海南国宾公寓项目策划方案.doc

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 patience and understanding and for the kindly encouragement he gave us when we went so unwillingly to school. a great many former pupils will be attending a farewell dinner in his honour next thursday. it is a curious coincidence that the day before his retirement, mr page will have been teaching for a total of forty years. after he has retired, he will devote himself to gardening. for him, this will be an entirely new hobby. but this does not matter, for, as he has often remarked, one is never too old to learn. lesson86 out of control 失控as the man tried to swing the speed-boat round, the steering-wheel came away in his hands. he waved desperately to his companion, who had been water-skiing for the last fifteen minutes. both men had hardly had time to realize what was happening when they were thrown violent1y into the sea. the speed-boat had struck a buoy, but it continued to move very quickly across the water. both men had just begun to swim towards the shore. when they noticed with dismay that the speed-boat was moving in a circle. it now came straight towards them at tremendous speed. in less than a minute, it roared past them only a few feet away. after it had passed, they swam on as quickly as they could because they knew that the boat would soon return. they had just had enough time to swim out of danger when the boat again completed a circle. on this occasion, however, it had slowed down considerably. the petrol had nearly all been used up. before long, the noise dropped completely and the boat began to drift gently across the water.lesson87 a perfect alibi 极好的不在犯罪现场的证据at the time the murder was committed, i was travelling on the 8.0 oclock train to london, said the man.do you always catch such an early train ? asked the inspector.of course i do, answered the man. i must be at work at 10.0 oclock. my employer will confirm that i was there on time. would a later train get you to work on time ? asked the inspector. i suppose it would, but i never catch a later train.at what time did you arrive at the station ?at ten to eight. i bought a paper and waited for the train.and you didnt notice anything unusual ? of course not.i suggest, said the inspector, that you are not telling the truth. i suggest that you did not catch the 8.0 oclock train, but that you caught the 8.25 which would still get you to work on time. you see, on the morning of the murder, the 8.0 oclock train did not run at all. it broke down at ferngreen station and was taken off the line.lesson88 trapped in a mine 困在矿井里six men have been trapped in a mine for seventeen hours. if they are not brought to the surface soon they may lose their lives. however, rescue operations are proving difficult. if explosives are used, vibrations will cause the roof of the mine to collapse. rescue workers are therefore drilling a hole on the north side of the mine. they intend to bring the men up in a special capsule. if there had not been a hard layer of rock beneath the soil, they would have completed the job in a few hours. as it is, they have been drilling for sixteen hours and they still have a long way to go. meanwhile, a microphone, which was lowered into the mine two hours ago, has enabled the men to keep in touch with the closest relatives. though they are running out of food and drink, the men are cheerful and confident that they will get out soon. they have been told that rescue operations are progressing smoothly. if they knew how difficult it was to drill through the hard rock, they would lose heart. lesson89 a slip of the tongue 口误people will do anything to see a free show-even if it is a bad one. when the news got round that a variety show would be presented at our local cinema by the p. and u. bird seed company, we all rushed to see it. we had to queue for hours to get in and there must have been several hundred people present just be- fore the show began. unfortunately, the show was one of the dullest we have ever seen. those who failed to get in need not have felt disappointed as many of the artistes who should have appeared did not come. the only funny things we heard that evening came from the advertiser at the beginning of the programme. he was obviously very nervous and for some minutes stood awkwardly before the microphone. as soon as he opened his mouth, everyone burst out laughing. we all know what the poor man should have said, but what he actually said was: this is the poo and ee seed bird company. good ladies, evening and gentlemen !lesson90 whats for supper ？ 晚餐吃什么？though brazil is one of the richest countries in the world, much of it has not yet been developed. it was mainly for this reason that the brazilian government decided to have a new city built 600 miles north-west of rio de janeiro. designed by the great architect lucio costa, the new city, brasilia, replaced rio de janeiro as the capital of brazif in 1960. brasilia has been carefully planned for modern living. its wide roads, which can take fourteen lanes of traffic, have been keptaway from living areas. children do not have to cross busy streets to go to school. housewives can visit-shopping centres on foot, for in these specially designed living areas, cars are unnecessary. at first, the government had great difficulty in persuading people to leave rio and to settle in brasilia. since 1960, however, the population has been growing all the time. brasilia has quickly established itself as the capital of the country. the idea to have the capital moved so far inland will have a great effect on the future of brazil.lesson91 three men in a basket 三人同篮a pilot noticed a balloon which seemed to be making for a royal air force station nearby. he informed the station at once, but no one there was able to explain the mystery. the officer in the control tower was very angry when he heard the news, because balloons can be a great danger to aircraft. he said that someone might by spying on the station and the pilot was ordered to keep track of the strange object. the pilot managed to circle the balloon for some time. he could make out three men in a basket under it and one of them was holding field-glasses. when the balloon was over the station, the pilot saw one of the men taking photographs. soon afterwards, the balloon began to descend and it landed near an airfield. the police were called in, but they could not arrest anyone, for the basket contained two members of parliament and the commanding officer of the station! as the commanding officer explained later, one half of the station did not know what the other half was doing ! lesson92 asking for trouble 自找麻烦it must have been about two in the morning when i returned home. i tried to wake up my wife by ringing the door-bell, but she was fast asleep, so i got a ladder from the shed in the garden, put it against the wall, and began climbing towards the bedroom window. i was almost there when a sarcastic voice below said, i dont think the windows need cleaning at this time of the night.i looked down and nearly fell off the ladder when i saw a policeman. i immediately regretted answering in the way i did, but i said, i enjoy cleaning windows at night.so do i, answered the policeman in the same tone. excuse my interrupting you. i hate to interrupt a man when hes busy working, but would you mind coming with me to the station ? well, id prefer to stay here, i said. you see, ive forgotten my key.your what ? he called.my key, i shouted. fortunately, the shouting woke up my wife who opened the window just as the policeman had started to climb towards me.lesson93 a noble gift 崇高的礼物one of the most famous monuments in the world, the statue of liberty, was presented to the united states of america in the nineteenth century by the people of france. the great statue, which was designed by the sculptor auguste bartholdi, took ten years to complete. the actual figure was made of copper supported by a metal framework which had been especially constructed by eiffel. before it could be transported to the united states, a site had to be found for it and a pedestal had to be built. the site chosen was an island at the entrance of new york harbour. by 1884, a statue which was 151 feet tall, had been erected in paris. the following year, it was taken to pieces and sent to america. by the end of october 1886, the statue had been put together again and it was officially presented to the american people by bartholdi. ever since then, the great monument has been a symbol of liberty for the millions of people who have passed through new york harbour to make their homes in america.lesson94 future champions 未来的冠军experiments have proved that children can be instructed in swimming at a very early age. at a special swimming pool in los angeles, children become expert at holding their breath under water even before they can walk. babies of two months old do not appear to be reluctant to enter the water, it is not long before they are so accustomed to swimming that they can pick up weights from the floor of the pool. a game that is very popular with these young swimmers is the underwater tricycle race. tricycles are lined up on the floor of the pool seven feet under water. the children compete against each other to reach the other end of the pool. many pedal their tricycles, but most of them prefer to push or drag them. some children can cover the whole length of the pool without coming up for breath even once. whether they will ever become future olympic champions, only time will tell. meanwhile, they should encourage those among us who cannot swim five yards before they are gasping for air.lesson95 a fantasy 纯属虚构when the ambassador of escalopia returned home for lunch, his wife got a shock. he looked pale and his clothes were in a frightful state. what has happened ? she asked.how did your clothes get into such a mess ? a fire-extinguisher, my dear, answered the ambassador drily. university students set the embassy on fire this morning.good heavens! exclaimed his wife. and where were you at the time ?i was in my office as usual, answered the ambassador. the fire broke out in the basement. i went down国宾公寓项目策划方案01、项目用地状况 本项目用地位于海口市金贸区金龙路南侧，项目总占地面积12396.75。02、项目拟定名称 本项目拟定名称为：国宾公寓。03、项目现状简述本项目位于金贸区久负盛名的金龙路饮食一条街，其市政道路对面是正在开发建设的宜欣商业广场，周遍聚集了海口最密集的写字楼群以及餐饮娱乐服务场所。本项目用地地上有部分临时建筑，有待拆除。04、项目开发用途商品房销售及部分自营。根据潜在市场需求，本项目可供销售的产品可以细分为：餐饮用商铺（一、二层），娱乐休闲用商铺（三层），住宅，商务公寓，地下商场，地下停车位等六类产品。05、项目用地性质 房地产开发。06、周边项目调研以下是国宾公寓项目附近楼盘的平均销售价格，可对本项目产品销售定价起到参考作用。项目名称开发商地址性质均价（元/）世贸雅苑海南世界贸易中心有限公司海口市金贸区世贸东路2号公寓3600海岸壹号海南佳景房地产开发有限公司海口市世贸北路1号住宅3800半山花园海南宝通房地产有限公司海口市金贸区金贸中路一号住宅3700万利隆花园海南万利隆地产开发有限公司海南省海口市国贸金龙路51号住宅3000万利隆花园海南万利隆地产开发有限公司海南省海口市国贸金龙路51号写字楼4300瑞特广场海南佳宜房地产开发有限公司海口市国贸路6号商住两用2900蔚兰天成国际公馆海南鼎信置业有限公司海口市金贸西路9号商住楼3000吉欣海景苑海口市吉欣实业有限公司海口市滨海大道76号住宅3300环海国际商务大厦海南永生实业投资有限公司海口金贸西路与文华路交汇处住宅3000世贸雅苑海南世界贸易中心有限公司海口金贸区世贸东路2号公寓3600景瑞花园海南光华房地产有限公司海口金贸区金龙路10号（国贸二横路10号）公寓3300绅蓝都市公寓海南中荟房地产开发有限公司海口金贸区国贸一横路1号公寓3600宜欣商业广场海南宜欣房地产开发有限公司海口市明珠路8号商用28000（一层）07、项目销售定位本项目目标市场以海口为主，兼顾到内地目标客户的需求。海口业主以白领阶层、二次置业为主，内地业主购买多用于季节性渡假。08、方案策划要点本项目商用部分以位于海口市餐饮行业成行成市的黄金地带为依托，产品无论是销售还是自营，都会有光明的前景。公寓部分采用全框架隐性梁建筑结构，在厨、卫定位的前题下使套内空间达到自由组合的人性化开发设计要求，并在建筑节能发面进行必要投入，可有效提高产品档次，使市场竞争力得以提升。09、项目建筑风格 欧式建筑风格。10、项目设计要点一、节能建筑在第20项，项目节能方案里进行阐述。二、绿色建筑绿色建筑是指在建筑的全寿命周期内，最大限度地节约资源 ( 节能、节地、节水、节材 ) 、保护环境和减少污染，为人们提供健康、适用和高效的使用空间，与自然和谐共生的建筑。 三、隐形梁设计按照组合式住宅进行构思，采用隐型梁柱设计，不但美观还能确确实实提高实用率，在实际销售过程中，忽略两套之间的隔墙就能形成一个完整的办公区间，或者在一个大空间内于隐形梁部位加入隔墙就能形成独立的私密性很强的单独空间。业主可以按照自己的意愿和实际需求随意组合空间。四、智能建筑 由楼宇自动化系统（bas），办公自动化系统（oas）和通信自动化系统（cas）等三大系统组成。 五、车位建筑 海口金贸区几乎所有新楼盘的车位与住户比在1：21：5之间，今后金贸区车位紧缺成为必然。现时海口车位的没出售单价已经远远高于相应的居住房产单价，可能会出现车位价格高于中档汽车价格的现象出现。为此，对于购房者来说，车位充足并且车位价格相对较低是当前买房的附加条件，所以，有车位房的出售可能会快于无车位房。本项目车位与住户的比例为1：2。 六、独立三层 根据每上一层营业额降低30%的商业规律，指望业主通过内部楼梯在第三层经营餐饮是不现实的，为了避免这一销售抗性，本策划认为需要为第三层设置独立的通道。第三层主要用于休闲娱乐或者作为健身场所。由于独立的第三层可以借助宜欣商业广场的人流和客源，所以这种设计能为未来招商、销售或者自营奠定非常好的物业管理基础和配套商业业态基础。11、项目建筑结构全框架结构，隐性梁设计。12、建筑容积率本项目暂定容积率为：方案a：2方案b：3方案c：413、项目建筑面积方案a建筑面积约为地上2.4万，地下1.6万。方案b建筑面积约为地上3.6万，地下1.6万。方案c建筑面积约为地上4.8万，地下1.6万。14、项目投资总额方案a本项目总投资额：8261万元。其中：土地成本需2054万元。其中：土地转让费约1365万元；土地出让金546万元；过户税费113万元；咨询、管理费30万元。前期费用需540万元。其中：设计费180万元；规划报建220万元；监理费50万元；招投标代理费6万元；施工图审查费15万元；招标预算审查费6万元；燃气入网费15万元；质量监督费10万元；园林设计、报建费10万元；工程勘探费8万元；消防、人防、环保费20万元。建安成本需5280万元。地下1500元/,地上1200元/,地下1.6万,地上约2.4万。销售费用需387万元。另，预计产生税金约736万元。方案b本项目总投资额：9970万元。其中：土地成本需2064万元。其中：土地转让费约1365万元；土地出让金546万元；过户税费113万元；咨询、管理费40万元。前期费用需691万元。其中：设计费234万元；规划报建286万元；监理费60万元；招投标代理费8万元；施工图审查费15万元；招标预算审查费8万元；燃气入网费20万元；质量监督费15万元；园林设计、报建费10万元；工程勘探费10万元；消防、人防、环保费25万元。建安成本需6720万元。地下1500元/,地上1200元/,地下1.6万,地上约3.6万。销售费用需495万元。另，预计产生税金约936万元。方案c本项目总投资额：11698万元。其中：土地成本需2074万元。其中：土地转让费约1365万元；土地出让金546万元；过户税费113万元；咨询、管理费50万元。前期费用需861万元。其中：设计费288万元；规划报建352万元；监理费80万元；招投标代理费11万元；施工图审查费17万元；招标预算审查费11万元；燃气入网费30万元；质量监督费20万元；园林设计、报建费10万元；工程勘探费12万元；消防、人防、环保费30万元。建安成本需8160万元。地下1500元/,地上1200元/,地下1.6万,地上约4.8万。销售费用需603万元。另，预计产生税金约1136万元。15、公寓容纳户数 方案a：120户。方案b：240户。方案c：360户16、公寓户型面积 公寓部分户型面积：一厨一卫，80；一厨二卫，100；一厨二卫120。所有户型均采用自由选择套内间隔的设计方案。17、项目开发周期及进度项目从完成策划到施工完毕达到交房条件，开发周期预计为26个月。具体进度如下：2006年1月完成项目开发策划；2006年2月开始项目规划设计招标文件的编写与审批；2006年3月设计招标；2006年4月完成规划设计方案；2006年5月完成土地过户；2006年7月获得建设用地规划许可证，达到2的容积率指标、获得正式立项批准；2006年8月完成规划设计；2006年10月获得规划许可证，开始预售准备；2006年11月完成施工图设计及施工招标，同时进行销售宣传并实现销售收入200万元（以内部认购的方式）；2006年12月获得建筑工程许可证、完成拆迁工作及现场施工准备，同时确定施工单位；2007年1月施工单位进场、同时开始施工 ；2007年9月建筑封顶；2007年11月建筑外装完工；2008年2月小市政完工，达到交房条件。18、项目水、电来源 本项目除利用传统市政水、电、自备发电机组外，还可以