ispo beijing2016现场直通车-论坛apsc雪地3.ecosign-key factors for planning mountain resorts

Ecosign山地景区规划不列颠哥伦比亚省ECOSIGN

MOUNTAIN

RESORT

PLANNERSr,

British

Columbia,

Canada.规划和开发成功的山地度假区的关键因素KEY

FACTORS

FOR

PLANNING

AND

DEVELOSUCCESSFUL

MOUNTAIN

RESORTS汇

：

Presented

By:Vice度假区设计副Ryley

Thiessenof

ResortDesign及andVice山地设计副Eric

Callenderof

Mountain

DesignEcosign山地景区规划公司名源于ECOlogical

deSIGN

（生态设计）总部位于 不列颠哥伦比亚省的在奥地利（Ecosign欧洲）和

（Ecosign亚洲）有为40个国家、400多个不同的山地度假区进行了可行性研究运营评估和整体规划为5届

会的高山滑雪、

式滑雪和北欧滑雪场馆准备了整体规划（包括1988年、2002年、2010年、2014年和2018年 会）为2022年会的成功竞标准备了概念性规划ECOSIGN

MOUNTAIN

RESORT

PLANNERS.Company

name

derived

from

ECOlogical

deSIGNHead

Officein r,

British

Columbia,CanadaBranch

Offices

in

Austria

(Ecosign

Europa)

and

Japan

(Ecosign

Asia)Completed

planning

projects

on

over

400

different

mountain

resorts

in

the

form

of

Feasibility

Studies,Operational

Reviews

and

Master

Plans

in

40

countries

of

the

world.

Actively

working

in

China

since

1999and

have

completed

25

Resort

Master

Plans

inChina.Prepared

Master

Plans

for

5

Winter

Olympics

Alpine

Skiing,Freestyle

Skiing

and

Nordic

Venues

(1988,

2002,2010,

2014

and

2018)Prepared

SnowCluster

Concept

plans

for

the

successful

2022

Beijing

Olympic

Winter

Games

Bid.挑选和规划一个成功的四季度假区需要哪些步骤呢？第一步在确定选址前，进行现状和可行性研究，并对关键的度假区因素进行技术评估WHAT

ARE

THE

STEPS

REQUIRED

TO

SELECT

AND

PLANA

SUCESSFUL

FOUR-SEASON

RESORT?STEP

1INVENTORY,

FEASIBILITY

STUDY

AND

TECHNICALASSESSMENT

OF

CRITICAL

RESORT

FACTORS

BEFORESETTLING

ON

A

SITE!仅仅因为群山看上去很漂亮且冰川遍布

并不意味着他们适合开发商业性山地度假区！！！！JUST

BECAUSE

THE

MOUNTAINS

AREBEAUTIFUL

TOLOOK

AT

AND

FULLOFGLACIERS

DOES

NOT

MEAN

THEYARESUITABLE

FOR

THE

DEVELOPMENT

OFA

COMMERCIAL

MOUNTAIN

RESORT!!!!商业性滑雪地形需要迎合90%的滑雪者的技术水平。山体看上去温和、平缓

（甚至有些无聊）COMMERCIAL

SKI

TERRAIN

THATCATERS

TO

90%

OF

ALLSKIERABILITIES.MOUNTAINS

LOOK

GENTLE

ANDBENIGN

(ALMOST

BORING).策马特，Zermatt,

Switzerland高雪，法国Courchevel,

France理想的山地度假区拥有坡度平缓的商业滑雪地形和如诗如画的山景IDEAL

MOUNTAIN

RESORTS

HAVEGENTLE

SLO

COMMERCIAL

SKITERRAIN

WITH

VIEWS

OFPICTURESQUE

MOUNTAINS.经过验证的度假区设计原则：PROVEN

RESORT

DESIGN

PRINCIPLES:根据滑雪者技术水平分类平衡索道和雪道BALANCE

LIFTS

AND

TRAILS

ACCORDING

TOSKIER

SKILL

CLASSES开发含游客住宿（暖床）的综合用途步行度假村DEVELOP

A

MIXED-USE

PEDESTRIAN

VILLAGEWITH

WARM

COMMERCIAL

BEDS.平衡度假区开发和山地承载力BALANCE

RESORT

DEVELOPMENT

ANDMOUNTAIN

CAPACITY.规划多种多样的夏季和冬季活动PLAN

FORA

WIDE

VARIETYOF

WINTERAND

SUMMER

ACTIVITIES自然条件PHYSICAL市场MARKET经济FINANCIAL这三个元素对一个度假区的成功至关重要，并且能解决与度假区可行性相关的关键问题。正确的选址是任何一个度假区成功的关键。从区域可行性研究开始，以确保最可能、可行的选址。THESE

THREE

ELEMENTS

ARECRITICAL

FOR

THE

SUCCESS

OF

ARESORT

AND

ADDRESS

THE

CRITICALQUESTIONS

RELEVANT

TO

THEFEASIBILITY

OF

A

RESORT.PICKING

THE

CORRECT

SITE

ISESSENTIAL

FOR

THE

SUCCESS

OF

ANYRESORT,START

WITH

A

REGIONALFEASIBILITYSTUDYTOMAKE

SURE

IT

IS

THE

BESTPOSSIBLE

SITE

AND

IS

FEASIBLE.度假区关键元素CRITICAL

RESOR

EMENTS度假区关键元素CRITICAL

RESOR

EMENTS自然条件PHYSICAL市场MARKET经济FINANCIAL场地的自然条件特征包括：THE

PHYSICAL

SITE

CHARACTERISTICS

INCLUDE:环境因素，包括水、空气、土壤、地质、植被及野生动物ENVIRONMENTAL

FACTORS,

WATER,

AIR

SOIL,GEOLOGY,

VEGETATION

AND

WILDLIFE地形、坡度、朝向、海拔TERRAIN,

SLOPE

GRADIENTS,

ASPECT,ELEVATION气候和

辐射•CLIMATE

AND

SOLAR

RADIATION自然危害物NATURAL

HAZARDS视觉资源VISUAL

RESOURCES资源RECREATIONAL

RESOURCES关键的场地自然条件CRITICAL

PHYSICAL

SITE

QUESTIONS地形是否适合开发度假区?IS

THE

TOPOGRAPHY

SUITABLE

FORRESORT

DEVELOPMENT?正确的海拔范围?CORREC

EVATION

RANGE?区域是否有适合开发度假区的土地？IS

THERE

LAND

SUITABLE

FOR

RESORTDEVELOPMENT

AT

THE

BASE

AREA?天气是否合适？温度？降水？季风气候？IS

THE

WEATHERSUITABLE?

TEMPERATURE?PRECIPITATION?

MONSOON

SEASON?山坡朝向？SLOPE

ASPECT?PHOTOS

HEREYSIS朝向分析ASPECT海拔分析ELEVATIONYSIS3.山地坡度分析MOUNTAIN

SLOPEYSIS4.度假区 区域坡度分析

RESORT

BASE

AREA

SLOPEYSIS5.日照遮蔽分析SOLAR

SHADINGYSIS日照摄入分析ING

SOLAR

RADIATION

YSIS7.滑雪地形适用性和承载力分析SKI

TERRAIN

SUITABILITY

&

CAPACITYYSIS8.区域开发分析BASE

AREA

DEVELOPMENTYSIS初步的度假区承载力计算PRELIMINARYRESORT

CAPACITY

CALCULATIONS技术评估－8个分析步骤TECHNICAL

ASSESSMENT

–

8YTIC

PROCESSES地形带平衡TERRAIN

POD

BALANCE24.1%7.3%18.1%35.4%8.1%7.0%0.0%15.0%20.0%25.0%20.0%12.5%5.0%2.5%0%5%10%15%20%25%35%30%40%初学者新手中低级中高级高级专业滑雪游客百分比中级滑雪水平分类滑雪地形带

理想值日照分析和气候YSIS

AND

CLIMATESOLAR温度分析TEMPERATUREYSIS降水分析

PRECIPITATIONYSIS日照遮蔽图

SOLAR

SHADING辐射图SOLAR

RADIATION风速和风向图

WIND

SPEED

AND

DIRECTION度假区关键元素CRITICAL

RESOR

EMENTS自然条件PHYSICAL市场MARKET经济FINANCIAL下一个关键元素是一个可行的山地度假区所不可缺少的市场特征，其中包括：THE

NEXT

CRITICAL

FACTOR

IS

MARKET

WHICH

INCLUDES:场地的可达性ACCESS

TO

THE

SITE主要市场和次要市场的大小，以及与度假区之间的距离SIZE

AND

PROXIMITY

OF

PRIMARY

/

SECONDARY

MARKETS人口统计特征，例如：

、收入、学历POPULATION

DEMOGRAPHICS

SUCH

AS

AGE, E

ANDEDUCATION人口动态，例如：增长率、（如，

和运动、健康化、社会潮流、生活方式，寻求刺激/探险者）POPULATION

DYNAMICS

SUCHAS:

GROWTH,

AGING,

ANDSOCIAL

TRENDS

(FOREXAMPLE,

FITNESS

ANDSPORTS,HEALTH

AND

WELLNESS,

LIFESTYLE,

THRILL/

ADVENTURESEEKERS

)关键的

问题CRITICAL

MARKET

RESEARCH

QUESTIONS与潜在客源市场的距离？日间使用？区域性度假区？目的地度假区？WHAT

IS

THE

DISTANCE

TO

POTENTIAL

MARKET?

DAYUSE?

REGIONAL

RESORT?

DESTINATION

RESORT?客源市场是否对滑雪有

？

分布？

他们是否有足够的可支配收入？DOES

THE

MARKET

HAVE

PEOPLE

THAT

AREINTERESTED

IN

SKIING?

WHAT

ISDISTRIBUTION?

DO

THEY

HAVE

ENOUGH

DISPOSABLEE?用户群是谁？刺激追寻者、滑雪者、家庭游客、年轻的职业人、生活方式等?WHO

ARE

THE

USERS?

THRILL

SEEKERS,

SKIERS,FAMILIES,

YOUNG

PROFESSIONALS,

LIFESTYLEETC.?潜在客源市场是在增长还是在萎缩？IS

THE

POTENTIAL

MARKET

GROWING

OR

SHRINKING?房地产开发?

会有人在度假区置办

吗？

如果会的话，他们是谁？他们的可支配收入是多少？他们会喜欢怎样的户型和面积？WHAT

ABOUT

REAL

ESTATE?

WILL

PEOPLE

BUY

AT

THERESORT?

IF

SO

WHO

ARE

THEY,

WHAT

IS

THEIRDISPOSABLE E?

WHAT

TYPES

OR

SIZES

OF

UNITSWOULD

THEYLIKE?PHOTOS

HERE度假区关键元素CRITICAL

RESOR

EMENTS自然条件PHYSICAL市场MARKET经济FINANCIAL还要考虑到如下经济因素与特征：THERE

ARE

ECONOMIC

FACTORS

AND

CHARACTERISTICS

TOBE

CONSIDEREDSUCH

AS:有足够的资本来创造一个足够大的度假区以形成“关键规模”ADEQUATE

CAPITAL

TO

CREA ARGE

ENOUGH

RESORTCAPACITY

“CRITICAL

MASS”利息INTEREST

RATES基础设施成本和可用性INFRASTRUCTURE

COST

AND

AVAILABILITY设施的资本成本CAPITAL

COSTS

OF

FACILITIES运营效率OPERATING

EFFICIENCY运营季节的长度（冬季、夏季和淡季）LENGTH

OF

OPERATING

SEASON

(WINTER

AND

SUMMERAND“SHOULDER”

SEASONS)关键的经济问题CRITICAL

ECONOMIC

QUESTIONS有利的政策环境、保护区状态、伐树、土地所

？FAVORABLE

REGULATORY

ENVIRONMENT,

PARK

STATUS,

TREECUTTING,

LAND

OWNERSHIP?是否通水、通电？是否有排污？由谁出资？IS

THERE

WATER,

ELECTRICAL

POWER

OR

SEWER

AVAILABLE?WHO

WILL

FUND?交通基础设施如何？WHAT

IS

THE

TRANSPORTATION

INFRASTRUCTURE?由谁出资？WHO

WILL

FUND?土地成本是多少？WHAT

IS

THE

COST

OF

LAND?是否有地区经费来建造度假区？AREA

FUNDS

AVAILABLE

TO

BUILD

THE

RESORT?业务量是否足够偿还

并为投资者带来回报？WILL

THE

VOLUME

OF

BUSINESS

BE

ADEQUATE

TO

SERVICE

THEDEBT

AND

PROVIDE

A

RETURN

FOR

THE

INVESTORS?PHOTOS

HERE初步的可行性/区域性研究PRE-FEASIBILITY

/

REGIONAL

STUDY研究整个国家、地区、省、乡镇，从而

满足想要开发的度假区类型的最低要求的潜在山地度假区的大致位置STUDY

ENTIRE

COUTRIES,

REGIONS,

PROVINCES,

COUNTIESTO

IDENTIFY

POTENTIAL

MOUTAIN

RESORT

LOCATIONS

(BULL’S

EYES)

THAT

MEET

MINIMUMREQUIREMENTS

FOR

THE

DEVELOPMENT

OF

THE

DESIRED

TYPE

OF

RESORT.如果初步的可行性研究给出肯定的结果，则进行下一步，为每个选址或一个或两个最佳选址完成一份技术评估IF

RESULTS

OF

THE

PRE-FEASIBILITY

STUDY

ARE

POSITIVE,

PROCEED

TO

THE

NEXT

STEP

ANDCOMPLETE

A

TECHNICAL

ASSESSMENT

OF

EACH

SITE

OR

FOCUS

ON

ONE

OR

TWO

OF

THE

BEST

SITES.度假区

土地现状/设计分析/机会和制约因素规划RESORT

BASE

LANDS

INVENTORY/

DESIGN YSIS

/

OPPORTUNITIES

ANDCONSTRAINTS

PLAN第二步概念性规划STEP

2CONCEPT

PLANNING度假区概念RESORT

AREA

CONCEPT主要的度假区用地类别:Primary

Resort

Land

Use

Categories:1.度假村:高密度度假酒店及酒店式公寓、停车场、日间游客区、多功能小镇、滑雪者服务设施、商业空间1.

Resort

Village

Area:

High

Density

Ho and

Condo

Development;Parking,

Day

Visitor

Areas,

Mixed-Use

Village,

Skier

Services

andCommercial.2.房地产:中到低密度的公寓、公寓楼、联排/叠拼别墅、独栋别墅2.

Real

Estate/ modation:

Medium

to

Low

DensityDevelopment;Apartments,

Multi-Family

Units,

Single-Family

Units.3.四季游乐活动:滑雪场、雪圈、亲子游乐区、SPA及室内室外戏水设施、溜索、山地自行车、冰屋及冰城堡、树屋、高尔夫球场、迷你

及其他四季

设施3.

Four-Season

Recreation:

Ski

Area,

Snow

Tubing,

Family

AdventureZone,

Spa

and

Waterpark

with

Indoor

and

OutdoorPools,

Zip

Lines,Mountain

Biking,

Ice

Castles

and

Igloos,

Monkido,

Golf

Course,

Mini-Golf,

and

Other

Four-Season

RecreationFacilities.度假区用地概念RESORT

LAND

USE

CONCEPT将能直接滑进/滑出的房地产和过夜住宿最大化，并且这类地产应该被规划在滑雪索道的舒适行走距离之内•IZE

SKI-IN

SKI-OUT

REALESTATE

ANDOVERNIGHTMODATIONSHOULD

BE

LOCATEDWITHIN

COMFORTABLEWALKING

DISTANCETO

THE

SKI

LIFTS以人为中心，而非以车为中心的步行度假村中心WALKABLEPEDESTRIAN

CENTERWITH

EMPHASIS

ONPEOPLE

AND

NOT

THECAR人性化的建筑（日照、山景等）HUMANSCALEBUILDINGS

(SUN,VIEWS

OF

MTNS

ETC.)度假村和房地产概念RESORT

VILLAGE

AND

REAL

ESTATE

CONCEPT使游客体验最佳化，同时为房地产增添价值IZE

THE

GUEST

EXPERIENCE

WHILE

ADDING

VALUE

TO

THE

REAL

ESTATE直接出入

球场的房地产和游客住宿GOLF-IN

GOLF-OUT

REALESTATE

ANDTOURIST

MODATION直接滑进/滑出雪场的住宿SKI-IN

SKI-OUT

MODATION商业步行度假村Pedestrian

Commercial

Village万达长白山四季度假区，中国吉林省–度假村总体规划WANDA

Changbaishan

Four

Season

Resort,

Jilin

Province,

PRC

–

Village

Master

Plan万达长白山四季度假区，中国吉林省–度假区总体规划WANDA

Changbaishan

Four

Season

Resort,

Jilin

Province,

PRC

–

Resort

Master

Plan典型的度假村/步行街TYPICAL

RESORT

VILLAGE

/

PEDESTRIAN

STREET建筑风格/基调Architectural

Character/

Theme了员工们！高质量的生活品质和方式将帮助吸引和留住高质量的长期员工，他们对度假区的成功运营至关重要。DON’T

FORGET

ABOUT

EMPLOYEES

AND

STAFF!A

HIGH

QUALITY

OF

LIFE/

LIFESTYLE

WILL

HELP

TO

ATTRACT

AND

KEEPLONG-TERM

QUALITY

STAFF

WHICH

IS

VITAL

TO

A

SUCCESSFUL

RESORT

OPERATION.四季休闲

活动Four

Season

Recreation典型的山地度假区关系TYPICAL

MOUNTAIN

RESORT

RELATIONSHIPS10,000

Skiers≈5.7

Million

VTM/Hr.DAY

USE

PARKING3,000

SKIERS

+750

NONSKIERS≈

1,500

CARSOVERNIGHT

MODATIONWARM

BEDS3,500

SKIERS

+350

NON

SKIERS≈

5,500

BEDSCOLD

BEDS3,500

SKIERS

+700

NON

SKIERS≈

10,500

BEDSDAY

VISITORS≈

11,800

GUESTS1,500

DAY

PARKING

STALLS16,000

BEDS成果The

Results滑雪者

数和商业枕位数RSKIER

VISITATION

AND

COMMERCIAL

PILLOWS0500,0001,000,0001,500,0002,000,0002,500,00005,00010,00015,00020,00025,00019691971197319751977197919811983198519871989199119931995199719992001200320052007200920112013Skier

VisitsCommercialPillowsSeason

EndingCommercial

Pillows Skier

Visitsy

=

77.68x

+

371844R2

=

0.92240500,0001,000,0001,500,0002,000,000滑雪者

数对比商业住宿RSKIER

VISITS

VERSUS

COMMERCIALMODATION2,500,00005,00010,00015,00020,00025,000Commercial

PillowsSkier

Visits0