休闲度假养生项目中华养生谷总体定位策划方案(下)

中华养生谷
总体定位策划
China Health Valley Positioning and goals
（上）
一、总体定位 Main Positioning 二、目标定位 Goals 三、策划理念 Programming Ideas 四、产业策划 Industry Programming 五、主题发展线索 Themed Development Clue

D.
? 欧洲风情小镇
European Style Town
欧洲风情小镇片区
European Style Town Parcel
?
异国建筑风情展示
Exotic architectural style show
?
浪漫的街道空间
Romantic street space

D.
? 城堡酒店
European Style Town
欧洲风情小镇片区
European Style Town Parcel
?
临水而建的美丽轮廓
Beautiful water-front contour
?
经典的构图元素
Classical composition elements

E. 生态运动主题片区
Ecological Sports Theme Parcel

E. 生态运动主题片区
Ecological Sports Theme Parcel

E. 生态运动主题片区
? 项目分布
Project Layout
Ecological Sports Theme Parcel
概念 Concept
? 以综合性的高尚运动公园为门户形象，
Take a comprehensive noble sports park as the gateway image.
?
利用较低的平缓谷地结合水景设置9洞的高尔 夫球场，同时选择景观佳点配置高尔夫会所 和酒店；
Use a lower gentle valley with water features to set 9hole golf course, meanwhile select the beat landscape point to build Golf Club and Hotel;
23 23
8 7 1 16 12 17 13 11
2
10
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23 18 19
利用原有果园及林地设置吕洞滨桃花源，加 入蟠桃及花卉种植等田园度假元素。
Make use of the original orchard and woodland to set Lu Dongbin Xanadu add the rural resort elements like peach garden and flowers planting.
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14
15 9
3
21
20 22 23
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选择具有较佳景观和建设条件的地块作为度 假别墅地块，开发高端度假别墅。
Select some lands with better landscape and construction conditions as a resort villa land, to develop high-end resort villa.
4 5 6
主要景点
1 2 3
Attraction
极限运动公园 Extreme Sports 高尚体育公园 Noble Sports 吕洞宾世外桃源 Lv Dongbin Xanadu
次要景点 Secondary Attractions
滑板区域 Skateboarding regional 5 山地自行车区域 Mountain bike area 6 旱冰场 Roller skating rink 7 攀岩 Rock climbing 8 高尔夫球场 Golf Course 9 高尔夫俱乐部 Golf Club 10 钓鱼 fishing 11 射箭 Archery 12 马术中心Equestrian Center
4 13 马球场 Polo field 14 网球中心 Tennis Center 15 稻田 Paddy Field 16 小市场 Small market 17 有机餐厅 Organic Restaurant 18 蔬果园 Fruit and vegetable garden 19 花圃 Garden 20 鱼塘 Fish ponds 21 温室 Greenhouse 22 小养殖场 Small raising farm 23 风情庄园 Manor 24 庄园酒店 Resort Hotel

E. 生态运动主题片区
? 土地利用
Land Use
E 区用地平衡表 Zone E Land Use Balance Sheet
Ecological Sports Theme Parcel
E 区技术经济指标 Zone E Land Technical index indicator
图例 Legend
酒店用地 教育用地 商业用地 商住用地
Hotel Land
二类居住用地 一类居住用地 体育用地 公园用地 .
Type-B Residential Land
Type-A Residential Land Sports Land Park Land
文化娱乐用地 Cultural / Recreational
Education Land Commercial Land Commercial / Residential

E. 生态运动主题片区
? 极限运动公园
Extreme Sports Park
Ecological Sports Theme Parcel
?
表演与观赏
Show and watch
?
参与体验
Participate in experience

E. 生态运动主题片区
? 高尚体育公园
Noble Sport Park
Ecological Sports Theme Parcel
?
绿色的恬静空间
Quiet green space
?
亲近自然的休闲运动
Leisure activity close to nature

E. 生态运动主题片区
? 吕洞宾室外桃源
Lu Dongbin Xanadu
Ecological Sports Theme Parcel
?
田园印象
Idyllic Impression
?
低碳生活
Low-carbon life

规划拼合
Combined Plan
图例 Legend
酒店用地
Hotel Land
文化娱乐用地 Cultural / Recreational
教育用地 商业用地 商住用地
Education Land Commercial Land Commercial / Residential
二类居住用地 TYPe-B Residential Land 一类居住用地 TYPe-A Residential Land 公路用地 体育用地 公园用地
Highway Land
Sports Land Park Land

旅游线路组织
Tour Route Arrangement
水寨门湿地公园
Shuizaimen Wetland Park
旅游路线组织
Tourism Route Organization 大学城 养生谷内旅游景点可以通过组合，与河东新区、遂宁市域、以及垮区域 形成多种线路 组合；
The tourist attractions in Health Valley can be combined with Hedong New District, Suining City territory, and trans-regional to form a variety of route combinations;
University City
HO9PSCA
游艇码头
Yacht Marina
油坊壕湿地公园
Youfanghao Wetland Park
根据旅游资源分类，将旅游线路分为各具特色的主题游
运动公园
Sports Park
According to classification of the tourism resources, tourist routes will be divided into two distinctive thematic tours
?
圣鹭岛
Holy Egret Island
水上风情游线 Water Tourisum Route
游艇码头—圣鹭岛—圣莲岛—游艇会—圣平岛—联盟河
Yacht Marina—Holy Egret Island —Holy Lotus Island —Yacht Club—Holy Peace Island —Lianmeng River
风情小镇
养生酒店
文化中心
Cultural Centre Health Hotel
Featured Town
中药园
Chinese Herbal Park
? ?
观音文化游 GuanyinCulturalTour
观音文化园—灵泉寺—观音主题公园—庄王宫
Guanyin Cultural Park - Lingquan Temple – Guanyin Theme Park – Zhuangwang Palace
五彩缤纷路
Colorful Road
观音文化园
Guanyin Cultural Park
庄王宫 灵泉寺
Zhuangwang Palace
科教游览线路 Education Tourism Route
油坊壕湿地公园 —水寨门湿地公园 —大学城—文化中心—主题公园
Youfanghao Wetland Park – Shuizaimen Wetland Partk - University City - Cultural Center - Theme Park
Linquan Temple
观音文化园
Guanyin Cultural park
圣莲岛
Holy Lotus Island
?
游艇码头
养生度假游线 Health Resort Tourism Route
养生酒店—风情小镇—中药园—运动公园
Health Hotel – featured town – Traditional Chinese Medicine Garden - Sports Park
广德寺
Yacht Marina
?
“饕餮天下”游览线路
“Delicious Food World ” Tourism Route
以五彩缤纷路、观音文化园、养生谷、Hopsca中心区等为游览内容的美食、特色商业 、民俗风味等的体验游线。 圣平岛
Holy peace Island The delicious food, featured commercial and folk flavor experience route consists of Colorful Road, Guanyin Cultural Park, Health Valley, Hopsca center area.
?
“不夜遂宁”休闲夜生活游览线路 “Everbright Suining“Casual Nightlife
Tour Routes 以“名品折扣、激情酒吧、创意文化小品”为主题的夜游线路，涪江、五彩缤纷路、 联盟河观音文化园、养生谷内商业、休闲、创意游览设施。
The night tourism route is based on “famous commodity discount, passion bar, creative culture Pieces"as the theme, Fujiang River, Colorful Road, Lianmen Guanyin Cultural Park,,commercial, leisure, creative tour facilities within Health Valley.
水上风情游线
Water Feature Tourism Route
科教游览线路
Education Tourism Route
“饕餮天下”游览线路
“Delicious Food World " Tourism Route
观音文化游线
Guanyin Cultural Tourism Route
养生度假游线
Health Resort Tourism Route
旅游景点
Tourist Attractions

PART 11
实施与保障措施
（一）经济测算：
Investment & Economic Estimation
Implementation and Procedures
?旅游环境容量测算
Tourism Environmental Capacity Calculation
?项目计算依据
Project Calculation Basis
?旅游产品建设规模和比例测算
Calculation of Tourism Products Construction Scale and Proportion
?总体开发成本估算
Overall Development Cost Estimates
（二）农民安置建议
Farmers Resettlement Proposal
? 村庄现状分析
Analysis of Existing Village
? 旅游发展对村民影响分析
Analysis of Impact of Tourism Development on Villagers
? 建议及措施
Proposals and Measures

旅游环境容量测算
Tourism Environmental Capacity Calculation 采用的计算公式：
周转率(k)＝日可游时间/平均停留时间
旅游人数估算
Estimation of Number of Tourists
日容量＝日瞬时容量×周转率 年容量＝日容量×全年可游天数 线路法 : 用于步行游览的区域： 游人量＝游路面积/每个人所占游览道路面积×k 面积法：用于开展游览活动的陆地区域。 公式：游人量＝可游面积/每人所占游览面积×k 卡口法：用于各游览系统节点处。 公式：R卡＝瞬时容量×可游时间/平均每人游览时间 Formula:
Turnover rate (k) = daily travel time available / average stop-over time Daily capacity = daily instantaneous capacity × turnover rate Annual capacity = daily capacity × annual travel days avaliable Route method: the area for the walking tour: Tourist volume = travel road area / sightseeing road area per tourist× k Area method: the land area used to carry out tours Formula: tourist volume = available travel area / sightseeing area per tourist × k Node method: node at all sightseeing system Formula: R = instantaneous capacity × available travel time / average travel time to per caoita
根据该项目区域规划，对此旅游度假区作环境容量估算。遂宁中华养生谷国际休闲旅游度假区项目总面积 1465 ha，按照设计方案用地 统计分析，可游面积占总面积的 23 %，可游总面积（C）340 ha .
under the regional planning project, make the environment capacity estimation for this tourist resort area. Suining China Health Valley International Leisure Travel & Resort area has the total area of 1465 ha. In accordance with the design scheme analysis, the available travel area acounts for 23% of the total area. Available total travel area (C) 340 ha.
z 生态环境标准100-400平方米/人：游人适宜面积 (Y )取值 100 平方米/人， 生态环境容量 6.8万人/天 Ecological environmental capacity 68,000 people/day
日周转率(Z)取2，年旅游时间按300天 进行计算。则： 日环境容量 X = 340, 0000 ×2 / 100 = 68,000人/天， 年环境容量 Q = X × 300 = 2040 万人/年 Appropriate area for tourist (Y) 100-400 square meters (take 80 square meters), Daily turnover (Z) takes 2, annual travel time is to be calculated based on 300 days. then: Daily environmental capacity X = 340, 0000 ×2 / 100 = 6,8000 People/Day Annual environmental capacity Q = X × 300 = 20,400,000/ Year
选用面积法计算公式
Formula of Area method : Daily environmental capacity
可游总面积
available travel area
日环境容量:
X=C×Z/Y 日周转率
Turnover rate
游人适宜面积
Appropriate area for tourist
游人环境容量13.6万人/天 Environmental capacity 136,000 people/day
旅游时间按300天进行计算。则： 日环境容量 X = 3400000 ×2 / 50 = 13, 6000人/天 ， 年环境容量 Q = X × 300 = 4080 万人/年
z 游人一般标准：游人适宜面积 (Y ) 50-100平方米/人(取50平），日周转率(Z)取2，年
?
年环境容量 Q = X × 年计算天数
Annual environmental capacity : Q = X × number of annual calculation days
Tourst’s general standard: Available total travel area (C) 340 ha, Appropriate area for tourist (Y) 50-100 square meters (take 80 square meters),Daily turnover (Z) takes 2, annual travel time is to be calculated based on 300 days. then: Daily environmental capacity X = 3400000 ×2 / 50 = 13, 6000 People/Day Annual environmental capacity Q = X × 300 = 4080 million / Year
环境容量综合取值 8万人/天 Environmental capacity integrated 80,000 people/ day
z综上，环境容量估值为 1.7-13.6 万人/天；结合中华养生谷总体土地利用方案， 综合分析得适宜的游人量约为8万人/天。 In summary, the environmental capacity valuation is 17,000-136,000 people/ day; In combination with the overall land use plan of China Health Valley, the suitable visitors voulme from a comprehensive analysis is about 80,000 people/ day.

项目计算依据
二、项目计算依据 ? 旅游产品相关数据取值：
Take value from relevant data of tourism product:
Project Calculation Basis
1 基本要素
Basic elements
?
度假酒店、度假别墅、酒店公寓
Resort hotel, resort villa, hotel apartment ······
通常情况下，旅游的过夜人数按客流量的50%计算，考虑到河东新区的接待住宿功能分流，在养生谷片区过夜流量取总客流量的20%，即养生谷区域拥有：8万*20%=1.6万 过夜人口 。
Normally, the number of overnight traveller is calculated by taking into account 50% of passenger flow, considering the reception and accommodation functions in Hedong New District, take 20% of the total traffic passenger flow for overnight flow in Health Valley, the Health Valley area has: 80,000* 20% = 16,000 people overnight.
?
酒店配套的娱乐和会议设施按酒店建筑面积的40%计算。
Calculate based on 40% of building area of hotel for the supporting entertainment and conference facilities for hotel.
?
参考国外度假区的数据，结合国内旅游市场的特点，作为高端的度假酒店和度假别墅分别取20%和30%，酒店公寓作为次高端取50%。
With reference to data of foreign resort, in combination with the characteristics of the domestic tourism market, take 20% and 30% respectively for high-end resort hotel and resort villa, take 50% for hotel apartment as secondary highend.
?
度假酒店按人均100平米配套，度假别墅按人均100平米计算，酒店公寓按人均80平米,新民居建设按人均40平米计算。
Resort hotel is provided with supporting fcilities based on 100 square meters per capita, calculate resort villa based on 100 square meters per capita, calculate hotel apartment and new residential construction based on 80 square meters per capita.
2 主导要素
Key elements
?
主题公园、旅游小镇、高尔夫 ······
Theme park, Tourism Town, Golf
成都市娱乐设施的最低人均标准为1.5平米，考虑到养生谷定位为高端旅游度假区，娱乐设施人均面积按3.0平米计算。
The lowest standard per capita for Chengdu leisure facilities is 1.5 square meters, taking into account the Health Valley, it is positioned as high-end tourist resort area, calculate entertainment facilities based on 3.0 square meters per capita.
?
高尔夫属于特殊人群的娱乐设施，按人均10.0平米计算。
Golf is recreational facility for special group, calculate based on 10.0 square meters per capita.
3 辅助要素
Auxiliary elements
?
商业、餐饮、酒吧
Commercial, restaurant, bar······
发达国家人均商业面积一般为1.2平米，国内很多城市已接近甚至超过了这一数值，参考这些数据，本报告的人均商业面积常住人口取1.2平米，旅游人口取2.5平米，平均为1.5平米。
The commercial area per capita is generally 1.2 square meters in developed countries, many domestic cities have close to or above this value, refer to these data, the commercial space per capita of permanent population in this report takes 1.2 square meters , the tourism population takes 2.5 square meters, the result is 1.5 square meters in average.
?
人均餐饮面积取2.5平米。酒吧咖啡等其他辅助业态按散座计算，人均面积取1.4平米。
Catering area per capita takes 2.5 square meters. Calculate coffee bar and other ancillary business types based on seat, the per capita area takes 1.4 square meters.

项目计算依据
Project Calculation Basis
二、项目计算依据 ? 各项成本计算标准假设：
Calculation standard assumptions of every cost:
1 土地成本
Land cost
每亩地价
?
Land price per mu
参照近期遂宁土地市场现状，遂宁养生谷土地成本的均价初步取值 66万元/亩。
With reference to the recent status of the land market in Suining, the initial value of the average price of Suining Health Valley land cost: 660,000 yuan / mu.
2 建安成本
Construction and Installation cost
度假别墅、度假酒店、酒店公寓、文化娱乐设施、商业、新民居 ······
Resort villa, resort hotel, hotel apartment, cultural and recreational facilities, commercial and new residential housing ? 根据经验值，并参考专业信息，项目各部分的建安成本如下所示： Based on experience value and with reference to professional information, the construction and installation cost of each part of project is as follows: 度假别墅：1500元/平米 ， 度假酒店：1500元/平米 ， 酒店公寓：1750元/平米
Resort villa: 1,500 yuan / square meter, resort hotel: 1500 yuan / square meter, hotel apartment: 1750 yuan / square meter
新民居： 1250元/平米
， 文化娱乐设施：1500元/平米
，商业设施：1750元/平米
New house: 1250 yuan / square meter, cultural and recreational facilities: 1,500 yuan / square meter, commercial facilities: 1750 yuan / square meter
3 市政基础设施
Municipal Infrastructure
总体基础建设费（每平米用地）
Overall infrastructure cost (land per square meter) ?
总体市政基础建设费：约600元/平方米
General construction cost of municipal infrastructure : 600 yuan / square meter
4 娱乐设施
高尔夫球场
?
Golf course
Recreational facilities
高尔夫球场：球道建设费每洞150万元，球场设计费5000万元。
Golf Course: Fairway construction cost per hole is1, 5 million Yuan, design fee for golf course is 50 million yuan.

三、建设规模和比例测算 ? 各项目开发面积估算 The development areaestimation of each project: 项目
Project 1.房地产项目 Real estate project 度假别墅 Resort villa 酒店公寓/第二居所 Hotel apartment/second home 第一居所 First home 2.旅游相关产品 Relevant travel products 基本要素 Basic elements 度假酒店 Resort hotel 主导要素 Leading elements 主题公园 Theme park 高尔夫 Golf course 旅游小镇 Tourist town 其他娱乐 Other entertainment 酒店配套会议娱乐 Supporting conference & entertainment of hotel 辅助要素 Auxiliary elements 商业 Commercial 餐饮 Catering 其他休闲设施 Other leisure facilities 3.新民居及其配套项目 New residential and supporting projects 新民居项目 New residential project 公共设施配套 Public facility supporting 总计（一至三） In total (1-3) 1.0 40.0 9 8 8 1.5 2.5 1.4 5.14 0.06 2.0 0.8 3.0 10.0 3.0 3.0 0.3 100.0 0.5 0.8 100.0 80.0
旅游产品建设规模和比例测算
Calculation of Tourism Products Construction Scale and Proportion 建筑面积 （万平方米） 人口数量 （万）
Population (10,000)
人均面积 （平方米）
Per capita area (square meter)
比例
Proportion 42.4%
备
注
Building area (10,000 square meters) 112.0 48.0 64.0 84.2 112.3
Remarks
8万旅游人口20%留宿率，30%选择率，80000 tourist population, 20% of overnight rate, 30% of selectivity rate 8万旅游人口20%留宿率，50%选择率，80000 tourist population, 20% of overnight rate, 50% of selectivity rate
42.5%
32.0
8万旅游人口20%留宿率，20%选择率，80000 tourist population, 20% of overnight rate, 20% of selectivity rate 8万旅游人口64.25%游览率 80000 tourist population, 60% of tour rate 8万旅游人口0.75 %游览率 80000 tourist population, 0.75% of tour rate
15.4
6.0 2.4 12.8
8万旅游人口25%游览率 80000 tourist population, 25% of tour rate 8万旅游人口10%游览率 80000 tourist population, 10% of tour rate 度假酒店总建筑面积的40% 40% of total building area of Resort hotel
13.5 20.0 11.2 40.0 40.0 15.1% 现有本地居民全部计算在内,估算1万人 all existing local residents are counted 酒吧、咖啡等休闲设施 Bars, coffee and other leisure facilities
264.3

各项开发列表 Project List：
序号
No.
旅游产品建设规模和比例测算
Calculation of Tourism Products Construction Scale and Proportion 合计（万元）
Total (10,000Yuan)
项目
Project
比例
Proportion
单价（元/m)
Unit price (Yuan/m)
建筑面积（万m2)
Building area (10,000 m2)
备
注
Remarks
一 1 2
房地产项目 Real estate project 土地成本（净地）Land cost (net land) 建安成本 Construction & installation cost 度假别墅 Resort villa 酒店公寓/第二居所 Hotel apartment/second home 第一居所 First home
669920 303700 184000 72000 112000 126300 182220 465935 219200 180975 48000 23130 1350 9000 3600 19200 23625 35000 19600 65760 75235 900 56335 50000 6335 18000
55.3%
112.0 303.7 假设每亩均价66.7万元（中上等约1000元/平）
Average price per mu is 667,000 yuan (recommended value is about 1,000 yuan / sq)
1500 1750 1500 600 38.5%
48.0 64.0 84.2 600元/建筑平米
600 yuan / square meter
3 二 1 2
市政工程建设费
Large municipal public engineering construction cost
旅游相关产品 Relevant tourist product 土地成本（净地）Land cost (net land) 建安成本 Construction & installation cost 基本要素 Basic elements 度假酒店 Resort hotel 主导要素 Leading elements 主题公园 Theme park 高尔夫 Golf course 旅游小镇 Tourism town 其他娱乐 Other entertainment 酒店配套会议娱乐 辅助要素 Auxiliary elements 商业 Commercial 餐饮 Catering 其他休闲设施
Other leisure facilities
112.3 109.6 假设每亩均价133万元（约2000元/平）
Average price per mu is133,0000 yuan (about 2000 yuan of preferential policies / level)
1500 1500 —— 1500 1500 1500 1750 1750 1750 600 6.2%
32.0 15.4 —— 6.0 2.4 12.8 13.5 20.0 11.2 600元/建筑平米 600 yuan / square meter 40.0 30.0 每亩均价32.6万元（约500元/平）
Average price per mu is 326,000 yuan(Low value is about 500 yuan / square meter)
Supporting conference & entertainment of hotel
3 三 1 2
市政工程建设费
Large municipal public engineering construction cost
新民居及其配套项目New residential and supporting projects 拆迁安置费用 Relocation & resettlement cost 建安成本 Construction & installation cost 新民居项目 New residential project 公共设施配套 Public facility supporting 市政工程建设费
Large municipal public engineering construction cost
1250
40.0
现有本地居民全部计算在内（1万人）
All existing local residents are counted
3
600
600元/建筑平米 600 yuan / square meter

总体开发成本估算
Overall Development Cost Estimation
—— 旅游容量估算数值
Estimated Index
项目 Project 1.房地产项目 Real estate project 度假别墅 Resort villa 酒店公寓/第二居所 Hotel apartment /second home 第一居所 First home 2.旅游相关产品 Relevant travel products 基本要素 Basic elements 度假酒店 Resort hotel 主导要素 Leading elements 主题公园 Theme park 高尔夫 Golf course 旅游小镇 Tourist town 其他娱乐 Other entertainment 酒店配套会议娱乐
Supporting conference & entertainment of hotel
设计方案数值——
建筑面积 （万平方米） Building area (10,000 square meters) 112.0 48.0 64.0 84.2 112.3
比例 Proportion
—VS—
综上，方案设计数值基本 与估算数值吻合，采用设 计方案数值代入成本计算 合理可行。
In summary, the design index is basically consistent with the estimated index, thus it is reasonable and feasible to use the design index into the cost estimation.
Design scheme Index
42.4%
42.5%
32.0
15.4 6.0 2.4 12.8
辅助要素 Auxiliary elements 商业 Commercial 餐饮 Catering 其他休闲设施 Other leisure facilities 3.新民居及其配套项目 New residential and supporting projects 新民居项目 New residential project 公共设施配套 Public facility supporting 13.5 20.0 11.2 40.0 40.0 15.1%

总体开发成本估算
Overall Development Cost Estimation
四、总体开发成本估算
Cost Estimation of Overall Development
? 开发模式分析 Analysis of Development model： 1. 政府盈利：
Government Earnings:
政府基础设施配套 + 开发商开发
Government infrastructure supporting + developer’s developemnt
模 式 一
Model 1
总盈利 = 总收益 — 总成本
= （土地地价 + 政府税收 ）—（市政基础设施 + 景点建设成本 + 土地补偿/农民安置）
Gross Earningst = Government Revenue - Total cost = ( land revenue +Government Tax ) — ( Municipal infrastructure + Construction Cost for scenic spot+ land compensation / Farmers’ Relocation House)
2. 可和开发商一起实现盈利：
Can earn profit with developer
模 式 二
Model 2
政府土地 + （开发商基础设施开发+公益性项目）
Government land + (developer’s infrastructure development + public welfare project )