Shanghai, this industrial park, has become a hot spot for investment in the new track. Enterprises are willing to spend more than 2 million yuan to purchase land projects worth 600000 yuan per acre
Recently, more than 20 strategic emerging industry projects such as energy storage and robotics have been concentrated in the Xiaokunshan Industrial Park in Songjiang District. For a while, the park became a hot spot for new track enterprise investment.
The person in charge of the park told reporters that in the past year, the number of newly introduced new track industrial projects has exceeded the total of the previous five years, and the momentum of investment attraction is promising. Meanwhile, thanks to the landing of good projects, the park achieved a tax revenue of 530 million yuan in the first half of the year, a year-on-year increase of 57.6%, ranking among the top in Songjiang District.
In fact, it has always been difficult to attract investment in Shanghai's suburban industrial parks because they are located in remote areas and are rarely favored by high-precision and cutting-edge industries; In addition, after the industrial land in the suburbs reaches the "ceiling", good projects cannot obtain land and are even less willing to come over.
Where does the attraction of Xiaokunshan Industrial Park come from? Originating from recent years, the park has formed a development loop centered around the core elements of "land" through institutional innovation and exploration practice - releasing space by improving the plot ratio through secondary development of existing land, and breaking development bottlenecks; Attracting a group of high-quality industrial projects that require land acquisition through land elements, and selecting the best through industrial planning; Encourage suitable enterprises to vertically develop their industries and build modern new industrial parks through the reshaping of industrial spatial functions.
Exploring New Models of Secondary Land Development
In the past two years, Zhenjie Robotics wanted to expand production by acquiring land and building a factory in Xiaokunshan Industrial Park. However, industrial land in the park has long been the "ceiling", making it difficult to meet the land acquisition needs of enterprises.
Leasing? After modern manufacturing industries like Zhenjie Robotics reach a certain scale, they often hope to build modern new industrial plants that integrate research and development, office production, and other functions, rather than renting factories.
As the Golden Phoenix was about to fly away, the park proposed a new way of acquiring land: Zhenjie Robotics acquired a 30 acre industrial factory from an inefficient enterprise through shareholder changes.
This new method belongs to the introduction of stock land grafting in secondary land development. Afterwards, multiple parties achieved a win-win situation: the original enterprise, which was in the stage of clearing the market, quickly sold off its land assets; The Zhenjie robot has obtained the desired land and can release production capacity as soon as possible; The park has retained good projects, efficiently utilized land, and produced nearly one million yuan per mu.
"Many high-quality enterprises with high gross profit margins are not particularly concerned about the price of land. For example, Zhenjie Robotics obtains land through market means, with an average land price of over 2 million yuan per mu, far higher than the price of 600000 yuan for first-hand land. However, enterprises hope to acquire land early and produce early to seize more market share. Xia Dan, the person in charge of Xiaokunshan Industrial Park, told reporters that the price of land purchased by enterprises is not cheap. In order to reduce the burden on enterprises, the district has introduced relevant policies, and as long as the tax contribution of enterprises meets certain requirements, a one-time subsidy will be given.".
The introduction of stock land grafting is a recent exploration of secondary development of industrial land in Xiaokunshan Industrial Park. Under the guidance of functional departments such as the Songjiang District Economic Committee, the park explores five secondary development models, including land harvesting, storage and redevelopment, stock grafting and introduction, acquisition and revitalization, reuse of existing land and factory buildings, and industrial structure adjustment. These models aim to solve problems such as complex ownership relationships, high cost of revitalization and utilization, and limited support from recycling policies, and accurately supply valuable land resources to high-quality enterprises, forcing traditional industries with low output and high energy consumption to transform and upgrade.
"At present, the land development intensity of the park is not enough, and the plot ratio of factory buildings is mostly below 0.8. We encourage enterprises and parks in the park to independently carry out secondary development, improve the space and quality of factory buildings, strive for a plot ratio of 2.5 or above, and release more development space." The relevant person in charge of Xiaokunshan Town stated that relevant policies such as the "Xiaokunshan Town Industrial Development Plan" and "Xiaokunshan Industrial Park Secondary Development Urban Design" have been introduced to support the overall transformation of the park.
Industrial Upstairs Release Vertical Space
"Industrial upstairs" is an exploration and innovation in the subdivision of factory construction in secondary land development, which solves the problem of industrial land shortage and promotes intensive land use through vertical industrial development. In this regard, the Xiaokunshan Industrial Park is also exploring.
Last year, food company Lefna became the first enterprise in the park to try industrial upgrading, and its factory is about to be completed. Among hundreds of enterprises in the park, Lefna's factory is unique - achieving vertical development of manufacturing space through "industrial upstairs", with a total of four floors and a height of 24 meters.
As a modern industrial factory building, not only is there production here, but also the research and development of enterprises and their headquarters are located here. The factory environment is clean and beautiful, with lush green grass and planned fitness trails and other facilities. The functions of the four new industrial buildings in the factory area have completely changed, no longer being produced in a single story factory under the traditional mode, but instead being used for enterprise production, office work, research and development, and design in multi story buildings.
However, compared to traditional industrial factories, the construction cost of modern industrial buildings is higher, often costing hundreds of millions of yuan. Will it push up manufacturing costs?
"The factory covers a total of 34 acres of land, with a construction area of nearly 53000 square meters, a plot ratio of 2.0, and a greening rate of 20%. If it weren't for 'industrial buildings', the actual usage area of the factory building would only be over 10000 square meters, which is difficult to meet production requirements." Li Tianfu, Chairman of Lefna, calculated that although the cost investment for a high plot ratio factory building is not small, the actual usage area has increased by about three times, which is still cost-effective.
The vertical space generated by industrial buildings is fully utilized by enterprises. Lefna arranges production based on the height and weight of the production equipment. The oversized equipment weighing over 40 tons is placed on the first floor without considering load-bearing capacity, while the lighter and less vibrating production equipment is relocated to the higher floors.
But industrial ascent is not as simple as "ascent", what is visible is the reshaping of industrial space: traditional industrial parks are mostly measured in acres, but through "industrial ascent", the plot ratio is increased, and the price of industrial land is revalued - upgrading from the price per acre to the price per square meter, the value of "inch of land" is "inch of gold".
Going upstairs will also have a significant impact on the adjustment of industrial structure. Xia Dan told reporters that industrial enterprises have requirements for the required floor height, column spacing, load-bearing capacity, and cargo elevators for production. Environmental protection, fire protection, electricity, and other guarantees cannot be omitted, which determines that "going up" enterprises have high added value and high technological content. At the same time, the quality requirements for industrial parks are extremely high. Through a new round of park planning and industrial planning, it is necessary to build modern industrial communities, where every inch of land produces every inch of gold, in order to meet the requirements of industrial parks.
Taking Lefna as an example, the subsidiary of the enterprise has won international honors by dedicating years of research and development, industrialized the production of French desserts, and won the food "Two Star Delicious Medal", which is known as the "Oscar in the food industry". High level food technology enables enterprises to continuously expand their markets and contribute nearly 2 million yuan to the local average tax revenue per mu. Only enterprises that meet multiple conditions such as technology and taxation can be considered as the first batch of industrial enterprises to go upstairs.
Planning generates cluster effects first
The secondary development of existing land and the land elements brought about by "industrial upgrading" have provided convenience for attracting investment in the park, and have also given the park the confidence to persist in attracting investment according to industrial planning when encountering good projects.
"Even if we free up a lot of land, we don't make a profit from it. We always insist on selling the land to the physical manufacturing industry at a low price of 600000 yuan per acre, but we should choose the best among the land acquisition enterprises and firmly guide the supply of land factors." Xia Dan said that after years of development, the Xiaokunshan Industrial Park has become a "plateau" for high-tech enterprises. The park hopes to promote secondary land development and industrial upgrading, guide enterprises to cluster in the industrial chain, cultivate a group of top-notch enterprises, and build industrial communities with complete functions and deep integration of industry and city.
Due to the G60 Shanghai Kunming Expressway crossing the Xiaokunshan Industrial Park, the park will focus on the secondary development of approximately 2200 acres of land on the north side of the G60 Expressway, achieving the demolition and reconstruction of no less than 100000 square meters of factory buildings. At present, the park is adapting to local conditions to layout emerging industries such as new energy and intelligent manufacturing, guiding upstream and downstream related enterprises to gather and build industrial clusters.
The energy storage enterprise Zhongzhixin, a branch of the new energy field, has landed in Xiaokunshan due to the gathering of a group of upstream and downstream enterprises in the energy storage industry in Xiaokunshan Industrial Park. "Under the cluster effect, even if enterprises are located in the suburbs, they are more likely to recruit outstanding talents in the industry." Liu Lanfang, Deputy General Manager of Zhongzhixin, said that the energy storage supply chain in the park is most valued. As long as suppliers transport raw materials to a park, they can supply dozens of enterprises, reducing costs sharply.
At present, the energy storage enterprises in the park include upstream energy storage batteries, energy storage converters, midstream electrochemical energy storage, compressed air energy storage, and downstream energy storage system applications throughout the entire industry chain. Enterprises have different division of labor in the industrial chain: there is competition, and sometimes several energy storage enterprises in the park participate in the same bidding; But it's more about cooperation, where upstream and downstream enterprises place orders with each other, reducing transportation and communication costs.
"A sufficiently refined division of labor, professional and efficient industrial cluster is the core competitiveness of the development of the park." Xia Dan said that the Xiaokunshan Industrial Park needs to further optimize its construction and create a demonstration park with high industrial space utilization, high concentration of industrial factors, high activity of industrial communities, and high output per unit area.
