中文摘要
深圳经济特区建立以来，城市建设特别是经济特区范围内的建设，无论从规
模还是质量都在不断提高。然而，随着城市的快速发展，一些阻碍经济持续增长
的问题越来突出。特别是受土地资源短缺的影响，一些极具发展潜力的项目无法
落地生根。如何把过去城市用地以“增量”为主转变为“盘活存量”，不但是经济
发展的要求，也是社会发展的要求，同时也是实现科学发展观的具体实践。基于
此，2009 年年底，深圳市为加快推进城市更新工作，规范城市更新活动，进一步
明确城市更新的程序、方式、土地出让方法等，出台了城市更新办法和相关配套
文件，为区域城市更新提供了政策保障和实施规范。

本论文所探讨和研究的城市老工业区更新项目——S 工业区，建于 80 年代初
期，是深圳经济特区较早兴建的工业区之一，2000 年之前，S 工业区产业主要以
三来一补的轻工业为主。随着深圳经济的快速发展，工业区内原有的业态已从原
来单一的制造业，发展成为以电子器件、服装、餐饮服务业为主的商业业态。目
前来看，由于受历史条件的限制，工业区规划落后、配套缺乏、交通拥堵，消防
安全隐患突出，S 工业区的更新改造已势在必行。

本项目位于深圳市罗湖区和福田区结合部，区域位置十分优越，交通条件较
好，周边路网密集，距离通往香港的罗湖口岸、皇岗口岸行车距离分别为 7 公里
和 9 公里，进出境非常方便。借助城市干道可快速便捷抵达深圳特区的二线关，
实现快速进出特区。

本论文通过对项目现状的分析，从交通组织、建筑强度、功能布局及经济评
价等多方面进行论证，提出项目实施城市更新的可行性，并就目前城市更新存在
的问题进行剖析，为推进 S 工业区更新改造提供决策参考。

关键词：城市更新；老工业区；可行性研究Abstract
Since the establishment of the Shenzhen Special Economic Zone, the city
construction, regardless of the size or quality, were constantly improving. However, as
the rapid development of the city, some outstanding problems that impeded the
economic growth became more prominent. Some promising projects could not be
launched because of the limited land resource. How to change the city land
management from the old looking for new land way into a land resource
redevelopment way, is not only a requirement for economic, also a requirement for
social mission. It is a concrete practice of the Scientific Outlook on Development.
Based on this, in the end of 2009, Shenzhen government released specific policies and
supporting documents to accelerate Urban Renewal projects and standardize Urban
Renewal activities.
In this thesis the studying case, S industrial Area, was established in the early 80’s.
it is one of the earliest industrial area in Shenzhen Special Economic Zone. Before
2000, S industrial zone mainly consisted by light industry and processing industry. As
the rapid development of Shenzhen economy, the configuration of S industrial zone has
changed into electronics, clothing, food and services industry. The bad traffic situation,
lack of infrastructure and supporting facilities, and danger of fire security also lead the
reconstruction of S industrial zone. The project in this thesis is located at the
combination area of Luohu and Futian District, Shenzhen city, nearby Hongkong. It
is very convenient to arrive around cities by urban highways.
This thesis researches the aspects of traffic organization, building strength,
functional layout and economy etc. to provide practicability of S industrial area
upgrade, and analyses the problems of current policies for promoting S industrial area
renewal.
Key words: Urban Renewal, Old Industrial Area, Feasibility Study