On June 14, 2022, the State Council issued the "Notice of the Guangzhou Nansha to Deepen the Overall Plan for Comprehensive Cooperation in Guangdong, Hong Kong and Macao for the World".
has two main benefits:
1. Tax reduction
In terms of spatial layout, it proposes to use Nanshawan, Qingsheng Hub and Nansha Hub as the pioneer start-up area. Enterprises of encouraged industrial enterprises in the pilot start-up area will be subject to corporate income tax at a rate of 15%, and a preferential industry catalog will be formulated according to procedures.
2. Liberalize the debt limit
In terms of development guarantee measures, the official clearly proposed to strengthen policy support for Nansha's funds, factors, etc. From 2022 to 2024, a new local government debt limit of 10 billion yuan will be allocated in Nansha every year and will be uniformly included in the local government debt balance. In light of local financial resources, debt risks and project financing needs, Guangdong Province has given priority support to Nansha in the allocation of relevant fiscal funds and the addition of new local government bond quotas. Although
is not directly given money, it once again highlights the official attention to Nansha. The country has given the mission of to the Guangdong-Hong Kong-Macao Greater Bay Area, which is to allow it to participate in global competition. Without the rise of Nansha, Guangdong, Hong Kong and Macao will be greatly discounted to grow into the world-type Greater Bay Area .
, Nansha, which has long been positioned as the sub-center of Guangzhou, has never lacked policy support. 2021 Nansha Fixed asset investment exceeded 100 billion for the first time, an increase of 22.3% year-on-year, 16 and 10.6 percentage points higher than the average growth rate of the whole province and the city; social and people's livelihood investment grew rapidly, an increase of 89.4% year-on-year, and famous schools and hospitals also broke into Nansha one by one... However, Nansha is still facing difficulties such as economic growth mainly driven by investment, insufficient population, and weak industrial growth. Guangzhou people should have the largest contrast in Nansha among all administrative regions. Some are very optimistic and some are firmly bearish.
However, no matter whether it is holding Nansha high or stepping on the soles of her feet, it seems that no one has reflected on the reasons behind the dilemma in Nansha. There are no accidents, no coincidences, no luck in the world. All the results are created by real causes. The fundamental reason for the current problems in Nansha is still Guangzhou’s wrong urban planning. The dilemma encountered by Nansha is the backlash of the wrong urban planning that year. Current policy support and strong investment are just remedial measures after realizing the crisis. What is the plan for this error
?
First of all, from a macro perspective, the wrong urban development pattern of Guangzhou stall pie development everywhere in the southeast, northwest and northwest has delayed the golden twenty years of Nansha's development. A large number of valuable planning and new cities have consumed Guangzhou's insufficient financial resources, which has seriously compressed the capital and manpower invested in Nansha.
Secondly, Guangzhou did not focus on the southern expansion, resulting in the failure of Panyu , especially the Guangzhou New City sector. The abandonment of Guangzhou New City construction is the direct reason why Nansha has not yet gained popularity! What? Guangzhou New City? What the hell is this? Most Guangzhou people must have never heard of it.
If you want the Pearl River Delta to operate efficiently like an integrated city, you must build a new regional center. According to the functional positioning and geographical location of each city in the Pearl River Delta, this important task must fall on Guangzhou! Guangzhou New City is not only an excellent location for building the core area of Guangzhou, but also an excellent location for building the entire Pearl River Delta core functional area! Including provincial administrative centers, financial centers, trade centers, transportation centers, cultural facilities, amusement facilities, cruise terminals, etc.
The larger the city, the higher the aggregation, the higher the efficiency of distribution of goods and services. The same is true for the development of urban agglomerations. Each city in the urban agglomeration must develop towards the core position of the urban agglomeration, shorten the physical space distance between each city, and finally integrate into one, so as to improve the development efficiency of the entire urban agglomeration. So where is the core location of the Pearl River Delta urban agglomeration? It is undoubtedly the estuary of the Pearl River. All the urban development plans of the nine cities in the Pearl River Delta that deviate from the Pearl River estuary are contrary to the laws of urban development, and their efficiency will be greatly reduced, which will drag down the development of cities and the entire urban agglomeration.
Guangzhou New City is located at the top of Pearl River Estuary . The terrain is flat, there are few existing buildings, and the villages in the city are relatively sparse, and the demolition losses are low. It is adjacent to Nansha Deepwater Port in the south and passes through the Guangao Expressway, which has very convenient transportation. When it is close to the estuary, floods and disasters are not easy to occur. In terms of geographical conditions, it is considered a Feng Shui treasure land.
And the most important thing is that Guangzhou New City is within 30 kilometers of the central urban area Tianhe and Haizhu , and the distance from Panyu Central City Bridge is only 10 kilometers. is an extremely critical distance for urban development, because according to the data of Didi Chuxing , the limit for people commuting to work in front-tier megacities is 30 kilometers. Once the development of new city exceeds this distance, the direct consequence of the population in the central urban area cannot radiate over. This is the underlying logic of whether the construction of every new city is successful or not! Population is the foundation of all economic and social development. Without a population, you can develop a yarn!
The fundamental reason why Nansha has not become popular yet is that Nansha is 50 kilometers away from the central city, which is far beyond the limit of commuting to work. No matter how many fast subways you build this distance, it will be useless. When Guangzhou New City started, it could not only bear the radiation of the old city, but also rely on Panyu District Government to avoid crossing to Nansha at one time. If you leave Guangzhou New City as a springboard to develop Nansha directly, it is easy to get rid of it. There is currently no successful case in the country that it has built a new city more than 30 kilometers away from the central urban area!
Also has the same omen, Tianjin Binhai New Area, the first national comprehensive reform and innovation zone approved by the State Council. The administrative level is the first echelon of the national new area, just like Pudong New Area , and it has never lacked funding and policy support. After the reform and opening up, with the rise of Shenzhen Special Zone and Pudong New Area, the Binhai New Area established in 2009 has put the hope of the entire north. In 2016, the Tianjin Binhai New Area GDP was 1000.231 billion yuan, an increase of 10.8% year-on-year. At that time, some media reported that it was "the first national-level new area in the country to enter a trillion club." However, in 2017, Tianjin's economic growth rate fell to its lowest point in many years, with the city's GDP growing by 3.6%, and the general public budget revenue falling by 10.4%. In early 2018, when the local government admitted that GDP was fake, people knew how much water there was in this development, and adjusted the GDP in 2016 from trillion to 665.4 billion, a shrinkage of nearly 30%.
With the establishment of Xiongan New Area in 2017, the policies and funds invested in Binhai New Area were scattered to Xiongan New Area. It can be said that is leaking and raining all night long. Today, the Binhai New Area is deserted and unfinished, and it is almost about to become a ghost town... The failure of a new area is caused by many factors. The distance between Binhai New Area and Tianjin city is more than 40 kilometers away from the new area, which makes the insufficient population diversion in the new area, is an important reason why has caused the Binhai New Area to be unable to develop. So what will happen to Xiongan New Area, 120 kilometers away from Beijing? I won’t comment here, haha.
With the richness of Guangzhou resources and the degree of economic development in that year, the success rate of Guangzhou New City was extremely high. If the Guangdong Provincial Government is moved here, the government will guide and develop, and the government will back it with practical actions and government reputation, then the resources of the entire Pearl River Delta will be heard, and the success of the construction of Guangzhou New City is almost unsuspecting.Some people may say that this place is too close to Dongguan , and developing a new city here may make wedding dresses for Dongguan... This short-sighted and self-defeated urban planning concept is extremely stupid! Okay, now Guangzhou has not made wedding dresses for anyone. Is Nansha very successful in building it? If Guangzhou New City is gathered to start building (the new Guangzhou Portal Airport can also be placed on the Haigu Island on the right side of Guangzhou New City, it will be like a tiger's wings) and move towards the core functional area of the Pearl River Delta, then Guangzhou's current chaotic spatial order will be fundamentally changed. There are three direct benefits.
1. Improvement of the city’s image. Strictly speaking, Guangzhou has currently built a new city with reasonable planning, complete supporting facilities and strong popularity. There is only one Zhujiang New City . For an international metropolis like Guangzhou, it is far from enough to have only one urban living room. The reason why Guangzhou gives outsiders a poor city is that the first contact between customers and Guangzhou is either in the old city, such as Guangzhou Railway Station ; or in the remote suburbs, such as Guangzhou South Station and Baiyun Airport, the road is dirty and messy, without the feeling of a first-tier city. With the completion of Guangzhou New City, foreign guests can enter the neatly planned brand new urban area through Guangzhou's new portal (Haiou Island Airport, Rail Transit). The large water surface and modern building complexes set against the greening will quickly improve Guangzhou's urban image.
2. Fundamentally improves urban diseases in Guangzhou. Guangzhou will transform from an inefficient pattern of single-center city spreading pie into a dual-center, leapfrog and efficient urban development pattern. Only by achieving a leapfrog development to the south can Guangzhou find a space that can accommodate its reasonable scale. The first thing to solve is the problem of road and subway traffic congestion in Guangzhou. The tidal passenger flow will no longer have to flow to Tianhe for employment. Guangzhou New City will disperse half of the employment pressure, greatly improving the efficiency of the entire city's operation. Secondly, new employment opportunities and economic capabilities will attract the population in western and northern Guangzhou to move south. Vigorously alleviate the population pressure of the old urban area of Liwan. There is no need to demolish and build historical buildings due to widening roads; there is no need to pull in ugly viaducts to destroy the urban appearance of Lingnan characteristics; there is no need to crowd in old and dilapidated buildings with extremely harsh living environments. The fragile ecological protection areas in the north of Huadu , Conghua , Baiyun can also be compensated, thereby avoiding the emergence of inefficient urban construction such as polluting water sources.
3. Huge economic effect. As the economic center of gravity moves southward, it can not only effectively expand the market, but also create huge investment demand. Guangzhou is in a strong direction, and the distance with Dongguan, Shenzhen, Zhongshan and Zhuhai is further closer, and the talent industry is highly concentrated and interconnected. Accelerate the integration of the Bay Area, drive the refined manufacturing industry of Dada and Heiqiu, improve profit margins, and further improve the competitiveness of the Pearl River Delta internationally. At the same time, the current model of developing new cities without any focus everywhere in the southeast, west and northwest will not happen, greatly reducing huge resource waste and fiscal expenditure.
At that time, with the completion of Guangzhou New City, Guangzhou's urban image, urban influence, economic development, population attraction, and fiscal revenue will all be improved. Guangzhou New City is only a river away from Nansha, and is within 20 kilometers of the core area of Nansha. relies on the strong new city capital and high-quality population to build Nansha. Then Nansha is facing the current economic growth of Nansha is almost impossible to occur, such as investment-driven, insufficient population, and weak industrial growth. It is also a natural thing to build Nansha, the heart of the Pearl River Delta into CBD and international CBD for the entire Greater Bay Area. Guangzhou will regain its former glory and become a well-deserved first-tier city and international metropolis.
However, history has no if.Today, Guangzhou New City has almost done no valuable development except for the stadium built by 2010 Guangzhou Asian Games and the residential buildings built for participants. Instead, it uses the gimmick of Asian Games to hype and vigorously develop real estate, and has basically become a low-end sleeping city with scarce supporting facilities. Guangzhou investors are now eager to run away when they hear the word "Asian Games City".
No one knows how long Guangzhou has to pay for the wrong city planning right now.