of the square, so we went to have a look at him. as soon as he saw us, he picked up a long pipe which was covered with coins and opened one of the baskets. when he began to play a tune, we had our first glimpse of the snake. it rose out of the basket and began to follow the movements of the pipe. we were very much surprised when the snake charmer suddenly began to play jazz tunes and modern pop songs. the snake, however, continued to dance slowly. it obviously could not tell the difference between indian music and jazz!lesson43 over the south pole 飞越南极in 1929, three years after his flight over the north pole, the american explorer, r. e. byrd, successfully flew over the south pole for the first time. though, at first, byrd and his men were able to take a great many photographs of the mountains that lay below, they soon ran into serious trouble. at one point, it seemed certain that their plane would crash. it could only get over the mountains if it rose to 10,000 feet. byrd at once ordered his men to throw out two heavy food sacks. the plane was then able to rise and it cleared the mountains by 400 feet. byrd now knew that he would be able to reach the south pole which was 300 miles away, for there were no more mountains in sight. the aircraft was able to fly over the endless white plains without difficulty. lesson44 through the forest 穿过森林mrs anne sterling did not think of the risk she was taking when she ran through a forest after two men. they had rushed up to her while she was having a picnic at the edge of a forest with her children and tried to steal her handbag. in the struggle, the strap broke and, with the bag in their possession, both men started running through the trees. mrs sterling got so angry that she ran after them. she was soon out of breath, but she continued to run. when she caught up with them, she saw that they had sat down and were going through the contents of the bag, so she ran straight at them. the men got such a fright that they dropped the bag and ran away. the strap needs mending, said mrs sterling later, but they did not steal anything.lesson45 a clear conscience 问心无愧the whole village soon learnt that a large sum of money had been lost. sam benton, the local butcher, had lost his wallet while taking his savings to the post-office. sam was sure that the wallet must have been found by one of the villagers, but it was not returned to him. three months passed, and then one morning, sam found his wallet outside his front door. it had been wrapped up in newspaper and it contained half the money he had lost, together with a note which said: a thief, yes, but only 5o per cent a thief! two months later, some more money was sent to sam with another note: only 25 per cent a thief now! in time, all sams money was paid back in this way. the last note said: i am 100 per cent honest now!lesson46 expensive and uncomfortable 既昂贵又受罪when a plane from london arrived at sydney airport, workers began to unload a number of wooden boxes which contained clothing. no one could account for the fact that one of the boxes was extremely heavy. it suddenly occurred to one of the workers to open up the box. he was astonished at what he found. a man was lying in the box on top of a pile of woollen goods. he was so surprised at being discovered that he did not even try to run away. after he was arrested, the man admitted hiding in the box before the plane left london. he had had a long and uncomfortable trip, for he had been confined to the wooden box for over ten hours. the man was ordered to pay &345 for the cost of the trip. the normal price of a ticket is &230 !lesson47 a thirsty ghost 嗜酒的鬼魂a public house which was recently bought by mr ian thompson is up for sale. mr thompson is going to sell it because it is haunted. he told me that he could not go to sleep one night because he heard a strange noise coming from the bar. the next morning, he found that the doors had been blocked by chairs and the furniture had been moved. though mr thompson had turned the lights off before he went to bed, they were on in the morning. he also said that he had found five empty whisky bottles which the ghost must have drunk the night before. when i suggested that some villagers must have come in for a free drink, mr thompson shook his head. the villagers have told him that they will not accept the inn even if he gives it away. lesson48 did you want to tell me something? 你想对我说什么吗？dentists always ask questions when it is impossible for you to answer. my dentist had just pulled out one of my teeth and had told me to rest for a while. i tried to say something, but my mouth was full of cotton-wool. he knew i collected birds eggs and asked me whether my collection was growing. he then asked me how my brother was and whether i liked my new job in london. in answer to these questions i either nodded or made strange noises. meanwhile, my tongue was busy searching out the hole where the tooth had been. i suddenly felt very worried, but could not say anything. when the dentist at last removed the cotton-wool from my mouth, i was able to tell him that he had pulled out the wrong tooth. lesson49 the end of a dream 美梦告终tired of sleeping on the floor, a young man in teheran saved up for years to buy a real bed. for the first time in his life, he became the proud owner of a bed which had springs and a mattress. because the weather was very hot, he carried the bed on to the roof of his house. he slept very well for the first two nights, but on the third night, a storm blew up. a gust of wind swept the bed off the roof and sent it crashing into the courtyard below. the young man did not wake up until the bed had struck the ground. although the bed was smashed to pieces, the man was miraculously unhurt. when he woke up, he was still on the mattress. glancing at the bits of wood and metal that lay around him, the man sadly picked up the mattress and carried it into his house. after he had put it on the floor, he promptly went to sleep again.lesson50 taken for a ride 乘车兜风i love travelling in the country, but i dont like losing my way. i went on an excursion recently, but my trip took me longer than i expected. im going to woodford green, i said to the conductor as i got on the bus, but i dont know where it is. ill tell you where to get off, answered the conductor. i sat in the front of the bus to get a good view of the countryside. after some time, the bus stopped. looking round, i realized with a shock that i was the only passenger left on the bus. youll have to get off here, the conductor said. this is as far as we go. is this woodford green ? i asked. oh dear, said the conductor suddenly. i forgot to put you off. it doesnt matter, i said. ill get off here. we are going back now, said the conductor. well, in that case, i prefer to stay on the bus, i answered.lesson51 reward for virtue 对美德的奖赏my friend, herbert, has always been fat, but things got so bad recently that he decided to go on a diet. he began his diet a week ago. first of all, he wrote out a long list of all the foods which were forbidden. the list included most of the things herbert loves: butter, potatoes, rice, beer, milk, chocolate, and sweets. yesterday i paid him a visit. i rang the bell and was not surprised to see that herbert was still as fat as ever. he led me into his room and hurriedly hid a large parcel under his desk. it was obvious that he was very embarrassed. when i asked him what he was doing, he smiled guiltily and then put the parcel on the desk. he explained that his diet was so strict that he had to reward himself occasionally. then he showed me the contents of the parcel. it contained five large bars of chocolate and three bags of sweets! lesson52 a pretty carpet 漂亮的地毯we have just moved into a new house and i have been working hard all morning. i have been trying to get my new room in order. this has not been easy because i own over a thousand books. to make matters worse, the room is rather small, so i have temporarily put my books on the floor. at the moment, they cover every inch of floor space and i actually have to walk on them to get in or out of the room. a short while ago, my sister helped me to carry one of my old bookcases up the stairs. she went into my room and got a big surprise when she saw all those books on the floor. this is the prettiest carpet i have ever seen, she said. she gazed at it for some time then added, you dont need bookcases at all. you can sit here in your spare time and read the carpet! lesson53 hot snake 触电的蛇at last firemen have put out a big forest fire in california. since then, they have been trying to find out how the fire began. forest fire are often caused by broken glass or by cigarette ends which people carelessly throw away. yesterday the firemen examined the ground carefully, but were not able to find any broken glass. they were also quite sure that a cigarette end did not start the fire. this morning, however, a fireman accidentally discovered the cause. he noticed the remains of a snake which was wound round the electric wires of a 16,000-volt power line. in this way, he was able to solve the mystery. the explanation was simple but very unusual. a bird had snatched up the snake from the ground and then dropped it on to the wires. the snake then wound itself round the wires. when it did so, it sent sparks down to the ground and these immediately started a fire.lesson54 sticky fingers 粘糊的手指after breakfast, i sent the children to school and then i went to market. it was still early when i returned home. the children were at school, my husband was at湖南长沙西湖文化园项目可行性研究报告浙江金昌房地产集团有限公司二oo七年八月湖 南 长 沙西 湖 文 化 园 项 目可 行 性 研 究 报 告 目 录序言第一章 项目投资与开发实施单位简介一、项目投资单位二、项目开发实施单位第二章 可行性研究报告的编制依据一、项目相关批准文件二、可行性研究报告编制参考资料第三章 项目介绍一、总项目概况二、房地产开发项目概况第四章 项目建设背景与重要意义一、项目建设背景二、项目建设的重要意义第五章 项目市场调研 一、长沙地产市场分析二、长沙房产市场分析三、本项目的市场定位第六章 规划设计一、总项目规划设计简述二、房地产开发项目规划设计第七章 环境保护与节能 一、环境保护二、节约能源第八章 项目投资计划与资金回收计划一、总项目投资计划与资金的筹措二、房地产开发项目投资计划三、房地产开发项目资金回收计划第九章 项目可行性研究分析一、从市场供需关系进行分析二、从项目投入与产出关系进行分析三、结论第十章 项目可行性研究结论序 言本项目位于湖南省长沙市岳麓区的岳麓山北侧。一 长沙市长沙市是湖南省会，长江中游地区重要的中心城市，国家历史文化名城。市区面积556平方公里，市区人口210万。长沙是一座具有3000多年历史的“楚汉名城”。文化遗产、文物古迹众多。长沙是一座具有光荣革命传统的城市，黄兴、蔡锷等民主革命家和一代伟人毛泽东、蔡和森、刘少奇等都在长沙度过了“风华正茂”的峥嵘岁月。湖南第一师范、橘子洲、爱晚亭、船山学社旧址等革命史迹和纪念地众多。长沙风景秀丽，岳麓山巍峨西歭，古木参天。橘子洲静卧江心，融山、水、洲、城于一体，具有自然和谐的城市生态环境。长沙交通发达，黄花国际机场开通40多条国际、国内航线。京广铁路纵贯南北，湘黔、浙赣铁路连接东西。京珠、上瑞、长常、莲易高速公路四通八达。内河航运可直达湘、资、沅、澧水、洞庭湖和长江沿岸各省市。形成了航空、铁路、公路、水运等立体交通网络。二 岳麓区、岳麓山岳麓区是长沙市城区五大区之一，是长沙市政府所在地，位于长沙市湘江主航道西侧。全区面积145平方公里，人口42万，区位优势明显。岳麓区因境内岳麓山而得名，历史悠久，人文荟萃，是全国著名的高校文化区，是长沙市“以文立市”的根基，独具高新技术与高教科研文化及自然人文景观等优势。岳麓区自然山水资源得天独厚，境内有岳麓山国家级风景名胜区、橘子洲、谷山森林公园、象鼻窝森林公园、王陵公园、咸嘉湖、后湖、梅西湖等自然山、水、洲景观，集长沙“山、水、洲、城”的城市风貌特色于一体。岳麓山国家级风景名胜区包括了岳麓书院、橘子洲头、爱晚亭、麓山寺、黄兴墓、云麓宫、禹王碑、新民学会旧址、蔡锷墓等特一级景观和北极峰、响鼓岭、天马山、凤凰山、桃花岭、寨子岭、飞来石、白鹤泉、桃子湖、咸嘉湖、后湖等自然景观。三 西湖文化园本项目“西湖文化园”，位于岳麓山三级景区咸嘉湖景区范围内。项目由龙王港水域及生态景观防洪大堤、西湖主题公园、公园协调区、综合开发用地和滨湖路建设五个分项目组成。项目总用地171公顷（2566亩），总建筑面积132.18万平方米，总投资61.55亿元。主题公园性质：观光游赏、生态湿地、运动健身、水上休闲、垂钓美食。其他分项性质：龙王港防洪大堤生态景观带，综合开发生态居住及综合配套，观光服务餐饮、观赏接待兼生产安置，市政道路亮化绿化。四 项目确定本项目作为长沙市岳麓区重大招商项目，区委、区政府高度重视，于2005年5月24日与浙江金昌房地产集团有限公司签订了西湖文化园规划建设框架协议，以“政府引导、市场运作”的模式确定浙江金昌集团为项目战略合作伙伴。2005年10月31日长沙市政府就本项目出具市长办公会议纪要，确定了本项目的运作模式。2005年11月31日长沙市岳麓区政府与浙江金昌集团在香港举行的湖南省“港洽会”上签订了龙王港下游防洪综合整治工程（西湖文化园）合同书确定了本项目的实施。2007年6月9日长沙市岳麓区政府与浙江金昌集团签订了长沙市龙王港下游防洪综合整治工程（西湖文化园）筹资建设相关事宜合同书进一步确定了本项目的具体实施，项目用地进入拆迁补偿安置阶段。为进一步有序、有效开展工作，特编制本项目可行性研究报告。第一章 项目投资与开发实施单位简介（本章由集团公司编写）第二章 可行性研究报告编制依据一 项目实施相关批准文件2004年8月25日 湖南省发改委关于长沙市岳麓区龙王港中下游防洪工程可行性研究报告的批复2004年11月 3日 长沙市规划局西湖文化公园概念性规划方案专家咨询会会议纪要2005年 3月22日 长沙市规划局西湖文化园规划有关部门意见咨询会会议纪要2005年 7月 8日 长沙市规划局关于请求审批西湖文化园规划设计要点的请示及长沙市人民政府批复2005年 9月28日 长沙市规划局西湖文化园概念性详细规划方案评审会会议纪要2005年10月20日 长沙市规划局（研究西湖文化园项目规划建设问题）局长办公会议纪要2005年10月26日 长沙市政府（研究龙王港下游防洪综合整治工程建设）市长办公会议纪要2005年11月 2日 长沙市规划局关于西湖文化园有关问题的请示及市政府批复意见2005年12月 6日 长沙市环保局西湖文化园建设项目环境影响初审意见2005年12月 6日 长沙市发改委关于龙王港下游防洪综合整治工程立项的批复2005年12月25日 湖南省建设厅龙王港下游防洪综合整治工程（西湖文化园）建设项目选址意见书2006年 3月24日 长沙市规划局龙王港下游防洪综合整治工程建设用地规划许可证2006年 7月25日 长沙市水利局关于岳麓区麓山垸泵站设计有关问题的会议纪要2006年12月14日 湖南省水利厅关于报送长沙市岳麓区麓山垸西湖片治涝方案调整的意见函2007年 3月 9日 中共长沙市委常委办公会议纪要2007年 4月10日 国土资源部关于长沙市城市建设农用地转用和土地征收的批复2007年 4月27日 湖南省政府长沙市龙王港下游综合整治工程农用地转用、土地征收审批单2007年 4月28日 长沙市规划局西湖文化园修建性详细规划方案审查会会议纪要二 可行性研究报告编制参考资料1、长沙市城市总体规划（2003-2020） 2、岳麓山国家重点风景名胜区总体规划2003-2020 3、长沙市岳麓广场周边地段控制性详细规划 4、长沙市城市防洪总体规划 5、岳麓山国家级风景名胜区咸嘉湖景区详细规划 6、西湖文化园概念性详细规划方案 7、西湖文化园修建性详细规划方案 8、西湖文化园规划设计要点 9、咸嘉湖景区详细规划设计要点 10、风景名胜区规划规范 11、城市居住区规划设计规范 12、其它相关法律、法规及政府文件第三章 项目介绍一 总项目概况西湖文化园是一个综合性项目，由龙王港下游防洪大堤、主题公园、综合（房地产开发）用地、生产安置用地和滨湖路建设五个分项目组成。（一）项目地理位置本项目地处长沙市区西部，岳麓区的中心地段，是长沙市中心“一环”繁华区范围，项目位于龙王港以东、以南，滨湖路以西，枫林路以北。本项目用地处于岳麓山风景名胜区三级保护区范围，本用地南向枫林路与岳麓山相依、西面北面与龙王港风光带相连、东与湘江滨水区毗临，东北角现为西汉王陵公园。（二）项目地块交通优势本项目地块交通优势十分明显，南侧枫林路（三一九国道）是长沙市的东西向主干道，通过橘子洲大桥连接河东五一大道；西侧金星大道是岳麓区中心南北向的城市主干道；北面咸嘉湖路是城市次干道，规划中的湘江营盘路大桥将连接咸嘉湖路，进一步拉近了本地块与河东的距离；东面新建滨湖路，连通了枫林路与咸嘉湖路。本地块东面有长沙的主要内河湘江；通过枫林路、五一大道到长沙火车站仅10分钟车程；通过南北二环路、长沙大道到机场40分钟车程；汽车西站就在枫林路上。水路、航空、铁路、公路交通都十分方便。（三）项目所在地环境1、自然环境：岳麓区空气洁净、水质良好，生态环境绝佳，具有最佳人居品质的先天优势。西湖文化园主题公园定位于“长沙西客厅、省会西大门”的形象要求，以湖港相融、山水相映为景观特色，具有观光游览、生态湿地、水上休闲、综合接待等功能；是展示岳麓山山水风光、展现长沙旅游动力的、极具现代文化的城市开放式景区。本所在地自然环境创立了本项目宜居、宜游、宜商、宜赏的综合性。2、人文环境：岳麓区是全国文化教育的密集区，长沙市31所高校有20多所座落于岳麓区，承转“中国四大书院”之首的“千年学府”岳麓书院的湖南大学和中南大学、湖南师大等众多知名学府 布于岳麓山周边。长沙国家高新技术开发区，岳麓山国家大学科技园和岳麓山大学城齐集于此。科技岳麓、数字岳麓是岳麓区投资环境中的最独特的环境优势之一。岳麓区又是长沙名人的集聚中心，古代有朱熹、张栻 、陆九渊、曾国藩、左宗堂、王夫立在岳麓书院讲学、求学，现代有毛泽东、蔡和森、罗学瓒、张昆弟等革命家在岳麓山聚会，在橘子洲流连；岳麓山的苍松翠柏中安葬着黄兴、蔡锷、陈天华、姚宏业、焦达峰、蒋湘武、刘道一、陈作新、刘昆涛等革命家的忠骨。现代名将肖劲光、陶峙岳生长于斯，当今20多位“两位”院士在此工作。人文资源的高密度聚合，在全国是极其罕见的。3、综合配套环境：岳麓区不仅是长沙文化教育的中心，又是城市中心的主要部分，本项目所在地溁湾镇是河西的中央商务圈。通程商业广场是市区最大商业广场之一。省中医院、省肿瘤医院、市第四医院、市结核病院、省武警医院分布溁湾镇，影城、酒店、农贸市场、中小学校、幼儿园等各项生活配套十分齐全。（四）项目建设规模1、项目建设用地：总项目建设用地： 171.00公顷（2566亩）；分项目建设用地：龙王港大堤、风光带用地： 28.77公顷（432亩），主题公园用地： 81.12公顷（1217亩），生产安置（公园协调区）用地： 9.33公顷（140亩），综合（房地产开发）用地： 44.00公顷（660亩），滨湖路用地： 7.77公顷（117亩）。2、项目（建设内容）建筑面积总项目建