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Chao News Client Reporter Yin Mengyi Xu Shujing Zhan Huiwen

“Greatly improvedRoom rateThe wind of "The New Era" finally reached Zhejiang.

In May this year, Chao News Qianjiang Evening News reported that the "God-type house" has made a comeback, with many places including Shenzhen, Foshan, Fuzhou, and Changsha issuing new regulations to reduce the common area of ​​residential buildings and improve the practicality of houses.

Recently, new plots in Shaoxing, Wenzhou, Jinhua, Huzhou and other places have successively introduced "new regulations on capacity planning": some newly listed residential plots indicate that sky garden green balconies, community landscape green pavilions and corridors, open wind and rain corridors, etc. are not included in the planning.Volume rate, high-ceilinged living rooms only count as single-story areas, etc. As long as real estate developers use the new regulations to design reasonably, theoretically, the floor space ratio can reach 100%, and even as high as 120%.

Image source: Visual China

Households have sky gardens and wind and rain corridors

Not included in the plot ratio

I believe many people have seen such houses on the Internet: skyscrapers with large gardens on each floor, like a three-dimensional urban forest building, with each household having an aerial courtyard, which is spectacular. This three-dimensional ecological building is also called the "fourth generation of housing". In the future, such a scene will also appear in many cities and counties in Zhejiang.

For example, Wenzhou has launched several residential plots with “built-in sky gardens” this year. The most recent one was sold on July 22, a unit plot of Taohua Island in the core area of ​​Wenzhou. Its “Transfer Notice” clearly states that the horizontal projection area of ​​the sky garden green balcony of a residential unit shall not exceed 20% of the building area of ​​the residential unit (excluding balconies and bay windows).depthIt should be no larger than 2.4 meters, and its greening part should not be less than 50% of the area of ​​the sky garden. The thickness of the covering soil should not be less than 0.3 meters. When the above requirements are met, the greening balcony of the sky garden shall not be included in the residential building area and volume ratio.

In addition, public open spaces such as community landscape pavilions, open wind and rain corridors, etc. are not included in the floor area ratio; for duplex residences with a unit area greater than 140m², when the height of the living room and the lofted part of the living room is greater than 4.2 meters and not more than 6.4 meters, and the horizontal projection area is not more than 30m², the building area shall be calculated at a single multiple.

Deqing County, Huzhou City, also sold its first "fourth-generation residential" plot on July 17, namely the Wuyang Street plot in Deqing. The land transfer requirements for this plot mentioned that the construction of the sky courtyard should not exceed 13,847 square meters (horizontal projection area, 25% of the total building area) and should not be included in the plot ratio.

The second plot of Qintang organic renewal land in Yiwu City, Jinhua, which was transferred on June 26, is also a "fourth-generation residential" plot. The land transfer document mentioned that it is allowed to build sky garden balconies (not included in the residential balcony) and public shared platforms. The total horizontal projection area of ​​the sky garden balcony shall not exceed 30% of the total construction area of ​​the high-rise residential building, and the total horizontal projection area of ​​the public shared platform shall not exceed 15% of the total construction area of ​​the high-rise residential building. Except for the green part, the volume ratio of the sky garden balcony shall be calculated as 1/2 of the horizontal projection area of ​​the structural bottom plate, and the volume ratio of the sky shared platform shall not be calculated.

In February this year, Yuecheng District of Shaoxing issued the "Implementation Plan for Pilot Three-Dimensional Ecological Buildings (Trial)", which proposed that "sky garden balconies and aerial shared platforms are not included in the building area and volume ratio". Shengzhou City of Shaoxing also issued a notice on July 9, launching the first batch of three-dimensional ecological building pilot projects this year. The sky gardens of households are not included in the building area and volume ratio, and are not included in the calculation of relevant supporting indicators, and are not counted in the property area.

100m² floor area

The free sky garden can reach 20m²

Among these newly launched residential sites, the main basis for the increase in the housing ratio of the plots in Wenzhou and Huzhou Deqing is Zhejiang's guiding opinions on future community construction.

For example, the unit plot of Taohua Island in Wenzhou mentioned that "according to the requirements of the future community, residential sky garden green balconies, community landscape pavilions and corridors, and open wind and rain corridors can be set up."

In fact, as early as 2019, Zhejiang issued the "Opinions on Accelerating the Construction of Future Community Pilot Projects with High Quality", Article 4 of which clearly stated: "Support pilot projects to reasonably determine that disaster prevention safety passages, overhead spaces and public open spaces are not included in the plot ratio. Support pilot projects to exclude the greening part of the sky garden balcony from the residential building area and plot ratio. ... After the architectural design, construction and operation plan are determined, the land can be publicly transferred with the plan."

A Wenzhou real estate insider said that previously, the sky garden area of ​​future community residential buildings in Wenzhou was basically 8% to 10% of the residential area, but the sky garden area of ​​Taohua Island unit plots can reach 20% of the residential area, which is equivalent to doubling the free sky garden area. For example, if the residential area is 100 square meters, the free sky garden area can reach up to 20 square meters.

The transfer instructions for the Wuyang Street plot in Deqing also mentioned the need to "implement relevant construction requirements for future communities". It also mentioned that "the construction area and volume ratio of the sky courtyard shall be calculated in accordance with the "Huzhou New Generation Residential Design Guidelines (Trial)" and related documents". It is reported that the "Huzhou New Generation Residential Design Guidelines (Trial)" is currently being prepared and is expected to be issued in the near future.

Image source: Visual China

Homebuyers not only save a lot of money

More usable area

So, why are these cities in Zhejiang rushing to follow this trend?

A local developer in Hangzhou said: "The fourth-generation housing is different from the first-generation thatched houses, the second-generation brick houses, and the third-generation urban elevator houses. It injects green ecological concepts into urban architectural practice. But in the context of the current real estate market, its main significance lies in increasing the house occupancy rate."

He explained: "These clauses basically mean that when designing apartment types, you can add sky gardens, landscape green corridors, wind and rain corridors, increase the height of the floors, etc., but these will not be included in the residential building area and volume ratio. Therefore, some projects can not only achieve a 100% floor space ratio, but even as high as 120%."

As a result, for homebuyers, in the past, if they bought a 120m² high-rise residential building, the actual area was only 102m², based on an 85% house ratio; but now, if they buy a 100m² fourth-generation house, the practical area may be as high as 120m², and there will be a sky garden at home and a wind and rain corridor in the community. This means that buying a house not only saves at least hundreds of thousands of yuan, but also gets more area and better apartment types, and the quality of the community is also improved.

The duplex houses in Wenzhou save 30m² of building area through the loft design, which actually saves 30m² of money.

It is not difficult to understand why various places have introduced this new measure. During the adjustment period of the real estate market, it is difficult to sell houses and land. In order to make the sale of new houses more attractive, a higher house ratio is undoubtedly a selling point. The reporter also got confirmation from the Yiwu Planning and Resources Department: "At the request of developers, Yiwu launched the fourth generation of residential plots this year, and the sky gardens and sky sharing platforms are not counted in the volume ratio."

Of course, everything has its pros and cons. A developer CEO said bluntly: "The projects that were originally on sale are already struggling in the current market, and with the temptation of super high house-to-house ratios on new plots, who would buy old projects? This will have a big impact on the existing housing stock."

Because it is a double-edged sword, cities like Hangzhou, which have a relatively good market, are cautious in introducing this new regulation, but there is a high possibility that individual plots will be used as pilot projects in the future. The reporter learned from the Hangzhou Planning and Resources Department that Hangzhou has not yet studied the introduction of similar plots.