软件园项目可行性研究报告.doc

e will be visiting the country, the government will be building new hotels, an immense stadium, and a fine new swimming pool. 'They will also be building new roads and a special railway-line. The Games will be held just outside the capital and the whole area will be called 'Olympic City'. Workers will have completed the new roads by the end of this year. By the end of next year, they will have finished work on the new stadium. The fine modern buildings have been designed by Kurt Gunter. Everybody will be watching anxiously as the new buildings go up. We are all very excited and are looking forward to the Olympic Games because they have never been held before in this country.   Lesson38 Everything except the weather 惟独没有考虑到天气 My old friend, Harrison, had lived in the Mediterranean for many years before he returned to England. He had often dreamed of retiring in England and had planned to settle down in the country. He had no sooner returned than he bought a fine house and went to live there. Almost immediately he began to complain about the weather, for even though it was still summer, it rained continually and it was often bitterly cold. After so many years of sunshine, Harrison got a shock. He acted as if he had never lived in England before. In the end, it was more than he could bear. He had hardly had time to settle down when he sold the house and left the country. The dream he had had for so many years ended there. Harrison had thought of everything except the weather.   Lesson39 Am I all right? 我是否痊愈？ While John Gilbert was in hospital, he asked his doctor to tell him whether his operation had been successful, but the doctor refused to do so. The following day, the patient asked for a bedside   telephone. When he was alone, he telephoned the hospital exchange and asked for Doctor Millington. When the doctor answered the phone, Mr Gilbert said he was inquiring about a certain patient, a Mr John Gilbert. He asked if Mr Gilbert's operation had been successful and the doctor told him that it had been. He then asked when Mr Gilbert would be allowed to go home and the doctor told him that he would have to stay in hospital for another two weeks. Then Dr Millington asked the caller if he was a relative of the patient.' No,' the patient answered,' I am Mr John Gilbert.'      Lesson40 Food and talk 进餐与交谈 Last week at a dinner-party, the hostess asked me to sit next to Mrs Rumbold. Mrs Rumbold was a large, unsmiling lady in a tight black dress. She did not even look up when I took my seat beside her. Her eyes were fixed on her plate and in a short time, she was busy eating. I tried to make conversation.   ' A new play is coming to" The Globe" soon,' I said. 'Will you be seeing it ?' ' No,' she answered. 'Will you be spending your holidays abroad this year ?' I asked. ' No,' she answered. ' Will you be staying in England?' I asked. ' No,' she answered.   In despair, I asked her whether she was enjoying her dinner.  ' Young man,' she answered,' if you ate more and talked less, we would both enjoy our dinner !'    lesson41 Do you call that a hat? 你把那个叫帽子吗？ 'Do you call that a hat ?' I said to my wife. 'You needn't be so rude about it,' my wife answered as she looked at herself in the mirror. I sat down on one of those modern chairs with holes in it and waited. We had been in the hat shop for half an hour and my wife was still in front of the mirror. ' We mustn't buy things we don't need,' I remarked suddenly. I regretted saying it almost at once. 'You needn't have said that,' my wife answered.' I need not remind you of that terrible tie you bought yesterday.'  ' I find it beautiful,' I said. 'A man can never have too into the cave hoping to find buried treasure. The leader of the party was examining the soil near the entrance to the cave when the machine showed that there was gold under the ground. Very excited, the party dug a hole two feet deep. They finally found a small gold coin which was almost worthless. The party then searched the whole cave thoroughly but did not find anything except an empty tin trunk. In spite of this, many people are confident that 'The Revealer' may reveal something of value fairly soon.   Lesson56 Faster than sound! 比声音还快！ Once a year a race is held for old cars. A lot of cars entered for this race last year and there was a great deal of excitement just before it began. One of the most handsome cars was a Rolls-Royce Silver Ghost. The most unusual car was a Benz which had only three wheels. Built in 1885, it was the oldest car taking part. After a great many loud explosions, the race began. Many of the cars broke down on the course and some drivers spent more time under their cars than in them ! A few cars, however, completed the race. The winning car reached a speed of forty miles an hour--much faster than any of its rivals. It sped downhill at the end of the race and its driver had a lot of trouble trying to stop it. The race gave everyone a great deal of pleasure. It was very different from modern car races but no less exciting.    Lesson57 Can I help you, madam? 你要买什么，夫人？ A woman in blue jeans stood at the window of an expensive shop. Though she hesitated for a moment, she finally went in and asked to see a dress that was in the window. The assistant who served her did not like the way she was dressed. Glancing at her scornfully, he told her that the dress was sold. The woman walked out of the shop angrily and decided to punish the assistant next day. She returned to the shop the following morning dressed in a fur coat, with a handbag in one hand and a long umbrella in the other. After seeking out the rude assistant she asked for the same dress. Not realizing who she was, the assistant was eager to serve her this time with great difficulty, he climbed into the shop window to get the dress. As soon as she saw it, the woman said s many ties.' 'And a woman can't have too many hats,' she answered. Ten minutes later we walked out of the shop together. My wife was wearing a hat that looked like a lighthouse !   Lesson42 Not very musical 并非很懂音乐 As we had had a long walk through one of the markets of Old Delhi, we stopped at a square to have a rest. After a time, we noticed a snake-charmer with two large baskets at the other side of the square, so we went to have a look at him. As soon as he saw us, he picked up a long pipe which was covered with coins and opened one of the baskets. When he began to play a tune, we had our first glimpse of the snake. It rose out of the basket and began to follow the movements of the pipe. We were very much surprised when the snake charmer suddenly began to play jazz tunes and modern pop songs. The snake, however, continued to 'dance' slowly. It obviously could not tell the difference between Indian music and jazz!   Lesson43 Over the South Pole 飞越南极 In 1929, three years after his flight over the North Pole, the American explorer, R. E. Byrd, successfully flew over the South Pole for the first time. Though, at first, Byrd and his men were able to take a great many photographs of the mountains that lay below, they soon ran into serious trouble. At one point, it seemed certain that their plane would crash. It could only get over the mountains if it rose to 10,000 feet. Byrd at once ordered his men to throw out two heavy food sacks. The plane was then able to rise and it cleared the mountains by 400 feet. Byrd now knew that he would be able to reach the South Pole which was 300 miles away, for there were no more mountains in sight. The aircraft was able to fly over the endless white plains without difficulty.      Lesson44 Through the forest 穿过森林 Mrs Anne Sterling did not think of the risk she was taking when she ran through a forest after two men. They had rushed up to her while she was having a picnic at the edge of a forest with her children and tried to steal her handbag. In the struggle, the strap broke and, with the bag in their possession, both men started running through the trees. Mrs Sterling got so angry that she ran after them. She was soon out of breath, but she continued to run. When she caught up with them, she saw that they had sat down and were going through the contents of the bag, so she ran straight at them. The men got such a fright that they dropped the bag and ran away. 'The strap needs  mending,' said Mrs Sterling later, 'but they did not steal anything.'   Lesson45 A clear conscience 问心无愧 The whole village soon learnt that a large sum of money had been lost. Sam Benton, the local butcher, had lost his wallet while taking his savings to the post-office. Sam was sure that the wallet must have been found by one of the villagers, but it was not returned to him. Three months passed, and then one morning, Sam found his wallet outside his front door. It had been wrapped up in newspaper and it contained half the money he had lost, together with a note which said: 'A thief, yes, 'but only 5o per cent a thief!' Two months later, some more money was sent to Sam with another note:' Only 25 per cent a thief now!' In time, all Sam's money was paid back in this way. The last note said:' I am 100 per cent honest now!'   lesson46 Expensive and uncomfortable 既昂贵又受罪 When a plane from London arrived at Sydney airport, workers began to unload a number of wooden boxes which contained clothing. No one could account for the fact that one of the boxes was extremely heavy. It suddenly occurred to one of the workers to open up the box. He was astonished at what he found. A man was lying in the box on top of a pile of woollen goods. He was so surprised at being discovered that he did not even try to run away. After he was arrested, the man admitted hiding in the box before the plane left London. He had had a long and uncomfortable trip, for he had been confined to the wooden box for over ten hours. The man was ordered to pay &345 for the cost of the trip. The normal price of a ticket is &230 !   Lesson47 A thirsty ghost 嗜酒的鬼魂 A public house which was recently bought by Mr Ian Thompson is up for sale. Mr Thompson is going to sell it because it is haunted. He told me that he could not go to sleep one night because he heard a strange noise coming from the bar. The next morning, he found that the doors had been blocked by chairs and the furniture had been moved. Though Mr Thompson had turned the lights off before he went to bed, they were on in the morning. He also said that he had found five empty whisky bottles which the ghost must have drunk the night before. When I suggested that some villagers must have come in for a free drink, Mr Thompson shook his head. The villagers have told him that they will not accept the inn even if he gives it away.    Lesson48 Did you want to tell me something? 你想对我说什么吗？ Dentists always ask questions when it is impossible for you to answer.
某软件园项目可行性研究报告

目 录

一、 总论
（一） 项目背景
（二） 项目概况
（三） 问题与建议
二、杭州市办公楼市场研究
（一）杭州区域状况研究
1、宏观经济及产业研究
2、城市发展规划
4、城市交通及发展
（二）下城区专项研究
1、 经济发展战略研究
2、 区域分块及城市规划
（三）杭州房地产市场趋势研究
1、房地产业概况
2、房地产业发展趋势
（三）写字楼市场研究
1、杭州市写字楼市场分析
（1） 市场供应分析
（2） 市场需求分析
（3） 发展趋势
2、区域分布特点
3、 竞争物业调查分析
4、 OFFICE PARK及同类产品分析

三、场址选择
（一）地理位置
（二）自然条件
（三）交通条件
（四） 建设条件评价
（五） 地理位置图
四、总平面布置（略）
（一）总平面布置的原则
（二）设计主尺度参数
（三）总平面布置
（四）方案比选及推荐方案
五、工程建设方案
（一）平面规划原则
（二）本期各功能分区规划布置
（三）本期工程总平面布置
（四）配套工程
（五）主要工程内容和工程量
六、环境影响评价（略）
（一）现状调查
（二）项目生产的污染物对环境的影响
（三）环境保护设施与投资
（四）营运环境保护
（五）环境影响评价
七、劳动安全卫生与消防（略）
（一）安全
（二）供电、电气安全
（三）劳动保护
（六） 消防安全
八、组织机构与人力资源配置
（一）组织机构设置
（二）人力资源配置
（三）员工培训计划
九、项目实施进度
（一）建设工期
（二）保证建设工期的条件和关键
十、本期工程投资估算
（一）估算编制依据及说明
（二）本期工程总估算
（三）可研与预可研投资比较表（详表略）
十一、融资方案
（一）资本金筹措
（二）债务资金筹措
（三）融资方案分析
十二、财务评价
（一）财务评价依据
（二）财务评价基础数据选取
（三）运营收入估算
（四）成本费用估算
（五）主要财务评价报表
（六）财务评价指标
（七）不确定性分析
（八）财务评价结论
十三、国民经济评价（略）
（一）影子价格及通用参数的选取
（二）效益费用范围调整
（三）效益费用数值调整
（四）国民经济评价指标
（五）敏感性分析
（六）国民经济评价结论

十四、社会评价（略）
（一）项目对社会的影响分析
（二）项目与所在地互适性分析
（三）社会风险分析
（四）社会评价结论
十五、风险分析
（一）项目主要风险因素识别
（二）风险程度分析及防范和降低风险措施
十六、项目SWOT分析
（一） 市场风险
（二） 宏观经济风险
（三） 自然风险
（四） 项目的人为风险
十七、研究结论与建议
（一） 研究结论
（二） 说明与建议
附录

一、总论
（一）、项目背景
1、项目名称
杭州新世纪软件园

2、建设单位概况
杭州新世纪软件园由杭州新世纪软件园开发有限公司承办开发，公司成立于2002年4月，由温州新世纪集团股份有限公司投资组建而成，是一家专业从事计算机软件、硬件研究、开发和生产的高新技术企业，尤其是虹膜识别技术产品研究、开发、集成、销售、服务为，公司注册资本2000万元。团队力量强大，拥有一支立志于IT技术创新的年轻高素质人才，拥有教授、博士、硕士为主体的科研队伍，公司95%以上员工为大学本科以上学历，其中从事系统集成和软件开发人员占公司员工总数的85%，是推动公司发展的中坚力量，已成为杭州“天堂硅谷”建设的主力军。其总公司温州新世纪集团股份有限公司拥有雄厚的资金力量，资产规模达17亿元，2003年实现销售收入18亿元，为杭州新世纪软件开发有限公司的发展提供了充足的资金保障。

3、可行性研究报告编制依据
（1）杭州市政府关于项目方案设计的批复文件
（2）下城科技经济园土地出让协议
（3）杭州城市发展规划
（3）投资项目可行性研究报告指南（中国电力出版社出版）
（5）业主提供的相关资料
（二）、项目概况
1、地理位置
本项目位于杭州市下城区科技经济园，南接杭玻路，北依永华路，东为华中路。
2、建设规模与目标
（1）项目经济技术指标
基地面积：193亩（约13万平方米）
总建筑面积：102808平方米
容积率：0.79
绿地率：46.2%
建筑密度：25.6%
开发周期：2年
（2）项目建设规模
项目总建筑面积为102808平方米，其中研发楼70246平方米，办公楼11526平方米，综合楼20156平方米，会所880平方米，由32幢生态园林式高级办公楼组成，即商务别墅组成的OFFICE PARK。分为独立办公区、集中办公区、会所和其他配套等。园区采用园林式景观，有中央绿地、花园和景观水池。

3、项目周边情况
项目规划范围用地主要是农田、两侧有一片水塘。用地四周主要为农田，北面毗邻半山。本地块方正，项目基地南北深314米，东西长494米，呈长方形状。
交通情况：项目西面为石桥路，南面有沪杭高速公路起始段，同时，上塘高架已开通，成为南北快速干道，直通杭宁高速，同时杭州东西快速干道将大大提高项目可达性。
配套方面：由于本案所处的区域环境，周边配套十分贫乏，作为传统的工业集中地，办公环境比较恶劣，是制约项目发展的重要因素。
（三）、项目建设缘由
1、项目建设有利于温州新世纪集团在杭州进一步发展
近年来公司发展突飞猛进，随着虹膜技术的突破，公司的发展更是上一个新台阶，需要更多的 办公场所，如果以租赁的形式，将会增大公司的运营成本，通过本项目的开发，可以依托下城科技经济园区的优惠政策和政府的支持，立足杭州市场，发展壮大公司实力，并进一步树立新世纪软件在杭州的企业形象。

2、项目建设符合杭州对“天堂硅谷”的建设精神
近年来，杭州市政府提出建设“建设天堂硅谷”的计划，使杭州成为国内外知名的软件企业汇集地，为这些高新技术企业创造优越的办公环境，改善杭州目前IT企业在软件办公环境的不足，为其提供自然、生态、有利于健康的办公环境，推动杭州“天堂硅谷”的建设。

3、项目开发优势
市场的机会性
杭州市及下城区各级政府的有力支持
公司雄厚实力的支持

（四）、问题与建议
1、由于本项目所处地理环境较差，交通条件、周边配套等办公环境仍不是非常理想，对客户的吸引力有限，因此建议项目尽早进入市场，对客户进行教育和引导，为后期的招商做铺垫。
2、项目配套应该考虑IT企业的实际需求，在环境方面应该真正体现“人性化办公”，使项目的产品亮点更加突出。

二、杭州市办公楼市场研究
（一）、杭州区域市场状况研究
1、宏观经济及产业研究
近年来杭州经济一直保持快速增长，尽管2003年遭遇“非典”、持续高温干旱以及缺电等问题，但杭州经济发展仍然一路高歌猛进。去年杭州市生产总值（GDP）突破了2000亿元大关，达到2092亿元，位居全国大中城第8位，比上年增长15%，为1996年以来的最好水平，其中：第一产业完成127亿元，增长7.5%，第二产业完成1081亿元，增长18.3%，第三产业完成884亿元，增长12.2%，三次产业结构为6.1：51.6：42.3。

1996年－2003年全社会固定资产投资额比较

2003年，杭州市完成投资额1006.18亿元，比2002年增长30.7%，增幅比上年高8.7个百分点，增幅创1996年以来新高。
虽受非典影响，但社会各方面加大对外增信释疑、网上洽谈、“走出去”战略的力度，加上世界经济的温和复苏，今年对美国出口基本稳定，对欧盟出口增幅继续提高。2003年杭州全市出口总额109.5亿美元，比上年增长29.2%，不包括省公司出口64.7亿美元，增长46%，增幅比上年提高20.1个百分点。在进口关税下调的背景下，全市进口总额72.8亿美元，增长57.5%。
上述数据可见，杭州经济的运行情况十分良好，为房地产市场健康发展提供了有力支持。
2、城市发展规划
杭州未来的城市布局是要形成“一主三副、双心双轴、六组团、六条生态带”的城市格局。其中中心城区由主城、东南城、临平城和下沙城组成，承担生活居住、行政办公、商业金融、旅游服务、科技教育、文化娱乐、都市型和高新技术产业功能。逐步形成体现杭州城市形象的主体区域。
主城由上、下城区和西湖、拱墅、江干城区部分组成，是全省的政治、经济、科教、信息、文化中心和旅游中心。中部、南部为商贸、居住生活区；北部以工业、仓储物流区为主；东部为交通、市政设施区；西部为教育科研、居住区；湖滨地区为旅游商业区，江滨地区为城市新中心。城市建设用地167.01平方千米。江南城由滨江区、萧山城区和江南临江地区组成，是以高科技工业园区为骨干，产、学、研协调发展的现代化科技城和城市远景商务中心。规划城市人口105万人，城市建设用地102.24平方千米。
临平城由临平城区、星桥、运河镇等组成，是以城市现代加工制造业为主的综合性工业城。规划城市人口40万人，城市建设用地47.20平方千米。
下沙城由下沙、九堡、乔司镇组成，是以杭州经济技术开发区和高教园区为骨干的综合性新城。规划城市人口50万人，城市建设用地53.47平方千米。
“一主三副，六组团”将是未来杭州城市的基本轮廓，亦是杭州城市发展的方向，另外作为杭州未来的CBD钱江新城也是杭州城市发展的重点，钱江新城纵横新旧城区核心区，区域面积4．02平方公里的东靠钱塘江，南至清江路，西临秋涛路，北至规划庆春东路，是大都市杭州的行政、商务、金融会展、文化娱乐中心。作为未来杭州城市中心，将有大量的写字楼供应（未来杭州写字楼供应将向该区域转移），对本案将形成客源分流的竞争压力。

3、城市交通及发展
杭州市作为浙江省的省会，是全省的政治、经济、文化中心，又是全国重点风景旅游城