1. Project Overview
The No. 570 Jiangchang West Road plot (Shenlin Timber) is in Pengpu Town, Jing'an District, Shanghai, bounded by the planned Jiangchang 3rd Road to the east, Jiangchang West Road to the south, the Pengyuepu creek to the west and the Zoumatang 01A-02 green space to the north. The planned site area is 14,244.1 square metres with a floor area ratio of 3.5 and R&D land use. The land was taken into the reserve in September 2021 and sold at the end of 2021; construction began in the first half of 2023 and completion verification was passed in the first half of 2026.
2. Redevelopment Entity and Model
The plot was existing land of Bailian Group, a Shanghai municipal state-owned enterprise. Before redevelopment the land covered 20,690.62 square metres with 6,571 square metres of buildings, a floor area ratio of 0.32 and industrial use. Land efficiency and industrial development were relatively low, industrial floor space was limited overall and public space was poor, and the owner was keen to redevelop. Shibei Group, a Jing'an District state-owned enterprise, drew on its strengths as an industrial park platform company and joined forces with Bailian to redevelop the plot through cooperative development and "joint transformation" — the first project in Jing'an's Zoumatang area to be renewed in this way. The two set up a joint venture, Shanghai Baihui Yunhao Real Estate Co., Ltd. Through "reserve first, then sale", the plot was listed at the end of 2021 as Jing'an District's first "industrial standard land" sale, and the joint venture won it.
3. Results of the Redevelopment
After renewal, 50,000 square metres of research and industrial space are being built. Focusing on big data and using the clustering effect of leading companies, the project drives "big data+" innovation along the industrial chain and brings together representative companies in fields such as "big data + health". It has become a new landmark at the western entrance to the Shibei park and leads the joint transformation and renewal of the Zoumatang transformation area. The contract requires the project to reach total tax revenue at full production of no less than CNY 165 million a year within five years of the land being handed over.
4. Key Practices
(1) Strong planning guidance for area-wide transformation
The Zoumatang area on the northern wing of the Middle Ring Road, where No. 570 Jiangchang West Road is located, is within the Shibei High-tech Service Industry Park in Jing'an District. Jing'an prepared a renewal plan and urban design for Zoumatang, positioning it as the industrial service platform, public space link and model shared community of the Shibei park. The plan aims to build a complete industrial ecosystem and innovation and entrepreneurship platforms, creating an efficient, mixed innovation community; to guide the shift from industrial park to industrial community with a "ten-minute innovation circle"; to create a mixed, lively community through mixed uses, human scale and industrial neighbourhood centres; and to create an open, flowing ecological community through layered open spaces and controlled waterfronts.
Within this overall positioning, strategies for high-quality use of industrial space on key plots were identified, strengthening development mechanisms and planning guidance. Building on the district's unit plan, preliminary research for its 14th Five-Year special plans on urban functions and land use, and a survey of local owners' willingness to redevelop, a development phasing scheme was drawn up that is "plan-led, resource-backed and market-respecting", with a "one policy per plot" package covering planning and land policy, development mechanisms and implementation. Linked with the municipal SOE "four batches" programme, inefficient industrial land is being transformed step by step. The Shenlin Timber project, based on "headquarters economy + digital intelligence + industrial clustering", will create a high-quality, high-standard science and technology R&D centre combining "ecology, culture and smart manufacturing", forming part of a future industrial innovation corridor along Zoumatang and a benchmark project for the Shibei park.
(2) Coordinated delivery and encouraging market participation
On the basis set out above, Bailian Group used a "joint venture equity, joint development" model, drawing on Shibei Group's strengths as a park platform company to redevelop the plot through cooperative development and joint transformation. Shibei and Bailian signed a Cooperation Framework Agreement in May 2021 and in October set up the joint venture Shanghai Baihui Yunhao Real Estate Co., Ltd. (66% Bailian, 34% Shibei). In November they signed a Joint Venture Agreement, jointly advanced all procedures, planned development, design, costs and funding, and won the plot at the end of 2021.
(3) "Service packages" for key companies to help projects land
Jing'an deepened its "service package" mechanism for key companies, coordinating solutions for land sale, construction start, completion acceptance and property registration.
"Industrial standard land to support the sale." As Jing'an's first industrial standard land plot, No. 570 Jiangchang West Road used a land checklist system at the sale stage: environmental requirements, start and completion dates, investment and production targets and other life-cycle requirements were set in advance according to the industrial layout, and spatial planning, land quotas and industrial admission were prepared ahead of time. Revision of the regulatory plan began in early 2021, passed expert review and public notice in April and was approved in June; the land was taken into the reserve in September, and soil testing and demolition were completed in December. The standard land information was published on 28 September, the plot was won and the land transfer contract signed on 28 December, and acquisition was completed in February 2022. Faster sale of standard land for industrial projects means "land waiting for projects" rather than projects waiting for land, shortening the cycle from acquisition to construction, production and returns.
"Piling first to start construction." The project piloted "full piling first": the developer could apply for a piling construction permit on the basis of the approved design scheme, shortening the conventional schedule by two to three months and greatly speeding approvals and construction start.
"Combined surveying to support construction." Through "survey and calculation in one", the project achieved "one commission, unified surveying and shared results", sparing the company repeated commissions and surveys and saving time and money.
"One permit, multiple acceptances to support production." To bring the industrial project into operation faster, completion acceptance used "one permit, multiple acceptances": R&D Buildings 1, 3 and 4 were accepted individually first, nearly six months before overall acceptance, smoothing the arrival of key industrial tenants.
5. Policy Basis
The project used policies on area-wide transformation, reserve and resupply, and sale with a design scheme, specifically:
(1) The Notice of the Ministry of Natural Resources on Launching Pilot Work on the Redevelopment of Inefficiently Used Land (Ziran Zifa [2023] No. 171): planning indicators are set according to the territorial spatial plan; land is supplied as cleared "net land"; competitive admission mechanisms are established on the principle of open selection of the best; and sale through comprehensive evaluation or with a design scheme may be explored according to law.
(2) Article 12 (land formalities) of the Shanghai Implementation Rules for Planning and Land in Urban Renewal (Trial) (Huguihuaziyuanxiang [2022] No. 506): where urban renewal projects complete land formalities through reserve or recovery and resupply, land is supplied by tender, auction, listing, agreement or allocation according to law, and the implementing entity is defined.
(3) Articles 15 (guaranteed methods of industrial land supply) and 26 (deepening reform of approvals for industrial projects) of the Implementation Rules for Promoting High-quality Use of Industrial Land in Shanghai (Huguihuaziyuanyong [2020] No. 351): industrial and R&D land for industrial projects is supplied by listing "with an industrial project attached". For industrial projects sold with a design scheme, or whose design has been reviewed or is exempt, the construction land planning permit and the construction works planning permit may be processed together.
Show original Chinese text （中文原文）
上海市江场西路申林木业城市更新
一、项目基本情况江场西路 570 号地块（申林木业）位于上海市静安区彭浦镇，东至规划江场三路、南至江场西路、西至彭越浦、北至走马塘 01A-02 绿地。规划用地面积 14244.1 平方米，容积率 3.5，用地性质为研发。该项目于 2021 年 9 月实施土地储备，2021 年底出让，2023 年上半年动工，2026 年上半年通过竣工核验。
二、改造主体和改造模式该地块原为上海市属国企百联集团的存量用地，开发前原土地面积 20690.62 平方米，建筑面积 6571 平方米，容积率 0.32，用地性质工业，土地利用效率和产业发展水平相对较低、产业用地空间整体偏少、公共空间环境品质较差，企业更新意愿强烈。静安区属国企市北集团充分发挥园区平台公司的优势与特长，与百联集团强强联合，通过合作开发联合转型的方式进行地块更新，同时也是静安走马塘区域首个以“联合转型”方式进行更新的项目。双方成立合资公司上海百汇云灏置业有限公司，通过先收储后出让的方式，于2021 年底以静安区首块“产业标准地”出让方式挂牌，并成功摘得地块。
三、低效用地再开发取得的成效地块更新后，建设 5 万平方米科研产业载体，围绕大数据产业发展，通过龙头企业的集聚效应推动“大数据+”的产业链革新，构建和集聚一批“大数据+大健康产业”等产业领域的代表性企业，项目成为市北园区自西向东进入园区的新标志，也为全面开启走马塘转型区联合转型更新起到带头引领作用。合同约定项目交地 5 年内达到达产税收总额不低于每年人民币 1.65 亿元。
四、主要做法
（一）强化规划引领，推动区域整体转型江场西路 570 号所在中环北翼走马塘区域位于上海市静安区市北高新技术服务业园区内。静安区形成走马塘区域更新规划和城市设计方案，明确走马塘区域作为市北高新园区产业服务平台、公共空间纽带、共享社区样板的发展定位。通过构建完整的产业生态和双创平台，打造高效复合的创新社区，引导产业园区向产业社区转型，构建十分钟创新圈；从功能混合、人性尺度、产业邻里中心等方面构建混合多元的活力社区；从层级开放空间、控制滨河空间等打造开放流动的生态社区。在立足整体片区规划定位的前提下，找准重点地块产业空间高质量利用策略，强化了项目的开发机制和规划政策引导。项目在充分衔接静安区单元规划编制、“十四五”城区功能和土地利用专项规划前期研究成果的基础上，结合区域业主更新意愿问卷调查，形成了规划引领、资源保障、尊重市场的开发时序方案，提出包括规划资源政策、开发机制和实施方案的“一地一策”。结合市属国企“四个一批”工作，推进低效工业用地的逐步转型。申林木业项目以总部经济+数智引领+产业聚集为理念，将打造“生态·人文·智造”三位一体的高品质、高标准、高能级的科技创新研发中心，成为市北走马塘沿线未来产业创新走廊，并打造成为市北高新园区的标杆项目。
（二）协同推进建设，鼓励市场主体参与项目在充分衔接静安区单元规划编制、“十四五”城区功能和土地利用专项规划前期研究成果的基础上，结合区域业主更新意愿问卷调查，形成了规划引领、资源保障、尊重市场的开发时序方案，提出包括规划资源政策、开发机制和实施方案的“一地一策”。结合市属国企“四个一批”工作，推进低效工业用地的逐步转型。上海百联集团以“合资入股、共同开发”模式，借助市北集团作为园区平台公司的优势与特长，通过合作开发联合转型的方式进行地块更新。市北与百联于 2021 年 5 月签订《合作框架协议》，10 月成立项目合资公司上海百汇云灏置业有限公司（百联占股 66%，市北占股 34%）
，合资公司成立后，双方于 11 月签订《合资协议》，共同推进项目各项程序，积极谋划项目开发、设计、成本、资金等各方面问题，于 2021 年底成功摘得地块。
（三）做实重点企业“服务包”，助力产业项目落地静安区深化重点企业“服务包”工作机制，重点协调解决产业项目涉及的土地出让、开工建设、竣工验收、不动产登记等诉求，助力企业破解难题。
“产业标准地助出让”,作为静安区首块“产业标准地”，江场西路 570 号土地出让阶段实行用地清单制，根据产业空间布局提前明确环保要求、开竣工、投达产等全生命管理要求，提前推进空间规划、用地指标、产业准入等工作。该地块 2021 年初启动控规调整工作，4 月完成专家评审并公示，6 月取得控规调整批复，9月完成土地收储。12 月完成土壤检测、拆除工作。此外，地块于 9 月 28 日公示标准地信息，12 月 28 日摘牌签订土地出让合同，2022 年 2 月完成拿地工作。加快产业项目标准地出让，实现地等项目，缩短从拿地到建设、投达产、产生效益的周期。
“桩基先行助开工”,项目率先试点“全面桩基先行”举措，建设单位凭设计方案批复即可申请桩基施工许可证，较传统工期缩短 2-3 个月，极大地提升审批效能，加快项目开工建设周期。
“测算合一助建设”,项目通过“测算合一”
，实现“一次委托、统一测绘、成果共享”，避免企业多次委托、重复测绘，为企业开发过程压缩时间、降低成本。“一证多验”助投产,为加速江场西路 570 号产业项目落地投产，竣工验收阶段通过“一证多验”先行对 1、3、4 号研发楼单体进行竣工验收，早于整体验收近半年，为重点产业项目引入保驾护航。
五、政策依据项目在推进过程中运用了区域整体转型、收储再供应、带方案出让等政策，具体为：
（一）《自然资源部关于开展低效用地再开发试点工作的通知》（自然资发〔2023〕171 号），依据国土空间规划确定规划指标，坚持“净地”供应，按照公开择优原则，建立竞争性准入机制，探索依法实施综合评价出让或带设计方案出让。
（二）
《上海市城市更新规划土地实施细则（试行）》（沪规划资源详〔2022〕506 号）第十二条（用地手续）城市更新项目通过收储、收回再供应方式办理用地手续的，依法采用招标、拍卖、挂牌、协议出让以及划拨等方式供应土地，明确实施主体。
（三）《关于上海市推进产业用地高质量利用的实施细则》（沪规划资源用〔2020〕351 号）第十五条（实行保障性的产业用地供应方式）、第二十六条（深化产业项目审批改革），产业项目类工业用地和产业项目类研发用地，采用“带产业项目”挂牌方式供应。实行带方案出让的产业项目、设计方案已经审核或免于审核的产业项目，可合并办理建设用地规划许可和建设工程规划许可。