文旅案例 | 街区改造：存量时代与价值重构的必然选择、精准定位与系统思维的双重奏

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中国城市化已进入从“增量扩张”到“存量优化”的关键转型期。据统计，全国城市建成区面积增速已从2010年的5.4%放缓至2022年的2.1%，而城市更新投资规模预计到2025年将达到每年10万亿元。在这一宏观背景下，街区改造成为城市更新的核心载体，正经历着从“大拆大建”到“精细化织补”的范式转变。

当前市场呈现出三大特征：投资主体多元化：政府主导的“城市双修”项目、房企转型的“存量资产盘活”、文创资本的“社区商业活化”与居民自发的“微更新”并存。如上海“梧桐区”改造由区属国企牵头，引入专业运营方；成都猛追湾项目由万科等社会资本主导；广州永庆坊则探索了“政府主导、企业实施、居民参与”的PPP模式。价值逻辑转变：改造目标从单纯的物理空间美化，转向“空间价值+内容价值+社群价值”的综合提升。成功的项目如上海上生·新所、西安老菜场市井文化街区，均实现了历史建筑保护、商业活力激发与社区文化重塑的平衡。同质化与创新困境：尽管市场热度高涨，但大量项目陷入“网红化”陷阱——相似的业态组合（咖啡、文创、轻餐）、雷同的建筑立面改造手法、缺乏深度的文化挖掘，导致“千街一面”。真正能持续吸引本地居民与游客、实现经济与社会效益双赢的项目仍是少数。

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、策划规划：精准定位与系统思维的双重奏，成功的街区改造始于超越物理边界的系统性策划。

深度诊断与价值发现：历史层积阅读：通过档案研究、口述史采集、建筑测绘，理解街区在不同时期的形态演变、功能更替与文化印记。如北京杨梅竹斜街改造前，团队梳理了从明清会馆、民国书局到国营工厂的完整层积，为“书香胡同”定位奠定基础。社群需求洞察：通过问卷调查、深度访谈、行为地图追踪，区分在地居民、办公人群、游客等不同群体的真实需求。上海愚园路改造前期，对沿线1082家商户与3000户居民进行了长达半年的需求调研。空间潜力评估：建立包含“产权清晰度、建筑质量、风貌价值、公共空间潜力、商业可视性”等多维度的评估矩阵，识别优先级改造节点。

主题定位与叙事构建：避免空泛的“文创街区”“休闲街区”标签，挖掘独特基因。定位应回答三个问题：我们是谁？（身份）我们从哪里来？（记忆）我们将去向何方？（愿景）。例如：工业遗产类：可强化“制造记忆”主题，如广州珠江琶醍保留糖厂工业构件，植入啤酒文化、设计工作室。市井生活类：可聚焦“日常烟火”，如苏州双塔市集改造，将菜市场升级为融合小吃、文创、社区客厅的复合空间。历史风貌类：需谨慎处理“保护与活化”的平衡，如福州烟台山历史风貌区，采取“一楼一策”的修缮导则，引入艺廊、设计酒店等低冲击业态。

功能策划与混合生态：单一功能街区抗风险能力弱。应规划“黄金比例”的混合生态：基础层（40%）：满足日常需求的便利店、药店、社区食堂、基础服务，留住本地生活气息。活力层（40%）：特色零售、主题餐饮、文化体验等目的性消费，吸引外部客流。创新层（20%）：共享办公、创意工坊、孵化器、实验性业态，保持街区前沿性与话题度。同时，必须保障一定比例的公益性/半公益性空间，如社区美术馆、邻里中心、街头绿地，这是街区公共性的根基。

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,民国 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、规划设计：空间形态与流动网络的精密编织

整体形态控制：肌理修补与尺度把握。街道剖面重构：改变“车本位”思路，通过收窄车道、拓宽人行道、增加绿化带与街道家具，重塑宜人尺度。成都大学路改造将原14米车行道缩至7米，两侧各增加3.5米人行道与休憩区。街墙连续性修复：控制建筑高度、贴线率、立面材质与色彩，形成协调而富有韵律的街道界面。避免因单个建筑过分突出而破坏整体氛围。院落空间激活：挖掘街区内部的废弃院落、背街小巷，将其转化为公共客厅、儿童游乐场、社区花园等“意外惊喜”。北京白塔寺区域通过“微杂院”项目，将十几个胡同院落改造为儿童图书馆、手工艺空间。

动线设计与流量引导：主次动线分明：规划一条清晰易达、体验丰富的“主题动线”串联主要节点，同时设计多条充满探索趣味的“毛细血管”支线，延长停留时间。立体化连接：利用天桥、廊道、地下通道、屋顶平台，创造二维平面之外的流动可能性。重庆鹅岭二厂文创公园通过多层次廊桥系统，将不同标高建筑无缝连接。停顿点设计：在路径交汇处、视野开阔处、文化地标旁，精心设计广场、台阶、观景平台等自然停顿点，促进偶发社交与活动发生。

三、建筑设计：新旧对话与场景制造

建筑改造的“四象限”策略：根据建筑的历史价值与现状质量，采取差异化的干预策略：重点保护（高价值、好状态）：以保护性修缮为主，最小干预，如上海张园的石库门建筑群。有机更新（高价值、差状态）：结构加固，保留风貌特征，内部适应性改造，如西安大唐不夜城对传统民居的改造。创新植入（低价值、好状态）：保留结构，重塑立面与内部空间，植入新功能，常见于上世纪厂房改造。拆除重建（低价值、差状态）：在严格控制尺度与风貌的前提下重建，通常用于补充公共服务设施或开放空间。

材料与建构的“诚实性”表达：新旧对话：清晰区分“保留的原物”与“新增的部分”，避免仿古造假。新材料（如耐候钢、玻璃、铝板）应以当代的语汇与老材料（青砖、木构、石材）并置，形成时间张力。如杭州天目里项目，清水混凝土与玻璃幕墙的简洁现代感，与保留的工业痕迹形成对话。在地转译：将本地传统工艺、材料用当代技术重新诠释。例如，成都远洋太古里采用现代钢结构模仿传统穿斗式木构的神韵。

场景化空间制造：建筑不仅是容器，更应主动创造独特的场景体验：界面模糊：通过可完全打开的立面、移动隔断、室内外地面材质延续，打破室内外界限，让商业活动自然溢出到公共空间。事件性中庭：在建筑内部创造多层次的中庭、楼梯井，使其成为自然光庭、艺术装置展场、临时活动场所。屋顶潜能释放：将平屋顶改造为空中花园、酒吧、露天影院，开辟“第五立面”的体验价值。

四、空间营造：氛围渗透与活动催化

公共领域的人性化细节：街道家具系统：设计兼具美观与功能的定制化家具（座椅、灯具、标识、花池），形成统一的视觉语言，同时考虑不同人群需求（如带扶手的老人座椅、可充电的年轻人座椅）。光影艺术：夜间灯光设计避免平均化泛光，采用重点照明、内透光、投影等多种手法，营造温暖、安全且有戏剧性的夜间氛围。可引入艺术家创作永久性或临时性的灯光装置。软性边界：用花箱、可移动座椅、低矮绿篱替代硬质围栏，形成可渗透、可停留的柔性边界。

活动策划与内容注入：空间营造的完成，最终依赖于持续的活动与内容运营：日常性活动：支持街头艺人、周末市集、社区健身等自发性活动，提供灵活的硬件支持（如电源接口、可移动货架）。节庆性事件：策划与街区主题契合的年度节庆（如美食节、设计周、音乐季），制造峰值体验与媒体话题。文化生产功能：引入艺术家驻地计划、小型音乐现场、实验剧场，让街区不仅是消费场所，更是文化生产与传播的源头。

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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