To determine the optimal order of reconstruction in the framework of its integrated implementation, it is necessary to carry out analysis of building and selection of supporting buildings and structures for the reconstruction of the center of St. Petersburg.
To the reference can be attributed buildings and structures:
- not in need of reconstruction;
- do not fall into the zone of new construction;
- having physical deterioration of the main structural elements (foundations and walls), not exceeding the maximum permissible (for buildings with walls 1A of the capital class - 68%, I - 65%, II - 60% and III - 50%);
- more than 3 floors high (about 8.5 m);
- whose useful area is more than 300 m2;
- corresponding to modern sanitary and hygienic requirements (insolation, sanitary breaks, aeration and noise modes).
An important criterion in determining the order of the reconstruction is the compliance of the space-planning decisions of the building with modern requirements. Based on the modern conditions of the development of territories and the reconstruction of objects, it is advisable first of all to carry out the reconstruction of objects that are in the worst technical condition and have significant obsolescence. This approach will allow to invest in the reconstruction of objects, the degree of reconstruction or change which is the highest and, accordingly, the return of funds is guaranteed to a greater extent. Objects that are not subject to reconstruction in connection with the emergency state should be eliminated and the vacated land plot should be sent to the system of urban development of territories.
The functional purpose of the objects of reconstruction must be changed in accordance with the account of the excess in the area of skilled labor and places of effective marketing of products, works and services. In this regard, funds should be taken into account for identifying the environment of each reconstruction project, in particular for the study of labor markets and products, works, services.
The presence of a synergistic effect from the implementation of all projects makes it possible to attribute a comprehensive reconstruction of urban facilities to intensive methods of work organization that will increase the economic, commercial, budget, social and environmental efficiency of reconstruction at lower investment risks, taking into account all the considered elements of the reconstruction project.
Complex reconstruction provides:
- improving the efficiency of commercial real estate;
- Improving the organization of tourism business;
- sustainable economic growth in certain sectors of the real estate market;
- intensive type of reproduction (instead of simple reproduction) of fixed assets of the city;
- improvement of the majority of technical and economic indicators of buildings and structures of the historical center.
Therefore, when designing a complex reconstruction of old buildings, in order to make a design decision corresponding to the technical condition of the building, it is necessary to predict the residual life of the structures of buildings that cannot be replaced but have a certain amount of physical wear during the reconstruction that affects the residual life of buildings and structures in general.
The buildings of the old building (as opposed to the modern ones) have the main supporting structural elements with various regulatory lifetimes (from 60 to 150 years). So, for the full service life of buildings with brick walls, wooden floors, it is theoretically necessary to change floors twice. Today, equal strength structures with close service life are used.
In this regard, it is necessary to plan funds for each year of operation of the reconstructed object in accordance with the residual service life of its main elements, including constructive and decorative ones.
When carrying out a comprehensive reconstruction, it is necessary to lay out funds for the improvement of the surrounding areas, roads and transport infrastructure in the reconstruction of each object.
Such an approach will allow maintaining the urban environment in a stable, favorable from a town planning point of view state. In addition, it is necessary to conduct a planned reconstruction at certain equal intervals of time.
When determining the amount of funds for a complex reconstruction, the following data should be considered when developing its projects.
1. Methods and structure of financing and cost estimation . The average total amount of comprehensive reconstruction programs is about $ 50 million. This cost estimate is approximate. Actual costs and financing conditions, including any non-concessional terms, depend on specific strategies and programs that the city government decides to implement.
The main deterrent to attracting private investment for the implementation of projects for the comprehensive reconstruction of the city is the need for high pre-project costs. It is possible to increase the investment attractiveness of projects only through the effective investment of budgetary funds in the preparation of facilities, including:
inventory, with drawing up the list of objects, free from the rights of the third parties;
technical preparation of the initial data, permits documentation on the objects;
preparation of investment and tender documentation, determination of conditions for transferring objects to investors.
If necessary, additional work on the preparation of projects, including the demolition of buildings and structures, construction and reconstruction of engineering networks, it is necessary to involve various specialized organizations.
The executors of complex reconstruction projects should have the necessary powers and tools to attract extrabudgetary sources of financing, be responsible for the full implementation of projects, the achievement of end results and for the return of invested budgetary funds, to receive income from the implementation of projects. Such a scheme is quite effective and attractive to investors, since it does not require a long and practically unplanned diversion of working capital at the preparatory stage without making a profit.
2. Scientific and technical means. Scientists and engineers specializing in this area should collaborate with government officials involved in urban and regional planning in order to pass on to them the basic knowledge and means necessary to reduce damage from natural disasters and environmentally unsustainable development.
3. Human resource development and capacity building. Developing economies should implement training programs in construction methods that ensure the resilience of buildings and structures to natural disasters for contractors and builders who carry out a large number of reconstruction projects. The focus should be on small businesses that build most homes in developing countries.
Recently, in our country, entrepreneurial activity has been developing extensively related to the transformation of a property into another, new, object with a different functional purpose, with the result that the value of the object increases, in the Western economy this is called redevelopment, that is, secondary development. In domestic practice, this area of business activity is called territory development. A number of individuals and legal entities are involved in the development of territories. Redeloper is the person managing the process of development of territories. The closest concepts in terms of the Russian language are the town planner and the developer, sometimes the customer. Due to the functional features of the city planner is often identified with the urban architect. It interacts with other territorial development specialists (architects, planners, urbanists, economists and financiers, builders of houses and public buildings).
The important participants in the development of the territories are the authorities: elected officials are carriers of social orders by the population and the city administration, whose functions include the whole complex of control actions in the city.
And finally, the last major subject of the relationship is the investor, who may be the customer or intermediary between the developer and the final owner of the urban real estate in the city.
The concept of investment development of territories must comply with the basic legislatively established principles of a general strategy for economic and investment development of a constituent entity of the Federation, a city, a municipal or other territorial entity. The strategic plan for the development of territories is based on the identification of priorities for the socio-economic development of territorial entities and includes a set of investment projects. The strategic plan serves as the basis for the development of a territorial investment program.
Competitive selection of projects is carried out on the basis of the following criteria:
- the priority of the project for the development of the territory and the solution of social problems;
- payback and financial sustainability of the project;
- The financial position and reputation of redevelopera.
As already mentioned, in the conditions of an acute shortage of development sites, investor interest in quarterly reconstructions is growing rapidly with the formation of regional development agencies. A new type of entrepreneurial activity appeared - redevelopersky.
An example of redeveloping entrepreneurship in St. Petersburg is the development of industrial zones. The Aquatoria business centers (the Baltic Group financial company) and Nobel were the first to implement a number of projects on the Vyborg embankment. New projects followed. Thus, the Bekar company received the status of a territory development agency [3] and develops an area of about 100 hectares, limited to Kantemirovskaya St., Lesnoy Ave., ul. Academician Lebedev, Finnish Ave., Botkin Street, Pirogovskaya and Vyborgskaya Emb. At the same time, realtors intend to turn this area into a center of commerce and business.
Plant "Russian diesel" plants "Red Lighthouse", "Red Thread", "Petersburg Textile" plant them. Klimov and others are planned either to move to industrial zones on the outskirts of the city, or to agree on the sale of their premises to investors. On the vacant space will be placed business centers, restaurants, fitness clubs, shopping malls, etc.
Recently, new territorial development agencies have been created in St. Petersburg, which will develop concepts for the development of the plots entrusted to them. The concept should reflect: the principal areas of investment development of the territory; a set of activities required for the implementation of the concept, the stages and timing of their implementation, the proposed sources of funding; feasibility study, list of real estate located within the territory.
Investment objects will be provided to investors in the manner prescribed by law, subject to the architectural and town planning requirements and restrictions. The objects of investment can be: land plots provided for new construction; buildings, structures to be reconstructed, as well as separately located parts of the above buildings and structures; unfinished construction objects.
The main tasks of the agencies are:
- activization of the development process of the city territories in order to increase their value;
- stimulation of investment activity;
- Attraction of extra-budgetary funds in the development of real estate objects that are in state ownership of St. Petersburg;
- the creation of new jobs;
- Improving the environmental situation in St. Petersburg;
- increase the profitability of urban real estate.
Territory preparation - a set of activities undertaken by the agency to attract investment in the construction and reconstruction of real estate; including the development of investment and tender documentation for investment objects and, if necessary, city planning documentation for the territory. In addition, the preparation of the territory may include: the development of pre-project documentation for investment objects, engineering preparation of the territory and other activities aimed at increasing the investment attractiveness of the territory.
It should be noted that for the specific conditions of St. Petersburg, the use of the practice of creating such agencies is quite an effective means of attracting extra-budgetary investments in the complex reconstruction of the city’s buildings.
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