都市花园商住楼开发项目可行性研究报告1.doc

have shown interest in this new and unusual sport. but though air cyclists may learn how to fly over short distances, and may, eventually, even get across the english channel, it is doubtful whether they will ever cycle across the atlantic.lesson67 volcanoes 火山haroun tazieff the polish scientist, has spent his life-time studying active volcanoes and deep caves in all parts of the world. in 1948, he went to lake kivu in the congo to observe a new volcano which he later named kituro. tazieff was able to set up his camp very close to the volcano while it was erupting violently. though he managed to take a number of brilliant photographs, he could not stay near the volcano for very long. he noticed that a river of liquid rock was coming towards him. it threatened to surround him completely, but tazieff managed to escape just in time. he waited until the volcano became quiet and he was able to return two days later. this time, he managed to climb into the mouth of kituro so that he could take photographs and measure temperatures. tazieff has often risked his life in this way. he has been able to tell us more about active volcanoes than any man alive. lesson68 persistent 纠缠不休i crossed the street to avoid meeting him, but he saw me and came running towards me. it was no use pretending that i had not seen him, so i waved to him. i never enjoy meeting bert dykes. he never has anything to do. no matter how busy you are, he always insists on coming with you. i had to think of a way of preventing him from following me around all morning.hullo, bert, i said. fancy meeting you here !hullo, elizabeth, bert answered. i was just wondering how to spend the morning-until i saw you. youre not busy doing anything, are you ? no, not at all, i answered. im going to. .would you mind my coming with you ? he asked, before i had finished speaking. not at all, i lied, but im going to the dentist. then ill come with you, he answered. theres always plenty to read in the waiting room !lesson69 but not murder! 并非谋杀！i was being tested for a driving licence for the third time. i had been asked to drive in heavy traffic and had done so successfully. after having been instructed to drive out of town, i began to acquire confidence. sure that i had passed, i was almost beginning to enjoy my test. the examiner must have been pleased with my performance, for he smiled and said, just one more thing, mr eames. let us suppose that a child suddenly crosses the road in front of you. as soon as i tap on the window, i want the car to be stopped immediately. i continued driving and after some time, the examiner tapped loudly. though the sound could be heard clearly, it took me a long time to react. i suddenly pressed the brake pedal hard and we were both thrown forward. the examiner looked at me sadly. mr eames, he said, in a mournful voice, you have just killed that child ! lesson70 red for danger 危险的红色during a bullfight, a drunk suddenly wandered into the middle of the ring. the crowd began to shout, but the drunk was unaware of the danger. the bull was busy with the matador at the time, but it suddenly caught sight of the drunk who was shouting rude remarks and waving a red cap. apparently sensitive to criticism, the bull forgot all about the matador and charged at the drunk. the crowd suddenly grew quiet. the drunk, however, seemed quite sure of himself. when the bull got close to him, he clumsily stepped aside to let it pass. the crowd broke into cheers and the drunk bowed. by this time, however, three men had come into the ring and they quickly dragged the drunk to safety. even the bull seemed to feel sorry for him, for it looked on sympathetically until the drunk was out of the way before once more turning its attention to the matador.lesson71 a famous clock 一个著名的大钟when you visit london, one of the first things you will see is big ben, the famous clock which can be heard all over the world on the b.b.c. if the houses of parliament had hot been burned down in 1834, the great clock would never have been erected. big ben takes its name from sir benjamin hall who was responsible for the making of the clock when the new houses of parliament were being built. it is not only of immense size, but is extremely accurate as well. officials from greenwich observatory have the clock checked twice a day. on the b.b.c. you can hear the clock when it is actually striking because microphones are connected to the clock tower. big ben has rarely gone wrong. once, however, it failed to give the correct time. a painter who had been working on the tower hung a pot of paint on one of the hands and slowed it down ! lesson72 a car called bluebird “蓝鸟”汽车the great racing driver, sir malcolm campbell, was the first man to drive at over 300 miles per hour. he set up a new world record in september 1935 at bonneville salt flats, utah. bluebird, the car he was driving, had been specially built for him. it was over 30 feet in length and had a 2500 horse-power engine. although campbell reached a speed of over 304 miles per hour, he had great difficulty in controlling the car because a tyre burst during the first run. after his attempt, campbell was disappointed to learn that his average speed had been 299 miles per hour. however, a few days later, he was told that a mistake had been made. his average speed had been 301 miles per hour. since that time, racing drivers have reached speeds of over 400 miles an hour. following his fathers footsteps many years later, sir malcolms son, donald, also set up a world record. like his father, he was driving a car called bluebird.lesson73 the record-holder 纪录保持者little boys who play truant from school are unimaginative. a quiet days fishing, or eight hours in a cinema seeing the same film over and over again, is usually as far as they get. they have all been put to shame by a boy who, while playing truant, travelled 1600 miles. he hitch- hiked to dover and, towards evening, went into a boat to find somewhere to sleep. when he woke up next morning, he discovered that the boat had, in the 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广水市都市花园小区商住楼建设开发项目申请报告主 持 部 门：广水市发展和改革局编 制 单 位：广水市工程咨询公司单 位 资 格：国家发展和改革委员会工咨丙12120060061分 管 领 导：付立华 高兴木公 司 负 责 人：吴 强技 术 负 责 人：王伟群（注册咨询工程师）报告编写负责人：叶仕文编 写 人 员：黄凤冰（注册咨询工程师）朱 萍（注册咨询工程师）陈光涛（注册监理工程师）吴 强 王 海 叶仕文熊 玲 付其和审 核：王 海目 录第一章 总论第二章 项目建设缘由及必要性第三章 市场分析与建设规模第四章 项目建设条件第五章 项目建设方案第六章 消防、节能、环保及安全第七章 投资估算与资金筹措第八章 社会经济效益评价第九章 结论 附件：1、广水市人民政府关于都市花园小区建设问题的会议纪要；2、企业法人营业执照；3、房地产开发企业资质证书；4、组织机构代码证；5、建设工程规划许可证；6、建设用地规划许可证；7、国有土地使用权出让批准通知书；8、委托书。 第一章 总 论1.1 项目背景1.1.1 项目名称：广水市都市花园小区商住楼建设开发项目1.1.2 项目承办单位名称：随州市宏兴房地产开发有限公司 1.1.3 承办单位负责人：叶德生1.1.4 项目联系人：胡文东1.1.5 联系电话:137741103681.1.6 项目建设地点：广水市广水办事处西河社区1.1.7项目建设性质：新建1.1.8 承办单位概况 随州市宏兴房地产开发有限公司成立于2002年3月，公司注册资本1000万元，主要从事房地产开发和物业管理工作。该公司现有人员78名，其中高级工程师8名，会计师3名，工程师35名，助理工程师22名，一般员工10名。该公司具备开发10万平方米以内的房地产项目，有完善的管理机制，通过了iso9000质量认证和iso14000环保认证，能满足物业管理的要求。 公司法定代表人叶德生，大学学历，多年从事金融、建筑工程和房地产开发，具有三级项目经理资质，有丰富的管理工作经验。 该公司2001-2004年在随州开发了宏兴小区14000平方米、东园小区12000平方米、银河小区17000平方米、电信小区100000平方米，先后被随州市政府授予信得过企业和纳税大户称号。2007年被招商引进到广水市，拟投资7000万元兴建都市花园小区。1.1.9 项目建设内容 建筑面积 5640平方米的商业铺面； 72360平方米的住宅楼。1.2 报告编制依据1.2.1 广水市“十一五”国民经济和社会发展规划纲要；1.2.2 国家建设部发布的房地产开发项目经济评价方法；1.2.3 国家发改委、建设部建设项目经济评价方法和参数（第三版）；1.2.4 广水市鼓励外来客商投资的若干规定;1.2.5广水市人民政府关于都市花园建设问题的会议纪要；1.2.6随州市宏兴房地产开发有限公司与广水市工程咨询公司就本项目签订的委托书；1.2.7随州市宏兴房地产开发有限公司提供的其它资料。1.3 研究范围本报告着重研究都市花园小区商住楼建设开发项目项目的建设背景、有利条件、建设内容、建设规模，并对建设项目的投资进行估算和效益分析，为项目业主和相关单位提供较准确的投资依据。1.4 编制的原则1.4.1项目建设是提升城市品位、增强服务功能的需要；1.4.2是繁荣地方经济、增强发展后劲、扩大社会就业的需要；1.4.3项目建设符合广水市“十一五”国民经济和社会发展规划纲要。1.5 研究结论该项目以科学发展观为指导，立足于广水市现有住宅现状，根据广水产业发展需要提出，项目实施可有效改善、提升城市基础设施条件，项目建设意义重大。 第二章 项目建设缘由及必要性2.1 项目建设的缘由2.1.1 2004年6月，为了促进房地产业的持续快速健康发展，根据国务院关于促进房地产市场持续健康发展的通知，结合我省实际，湖北省政府出台了省政府关于促进房地产业持续健康发展的意见，在一定程度上刺激商品房市场，保证房产市场健康发展。2.1.2 自从广水市政府取消福利分房制度以来，个人购房数量骤增。随着居民收入水平不断提高以及消费者观念的转变，消费者对商品房的需求也持续呈上升趋势，在很大程度上刺激了商品房市场迅猛发展。2.1.3 广水自古以来就是连贯南北的交通要塞和物资集散地，随着近年来城市基础设施建设的逐步完善，吸引了许多外地人来广水投资经商。另外户籍制度的改革，使农村人口城镇化，城镇人口大量增加，这些都为广水市的商品房消费市场增添了新的主力军。2.1.4 随着人均收入的增加，人民生活水平的提高，市场消费能力逐步增强。2005年广水市城镇居民人均可支配收入6677元，比上年增长9%;年全市农民人均纯收入3002元，增长7%;国内生产总值63.14亿元,比上年增长13.5%。2006年城镇居民人均可支配收入7245元，比上年增长8.5；农民人均纯收入3330元，比上年增加328元，增长10.9；国内生产总值72.3亿元,比上年增长14.5%，增长速度创历史最好水平。近年来，相当一部分住旧楼房和平房的居民为了改善居住条件，将以旧换新，以小换大，逐渐从追求“居者有其屋”向“居者优其屋”发展。电脑、移动电话、摩托车等消费的快速增长带动了城市消费品市场的活跃，汽车、住房消费的增加预示着新一轮消费结构升级已为期不远。2.1.5 旧城改造造成了需求量的增加。鉴于广水中心老城区内人口密度过大的状况，为减轻市政压力，2004年政府出台了新文件，禁止任何单位和个人在城区内建房，这给房地产开发提供了良好的市场环境。2.2 项目建设的必要性2.2.1 广水街道办事处位于武胜关南麓，春秋时期这里就形成集镇，称为城口。1899年建广水火车站，民国初年设广水镇，1988年撤县建市，广水镇更名为广水办事处，2003年更名广水街道办事处。全处国土面积70平方公里，总人口8.8万人，现辖11个社区居委会，10个行政村，有回、满、土家、朝鲜等5个少数民族。2.2.2 广水街道办事处先后被评为“全国乡镇企业东西部合作示范区”、“湖北省综合经济实力50强乡镇”、“湖北省基层组织建设六好乡镇党委”、“省级文明乡镇”、“省级星火技术密集区”和“省级乡镇企业示范工业园区”，连续四年蝉联“随州市社会经济综合实力第一名”。 2.2.3 广水街道办事处历来是商贾云集之地，商贸发达，个体私营经济繁荣，初步形成了以中山十里长街为轴心的亿元民营经济带，有民营工商企业2000余家，已开发建成小商品、农特产品、工业品、养殖交易批发五大市场。农业产业化格局基本形成，建成了蔬菜、果茶、水产养殖、畜禽养殖、花卉五大多种经营基地。 2.2.4 近年来，广水街道办事处按照“小城镇、大战略，小城镇、大手笔，小城镇、大环境”的城镇建设理念，致力改善软硬环境，先后投资近2.5亿元完成了中山大道、桐柏大道、芦兴大道、东河大道、八一大道、公铁立交桥等十大公共设施建设工程，形成了以中山广场为标志，以中山绿岛为景点，以中山十里长街为轴心，“四纵五横”九条大（街）道为骨架的总体格局，为经济建设更快更好地发展奠定了坚实的基础。2.2.5 广水街道办事处的经济虽然步入了快车道，但是基础设施条件相对滞后，特别是房地产明显滞后，跟不上经济快速发展的需要。随着生活水平的提高，人们对中高档住宅已广为认同和接受，希望拥有这类中高档住宅，加上该公司的宣传、销售也逐步成熟，深入人心，该项目的建成将会大大提升广水市对外形象。 第三章 市场分析与建设规模3.1 市场分析3.1.1 我市现有人口90万人，而政治、经济文化的中心广水城区现有人口就高达9万人，而我市广水城区现有住宅面积仅只有90万平方米左右，人均居住面仅10平方米，这远远满足不了社会发展和日益提高的广大人民群众的物质及文化生活的需要。另一方面，在广水城区现有住宅面积90万平方米中，有近60万平方米是八十年代或九十年代建造的，一是房屋陈旧、矮小，土地利用率极低；二是设备、设施老化，使用功能不完善，无抗震消防能力，三是有少部分住房是其它