襄樊项目可行性研究报告第三稿__定稿.doc

meantime, travelled to calais. no one noticed the boy as he crept off. from there, he hitch-hiked to paris in a lorry. the driver gave him a few biscuits and a cup of coffee and left him just outside the city. the next car the boy stopped did not take him into the centre of paris as he hoped it would, but to perpignan on the french-spanish border. there he was picked up by a policeman and sent back to england by the local authorities. he has surely set up a record for the thousands of boys who dream of evading school.lesson74 out of the limelight 舞台之外an ancient bus stopped by a dry river bed and a party of famous actors and actresses got off. dressed in dark glasses and old clothes, they had taken special precautions so that no one should recognize them. but as they soon discovered, disguises can sometimes be too perfect.this is a wonderful place for a picnic, said gloria gleam. it couldnt be better, gloria, brinksley meers agreed. no newspaper men, no film fans! why dont we come more often ? meanwhile, two other actors, rockwall slinger and merlin greeves, had carried two large food baskets to a shady spot under some trees. when they had all made themselves comfortable, a stranger appeared. he looked very angry. now you gut out of here, all of you! he shouted: im sheriff here. do you see that notice ? it says no camping-in case you cant read ! look, sheriff, said rockwall, dont be too hard on us. im rockwall slinger and this is merlin greeves. oh, is it ? said the sheriff with a sneer. well, im brinksley meers, and my other name is gloria gleam. now you get out of here fast !lesson75 sos 呼救信号when a light passenger plane flew off course some time ago, it crashed in the mountains and its pilot was killed. the only passengers, a young woman and her two baby daughters, were unhurt. it was the middle of winter. snow lay thick on the ground. the woman knew that the nearest village was miles away. when it grew dark. she turned a suitcase into a bed and put the children inside it, covering them with all the clothes she could find. during the night, it got terribly cold. the woman kept as near as she could to the children and even tried to get into the case herself, but it was too small. early ,next morning she heard planes passing overhead and wondered how she could send a signal. then she had an idea. she stamped out the letters sos in the snow. fortunately, a pilot saw the signal and sent a message by radio to the nearest town. it was not long before a helicopter arrived on the scene to rescue the survivors of the plane crash.lesson76 april fools day 愚人节to end our special news bulletin, said the voice of the television announcer, we are taking you to the macaroni fields of calabria. macaroni has been grown in this area for over six hundred years. two of the leading growers, giuseppe moldova and ricardo brabante, tell me that they have been expecting a splendid crop this year and harvesting has begun earlier than usual. here you can see two workers who, between them, have just finished cutting three cart-loads of golden brownmacaroni stalks. the whole village has been working day and night gathering and threshing this years crop before the september rains. on the right, you can see mrs brabante herself. she has been helping her husband for thirty years now. mrs brabante is talking to the manager of the local factory where the crop is processed. this last scene shows you what will happen at the end of the harvest : the famous calabrian macaroni-eating competition ! signor fratelli, the present champion, has won it every year since 1961. and that ends our special bulletin for today, thursday, april 1st. we are now returning you to the studio.lesson77 a successful operation 一例成功的手术the mummy of an egyptian woman who died in 800 b.c. has just had an operation. the mummy is that of shepenmut who was once a singer in the temple of thebes. as there were strange marks on the x-ray plates taken of the mummy, doctors have been trying to find out whether the woman died of a rare disease. the only way to do this was to operate. the operation, which lasted for over four hours, proved to be very difficult because of the hard resin which covered the skin. the doctors removed a section of the mummy and sent it to a laboratory. they also found something which the x-ray of the god duamutef. this god which has the head of a cow was normally placedinside a mummy. the doctors have not yet decided how the woman died. they feared that the mummy would fall to pieces when they cut it open, but fortunately this has not happened. the mummy successfully survived the operation. lesson78 the last one? 最后一枝吗？after reading an article entitled cigarette smoking and your health i lit a cigarette to calm my nerves. i smoked with concentration and pleasure as i was sure that this would be my last cigarette. for a whole week i did not smoke at all and during this time, my wife suffered terribly. i had all the usual symptoms of someone giving up smoking: a bad temper and an enormous appetite. my friends kept on offering me cigarettes and cigars. they made no effort to hide their amusement whenever i produced a packet of sweets from my pocket. after seven days of this i went to a party. everybody around me was smoking and i felt extremely uncomfortable. when my old friend brian urged me to accept a cigarette, it was more than i could bear. i took one guiltily, lit it and smoked with satisfaction. my wife was delighted that things had returned to normal once more. anyway, as brian pointed out, it is the easiest thing in the world to give up smoking. he himself has done it lots of times! lesson79 by air 乘飞机i used to travel by air a great deal when i was a boy. my parents, used to live in south america and i used to fly there from europe in the holidays. an airhostess would take charge of me and i never had an unpleasant experience. i am used to travelling by air and only on one occasion have i ever felt frightened. after taking off, we were flying low over the city and slowly gaining height, when the plane suddenly turned round and flew back to the airport. while we were waiting to land, an air-hostess told us to keep calm and to get off the plane quietly as soon as it had touched down. everybody on board was worried and we were curious to find out what had happened. later we learnt that there was a very important person on board. the police had been told that a bomb had been planted on the plane. after we had landed, the plane was searched thoroughly. fortunately, nothing was found and five hours later we were able to take off again.lesson80 the crystal palace 水晶宫perhaps the most extraordinary building of the nineteenth century was the crystal palace, which was built in hyde park for the great exhibition of 1851. the crystal palace was different from all other buildings in the world, for it was made of iron and glass. it was one of the biggest buildings of all time and a lot of people from many countries came to see it. a great many goods were sent to the exhibition from various parts of the world. there was also a great deal of machinery on display. the most wonderful piece of machinery on show was nasmyths steam hammer. though in those days, travelling was not as easy as it is today, steam boats carried thousands of visitors across the channel from europe. on arriving in england, they were taken to the crystal palace by train. there were six million visitors in all, and the profits from the exhibition were used to build museums and colleges. later, the crystal palace was moved to south london. it remained one of the most famous buildings in the world until it was burnt down in 1936.lesson81 escape 脱逃when he had killed the guard, the prisoner of war quickly dragged him into the bushes. working rapidly in the darkness, he soon changed into the dead mans clothes. now, dressed in a blue uniform and with a rifle over his shoulder, the prisoner marched boldly up and down in front of the camp. he could hear shouting in the camp itself. lights were blazing and men were running here and there: they had just discovered that a prisoner had escaped. at that moment, a large black car with four officers inside it, stopped at the camp gates. the officers got out and the prisoner stood to attention and saluted as they passed. when they had gone, the driver of the car came towards him. the man obviously wanted to talk. he was rather elderly with grey hair and clear blue eyes. the prisoner felt sorry for him, but there was nothing else he could do. as the man came near, the prisoner knocked him to the ground with a sharp blow. then, jumping into the car, he drove off as quickly as he could. lesson82 monster or fish? 是妖还是鱼？fishermen and sailors sometimes claim to have seen monsters in the sea. though people have often laughed at stories told by seamen, it is now known that many of these monsters which have at times been sighted are simply strange fish. occasionally, unusual creatures are washed to the shore, but they are rarely caught out at sea. some time ago, however, a peculiar fish was caught near madagascar. a small fishing-boat was carried miles out to sea by the powerful fish as it pulled on the line. realizing that this was no ordinary fish, the fisherman made every effort not to damage it in any way. when it was eventually brought to shore, it was found to be over thirteen feet long. it had a head like a horse, big blue eyes, shining silver skin, and a bright red tail, the fish, which has since been sent to a museum where it is being examined by a scientist, is called an oarfish. such creatures have rarely been seen alive by man as they live at a depth of six hundred feet.lesson83 after the elections 大选之后the former prime minister, mr wentworth lane, was defeated in the recent elections. he is now retiring from political life and has gone abroad. my friend, crawley, has always been a fanatical opponent of mr lanes radical progressive party. after the elections, crawley went to the former prime ministers house. when he asked if mr lane lived there, the policeman on duty told him that since his defeat, the ex-prime minister had gone abroad. on the following day, crawley went to the house again. the same policeman was just walking slowly past the entrance, when crawley asked the same question. though a little suspicious this time, the policeman gave him the same answer. the day after, crawley went to the house once more and asked exactly the same question. this time, the policeman lost his temper. i told you yesterday and the day before yesterday, he shouted, mr lane was defeated in the elections. he has retired from political life and gone to live abroad ! i know, answered crawley, but i love to hear you say it ! lesson84 on strike 罢工busmen have decided to go on strike next week. the strike is due to begin on tuesday. no one knows how long it will last. the busmen have stated that the strike will continue until general agreement is reached about pay and working conditions. most people believe that the strike will last for at least a week. many owners of private cars are going to offer free rides to people on their way to work. this will relieve pressure on the trains to some extent. meanwhile, a number of university students have volunteered to drive buses while the strike lasts. all the young men are expert drivers, but before they drive any of the buses, they will have to pass a special test. the students are going to take the test in two days time. even so, people are going to find it difficult to get to work. but so far, the public has expressed its gratitude to the students in letters to the press. only one or two people have objected that the students will drive too fast!lesson85 never too old to learn 活到老学到老i have just received a letter from my old school informing me that my former head- master, mr regmald page, will be retiring next week. pupils of the school, old and new, will be sending him a present to mark the occasion. all those who have contributed towards the gift will sign their names in a large album which will be sent to the headmasters home. we shall all remember mr page for his襄 樊 海 润 名 都 项 目 可 行 性 研 究 报 告 武汉海润房地产开发有限公司编制依据本可行性研究报告系在我公司原有可行性研究报告的基础上根据泰王国亚泰投资有限集团公司提供的目录进行编制的，由于该目录包括房地产及工业相关的条目，因此在编制本可行性研究报告时，依据房地产行业实际状况对其条目进行了相关增减。第一章 项目实施情况一. 项目实施位置及概况一) 概述“海润名都”商住小区，是由襄樊市高新技术开发区管委会引入，武汉海润房地产开发有限公司开发，目前襄樊市面积最大、功能最全、地理位置最佳、工程质量最好的商住小区。襄樊市城区被汉水分为南、北两城，南为襄城，北为樊城。该项目地处襄樊市中轴线长虹路中段，长虹路是一条横跨汉江二桥，连接襄樊南北二城，通往外环四条高速公路的必经之路，也是一条目前襄樊市交通流量最为繁忙的要道，襄樊最高学府“襄樊大学”、国家级开发区“襄樊市高新技术开发区”、湖北最大的休闲广场“诸葛亮广场”等环绕周边。为现阶段最具升值潜力的区域，是襄樊未来的cld，更是襄樊的中心标志，是一个极具开发价值的商业地产项目。二）项目实施位置及概况1、基本情况（1）项目名称：“海润名都”商住小区（2）项目地址：襄樊市长虹路56号（3）项目内容：拟建一个由二幢22层、二幢24层组成的半围合式商住小区，建筑面积达11.6万。（4）项目目标：a、建设一个由200户商铺（10549）；地下停车场150车位（7500）；722套住宅（97966）组成的高尚人文商住小区。 b、使之成为鄂西北的标志性物业，为武汉海润房地产开发有限公司在襄樊的发展打下良好的基础。打造成鄂西北的商业住宅旗舰。c、实现本项目物业潜在价值最大化。d、创造本项目物业的环境效益、经济效益、社会效益的统一。2、项目区位分析 本项目位于襄樊市长虹路，该区域地处樊城区、高新技术开发区交汇处，是襄樊市新商务圈的黄金地段，周边商铺、酒店、餐饮林立，交通四通八达，电信、移动市场成熟，休闲娱乐、高档消费场所普遍，生活设施配套完善、布局规划合理。项目所在地的樊城区、高新开发区辖区内驻有400多家中央、省、市级科研院所等企事业单位。尤其是由航天42所、江汉公司、汉江机械厂、华光器材厂、建昌机器厂等为代表的三线军工企业和科研院所，聚积着一批在全国享有一定知名度的专家、教授和科技带头人。区内常驻人口80万左右。二、项目的背景一）城市概况1、城市性质襄樊市是1996年7月经国家建设部确定的鄂、豫、渝、陕毗鄰地区唯一大城市，是湖北省仅次于武汉的第二大经济强市，2003年湖北省委、省政府把襄樊列为“省域副中心城市”。1982年8月被评为全国“明星”城市，1985年经国务院批准为甲类对外开放城市，1986年12月8日被国务院批准为全国历史文化名城。全市已形成以汽车、纺织、医化和高新技术等四大产业为主体的工业体系。襄樊处在十堰至武汉汽车工业带的中心，是东风汽车公司发展重型柴油车、轻型车以及小轿车的重要基地，建有全国唯一以汽车冠名的汽车产业开发区和亚洲最大的试车场，最近还同日本日产公司签署了起步产量达10万辆经济型小轿车合资项目。襄樊正迅建发展成为中国内陆的“汽车城”。全市在车桥、蓄电池、轴承、灯具等重要零部件方面已形成专业化生产格局，汽车零部件的聚集度居全国十大汽车工业城市前列，汽车工业初步形成重、中、轻系列的配套格局和主机、维修、出口并举的多元化市场格局。襄樊素有“纺织城”之称，纺织工业产值、纺织品出口、棉纱生产能力、化纤生产能力均居湖北省第一、全国第七。纺织服装业正在向先进化技术、系列化加工、集团化经营、国际化销售方向发展。襄樊还是正在兴起的火电基地，远期可形成与三峡配套的火力调峰发电基地。襄樊正在成为鄂西北及鄂、豫、陕、渝毗邻地区的物流中心，居全国最佳商业城市第54位。2002年获“中国优秀旅游城市”称号，2004年在中央电视台组织的中国魅力城市评选中，从全国600多个参评城市中脱颖而出，成为中国10个魅力城市之一，在湖北是惟一的魅力城市;2005年被福布斯杂志评定为中国内地最适宜建设工厂的城市第4位。襄樊市的农业基础好，是全国10大夏粮主产区和20个商品粮基地之一、全国第二个地级吨粮市、国家确定的粮棉油生产基地和“一优两高”农业示范区，全市现有耕地416万公顷，居全省第二位。襄樊是全国“三线”军工企业的重要聚集地，境内有一大批国内一流的军工企业、科研院所，是全国三个“军转民”试点城市之一。全市共有科研院所291家，其中国家级研究所4个；高新技术企业78家，其中产值过亿元的17家；拥有各类专业技术人才14万人，其中具有中极以上职称的达3万人，专业技术人才占总人口的比重达2.5%，高于全国平均水平1个百分点。微晶玻璃基板、瑞司达表面保护膜、纳米及重油添加剂等40多个高科技产品具有一定的规模。市区有国家级高新技术开发区，区内新材料、电子、生物制药、机电一体化高新技术产业已经或正在形成规模。其中“襄樊中国纳米村”吸引了日本东一高科技公司等一批在纳米材料研究和生产领域领先的国际大公司和科研机构入驻。襄樊还是一座有着深厚文化底蕴的国家级历史文化名城。公元前827年，周宣封仲山甫为樊城樊侯，迄今2800多年。全市现有历史文物保护单位111处。5000多年前的雕龙碑文化遗存，表明襄樊自古就是中原文化和楚文化的汇合地。由此而孕育出的历史文化名人烂若群星：楚国文学家宋玉、汉光武帝刘秀、世人景仰的三国时期政治家军事家诸葛亮、唐代大诗人孟浩然、宋代书画家米芾等，都在这块土地上留下了光辉的足迹。闻名中外的宏篇巨著三国演义的120回中，就有30回的故事发生在这里。古隆中、夫人城、昭明台、米公祠、护城河等历史文化古迹至今令人流连忘返2、行政区划襄樊市辖南漳、谷城、保康3县，枣阳、宜城、老河口3 市，襄城、樊城、襄阳3区及高新技术产业开发区和鱼梁洲旅游开发区。辖106个镇、29个乡、24个街道办事处。总面积19724.41平方公里，占湖北省版图面积的10.6%。襄樊市城区336平方公里。2004年末，全市总人口580万人，其中：城镇人口254万人，襄樊市区人口100万人。 二）投资环境与发展条件1、社会经济状况2005年上半年，襄樊市经济运行开局良好，呈现出速度快、运行稳、活力强的特征。据统计：上半年全市完成生产总值310.27亿元，同比增长13.5，是1994年以来经济增长速度最高的年份。特别是工业生产，同比增长51.1，成为我市经济快速增长的主动力。城镇固定资产投资开局顺利。2005年一季度，全市城镇以上固定资产投资(统计月报口径)完成11.6亿元，同比增长46.3，投资增幅居全省第2位。消费市场活跃。2005年上半年，全市社会消费品零售总额106.1亿元，比上年同期增长13.6。外贸出口大幅增长。2005年上半年，全市完成出口总额6199万美元，比上年同期增长51.3。城乡居民收入平稳增长。2005年上半年，市区居民人均可支配收入4130元，增加232元，增长8.82；全市农民人均纯收入1280元，增长5.3。财政收入继续较快增长，金融存贷保持稳定。2005年一季度，全市全地域财政收入完成179704万元，同比增长34.1。3月末全市金融机构各项贷款余额291.15亿元，比年初增加7.7亿元。2、项目位置交通现有2、10、13、20、25、26、27路公交车。 距火车站2公里。距长途客运站2公里。距高速公路5公里。距襄樊机场15公里。距城市中心2公里。3、周边主要建筑及景观：南面区域：电信大楼、it数码通信市场北面区域：诸葛亮广场、行政服务中心、白马服装市场、国税大厦西面区域：银都宾馆、玖玖隆酒店东面区域：襄樊大学、解放军477医院、海关大厦、现代城、农行大厦、市妇幼保健医院4、基础设施情况海润名都商住小区所处区域概况:区域内已达五通一平标准(通上水、通下水、通电、通讯、通路、道路平整)，位于市区主干道长虹路旁。 a供水 市政供水管网覆盖该区域，区域内供水由市政管网供应。 b排水区域内铺设市政排水管网，为暗沟排放，雨污合流。 c供电 区域内电源来自市政供电网，供电保证率高。 d通讯 区域内通讯与市政通讯网相联，通讯线路畅通。 5、环境条件 项目所处区域内无工业企业，环境质量较好，环境污染较小。6、产业集聚度区域内目前土地利用大多为商铺、门面及办公住宅用地，服务业产业集聚度较高，商业繁华。三）项目实施背景1、该项目是根据襄樊市整个经济形势飞速发展，而房地产市场严重滞后，在房地产市场需求呼声高涨的情况下应运而出的。2、根据襄樊市人民政府招商引资的有关政策，由国家级经济技术开发区襄樊市高新技术产业开发区管委会引进的，该项目整体工程分二期进行，其中：第一期开发一座面积达10402的商业设施，引进武汉上市公司中商集团，开办“中商平价购物广场”，以提升地域商业氛围，为二期项目打基础，第二期工程为“海润名都”商住小区综合开发工程。由于该工程系招商引资项目，因此，当地政府在土地、规费等方面均给予了相当大的优惠，这为项目的顺利进行和项目利润最大化创造了良好的基础，该项目2005年被襄樊市人民政府列入“十大重点工程”之一。三、项目现状一）项目批文情况a、土地证批文：土地证号码襄樊国用2003第20706007-2号，土地使用性质为出让；土地出让用途：住宅用地；土地出让年限：70年；出让面积：14907。b、政府基建计划批文：襄高经计基200313号，批文内容：总建筑面积11万。c、建设用地规划许可证批文：编号：200313号，批文内容：用地项目名称-武商量贩店及住宅小区。d、建筑工程规划许可证批文：襄规管2003年第22号，批文内容：规划地点长虹路与春园路交叉口。e、建筑工程施工许可证批文：编号批文内容：施工单位-广厦建设集团有限责任公司。f、湖北省商品房预售许可证批文：鄂襄房预字2004024号，批文内容：同意预售。二) 项目施工现状1、项目建筑形象进度整个工程分两期进行：第一期建造中商平价超市，中商平价超市已于2003年11月完工，2004年1月正式投入运营；第二期开发海润名都商住小区，目前海润名都商住小区a栋主体结构已建至15层，b栋主体结构已建至16层，c、d栋主体结构目前已建至17层。2、项目投资完成情况截至2005年7月海润名都商住小区工程已完成投资 1.2 亿元人民币，其中：购置土地1904万元，工程前期费用 300万元，工程直接投资及运营费用9796万元。第二章 项目实施原则,编制依据,范围一、编制依据 （1）城市居住区规划设计规范（2）襄樊市规划管理条例及技术规定（3）城市居住区公共服务设施设置规定（4）住宅设计规范（5）住宅建筑设计标准（6）建筑工程交通设计及停车场设置标准（7）城市道路绿化规划及设计规范（8）高层民用建筑设计防火规范（9）襄樊市统计局有关统计资料（10）国有土地使用证（11）政府基建计划批文（12）建设用地规划许可证（13）建筑工程规划许可证（14）建筑工程施工许可证（15）湖北省商品房预售许可证二、研究范围：1、项目实施情况2、项目实施原则 3、项目实施必要性4、市场分析 5、项目实施方案6、项目实施进度情况7、环境影响评估8、组织机构与经营机制9、投资估算与资金筹措及使用计划10、工程经济评价第三章 项目实施必要性一、房地产市场的发展 襄樊市经济的发展、消费的拉动，以及国家继续实行扩大内需、拉动经济增长政策对房地产市场的潜力巨大，使房地产开发企业预期的盈利将进一步增强。随着国家取消了银行对房地产开发项目贷款的限制、解除了房地产开发企业禁令，更加坚定了房地产业发展的信心。襄樊市政府加大对房地产业的投入。计划每年投资100亿元，兴建600万的住宅，五年共建3000万，力争用五年的时间解决30万居民的住房问题的战略方针的实施对当地房地产业的影响是十分明显的。形成了二、三级市场联动的效应。襄樊市房地产市场多年健康规范的发展，加之广泛的宣传引导，市场运作逐步放宽条件，市民卖旧买新，二次置业的积极性逐步得到调动和发挥。截至