文旅案例 | 街區改造：存量時代與價值重構的必然選擇、精準定位與系統思維的雙重奏

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中國城市化已進入從“增量擴張”到“存量優化”的關鍵轉型期。據統計，全國城市建成區面積增速已從2010年的5.4%放緩至2022年的2.1%，而城市更新投資規模預計到2025年將達到每年10萬億元。在這一宏觀背景下，街區改造成為城市更新的核心載體，正經歷著從“大拆大建”到“精細化織補”的范式轉變。

當前市場呈現出三大特征：投資主體多元化：政府主導的“城市雙修”項目、房企轉型的“存量資產盤活”、文創資本的“社區商業活化”與居民自發的“微更新”并存。如上海“梧桐區”改造由區屬國企牽頭，引入專業運營方；成都猛追灣項目由萬科等社會資本主導；廣州永慶坊則探索了“政府主導、企業實施、居民參與”的PPP模式。價值邏輯轉變：改造目標從單純的物理空間美化，轉向“空間價值+內容價值+社群價值”的綜合提升。成功的項目如上海上生·新所、西安老菜場市井文化街區，均實現了歷史建筑保護、商業活力激發與社區文化重塑的平衡。同質化與創新困境：盡管市場熱度高漲，但大量項目陷入“網紅化”陷阱——相似的業態組合（咖啡、文創、輕餐）、雷同的建筑立面改造手法、缺乏深度的文化挖掘，導致“千街一面”。真正能持續吸引本地居民與游客、實現經濟與社會效益雙贏的項目仍是少數。

China's urbanization has entered a crucial transformation period from "incremental expansion" to "optimization of existing resources". According to statistics, the growth rate of urban built-up area across the country has slowed from 5.4% in 2010 to 2.1% in 2022, while the investment scale for urban renewal is expected to reach 10 trillion yuan annually by 2025. Against this macro backdrop, neighborhood renovation has become the core carrier of urban renewal, undergoing a paradigm shift from "mass demolition and reconstruction" to "refinement and patchwork".

Currently, the market presents three major characteristics: diversified investment entities: government-led "urban dual renovation" projects,房企' transformation of "rejuvenation of existing assets"， cultural capital's "activation of community commerce"， and residents' spontaneous "micro-renovation" coexist. For instance， the renovation of "Wutong District" in Shanghai is led by a local state-owned enterprise and involves a professional operator； the Mengzhuangwan project in Chengdu is led by social capital such as Vanke； and Guangzhou Yongqingfang has explored the "government-led， enterprise implementation， resident participation" PPP model. Value logic transformation： the renovation goal has shifted from merely beautifying the physical space to a comprehensive improvement of "space value + content value + community value". Successful projects such as Shanghai Shangsheng Xinxu and Xi'an Old Market Street's street culture district have achieved a balance between the protection of historical buildings， the stimulation of commercial vitality， and the reconstruction of community culture. Homogenization and innovation dilemma： Despite the high market enthusiasm， a large number of projects fall into the "internet celebrity" trap - similar business combinations (coffee， cultural capital， light dining)， identical architectural facade renovation techniques， and a lack of in-depth cultural exploration， resulting in "a thousand streets looking the same". Projects that can truly attract local residents and tourists and achieve a win-win situation in terms of economic and social benefits are still in the minority.

一、策劃規劃：精準定位與系統思維的雙重奏，成功的街區改造始于超越物理邊界的系統性策劃。

深度診斷與價值發現：歷史層積閱讀：通過檔案研究、口述史采集、建筑測繪，理解街區在不同時期的形態演變、功能更替與文化印記。如北京楊梅竹斜街改造前，團隊梳理了從明清會館、民國書局到國營工廠的完整層積，為“書香胡同”定位奠定基礎。社群需求洞察：通過問卷調查、深度訪談、行為地圖追蹤，區分在地居民、辦公人群、游客等不同群體的真實需求。上海愚園路改造前期，對沿線1082家商戶與3000戶居民進行了長達半年的需求調研。空間潛力評估：建立包含“產權清晰度、建筑質量、風貌價值、公共空間潛力、商業可視性”等多維度的評估矩陣，識別優先級改造節點。

主題定位與敘事構建：避免空泛的“文創街區”“休閑街區”標簽，挖掘獨特基因。定位應回答三個問題：我們是誰？（身份）我們從哪里來？（記憶）我們將去向何方？（愿景）。例如：工業遺產類：可強化“制造記憶”主題，如廣州珠江琶醍保留糖廠工業構件，植入啤酒文化、設計工作室。市井生活類：可聚焦“日常煙火”，如蘇州雙塔市集改造，將菜市場升級為融合小吃、文創、社區客廳的復合空間。歷史風貌類：需謹慎處理“保護與活化”的平衡，如福州煙臺山歷史風貌區，采取“一樓一策”的修繕導則，引入藝廊、設計酒店等低沖擊業態。

功能策劃與混合生態：單一功能街區抗風險能力弱。應規劃“黃金比例”的混合生態：基礎層（40%）：滿足日常需求的便利店、藥店、社區食堂、基礎服務，留住本地生活氣息。活力層（40%）：特色零售、主題餐飲、文化體驗等目的性消費，吸引外部客流。創新層（20%）：共享辦公、創意工坊、孵化器、實驗性業態，保持街區前沿性與話題度。同時，必須保障一定比例的公益性/半公益性空間，如社區美術館、鄰里中心、街頭綠地，這是街區公共性的根基。

I. Planning and Design: A Duo of Precise Positioning and Systematic Thinking. The successful transformation of a neighborhood begins with systematic planning that transcends physical boundaries.

In-depth Diagnosis and Value Discovery: Historical Layer Reading: Through archival research, oral history collection, and architectural mapping, understand the morphological evolution, functional changes, and cultural imprints of the neighborhood in different periods. For example, before the renovation of Yangmeizhu Xiading Street in Beijing, the team compiled a complete layering from Ming-Qing temples,民國 bookstores to state-owned factories， laying the foundation for the "Literary Alley" positioning. Community Demand Insight： Through questionnaire surveys， in-depth interviews， and behavior mapping tracking， distinguish the real needs of local residents， office workers， tourists， etc. In the early stage of the renovation of Yuoyuan Road in Shanghai， a six-month demand survey was conducted on 1，082 merchants and 3，000 residents along the route. Space Potential Assessment： Establish an assessment matrix including "clear property rights， building quality， style value， public space potential， commercial visibility" and other dimensions to identify priority renovation nodes.

Theme Positioning and Narrative Construction： Avoid vague labels such as "cultural and creative neighborhood" or "leisure neighborhood"， and explore unique genes. The positioning should answer three questions： Who are we？ (Identity) Where do we come from？ (Memory) Where are we going？ (Vision). For example： Industrial Heritage Type： Strengthen the theme of "manufacturing memory"， such as Guangzhou Jiujiang Paiti retaining industrial components of the sugar factory and implanting beer culture and design studios. Market Life Type： Focus on "daily hustle and bustle"， such as the renovation of Suzhou Shuangta Market， upgrading the vegetable market into a multi-functional space integrating food stalls， cultural experiences， and community lounges. Historical Style Type： Need to handle the balance between "protection and activation" carefully， such as the Fuzhou Yantai Mountain Historical Style District， adopting a "one building， one policy" repair guideline and introducing low-impact businesses such as art galleries and design hotels.

Functional Planning and Mixed Ecology： Single-function neighborhoods have weak risk resistance. They should be planned with a "golden ratio" of mixed ecology： Foundation Layer (40%)： Satisfy daily needs of convenience stores， pharmacies， community cafeterias， basic services， retaining the local living atmosphere. Vitality Layer (40%)： Special retail， theme dining， cultural experiences， etc. for purposeful consumption， attracting external visitors. Innovation Layer (20%)： Shared offices， creative workshops， incubators， experimental businesses， maintaining the neighborhood's cutting-edge nature and topicality. At the same time， a certain proportion ofpublic or semi-public spaces must be guaranteed， such as community art galleries， neighborhood centers， and street green spaces， which are the foundation of the neighborhood's public nature.

二、規劃設計：空間形態與流動網絡的精密編織

整體形態控制：肌理修補與尺度把握。街道剖面重構：改變“車本位”思路，通過收窄車道、拓寬人行道、增加綠化帶與街道家具，重塑宜人尺度。成都大學路改造將原14米車行道縮至7米，兩側各增加3.5米人行道與休憩區。街墻連續性修復：控制建筑高度、貼線率、立面材質與色彩，形成協調而富有韻律的街道界面。避免因單個建筑過分突出而破壞整體氛圍。院落空間激活：挖掘街區內部的廢棄院落、背街小巷，將其轉化為公共客廳、兒童游樂場、社區花園等“意外驚喜”。北京白塔寺區域通過“微雜院”項目，將十幾個胡同院落改造為兒童圖書館、手工藝空間。

動線設計與流量引導：主次動線分明：規劃一條清晰易達、體驗豐富的“主題動線”串聯主要節點，同時設計多條充滿探索趣味的“毛細血管”支線，延長停留時間。立體化連接：利用天橋、廊道、地下通道、屋頂平臺，創造二維平面之外的流動可能性。重慶鵝嶺二廠文創公園通過多層次廊橋系統，將不同標高建筑無縫連接。停頓點設計：在路徑交匯處、視野開闊處、文化地標旁，精心設計廣場、臺階、觀景平臺等自然停頓點，促進偶發社交與活動發生。

三、建筑設計：新舊對話與場景制造

建筑改造的“四象限”策略：根據建筑的歷史價值與現狀質量，采取差異化的干預策略：重點保護（高價值、好狀態）：以保護性修繕為主，最小干預，如上海張園的石庫門建筑群。有機更新（高價值、差狀態）：結構加固，保留風貌特征，內部適應性改造，如西安大唐不夜城對傳統民居的改造。創新植入（低價值、好狀態）：保留結構，重塑立面與內部空間，植入新功能，常見于上世紀廠房改造。拆除重建（低價值、差狀態）：在嚴格控制尺度與風貌的前提下重建，通常用于補充公共服務設施或開放空間。

材料與建構的“誠實性”表達：新舊對話：清晰區分“保留的原物”與“新增的部分”，避免仿古造假。新材料（如耐候鋼、玻璃、鋁板）應以當代的語匯與老材料（青磚、木構、石材）并置，形成時間張力。如杭州天目里項目，清水混凝土與玻璃幕墻的簡潔現代感，與保留的工業痕跡形成對話。在地轉譯：將本地傳統工藝、材料用當代技術重新詮釋。例如，成都遠洋太古里采用現代鋼結構模仿傳統穿斗式木構的神韻。

場景化空間制造：建筑不僅是容器，更應主動創造獨特的場景體驗：界面模糊：通過可完全打開的立面、移動隔斷、室內外地面材質延續，打破室內外界限，讓商業活動自然溢出到公共空間。事件性中庭：在建筑內部創造多層次的中庭、樓梯井，使其成為自然光庭、藝術裝置展場、臨時活動場所。屋頂潛能釋放：將平屋頂改造為空中花園、酒吧、露天影院，開辟“第五立面”的體驗價值。

四、空間營造：氛圍滲透與活動催化

公共領域的人性化細節：街道家具系統：設計兼具美觀與功能的定制化家具（座椅、燈具、標識、花池），形成統一的視覺語言，同時考慮不同人群需求（如帶扶手的老人座椅、可充電的年輕人座椅）。光影藝術：夜間燈光設計避免平均化泛光，采用重點照明、內透光、投影等多種手法，營造溫暖、安全且有戲劇性的夜間氛圍。可引入藝術家創作永久性或臨時性的燈光裝置。軟性邊界：用花箱、可移動座椅、低矮綠籬替代硬質圍欄，形成可滲透、可停留的柔性邊界。

活動策劃與內容注入：空間營造的完成，最終依賴于持續的活動與內容運營：日常性活動：支持街頭藝人、周末市集、社區健身等自發性活動，提供靈活的硬件支持（如電源接口、可移動貨架）。節慶性事件：策劃與街區主題契合的年度節慶（如美食節、設計周、音樂季），制造峰值體驗與媒體話題。文化生產功能：引入藝術家駐地計劃、小型音樂現場、實驗劇場，讓街區不僅是消費場所，更是文化生產與傳播的源頭。

II. Planning and Design: Precise Weaving of Spatial Form and Flow Network; Overall Form Control: Texture Repair and Scale Management. Street Section Reconstruction: Change the "car-oriented" mindset by narrowing lanes, widening sidewalks, adding green belts and street furniture, and reshaping an appropriate scale. Renovation of Chengdu University Road: Reduce the original 14-meter car lane to 7 meters, and add 3.5-meter sidewalks and recreational areas on both sides. Street Wall Continuity Restoration: Control building height, alignment rate, facade materials and colors to form a coordinated and rhythmic street interface. Avoiding the destruction of the overall atmosphere due to overly prominent individual buildings. Activation of Courtyard Spaces: Digging out abandoned courtyards and backstreet alleys within the block, converting them into public living rooms, children's play areas, community gardens, etc., as "unexpected surprises". Beijing Bai Taizi Area through the "Micro Courtyard" project transformed over a dozen hutong courtyards into children's libraries and handicraft spaces. Route Design and Flow Guidance: Distinct primary and secondary routes: Plan a clear and accessible "theme route" to connect main nodes, while designing multiple "capillary" branches full of exploration interest to extend the stay time. Three-dimensional Connection: Utilizing sky bridges, corridors, underground passages, and rooftop platforms to create possibilities for movement beyond the two-dimensional plane. Chongqing Ge Ling No.2 Factory Cultural Park through a multi-level corridor system seamlessly connected different elevation buildings. Pause Point Design: Carefully designing squares, steps, viewing platforms, etc., at intersections of paths, open views, and cultural landmarks to promote incidental social interactions and activities.

III. Architectural Design: Dialogue of the Old and New and Scene Creation. Architectural Renovation's "Four Quadrants" Strategy: Based on the historical value and current quality of the building, adopt differentiated intervention strategies: Key Protection (High Value, Good Condition): Mainly through protective restoration, with minimal intervention, such as the stone gatehouse building complex in Shanghai Zhang Yuan. Organic Renewal (High Value, Poor Condition): Structural reinforcement, retention of architectural features, internal adaptive renovation, such as the renovation of traditional residences in Xi'an Tang Dun Niao Cheng. Innovative Implantation (Low Value, Good Condition): Retaining the structure, reshaping the facade and interior space, implanting new functions, common in the renovation of industrial buildings from the past. Demolition and Reconstruction (Low Value, Poor Condition): Reconstruction under strict control of scale and style, usually for the supplementation of public service facilities or open spaces. "Honesty" Expression of Materials and Construction: Dialogue of the Old and New: Clearly distinguish "retained original items" from "new additions", avoiding faux antique imitation. New materials (such as weathering steel, glass, aluminum plates) should be juxtaposed with old materials (such as blue bricks, wooden structures, stone) in contemporary vocabulary to form temporal tension. For example, the Hangzhou Tianmu Li project, the simple modernity of the exposed concrete and glass curtain wall, forms a dialogue with the retained industrial traces. Local Translation: Reinterpreting local traditional craftsmanship and materials with contemporary technology. For instance, Chengdu Yuantou Taikoo Li adopts modern steel structure to imitate the charm of traditional purlin-style wooden structures. Scene-based Space Creation: The building is not only a container but should actively create unique scene experiences: Interface Blurring: Through fully open facades, movable partitions, continuation of indoor and outdoor floor materials, breaking the boundary between indoors and outdoors, allowing commercial activities to naturally spill over to public spaces. Event-based Lobbies: Creating multi-level lobbies and stairwells inside the building, making them natural light courts, art exhibition venues, and temporary activity places. Roof Potential Release: Transforming flat roofs into rooftop gardens, bars, outdoor cinemas, opening up "the fifth facade" of experiential value.

IV. Space Creation: Atmosphere Penetration and Activity Catalysis: Humanized Details of Public Spaces: Street Furniture System: Design customized furniture (seats, lamps, signs, flower beds) with both aesthetics and functionality to form a unified visual language, while considering the needs of different groups (such as armrest-equipped elderly seats, rechargeable young people's seats). Light and Shadow Art: Nighttime lighting design avoids uniform floodlighting and employs various techniques such as focused lighting, internal reflection, and projections to create a warm, safe, and dramatic nighttime atmosphere. Artists can be invited to create permanent or temporary lighting installations. Soft boundaries: Replace hard fences with flower boxes, movable seats, and low hedges to form permeable and inviting flexible boundaries. Event planning and content injection: The completion of space creation ultimately depends on continuous activities and content operations: daily activities support street performers, weekend markets, community fitness, etc., providing flexible hardware support (such as power outlets, movable shelves). Festival events: Plan annual festivals that align with the street area theme (such as food festivals, design weeks, music seasons), creating peak experiences and media topics. Cultural production functions: Introduce artist residency programs, small music performances, experimental theaters, making the street area not only a consumption place but also a source of cultural production and dissemination.

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