Introduction

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Tackling the problem of urban decay

1. At present, there are about 9 300 private buildings in the Metro Area (i.e. Hong Kong Island, Kowloon, Tsuen Wan and Kwai Tsing) which are 30 years' old and above. In ten years' time, the number of buildings over 30 years' old will increase by 50%. The problem of ageing buildings is most serious in older urban areas.

2. To address the problem of urban decay and to improve the living conditions of residents in dilapidated urban areas, the Urban Renewal Authority Ordinance (Chapter 563) was enacted in July 2000. The Ordinance provides a new institutional framework for carrying out urban renewal. The Urban Renewal Authority (URA) was established on 1 May 2001.

Quality of life in our urban area

3. A "people-centred" approach should be used to carry out urban renewal. The purpose of urban renewal is to improve the quality of life of residents in the urban area. The Government has to balance the interests and needs of all sectors of the community without sacrificing the lawful rights of any particular group. The aim is to reduce the number of inadequately housed people.

4. The key principles underlying the Government's approach to urban renewal are -
(a) owners whose properties are acquired or resumed for the implementation of redevelopment projects should be offered fair and reasonable compensation;
(b) tenants affected by redevelopment projects should be provided with proper rehousing;
(c) the community at large should benefit from urban renewal; and
(d) residents affected by redevelopment projects should be given an opportunity to express their views on the projects.

5. The main objectives of urban renewal are -
(a) restructuring and replanning designated target areas;
(b) designing more effective and environmentally-friendly local transport and road networks;
(c) rationalizing land uses;
(d) redeveloping dilapidated buildings into new buildings of modern standard and environmentally-friendly design;
(e) promoting sustainable development in the urban area;
(f) promoting the rehabilitation of buildings in need of repair;
(g) preserving buildings, sites and structures of historical, cultural or architectural interest;
(h) preserving as far as practicable local characteristics;
(i) preserving the social networks of the local community;
(j) providing purpose-built housing for groups with special needs, such as the elderly and the disabled;
(k) providing more open space and community/welfare facilities; and
(l) enhancing the townscape with attractive landscape and urban design.

6. The Government aims to achieve the following targets through a 20-year urban renewal programme -
(a) redevelopment of some 2 000 ageing or dilapidated buildings;
(b) improvement of the environmental quality of 67 hectares of old and run-down urban areas;
(c) rehousing of some 27 000 tenant households;
(d) provision of around 60 000 m2 of open space;
(e) provision of about 90 000 m2 of floor space for use as community/welfare facilities; and
(f) provision of seven new schools.

7. Urban renewal is not a "slash and burn" process. A comprehensive and holistic approach should be adopted to rejuvenate older urban areas by way of redevelopment, rehabilitation and heritage preservation.

Chinese Estates earmarks $1b for Tung Ying project
7 June 2005
South China Morning Post

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The 40-year-old Tung Ying Building contributes almost HK$80 million in rental income to Chinese Estates annually. EASTWEEK

Chinese Estates Holdings will spend up to $1 billion demolishing the 39-year-old Tung Ying Building in Nathan Road and turning it into a commercial complex full of glitzy shops.

Work will start next year and yield about 400,000 square feet of commercial space. The redevelopment has been estimated to cost between $800 million and $1 billion and will take about three years.

A source told the South China Morning Post last week the decision to demolish the 17-storey building, which Chinese Estates bought in 2002 for $1.1 billion, had been prompted by a consumer spending boom and the property market revival.

The upper two floors of the three-storey retail podium houses laboratories and medical clinics. The ground floor has a diverse range of small shops.

Ernest Kong

The impacts of dwelling conditions on older persons' psychological well-being in Hong Kong: the mediating role of residential satisfaction
Phillips, David R; Siu, Oi-ling; Yeh, Anthony G O; Cheng, Kevin H C
1 June 2005
Social Science & Medicine
Volume 60, Issue 12

About 11% of Hong Kong's population of 7 million people are aged 65 and over and many of them live in old urban areas. Many of these areas have been subjected to urban redevelopment and some of the residents have been relocated to newer estates in peripheral new towns. Previous studies have focused on the challenges the urban environment has placed on older persons in terms of capability to cope with the demands that the environment places upon them. This paper suggests that dwelling conditions can act as stressors and become contributing factors that impact on older persons' residential satisfaction and psychological well-being (subjective well-being). This study examines the role of residential satisfaction (satisfaction with dwelling unit, estate and district) in mediating the effects of dwelling conditions (interior environment and exterior environment) on psychological well-being.

A sample of older persons was recruited from a sampling frame of 16 urban sub-areas located in old urban areas and new towns. 518 older persons (224 males, 294 females) aged 60 and over were interviewed and the findings indicated that residential satisfaction was determined by assessment of both the interior environment and the exterior environment, although these were appraised differently. The interior environment had a greater impact on residential satisfaction than the exterior environment. It appeared that environmental dwelling conditions mainly affected older persons' psychological well-being indirectly and, hence, probably influenced their opportunities for successful ageing. However, subsequent tests revealed that dwelling conditions had no direct impact on psychological well-being. In light of these findings, it is proposed that the role of environmental factors and their relation to older persons' psychological well-being depends on the extent to which a person's expectations of residential satisfaction are met. Some implications of these findings for local housing and social care policy are discussed.

Doubters question tourism plan for Wong Chuk Hang
A bevy of new hotels is set to redefine the old industrial area, but some property analysts fear they will not draw the crowds
Sandy Li
18 May 2005
South China Morning Post

The skyline of Wong Chuk Hang, the industrial area close to Aberdeen, will change over the next three years with the $5.5 billion revamp of Ocean Park and developers' plans to raze industrial properties and build hotels.

The change to the area is part of the government's attempt to transform Wong Chuk Hang and Aberdeen into a tourism destination, sparking a wave of redevelopment.

However, some property analysts fear the plan may be too ambitious as there is virtually no customer base to support the new hotels.

The Town Planning Board has approved plans to replace nine industrial buildings in Wong Chuk Hang with hotels.

Chinachem hotel division director George Kuk said: "We see great potential hotel redevelopment in the area because of its proximity to Repulse Bay and Deep Water Bay."

But the owner decided to hold on to the property in anticipation of further property price increases.

Mr Kuk said the multibillion-dollar makeover plan for Ocean Park, initiated by park chairman Allan Zeman, would boost demand for hotel rooms.

He said not all visitors would want to stay overnight at Ocean Park. "Some will prefer to check in to hotels nearby."

Mr Zeman unveiled the $5.5 billion plan for Ocean Park in March. The completion date is 2010.

The proposal is for three Ocean Park hotels - the Ocean Hotel on the waterfront near the entrance, the Summit Spa and Resort, and the Fisherman's Wharf in nearby Tai Shue Wan.

"Anything to take away the old and ugly-looking buildings is good [for the area]," Mr Kuk said.

But property consultants said the future of Wong Chuk Hang depended on a strong tourism inflow and land premium talks with the government.

Consultants said the government had recently set up a taskforce to review tourism-type developments on the south side of Hong Kong Island but it had not decided if it would offer loans for the Ocean Park project.

However, other big players such as Cheung Kong (Holdings), Sun Hung Kai Properties and Henderson Land Development have bought factory sites in the area.

The developers are now negotiating land premiums with the government.

Alva To, research director at DTZ Debenham Tie Leung, doubted the area could become a tourist and commercial centre.

"With developers' investments focusing only on hotels, there are no supporting facilities such as shopping malls and offices to create a cluster effect [to ensure a customer base]," he said.

Jones Lang LaSalle regional director Lau Chong-kong expected the first batch of hotels to be in the low- to mid-range segment.

"Hotels will have food and beverage outlets just to serve their guests," he said.

But he said developers would be interested in building office blocks and shopping malls once most of the hotels were built.

If the MTR line extends to Ocean Park, the journey from Admiralty to the park will take about five minutes.

Mr Lau said this would speed up the process of transforming Wong Chuk Hang into a new commercial centre.

"Improving accessibility will encourage more people to visit the area and will enhance the commercial value of existing properties," he said.

Colliers International research head Simon Lo Wing-fai said industrial space in the area rented for an average of $5 per sq ft, although quality buildings could fetch up to $10 per sq ft.

But he said developers would have more incentive to knock down underutilised industrial buildings to make way for hotel projects if high-end hotels in the area were able to rent rooms for $1,000 a night.

Average vacancy rates in the overall industrial sector were 8.7 per cent last year, down from a peak of 10.9 per cent in 2001, according to the Rating and Valuation Department.

Mr Lo said most factory sites in the area, particularly those with redevelopment potential as hotels, had already been snapped up by developers.

Yau Tong Bay project at mercy of public opinion; Site development likely to be halted by reclamation concerns
Foster Wong
7 May 2005
South China Morning Post

Developers are unlikely to see much in the way of progress at the $10 billion Yau Tong Bay redevelopment project in the near future as public calls to protect Victoria Harbour from reclamation delay proceedings, according to one of its investors, Henderson Land Development.

Under the redevelopment plan, which has been in existence since 1989, heavily polluted Yau Tong Bay would be transformed into a 22-hectare residential-cum-commercial development. According to blueprints, a total of 12.5 hectares of land would be reclaimed from the sea.

"Public opinion has been strongly against any land reclamation in Victoria Harbour, so we don't expect to see any breakthrough for the Yau Tong Bay project in the foreseeable future," said Colin Lam Ko-yin, vice-chairman at Henderson Land, which owns a 19 per cent stake in the project. Mr Lam was speaking after yesterday's annual general meeting of Hong Kong Ferry (Holdings), a Henderson Land subsidiary.

Approval for land reclamation projects around Victoria Harbour has been difficult to obtain since a 2003 court ruling went against reclamation off Wan Chai. The ruling said that developers had to demonstrate an "overriding public need" to justify reclamation.

Industry observers have suggested that making such a case for the Yau Tong project will prove problematic.

The project, developed by a Henderson-led consortium of more than 10 developers, has already received approval from the Environmental Protection Department with respect to land reclamation but it also needs a green light from the Town Planning Board.

A spokesman for Cornerstone Communications, the public relations firm acting for the developer consortium, claimed that, in fact, reclamation would be positive for Yau Tong Bay as it would involve a clean up of the area's heavy pollution, left over from when the bay was home to a shipyard.

The redevelopment envisages 38 residential blocks with a gross floor area of 9.7 million square feet, of which about 1.72 million sqft would be attributable to the group.

Separately, Hong Kong Ferry said it had brought in more than $1 billion this year from selling 170 residential units at Metro Harbour View in Tai Kok Tsui.

The average price of flats at Metro Harbour grew 20 per cent year on year to $4,500 per square foot, the firm said.

"We plan to sell the remaining 500 unsold units of Metro Harbour View this year," said Mr Lam, who is also chairman of Hong Kong Ferry.

He added the company would start pre-sales at another residential project, 43-51A Tong Mi Road, by the middle of this year while completion for the project was scheduled for early next year.

Henderson Land shares closed down 0.82 per cent at $36.20 yesterday, while those of Hong Kong Ferry were up 0.52 per cent at $9.65.

Kwun Tong impatient for developers to move in
Residents call for more public space, cleaner environment
Chloe Lai
22 April 2005
South China Morning Post

The Urban Renewal Authority should start redeveloping Kwun Tong as soon as possible to improve the environment for long-suffering residents, the area's district council said yesterday.

It made the call after a University of Hong Kong survey found 70 per cent of people living there wanted redevelopment - and soon.

Kwun Tong is one of Kowloon's oldest and last remaining industrial quarters and is home to a variety of residential buildings, ranging from public housing to middle-class flats.

The District Council's report on public expectations on urban renewal found more than 60 per cent of the residents wanted to stay in a redeveloped Kwun Tong.

HKU's Centre of Urban Planning and Environment Management interviewed 267 people in the past two months and organised a workshop to gather residents' opinions.

It suggested the redevelopment should solve the problem of pedestrians and vehicles competing for space, while adding more public space and improving air quality.

Kwun Tong's redevelopment was first announced by the now defunct Land Development Corporation in 1998. It became one of the Urban Renewal Authority's 25 priority projects when it replaced the corporation in 2000.

The area designated for redevelopment borders Kwun Tong Road, Hong Ning Road and Hip Wo Street. The section between Hong Ning Road and Sau Nga Road also falls under the redevelopment announcement. It is the heart of Kwun Tong and covers more than 5 hectares.

The redevelopment will directly affect 75 old buildings, 1,600 property rights and more than 5,000 residents.

Demands on the authority to start work as soon as possible have grown over the past few years. The Kwun Tong District Council set up a committee on urban renewal and industrial land use to study the issue. The study pointed out that many buildings were poorly maintained because owners had been waiting for the authority to buy their property.

Committee chairman Nelson Chan Wah-yu said: "We hope the authority will act soon to improve Kwun Tong's environment."

The authority said it wanted to start the project as soon as possible, but as it was going to be Hong Kong's biggest redevelopment initiative it required careful planning and public consultation.

Grosvenor office project to cash in on rising rents
Ernest Kong
8 April 2005
South China Morning Post

British property giant Grosvenor plans to develop its first office project in Hong Kong to take advantage of rising rents and property prices.

However, managing director Nick Loup refused to reveal the exact location of the project yesterday, other than to say it would involve the redevelopment of an old office building "close to Central" into 200,000 square feet of commercial space.

"We haven't finalised everything yet," Mr Loup said, adding that its partner in the project, Asia Standard International Group, had already secured ownership of the site.

"We expect a rental yield of 5 per cent to 6 per cent," he said.

Grosvenor has a 15 per cent stake in Asia Standard, a property development and investment company. Asia Standard was also one of the joint-venture partners in the British company's first foray into the residential market, Grosvenor Place on Repulse Bay Road, which was sold en bloc to related parties of Macau gaming tycoon Stanley Ho Hung-sun's fourth wife, Angela Leong On-kei, for $939.8 million in April last year.

Property consultant Knight Frank, which predicted average office rents to increase 35 per cent this year, said rents had already risen 17.5 per cent to $24.63 per square foot per month in the first three months, while grade A office rents in Central had gone up 22 per cent to $42.12 per square foot per month.

Grosvenor is also developing a 200,000 sqft residential project with Asia Standard in Yau Kam Tau, Tsuen Wan, which is expected to be completed in 2007.

Mr Loup said he did not rule out the possibility of selling two new projects en bloc if desirable prices were offered.

"This is a growth market for total return of both yield and capital appreciation," he said.

Grosvenor, which set up its first mainland office in Shanghai in November last year, was also in the process of acquiring a residential site in the city, Mr Loup said.

HK lowers threshold for urban renewals
31 March 2005
Business Daily, China Daily

The Hong Kong Special Administrative Region (SAR) government is going to make it easier for private property developers to press ahead with difficult redevelopment projects by lowering the statutory threshold for compulsory ownership sale by diehard landlords.

As under the Land (Compulsory Sale for Redevelopment) Ordinance, a developer is free to apply for a court order to compel remaining owners to sell their units in an enforced auction if it has acquired 90 per cent of the ownership of the building concerned.

The government now plans to lower the trigger point to 80 per cent, a move welcomed by both academics and professionals as instrumental to renewing old urban areas.

Officials at the Housing, Planning and Lands Bureau are drawing up a consultation document for release later this year.

In its Report on Building Management and Maintenance Public Consultation published in January, the bureau recognizes the private sector as a major locomotive in urban renewal and believes it should be fully engaged in the renewal process.

In the last two paragraphs of the report, the bureau says some submissions have proposed the 90-per cent threshold, as in the ordinance, should be relaxed if private initiatives are to be encouraged to help arrest the urban decay problem.

But it also admits the need to balance facilitating private redevelopment with the crucial need to protect private property rights.

A bureau spokesperson confirmed yesterday that it planned to lower the 90-per cent threshold to 80 per cent and aimed to consult the public on this later this year. It is still unclear when the consultation will kick off.

Besides, the authorities are also expecting to attach strings to the law to make compulsory sale not as ready though easier. Hygiene conditions, for instance, would be considered.

Associate Head of the Department of Building and Real Estate of Polytechnic University, Francis Wong, said that it had always been difficult for private developers to acquire enough ownership to launch a redevelopment project because the ownership was often divided. In some cases, individual owners have died or moved out of Hong Kong.

Wong agreed that 80 per cent was the optimum point to balance the need to protect private property ownership and public interest.

He said private property ownership was one of the cornerstones for Hong Kong's success and setting the point too low would affect this treasured principle seriously and undermine the SAR.

Wong suggested that apart from the 80-per cent yardstick, officials should also draw up a checklist of factors such as building age and maintenance for the court to consider when hearing an application made according to the ordinance.

He said the lowered threshold should only apply to buildings of dismal conditions such as those without an owners' corporation to ensure the property is properly managed and maintained.

Senior Associate Director of Centaline Surveyors Limited, James Cheung, said lowering the threshold to 80 per cent was welcome for the property market.

Cheung said that it was not uncommon to see a redevelopment project stuck because of opposition from just one owner. "In an old, six-storey building of six units, one single unit makes up 17 per cent of the ownership. It is impossible to move forward under the law at present," he said.

He agreed with Wong that, however, the law must not be relaxed too much to make it too easy to force an individual owner to give up his property. "A balance must be struck."

Cheung found 80 per cent agreeable to him, pointing out that it was only a point to start with as the developer must also convince the court of the benefits redevelopment could bring to owners and community.

HK-listed Yau Lee wins housing project
23 March 2005
Asia in Focus, Asia Pulse

HONG KONG, March 23 - YAU LEE CONSTRUCTION COMPANY LIMITED, a wholly-owned subsidiary of YAU LEE HOLDINGS LIMITED (SEHK: 406), will build 1,983 flats under a contract awarded by the Hong Kong Housing Authority. The project for the redevelopment of Kwai Chung Flatted Factory is valued at HK$360 million (US$46.2 million).

* The project consists of two 41-storey modified New Harmony 1 and one 36-storey modified New Harmony Annex 5 blocks.

* Construction on the project started early this year for completion in August 2007.

SUMMARY

HK-listed Yau Lee to build 1,983 flats under US$46.2 mln contract awarded by Hong Kong Housing Authority

$1b Kwun Tong premium
Raymond Wang
18 March 2005
Hong Kong Standard

Henderson Land Development, Hong Kong's third-largest property developer by market value, has paid a land premiumfor its HK$4 billion mega office-retail redevelopment project on the formerNestle/Dairy Farm manufacturing plant in Kwun Tong.

The premium deal, estimated to be about HK$1 billion, was settled ahead of last month's government land auctionof a commercial site in Kowloon Bay, which was sold for HK$1.82 billion, market sources said.

Henderson, which posted a 22 percent rise in net profit for the half-year ended December, said the site at 223-231 Wai Yip Street is now modifiedto office-cum-retail development use, with a potential gross floor area of about one million sqft. However, the premium price has not been disclosed.

Henderson bought the plant site in 1993 for more than HK$1.1 billion. The project requires total investments of about HK$4 billion, including existing land costs, land premiums and constructioncosts, surveyors said.

Henderson said it is preparing for the development plan of this project, which is set to become a landmark project in the Kwun Tong when completed.

Other brand new commercial projectsin Kwun Tong include Sun Hung Kai Properties' Millennium City phase five. While Crocodile Garments, a retail unit of Lai Sun Group, plans to demolishits flagship industrial building in Kwun Tong to make way for a HK$500 million commercial tower.

Henderson said in its interim earningsreport that it acquired various agricultural land lots amounting to over 4 million sqft in the second half last year, which can be converted to developmentland, adding that it will take necessary steps to make application of land-use conversions for these sites.

Henderson posted a 22 percent rise in net profit to HK$1.296 billion in the six months ended December, compared with HK$1.058 billion a year ago. The earnings were in line with analysts' forecasts as the company's property sales were those unsold inventory. The company lifted its interim dividend to 40 HK cents per share from 35 cents a year ago.

Henderson said it did not complete any development project during the half year, and profit from the pre-sale of the Grand Promenade in Sai Wan Ho, the Fuk Hang Tsuen project in Lam Tei and the Royal Green in Fan Ling will be booked in the second half and the next fiscal year. JPMorgan expects full-year earnings ending June 2005 to reach HK$3.943 billion as some of these major developments will be completed in the second half.

Hyatt Regency seeks more room in Kowloon
Talks under way with New World on premium development
Denise Tsang
17 March 2005
South China Morning Post

The operator of the Hyatt Regency hotel on Nathan Road in Tsim Sha Tsui that is due to close at the start of next year is planning to move to nearby Hanoi Road.

Chicago-based Global Hyatt Corp is in talks with New World Development over a management contract for a 320-room premium hotel as part of a one million square foot redevelopment project by New World and the Urban Renewal Authority.

The hotelier's desire for a bigger presence in Hong Kong underscored its optimism on prospects for tourism and hospitality.

New World spokesman Kwan Chuk-fai yesterday said the firm was talking to a number of "international hotel companies" about a management contract for the four-star or above hotel project due for completion in 2007.

However, he declined to name candidates. Hyatt Regency marketing manager Henrietta Ho declined to comment.

December 31 will mark the end of the Hyatt Regency's 36 years in Nathan Road as demolition begins in January next year.

The building's owner, Associated International Hotels, decided in October last year to convert the 723-room hotel and shopping arcade into a retail and office complex, which it believes will yield higher investment returns.

Sources familiar with the Hanoi Road project said Hyatt was the front-runner, partly because of the hotelier's long-standing co-operation with New World - the luxurious 570-room Grand Hyatt in Wan Chai is 64 per cent owned by New World and managed by Hyatt.

The Hyatt Regency was the company's first international offshoot when it opened in 1969. A Hong Kong presence also fits the group's mainland strategy, which commits it to opening eight hotels with 2,644 rooms by 2008.

Eaton Hotel turns banquets into a money-maker
Denise Tsang
14 March 2005
South China Morning Post

The four-star Eaton Hotel on Nathan Road has bucked the trend of redevelopment into more lucrative commercial and retailing properties by converting its shopping area into banqueting facilities.

The decision to bulldoze the facilities was part of a $150 million facelift for the 468 guest rooms, restaurants, banquet facilities and façade to raise the hotel's competitiveness in the race to accommodate more visitors, said general manager Bob van den Oord.

The move was a stark contrast to the strategy of other hotels In the neighbourhood, with the five-star Hyatt Regency hotel to be torn down next year for an office-and-retailing complex.

The four-star Kowloon Hotel, which a Li Ka-shing-controlled consortium bought from Hongkong and Shanghai Hotels for $1.93 billion in December last year, is also destined for redevelopment in three years, sources said.

Keeping the hotel operation running for three years on the completion of the deal last month was a key condition, they added.

Analysts said the redevelopment trend underlined the shortage of shopping space in Nathan Road and Tsim Sha Tsui as the mainland's relaxed travel policy has opened the floodgates for visitors to Hong Kong.

"We are sandwiched between Harbour City in Tsim Sha Tsui and Langham Place in Mongkok, and felt the shopping mall here would never be big enough, exclusive enough or different enough to compete," Mr van den Oord said.

"The conversion of the shopping mall into banqueting and meeting facilities took the market by storm because we can do seven wedding banquets on one night and on one weekend alone, we can do 21 weddings."

Eaton Hotel, part of property developer Great Eagle Holdings, which also owns two five-star Langham hotels in Tsim Sha Tsui and Mongkok, earned $17 million from three ballrooms and 10 meeting rooms last year, he said.

The hotel's renovation - spanning two years to the end of this year - would keep the property more competitive given that 47,000 new tourist beds, or 10 hotels, have come on to the market in the past 15 months, Mr van den Oord said.

He welcomed the nearby 64-room boutique hotel, The Minden, which opened its doors earlier this month saying it was "a good thing for Tsim Sha Tsui. We are not worrying about the competition".

Last year, about 60 per cent of Eaton Hotel guests were leisure travellers, mainly from the mainland, and the remaining 40 per cent were business travellers.

As the number of tourist arrivals to Hong Kong was expected to break last year's record of 21.36 million, Mr van den Oord is optimistic about the prospective occupancy and room rates at Eaton Hotel.

With the market expected to be buoyed by the opening of the Disneyland theme park on Lantau in September, Hong Kong hotels were looking at an average 20 per cent increase in room rates this year, he added.

However, the situation had caused an undersupply of human resources and higher labour costs, Mr van den Oord said. Disneyland expects to have 5,000 staff by the time it opens.

$1b plan to revamp Shamshuipo site
Elaine Wu
12 March 2005
South China Morning Post

The Urban Renewal Authority has proposed demolishing 17 old buildings in a rundown area of Shamshuipo in a $1.1 billion project that would create 390 flats.

Most of the buildings were built in the 1950s and include shops and restaurants on the ground level with walk-up residential buildings. The area is home to many new migrants from the mainland, with some flats housing up to seven families.

Nearly 300 households, with about 800 residents, would be forced to move. But authority executives did not expect much objection from the public because the area needed redevelopment.

Eddie So Shuen-yee, the authority's general manager of external relations, said: "From our past experience from projects in Shamshuipo and similar old districts, our offer of development has always been a popular decision {hellip} with the owners and the tenants. I hope this won't be an exception."

The 36,000 sq ft site - on Lai Chi Kok Road, Kweilin Street and Yee Kuk Street - is the authority's seventh redevelopment project in Shamshuipo.

Authority executives said the area was chosen because of the age of the buildings and the need to revitalise the community.

Mr So said it would have been difficult for private companies to acquire enough ownership on the site to redevelop it.

Hui Siu-hung, who owns a 1,100 sq ft flat in Yee Kuk Street, said a private developer had offered $3.3 million six years ago for his flat, which he bought for $500,000 in 1990. But because his neighbours did not want to sell, the developer abandoned its attempt.

Mr Hui welcomed the move to redevelop the area because of the poor condition of the buildings. He often saw fragments falling from the ceiling and water dripping from pipes. There was no management in his building and his family had to sweep the staircase themselves.

Ms Lau, a cleaner from Dongguan, moved into a room in a seven-bedroom flat with her husband and daughter after they arrived in Hong Kong in 1997, paying $1,700 a month and sharing the bathroom and kitchen with other families.

She stayed on alone after her family got a public housing flat in Yau Tong because it was closer to work.

"I like it here because people here are less complicated. Most of them are from the mainland."

The authority will have to get approval from the Town Planning Board and Executive Council on the proposed plan before starting to acquire ownership of the land.

Sheung Wan Revitalisation Project : Sheung Wan Fong


Project objective:

The project aims to create a new hub for community activities in the Western Market and Morrison Street area.


Project content:

* a major refurbishment of the venerable Western Market shopping mall that serves as an anchor to the project,
* construction of a multi-purpose public square to be named Sheung Wan Fong,
* re-paving, widening and beautification of sidewalks around the Western Market and the square,
* beautification of a footbridge linking Western Market to Gala Point and Shun Tak Centre, and
* re-designing a nearby MTR structure and a tram station into streetscape features.


Sponsors:

The URA, Highways Department, Home Affairs Department and the Central & Western District Council.


Supporting organisations:

The MTR Corporation, Hong Kong Tramways Limited, Transport Department, Lands Department and Telford Recreation Club.


Sheung Wan Fong Project Logo:

Design of the Sheung Wan Fong project logo, in the form of a square, reflects its Chinese literal meaning. The compass motif signifies the important history of this part of Sheung Wan where stands a historical building of Western style and goods from the East were shipped in for trade. Circles spinning around the compass represent the incessant and enriching impact of the revitalisation project to promote and enhance socio-economic activities in the area, from near to far away.


Sheung Wan Fong Project Area:


(A) Western Market and the surrounding footpath

Western Market will be refurbished and the footpaths immediately surrounding Western Market will be widened and repaved with a special pattern to reflect the architectural style and colour of Western Market. Special lighting and bollards of a similar style will also be provided to enhance attractiveness.


The Present Look of Western Market


New Paving Pattern

(B) MTRC vent shaft

MTRC vent shaft in front of Western Market will be beautified.


(C) Morrison Street Open Space

Re-alignment and renovation of open space between Morrison Street and Sheung Wan Complex to form a multi-purpose public square – Sheung Wan Fong.


The compass motif of the Sheung Wan Fong signifies the importance of old trades in the area, as this is a point where Chinese and Western cultures converge. It also serves as a direction guide pointing out the locations of various prominent local features in the district.


(D) Footbridge

The footbridge linking Western Market and Sheung Wan Gala Point will be beautified.


(E) The Tram station at Des Voeux Road Central

The tram station at Des Voeux Road Central will be beautified to reflect the style of Western Market.

More information & renderings : http://www.ura.org.hk/html/c512000e11b.html

wow this is an overload of information! But I picked out some interesting things so thanks!

Sino Land to pay $160m premium
Raymond Wang
4 March 2005
Hong Kong Standard

Sino Land is expected to pay a premium of HK$160 million for converting an agricultural site in Tai Po to residential use, market sources said.

They said the Lands Department has issued a land premium offer of about HK$160 million, or HK$1,600 per square foot, for the 58,824 sq ft site.

Sino was not available for comment on Thursday on whether it would accept the premium.

With a plot ratio of 1.7 times, the project could generate a total gross floor area of about 100,000 sq ft.

Sino bought the site for about HK$60 million last September.

The project will feature low-rise residential towers containing 80 units.

Prevailing price levels for the secondary market in the district range from HK$2,700 to HK$3,400 psf, real estate agents said.

Surveyors estimated total investmentat about HK$340 million or HK$3,400 psf. The selling price is expected to be more than HK$4,000 psf after two years, representing a potential profit margin of about 20 percent.

Sino was aggressive in land acquisitionslast year and secured at least eight development sites in Hong Kong and the mainland.

Apart from the Tai Po site, the sites included a luxury residential site on Conduit Road, Mid-Levels, two housingprojects on Yeung Uk Road in Tsuen Wan and Wan Chai, another two in Sham Shui Po, and two residential projects in Shenzhen and Sichuan.

More than half of Hong Kong's currenthousing supply comes from land use conversion and redevelopment by private developers, according to Centaline Surveyors.

The remaining potential supply comes from property projects above railway stations and government land auctions.

According to the Lands Department, Cheung Kong (Holdings) and Henderson Land Development sealed land premium deals in the second half of last year for residential projects in Yuen Long and Sheung Shui for HK$215 million and HK$170 million, respectively.

Sino won a 50,752 sq ft site in KowloonBay with a bid of HK$1.82 billion at last week's government land auction, far more than analysts' estimates and almost triple the government's minimumprice.

Garley Building owner to sell redeveloped premises
Ernest Kong
6 April 2005
South China Morning Post

China Resources Enterprise, having secured full ownership of Garley Building after a seven-year battle, plans to sell the site which it is in the process of rebuilding.

The company is redeveloping the building, which was heavily damaged in a tragic fire in 1996, into a 12-storey Ginza-style shopping mall. It was seeking about $1 billion, or about $9,000 per sqft, for the property, an agent said.

While construction of the 101,332 sqft project will not be completed until the end of 2007, most potential buyers are local investors who are confident in running a shopping mall near Jordan MTR station.

Colliers International director of Investment Antonio Wu said: "Most foreign investors eye retail property that is already generating a stable rental yield, while [this] property is only in pre-sale status. Interested parties are mostly local investors and developers."

The property, at $1 billion, can generate a rental yield of about 4 per cent if it is leased for about $30 per sqft per month, which is similar to rents at Ginza-style shopping malls in Causeway Bay.

China Resources Enterprise has been offloading its non-core properties in Hong Kong. The firm recently sold an office tower with a retail podium - CRE Building on Hennessy Road, Wan Chai, for $41 million.

Last October, it sold an office project near the Central escalator for $1.33 billion.

A property agent said: "The firm is selling its properties in a low profile. It welcomes price negotiation but will not put properties on tender."

The Garley Building name would probably change when the new building was completed, a property agent said.

After being badly damaged by the fire, the abandoned building became an eyesore on bustling Nathan Road. Despite strong redevelopment merit and keen interest from majority owner China Resources Enterprise, which owned about 68 per cent in undivided shares before the fire, the building went through a long land-assembly process.

In 2000, the firm had amassed an undivided share ownership close to 88.5 per cent, but it could not force an auction until 2003, when its ownership rose to more than 90 per cent, the minimum level required to force an auction according to the compulsory sale for redevelopment ordinance.

China Resources Enterprise secured full ownership from the five remaining owners in an auction for $19 million.

China Resources Enterprise said it had spent about $300 million to raise its ownership to more than 90 per cent before the forced auction.

July 15, 2005
Government Press Release
4 Sham Shui Po sites to be redeveloped

The government will resume four sites in Sham Shui Po for redevelopment, the Lands Department says.

The Urban Renewal Authority will implement the project in association with the Hong Kong Housing Society, helping to rejuvenate the old district and improve residents' living conditions.

Mixed-use development is permitted on the sites and the current proposals are for residential developments with commercial use on the lower floors.

A total of 147 interests of the four sites - in Castle Peak Road/Cheung Wah Street; Castle Peak Road/Hing Wah Street/Un Chau Street; Un Chau Street/Hing Wah Street/Fuk Wing Street; and Castle Peak Road/Hing Wah Street - will be resumed under the Lands Resumption Ordinance.

The affected interests will revert to the Government three months after the date of the Gazette Notice to be posted on the site. Details of the private land affected are contained in the Gazette published today.

Upon completion of resumption and clearance, the four sites covering a total area of about 7,157 square metres will be granted to the Hong Kong Housing Society at a nominal premium for redevelopment.

Hm, somehow I missed the news about the Nathan Road Hyatt. Who is redeveloping the site? The hotel is only 18F, so I hope we get something big.

http://www.greenholiday.com.sg/hkg/hyatt/exterior.jpg

^ Check post #11 for a little more info on the Hyatt. The following article has a small part about the Hyatt redevelopment :

Tung Ying joins the demolition queue
Quirky landmark to be torn down and replaced by glitzy mall
Ernest Kong
1 June 2005
South China Morning Post

After standing sentinel at one of Tsim Sha Tsui's busiest intersections for 39 years, the Tung Ying Building at Nathan Road is set to be bulldozed for a flashy new shopping centre.

A source at Chinese Estates Holdings, which bought the 17-storey property from the Hotung family in 2002, said the decision to demolish the building was prompted by the consumer spending boom and the revival of the retail property market.

"In such a keenly competitive retail market, renovation is not enough," the source said. "The entire building is likely to be redeveloped, with retail space taking up a much higher proportion of gross floor area."

The planned demolition will be the latest in a series of key redevelopments that, combined with massive transport infrastructure enhancements, will radically change the architectural landscape of Hong Kong's premier shopping district.

Market observers have been speculating over the future of the ageing shopping centre since Chinese Estates bought the building for $1.1 billion, or $2,956 per square foot, just months before the Sars epidemic decimated the retail economy.

The company shelved plans to demolish and redevelop the property during the height of the epidemic in 2003, when the building was identified by public health officials as a site of infection.

According to the source, existing tenants would be given six months' notice under a break clause in the lease.

Surveyors said soaring retail property prices and rents had made redeveloping the project an imperative.

"When the premises were bought a few years ago, the redevelopment value was quite low as the office space in Tung Ying was generating stable rents comparable to newer office buildings in the district," one surveyor said.

"With retail rents surging by more than 50 per cent in a year, redeveloping {hellip} became the obvious option."

The upper two floors of the three-storey shopping podium - which stretches along Granville Road between Nathan Road and Carnarvon Road - are occupied with laboratories and medical clinics, some of which have been there since the building opened in 1966. The ground floor is a quirky collection of shops selling wigs, used cameras and curios.

The surveyor estimated development costs for Chinese Estates could exceed $1 billion, or $3,000 per square foot. But he estimated the valuation of a new building could easily reach $3 billion.

The Hyatt Regency hotel site on Nathan Road will be redeveloped into a building to consist mainly of retail space, according to Colliers International.

The hotel and retail operations in the building will cease on January 1 next year. The new building is expected to be completed in 2009.

How do Hong Kong Property Developers sell their units? I understand that in HK the projects are always oversubscribed so there is some sort of bidding process. Is this still the case or was this only pre 97?

The units are sold internally, then released to external buyers. There used to be lineups to buy units back in the 1990s before the Asian financial crisis. Now, the process is more subdued and purchasers are more rational. Oversubscription doesn't happen very often anymore.

What do you mean they're sold internally? YOu mean in house selling agents then if it's not sold then it's release to all 3rd party selling agents?

I thought the market there is so hot that the worlds most expensive condo was just sold there. A very hot market ussually indicates greater demand than supply and oversubscription.

Internal sales mean the developer will sell some units to its employees and business partners. Then they are released to the general public.

New home sales are not normally made through real estate agents. Agents are generally used for re-sale transactions.

Kerry outbids rivals for Sai Ying Pun residential project
Developer's plan to build luxury homes challenges perceptions of older district
Peggy Sito
22 July 2005
South China Morning Post

Kerry Properties has outbid 10 rivals to win the contract for the Urban Renewal Authority residential redevelopment in Sai Ying Pun estimated to cost $2.5 billion.

This is the developer's first residential project in the aged Western District, where property consultants expect the MTR Corp's proposed West Island line extension to prompt large-scale redevelopment in coming years.

The new MTR line, scheduled for completion in five years, will add three new stations - University, Sai Ying Pun and Kennedy Town. The line will cut travel time between Sheung Wan and Kennedy Town by at least half.

Kerry Properties, which beat blue-chip property players such as Cheung Kong (Holdings), Sun Hung Kai Properties, Henderson Land Development and Sino Land in the public tender, said the project at First Street and Second Street in Sai Ying Pun would yield 600 two and three-bedroom units.

It will also have 100 car-parking slots and an unspecified amount of retail space.

With a site area of about 38,000 square feet, the project will yield a gross floor area of about 425,000 sq ft.

The project will include an 11,800 sq ft home for the elderly and about 7,500 sq ft of landscaped open space.

Kerry Properties, which focuses on luxury residential properties, said it would cultivate a "luxury home" image for the project in the old district.

The developer did not disclose its expected investment costs but property consultants and developers estimated the project's value at $2 billion to $2.5 billion.

Alvin Lam Tsz-pun, associate director of Midland Surveyors, said Western District was poised for dramatic change with the introduction of the new MTR line.

Developers would speed up the pace of redevelopment in the district, he said.

But Mr Lam wondered whether Kerry Properties could really market its development as a luxury project due to its location, noting its proximity to a wet market.

Mr Lam projected that selling prices for the finished project could exceed $5,000 per sq ft when marketed within one or two years.

Kerry Properties is part of the Kerry Group, the largest shareholder in SCMP Group, which publishes the South China Morning Post.

Western district could rather quickly become "the" place to live due to its phenomenal location and neighborhood-privacy combination rarely felt in other locales of HK...

:)

$5,000 per sq.ft. is that in HK or US $?

Is this expensive and high end or there are others much higher. I understand the most expensive per sq.m condo in the world just crossed there, the one in kowloon how much is that per sq.m. ? Is this reflective of HK prices or more a special case.

$5000 / sq ft. are in HK$.

It is around the lower end of higher-class housing.

$5000 / sq ft. are in HK$.

It is around the lower end of higher-class housing.
how much is that in USD($)

The exchange rate is about US$1 to HK$7.8. HK$5000 is about US$640.

Red-chip developer steps up land purchases
Raymond Wang, Hong Kong Standard
July 11, 2005

Despite scrapping plans to lodge a bid for an urban renewal project in Western district, China Overseas Land and Investment has secured two development sites in Kowloon in two months for nearly HK$300 million.

The company has also indicated an interest in a HK$500 million urban renewal housing project in Tai Kok Tsui, for which the deadline for submission is today.

The red-chip developer quit Hong Kong in 1997 to focus on the mainland. But the revival in the SAR's economy and property market last year has prompted the company to return.

The company's commitment to the territory's real estate market was evidenced by two land purchases recently in urban areas. It bought a Shell petrol station site in To Kwa Wan for HK$173 million. In May, it acquired a residential site in Sham Shui Po for almost HK$100 million.

The company plans to redevelop the To Kwa Wan site into a 27-story residential-commercial complex for about HK$290 million, including building and land costs, director and deputy general manager Yau Wai-kong said.

The 7,400-square-foot site at 307 To Kwa Wan Road could yield a gross floor area of about 66,000 sq ft. The project will provide 100 flats, with sizes ranging from 500 sq ft to 800 sq ft.

The Shell petrol station, which is still operating, is expected to relocate.

Yau said the company is mulling submitting an expression of interest in the Larch Street-Bedford Road redevelopment in Tai Kok Tsui, the Urban Renewal Authority's second project this year.

The project is expected to attract more than 20 developers, including Henderson Land, K Wah International, New World Development, Wheelock Properties, Sun Hung Kai Properties, Sino Land and Cheung Kong (Holdings), analysts said. The 13,200 sq ft site could generate a gross floor area of about 119,000 sq ft, providing 160 apartments.

China Overseas Land did not join the race for the tender of the URA's housing project in Western which closed last Friday, although the company was shortlisted to submit a bid.

Shares of China Overseas Land fell 1.96 percent Friday to close at HK$1.50.

Community counts in a world city
22 July 2005
South China Morning Post

Local residents and tourists who look at Hong Kong's urban renewal strategy may be forgiven for thinking it is on a par with other world cities. After all, it seems to have produced a modern, civilised and people-centred vision of urban renewal. Isn't this another benchmark proof that we are indeed "Asia's World City"?

Unfortunately, the reality proves that the contrary is true.

The government's strategy sets out principles that sound so reassuring. There is "preserving social networks", for one. Then there are the objectives of "preserving area characteristics as far as practical", and "sustainable development of the community".

But there is a vast and bewildering discrepancy between the government's vision and the actual practices of its agent - the Urban Renewal Authority.

Take, for example, the Lee Tung Street and McGregory Street urban renewal project in Wan Chai - better known as the Wedding Card Street redevelopment. The authority has turned a deaf ear to the outcry against the plan from affected residents, the local community, professionals and the Wan Chai District Council. The authority has refused to work with local residents, and instead has steadfastly tried to convince them to accept the compensation package and move out of the area.

The authority's failure to co-operate with the residents will ultimately destroy the original community, its social network and sustainable development.

The authority has said it might consider re-establishing a wedding-card-themed shopping arcade in the future development. But one questions the wisdom, sincerity and commitment of the authority - given its intention to wipe out the unique quality of the wedding card printing industry in Lee Tung Street.

In March, the residents submitted a planning application to the Town Planning Board (TPB) with a proposal that could strike a balance between preserving the area and achieving the main objectives of the renewal strategy. This is a significant milestone in the development of town planning in Hong Kong, in that the application was initiated and actively supported by local residents.

Although the application was subsequently rejected by the TPB, it reaffirmed that "the proposed 'people-centred' approach be recommended to the Urban Renewal Authority". It said the authority "should establish closer co-operation with the local residents for preservation of the social network and the local character of the area".

While the authority has not taken any action to foster community co-operation, the residents have carried out further studies and furnished supplementary information to the TPB for an appeal hearing today.

Most western countries have already incorporated local residents' involvement in their town planning and urban renewal processes. In Tokyo, the city government gives financial support to local residents affected by urban renewal, so they can propose alternatives. In Taipei, the involvement of local residents is stipulated in the urban renewal process.

Wouldn't you agree that a review of our urban renewal strategy and its execution are long overdue? Wouldn't you expect our Town Planning Board to accept an appeal from local residents?

Such a move would clearly demonstrate that the board's vision to plan Hong Kong was on a par with other world cities.

Steve Chan Yiu-fai is chairman of the urban renewal taskforce of Wan Chai district council

i wish i go to Hong Kong when i was a child```
P.S:does clothes in Hong Kong are very cheap?

Expression of Interest for URA's Larch Street/Bedford Road Project
Urban Renewal Authority Press Release
July 11, 2005

In response to media enquiries on the result of the expression of interest exercise for the Larch Street/Bedford Road joint development project in Tai Kok Tsui, the Urban Renewal Authority (URA) today (Monday) issued the following statement:

A total of 23 submissions have been received expressing an interest in the joint development of the Larch Street/Bedford Road project site.

A tender review panel under the URA Board will shortlist the qualified parties and invite them to submit a formal tender for the development.

It is expected that the tender exercise will take place in the near future.

The project covers a site area of about 13,200 square feet and upon completion, is expected to deliver a gross floor area of about 119,000 square feet for residential and commercial use. In addition, about 4,300 square feet of landscaped area will be provided.

真琴:
the clothes is not cheap in hk ,especially compare with china.
except the very famous brand is latest model than china,the rest of `normal clothes' is not ahead guangzhou or shenzhen so much

There is a lot more selection of brand name clothing in Hong Kong since many international luxury retailers have a significant HK presence. Locally, the more middle-class retailers sell T-shirts as low as HK30-40 a piece.

$5b battle on to save Central Market
Make developer preserve or incorporate Bauhaus gem, say architects, council
Chloe Lai
25 July 2005
South China Morning Post

A planning battle is brewing over the future of what could be the last example in Hong Kong of one of the 20th century's major architectural styles, with billions of dollars at stake for the government and developers.

Architects, with the backing of district councillors, are calling for preservation of the Central Market - or at least for any development to be built on top of the existing structure.

Campaigners have accepted the struggle to save another building in the Bauhaus style, the Wan Chai Market, has been lost.

The government is already preparing to auction the prime Central site through the application list in February, with some estimates tipping a price tag of more than $5 billion. The Hong Kong Institute of Architects hopes it can convince the government to make preserving the building a condition of sale, and to lower the development density.

The campaign was endorsed at a meeting of the Central and Western District Council last Monday. Institute president Bernard Lim Wan-fung said: "We are not anti-development. We just want to see the unique and historic building preserved in some way."

Conditions of sale for the site have yet to be disclosed but the government has said it will have a plot ratio of 15, which could allow a building of more than 30 storeys.

As well as incorporating the existing building, the institute is suggesting a plot ratio of 8, which surveyors say would slash the value of the site - and developers' potential profits.

It is the second challenge to a proposed auction in three months, and has brought calls for the town planning mechanism to be updated to protect sensitive sites from overdevelopment and avoid protests.

The market, built in 1938, will be the last Bauhaus-style structure left in Hong Kong after the Wan Chai Market is demolished by Chinese Estates Holdings for urban renewal.

Mr Lim of the architects' institute said development could go ahead over the existing structure, as had been done successfully with The Peninsula hotel. "There must be win-win-win solutions for the community, the government and the developers," he said.

He believed the site would be more valuable if it incorporated the market building. "The historic building will make anything attached more attractive and charming. I believe visionary developers will agree with me."

But Ricky Wong Kwong-yiu, a director of Wharf Properties, said: "No one should deprive the site of its development potential. If the government adds any preservation condition, developers will automatically discount the price."

In the earlier challenge, a harbour protection group urged the scrapping of plans to sell the old Government Supplies Depot site in North Point, saying the development would create a wall effect on the waterfront.

Albert Lai Kwong-tak, convenor of the Citizen Envisioning @ Harbour said if the government created a new zoning category to protect heritage sites and made its Urban Design Guideline mandatory, it would save itself a lot of trouble.

"The community nowadays wants good town planning and to see our cultural heritage properly protected. If we have a system, the civil society doesn't have to campaign on individual projects."

Skyscrapers are the limit for Hong Kong conservationist
A local author wants to keep what is left of old buildings hidden within Central's glass canyons, writes Linda Yeung
28 July 2005
South China Morning Post

Uppermost in Roger Ho Yao-sheng's mind as he walks up the escalator in Central is not the multitude of bars and restaurants in SoHo, but the historical significance of the area. It was the birthplace of the 1911 revolution, where Dr Sun Yat-sen and his followers mapped out plans to overthrow the Qing government, according to the long-time resident of the area.

The escalator is also featured in the opening chapter of Ho's new book, The Journey Between Old and Modern Central District, launched at the Hong Kong Book Fair, which ended on Monday. It marks another attempt by the conservation advocate to remind people of the rich heritage of the financial hub.

Having grown up in Lei Yuen Tung Street, now a popular shopping alley, Ho devotes himself to researching and lobbying for the preservation of historic sites, in the time he can spare from running his family's garment business.

Partly driven by childhood memories, he has focused his attention on Central, at the heart of what was formally known as the city of Victoria. It held the key to Hong Kong's transformation from a sleepy fishing port into an international financial centre. "Various sites in the area should be kept because they represent a real Hong Kong of the past," he says.

"My parents were street vendors selling clothes and we lived in a three-storey old building in Lei Yuen Tung Street. Only a couple of similar buildings remain there. At night, I remember, people often went fishing at the harbour front, where Jardine House is today."

Ho wants to stop overdevelopment in the district. Pointing to a construction site through the window of a coffee shop on Hollywood Road, he says: "What will go up will probably be another skyscraper with a glassy appearance and six floors of restaurants at the bottom."

Ho, who also wrote Collective Memories of the Central Police Station, released last year, is fighting for the survival of the historic compound on Hollywood Road, comprising the former Central Police Station, magistrates' court and Victoria Prison, all built in the mid-19th century.

The site was earmarked for tourism-related restoration and development in 2003, but due to public objections the government has delayed putting it up for tender. "The compound should be kept in its original state, and not turned into another shopping mall housed in an old building," says Ho.

A recent poll of 1,851 visitors, conducted by the Central and Western District Council, the Conservancy Association and the Hong Kong Institute of Architects, showed that more than 90 per cent of respondents wanted it to become a public museum. Councillors have called on the government to introduce a new zoning category under the town planning mechanism to protect heritage.

Ho has lobbied the Central and Western District Council to turn the Hollywood Road neighbourhood - including 45 blocks of low-rise buildings built in the 1940s and 50s on Shing Wong Street - into a heritage zone.

The buildings have been earmarked for redevelopment by the Urban Renewal Authority, which is now in negotiation with residents. They'll fall into the hands of developers, Ho says, but he hopes at least a few will be retained and turned into a museum showing the way of life of the early residents. "It's the largest cluster of Chinese buildings in Hong Kong, and you can still find old printing houses and the oldest silversmith in the territory living there," he says.

Councillor Kam Nai-wai supports the idea of heritage zones. He also shares Ho's views that the Sun Yat-sen Historical Trail in the district, which takes visitors to 13 spots where Sun studied, or met with his fellow revolutionaries, serves little purpose. "At each spot there is only a sign. Visitors have to resort to their own imagination," he says.

"Instead, two heritage zones can be set up, one around Hollywood Road, and the other with the Western Market at the centre. But for that to happen, there needs to be preservation, road improvement works, better road signs and other support measures," says Mr Kam, who cites Ladder Street as another "relic" worth keeping.

The SoHo area could be turned into an artists' village, offering low-cost studios for artists whose works can be showcased along the escalator, says Ho. "People's impression of Central is that it's got the IFC, Landmark, SoHo and Lan Kwai Fong. The government is lacking foresight. Bars and restaurants are everywhere. They may cease to be an attraction with mainland tourists in a few years, given that mainland cities are developing fast.

"Hong Kong needs to have its own unique offerings to be a world-class city; otherwise it will just be a city within China," he says.

Ho cites Macau as a good example of how a city can preserve its historic landmarks, notably the 29 sites that were recently added to the Unesco's World Heritage list.

"There needs to be a balance in development, like it's important for a person to have a balanced diet to be healthy," says Ho.

It's the Last Waltz for Lee Tung's residents
Chester Yung
6 August 2005
Hong Kong Standard

For 30 years, Wan Chai's Lee Tung Street was the mecca for Hong Kong's young couples who rushed there to order their wedding-invitation cards.

But the government threw a shroud over the colorful street and its decorations Friday by gazetting its official resumption under the Land Resumption Ordinance at the request of the Urban Renewal Authority.

The remaining 30 residents now have three months to pack up and leave their buildings _ and a large chunk of history _ to the wrecker's ball.

"They [the remaining residents] have no choice, but to move out under the ordinance," a Lands Department spokesman told The Standard.

Owners and tenants affected may make statutory claims under the ordinance and, if the claims cannot be settled by agreement, they may apply to the Lands Tribunal for adjudication, the spokesman said.

However, the residents accused the government of using the ordinance as a "forcible weapon" to tear down a community which carried a lot of history, memories and a part of Hong Kong's cultural heritage.

Lee Tung Street, better known as Wedding Card Street, is where Hong Kong's publishing business began.

Over the past 30 years, tens of thousands of couples have visited the shops there to order their wedding cards, namecards and traditional Chinese calendars.

In 2003, the URA announced it would spend HK$3.58 billion to redevelop Lee Tung and McGregor streets.

Last December, the authority made an application to request the government to apply the Land Resumption Ordinance to resume the area.

The government claimed the redevelopment "would help rejuvenate the old district concerned and improve the living conditions of the residents."

But Christopher Law, a leading architect specializing in urban planning, said Friday the renewal program will break down a community network that had taken years to cultivate.

In a bid to conserve the historical uniqueness of Lee Tung Street, some residents formed the H15 Concern Group in 2002. They submitted a "people-oriented redevelopment plan" to the Town Planning Board, but this was rejected.

The group organised weekly meetings to discuss the issue and held 60 conferences and 12 residents' workshops with up to 300 people attending. They also built their own Web site to publicize their discussions about the renewal plan.

Cultural affairs commentator Leung Man-to described their efforts as an "unprecedented genuine people's participation project in Hong Kong's history."

But, in the end, it all came to nought as the government flipped over the record from the Wedding March to the Last Waltz.

Draft urban renewal plan for Lai Chi Kok Road/Kweilin Street and Yee Kuk Street published
Friday, August 12, 2005
Government Press Release

The Town Planning Board today (August 12) announced the publication of the draft Urban Renewal Authority Lai Chi Kok Road/Kweilin Street and Yee Kuk Street Development Scheme Plan (DSP).

The scheme area covers about 3,345 square metres. It comprises two linked portions of land - one is bounded by Lai Chi Kok Road, Kweilin Street and Yee Kuk Street while the other is on the opposite side across Yee Kuk Street.

The scheme area is designated as "Comprehensive Development Area". It is planned to be developed by means of the Development Scheme prepared under section 25 of the Urban Renewal Authority Ordinance. The Development Scheme intends to achieve environmental improvement through comprehensive redevelopment, promoting efficient land use and providing open space accessible to the public.

The proposed comprehensive redevelopment will accommodate residential and commercial uses. A public open space of not less than 400 square metres with direct street frontage will also be provided.

The Urban Renewal Authority will be required to submit a Master Layout Plan for the Scheme area to the Town Planning Board for approval.

The draft Urban Renewal Authority Lai Chi Kok Road/Kweilin Street and Yee Kuk Street DSP No. S/K5/URA1/1 is now available for public inspection during office hours at the following locations:

* Secretariat of the Town Planning Board, 15th Floor, North Point Government Offices, 333 Java Road;

* Planning Enquiry Counter, 17th Floor, North Point Government Offices;

* Planning Enquiry Counter, 14th Floor, Sha Tin Government Offices, 1 Sheung Wo Che Road;

* Tsuen Wan and West Kowloon District Planning Office, 27th Floor, Tsuen Wan Government Offices, 38 Sai Lau Kok Road; and

* Sham Shui Po District Office, Ground Floor, Cheung Sha Wan Government Offices, 303 Cheung Sha Wan Road.

Any person can make written representations in respect of the draft DSP to the Secretary of the Town Planning Board on or before October 12, 2005. Representations made to the Board will be available for public inspection.

In accordance with section 25(9) of the Urban Renewal Authority Ordinance, the draft DSP replaces the Cheung Sha Wan Outline Zoning Plan in relation to the area delineated and described in the draft DSP. A draft plan titled Cheung Sha Wan Outline Zoning Plan No. S/K5/28 showing the relevant replacement is available for public inspection concurrently with the draft DSP.

Copies of the draft DSP are available for sale at the Map Publications Centres in North Point and Yau Ma Tei. The electronic version of the plan can be viewed at the Board's website at http://www.info.gov.hk/tpb/.

this is real good news i think for hk! They needed to do some urban renewal and fix up what they messed up! the city!

SHK outbids rivals for Island project
Raymond Wang, Hong Kong Standard
August 18, 2005

Sun Hung Kai Properties won its second housing project on Hong Kong Island in two months, outbidding five rivals for a HK$400 million development site in North Point.

The company, Hong Kong's largest real estate developer by market value, confirmed on Wednesday that it bought Minster Court from China Resources Group through a private tender arranged by Jones Lang LaSalle.

Industry analysts said the existing 27-story residential building on a 12,000-square-foot site at 38 Ming Yuen West Street can be redeveloped into a 40-story residential tower, with better seaviews.

They estimated the project will require an investment cost of more than HK$500 million, including land costs of nearly HK$400 million and construction costs of more than HK$100 million.

The 12-year-old property attracted bids from a number of major developers, including Cheung Kong (Holdings) and Henderson Land.

In late June, Sun Hung Kai Properties beat Nan Fung Development, Cheung Kong and Sino Land to win Southside Villa in Island South via a private tender for HK$1.21 billion.

SHKP is considering redeveloping the nine-year-old luxury property at 9 Shouson Hill Road into a low-rise villa project for nearly HK$2 billion, including land and building costs. Separately, Henderson Land is a leading contender to acquire Lane Crawford House after making a HK$2.4 billion offer for the Central property ahead of the tender deadline next month, market sources said.

The current owner, Wheelock, had received a number of offers from local investors and developers, including Angela Leong, wife of casino tycoon Stanley Ho, and Chinese Estates Holdings, sources said.

Wheelock had no one available for comment.

In another development, Cheung Kong and its partner Nan Fung are poised to reap more than HK$100 million from the sale of two duplex apartments next month.

They are at the Metro Town development above the Tiu Keng Leng MTR station.

Old boomtown faces new woes
Hong Kong Standard
August 8, 2005

Over the past four decades the once-thriving community of Kwun Tong has become one of the poorest districts in Hong Kong. With no immediate plans for urban renewal, the area of 570,000 has now become the focal point of the Poverty Commission, a government body set up earlier this year and headed by Financial Secretary Henry Tang.

Kwun Tong is one of three districts targeted by the commission for a pilot study assessing the level of help needed to alleviate poverty.

Kwun Tong, which lies opposite the old Kai Tak airport runway, was one of the first satellite towns in Hong Kong and the first to have a District Council in 1982.

However, the district traces its roots to the Song Dynasty, in the twelfth and thirteenth century, when it was a boomtown. The area around Kwun Tong's foothills, including Kowloon Bay, was dotted with saltpans which became an important source of government revenue through the production of salt and the collection of taxes from salt producers.

Today, the area is facing rapid urban decay, dotted with old factory blocks and housing estates which were developed in 1960s, a time when large-scale reclamation was carried out along the coast of Kowloon East to provide land for industrial development. The aging population, the decline of manufacturing and decreasing jobs saw the area slip into poverty, according to Ho Hei-wah, director of the Society for Community Organization, a non-governmental organization.

The "old and poor" image is not only demonstrated by the town's appearance but also by the government's statistics.

The median monthly domestic household income of the district in 2004 was HK$13,100, the third lowest in Hong Kong, compared with the territory-wide monthly income of HK$15,500.

The unemployment rate in the district was 8 percent in 2004, ranked sixth highest among the territory's 18 districts.

The district also has the second highest number of old people. The elderly comprise 16.3 percent of the district's population, which is well above the territory-wide average of 11.7 percent. Only one other district, Sham Shui Po, has a larger percentage of elderly people.

Kwun Tong has the highest number of old-age Comprehensive Social Security Allowance cases in the whole of Hong Kong. One resident, Chan Yue-man, 68, is now receiving HK$4,000 from the CSSA monthly which he shares with his wife who emigrated to Hong Kong 18 months ago and who is not eligible for the dole.

He limits his daily spending to no more than HK$50 each day. "It's been many years since I bought any clothes or major article in Hong Kong for the home," Chan said. "Instead, I wait until I get the opportunity to go to the mainland where goods are much cheaper."

Alarmingly, Kwun Tong is now the district with the third highest number of domestic violence cases - both child and spouse abuse.

A Kwun Tong Social Welfare office spokeswoman said the violence was possibly triggered by financial hardship. "Most family violence victims are housewives who were not locally born, and more than 70 percent of the families receiving welfare services for domestic violence involve mainland-Hong Kong couples who rely on the CSSA or have low incomes," the spokesman said.

Currently the Social Welfare Department is carrying out an 18-month trial scheme by holding regular forums on family violence.

Although the government denies it is neglecting the area, authorities have been slow to act to upgrade poverty-stricken neighborhoods through urban redevelopment.

An Urban Renewal Authority spokesman said that although no plan has been started, a five-hectare project will commence in early 2007 involving "dozens of billions of dollars." This project was first announced by the predecessor to the URA, the former Lands Development Authority in 1998.

they really should preserved those terraces at shing wong street and lee tung street ...
Specially Lee tung street ... this is a crucial piece of history left in wanchai and most importantly even the residents
want to preserve the street ...
anyone who walked along the street would know
how this could easily be rehabitated and turned into a
pedestrian only zone with the same usage as it had been for this past century ...

Chinese Estates wins Tai Kok Tsui project
Peggy Sito
2 September 2005
South China Morning Post

Chinese Estates Holdings outbid eight contenders to win the development rights to a small residential redevelopment in Tai Kok Tsui.

The project on Larch Street will involve about 152 flats, providing a gross floor area of 119,000 sq ft.

Estimated investment cost is about $500 million.

The Urban Renewal Authority invited tenders for the redevelopment on August 19.

There were bids from players such as Cheung Kong (Holdings), Sino Land and Sun Hung Kai Properties.

Smaller developers included K Wah International and Chuang's Consortium.

The project, which is situated on a 13,000 sq ft site, will be residential with some commercial space and about 4,300 sq ft of landscaped area.

It is expected to be completed by 2009.

Meanwhile, property agents projected sale and purchase agreements signed last month would dip to between 8,830 and 8,930, from July's 8,933.

Centaline Property Agency, however, estimated the value of contracts registered during the month rose 2.9 per cent from July to $29.99 billion, suggesting residential prices remained firm despite the interest-rate increases.

Compared with a year ago, the transaction volume last month jumped more than 25 per cent, according to Centaline Property.

Midland Realty chief analyst Buggle Lau Ka-fai said the purchase volume should top 9,500 this month as developers released more projects.

Three groups join in heritage push on Central site
Andrea Chiu
7 September 2005
Hong Kong Standard

Three groups representing a wide spectrum of Hong Kong's society have jointly called on Chief Executive Donald Tsang to preserve the historical value of the Central Police Station in any future redevelopment plan.

In an open letter to the chief executive, the Conservancy Association, the Central and Western District Council and the Hong Kong Institute of Architects said the public strongly endorses the preservation of "historical ambience'' and "cultural values'' at the Central site.

They also said that 68 percent of the 5,000 people surveyed over the past eight months would rather a charitable non-governmental organization handle the redevelopment of the buildings and compound instead of the government or private developers.

They also urged the government to make the redevelopment a heritage-led project rather than one based on tourism. The letter asks the government to take three key steps to maintain the police compound's historic value.

The first of these should be the setting up of a provisional authority for cultural heritage that should come up with a conservation plan. The authority should be responsible for defining what is ``culturally significant'' so as to ensure the participants follow the conservation plan.

The site was originally developed in 1864, but new blocks were added between 1910 and 1925. It covers 17 buildings that include the Central Police Station, Victoria Prison and the Central Magistracy.

Association vice-chairman Stephen Chan said the site is important to the city because it represents the last remaining evidence of the colonial era.

"This is one of Hong Kong's Victorian relics that still remains,'' he said.

He said it also showed that democracy was in place 140 years ago because the site was a one-stop establishment of the democratic process with a police station, a magistracy and a prison all on one site.

In August last year, the Hotung family made a bid to re-develop the area without tender.

The Hotungs proposed a HK$500 million investment to turn the site into a cultural complex that would include a visual arts academy, a performance center, housing facilities and space for shops and restaurants. The offer was rejected by the government one month later.

But Chan said a redevelopment along the lines of the Hotung proposal would be ideal for the site.

Following the rejection of the Hotung plan, the government faced a number of protests by groups that feared the redevelopment rights would go to the highest bidder without consideration for heritage protection.

"The Central Police Station is important because it is a symbol of British governance,'' Chan said.

"It reflects the past history of Hong Kong, which can be viewed by future generations.''

The chief executive's office said the government could not comment on the letter since it had yet to receive it.

However, a government press release said that Secretary for Economic Development and Labour Stephen Ip had met with the conservationists Tuesday. It said Ip had agreed to examine their suggestions and to continue discussions with the group on the redevelopment of the site.

Yue Man Square redevelopment consultation starts next month
Hong Kong Economic Times
10 September 2005

The Urban Renewal Authority (URA) is planning to speed up redevelopment of Yue Man Square in Kwun Tong following the successful operation of apm shopping mall and Millennium City by Sun Hung Kai Properties (SHKP). Since the opening of apm in March 2005, a new kind of retail mall and shopping concept has been introduced into this old district. Apart from night-time shopping, a group of young customers are also introduced to Kwun Tong.

The Yue Man Square redevelopment plan involves 5 hectares of land, 23 buildings with 1,700 building property rights. It is going to be one the biggest old town redevelopment projects that may last for ten years.

The URA will start district consultation work as early as November 2005 in preparation for the launch of the project. It has short-listed ten local architects to plan and design the new town and will release these designs and overall development plan for consultation in December. It hopes to submit a town planning proposal to the government by 2006 and starts acquiring properties for redevelopment by March 2007.

Ghosts of Central past mount spirited defence
Leong Ka-tai's photographs poignantly capture an ancient tradition that could soon be history
4 September 2005
South China Morning Post

It's noisy, colourful and stands in sharp contrast to slick SoHo. Every summer, the Yue Lan or Hungry Ghost Festival dominates Central for a day. Elderly women spend hours folding gold and silver paper into bullion. To ward off the restless spirits, roast suckling pig and fruit are offered, along with paper Lear jets and Rolls-Royces. The culmination of the event is the burning of the paper offerings in the evening, to keep the ghosts at bay for another year.

Yet this year may have been the last time the festival takes place in Central if the government's plans for its redevelopment are pushed through. The threatened disappearance of the Hungry Ghost Festival is the basis of Coming Near You: The Destruction of Central Hong Kong, the latest exhibition at John Batten Gallery.

Photographer Leong Ka-tai grew up in Central, studied engineering in Texas, then served an apprenticeship with a photographer in Paris. He now lives across the road from his childhood home. Although he concentrates on photo-graphy for publications, Leong had two successful exhibitions about Sars in 2003. City Heroes was launched at the HSBC Building's concourse, and illustrated how quiet, unassuming people can become heroes. Sars Heroes: In the Eye of the Storm was presented in malls such as Sha Tin's New Town Plaza, and examined the disease through those it affected.

"This was like a sort of journal for me," Leong says of his latest exhibition. "In 2001, I had time on my hands, and I decided to photograph what happened during the festival over the course of a day."

Leong sifts through his photos in the John Batten Gallery, explaining each one. "That evening, it was raining," he says. "They told me it rains every year until rice is distributed to the elderly. Then it stops just in time. An old man down the road makes the paper effigy of the Hungry Ghost king on Aberdeen Street from scratch. Many return to pay respects to their ancestors because their ancestral altar is still here."

During the next five years Central Market and former police quarters on Hollywood Road and Aberdeen Street are expected to be sold and redeveloped. Much of the area between Queen's Road Central and Gage Street, and between Bridges Street and Caine Road, may be demolished. Victoria Prison and the former Central Police Station are being considered for commercial use, and developers are building towers such as the 44-storey block near Man Mo Temple on Hollywood Road.

All of these changes threaten to alter the area held dear by people such as Batten, Leong and Roger Ho, who worked with Batten on the exhibition. A long-time supporter of Central's preservation, he has published a book on the area titled Hong Kong Heritage Zone.

"Lots of areas in Central are demolished simply for the sake of profit," Ho says. "But Hong Kong began in Central. This area has more history and culture than anywhere else - what will there be left for the next generation?"

Batten says he's not opposed to development. "It's just the way everything is razed to the ground, and developers use every possible space. If you put a tall building up, the area will become highly polluted and congested. A lot of people don't understand that unless they object at the start of the process, there's no legal avenue afterwards."

"What I love about Central is that everything is here," Leong says. "Old, new, Chinese, western - do we want to tear down this neighbourhood so we can build something that's the same as anywhere else in the world? If we let it develop organically, the results will be better than if we were to let the government go ahead with what it has planned.

"We don't necessarily keep buildings because they have artistic merit. Many buildings were considered really ugly when first built. For example, when Dairy Farm opened its cold storage facility on Ice House Street, everyone thought it was a waste of a great location.

"But over time, we grew to love them as the FCC and Fringe Club. How many of these buildings are left in Central? It should be about what they mean to the cultural fabric of a neighbour-hood. I hope this exhibition helps to create more under-standing - that people will reconsider whether we need new shopping malls and new residential blocks at the expense of demolishing the old ones."

Coming Near You: The Destruction of Central Hong Kong, John Batten Gallery, G/F 64 Peel St, Central. Inquiries: 2854 1018. Ends Sept 10

Boost urban renewal, says lawmaker
Carrie Chan
30 August 2005
Hong Kong Standard

Chief Executive Donald Tsang should speed up urban renewal, a pro-government legislator said Monday.

Patrick Lau urged Tsang to fulfill a policy pledge made by his predecessor Tung Chee-hwa who in January said urban renewal would begin in earnest.

Lau said now is the best time to begin renewal as the local property market and government budget deficit are improving. "It is a pity that the Urban Renewal Authority missed a lot of good chances for stepping up its work during the property slump period. Now the property market has revived it makes it difficult to compensate and relocate those residents who are affected by urban redevelopment,'' Lau said.

Lau, an architecture professor turned legislator, said priority should be given to urban renewal instead of Tsang's plan to cut taxes in October's policy address. It is believed that Financial Secretary Henry Tang is studying ways to cut salaries and profits taxes.

Although the government's deficit is "much improved, the middle-class, a major group of taxpayers, does not expect to get a significant tax break and instead are looking forward to better medical, education services and more public works like urban renewal,'' Lau said.

The architectural, surveying and planning sector legislator strongly criticized the government's Urban Renewal Authority for its approach to redevelopment. "Most of my electors are furious over the conservative approach of the authority.

"It has generated huge revenue but reinvests the money to redevelop old and worn out buildings,'' he said.

Legislator Jasper Tsang, former chairman of the Democratic Alliance for the Betterment and Progress of Hong Kong, made a similar request last week.

Lau also said his electorate wants mandatory inspections and maintenance work on old private buildings and the removal of illegal structures.

He added that as the construction sector suffers the highest unemployment, Tsang should begin to get more major projects, such as the Tamar site, underway to create jobs.

"Reviving the plan to convert the the unused Tamar site near Central into a HK$6 billion government headquarters and Legislative Council complex can greatly ease the unemployment problem in the construction sector,'' Lau said.

"It is reassuring to hear the promise by the Chief Secretary for Administration Rafael Hui on the 19th of this month that financing for Tamar is not a problem at all and its construction is likely to commence by 2007.''

South China Morning Post
September 21, 2005
Renewal uproar 'a wake-up call'
Andy Cheng

Recent vehement opposition to redevelopment plans for ageing areas has been a wake-up call for the Urban Renewal Authority, according to a newly appointed official.

Eric Choi Yan-sang, the authority's head of community development, said it was "pro-actively" listening to residents' views about areas marked for redevelopment in the wake of opposition to renewal plans in Wan Chai's Wedding Card Street and First and Second streets in Sai Ying Pun.

Mr Choi said that to get feedback, the authority had increased staff from two to 10 officers who would visit every flat in areas designated for redevelopment.

His comments followed moves by some residents and shopkeepers in Lee Tung Street, known as Wedding Card Street, to seek the intervention of the Ombudsman and Town Planning Board on its redevelopment plan.

Mr Choi said the lesson learned from the residents' actions was that the authority must monitor the public's views.

"A lot of time and resources have been wasted in dealing with the opposing voices, actions and complaints," he said.

But he was puzzled by the level of opposition.

"A study by the University of Hong Kong found only 4 per cent of residents objected to renewal, while more than 70 per cent were in favour of it. But the recent voice of opposition has been so loud that it seems 80 per cent are opposed to the idea," he said, adding that there had been virtually no resistance when the Lee Tung Street renewal announcement was made six years ago.

While the authority would continue negotiating with the 12 flat owners and eight shop owners who were refusing to leave, Mr Choi said talks would only focus on the amount of cash compensation.

"We will not accept proposals such as property owners getting apartments in the new development in return for leaving. This would be unfair to those who have already left," he said.

More than 90 per cent of the 648 owners in Lee Tung Street had accepted the government's compensation package and had vacated their properties.

The Wan Chai District Council, the Conservancy Association and St James' Settlement will launch a public forum on Saturday at 2.30pm in Wan Chai on urban renewal strategies, using Wedding Card Street as a case study.

Meanwhile, the Independent Commission Against Corruption has charged three people with bribery and fraud involving cash compensation of $ 1.8 million on three URA redevelopment projects from 2002 to 2004. Yip Wa-ming, 40, a director of Kind Year Limited; Chan Lai-ying, 33, a property agent; and Jennifer Ng Suk-ling, 39, a housekeeping assistant, will appear in the Kowloon City Court tomorrow.

can you show me some pictures of places what gonna be redevelop i mean wich part of the city and projects if there are

Urban Renewal Authority : http://www.ura.org.hk/html/c800000e1e.html

Battle lines drawn on urban renewal
Chief Executive Donald Tsang's plan to build a HK$6 billion government headquarters on the long-vacant Tamar site in Central is crystalizing the debate over the direction Hong Kong's urban environment should take.

Doug Crets, Hong Kong Standard
Saturday, October 01, 2005

Chief Executive Donald Tsang's plan to build a HK$6 billion government headquarters on the long-vacant Tamar site in Central is crystalizing the debate over the direction Hong Kong's urban environment should take.

Against Tsang's wish for a government headquarters at the site, the pro- Beijing Democratic Alliance for the Betterment and Progress of Hong Kong and its property developer allies say they want yet more commercial and retail space there in one of the world's most crowded city centers.

But this time the questions are coming from dozens of elite business professionals rather than the traditional green protest groups who have largely been ignored by the government.

They include businesses like the Kadoorie Group, the Airport Authority, and CLP Power, as well as such figures as Hongkong & Shanghai Banking Corp chairman Vincent Cheng and chief operating officer Andrew Long, and Swire Properties director and general manager Gordon Ongley.

They belong to a variety of civic groups formed in the past few months to attempt to persuade the government to take a closer look at policy decisions they feel are damaging the harbor and culturally rich neighborhoods such as Wan Chai's "Wedding Card Street," which is to be redeveloped.

Concerned that Hong Kong has fallen far behind other world cities in attempting to preserve its neighborhoods as vibrant communities, they met recently as part of an attempt to influence the dialogue on "urban regeneration."

Says Paul Zimmerman, convenor of Designing Hong Kong Harbour District, an urban design umbrella group: "The failure of Hong Kong is that its urban and transport planning mechanism is outdated, and there is no leadership apparent within government willing to take charge."

"Change will have to come either from the chief secretary or the chief executive's office, and they appear pre- occupied with China relations, constitutional affairs and `lazy' large-scale infrastructure and development projects" like the West Kowloon cultural district.

Zimmerman adds that he and his associates intend to submit a proposal directly to Tsang, advocating a secretariat for planning to centralize planning decisions that are now shuffled between as many as 30 different fragmented agencies and departments.

Activists say the government is planning to increase the total gross floor area by 9.24 million square feet on reclaimed land in Central - twice as much as the entire International Finance Center site, which includes a shopping mall, hotel and serviced apartments.

The projected government headquarters at the Tamar site itself will cover 3.69 million sqft, with 322,000 sqft of parking.

Analysts outside Hong Kong say planning for a sustainable future is increasingly demanding a mentality that puts design and community attitudes first.

One of those participating in this effort is Richard Brown, who was invited to Hong Kong to speak to professionals about urban regeneration and London's success in urban planning.

He played a major role in turning parts of London's Thames Valley into the largest urban green space in England's history to prepare for the 2012 Olympic games.

His message to Hong Kong - do not just build, but build better and smarter and the city will prosper.

Richard Marshall, regional director of urban design for the Asian wing of EDAW, said: "To be competitive in the global economy, you have to create spaces people want to be in."

Peter Cookson Smith, director of design firm Urbis, works very closely with Hong Kong's Planning Department.

"There is a paralysis in government about what to do next," he said.

He says that Hong Kong lacks the clear mechanisms that other countries have to put "good projects, done with feasibility studies," in place.

DAB confronts chief on Tamar relocation plan
Hong Kong Standard
Oct. 3, 2005

Despite the chief executive's recent pleas for support, a staunch pro-Beijing party is pulling out all the stops to force Donald Tsang to abandon his plans to build a new HK$6 billion government headquarters on the vacant Tamar site.

Despite the chief executive's recent pleas for support, a staunch pro-Beijing party is pulling out all the stops to force Donald Tsang to abandon his plans to build a new HK$6 billion government headquarters on the vacant Tamar site.
The Democratic Alliance for the Betterment and Progress of Hong Kong has compiled a report against the redevelopment plans.

After conducting a poll on the issue and launching a public forum attended by Hang Lung Properties chairman Ronnie Chan and Centaline Holdings chairman Shih Wing-ching, the DAB renewed calls Sunday for the plan to be ditched in its report which will be submitted before Tsang delivers his maiden policy address on October 12.

Party spokesman Cheung Hok-man urged Tsang to consider moving to the former Kai Tak airport instead of Tamar, which is a prime waterfront site, saying the change would generate an estimated income of HK$6.65 billion for the government following a land auction of the Tamar site for commercial use.

Cheung argued the government could complete the construction of a new government headquarters in the old airport by 2012, only three years later than the Tamar site project.

He also called on Tsang to consult with the public before rushing ahead with the plan on the site of the former British military headquarters.The party, which is usually considered a close ally of the government, posed the unexpected challenge to Tsang's Tamar vision as the chief executive was determined to proceed with the plan without consulting political parties.

He is keen to make the move, which he believes will generate a handsome profit and create job opportunities because it will free up the prime sites occupied by the government headquarters in Lower Albert Road and the Murray Building.

The party put forward its counter proposal at an earlier meeting with Tsang, but a source said the chief executive defended his plan and pleaded with the party's lawmakers for support.

Cheung said if the government headquarters and the Legislative Council complex are relocated to the former airport, it will spur development of nearby rundown districts, including Kowloon City, To Kwa Wan and Kowloon Bay.

He added the government should consider that land supply in Central can no longer contain growing demand.

"The government should not occupy the waterfront prime site in Admiralty because there is not enough space for further commercial development. It should consider how to uphold Hong Kong's status as an international financial center," he said.

Cheung said he believed the prices of commercial buildings in Central would not suffer if the government headquarters moved out of the central business district.

Building on experience to preserve city's heritage
Andy Cheng
4 October 2005
South China Morning Post

Marina Lo Kai-man's work used to involve knocking down old buildings - now she works to preserve them.

For more than a decade, Ms Lo, a former commercial director with the Urban Renewal Authority (URA), played a part in pulling down the city's old buildings and maximising returns from redevelopments.

But now the 51-year-old is doing the opposite - fighting to preserve buildings that are of significant cultural value.

As project director for the Conservancy Association's centre for heritage, she is coming up with ways to enhance the community's understanding of their heritage and culture, such as through exhibitions and a website.

"The aim for community education is to equip people with the knowledge they need to voice their thoughts on the city's redevelopment to the government," she says.

To Ms Lo - a lover of arts, heritage and contemporary painting - her change in jobs was not something awkward, but exactly what she wanted.

From 1988 to 2001, she worked for the Lands Development Council, which was renamed the Urban Renewal Authority in 2000. She then worked at Kadoorie Farm before landing a job with the Conservancy Association this year.

She says a lot of the city's buildings carry the public's collective memories, but many of them are disappearing.

With 13 years' experience in urban renewal, Ms Lo is quick to point out a key problem with the current redevelopment approach - the fact the authority only offers cash as compensation for affected property owners.

She says vocal objections from residents over recent renewals - including Wan Chai's Wedding Card Street - indicate the authority's traditional assumptions that people only want cash compensation and are not concerned about their districts are wrong.

"These assumptions are outdated. We can see that residents, in fact, value their district's social network a lot.

"For example, some residents feel it is important to play mahjong with neighbours."

While the URA is responsible for implementing the government's renewal policy, Ms Lo says it can also act as a mediator between developers and residents.

She says it is not difficult to formulate different options to tackle the concerns of residents leaving their districts.

"One option can involve residents in the redevelopment process. Instead of cash compensation, they can be given a stake in the renewal project according to the price of their property," she says.

"Their returns will peg with their stakes in the project and they will have the priority to buy flats in the redeveloped area.

"All these are just calculations - it is not a very difficult task," she says.

Kowloon shows eastern promise
Recent land sales have raised hopes for the urban renewal of the district, but analysts remain doubtful
Ernest Kong and Peggy Sito
5 October 2005
South China Morning Post

East Kowloon is emerging as a potential cash cow after a leading developer stunned the market by paying a premium price for two relatively run-down residential lots in the district.

The site is the second prominent East Kowloon site that SHKP has bought at a government auction since last year.

In October, the developer paid $4.7 billion for a 136,714 sqft site in San Po Kong, again 30 per cent higher than expected.

Analysts said investors might decide to follow SHKP's lead in investing in the long-term potential of the district.

They said the district could see a dramatic revival with impetus from the proposed redevelopment of the old Kai Tak airport.

Recent focus had been on West Kowloon, the growth potential of which has been stimulated by the government's proposed West Kowloon Cultural District.

SHKP's aggressive bids have raised eyebrows among investors and property consultants, who say that, in the short term at least, the area is unlikely to receive any positive stimulus such as infrastructure or property developments that might boost prices.

However, SHKP disagrees. "Some people said the Ngau Chi Wan site was far too expensive, but we merely think the price does not fit in to the district's current market price," said Eric Chow-kwok yin, an executive director at Sun Hung Kai Real Estate.

He said the company had established a successful track record by adding value to old districts, referring to some of the firm's recent projects such as Chelsea Court, near the Tsuen Wan industrial area, which was sold at a significant premium over the district's market price, and APM, a shopping mall that has spurred the gentrification of Kwun Tong.

Mr Chow expected the redevelopment of the Kai Tak site to give San Po Kong a completely new atmosphere.

The Kowloon-Canton Railway Corporation's proposed Sha Tin to Central link would further rejuvenate the district, he said.

"The redevelopment of the Kai Tak site will play a pivotal role in the future development of East Kowloon," said a government planner.

The government plans to develop southeast Kowloon into a tourism, sports and recreation hub, with a variety of housing projects, a cruise terminal, a multipurpose stadium and the Metropolitan Park.

According to a planning department feasibility study, the zoning plan for the redevelopment of southeast Kowloon is expected to be approved in early 2008.

Gazetted in 2001, the redevelopment will have a total reclaimed area of about 133 hectares, on which it was planned to house 260,000 people in 78,000 flats.

But this capacity is subject to change after public consultation and a government review.

Lack of new housing supply could help enhance the area's attractiveness, Jones Lang LaSalle regional director Lau Chun-kong said.

The old Kai Tak airport redevelopment was unlikely to take place soon, and the proposed residential redevelopment in Yau Tong Bay was still not scheduled to start, he said.

A group of developers, including Henderson Land Development, had planned to transform Yau Tong Bay into a 22-hectare residential-cum-commercial development, with 38 residential blocks over a gross floor area of 9.7 million sq ft, but the project has been put on hold due to protests against harbour reclamation plans.

Ricacorp Properties managing director Ivan Ho said East Kowloon had definite growth potential but it would not be realised in the short term.

"Sun Hung Kai is a big corporation and is strong financially, and it has the ability to take a few years to reshape the entire old district," Mr Ho said, adding that for an individual investor, "it's easier to make quick profits in West Kowloon".

October 3, 2005 Monday 4:24 AM GMT
HK's New World Devt takes 70 pct stake in property project for 614.6 mln hkd

HONG KONG (AFX) - Property developer New World Development Co Ltd said it has entered into an agreement to buy a 70 pct stake in a residential property redevelopment project in Hong Kong for 614.6 mln hkd.

Company secretary Stewart Leung Chi-kin said in a statement that New World Development subsidiary Melowell Investment Ltd will take a 70 pct stake in China Step Ltd, which owns a 1,193 sq meter plot of land at 9-12 Chun Fai Terrace.

The site is to be used for the development of a new residential development.

Leung said the transaction will enable the group 'to replenish its landbank for future development on normal commercial terms and is in the interest of the group.'

New World buys industrial buildings for redevelopment
7 October 2005

According to New World Development, they have purchased two industrial buildings in Western District for redevelopment from the private market.

The two industrial buildings, namely Tin Lung Factory Building and Kam Mow Industrial Building, are located at No.42-44 Belcher's Street in Western District. With an investment over HK$200 million, the two properties will be redeveloped into a mixed-residential-commercial property with 46-storeys.

Hong Kong Economic Journal

Public consultation for Mallory Street project begins
28 September 2005
Government Press Release

Renderings

http://www.ura.org.hk/usrurl/1002000/Mallory_St_-_Aerial.jpg

http://www.ura.org.hk/usrurl/1002000/Mallory_St_-Open_Space.jpg

http://www.ura.org.hk/usrurl/1002000/Mallory_St_-_Mallory_Facade.jpg

http://www.ura.org.hk/usrurl/1002000/Mallory_st_-_Garden.jpg

A two-month public consultation exercise for the Urban Renewal Authority (URA)'s Mallory Street revitalization project in Wan Chai, a pilot project to help foster Hong Kong's development of cultural and creative industries, begins today (Wednesday).

Announcing the territory-wide consultation initiative for the project, Miss Maria Tam, URA Board member and Chairperson of a Special Committee for the project, said: "This project is such a new and unprecedented attempt that we consider it very important to widely consult the general public as well as the prospective operators."

The Special Committee is formed by the URA's Wan Chai District Advisory Committee (DAC) with representatives of the Wan Chai District Council and District Office.

The consultation exercise aims to collect views and suggestions from both the general public and operators in the cultural and creative industries. While the general public will be asked for their aspirations and the trade mix they would like to see in the project, the views of operators will be sought specifically on the architecture design, rent level, mode of self-supporting operational management, etc.

A detailed consultative document and questionnaire will be sent to operators in the creative and cultural industries by mail. Copies for the general public are available at all District Offices and the URA Neighbourhood Centres. Besides, members of the public can download the document and questionnaire from the URA Website at www.ura.org.hk or send in their views by email.

"We want to stress that we do not have any preconceived idea of precisely what the trade mix should be and how the project should be run. We are completely open to any sensible and practicable theme, variety of cultural and creative industries and mode of management that may be proposed, as long as they are deemed sustainable and compatible with the goal of fostering the cultural and creative industries," Miss Tam said.

The consultation will last until 30 November 2005.

Occupying an area of about 8,400 square feet, the project stands at a site which currently has two rows of "Tong Lau" comprising 10 Grade II listed buildings.

Subject to the approval of the Executive Council and the Town Planning Board, the URA proposes to invest $100 million to redesign, restore and refurbish six buildings of four-storey at Mallory Street to provide about 20 partitioned units of about 650 square feet each for individual users.

The remaining four buildings at Burrows Street, which are in a very poor condition, will be demolished to make way for a 3,000-square foot theme garden for public enjoyment. Nevertheless, an effort will be made to retain the façade of the Burrows Street buildings, if technically feasible.

As there is a limit to the number of operators this pilot project can accommodate, we have to be very careful on the selection of future users, Miss Tam said.

Depending on the time required for completing the necessary statutory planning procedures, it might be possible for construction work to commence in 2006 and be completed in 2008.

Miss Tam said the project would greatly improve the living standard of the existing residents at the site, provide a custom-built environment for cultural and creative business operators to try out innovations and new ideas as well as create a positive rippling effect by catalyzing more economic activities and interests in the neighbourhood.

Of the $100 million development cost, about $62 million is estimated for acquisition and rehousing. It is targeted that the project will be self-supporting in day-to-day operation.

Sing Tao HQ makes way for twin tech towers
Redevelopment forms part of efforts to turn Kowloon Bay into commercial area
Foster Wong
21 October 2005
South China Morning Post

Sing Tao Building will be turned into two 33-storey high-technology commercial towers by the end of 2009 at a cost of $869.12 million, according to its new owner.

The redevelopment of the eight-storey industrial building in Kowloon Bay, acquired by private investment consortium Wealthy Star Development in July, is the latest project in the transformation of the old industrial neighbourhood into a bustling shopping and office area.

"It is likely to be one of the important projects in the whole commercial makeover for the industrial area of Kowloon Bay," Midland Surveyors associate director Alvin Lam Tsz-pun said.

"It will unlock the site's full commercial value by boosting its rental income potential, given its waterfront location. The only disadvantage is that it is a bit distant from the MTR station."

Located at No1 Wang Kwong Road, the headquarters of Sing Tao News Corp occupies a site spanning 44,714 square feet with a gross floor area of 277,000 sqft at present.

With a plot ratio of 12 times, the site could provide a gross floor area of 500,000 sqft, according to property consultant DTZ Debenham Tie Leung.

Wealthy Star expects the twin towers to cater for technology-related office users. Other details have yet to be unveiled.

The redevelopment costs include the $370 million purchase price and about $112.26 million estimated land premium payable to the government for relaxing the height restrictions, according to the consortium.

Construction costs are estimated at $386.87 million.

The gradual transformation of Kowloon Bay into a metropolitan district follows aggressive expansion by property developers from their footholds in Kowloon East. Most of them have started work on commercial premises that are in sharp contrast to the old industrial buildings for which the district is known.

Kerry Properties was among the first landlord to develop a grade A office building in the area. The developer is due to complete its 1.1 million sqft shopping centre, MegaBox, in early 2007.

Earlier this year, Sino Land paid $1.82 billion for a Kowloon Bay commercial site in an auction. It plans to develop the area into an office tower with a shopping podium.

Meanwhile, locally listed construction company CIG-WH International (Holdings) is to acquire an 8 per cent stake in Wealthy Star for $800 in a move to participate in the Sing Tao Building redevelopment project.

The company said it would contribute $69.53 million of the project's redevelopment costs.

Did you know many of today's tallest skyscrapers rose out of urban redevelopment projects? Here are a few :

The Centre, 1998

http://www.globalphotos.org/hongkong/20051004/set01/RIMG0087.jpg

Langham Place, 2004

http://www.globalphotos.org/hongkong/20051006/set01/RIMG0004.jpg

AIG, 2005

http://www.globalphotos.org/hongkong/20051004/set01/RIMG0084.jpg

Cheung Kong Center, 1999

http://www.globalphotos.org/hongkong/20051004/set01/RIMG0036.jpg

Suen dashes building hopes

Cash-strapped owners of dilapidated inner city apartments have had their hopes dashed with housing chief Michael Suen saying the odds are against most such buildings being earmarked for redevelopment.

Winnie Chong
Hong Kong Standard
Tuesday, October 25, 2005

Cash-strapped owners of dilapidated inner city apartments have had their hopes dashed with housing chief Michael Suen saying the odds are against most such buildings being earmarked for redevelopment.

Suen was responding to concerns over a government directive last Friday that flat owners must inspect and maintain private buildings more than 30 years old. Owners argue the costs involved will be prohibitive and instead want the government to redevelop the old buildings. Owners of flats earmarked for redevelopment do not have to pay costly maintenance fees but instead are entitled to compensation from the Urban Renewal Authority.

However, Secretary for Housing, Planning and Lands Suen told the Talkabout radio program Monday that flat owners should not rely on government redevelopment as an alternative to having their buildings repaired.

"There are some 10,000 private flats in the territory. The areas set aside for redevelopment by the Urban Renewal Authority are small,' he said, adding that "very few" flat owners could expect their buildings to be included in URA redevelopment plans. "Most of the buildings, more than 99 percent, will not be included in the redevelopment plan. So, it is not a reasonable expectation that the URA will redevelop so many buildings," Suen said.

Asked if owners' corporations will have to bear the costs for individual owners who refuse or cannot pay for maintenance, Suen said the main public concern in the matter is building safety.

He emphasized that maintenance is the responsibility of all flat owners and should not be borne solely by the owners' corporations.

Town Planning Board requests further study on Oil Street site
Friday, October 28, 2005
Government Press Release

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The Metro Planning Committee of the Town Planning Board today (October 28) considered an application for rezoning the Government's sale site at Oil Street, North Point, submitted by the Designing Hong Kong Harbour District.

"Members welcomed the effort made by the applicant in submitting the rezoning proposal, and supported the general principles of providing more open space at this harbourfront location and adopting a stepped building height profile. Members also agreed there was a need to review the development parameters for the site to take account of changing community aspirations, the board's vision and goals for Victoria Harbour, as well as the latest harbour planning principles and urban design guidelines," a spokesman for the board said.

"However, Members considered that the proposal as submitted would constrain the layout and design of the future development and might not be the best option for this harbourfront site. There could be other ways to achieve the same planning objectives and a better development scheme. Hence, the committee agreed not to approve the rezoning application," he added.

The spokesman said the committee had requested the Planning Department to carry out a detailed study to determine the appropriate development parameters which could meet community aspirations and prevailing planning guidelines and principles, with a view to amending the planning brief for the site previously endorsed by the board. The public will be consulted in the course of the preparation of the revised planning brief before the board's endorsement.

"Given the statutory requirement for submission of a master layout plan for the future development under the current "CDA" zoning, there would be sufficient control to allow the board to scrutinise any proposed scheme based on the revised planning brief and to ensure integrated design and development. The provisions under the Town Planning Ordinance for publication of such planning application for public comments would also ensure the public would be engaged throughout the process. Hence, the committee did not see the need to amend the zoning of the site, as proposed by the applicant," the spokesman explained.

The application submitted to the Board in July this year was mainly for rezoning part of the site from "Comprehensive Development Area" ("CDA") and "CDA(1)" to "Open Space", reducing the maximum total gross floor area from 123,470 square metres to 68,800 square metres and imposing stepped height limits on the remaining "CDA" zone.

More information of the Oil Street development from the Chinese press :

價值百億地王 政府見財化水
油街規劃推倒重來
29/10/2005
http://the-sun.orisun.com/channels/img/endmarker.gif

城市規劃委員會昨日召開會議，研究北角油街原物料供應處及臨海地皮規劃的修改建議，會議否決了由多個關注維港發展團體提出的規劃建議，但接納應在原規劃撥出更多休憩用地及減低樓宇高度，委員會亦將規劃大綱發還規劃署重新諮詢。此舉推翻了市場估值達一百億元的油街地皮發展計畫，而新規劃由諮詢到重提城規會研究，估計最少要兩年才能重投市場。

這個早在九七年獲城市規劃委員會通過的發展大綱圖，原可興建住宅及商廈，可發展樓面面積達十二萬三千四百平方米，由於坐擁維港靚景、又是港島地鐵沿線的罕有商住綜合發展區，多年來均穩居「地王」席位，發展商多番勾地，均因政府惜地如金而不達標。政府內部曾評估，豪宅市道交投暢旺，刺激市場對貴價地皮的需求，估計油街地皮可為政府帶來豐厚收入。豈料城規會昨日駁回油街規劃大綱予政府重議。

重新諮詢延遲兩年發展
由於規劃署要重新諮詢居民意見，將來的新建議或會與修訂地積比率、發展密度、高度限制等發展參數掛，一旦修訂參數，土地價值勢將受到影響。

與多個關注維港發展團體一起爭取重新規劃的立法會議員蔡素玉表示，昨日的決定已推翻政府本來的規劃，由於規劃署要重新諮詢市民意見，整個發展項目估計要延後兩年以上，她說：「幅地已經勾地表，隨時會賣出，政府以為貪快過關，誰知現在要從頭來過。」

建議增加休憩用地面積
今年七月，「共創我們的海港區」、「想創維港」及東區區議會等團體，先後就原規劃提出反建議，要求大減住宅及商業大樓的發展地積比率，總發展樓面面積減至六萬八千八百平方米，較原來規劃減少約四成，臨海樓宇亦須呈階梯形發展，最近海的樓宇僅高三十層，其後的樓宇可高四十二層等，地皮內規劃作休憩用地的面積亦應大增。

這個建議與油街原來規劃分別甚大，按原來建議，油街可建樓高達五十多層的大廈，但團體批評會造成屏風效應，阻擋內街空氣流通，結果關注維港發展的團體與地區組織攜手，一致向城規會提反對意見，終成功推翻油街原規劃，政府的如意算盤亦打不響。

上環老街翻新 興建特色廣場
2005年11月7日

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市建局與路政署合作，完成上環街景改善計劃，重鋪永樂街、文咸街東、西街等傳統「海味街」的地面，並更換街道名牌等。中西區區議會亦舉辦假日行人坊，擺設特色攤檔吸引人流。（賴偉家攝）

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【明報專訊】市區重建局動用1000萬元，完成上環街道翻新工作，替錯綜複雜的橫街老巷重鋪地磚及更換街道名牌，並興建特色廣場，供假日表演，市民可輕鬆穿越這些充滿歷史風味的舊街觀光購物，市建局將在油尖旺等地區進行市區改善工程。

Training hotel to be built at Polytechnic University for training
5 October 2005

The Hong Kong Polytechnic University is planning to invest HK$500 million to redevelop the existing teaching staff quarters into a four-star teaching and training hotel. It is expected that the hotel will be completed by the end of 2008, providing about 300 rooms for training.

The teaching hotel, covering an area of 28,000 sqm, will include a teaching building, a teaching hotel and a teaching staff dormitory. The president of Polytechnic University, Poon Chung-kwong said that as the hotel will be used for teaching and research purposes, rental rate of hotel rooms will be set according to that of other four-star hotels in the same district. Although the hotel charges room rate, it does not intend to compete with other high-end hotels in Tsim Sha Tsui.

Hong Kong Economic Journal

Acute shortage of factories forecast
9 November 2005
South China Morning Post

The shortage of industrial properties is set to become acute as more industrialists, eager to take advantage of the third phase of the Closer Economic Partnership Arrangement (Cepa) next year, acquire units to set up satellite factories in Hong Kong, according to a report by CB Richard Ellis (CBRE).

The report, on the performance of the industrial property market in the third quarter, attributed the shortage partly to redevelopment of premises for alternative use, and a lack of new supply.

"Demand for factories is forecast to pick up as some industrialists, particularly those in the garment industry, are acquiring units to establish satellite factories to harness beneficial trade arrangements in the SAR," the report said.

The third quarter of the year saw the rental and capital value of factory properties going up by 5.2 per cent and 9 per cent respectively, CBRE said.

The report also highlighted the fact that the supply of warehouse facilities was fast running out thanks to the increase in Hong Kong's external trade, especially in prime locations such as Kwai Chung and Tsuen Wan.

The vacancy level averaged 2.3 per cent in the third quarter. And in the near future, there would not be any new supply, said the report citing the Rating and Valuation Department.

This was forcing some businessmen to consider using factory premises as alternatives for storage and warehousing which, the report said, could further worsen the shortage of factory properties.

"Much of the existing industrial supply, particularly in Kowloon Bay and Kwun Tong, which used to support the former Kai Tak Airport, is deemed obsolete and has been earmarked for redevelopment. As a result, factory capital values are expected to maintain high levels on the back of continued interest from end-users and yield-driven investors," the report said.

Meanwhile, the latest quarterly review from DTZ Debenham Tie Leung said the industrial and warehouse markets had benefited from increasing demand in the logistics sector. The average prime yields of industrial properties were around 6 per cent to 8 per cent.

Demolish our flats too, say owners Hoi Ming Court residents want a ruling to include their property in Tai Kok Tsui redevelopment
10 November 2005
South China Morning Post

Owners of a residential block in the middle of an Urban Renewal Authority (URA) project have appealed to lawmakers in their fight to be included in the redevelopment.

The Tai Kok Tsui building has been left in limbo since the developer baulked at the price demanded by some owners for their flats and aborted a planned buyout.

Families living in Hoi Ming Court say they now face years of noise and dust while three 39-storey towers are built around them.

A group of owners petitioned legislators outside the Legislative Council yesterday.

They are urging the URA to exercise its discretionary power to include Hoi Ming Court in the redevelopment and buy their flats under its rule setting compensation at the price equivalent to that of seven-year-old flats. The owners want this done before Nan Fung Development starts building the towers in Cherry Street, foundations for which were finished in May.

Nan Fung called off a buyout of Hoi Ming Court in July after five owners sought $10,000 per sq ft for their flats. It has 30 residential flats and four commercial units.

Owners who agreed to sell said they were disappointed that the deal fell through after efforts to persuade the objecting owners to change their minds failed.

"This puts us in a tragic position as they won't buy us out," one owner, a Mrs Cheung, said yesterday. "We have no choice but to move as two young kids cannot live in this environment. It is very dusty here and the project will take several years to construct."

The URA said it would not agree to the owners' demands and make an exception because Hoi Ming Court was not old enough to be eligible for redevelopment.

It said amending the site boundary of the existing project would affect not only the approved statutory scheme plan but also the basis of its development agreement with Nan Fung Development.

The Cherry Street project will include 520 flats when completed in 2008. The 48,500 sq ft site, next to Olympic Station, has a gross floor area of 459,000 sq ft.

In July last year when the project was first awarded, analysts estimated the project was worth about $2.1 billion. Some have suggested the inclusion of Hoi Mo Court would greatly increase the project value.

Yau Tsim Mong District Council member Lam Ho-yeung, who had been helping the affected owners until the collapse of Nan Fung's buyout, said Hoi Ming Court was an example of the problems faced by flat owners and developers in the redevelopment of old areas.

Nan Fung Development director Donald Choi Wun-hing said they had offered the owners up to double the market price for the flats but some were simply greedy. He warned they might not want to buy the flats even if all the owners now agreed to sell because it would involve substantial changes to the designs and require government approval, which could take two years.

Developer loses fight over SoHo renewal
Albert Wong
10 November 2005
Hong Kong Standard

One of Hong Kong's largest property developers, Henderson Land, has lost a High Court battle against an urban renewal project in the trendy SoHo area that was first proposed eight years ago.

Since late 1997, the site, which includes Staunton Street and Wing Lee Street, was designated a Comprehensive Development Area covering 4,400 square meters.

The Urban Renewal Authority planned to provide about 520 flats, 2,800 sqm of retail space, about 855 sqm of open space and a memorial square in honor of Sun Yat Sen, who once lived in the area.

But various lots of property in Staunton Street, Wa In Fong East and Cheung Wo Lane _ all of which were incorporated into the development area _ are owned by Henderson Land.

The property giant has been lobbying the Town Planning Board to remove its properties from the scheme since 2003.

Residents, meanwhile, who would be eligible for redevelopment compensation, have been protesting about delayed payouts.

Of 183 households that may be affected by the project, 60 are on Henderson sites. More than 400 people have written to the board to approve the renewal scheme.

The developer initiated its judicial review after the Town Planning Board in March 2004 decided not to accept their proposed amendments. Henderson claimed the board had failed to balance the interests of private landowners.

Justice Carlye Chu Wednesday ruled that the board is not an ``appeals board'' and does not have the power nor the duty to adjudicate.

But residents will still have to wait indefinitely for their payouts.

A spokesman for the Urban Renewal Authority said the board has yet to complete its approval of the scheme.

Even if there is no appeal by the developer, the board will still have to submit its decision to the Executive Council to await further approval before the authority can acquire the land and pay residents.

After the publication by the Planning and Lands Bureau of an ``Urban Renewal Scheme'' in 2001, the SoHo area was put on the priority list for redevelopment.

In March 2003, the authority submitted its draft plans to the board for consideration. Henderson Land made its objections to the board in December 2003 and again the following March. Their proposals were rejected.

In a judicial review, Henderson Land claimed the interests of private property owners were being unlawfully subsumed by the Urban Renewal Authority, especially since the developer had already been given permission by the Building Authority and the Town Planning Board itself to conduct its own developments.

It further claimed the board had been unreasonable in refusing to amend the scheme, since there was no evidence to suggest that the removal of Henderson properties would jeopardize it.

``The planning permission previously approved by the board,'' for Henderson to conduct its own development, ``does not give rise to a presumption in favor of preserving the applicants' rights,'' Chu ruled.

The board's opinion that the redevelopment scheme is not viable without Henderson's properties ``are matters for planning judgment, which the board is entitled to take,'' the judge ruled.

She noted that the Urban Renewal Authority is also obliged by law to take due care of its finances.

If the renewal scheme cannot proceed and generate wealth for the authority, ``public interest will be affected in that there will not be urban renewal either in the scheme area or other areas,'' she noted.

The Town Planning Board welcomed the ruling.

Investors eye Kwun Tong potential
SHKP expected to play a big role in redevelopment plans, as property transactions in the area rise
9 November 2005
South China Morning Post

Investors are turning their gaze on Kwun Tong, where the Urban Renewal Authority (URA) is planning a $25 billion project to rejuvenate the ageing district and make it a commercial and retail hub for eastern Kowloon.

The new-look Kwun Tong could have, among many other highly contemporary features, underground streets for shopping modelled after those in Tokyo's Ginza district, tunnels for vehicles and an open-air amphitheatre.

The project could take up to 10 years or more to complete, the URA has said.

The first step in the project would be to clear the area between the Kwun Tong Government Offices building in Tung Yan Street and the nearby bus terminal.

The project - Hong Kong's biggest redevelopment ever - will cover about 5.1 hectares of land in the heart of Kwun Tong, bounded by the MTR station, Hong Ning Road and Hip Wo Street.

About 5,000 residents living in 23 run-down blocks dating from the 1950s would have to relocate. Compensation for residents alone could cost the URA more than $10 billion, according to initial estimates.

A huge rehousing exercise is also expected. One of the options under consideration is to offer affected residents flats under the Housing Authority home ownership scheme.

There are about 16,000 completed home ownership scheme flats lying idle following a government ban on sales that aims to shore up the private property market.

The URA has set up an advisory committee to gather the views of residents on what they would like Kwun Tong to become. This approach to redevelopment would entail several rounds of discussion before the project was approved.

Private developer Sun Hung Kai Properties (SHKP), which has a landmark office-cum-retailing complex opposite the redevelopment site, is set to benefit from the Kwun Tong facelift.

Property consultant Lau Chun-kong, a regional director at Jones Lang LaSalle, said: "Obviously, the project would help to boost the profile of Sun Hung Kai Properties. I would not be too surprised if the developer played a more active role in the redevelopment project."

SHKP has long been a key player in Kwun Tong.

In the 1990s, the company started on its Millennium City project, a complex with grade-A offices and stylish retail shops near the Kwun Tong MTR station.

At present, the developer is supplying about three million square feet, almost two-thirds of the district's total, of grade-A office space in Kwun Tong.

In March, SHKP opened its APM shopping mall in eastern Kowloon, which has received more than 40 million visitors so far. About 70 per cent of the visitors came from outside Kwun Tong.

The developer has a successful track record of adding value to old districts, one example being Chelsea Court, near the Tsuen Wan industrial area.

"Kwun Tong has started to develop into a regional shopping and commercial centre," said Centaline Surveyors managing director Victor Lai.

"The district will see a dramatic revival with impetus from the redevelopment."

He said investors had their eye on the district, and the number of property transactions in the area has been on the rise. A 2,100 sq ft ground-floor shop lot at No 10 Tsun Yip Street, adjacent to the APM mall, recently sold for $10.5 million, according to Centaline Property Agency records. The lot was last traded at $6.5 million a year ago.

High-profile investor Lobo Law Ka-po recently bought several ground floor retail lots at Yue Man Square for $115 million, according to reports.

Maureen Fung, a general manager at Sun Hung Kai Real Estate Agency, said the big redevelopment project would brighten up Kwun Tong.

"We believe the redevelopment could benefit the whole district," she said.

The planning application for the Kwun Tong redevelopment is expected to be submitted to the Town Planning Board next year. The URA hopes to start acquiring properties by March 2007.

Once a booming industrial district, Kwun Tong was one of Hong Kong's first satellite towns.

Over the decades, however, it degenerated into one of the poorest districts. With a population of 570,000, Kwun Tong has become a focal point for the Commission on Poverty, a government body set up to explore ways to help deprived groups.

Elected Kwun Tong district council member Wilson Or Chong-shing, of the Democratic Alliance for the Betterment and Progress of Hong Kong, accused the URA of dragging its feet.

"We are disappointed that the authority chooses to have more talks but not start the redevelopment sooner," Mr Or said.

"The project has been discussed for decades and the views of the residents cannot be made clearer. Some residents fear they might have to stay in their run-down homes indefinitely if there continues to be all talk and no action."

Kwun Tong's $25b 'rebirth' begins - The huge undertaking, covering 1,600 property rights, aims to breath new life into the run-down industrial district
5 November 2005
South China Morning Post

Hong Kong's biggest redevelopment project kicked off yesterday amid predictions it will cost $25 billion and take 10 years.

The bill just to buy properties and pay compensation in Kwun Tong town centre is likely to cost $10 billion as the Urban Renewal Authority project rejuvenates the run-down industrial district.

The authority promised the redevelopment would bring more open space and a greater range of facilities, while old trees in the town centre would not be sacrificed. It refused, however, to disclose the development density.

It wants to submit a development plan to the Town Planning Board in June and start purchasing by March 2007.

David Lung Ping-yee, who chairs the authority's Kwun Tong district advisory committee, said it had to study how to come up with such a huge amount.

Speaking after the committee's first meeting, Professor Lung said the most difficult part was to secure the co-operation of various government departments, given the widely differing views on how the project should proceed.

Professor Lung, who heads the University of Hong Kong's architecture department, said the positioning of the new Kwun Tong was the authority's priority.

"Everyone at the meeting agreed it was not just a Kwun Tong issue, it was a city-wide project. There were views that Kwun Tong should be the commercial and financial centre of east Kowloon."

The project, which affects 23 buildings and 1,635 property rights, was announced early in 1998 by the dissolved Land Development Corporation. It was passed on to the Urban Renewal Authority after it was set up three years later.

A survey commissioned by the authority found that most residents thought the buildings were so run down and the living environment so dire that they preferred a complete redevelopment over renovation.

The 5.3-hectare project includes Yuet Wah Street bus terminal and the area bordered by Hip Wo Street, Mut Wah Street, Hong Ning Road and Kwun Tong Road.

Professor Lung said the authority would listen to those residents affected and stressed consensus was the prerequisite of making any master plan.

A dozen residents attending the meeting sought guarantees that the project would start at the earliest and not be put on hold again.

Their demands include purchase and compensation offers to all those affected simultaneously, contrary to the authority's plan to roll out the project in phases.

Professor Lung vowed the authority would balance the interests of various parties, such as residents, shopkeepers, hawkers and minibus drivers.

More information of the Oil Street development from the Chinese press :

價值百億地王 政府見財化水
油街規劃推倒重來
29/10/2005
http://the-sun.orisun.com/channels/img/endmarker.gif

城市規劃委員會昨日召開會議，研究北角油街原物料供應處及臨海地皮規劃的修改建議，會議否決了由多個關注維港發展團體提出的規劃建議，但接納應在原規劃撥出更多休憩用地及減低樓宇高度，委員會亦將規劃大綱發還規劃署重新諮詢。此舉推翻了市場估值達一百億元的油街地皮發展計畫，而新規劃由諮詢到重提城規會研究，估計最少要兩年才能重投市場。

這個早在九七年獲城市規劃委員會通過的發展大綱圖，原可興建住宅及商廈，可發展樓面面積達十二萬三千四百平方米，由於坐擁維港靚景、又是港島地鐵沿線的罕有商住綜合發展區，多年來均穩居「地王」席位，發展商多番勾地，均因政府惜地如金而不達標。政府內部曾評估，豪宅市道交投暢旺，刺激市場對貴價地皮的需求，估計油街地皮可為政府帶來豐厚收入。豈料城規會昨日駁回油街規劃大綱予政府重議。

重新諮詢延遲兩年發展
由於規劃署要重新諮詢居民意見，將來的新建議或會與修訂地積比率、發展密度、高度限制等發展參數掛，一旦修訂參數，土地價值勢將受到影響。

與多個關注維港發展團體一起爭取重新規劃的立法會議員蔡素玉表示，昨日的決定已推翻政府本來的規劃，由於規劃署要重新諮詢市民意見，整個發展項目估計要延後兩年以上，她說：「幅地已經勾地表，隨時會賣出，政府以為貪快過關，誰知現在要從頭來過。」

建議增加休憩用地面積
今年七月，「共創我們的海港區」、「想創維港」及東區區議會等團體，先後就原規劃提出反建議，要求大減住宅及商業大樓的發展地積比率，總發展樓面面積減至六萬八千八百平方米，較原來規劃減少約四成，臨海樓宇亦須呈階梯形發展，最近海的樓宇僅高三十層，其後的樓宇可高四十二層等，地皮內規劃作休憩用地的面積亦應大增。

這個建議與油街原來規劃分別甚大，按原來建議，油街可建樓高達五十多層的大廈，但團體批評會造成屏風效應，阻擋內街空氣流通，結果關注維港發展的團體與地區組織攜手，一致向城規會提反對意見，終成功推翻油街原規劃，政府的如意算盤亦打不響。

I hate those NIMBY!!!!!!!!!! :bash: :bash: :bash: :bash:

Rejected Wan Chai street renewal scheme wins award
12 November 2005
South China Morning Post

Campaigners may have lost their battle to save Wan Chai's "Wedding Card Street", but their efforts have won recognition from the city's professional planners.

The Hong Kong Institute of Planners has awarded a silver medal to an alternative plan for Lee Tung Street produced by a community group.

The awards adjudicating panel said the "people-oriented" scheme - which aimed at "creating a sustainable Wan Chai" - was a good example of solving development problems by the community, even though it was ultimately rejected by the Town Planning Board in August.

"The submission was significant in heralding a new era of planning professionalism which has not hitherto existed in Hong Kong," it said, announcing the award. "As a local pioneer of advocacy planning in the territory, the process marked a departure from the top-down or developer-led convention."

The proposal was devised jointly by affected residents and shop owners with professional volunteers as an alternative to the Urban Renewal Authority plan for a standard high-rise development.

It included the maintenance and renovation of some tenement buildings in Lee Tung Street, renovation of the street as a pedestrian area, five new apartment blocks and the preservation of pre-war buildings in Queen's Road East.

"In spite of the concern about practicality and that the scheme might push the traffic problems to other parts of the district, the project was commendable as a grass-roots initiative to reach a reasonable scheme accommodating community interests."

Planner Kenneth To Lap-kei, who helped devise the proposal, said he was pleased with the award.

"We are happy that the efforts of residents' participation have been recognised. It also shows that the URA is impenetrably thickheaded as a lot of people are made to suffer because urban redevelopment has been badly handled," he said.

Four other entries were given Certificates of Merit in the annual awards: MTR Corporation's "Master Layout Plan for MTR Tung Chung Station CDA"; the Urban Renewal Authority's "URA Malloy Street Project for Conservation and Revitalisation"; the Planning Department's "Development of 3D Technology in Planning Department and its achievements in improving planning practice and enhancing public participation"; and Urbis Limited's "Xiang Zhou To Tang Jia and Qianshan Waterfront Districts, Zhuhai City".

Eleven entries were submitted.

Rules cannot be bent for a tower in limbo
11 November 2005
South China Morning Post

Private property rights are sacrosanct. But the unfortunate situation which has arisen at Hoi Ming Court shows what can happen if some are prepared to push their rights too far. For more than a decade, the 16-storey residential building was the jewel in a dilapidated part of Tai Kok Tsui. Amid a sea of crumbling blocks, it was the only one that was redeveloped, providing its owners with accommodation that was a cut above the rest. Ironically, their nightmare began when the Urban Renewal Authority decided to redevelop the area.

Fair means were used in an attempt to persuade the occupants to move out so the whole area could be redeveloped. Developer Nan Fung was generous when trying to buy the flats, offering way above the market price. Securing the building would make the redevelopment bigger and more profitable.

But five owners held out for what can only be regarded as astronomical prices, so the developer decided to abandon the acquisition. Instead, it has proceeded with the redevelopment by leaving Hoi Ming Court as it is. Even if the five owners were to change their minds now, Nan Fung has said it would not be interested in striking a deal because modifying the plans could put back the project by two years. By now, the owners have suffered serious noise and dust pollution as the blocks around them were demolished. Several more years of the same await them as construction of new blocks takes place. When the work is completed in 2008, Hoi Ming Court will be dwarfed by three blocks of between 43 and 50 storeys.

Those owners who want to sell have called on the Urban Renewal Authority to include Hoi Ming Court in the redevelopment, so that it could use its statutory powers to forcibly acquire the properties of those who are unwilling to sell. But it is difficult to see why the authority should accede to the request. As the building is relatively new, compulsory acquisition cannot be justified. If the authority were to bend the rules to favour the majority of residents who are willing to sell, it would set a very bad precedent.

Although the owners who refuse to sell in this case might be said to be motivated by greed, the market rate cannot be applied to every situation. A person's emotional attachment to their property can be priceless. The essence of private property rights is that no one should lightly be forced to give up their property for an unacceptable price. It is a right they can only be required to yield when there is a stronger competing interest. That is why the law provides that compulsory acquisition of private property can only be undertaken by a statutory authority for a genuine public purpose.

Hoi Ming Court does not pass this test. Had good sense prevailed - and all residents agreed - everyone would have been richer and happier. Sadly, this did not happen. But the residents' plight is no excuse to stretch the law.

Investors eye Kwun Tong potential
SHKP expected to play a big role in redevelopment plans, as property transactions in the area rise
9 November 2005
South China Morning Post

The new-look Kwun Tong could have, among many other highly contemporary features, underground streets for shopping modelled after those in Tokyo's Ginza district, tunnels for vehicles and an open-air amphitheatre.

What undeground streets are they talking about? Ginza is primarily a traditional European-ambience shopping street. On Sundays it's even closed to cars. And there are no underground streets there! :bash:

What undeground streets are they talking about? Ginza is primarily a traditional European-ambience shopping street. On Sundays it's even closed to cars. And there are no underground streets there! :bash:


Ginza has small underground arcades (mini-shopping malls). I've been into one before. But then I think that if they say Shinjuku, it will be better.

Bid to preserve Soho magic

Now that Hong Kong's famous Wedding Card Street has officially become a developer's playground, four long- term residents of the Soho area of Central are fighting to save their community from the same fate.

Albert Wong
Hong Kong Standard
Monday, November 21, 2005

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Now that Hong Kong's famous Wedding Card Street has officially become a developer's playground, four long- term residents of the Soho area of Central are fighting to save their community from the same fate.

"The government doesn't have the guts to say `no' to developers," charged John Batten, the owner of a Peel Street art gallery. "Lay people do not get any protection or help when it comes to preserving their community."

The Town Planning Board is supposed to regulate development "but it is toothless," he said, adding that its composition puts the real clout in the hands of government officials rather than the ex officio lay members of the community.

To support his case, he points to the fact that Rita Lau, permanent secretary of the Housing, Planning and Lands Bureau, which puts up sites for land auctions, is also chairwoman of the board.

Batten and fellow residents Roger Ho, Katty Law and Rebecca Ng, have taken it upon themselves to propose an alternative to glassy skyscrapers and concrete parks in an area cherished for its old buildings, small shops and narrow streets.

"We are not against development," said Batten, "but we think that there should be appropriate and sensible development in keeping with the character of the community. This should be a low- rise area," he said, pointing with exasperation at a picture of CentreStage, a new high-rise Henderson Land development rising above Hollywood Road.

The dilemma residents face in preserving neighborhoods is emblematic of the growing clash between the Hong Kong government's tear-it-down-and- build-something-new attitude toward redevelopment and increasing awareness on the part of some residents of the historical importance and ambience of areas like Soho.

Currently at issue is the former police quarters on the corner of Aberdeen Street and Hollywood Road that is on the application list to be auctioned off to a developer.

Between 1890 and 1950, the site was the original home of Queen's College before it moved to its present location in Causeway Bay. From 1950 to 1997, it was used by the police to house married staff.

In 1997, the government applied for the site to be rezoned into a residential site so that it could be auctioned off. At the time, the government did not notify residents or hold any public discussion; it merely complied with the statutory requirement to place a public notice in a newspaper, residents said.

"Who reads the gazettes?" Ho asked.

A developer may now be able to trigger an auction of the site by submitting a bid to the Lands Department. The Town Planning Board said the market value of the site had not been assessed but would be once a bid was received.

The four residents hope to stop the process and have already submitted to the board a formal application to re- zone the site back into government property.

What these four people began as a nuisance has evolved into community- wide opposition to what is perceived as the government's disregard for the views of local residents.

Nearly 175 letters of support have been sent to the board and 500 people have put their names to a signature campaign.

Most residents in the area are elderly, Law said, and are not used to speaking up for themselves. But when Law and the others began publicizing the issue and the reasons behind the signature campaign, "they immediately knew what we were talking about," she said.

"We just want to tell the government the reality [of people's views]," Ho said.

With local support, media attention and interest from the likes of Alan Leong, chairman of the Legislative Council's West Kowloon cultural district development subcommittee, they expect not to be easily dismissed by the board.

"They will have to have a pretty good excuse to dismiss us," Ho said.

With development comes not only pollution problems, but also the hassle of fitting utilities, pipes and cable TV.

In Soho, the intricate and restrictive road network enhances all those problems, frustrating the residents.

"These roads cannot get any wider," said Batten.

The alternative proposal the four are pushing would preserve 14 trees and two stone walls while developing the site into a historic and cultural compound, including museums, galleries, studios and a public library or a swimming pool for the area.

There would be 1,000 meters of public garden with seating, and any new buildings would be low-rise and sensitive to the area.

Ideally, they would like to see a comprehensive cultural and heritage zone for the whole area but that battle will come later.

"Immediate action is required to save this piece of land from turning it into yet another monstrous, faceless building which threatens to destroy the very character of this area," the four residents said in their letter to the board.

The board said it will consider their application at a meeting with residents Friday and respond accordingly.

The four residents met recently in Batten's gallery to plan their presentation.

"You don't need expensive consultants to say that with development, you get pollution, clogged roads and loss of sunlight - it's obvious, just look out the window. And it's important to appear to be who we are: residents who are concerned about their homes," Batten said.

Law will tell the board that it comes down to preserving quality of life. She has lived in the area for almost 40 years, since she was a year old.

"I used to love just walking around the old streets. If you just open your eyes and pay more attention, you can see the heritage, the `old Hong Kong'," she said.

Now, she has two children: "I just want them to live in a nice environment."

They all agreed that the popularity of Soho and the replacement of traditional printing and porcelain shops with restaurants and bars has enriched many of the old landowners in the area.

Visitors are drawn to Soho's "mix of old and new," said Ng.

Too much new development will change Soho's character and "destroy the area's tourist potential," Law said.

Batten said that come Friday, there is likely to be a compromise, although he has not thought about what to do next.

"We've already come a long way," he said.

Ho said: "We just want them to know that residents have a view about their homes."

Old residential buildings ripe for the picking
23 November 2005
South China Morning Post

Developers are in the hunt for old residential buildings in Hong Kong's luxury neighbourhoods as the government considers relaxing rules governing the compulsory sale of properties.

Property consultants said Mid-Levels, Happy Valley and Kowloon Tong were the targets and developers were offering double the market price for old flats to secure building ownership.

"Luxury residential land sites are relatively scarce on the land application list. Acquiring old buildings to redevelop would be an alternative way to beef up developers' land bank mix," Midland Realty sales director Patrick Fung Kim-chiu said.

"The relaxation of the rules governing compulsory sale of properties slated for redevelopment should spur market demand for these old buildings."

The statutory threshold for compulsory sale is now 90 per cent of units in a property. The government will consult the industry by the end of next month on whether it should lower the threshold to 80 per cent or below.

Cheung Kong (Holdings) is one of the most enthusiastic developers to snap up flats in old buildings in recent years. The blue chip developer has been buying units in Moon Beam Terrace and Luso Apartments on Alnwick Road in Kowloon Tong after it last year secured 46 of 50 units, or 92 per cent of the property rights, of nearby Fortune Villa.

New World Development is another active player. The developer is looking for a compulsory sale for Villa Splendor in Tai Hang after securing more than 90 per cent ownership.

Property consultants said the lucrative redevelopment potential of old residential buildings had caused owners to jump on the bandwagon.

Agents said at least seven old residential buildings in traditional luxury districts were being put up for tender by owners. These include 105 Robinson Road in Mid-Levels, 15-15A Belfran Road in Kowloon Tong, 5 Star Street in Wan Chai and 36 Marble Road in North Point.

Herrick Lee Kwan-yee, a director of the investment division at Colliers International, said: "Price is the key. When the market is in an upturn, an individual owner can command a higher price than through a collective sale."

But not all property owners are swayed by the high prices offered for their flats because they are emotionally attached to them. This is especially true of older residents who might have lived in a neighbourhood for decades.

Savills director of investment Tim Wong Ming-tim said: "There are always pros and cons for redevelopment. For society as a whole, it would be beneficial to demolish old and decaying buildings. But people are also compassionate and they feel guilty turfing out elderly people and asking them to find a new place."

Sincerity and patience could sometimes win the day for elderly owners, but other owners had paid the price of being greedy, experts said.

The saga of the 16-storey residential building Hoi Ming Court in Tai Kok Tsui is one recent example.

Five of the 30 owners had held out, hoping to get an astronomical price for their flats from Nan Fung Development. The deal finally fell through after the developer decided to abandon the acquisition, leaving these owners in limbo and facing years of noise and dust as three 39-storey towers will be built in the neighbourhood.

Lowering the threshold for compulsory sale may smooth the redevelopment process, but Isaac Ng Ka-chui, an Urban Renewal Authority committee member, said the change would not speed up urban renewal in districts which were in need - such as Shamshuipo - because developers were only interested in prime areas.

hola que hermosooo

I believe its crucial that specific districts be protected in hkg ... protecting one or two buildings is a start but it does not solve the problem at hand ... 21st century is about sensible development ...

Vitality of city being sacrificed for money

Hong Kong needs to involve district councillors in the urban planning process to save the territory's metropolitan landscape, a conference on urban regeneration was told.

Andrea Chiu
Hong Kong Standard
Thursday, November 24, 2005

Hong Kong needs to involve district councillors in the urban planning process to save the territory's metropolitan landscape, a conference on urban regeneration was told.

In a presentation called "Destroy Hong Kong," controversial local theater director and architect Mathias Woo Wednesday accused the Urban Renewal Authority of prioritizing money over the city's vitality, and in the process sacrificing neighborhoods such as Wan Chai. "Why use HK$30 billion to build Disneyland and [at the same time] destroy Wan Chai?" he said. "They ignore heritage to build big buildings that are 60 stories. Why? The only reason is it makes more money."

Woo suggested giving district councillors more influence on urban planning to help curtail the sameness of city building. In his policy address last month, Chief Executive Donald Tsang pledged to expand district councils' power.

The forum brought together a wide spectrum of local and international experts including architect Steve McAdam, a member of the London Olympic Games' masterplanning team, and Hong Kong University department of architecture head David Lung.

"There is a lack of ownership in the Hong Kong fabric," architect and harbor activist Jonas Chan said at a post- forum roundtable. He called on people to take responsibility for their own neighborhoods, which, in turn, would empower their local councillors.

Wan Chai District councillor Mary Ann King said it is important for her and her counterparts to have a larger role in urban planning because they better understand local needs and sentiments.

She gave as an example Wan Chai, where deep-rooted communities are being bulldozed as part of a large urban renewal project. Residents, she said, do not want "mega-buildings" overwhelming the neighborhood's small streets that date back 90 years. "Giant buildings will upset the environment," King said. "We don't mind development but it should be sensible."

In addition to engaging the public, she said the government needs to properly educate citizens so they can make informed decisions about urban planning. She described the Urban Renewal Authority's methods of public consultation in Wan Chai as "anti-intellectual and inaccurate." The average person cannot give an informed opinion because they do not have a well-rounded grasp of the issues, even after "a 40-minute PowerPoint presentation," she said.

An Urban Renewal Authority spokeswoman said: "The authority respects the opinion of district councillors very much and keeps close contact with them for every project."

灣仔重建規劃﹕莊士敦道倡改單向行車
11月 30日 星期三 05:05 更新

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【明報專訊】市建局在灣仔這充滿歷史建築的舊區，已陸續收購逾14幢樓宇重建或保育，市建局將擺脫昔日項目各自發展的模式，投入更多資源協調項目設計及綠化鄰近街道，建議莊士敦道行人路拓闊至電車路旁，務求將這些「點」串連成線，翻新整個灣仔面貌，又仿效澳門的「議事亭前地」建築，替歷史建築前方預留更多空地作陪襯。

拓闊行人路 建築物留「前地」

市建局正進行灣仔總綱構想諮詢工作，以整區的規劃角度協調各項目發展。市建局高級規劃及發展經理區志偉表示，灣仔會以「點線面」的形式規劃，透過開展項目重建或復修工程，藉以向路政署、康文署等政府部門溝通協調，爭取同時間翻新附近一帶街道，以及進行綠化工程。

他舉例，即將開展的利東街重建及船街項目，街道將劃為行人專區，方便市民穿梭，而運輸署正研究如何改善莊士敦道交通，建議將之改為單向東面行車，將行人路拓闊至電車路旁，市建局則配合提供設計，可望將各式景點連接起來。

區志偉又指會仿效澳門建築物的「前地」特色，如發展利東街，3幢受保護的唐樓前的一片空地將會保留，讓市民「影相會有位站立」，並令這些歷史建築在鬧市中更引人注目。

Walls come down as plan to redevelop village is approved - Nga Tsin Wai will become part of a housing and shopping complex, but sections of it will be preserved
16 November 2005
South China Morning Post

A project to turn the 800-year-old walled Nga Tsin Wai village in Wong Tai Sin - hailed as the last cultural relic in downtown Kowloon - into part of a luxury residential and shopping complex has been approved following years of wrangling between conservationists and residents.

After repeated petitions by residents, the Wong Tai Sin district council last week approved the redevelopment project, reversing its decision five years ago to preserve the village as a cultural heritage site.

Parts of the village will remain, however, and the new ruling calls for the preservation of the clan hall, Tin Hau goddess temple and an ancient arch, which can be traced back to the Soong dynasty

The 50,000 sqft site, comprising a myriad of ageing one- to two-storey houses, is surrounded by mostly high-rise public units built by the Housing Authority.

Of the 50 families living in the village, only two tenants are opposed to the redevelopment.

Before the now-defunct Land Development Corporation - subsequently replaced by Urban Renewal Authority - announced plans to redevelop the walled village in 1993, Cheung Kong (Holdings) had already acquired more than a third of the properties in the village.

The private developer reportedly now owns almost 80 per cent of the properties.

Cheung Kong plans to build two 25-storey residential-cum-commercial blocks with about 650 units and a 10-storey office building on the site.

The renewal authority will likely have to carry out the redevelopment project in a joint venture with Cheung Kong.

The Nga Tsin Wai village site is close to another 137,000 sqft site acquired by Sun Hung Kai Properties last year. The developer plans to develop a luxury apartment block there with 250,000 sqft of retail space.

Work is expected to be completed in 2009.

The completion of the two projects would turn the run-down area into another residential and commercial hub serving southeast Kowloon, according to some market watchers.

Executive director of CB Richard Ellis Yu Kam-hung said the development potential of the area was excellent. "It is a very big site, and I expect it to become another self-contained luxury residential area in the district," Mr Yu said.

Village representative Ng Chin-hung said the district council's decision was long overdue. "The living environment in the village is very poor. Most people want the government to redevelop the place soon and get rehoused," he said.

Villagers claimed they had been offered compensation of $4,800 a sqft in 1999, but they hoped the authority would consider making a better offer.

However, Pang Shiu-kee, managing director and property surveyor of SK Pang Surveyors, estimated the land was only worth about $4,000 a sqft.

The cost of the redevelopment project would be about $2.5 billion, according to Mr Pang.

Village representative Mr Ng blamed the district council for the delay in the redevelopment. The project had slowed down in 2000 after the Wong Tai Sin district council passed a motion demanding the entire walled village be preserved.

This was despite the fact that the Antiquities Advisory Board determined that the village homes did not possess a heritage value worth saving when it visited the area in 1994, 1999 and 2000.

Veteran councillor Wu Chi-wai, of the Democratic Party, said councillors had no intention of holding up or halting the project.

"We only asked the government to preserve what should be preserved. If the government was satisfied that nothing needed to be preserved, there was little we could do," he said.

"We were aware of the slow progress of the project, but we had thought it was because of some compensation disputes. It was not until recent months after petitions by residents that we knew they had misunderstood [that] our 2000 decision was meant to block the project."

He said that, in any case, the progress of the project would have been slowed by the market downturn. "The authority did not have adequate funding to do the redevelopment anyway," he said.

A spokesman for the Urban Renewal Authority said: "The [authority] will now proceed to [make] preparations for redevelopment while putting together with the help of conservation experts [a] plan on how to preserve the relics in a serious and meaningful way."

The spokesman said residents and district councillors would be consulted when more details of the redevelopment plans had been made public.

Nga Tsin Wai village is among the oldest in Kowloon, and is the only traditional Chinese walled village in the urban area. The clan hall and the Tin Hau Temple in the village have remained intact.

The walled village was designed in a grid with homes connected by six narrow alleys. The village has been home to generations of three indigenous families - the Chans, the Ngs and the Lees.

Historians and urban conservationists had staged a fight to block the redevelopment, saying the village should be preserved and turned into a heritage park.

Previously, the village featured a watch tower, a moat, and a drawbridge. The moat was filled up during the Japanese occupation. Two cannons were buried near the entrance.

Once every 10 years the village celebrates the Tai Ping Ching Chiu festival to thank the goddess of Tin Hau for pacifying the sea and driving away evil spirits. The last festival was held in 1996.

Residents wary of plan for Sai Ying Pun

The Urban Renewal Authority plans to spend HK$357 million to turn a decrepit area of Sai Ying Pun into a public park with just one residential skyscraper and a few small shops.

Winnie Chong
Hong Kong Standard
Saturday, December 03, 2005

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The Urban Renewal Authority plans to spend HK$357 million to turn a decrepit area of Sai Ying Pun into a public park with just one residential skyscraper and a few small shops.

However, a Central and Western District councillor fears that many of the 180 tenants living in the area may not agree with the redevelopment plan unless they are adequately compensated.

The 19,000-square-foot area is bounded by Yu Lok Lane and Centre Street. It is currently cluttered with 21 old buildings, eight of which date before World War II while the others are at least 40 years old.

The authority proposes to keep one 60-year-old, two-story building, complete with its balcony and wooden ladder as part of the "old Hong Kong theme" for the park which will encompass two-thirds of the total area.

It will build a 30-story block comprising 220 flats in the residential section, with about 1,350 sq ft of floor space reserved for shops.

The authority's senior planning and development manager, David Au, said that as Sai Ying Pun has a high population density, there should be more open space for residents.

To do so, the authority will have to acquire 47 property interests.

"In fact, many lanes in the area had in the past been designated as leisure space. However, because of individual property interests, the government found it difficult to develop [the area]. So we feel the best way forward is via urban redevelopment," Au said.

The authority will first have to obtain the consent of the Town Planning Board and the approval of the Chief Executive in Council, the government's top decision-making body, before it can offer compensation or rehousing to tenants in exchange for the properties.

It is expected that the acquisition process will start in 2007 and the redevelopment completed by 2012.

However, Central and Western District councillor Kam Nai-wai said the project may not be welcomed by all tenants.

He said a similar plan in 2002 around First and Second streets was met with strong opposition by many tenants who said the compensation they were offered was not enough to find comparable accommodation in the same area.

"Even though their buildings are old, some residents may not welcome the redevelopment plan, especially as they do not know the compensation they can expect from the authority," he said.

A flat owner, surnamed Ho, did not agree with the development plan saying she will not be able to buy a similar- sized flat with the same quiet environment. A tenant, Lam Sau-kwong, said the provision of more leisure space is a good idea but he is not sure if he will be able to get another flat in the same area.

重建大計保留百年舊樓
塘西故城變身小綠洲
03/12/2005
太陽報

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市區重建局準備耗資三億五千七百萬元，推行西營盤餘樂里及正街發展計畫，改變西區舊貌，把一片殘破不堪的塘西故城，轉化成一個歷史主題公園及住宅用地，並構思將之打造一個市區小綠洲，預計約有八十戶家庭，共約一百八十人受影響。有關計畫待城規會及行政會議通過後展開收購行動，並於二○一二年完工。

市建局發展總監李敬志表示，重建計畫的初步構思，是盡量在地面騰出空間，建造有獨特園藝設計的休憩公園，營造懷舊情懷，反映西營盤傳統的地區特色。市建局會再與居民商議新構思，及尋求歷史學家和建築設計專家提供協助。

保留兩老樹增綠化空間
該建議項目新落成的樓面，集中在一座離地二十多呎的住宅大廈，預計三十層高、可提供約二百二十個單位，及約一千三百五十平方呎的商業樓面。李敬志續稱，整個地盤會發展成市區小綠洲，為公眾提供面積近一萬二千平方呎的休憩公園，在重建範圍內，將最少會保留其中兩棵樹齡較大的樹木，又會種植新樹木，增加綠化空間。

重建地盤面積共一萬九千六百平方呎，休憩公園將佔地六成，是市建局規劃中地面面積比例最大的公園。該重建區現時有二十一幢樓宇，大多建於四、五十年代，樓高兩至三層，樓宇情況十分殘舊，無法進行具效益的復修，部分戰前樓宇甚至沒有基本生設施。但市建局會保留其中一幢逾百年樓齡的樓宇，納入休憩公園範圍內，以保留古舊特色。

李敬志指出，預計受計畫影響有四十七個業權，八十多戶家庭共約一百八十人，該局在取得城規會及行政會議批准後，於○七年初展開物業收購工作及處理租客的安置補償，並按該區樓齡達七年以上的樓宇為準則，估計開支為一億一千九百萬元，而整個發展計畫成本，包括建築費等，合共約為三億五千七百萬元，預計可於二○一二年完工。

發展計畫昨日刊憲，待城規會及行政會議批准後，正式按同區七年樓齡收購物業，及向租客提供現金補償或公屋安置。據美聯物業數字，附近七年樓齡的「雅賢軒」最近成交呎價為約四千元。

港島西被視「油田寶庫」
美聯物業中西半山營業董事馮劍釗稱，發展商求地若渴，港島西區更屬「油田寶庫」，相信即使餘樂里項目的商住面積比例較低，但主題公園加上日後的地鐵西港島線，對買家有一定吸引力，應可如西營盤第一、二街重建項目般受多個發展商爭奪，每平方呎成本價可達五千元。

市建局為受重建影響的居民，成立聖雅各福群會市區重建區服務隊，提供幫助。連同今次項目，市建局自○二年起，共開展二十三個重建項目，總成本估計約為一百八十億元。

I pitty on you, do you think anyone reads your article apart from you obviously.

Actually a lot do, and there are plenty of discussions in the Hong Kong subsection, and obviously you came in here. Scroll back a page and check out the comments left by other forumers. Cheers. :)

im reading!!! support!!!

TST East faces urban decay
Even a new rail link has failed to draw shoppers to the area
7 December 2005
South China Morning Post

Investors and retailers in Tsim Sha Tsui East hoping for a boost to their businesses after the opening of a new rail link between Hunghom and Tsim Sha Tsui a year ago appear to have lost out. The line has failed to draw shoppers to the area, as some analysts had expected.

And with Hong Kong's biggest nightclub, China City, due to move out on Friday, the area is likely to become even less attractive as a commercial hub, according to some market watchers.

CB Richard Ellis executive director Yu Kam-hung said the business outlook in the area was gloomy.

"There can hardly be further development," he said. "It is a natural process of urban development, or decay, if you like. Hong Kong has developed into a financial centre. Most prime offices have moved to Central or Wan Chai. Tsim Sha Tsui East, where the offices were built to accommodate traditional trading firms, has inevitably become quieter."

Last year, the Kowloon-Canton Railway Corp opened East Tsim Sha Tsui, an interchange station with Tsim Sha Tsui station on the MTR. The government also has plans to relocate the bus terminal outside the Star Ferry pier on the Kowloon side to Tsim Sha Tsui East, making way for an amphitheatre at the Star Ferry site in a project to beautify the waterfront.

Ricacorp Properties sales manager Adam Lai warned that retail business in the area could be further hit when more construction work began.

"People will not go shopping in a big construction site. At present, the main park in the area - the Centenary Garden - is undergoing redevelopment. More hoardings would scare away shoppers," said Mr Lai, who cited the example of Wing On Plaza near an exit of the East Tsim Sha Tsui station, where more than a third of the shops have been idle over the past year.

Rents at the New Mandarin Plaza, on the periphery of Tsim Sha Tsui East, are between $70 and $115 per square foot, while rents at prime malls such as Peninsula Centre, where the China City nightclub is located, are about $130 a square foot.

These figures are 5 per cent to 10 per cent up from last year, but lag far behind the almost 200 per cent returns for some shops in the heart of Tsim Sha Tsui, according to Ricacorp Properties.

Sino Land is reportedly planning to renovate its two shopping arcades in Tsim Sha Tsui East - Tsim Sha Tsui Centre and Empire Centre - in an attempt to boost business.

A senior executive at a leading private developer said: "The multi-ownership of shopping malls in the district has made large-scale improvements difficult. One mall does some renovation, but others do not. It can hardly jazz up the whole district."

Albert Tong, deputy regional sales director (retail) in Kowloon for Centaline Property Agency, was more optimistic.

He said several new, upmarket restaurants would be moving into the area.

"At present, it is more or less a tourist precinct. But changes are expected around March or April next year," he said.

I'm reading on it too, thank you HKskyline

Vision builds up a winning complex
Great Eagle deputy chairman K.S. Lo wins honour for his foresight
8 December 2005
South China Morning Post

The vision of an old residential Mongkok transformed into a trendy shopping and hotel complex has earned Lo Ka-shui, deputy chairman and managing director of Great Eagle Holdings, the DHL/SCMP Business Person of the Year award for 2005.

With Hong Kong's business environment the best in six years, the judging panel said it was a difficult process choosing a winner.

"The winner every year deserves the award as there is quite serious competition," said Eden Woon, chief executive of the Hong Kong General Chamber of Commerce, who has sat on the judging panel for nine straight years.

As the winner this year, Mr Lo paid tribute to his family and especially to his parents.

"The Chinese characters in the name Great Eagle are made up of the characters for the names of my parents who are the founders of the company. I hope we will continue to bring pride to their hearts," said Mr Lo.

The owner of the Mongkok complex Langham Place, Mr Lo dismissed claims that retailers were being squeezed out by steep rental costs.

"We have spent a lot of money in upgrading the whole mall and the environment in order to encourage more traffic flow. The tenants should benefit in turn," Mr Lo said, adding that most tenants in the newly opened mall were already tied into two to three-year leases that could not be changed until they expired.

This year the panel awarded a new prize - the lifetime achievement award - to Chiang Chen, chairman and founder of Chen Hsong Holdings and Chiang Chen Industrial Charity Foundation.

"There are many people in mainland China who had suffered from the harsh economic environment by the time I set up the foundation. My desire has been to change China from an agricultural to an industrial country and further into a politically well-developed country," Mr Chiang said.

Phil Yang, senior vice-president of DHL, said 2005 had been a particular good year for Hong Kong and strong trade growth and buoyant customer confidence meant DHL could fast forward its Asian expansion plans.

David Armstrong, director, editorial at the South China Morning Post, also said 2005 had been a remarkable year, with China Construction Bank's US$8 billion initial public offering, the largest in the world, taking place in Hong Kong and the Housing Authority successfully relaunching its Link Reit which had attracted the likes of The Children's Investment Fund Management to be its largest shareholder.

The judging committee also named Alfred W.K. Chan, managing director of the Hong Kong and China Gas Company, as the winner of the executive award; Chow Yei-ching, chairman and managing director of Chevalier International Holdings, as the winner of the owner-operator award; Albert Wong, president of Eastern Worldwide Company, as the winner of the young entrepreneur award, while A.S. Watson Group won the international award, and Value Partners took the enterprise award.

I read them too so keep them coming. Thanks

I'm reading most of the articles as well!
THX to hkskyline

btw, i remember reading abt below project yrs ago...
was it on hold?


Residents wary of plan for Sai Ying Pun

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.

^^^ Will done on 2012...long way to go :)

I'm not too sure whether the Si Ying Pun project was proposed years ago and recently revived. There are a lot of old buildings in this area and redevelopment has been quite spotty. It doesn't seem high on the government's priority list, especially with much older district such as Sham Shui Po and Kwun Tong that are in more urgent need of attention.

灣仔舊街變身潮流區
10/12/2005

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免費奇幻表演
巡迴全球多個城市表演的索拉奇藝坊，十六日將在本港為結束亞太區巡迴表演作最後告別，昨更於海港城免費公演「奇幻之旅」的「空竹」表演。四名中國年輕表演者利用傳統中國玩意—搖搖，在人形金字塔上表演。

【本報訊】位處金鐘與灣仔新舊區交界的太古廣場是港島時尚消費點，發展商太古地產去年起擴大「地盤」，在廣場三座附近街道進行美化工程，吸引不少食肆和其他店舖進駐該區，令較舊的建築物增添一份時代感和潮流感。該處今年已有七間食肆開業，勢必將帶動附近舊街成為港島區另一至潮食肆及商舖集中地。

美化工程曾掀小風波
太古地產去年大事粉飾位於皇后大道東一號的太古廣場三座附近街道，在皇后大道東、萬茂里、星街、永豐街和永豐西街等街道鋪上新地磚、街燈及欄杆、又美化巴士站、更換新款路牌、廣植樹木綠化等。太古地產會承擔日後的維修保養，政府毋須付出額外費用。

太古地產發言人表示，集團早於五年前規劃太古廣場三座的美化工程，包括重鋪路面、更換新路牌、改善巴士站、興建連接地鐵金鐘站的行人隧道等，但主要工程去年才動工。在永豐街開業才兩個月的三文治店Pantry負責人亦對美化工程讚不絕口。美化工程曾引起小風波，香港貨車從業員職工會主席葉滿林便對美化後的路牌有疑惑，認為是有財團私下更換路牌，企圖限制車輛進入，將公共街道據為私產。但運輸署發言人強調，太古地產獲該署「港島區交通工程部」批准更換三十五個路牌，署方檢查過後，全部符合法定標準。http://the-sun.orisun.com/channels/img/endmarker.gif

變身銀座商場 鄰舖租金升兩成
東英重建店戶被迫結業
11/12/2005
太陽報

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【專案組記者陳佩雯報道】屹立於尖沙咀四十年的東英大廈將於明年初拆卸重建，變身成銀座式人氣商場，工程尚未展開，區內的商舖業主，便趁大量受影響租戶流出租務市場而大幅加租。東英大廈附近街道地舖加租平均達百分之二十，其中加連威老道、彌敦道、北京道等地舖加租情況最明顯。有在金巴利道經營結婚禮服租售店負責人表示，業主在重建計畫公布後即加租超過百分之三十，同街有不少商戶不堪加租而紛紛結業。

美聯物業九龍區舖位部助理營業董事呂炳坤表示，受東英大廈重建計畫影響，坐落於該大廈一至三樓的百多個商場商戶，需要全數遷出，搬往區內地舖繼續經營，加上受區內凱悅酒店重建影響的百多個零售商戶，尖沙咀區的商舖租售市場需求大量增加，地舖業主遂趁機加租。

呂炳坤透露，由今年中至上月的舖租加幅平均達百分之二十，其中位於漢口道、北京道、加連威老道及彌敦道等「一線街」的地舖加租情況最為明顯。

地舖依然搶手
以位於彌敦道一百三十二號至一百三十四號的一個相連地舖為例，面積共一千四百多平方呎舖位，租金由原來的十一萬七千元，大幅增加一倍至二十二萬元，又如加連威老道六十三號一個面積七百呎舖位，租金亦由原來的七萬二千元，增加至十一萬元。

業主自六月起雖陸續加租，但區內地舖依然「搶手」。在東英大廈附近、有「婚紗街」之稱的金巴利道，地舖租金自重建計畫公布後即時上調。經營結婚禮服租售店 Own Image的負責人Greenie Chau不諱言，業主在六月時要求加租百分之四十，協商後最終加租逾百分之三十，加幅是她開業六年以來最高的一次，她坦言惟有盡量節儉，又期望營業額回升可以彌補租金開支。

Greenie透露，現時「婚紗街」約有逾三十間婚紗店，其中小部分因不堪大幅加租結業，舖位隨即被具財力的商戶租用。

Push is coming to shove for urban renewal planners

Space, or the lack of it, is prompting pressure groups to try and force government planners into rethinking major urban redevelopment projects.

Andrea Chiu
Hong Kong Standard
Monday, December 12, 2005

Space, or the lack of it, is prompting pressure groups to try and force government planners into rethinking major urban redevelopment projects.

The government, constantly under fire for poor urban planning, is not doing enough to protect valuable public space according to organizations like the Conservancy Association, a group that promotes the conservation of natural and cultural heritage in Hong Kong.

The Housing Authority reported that in 2004, average living space per person in public rental housing was 123.8 square feet. That is less than one sixth the space the average American enjoys, based on US Census Bureau and National Association of Home Builders statistics.

Street-level space for the public diminishes as development increases, said the association's communication officer Martin Wan.

In every project, developers build out to the street and compensate with rooftop gardens, he said, adding that "we don't think you can compensate for the loss of public space because the owner still owns it."

Wan Chai District Council chairwoman Ada Wong said she doesn't think development is having a direct impact on public space, but the authority is not helping it either.

"The Urban Renewal Authority is developing many sites in Wan Chai, but they're not saying `we are developing the space to create a public piazza,"' she said.

The authority argues it has more than compensated with open space for the public in its 24 redevelopment projects.

A spokesman argued that the authority has provided about 38,000 sq ft of open space but acknowledged that while the space is supposed to be accessible to the public, only part of it is to be managed by the government while the rest is be privately owned.

Private owners have the right to restrict access and monitor the spaces with their own security.

"While the URA does its fair share to contribute to the creation of open space within the boundaries of its projects, it must address other equally important demands such as provision of [government/institution/community] facilities, conservation building of historical values and promotion of building rehabilitation," the spokesman said in a written statement.

British designer Thomas Heatherwick, who heads the redesign team for Wan Chai's Southorn Playground, said the issue is not about the quantity of public space but the quality of ways space is used.

"At the moment, [Southorn Playground] is very much dominated by sport. There's such a need in Wan Chai for public space that can just be public without being reserved for a football match or a basketball match," he said.

"The more we spoke to people, the more they told us they want a space for them to take their birds for a walk or they want a place to sit and eat their lunch, more trees, more green."

Polytechnic University associate design professor Michael Siu echoed Heatherwick's stance, saying "we need more space to allow people to think and intersect with other people."

He said that while sports facilities and children's play areas are great for the people who use them, they exclude other people from using the space.

A designer with special interest in public space and public furniture, Siu said kids' play structures, for example, should be designed so as to be more welcoming for the elderly to sit and watch their grandchildren.

Ng Mee-kam, associate professor of urban planning and environmental management at Hong Kong University, said that the effective use of public space benefits the entire city and is an integral part of sustainable development.

"Social aspects in public space, if well designed, can integrate with people's life pattern," she said.

"Land in Hong Kong is so important to so many people and so valued.

"Everyone is very greedy. Everyone wants to build to the last inch but they forget that the public realm and sustainability are very important, especially for the long-term quality of life and even the image of the city."

Yeah!! Land in HK is so important and expensive so use it well!!!.

蘇屋居民促落實重建
12/12/2005

【本報訊】五十多名蘇屋居民昨日到房屋委員會門外示威及高叫「房署報告，一拖再拖！」口號，不滿前房屋署署長梁展文曾承諾本年十月公布蘇屋的勘察結果，但房署現時反口說要改於明年一月始能公布，卻未有交代原因。民協主席馮檢基認為，事件令人擔心蘇屋樓宇結構是否惡化，以致房署才遲遲未能公布有關報告。

要求公布勘察結果
民協昨率領近五十名蘇屋居民到何文田房委會總部請願，要求房署盡早落實重建蘇屋，原區安置居民，並盡快公布屋勘察結果；示威者將請願信交給一名房署職員後和平散去。團體又表示，若房署兩星期內再不交代，將發起其他抗議行動。

蘇屋居民服務中心主席劉惠德稱，蘇屋於一九五九年建成，該綠柳樓地下至十五樓均有逾二百支鐵柱支撐各層天花及地板，走廊亦有一厘米闊裂痕，令人擔心該樓是否已變成危樓，但他引述房署指有關措施只是檢查設施。

於蘇屋居住了四十多年的陳紹強指出，內有三條長斜路，街坊多為長者，對他們造成很多不便，他認為政府應盡快重建該。居住蘇屋十多年的謝先生則表示，其單位天花及牆身均有石屎剝落，晚上地板亦不時滲出鹹水。http://the-sun.orisun.com/channels/img/endmarker.gif

Stock of the Bay
12 December 2005
Hong Kong Standard

Defying the laws of physics, if not of real estate, Hong Kong is a city with more than one "core." Every few years, it gives birth to a new one, and the honor, in this first decade of the 21st century, belongs to Kowloon Bay.

Forget Central. Forget Causeway Bay, Quarry Bay and Taikoo Shing. A district that was once mostly factories and warehouses abutting the old Kai Tak airport is where the commercial real estate industry is currently pursuing its holy grail, "Grade A" office space.

In Kowloon East as a whole, the amount of office space is expected to grow 70 percent between now and 2010, making it a match, accommodation-wise, for Tsim Sha Tsui East. By that time, Kowloon Bay alone will be home to 5.7 million square feet of Grade A premises, said Simon Smith, senior director of research at property consultant Savills.

It will be several years before established core areas produce any significant quantities of new office supply. This is being fully reflected in prices. At Two IFC, Central's most prestigious address, for instance, rents have reached a prohibitive HK$100 per square foot per month.

"It's very difficult to find fresh sites in core areas these days," said Smith.

The concept of Grade A space is rather nebulous, referring to buildings with the basic modern conveniences such as elevators, air-conditioning and telecoms ducts, regardless of location.

Not all Grade A office space is created equal, however.

"We do not see top-tier financial institutions moving out of Central," Smith stressed, but there is strong demand for premises in Kowloon Bay from manufacturers, trading companies and back-offices of banks.

The analyst said Kowloon Bay faces no real threat from International Commerce Centre, a 2.5 million square foot monster now under construction in West Kowloon. It is wooing a different target group, composed of bigger multinationals, lawyers and accountants.

Strictly speaking, this is Kowloon Bay's second makeover. The first came at the start of the 1990s when a number of the featureless, low-rise factory bunkers the district was famous for yielded their places to dual-vocation buildings designed for tenants who needed both industrial and office premises.

Sino Land started the trend with its Metro Centre One in 1991, followed the next year by Kerry Properties with the first phase of Enterprise Square. The two developers remain the driving force in the district.

Despite the district's proximity to Kai Tak, developers appear unconcerned about what will become of the former airport lands. Whether Kai Tak, according to the various proposals now circulating, is given over to a cruise ship terminal, a mega-stadium, housing, green space, or all of the above, it will be years _ and many political controversies _ before any of it begins to affect Kowloon Bay.

The focal point of the current transformation is Kerry's Enterprise Square 3, opened last year. A silvery, cylindrical building of 41 stories, it's the architectural standout of the district, especially after dark when the anchor tenant _ the international garment chain Esprit _ switches on its huge red neon sign.

Right next door, Kerry is building Enterprise Square 5, incorporating a 1.1 million sqft retail complex called MegaBox and 500,000 sqft of office space, due for completion in 2007.

Across the street, private developer Glorious Sun has a 680,000 sqft office building under construction.

Behind it, preparation work is under way for a 710,000 sqft office tower for another private builder, Manhattan Realty. Part of the same cluster is Sino Land's new 600,000 sqft office and retail complex, where work is just beginning. Sino purchased the land at a hotly contested government auction in February, forking out a generous HK$1.82billion, nearly three times the government's minimum asking price. Sino chairman Robert Ng, who said the district could easily become as big and diversified as Tsim Sha Tsui East, revealed that the company might also locate a five-star hotel on the same site.

Several streets away, the six-story Sing Tao Building was sold in July to a private developer for HK$370 million. It will probably be demolished to make way for a 500,000 sqft commercial building.

Even if all of these projects are not enough to satisfy the hunger for new offices, there are two Kowloon Bay lots totaling 667,000 sqft on the government's current application list of land that may be sold to developers, said Kenny Suen, managing director of consultant Vigers Asia Pacific.

There's talk as well that a site earmarked for a hotel with gross floor area of 855,480 sqft may be added to next year's list.

It can only be a matter of time before more owners of buildings whose functions don't necessarily fit with the concept of an office district decide to cash in on the land boom.

Though its owner denies having any immediate plans, the Kowloon Motor Bus depot is considered a good candidate for redevelopment. Conveniently enough, the bus company is 33 percent owned by Sun Hung Kai Properties, one of Hong Kong's two largest developers.

The Oriental Daily News building has similar potential. The newspaper moved its main operations to a new plant in Tai Po earlier this year.

The Hong Kong International Trade and Exhibition Centre has long been a disappointment to its owner, Hopewell Holdings. The building, opened in 1996 to provide exhibition and meeting space as well as offices, had an occupancy rate of only 60 percent, according to its latest annual report. Hopewell now aims to turn it into an entertainment destination with total floor area of 600,000 sqft.

And Henderson Land, the No 3 developer in town, is in talks with the government about converting Big Star Centre, opposite the Sing Tao Building, into a 10-story hotel with 296 rooms.

To buy office space in Kowloon Bay now costs anywhere from HK$2,600 to HK$3,200 per square foot, up 40 percent since the start of the year, said Suen. Office rents in the district have climbed almost 16 percent to HK$12- $16 psf per month.

While industrial rents in the district are up 7.3 percent on average to HK$8- $11 psf per month, Midland Realty says the industrial buildings farthest from the Kowloon Bay MTR Station command only HK$5-$7 psf.

"Clearly, if I owned an industrial building in Kowloon Bay, after seeing those figures I would knock it down and put up a commercial building in its place," Suen said.

The population of the areas surrounding Kowloon Bay certainly seems sufficient to support big retail developments such as Kerry's MegaBox.

Suen said Kowloon Bay is a catchment area for nearly three million people. It's estimated there are 100,000 jobs in the district already, a figure that should rise to 120,000 by 2008 as new office buildings open.

"There's a demand for shopping centers for personal spending and office needs," he said.

One problem that could slow the pace of Kowloon Bay's development is inadequate public transportation.

The Kowloon Bay MTR Station is linked to the MTRC's own Telford Plaza commercial complex, but there are no subterranean walkways to connect it with other buildings. Bus stops are sparsely located, and some of the biggest office buildings in the district are at least a half-hour walk from the subway.

The Hong Kong Economic Times recently reported that five developers, including Sino, Kerry and Hopewell, would like to form a partnership with the MTRC to build an elevated light rail system to link their developments with Kowloon Bay Station.

Lam Chan, MTRC projects communications manager, said none of the developers had submitted any proposals yet. The transit operator carried out a preliminary study of the district, according to its 2003 annual report, but Lam said the report had been shelved. Any new transport initiatives will have to be coordinated with the overall planning for the area, he added.

Suen of Vigers believes the developers are still haggling over the proposed route of the light rail line and how to divide up the costs of the project.

The analyst said that, well before light rail becomes reality, there will be a network of footbridges, similar to what exists in Central, to connect Kerry's buildings, notably the MegaBox retail complex, with Telford Plaza and the MTR.

A transitional neighborhood such as Kowloon Bay is bound to produce some stark contrasts before the new finally overwhelms the old _ what Savills' Smith, in the jargon of the industry, calls "interface problems."

For example, both the sleek office towers being built by Glorious Sun and Manhattan Realty will initially stand cheek by jowl with the peeling paint and crumbling masonry of the Yip On Factory Estate, which was built by the Housing Authority in the 1970s.

Suen said the authority may return the land to the government to allow for redevelopment, or heed suggestions to put the buildings to other uses, as "creative arts villages," for example.

LCQ16: Current site of Central Government Offices
Wednesday, December 14, 2005
Government Press Release

Following is a question by the Hon Lee Wing-tat and a written reply by the Chief Secretary for Administration, Mr Rafael Hui, in the Legislative Council today (December 14):

Question:

Regarding the current site of the Central Government Offices, will the Government inform this Council:

(a) as the authorities intend to relocate its staff currently working in the Government Secretariat, which comprises the Main Wing, East Wing and West Wing of the Central Government Offices and the Murray Building, to the proposed new Central Government Complex at Tamar, of their plan to dispose of the current site of the Government Secretariat, and whether they will redevelop the site; and

(b) when redeveloping the above site, whether the authorities will impose any restrictions on the land use, building height and development intensity of the site on the grounds of over-intensified development and excessive traffic load in Central at present, as well as the site having a unique cultural and historical value?

Reply:

Madam President,

(a) Subject to funding approval from the Finance Committee of the Legislative Council, the Tamar development project proposed to be re-launched is expected to commence in 2007 and complete in 2010 at the earliest. As there is considerable time before the relocation of the Government Secretariat (GS) from the Central Government Offices and the Murray Building to Tamar, the Administration considers it inappropriate to decide on the future use of the present site of the GS at this early stage.

(b) According to the approved Central District Outline Zoning Plan No. S/H4/12, the site of the present GS is zoned "Government, Institution or Community". Should there be any proposal for rezoning, the Administration will follow procedures as stipulated in the Town Planning Ordinance, and publish the rezoning proposal in the newspaper and the gazette notice for public inspection and comment. After considered thoroughly views expressed by the District Council, district organizations, professional bodies and individuals, the Town Planning Board will make recommendation to the Executive Council for a final decision on the proposed rezoning. In the process, the Administration will have to assess and provide justifications for the proposed development of the site, having regard to the proposal's planning and engineering feasibility; as well as the impacts on transport, environment and infrastructure. Special aspects of individual proposals, including cultural value considerations, would also be taken into account.

Stock of the Bay
12 December 2005
Hong Kong Standard

Defying the laws of physics, if not of real estate, Hong Kong is a city with more than one "core." Every few years, it gives birth to a new one, and the honor, in this first decade of the 21st century, belongs to Kowloon Bay.

Forget Central. Forget Causeway Bay, Quarry Bay and Taikoo Shing. A district that was once mostly factories and warehouses abutting the old Kai Tak airport is where the commercial real estate industry is currently pursuing its holy grail, "Grade A" office space.

In Kowloon East as a whole, the amount of office space is expected to grow 70 percent between now and 2010, making it a match, accommodation-wise, for Tsim Sha Tsui East. By that time, Kowloon Bay alone will be home to 5.7 million square feet of Grade A premises, said Simon Smith, senior director of research at property consultant Savills.

It will be several years before established core areas produce any significant quantities of new office supply. This is being fully reflected in prices. At Two IFC, Central's most prestigious address, for instance, rents have reached a prohibitive HK$100 per square foot per month.

"It's very difficult to find fresh sites in core areas these days," said Smith.

The concept of Grade A space is rather nebulous, referring to buildings with the basic modern conveniences such as elevators, air-conditioning and telecoms ducts, regardless of location.

Not all Grade A office space is created equal, however.

"We do not see top-tier financial institutions moving out of Central," Smith stressed, but there is strong demand for premises in Kowloon Bay from manufacturers, trading companies and back-offices of banks.

The analyst said Kowloon Bay faces no real threat from International Commerce Centre, a 2.5 million square foot monster now under construction in West Kowloon. It is wooing a different target group, composed of bigger multinationals, lawyers and accountants.

Strictly speaking, this is Kowloon Bay's second makeover. The first came at the start of the 1990s when a number of the featureless, low-rise factory bunkers the district was famous for yielded their places to dual-vocation buildings designed for tenants who needed both industrial and office premises.

Sino Land started the trend with its Metro Centre One in 1991, followed the next year by Kerry Properties with the first phase of Enterprise Square. The two developers remain the driving force in the district.

Despite the district's proximity to Kai Tak, developers appear unconcerned about what will become of the former airport lands. Whether Kai Tak, according to the various proposals now circulating, is given over to a cruise ship terminal, a mega-stadium, housing, green space, or all of the above, it will be years _ and many political controversies _ before any of it begins to affect Kowloon Bay.

The focal point of the current transformation is Kerry's Enterprise Square 3, opened last year. A silvery, cylindrical building of 41 stories, it's the architectural standout of the district, especially after dark when the anchor tenant _ the international garment chain Esprit _ switches on its huge red neon sign.

Right next door, Kerry is building Enterprise Square 5, incorporating a 1.1 million sqft retail complex called MegaBox and 500,000 sqft of office space, due for completion in 2007.

Across the street, private developer Glorious Sun has a 680,000 sqft office building under construction.

Behind it, preparation work is under way for a 710,000 sqft office tower for another private builder, Manhattan Realty. Part of the same cluster is Sino Land's new 600,000 sqft office and retail complex, where work is just beginning. Sino purchased the land at a hotly contested government auction in February, forking out a generous HK$1.82billion, nearly three times the government's minimum asking price. Sino chairman Robert Ng, who said the district could easily become as big and diversified as Tsim Sha Tsui East, revealed that the company might also locate a five-star hotel on the same site.

Several streets away, the six-story Sing Tao Building was sold in July to a private developer for HK$370 million. It will probably be demolished to make way for a 500,000 sqft commercial building.

Even if all of these projects are not enough to satisfy the hunger for new offices, there are two Kowloon Bay lots totaling 667,000 sqft on the government's current application list of land that may be sold to developers, said Kenny Suen, managing director of consultant Vigers Asia Pacific.

There's talk as well that a site earmarked for a hotel with gross floor area of 855,480 sqft may be added to next year's list.

It can only be a matter of time before more owners of buildings whose functions don't necessarily fit with the concept of an office district decide to cash in on the land boom.

Though its owner denies having any immediate plans, the Kowloon Motor Bus depot is considered a good candidate for redevelopment. Conveniently enough, the bus company is 33 percent owned by Sun Hung Kai Properties, one of Hong Kong's two largest developers.

The Oriental Daily News building has similar potential. The newspaper moved its main operations to a new plant in Tai Po earlier this year.

The Hong Kong International Trade and Exhibition Centre has long been a disappointment to its owner, Hopewell Holdings. The building, opened in 1996 to provide exhibition and meeting space as well as offices, had an occupancy rate of only 60 percent, according to its latest annual report. Hopewell now aims to turn it into an entertainment destination with total floor area of 600,000 sqft.

And Henderson Land, the No 3 developer in town, is in talks with the government about converting Big Star Centre, opposite the Sing Tao Building, into a 10-story hotel with 296 rooms.

To buy office space in Kowloon Bay now costs anywhere from HK$2,600 to HK$3,200 per square foot, up 40 percent since the start of the year, said Suen. Office rents in the district have climbed almost 16 percent to HK$12- $16 psf per month.

While industrial rents in the district are up 7.3 percent on average to HK$8- $11 psf per month, Midland Realty says the industrial buildings farthest from the Kowloon Bay MTR Station command only HK$5-$7 psf.

"Clearly, if I owned an industrial building in Kowloon Bay, after seeing those figures I would knock it down and put up a commercial building in its place," Suen said.

The population of the areas surrounding Kowloon Bay certainly seems sufficient to support big retail developments such as Kerry's MegaBox.

Suen said Kowloon Bay is a catchment area for nearly three million people. It's estimated there are 100,000 jobs in the district already, a figure that should rise to 120,000 by 2008 as new office buildings open.

"There's a demand for shopping centers for personal spending and office needs," he said.

One problem that could slow the pace of Kowloon Bay's development is inadequate public transportation.

The Kowloon Bay MTR Station is linked to the MTRC's own Telford Plaza commercial complex, but there are no subterranean walkways to connect it with other buildings. Bus stops are sparsely located, and some of the biggest office buildings in the district are at least a half-hour walk from the subway.

The Hong Kong Economic Times recently reported that five developers, including Sino, Kerry and Hopewell, would like to form a partnership with the MTRC to build an elevated light rail system to link their developments with Kowloon Bay Station.

Lam Chan, MTRC projects communications manager, said none of the developers had submitted any proposals yet. The transit operator carried out a preliminary study of the district, according to its 2003 annual report, but Lam said the report had been shelved. Any new transport initiatives will have to be coordinated with the overall planning for the area, he added.

Suen of Vigers believes the developers are still haggling over the proposed route of the light rail line and how to divide up the costs of the project.

The analyst said that, well before light rail becomes reality, there will be a network of footbridges, similar to what exists in Central, to connect Kerry's buildings, notably the MegaBox retail complex, with Telford Plaza and the MTR.

A transitional neighborhood such as Kowloon Bay is bound to produce some stark contrasts before the new finally overwhelms the old _ what Savills' Smith, in the jargon of the industry, calls "interface problems."

For example, both the sleek office towers being built by Glorious Sun and Manhattan Realty will initially stand cheek by jowl with the peeling paint and crumbling masonry of the Yip On Factory Estate, which was built by the Housing Authority in the 1970s.

Suen said the authority may return the land to the government to allow for redevelopment, or heed suggestions to put the buildings to other uses, as "creative arts villages," for example.


I used to live in Kowloon Bay and that area's potential for makeover is high. Currently, people from Ngau Tau Kok and Choi Hung like to go to Kowloon Bay and shop and spend their afternoons or weekends. Telford Plaza is near total capacity because it is CROWDED with people and I DO mean CROWDED. Kowloon Bay itself is a 50% Industrial 50% residential area in the past and residents rarely leave the district because there are still a few malls there to compliment that. Private Residentials there includes Telford Gardens (50 Towers) Amoy Gardens (20 something Towers), Richland Gardens (22 Towers). Public Housing there includes Lok Wah Estate (10 ish towers), Ngau Tau Kok Estate (7 Towers), Kai Yip Estate (10 ish towers). That is a HIGH density residential area and beside it is the Industrial area. So this district not only has the population to support development, but also it is in between the New town of Tseung Kwan O and Kowloon which means that it can also serve as a midpoint sub-metro area. It used to be Kwun Tong, but now because it is old and needs to be redeveloped, Kowloon Bay will have a higher potential to become East Kowloon's City Center!!!

^^

It is great to see more and more centers to develop in Hong Kong. Demand is so high that even kilometers from central, areas can attract many offices!

New view for Tai Kok Tsui
The Urban Renewal Authority will spend HK$260 million on a Kowloon project

Saturday, December 17, 2005
Hong Kong Standard

The Urban Renewal Authority will spend HK$260 million on a Kowloon project.
Authority district development director Joseph Lee said it plans to rip down three ramshackle buildings from the 1950s and 1960s at a Tai Kok Tsui junction and replace them with a 70-flat housing block surrounded by trees.

In addition to the HK$110 million for construction, interest and marketing cost for the future development, the authority estimates it will spend HK$150 million to buy the existing flats and shops and rehouse the 300 residents.

When the project is completed in seven years, the 5,800-square-foot site, at the corner of Fuk Tsun Street and Pine Street, will also have some street-level shops.

Great news! Hopefully it'll spruce up the area, and improve the view from my flat!

耗二億六千萬元 收購三幢舊樓
大角咀改建小綠洲
17/12/2005
太陽報

http://the-sun.orisun.com/channels/news/20051217/img/sn09121706_big.jpg

市區重建局昨日宣布動用二億六千萬元收購大角咀福全街、杉樹街重建項目，將三幢建於五、六十年代殘破不堪的樓宇，改建為區內「萬灰叢中一點綠」的城市小綠洲，受影響住戶約三百名、合共一百四十戶家庭，涉及八十個業權，項目最快可於二○一二年完成。有測量師指出，市建局多項重建項目正為大角咀區轉型，預計會吸引不少大中小型發展商加入競爭，帶旺該區發展。

市建局地區發展總監李敬志表示，發展地盤面積約為五千八百平方呎，三幢樓宇相當殘舊，不但沒有電梯，外牆亦開始剝落、渠管生及漏水，居住環境惡劣。受重建影響的業主，可按該區七年樓齡的樓宇作補償，住戶則可獲搬遷津貼或恩恤安置公屋，商舖亦可按市值賠償。

李敬志估計，以現價計算，收購物業和安置補償租客的開支，約需一億五千萬元，連同日後的建築、利息和物業銷售等開支，整體發展成本估計為二億六千萬元。

吸引發展商競爭土地
重建後，項目將發展為一座「小綠洲式」住宅樓宇，提供約七十個單位及八千六百多平方米的商業樓面。設計強調綠化概念，李敬志稱：「項目將成為大角咀區萬灰叢中一點綠，樓宇地面將會擴闊現有的行人路，並鋪上綠色地磚，形成綠化帶，外牆亦會綠化，改善居民及社區環境。」

大角咀是市建局九個發展目標區之一。按照《市區重建局條例》第二十三條，昨日出版的政府憲報刊載公告，宣布開展這個發展計畫，公開諮詢為期兩個月，預計整個收購連發展計畫需時七年，於二○一二年完成。

油尖旺區議會主席陳文佑贊成重建計畫，但擔心福全街為主要幹道，在擴闊行人路進行綠化帶時需收窄三分一條馬路，會造成交通不便。

美聯物業西九龍區域經理陳瑞香表示，近月同區約七年樓齡的成交呎價約二千七百多元。美聯物業測量師行董事林子杉指出，市建局多項重建項目正為大角咀區轉型，預計會吸引不少大中小型發展商加入土地競爭，帶旺該區。

More renderings and photos :

http://www.news.gov.hk/tc/category/infrastructureandlogistics/051216/html/051216p010jpg.jpg

http://www.news.gov.hk/tc/category/infrastructureandlogistics/051216/html/051216p011jpg.jpg

http://www.news.gov.hk/tc/category/infrastructureandlogistics/051216/html/051216p012jpg.jpg

^^

Where is that project? It's a flatiron like location. :) And how tall/how many floors is it?

And funny, my sister is called Ivy, like the street on the above map.

It's located in Tai Kok Tsui, a subdistrict of Mongkok, near the Olympic MTR Station. It's the most heavily redeveloped area in the city area in recent years.

This new project means one more gritty building being demolished. Just miss such unique HK "architecture" of extreme space usage, as more & more are being demolished.

HKIP's Position on Tsim Sha Tsui Area Improvement Plan

1. The Institute welcomes the Government to undertake studies of a local scale that aim at improving the physical environment of selected districts. It is considered that Tsim Sha Tsui is an appropriate starting point as this is a heavily patronized area for both locals and tourists. The partnership of Planning Department with Transport Department is also seen as a step in the right direction in combining planning framework and implementing pedestrian improvement projects together and securing funds for taking forward the planning schemes.

2. With regard to the three priority projects, the Institute supports the principle for pedestrianisation and improvement to the streetscape and believes that those projects would bring about immediate benefit to the local environment. However, it appears that the “priority areas” were related more to schemes that are relatively simple and could be more easily implemented. While these “quick-win” projects may allow early buy-in of the community, their “priority” as seen from a wider district perspective in addressing key problems of Tsim Sha Tsui is less apparent.

3. The Institute sees some critical problems in Tsim Sha Tsui and considers that they should be given priorities for improvement. The Institute hopes that these issues will be adequately addressed in later stage of the Study :

* The serious pedestrian / vehicle conflicts along the western side of Canton Road and the very limited pavement on its eastern side around the Former Marine Police Head Quarters site. The traffic enhancement implemented at Times Square where taxi and private car traffic was re-routed is a good example. The overseas example of improvement to Orchard Road in Singapore could also be a useful reference; where vehicular/pedestrian conflicts were resolved by changing the vehicular ingress/egress points along the road through a gradual and systematic process.

* Establishment of a strong linkage between Tsim Sha Tsui East, Tsim Sha Tsui core area and Canton Road. Connection to the waterfront and overcoming the critical barrier created by Salisbury Road.

4. Related to the scheme for improvement to the MTR entrance, every effort should be made in the design to direct more people to Kowloon Park, which is a green lung by-passed by so many. Improvements to other entrances to Kowloon Park along Parklane and particularly along Austin Road should be explored. Activities management and possible venue for eateries within the park should also be explored in association with relevant government departments.

5. It is noted that Transport Department has recently closed two critical at-grade crossings at Salisbury Road (near the Peninsula Hotel) and Kowloon Park Drive (near YMCA) due to opening of the new subways. The Institute urges Government to review such arrangement which is very unfriendly for pedestrians who would need to compromise the many level differences and detours to cross Salisbury Road, needless to say the inconvenience caused to the disabled, elderly and parents with babies on prams.

6. The closure of a section of Nathan Road to create a small civic square is put forward as a long-term proposal. While such bold proposal is laudable, traffic circulation, parking and loading/unloading facilities to serve the existing and future developments should be carefully examined in conjunction with major stakeholders. Moreover, to maximize the benefits of such proposal, the road closure should have to address the problem of accessibility to the waterfront, that is, instead of stopping at Middle Road, a concrete and feasible solution is required for pedestrians to conveniently cross over Salisbury Road. The Government should also be aware that there are some overseas examples of pedestrianising streets of such width that had proven not very fruitful, the critical factors for success such as existence of any landmark features, intensity and mix of street activities, comfort and weather protection in the civic space etc., need to be more carefully considered if the scheme is to be taken forward. This scheme may also be implemented in phases; interim measures such as closure of some lanes for widening of pavements could be explored. In relation to our concern on pedestrian / vehicular conflict along Canton Road, Government may also wish to consider the possibility of closing a section of Canton Road which currently seems to accommodate more heavy pedestrian traffic when compared with Nathan Road.

7. The Institute is supportive of Government’s efforts in emphasizing local area improvements through promoting better urban design, streetscape enhancement and pedestrian environment with public/private sector partnership. The next stage is for all relevant government departments to work closely together to ensure the successful implementation of these schemes in a timely manner.

Public Affairs Committee
The Hong Kong Institute of Planners
January 2005

Mandarin Oriental 8 months renovation
the hotel that has witness over 40 years of change in the heart of hong kong ...
http://www.mingpaonews.com/20051229/_29gh03.jpg
http://www.mingpaonews.com/20051229/_29gh04.jpg

Mandarin Hotel rennovating! I still prefer the original one :)

Mandarin closes for eight-month facelift
29 December 2005
South China Morning Post

The Mandarin Oriental hotel - which closed yesterday for an eight-month, US$140 million facelift - is optimistic the market for luxury hotel rooms will remain buoyant, allowing it to take advantage of renewed demand when it reopens next year.

Top-end accommodation will shrink by almost 1,300 rooms during the renovations when the Hyatt Regency in Tsim Sha Tsui closes this Saturday to make way for a retail and office complex.

The Mandarin hotel chain believes it will benefit from the limited supply of new luxury rooms in Central.

General manager Peter French said five-star room inventory was still down in Central. "Occupancy is very strong.

I think all hotels in Hong Kong have been at full capacity, particularly five-star hotels," he said.

Just before its temporary closure, the Mandarin Oriental had a 94 per cent occupancy rate at its 541-room hotel, the company said. Following the renovation, the hotel is expected to have 503 rooms.

Mr French was also upbeat about its new 113-room boutique hotel - the Landmark Mandarin Oriental hotel - which opens in September.

"We are optimistic about the Landmark hotel and therefore we are going for a fast renovation so we can be ready for next season," he said.

The renovation programme, scheduled for completion in autumn next year, involves upgrading all areas of the hotel while retaining its Chinese-influenced motif.

Looking ahead, Mr French said he believed that luxury hotel room rates would rise because the city was still behind in average charges worldwide. "Hong Kong is still catching up," he said.

文華東方休業員工細數軼事
29/12/2005

http://the-sun.orisun.com/channels/news/20051229/img/sn07122904_big.jpg

【本報訊】將休業八個月進行翻新工程的中環文華東方酒店，昨早完成休業前的最後半個營業日，至中午十二時許，包括管理層在內的八百二十名員工，齊集於酒店最有代表性的餐廳快船廊，向舊酒店大樓道別。有員工直言，暫別文華恍如失去一個家；亦有酒店老臣子細數名人軼事，說起得意事時禁不住面露微笑。

昨日下午一時左右，酒店總經理傅宏卓手持金色大鎖匙，主持關門儀式，視酒店如家的員工面露不捨。在文華工作了三十三年、被稱為「文華字典」的客戶關係行政副經理黎炳沛，服務過不少城中名人，並與他們成為好友，對每位名人顧客的要求和飲食喜好瞭如指掌。當中更見證本地上層社會大家族的世代更替。他表示，有一次他為掩護李澤楷避開大批傳媒追訪，在混亂中甩掉了一隻鞋，後來公司得知，便出錢為他買了一對鞋，體現酒店對員工的濃厚人情味。

難忘「六七暴動」警發催淚彈
對於影星張國榮前年在文華結束傳奇一生，與張國榮分屬老朋友的黎炳沛不願再提及令他傷心的往事，因害怕在記者面前落淚。

另一老臣子收貨部主管蘇國華自文華開業便服務至今，他表示最難忘的是「六七暴動」時警方在文華附近發放催淚彈，以及沙士時期全港一片哀傷。七年前由海外文華調任來港的意大利籍服務台主管Giovanni Valenti，認為今次暫別令他如失去一個家般傷心，只寄望八個月後能夠重聚。

斥資八億元「變身」的文華將會於明年秋季重開，屆時外牆將變為玻璃幕牆，地下咖啡店及餅店將搬至高層，地下則改為高級零售店，露台將被打通以擴大客房面積，而客房亦會減少二十六間至五百一十五間。http://the-sun.orisun.com/channels/img/endmarker.gif

Investor jailed over flat renewal swindle
22 December 2005
South China Morning Post

A property investor was yesterday sentenced to eight months in jail for offering $100,000 in bribes to an Urban Renewal Authority manager for information enabling him to swindle the authority out of $1.8 million in cash compensation for redevelopment projects.

Yip Wa-ming, 41, gave URA assistant manager Sinon Chan Ling-wai, 41, the money in return for advance information on the redevelopment of Larch Street in Tai Kok Tsui. He pleaded guilty to offering advantage to a public servant and conspiracy to defraud.

Property agent Chan Lai-ying also pleaded guilty to conspiracy to defraud and was sentenced to 200 hours of community service to be conducted within the next 12 months for her part in the crime.

The scheme launched by the duo has resulted in 22 people being charged with corruption, fraud and other offences this year. Several have already pleaded guilty and been jailed or given suspended sentences.

Yip approached Chan Lai-ying in 2002, saying he had information that properties in Larch Street were up for redevelopment and suggested jointly buying property and sharing the compensation obtained from the Urban Renewal Authority. Chan agreed and bought a $980,000 flat in her name.

In mid-2003, the authority announced the redevelopment and bought Chan's flat for $473,000 plus a compensation of more than $1.08 million.

The pair went on to get friends and relatives to do the same thing with other similar properties.

To avoid speculation, the authority keeps the date of public announcement of redevelopment projects strictly confidential. Shortly after the public announcement, an occupancy survey is conducted on the affected households to assess their compensation.

Occupants who move into the premises before the survey generally receive more compensation than those who moved in afterwards.

Sinon Chan was responsible for conducting the occupancy surveys. He was sentenced to 32 months in jail in March, convicted of bribery and conspiracy to defraud.

In sentencing yesterday, District Court Deputy Judge Robert McNair said he had to set a deterrent sentence for the crimes.

"Apart from the corruption element, the scheme set out was one that would affect the public purse, and it had the potential to carry on," he said.

But taking into account the clear records of both defendants, their guilty pleas and remorse, he said he had decided to use a lower starting point for the sentence.

South China Morning Post
December 30, 2005
Soho residents face sleeping in the streets
Redevelopment wrangles leave 10 elderly people on verge of eviction
Anita Lam

Ten elderly residents in the Soho area may be homeless by the New Year if the government cannot find accommodation for them in the next two days.

They have been living in the dilapidated part of Soho for decades but are now being forced out because their landlords want empty properties before the Urban Renewal Authority (URA) reaches a deal with developer Henderson Land on redevelopment.

They are appealing to the URA to help but although the authority says it will look into the matter, it stressed that it is not in a "statutory position" to help.

"For years we have waited for relocation and compensation; now, in two days' time, I am going to be kicked out, and there's still nothing the government will do," Yeung Yuk-lin, a 59-year-old resident of Chung Wo Lane, said.

"I am sharing this 300 sq ft flat with a friend at $3,700 a month. There's no way I can find a place as cheap as that out there. A social worker has been helping me to apply for public housing, but if the allotment does not come in time, I'll have to sleep on the street."

Neighbour Chu Bun-sang said living conditions had deteriorated since the site was scheduled for redevelopment.

There were 181 people living in the area two years ago but most of them have now left. As well as the 10 residents whose tenancies are ending now, there are up to 20 others whose tenancies will end in the coming months.

In 2003, the authority obtained approval from the Town Planning Board on a redevelopment proposal of the old Soho area, including Staunton Street, Chung Wo Lane and Wing Lee Street. However, the project ground to a halt when Henderson Land, which owns 19 per cent of the redevelopment area, took court action earlier this year to have its land exempted.

Although the High Court ruled for the government in November, a notice of appeal filed by the developer last week means litigation is not yet over.

The URA's head of community development, Eric Choi Yan-sang, said the authority was not in a statutory position to provide relief to the residents, but he promised to look into the matter on a humanitarian basis.

Mr Choi said he understood the residents' worries, and the authority was seeking a settlement or possibly a joint-venture with Henderson Land. He said terms were so far not acceptable and so they would have to go on negotiating.

希慎將重建興利中心
商場樓面增逾2倍 租金收入料倍升
2006年1月13日

http://www.mpfinance.com/ftp/Finance/20060113/la/_13la04.jpg

【明報專訊】市場對旺區商舖需求持續增加，部分發展商近期相繼透過重建物業來增加商舖樓面並提升物業價值。消息人士透露，原本計劃只作翻新的銅鑼灣興利中心，發展商希慎(0014)最近改變初衷，準備將物業拆卸重建，由目前僅16萬方呎商場樓面，大幅增至50萬方呎，保守估計，物業落成後租金收入將增加逾1倍，成為希慎旗下最大型的商場，亦將成為銅鑼灣區由單一業主持有的第二大商場，預計新計劃日內便會落實。

繼尖沙嘴東英大廈及凱悅酒店今年會進行重建後，消息指出，希慎亦計劃重建銅鑼灣興利中心，主要原因是若只進行翻新，目前大部分樓面未必適合作商場，如因樓底不夠高等，若進行重建便可解決許多基本問題，令商場樓面大幅增加，物業得以增值。

寫字樓呎租料可增至30元

消息人士解釋，商場價值一般較寫字樓為高，以興利中心為例，地舖每方呎租金最高可達500元或以上，高層商舖亦有機會達30至50元，而寫字樓目前每呎租金則只約20餘元，所以重建後雖然整體樓面變動不大，但因商場樓面比例大增，可以令物業大幅增值，即使是寫字樓部分，重建後租金亦可跳升至每方呎30多元。

另外，銅鑼灣近年在自由行及本港經濟復蘇帶動下，市場對舖位需求有增無減，目前有部分旺舖，商戶往往要提前半年甚至1年預租，興利中心位處核心零售地段，正可滿足市場需求，而且地鐵去年亦研究在軒尼詩道地底興建地下商場，藉此紓緩地面人流，而其中一個連接點便計劃設在興利中心地庫。

地鐵研建地下商場接興利地庫

事實上，即將重建的凱悅酒店亦計劃改為娛樂購物中心，而東英大廈亦會重建為30層高的銀座式商場，地鐵最近便表示，正與兩項物業的發展商商討，在尖沙嘴站興建新地下通道以及出入口，接駁兩座新商場。據希慎年報顯示，興利中心1981年落成，樓高45層，總樓面面積達719,642方呎，車位數目263個。目前商場最大的租戶為三越百貨，它在物業落成時便已率先進駐，當時正值日資百貨公司在港發展的全盛時期，連同大丸、崇光及松屋，銅鑼灣合共有4間日資百貨公司。

然而，大丸及松屋已先後結業，而三越百貨亦即將遷出，未來只餘下已由港資入主的崇光百貨。

Hysan to redevelop Causeway Bay centre
17 January 2006
South China Morning Post

Hysan Development plans to spend $1.2 billion redeveloping its 25-year-old Hennessy Centre in Causeway Bay to cash in on the strong demand for prime retail space in one of the world's most expensive districts for shop rentals.

The 45-storey office and retail complex on Hennessy Road will be torn down in the fourth quarter and redeveloped with a heavy retail exposure in late 2009.

Hysan, the biggest landlord in Causeway Bay, said the new building would offer a gross floor area of more than 700,000 square feet, about the same as now.

However, the retail space would "substantially increase", compared with the under-utilised design of 150,000 sqft lettable space at present. No projected revenue growth from the redevelopment was available.

"It is a very prime location," BOC International analyst Ken Yeung Hoi-chuen said. "The redevelopment will enhance Hysan's net asset value, although the company will have to sacrifice some rental revenue in the next three years."

Hysan's earnings are expected to see 38.66 per cent growth to $844.81 million for last year but drop 11.4 per cent to $748.54 million this year, according to Thomson Financial's mean estimate of 12 brokers.

Some analysts estimated the company's rental revenue would fall about $200 million a year from 2007 to 2009 because of the redevelopment project.

Hysan's management believed the project would boost the quality of its four million sqft investment property portfolio and change Causeway Bay's skyline.

"The project will further rejuvenate the surrounding areas and the Causeway Bay district, thereby continuing to reinforce its position as a shoppers' paradise and prime commercial district in Hong Kong," managing director Michael Lee Tze-hau said.

Retail rents in Causeway Bay, ranked the second most expensive in the world by Cushman & Wakefield, jumped 25 per cent to $352 per square foot last year, according to Colliers International.

Built in 1981, Hennessy Centre has a gross floor area of 719,642 sqft. The building, which has seven levels of retail space, houses Japanese department store Mitsukoshi. The store will be closed in September when its lease expires.

Hysan, which originally opted for renovating the building, would not comment on how the redevelopment would affect the government's proposals to improve the shopping area of Causeway Bay, saying it was still in talks with the administration.

In 2004, the government asked Hysan to consider converting the five-level 263-space parking lot in Hennessy Centre into retail space to support its proposals to fully pedestrianise Kai Chiu Road, which runs behind the building.

Hysan was concerned that the move might entail expensive structural changes to the building.

The administration also proposed a 50-metre underground passage below Hennessy Road linking Hennessy Centre to the Sogo department store opposite.

Very good news for hk!!!

Residents displaced by urban renewal get raw deal: survey
Poor compensation has forced Shamshuipo people to move away or take smaller flats, study claims
19 January 2006
South China Morning Post

Residents relocated by an urban renewal project in Shamshuipo are now living in more crowded housing after receiving inadequate compensation, a study commissioned by the Shamshuipo District Council has found.

Yip Hak-kwong, Director of Policy 21, an independent research institute associated with the University of Hong Kong, said the Urban Renewal Authority had neglected its duty to provide suitable accommodation to residents and businesses forced out of Po On and Wai Wai roads.

His calls were echoed by council members, who said many were forced to accept their compensation package because they knew they could be kicked out under the Land Resumption Ordinance.

About 300 households were affected by the redevelopment project.

The study found only about 10 of the affected owners managed to find a flat in a block less than 10 years old, despite compensation that is supposed to provide for an equivalent seven-year-old flat nearby. Thirty per cent of residents had to move out of the district.

"The standard of living of those who were forced to move has been seriously affected, especially the elderly," district councillor Brandon Young Kwok-kin said.

"Many have had to move away from their friends, from relatives who take care of them. Some have had to move away from the district they lived in all their lives. Businesses that depend on cheap rents, like laundries and tyre shops, have also had to close."

Mr Young and Mr Yip urged the government to consider offering flats and shops in the new development as an extra option for affected residents.

Ko Kwong-pui and his wife, Tsui Sui-yee, who are in their 70s, had their compensation slashed by a third due to an occupancy dispute with the government, and now refuse to move out of their flat.

"They don't believe we live here because we don't use much water or electricity," Mr Ko said. "But that is because our water drain burst and started leaking into the flat below. We appealed to the government and provided two witnesses who can prove we live here, but they didn't care."

Chinese herbalist Lau Chiu-Ching, 45, said the government had cheated her on the value of her store. "We had a great corner location, but they gave us only $660,000 for it, less than for the flat upstairs. Now you tell me which is cheaper, a flat or a shop?"

A spokeswoman for the Housing Society, which conducts the projects on behalf of the URA, said it had provided adequate compensation under URA guidelines but could not guarantee a supply of suitable flats in the area.

"We know some residents, especially Chinese, may have opted for a smaller flat to save some of their compensation money," she said.

The redevelopment was announced in 2003 and 80 per cent of the properties have been acquired.

New World deal to pave the way for Hyatt return
Developer and hotel operator in final stages of talks on management contract
541 words
16 January 2006
South China Morning Post

The legacy of the recently closed Hyatt Regency lives on in Tsim Sha Tsui, with plans at an advanced stage for the group to operate a 320-room hotel on Hanoi Road early next year, according to sources.

Chicago-based Global Hyatt Corp was in the final stages of discussions on a management contract for the luxury hotel project, part of a one million square foot redevelopment by New World Development and the Urban Renewal Authority, the sources say.

"They are putting some final touches to the details of the hotel management contract," said a source familiar with the discussions between New World and Hyatt. "A conclusion is expected in two months."

The Hanoi Road hotel building was expected to be completed early next year, the source said.

New World spokesman Kwan Chuk-fai said negotiations to award a management contract to an international hotel company were proceeding.

Given the tourism boom, with Tsim Sha Tsui a particular hub for visitors, many had expected the Hyatt to reaffirm its presence in the area after the 723-room Hyatt Regency closed its doors after 36 years.

Its exit comes at a time when hotel supply in the area struggles to meet demand.

The new project "will replenish less than half of the some 700 rooms the Hyatt has closed in the district", Eric Wong, co-head of Asia properties at UBS, said.

"Hong Kong is facing a big question mark on whether it has enough upmarket tourist beds to feed rising demand."

The hotelier also runs the waterfront Grand Hyatt in Wan Chai with 570 rooms.

It faces increased competition at the higher end from recent additions, notably the deluxe Four Seasons Hotel on the Central waterfront and the boutique Landmark Mandarin hotel that opened in the Central shopping district last year.

Tourist arrivals are expected to see single-digit growth this year. Mr Wong said this year would be a "pricing power year" for Hong Kong hoteliers after robust growth in occupancy in the past two years.

Last year, average occupancy at the city's top-end hotels hovered around 85 per cent on the back of a stronger economy and an increase in visitors.

About 5,000 rooms came on stream last year with a further 6,000 expected this year. The new supply is expected to slow room rate growth, potentially hindering yields.

The Hyatt Regency building and its associated shopping centre are to be torn down to make way for a retail and commercial complex.

The hotel has held a sale of its property, including limousines, grand pianos, televisions, refrigerators, pots and pans, linen and cutlery.

It caused mayhem when thousands of people turned up to buy the goods and police had to be called in.

It is understood, however, that the hotel has kept several pieces of signature inventory for its planned comeback.

The property, with its famous Hugo's French restaurant, where the late Bruce Lee and film boss Raymond Chow met for their first film, is to be replaced by a $1 billion shopping and entertainment complex.

14 January 2006
Locals join planning and design of Kwun Tong Town Centre redevelopment
URA Press Release

Over 100 participants from the Kwun Tong community and other sectors today (Saturday) articulated their aspirations and innovations in a workshop on the future design of the Kwun Tong Town Centre, the largest ever single redevelopment project undertaken by the Urban Renewal Authority (URA).

The participants' task was facilitated by the use of a 3-D urban design computer software which is the first time that such a professional software is used for a community workshop of its kind in Hong Kong. A team of architecture undergraduates was on hand to assist the participants in generating instantly various planning scenarios and layouts according to their views and suggestions. Results of the workshop will be given to three architecture consultant firms selected by the URA to produce comprehensive development concepts which will then be used for further consultation with the Kwun Tong community and other stakeholders.

The workshop, organised by the Kwun Tong District Advisory Committee (DAC) set up by the URA last November, is held to involve local residents, civic leaders, businessmen, planners, architects and social workers, etc. in the early stage of planning and design for the 5.35-hectare town centre. The URA intends to submit a formal planning application for this multi-billion-dollar project to the Town Planning Board before the end of March 2007.

Mr. Edward Cheng, Chairman of the URA Board, described the design workshop as an effective approach in "bottom-up" project planning that enabled a wide segment of the local community to participate hands-on in shaping an important part of their future habitat in an innovative and yet realistic manner.

"Through this workshop, the URA will not only have a firm grasp of the vision and aspirations of the local community but also establish a much closer mutual understanding between all interested parties and the Authority on the constraints and opportunities of this mega project," Mr. Cheng said.

"This is not simply a URA project. In view of its scale and complexity involving over 1,600 property interests, some 4,000 residents and need to maintain an unbroken service of public facilities even during the redevelopment period, it is essential that a close partnership be forged between the Authority and the residents. We will try to come up with a development model to reflect the ideas collected and put them in a coherent, integrated and modern manner.

"We should not lose this good opportunity to come up with a 21st Century design of world-class standard that can, apart from creating a meeting hub, help to address environmental and transport issues in East Kowloon," he said.

He emphasized that success of the project would depend on four critical factors including public participation in the comprehensive preparatory work on strategic positioning of the site as a community hub of East Kowloon, planning and design compatibility with government policies, acceptability of property acquisition and rehousing arrangements, and phased implementation to minimize disruption to people's livelihood.

"Of course, financial feasibility is a fundamental factor that must not be overlooked if we want to make our dream a reality," he added.

Professor David Lung, Chairman of the DAC who is also the Chairman of the Planning, Development and Conservation Committee of the URA Board, said the workshop provided an early opportunity for participants to visualize various options of the initial development design concept plans for the project with the aid of professional 3-D computer software.

"With the aid of the 3-D graphic software, participants were able to gain an instant ¡¥feel¡¦ of the various development mix and phasings they wanted to achieve.

"Furthermore, they were able to readily appreciate the practical problems inherent in the urban design process, such as the hard choice between building height, density and open space," he said.

During the workshop, the participants divided themselves into six work groups and each eventually came up with its own vision of the development mix and phasing of implementation. Three consultancy firms appointed for the initial design concept plans of the project were on hand to present the broad parameters of their design direction and listen to the views of the participants so that they could input the views wherever practicable into their future designs.

"We would consolidate views and suggestions from the workshop as well as those we have collected earlier in our community aspiration survey and produce three different detailed designs for further public consultation in the coming months," Professor Lung said.

The Kwun Tong Town Centre project is one of the 25 redevelopment projects announced but not yet commenced by the URA¡¦s predecessor, Land Development Corporation, in 1998.

another kpf development in hong kong
excellent location ...
Hysan to Redevelop Hennessy Centre
Hysan Development Company Limited (Hysan) today announced that it will spend some $1.2
billion to redevelop Hennessy Centre. The redevelopment project, with more than 700,000
square feet of retail and office space, is destined to become the landmark in Causeway Bay.
The project will commence work in the fourth quarter of 2006, with targetted completion in
late 2009. Leading international architect firm, Kohn Pederson Fox Associates (KPF), has
been engaged to carry out the redevelopment project.
On announcing the redevelopment project, Michael T.H. Lee, Managing Director of Hysan
said: “As a leading property investor and the largest commercial landlord in Causeway Bay,
our vision is to continually look for opportunities to maximise the value of our investment
properties.
“The redevelopment of Hennessy Centre is the latest asset enhancement programme we have
embarked on over the years to realise this vision. We believe that in addition to being a new
landmark, the project will further rejuvenate the surrounding areas and indeed the entire
Causeway Bay district thereby continuing to reinforce its position as a shoppers’ paradise and
prime commercial district in Hong Kong,” added Mr. Lee.
A major feature of the new development is to substantially increase retail space to capture the
strong demand for prime retail space in Causeway Bay.
Hysan is a leading property investment, management and development company in Hong Kong
with an investment property portfolio of over four million square feet of high quality office,
retail and residential space. It is the largest commercial landlord in Causeway Bay owning over
three million square feet of prime office and retail space.

Hysan to Redevelop Hennessy Centre

http://i30.photobucket.com/albums/c307/fl3698a/b5033342.jpg

http://i30.photobucket.com/albums/c307/fl3698a/e905e631.jpg

nice

Planning board tells tenants they are on their own
Rezoning, not compensation, is its responsibility
21 January 2006
South China Morning Post

The Town Planning Board yesterday failed to offer assistance to commercial and residential tenants in Shamshuipo, saying its mandate was in rezoning rather than compensation.

Tenants in the area due for redevelopment by the Urban Renewal Authority - Lai Chi Kok Road, Kweilin Street and Yee Kuk Street - told an open board meeting they were being forced out without compensation or rehousing arrangements.

Five submissions - three from the district council and two from individuals - were submitted, urging the board to request that the authority make concrete relocation arrangements under its development scheme.

District councillor Wai Woon-nam said the authority had not consulted commercial tenants and owners in the affected area.

"There are many small traditional businesses, and the local community relies on them for job opportunities," Mr Wai said.

"Most residents and commercial tenants want to remain in Shamshuipo. The authority, however, has ignored this when conducting the social impact assessment of its plan."

He also pointed out that there were few second-hand transactions in the area, and challenged the feasibility of the authority's suggestion of compensating tenants and owners based on prices in the second-hand property market in the same district.

"The Town Planning Board should request that the authority makes concrete arrangements to protect the rights of the people who work and live in the district, before approving the redevelopment project," Mr Wai said.

Urban Renewal Monitor, a group formed by affected parties, wanted the board to ask the authority to conduct another social impact assessment, but this time through a third party.

But permanent secretary of the Housing, Planning and Lands Bureau Rita Lau Ng Wai-lan - who chaired the Town Planning Board meeting - said the authority's role lay in planning details, not in relocation arrangements.

"The authority only has to submit drawings and charts to the board," Mrs Lau said.

Leung Yau-fong, chairman of a working group on urban renewal under the district council, said the board should act as a gatekeeper to guard public interest in the face of urban renewal projects.

"I hope the government takes the relocation arrangements to heart, on a human interest basis," Mr Leung said.

A spokeswoman from the authority rejected the proposals.

"The assessment is the duty of the Urban Renewal Authority, which cannot be delegated to a third party," she said.

She added that the authority was required to conduct the assessments of affected residents, meaning that commercial premises were excluded.

Compensation and rehousing details would be released later if the authority's policies changed, she said.

Housing approvals drop to eight-year low
25 January 2006
South China Morning Post

"This is the lowest in the past eight years," said Patrick Chow, head of the agent's research team.

He added that some developers had changed the layout of their buildings to turn smaller units into bigger flats to meet market demand, which had delayed construction schedules.

Another reason for the low figure was the limited number of government sites offered for auction last year, while developers were also slow to redevelop old buildings, he said.

However, Mr Chow said the figure would rebound this year, mainly thanks to the two rail companies - MTR Corp and Kowloon-Canton Railway Corp - which are expected to start more projects over the next 12 months.

"Total number of housing starts will increase 50 per cent to around 13,000," he said.

Of the 34 projects approved last year, 15 were in the New Territories, including Metro Town in Tseung Kwan O, the second phase of Sun Hung Kai Properties' YoHo Town in Yuen Long and the fifth phase of Park Island in Ma Wan, also developed by Sun Hung Kai.

Major projects approved for construction in Kowloon and Hong Kong included the Urban Renewal Authority redevelopment project in Cherry Street and Residence Bel-Air in Cyberport near Island South.

another kpf development in hong kong
excellent location ...
Hysan to Redevelop Hennessy Centre
Hysan Development Company Limited (Hysan) today announced that it will spend some $1.2
billion to redevelop Hennessy Centre. The redevelopment project, with more than 700,000
square feet of retail and office space, is destined to become the landmark in Causeway Bay.
The project will commence work in the fourth quarter of 2006, with targetted completion in
late 2009. Leading international architect firm, Kohn Pederson Fox Associates (KPF), has
been engaged to carry out the redevelopment project.
On announcing the redevelopment project, Michael T.H. Lee, Managing Director of Hysan
said: “As a leading property investor and the largest commercial landlord in Causeway Bay,
our vision is to continually look for opportunities to maximise the value of our investment
properties.
“The redevelopment of Hennessy Centre is the latest asset enhancement programme we have
embarked on over the years to realise this vision. We believe that in addition to being a new
landmark, the project will further rejuvenate the surrounding areas and indeed the entire
Causeway Bay district thereby continuing to reinforce its position as a shoppers’ paradise and
prime commercial district in Hong Kong,” added Mr. Lee.
A major feature of the new development is to substantially increase retail space to capture the
strong demand for prime retail space in Causeway Bay.
Hysan is a leading property investment, management and development company in Hong Kong
with an investment property portfolio of over four million square feet of high quality office,
retail and residential space. It is the largest commercial landlord in Causeway Bay owning over
three million square feet of prime office and retail space.
nice to hear KPF will be the architect.

http://i30.photobucket.com/albums/c307/fl3698a/e905e631.jpg

OK... so the Mitsukoshi department store is a part of the Henessy Centre? I guess Mitsukoshi will be moving to another building or what?

2006年1月21日
第一百幢市建局維修樓宇完工
http://www.ura.org.hk/html/c1002061t169e.html

市區重建局（市建局）主席鄭維新今日（星期六）表示，若果政府提出的強制驗樓計劃建議得以落實，市建局一定會增撥資源，配合全新的局面。

市建局今日在灣仔聯發街洋紫荊園舉行儀式，慶祝市建局自願樓宇復修計劃下，第一百幢樓宇－同勝大廈－完成復修工程。房屋及規劃地政局局長孫明揚在鄭維新、市建局灣仔分區諮詢委員會主席譚惠珠及行政總監林中麟陪同下，主持儀式。

孫明揚局長致辭時表示，「相信參與過市建局復修計劃的業主都親身體會到妥善保養樓宇的好處，包括改善居住環境、提升物業價值和減低樓宇保險費用等。」

他說：「政府自去年十月展開『強制驗樓公眾諮詢』以來，積極透過不同渠道，聽取市民大眾的意見。諮詢文件內建議推行的強制驗樓計劃，正正希望在保障公眾安全之餘，可為樓宇業主帶來同樣的好處。」

鄭維新主席說，強制驗樓計劃是政府一項重要的建議，是根本解決香港日益嚴重的樓宇老化問題，最必要而又正確的起步點，與市建局的自願復修計劃亦是相輔相成。

他續表示：「如果有了強制性驗樓，就會促成一個良好的樓宇保養管理框架和制度。市建局可以在這個新框架之下，提供協助，令業主實際進行維修時，做得更好和更順暢。」為了社區和業主本身的利益著想，市建局希望社會大眾可以積極回應政府的建議。

市建局在兩年多之前，開始推行自願樓宇復修計劃，其中包括物料資助計劃和貸款計劃。至今已經有一百幢樓宇完成復修工程，另有五十六幢大廈的工程正在積極進行中；受惠的住宅單位總數，達到一萬三千多個，是過去四年市建局所有重建項目的三倍多，顯示了樓宇復修在整個市區更新策略之中的重要位置。

市建局在灣仔區的樓宇復修工作，獲得業主的大力支持。以樓宇復修的參與程度來說，在九大更新目標區之中，灣仔區是全港之冠。灣仔區已經有三十幢樓宇，在市建局的協助下完成復修工程。另有十一幢大廈在籌備和施工中。

在過去兩年，市建局根據實際經驗，不斷改良樓宇復修計劃的內容，以及推出配套措施，例如鼓勵銀行為復修樓宇提供優惠的按揭貸款計劃，以及資助復修樓宇購買第三者保險等，直接間接鼓勵不少舊樓業主自願參與計劃。現時物料資助計劃的資助額，已增加至工程總開支的百分之二十，或每戶最高三千元。

典禮上，孫明揚在鄭維新、譚惠珠及林中麟陪同下，向第一百幢復修樓宇的業主立案法團司庫容根旺，致送一棵桃花，寓意吉祥。另外，譚女士又致送感謝牌匾予灣仔區議員盧建明先生、鄭其建先生和鄭琴淵女士，多謝他們一直以來與市建局緊密合作，推動區內的樓宇復修工作。

市建局規劃奪國際獎
02/02/2006

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【專案組記者張偉光報道】市區重建局成立四年多以來，首次有建築師在國際性規劃重建比賽中獲獎。市建局規劃及發展經理麥中傑與另四名建築師組成隊伍，去年參加由南韓政府主辦的亞洲文化藝術規劃國際比賽，題目為重建南韓光州市八十年代軍警鎮壓民主化運動的「五一八事件」原址，在約九萬三千平方米地方上作重建規劃，並需保留原有八十多年歷史的政府辦公大樓及一條百年老街等歷史建築物，規劃成純文化和藝術地區，隊伍終以白色、方形和「天幕」作主題構思獲優異獎，更獲頒二萬美元獎金。但麥慨嘆本港規劃受制於太重的商業因素，即使很好的規劃意念亦不能實現。 http://the-sun.orisun.com/channels/img/endmarker.gif

巿建局收購衙前圍村餘下業權
10 February 2006

【明報專訊】長實已收購約80％業權的黃大仙衙前圍村，市區重建局昨向黃大仙區議會表示，最遲3個月內會開出收購價等條件，收購這條本港市區最後一條圍村內餘下約27伙，預料市建局收購餘下村屋及安置毗鄰小學後，才會與該村大業主長實，洽商妥善解決方案。另外，長實旗下公司入稟高等法院，申請禁制令，禁制該村村民再次阻撓承建商進入該村範圍，今日於高院開審。

黃大仙區議會主席黃金池表示，市建局高層昨日向村民，承諾最遲3個月內，公布以同區7年樓齡的單位價格收購餘下村屋，另加特惠津貼，而對於「衙前圍三寶」包括門樓、「慶有餘」牌匾及天后宮廟宇，市建局亦承諾會將牌匾妥善放在廟內，並會負責興建一幢3層高的鄉公所。有村民代表於會上表示，村內埋了兩支古炮，市建局亦承諾進行工程前，會先聯絡古物古蹟辦事處到場。長實已花上約20年時間收購衙前圍村約80％業權，曾申請自行重建該村。

村民阻勘察工作 承建商申請禁令

另外，長實負責衙前圍村項目的附屬公司世寧地產，向高院申請禁止該村村民吳振鴻、吳展鴻、吳少洪再次阻止該公司職員進入村內。吳少洪表示，該公司職員曾於本年1月中欲到村內進行勘察等工程，但村民覺得時近冬至等節令，所以阻止。

Lane Crawford plan shelved
Exploiting a growing demand for retail space, Wheelock decides to put the flagship store's redevelopment on hold
13 February 2006
South China Morning Post

Wheelock & Co has shelved plans to redevelop Lane Crawford House in Central in favour of re-leasing the retail space with prospects for higher rental income amid a rebounding property market.

Analysts said Wheelock would stand to make more money letting the retail space now, especially when considering the rental income the company would forgo if it were to redevelop the building.

"The rental value of retail and office space has surged in the past few years and would continue to follow a rising trajectory," said Gareth Williams, property investment director of Wheelock Properties Hong Kong, a Wheelock unit. "We would not redevelop the building in the near future. We hope to take advantage of the upward trend."

Lane Crawford House on Queen's Road Central was put up for private tender last year. Wheelock had invited local and foreign firms to bid for the property, with a target price of $2.5 billion. According to one of the bidders at the time, the highest offer was $2.1 billion.

Wheelock scrapped the sale plans as the offer did not meet its expectations. Instead, the company said it would redevelop the building into a prime office and retail complex.

However, amid a recovery in the office property sector, Wheelock has decided to postpone its redevelopment plan.

"We have started leasing the retail floor area of the building, though we did not have any asking rent," Mr Williams said, adding that the rental level of the street shops on Queen's Road Central was about $350 per square foot and $40 per square foot for office spaces.

"This is a good starting point," Mr Williams added.

The developer planned to divide the retail space from the basement to first floor into four shops.

Wheelock does not have a projection of how much rental revenue it can achieve from the relaunch.

According to Wheelock's tender brochure released last year, the building generated annual rental income of about $23.64 million.

The 24-storey office-retail building was built in 1977 with a site area of 12,286 square feet and a gross floor area of 195,500 sqft.

The retail space, formerly housing the Lane Crawford flagship shop, has a gross floor area of 89,500 sqft from the basement to the sixth floor. It has been vacant since Lane Crawford moved to the International Financial Centre shopping centre in 2004.

Office space starts on the seventh floor, and the key tenants are mostly clinics and legal firms, which provide stable rental income.

"Retail rentals have been increasing significantly in the past few years, and are close to the peak level," said CB Richard Ellis associate director of research Simon Wong said.

"Although [Wheelock House's] office rental level is far below those for Grade A office in Central, the rental revenue [Wheelock] can achieve from the redevelopment could not justify the loss of rental income during the construction period."

According to the firm, the rental level at One and Two International Financial Centre ranges from $75 to over $90 per square foot. CB Richard Ellis expects office and retail rentals to increase 20 per cent and 8 per cent, respectively, this year.

"The property cycle is in an upward trend at the moment. Developers have to take another two to three years for the next upward trend cycle," said Charles Chan Chiu-kwok, a director at Savills. "That explains why Wheelock put off its plan to redevelop Lane Crawford House. Most office buildings in Central have used up the permitted gross floor area, which is a disincentive for landlords to redevelop their buildings."

7年耗2億 翻新三條街
重建深水步打造玉翠坊
18/02/2006

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傳統深水步舊區將會搖身一變成為具有地方特色的玉石市場。市區重建局計畫動用超過二十五點三億元，重建深水步海壇街、桂林街及北河街三十七幢舊樓，最遲七年後會為該區帶來新貌，同時興建玉石主題廣場「玉翠坊」，預計將於二○一三年落成。

受重建影響的三十七幢戰前舊樓，樓齡由三十四年至五十七年不等。市建局地區發展總監李敬志直言，該區多幢舊廈已非常殘舊，不但外牆石屎剝落，喉管破裂，又有不少僭建物，而且生情況惡劣，故有必要進行清拆重建。市建局會動用二十五億三千萬元進行收購及重建，其中約十一億元用作收購及安置成本，有三百八十五個物業權及六百八十戶家庭受影響，業主賠償會按同區樓齡七年計算。

建公園闢行人專區
這個深水步重建群是該區最大型的重建項目。市建局計畫將興建超過六十萬平方呎，三幢共八百八十個的住宅單位及十二萬平方呎的商舖。重點是在北河街一段，興建小型玉石廣場「玉翠坊」，將北河街及桂林街一帶連接地鐵的公共空間，改為行人專用區，並以鑑賞玉石和育為設計主調，吸引區外人士光顧玉石市場。

市建局又於海壇街及桂林街交界，建立面積達八千平方呎的健康公園，並配合深水於一九二七年舊式唐樓外形，設計具舊時代特色的地面石柱。行人專用區及健康公園均會以「原玉」為擺設，又會將玉石育展板鑲嵌在地上，供市民參觀。

李敬志表示，市建局大規模改善深水區，是希望活化舊區，該局又正與區議會及現有玉石市場商戶研究，將市場作為旅遊點藉以帶動人流及經濟。

More of old Shamshuipo faces wrecking ball
18 February 2006
South China Morning Post

The Urban Renewal Authority has unveiled a $2.53 billion plan to demolish 37 buildings in Shamshuipo for redevelopment.

About 680 families will be affected by the redevelopment, to be carried out in three projects in Hai Tan and Tung Chau streets. Previous similar projects in the area have affected 1,800 families.

Total compensation and rehousing costs are estimated at $1.1 billion - 44 per cent of the total - but the exact compensation rate will not be calculated until the project is approved by the Town Planning Board.

The project is expected to start in about two years and be completed by 2013.

Under the plan, three commercial-residential complexes - two 40-storey and one 38-storey - will be built. They will provide 600,600 sq ft of residential area and 120,000 sq ft of retail space. Each building's ground floor and two podium floors will be designated for retail or commercial use.

Two recreational areas, a park and a small town square are also proposed. Each will cover about 80,000 sq ft. The successful bidder will be required to build them.

The square, to be called Jade Walk, will be next to the jade bazaar and themed on the precious stone.

The authority's district development director, Joseph Lee King-chi, said: "The project will improve living conditions for Shamshuipo families and rejuvenate the local economy."

But he admitted that some residential or commercial tenants might not be able to be relocated in the same district. "This is the problem we usually encounter in urban renewal projects," Mr Lee said.

The authority's general manager of external relations, Eddie So Shuen-yee, said it had been successful in rehousing affected tenants and owners. "We have not encountered one single case which we can't resolve," he said.

Existing tenants and owners in the district expressed mixed feelings about the project.

Mr Ho, who had been operating a plastic utensils wholesale shop for more than a decade in the district, said he might have to close the business.

"I rent this 1,000 sq ft shop for $10,000," said Mr Ho, who refused to disclose his full name. "I will have to pay double that amount outside Shamshuipo, where rents will go up after redevelopment.

"Redevelopment is going to be positive to the development of the district, but some people, like me, may lose their business."

But a 75-year-old resident, giving her name only as Mrs Pao, said she would be ready to move out any time, provided the government offered substantial compensation. She bought the 1,000 sq ft flat more than 30 years ago.

"Money is what matters," said Mrs Pao, now living with her son, daughter-in-law and two grandchildren in the flat. "It will be fine if I have to move to a smaller flat or outside Shamshuipo as long as we have compensation because the flat is very old. We have no power to bargain, though, and we have no choice but to take what is offered."

February 24, 2006
Government Press Release
Tai Kok Tsui land resumed for redevelopment

Two Tai Kok Tsui sites will be resumed under the Lands Resumption Ordinance for redevelopment, the Lands Department says.

Upon completion of resumption and clearance, the two sites in Larch Street/Fir Street and Pine Street/Anchor Street, covering about 2,176 and 2,300 square metres, will be granted to the Urban Renewal Authority at a nominal premium.

Mixed-use development is permitted on the sites and the current proposals for them are for residential developments with commercial use on the lower floors.

The affected 83 interests will revert to the Government three months after the date the resumption noticeis posted on the site. Details of the private land affected were gazetted today.

Compensation details

Apart from their entitlement to statutory compensation, eligible owners of domestic properties will be offered an ex-gratia home-purchase allowance or supplementary allowance as appropriate.

Owners and tenants affected may make statutory claims under the Lands Resumption Ordinance. The Government may reimburse any professional fees reasonably incurred.

Occupiers of commercial properties may also be eligible for an ex-gratia allowance in lieu of the right to make statutory claims for business loss and disturbance.

Eligible domestic occupiers will be offered a rehousing allowance or ex-gratia cash allowance in lieu of rehousing.

Authority may scrap Mongkok site plan
28 February 2006
South China Morning Post

Rising property prices have forced the Urban Renewal Authority to consider scrapping plans to acquire 28 buildings in Mongkok for a development project in favour of rehabilitating them.

The authority has said the cost of buying the five to six-storey residential blocks on the junction of Fa Yuen and Argyle streets could result in a loss of up to $900 million after the site is resold to a developer.

The project was announced in 1998 by the defunct Land Development Corp and passed to the authority in 2001.

An authority spokesman said yesterday that the original plan envisaged demolishing the buildings, which are between 38 and 50 years old, to create a 30,000 square feet development site for a commercial and residential project comprising a gross floor of 270,000 sqft with 372 units.

However, the authority now is looking at rehabilitating the buildings instead.

The spokesman said district council members and local residents would be consulted before any decision was made.

Pierre Wong Tsz-wa, the chief executive of Midland Realty's commercial and industrial division, said Fa Yuen Street was a prime shopping area in Mongkok, commanding prices of $20,000 to $50,000 per square foot.

Rents in the area ranged from $150 to $250 per square foot, he added.

Albert So Surveyors managing director Albert So Chun-hin said: "As the market price of street-level shops is high, the cost of acquisition will be higher than expected, which could result in a loss for the Urban Renewal Authority as developers could not achieve break-even unless flat prices increased by between 30 per cent and 40 per cent.

"The Urban Renewal Authority should consider rehabilitating the old buildings instead of rebuilding. It would save development costs and allow this part of Mongkok to retain its unique character and style."

A non-executive director of the authority said the project involved the acquisition of retail shops, which took time to negotiate with the owners.

"We have another development project on Nelson Street, which is a joint venture with the Hong Kong Playground Association and which will have faster development progress," he said.

Wan Chai block set for redevelopment
2 March 2006
South China Morning Post

Chinese Estates Holdings is preparing to demolish Tung Sang Building in Wan Chai and develop it into a commercial-residential tower.

Surveyors yesterday said the redevelopment project could cost about $307 million.

The company has been planning the redevelopment for several years. It has not renewed any leases since last year and all the tenants moved out after negotiations.

The Buildings Department has issued a demolition consent and work is scheduled to start in the next few months.

The 19-storey Tung Sang Building was built by the Hotung family in 1972.

Chinese Estates acquired the apartment block with retail space for $180 million, or $2,579 per square foot, in 2003.

Chesterton Petty executive director Alnwick Chan Chi-hing yesterday valued the new project at $307 million, or $4,202 per square foot.

"This project will benefit from the completion of the subway between Three Pacific Place and the Admiralty MTR station this year that will bring closer links between Wan Chai and Admiralty," Mr Chan said. "I believe that the average flat price of this project will reach $7,000 per square foot."

The 8,117 sq ft site can provide a gross floor area of 69,784 sq ft.

In 2003, the rental yield of the building was more than 10.5 per cent, but the developer decided against refurbishing it to raise rental income, and opted instead for redevelopment.

Meanwhile, Wheelock Properties has bought a luxury residential site in Mid-Levels for $240 million, or $5,140 per square foot. The 5,837 sq ft site on Babington Path has a gross floor area of 46,696 sq ft.

Chuang's Consortium International acquired the site for $178 million last year and invited developers' tenders last month.

Kowloon Bay by nwfb1601 from a Hong Kong transport forum :

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http://img.photobucket.com/albums/v337/1601/Sino_WangChiuRoadProject.jpg

Whoa!!! Skyscrapers are everywhere in HK.

Strike the right balance in urban renewal plan
10 March 2006
South China Morning Post

Faced with persistent demands from the property sector to further facilitate urban redevelopment, the government has proposed making it easier for developers to force the sale of buildings. The proposal requires critical scrutiny, as forcing property owners to divest their holdings strikes at the heart of private property rights.

At present, a person who owns not less than 90 per cent of the undivided shares in a lot can apply to the Lands Tribunal for a compulsory sale of the whole lot for redevelopment. The relevant law was introduced in 1998 after years of debate. Before then, a lot could be redeveloped only with the consent of every owner. For many multi-storey buildings with hundreds, if not thousands, of flats, achieving a consensus among all the owners was almost an impossible task. It took only one owner's refusal to sell to frustrate years of efforts by a developer to buy up every other unit at huge costs.

Since the law came into effect in 1999, only 19 applications for compulsory sale had been submitted by the end of last year. Of them, five had been granted by the tribunal and four are being processed. The others have been discontinued, apparently because agreements were reached between the parties concerned. The property industry has claimed that the process of gathering titles remains protracted, and has therefore asked for a lowering of the threshold to 80 per cent.

The government has evidently tried to strike a balance between protecting private property rights and facilitating redevelopment. It has not acceded to the industry's request, and has opted for a compromise. Officials have proposed lowering the threshold to 80 per cent for only three types of properties - a lot with all units but one acquired; a lot with buildings that are aged 40 years or above; or a lot with at least 10 per cent of its owners missing or untraceable.

The "all but one" rule will make it easier to redevelop some old buildings with five to nine units. It is fair, as just one unit in this type of buildings may account for more than 10 per cent of the undivided shares of the lot. Missing or untraceable owners are a serious problem in many old buildings. Provided that the tribunal is satisfied that exhaustive efforts have been made to trace them, a small number of absentee landlords should not be allowed to block redevelopment.

There is a need, however, to fine-tune the proposal to lower the compulsory sale threshold to 80 per cent for properties that are more than 40 years old. The problem with this proposal is that it sees an ageing building as synonymous with a poorly maintained one. While that may be the situation for many buildings now, it cannot be right as a general rule forever. Properly maintained and refurbished, buildings can last a lot longer. As a result of building management initiatives introduced in recent years, there is reason to believe that buildings completed over the past two decades should remain perfectly habitable when they are 40 years old.

For too long, Hong Kong people have equated urban renewal with urban redevelopment. It is time they abandoned the misconception. Many cities have shown that neighbourhoods can be renewed without pulling down their old buildings. A Sustainable Development Council survey last year found widespread support for revitalising old urban areas. A sustainable lifestyle should not mean a preference for tearing down old buildings.

Instead of adopting the age of a building as a simple cut-off point for relaxing the forced sale threshold, the law should stipulate that the threshold can be lowered to 80 per cent only if a building is in a serious state of disrepair.

The caveat is needed both as a safeguard for private property rights and a check against rampant redevelopment. The existing 90 per cent rule is barely acceptable as a justification for breaching the rights of owners unwilling to sell; lowering the figure to 80 per cent, without proper caveats, just for the sake of facilitating redevelopment would be wrong.

Hysan pins hopes on rental growth
Property investor confident that office income will offset revenue decline from Hennessy Centre redevelopment
8 March 2006
South China Morning Post

Hysan Development expects rental growth in its office portfolio to help it comfortably weather a revenue decline from its Hennessy Centre redevelopment.

The 45-storey, 719,642 square foot Hennessy Centre is due to be demolished in the fourth quarter and redeveloped with a heavy retail exposure by late 2009.

Analysts have estimated Hysan might have to sacrifice $140 million to $200 million of rental income a year as a result.

But the biggest landlord in Causeway Bay yesterday said the days of negative rental reversion - where rents fall short of earlier tenancy agreements - were behind it and it expected higher office rentals to kick in this year.

"Redevelopment of Hennessy Centre will certainly affect our rental revenue in the next few years," managing director Michael Lee Tze-hau said at the developer's results announcement yesterday.

"But such risks are very much under control because positive rental renewals in our office portfolio will not be fully reflected in our accounts until this year."

He said lease renewals in its office properties, which accounted for about 59 per cent of Hysan's 4.5 million sqft gross floor area portfolio, were strong last year with occupancy staying at 95 per cent.

Office rents at its core Lee Gardens, for instance, surged more than 50 per cent last year. This compared with an overall 15 to 20 per cent increase for its retail and residential properties, he said.

Nonetheless, revenue from the segment was flat at $501 million last year. Income at its retail arm grew 13 per cent to $503 million, while residential income jumped 23 per cent to $209 million.

Analysts generally agreed with Hysan's positive outlook on the upward leasing market cycle, although the already high occupancy could possibly cap rental growth.

"All the property companies now are well past the point of getting their earnings growth from filling empty space. Their earnings growth now is from rental reversion," CLSA head of regional property research John Saunders said.

"As Central rents get higher, rents in Causeway Bay are going up. Hysan is in a good position to benefit from rental improvements in decentralised areas."

For the year to December, Hysan's underlying earnings, which excluded property revaluations, soared 65 per cent to $1 billion.

This beat the market consensus estimate of $833.95 million, according to Thomson Financial.

The underlying earnings included a $467 million gain on asset disposal, mainly arising from the $2.7 billion sale of Entertainment Building in Central last year.

Stripping out this gain, its net profit grew 9.4 per cent to $641 million.

Including the $3.76 billion revaluation gain from its investment properties, its bottom line shot up 577 per cent to $4.12 billion under the new accounting standard.

Turnover rose 8.25 per cent to $1.24 billion.

A final dividend of 35 cents per share was proposed, up 16.6 per cent from last year.

Net asset value grew 19.6 per cent to $23.42 per share, while net gearing was at 6.4 per cent at the end of last year.

"The outlook for this year is still positive, although uncertainties of interest-rate rises and high oil prices remain," chairman Peter Lee Ting-chang said. He added Hysan had no immediate plan to jump on the real estate investment trust bandwagon but would continue to enhance its portfolio to narrow its net asset value discount.

Recalling lost battle and wrecked hopes
15 March 2006
South China Morning Post

The plight of the individual owner is invariably highlighted whenever a property is identified for redevelopment. More often than not, there is resistance from owners who do not welcome the idea of giving up homes or properties that have belonged to them for years.

The proposal to relax rules on the compulsory sale of old buildings has raised concerns about the rights of minority private owners.

Legislator Chim Pui-chung, of the financial services constituency, recalled his own experiences two decades ago as an individual property owner.

In 1982, the former Land Development Corporation (LDC), which later became the Urban Renewal Authority, approached Mr Chim and told him his property on Des Voeux Road, in Central, was required for an office project to be jointly developed by Cheung Kong (Holdings) and the LDC.

After a three-year legal battle with the LDC, Mr Chim lost the case and was forced to sell the property in 1985.

The escalator of The Centre has been built on that site.

"I was given no chance to redevelop my property, even though I had the ability to do it," he said.

Mr Chim is still bitter about the experience. He said he had had plans to raise the value of the property by redeveloping it as a new block with about 50,000 sq ft of space.

Referring to the proposed amended law on the compulsory sale of old buildings, Mr Chim expressed hopes that developers and minority property owners could arrive at an agreement rather than take matters to court.

Sze Lai-shan, a spokeswoman for the Society for Community Organisation, said: "The proposal will weaken the rights of property owners - a lower threshold would mean less bargaining power."

Ms Sze said redevelopment was an answer to the issue of maintenance for decaying buildings. But at the same time it overlooked the impact on communities that had spent years in an area, building up a social world and often businesses based in the neighbourhood.

Change to law will promote redevelopment
Consultation paper urges lowering the threshold for an application for an order for the sale of land under certain conditions
15 March 2006
South China Morning Post

The fine balance between the need for urban renewal and protection of private property rights has always been a significant consideration by the government and the Legislative Council in the making of relevant laws.

No less so the government's recently published consultation paper to solicit views from the public on the enactment of subsidiary legislation to expand the scope of the application for an order for the sale of land under the Land (Compulsory Sale for Redevelopment) Ordinance.

Since the Ordinance came into operation in June 1999, there have been five successful applications and all of the land concerned has been sold.

The redevelopment of the five plots of land, including the Garley Building (which had been badly damaged by a fire) and an industrial building, would enhance the urban landscape and provide better accommodation for the people of Hong Kong.

Another 14 applications have been made under the Ordinance in the past seven years. The government understood that some applications had been discontinued, as agreements for the unity of ownership of the lands had been reached before the hearing by the Lands Tribunal. This demonstrates that the Ordinance has helped facilitate the assembly of some lands, as it has promoted a consensus of agreement among owners.

The existing law provided that an application for an order for the sale of land can only be made when the majority owner has secured not less than 90 per cent ownership. Since the Ordinance's enactment, the Chief Executive has been empowered to designate classes of lots, whereby an application can be made in which the ownership threshold could not be less than 80 per cent, subject to Legislative Council approval.

The land ownership system in Hong Kong has been characterised by its strata title ownership. This promotes ownership by individuals and rapid development of land in Hong Kong, but makes redevelopment difficult as unity of land ownership is a prerequisite. The Ordinance has promoted private sector participation in such initiatives, but the 90 per cent ownership threshold has limited its application.

The government considered submissions made by the Hong Kong Institute of Surveyors and other industry views before making its current proposal. As a result, the three proposed classes of lots where the 80 per cent threshold would apply include:

a lot with "all units but one" acquired;

a lot with building(s) aged 40 years or above; and

a lot with missing/untraceable owners.

Applications under the Ordinance would be driven by the release of the redevelopment value of the lands or, in other words, the creation of marriage value through the unity of the strata title ownership of the lands concerned.

For instance, a building could have higher redevelopment value than its existing use if the floor area was increased during redevelopment, or the value enhanced as the redevelopment was for office use instead of industrial use.

With the benefits and/or the hope of selling the concerned land as a whole for redevelopment, individual owners would be able to participate in the redevelopment value (which would be higher than its existing use value) and thus higher value could be created for the owners than if the relevant units were sold individually.

Once the government proposal can be implemented as law with the support of the general public and the Legislative Council, it is likely there could be more active private participation in the urban renewal exercise by developers and individuals whose land has redevelopment potential.

Lau Chun-kong is a regional director with Jones Lang LaSalle

Collective finger on the sale button
15 March 2006
South China Morning Post

Owners of at least 12 old buildings are looking to sell to developers if the compulsory sale regulations are relaxed, according to property agents.

These buildings are mainly in traditional luxury residential districts, with Mid-Levels and Kowloon Tong the most popular.

"The proposed relaxation on compulsory sale would allow individual property owners to join forces to sell their flats more easily through collective sales," said Henderson Land Development general manager of sales Tony Tse Wai-chuen.

The owners of 9A-9H Seymour Road have high hopes the proposal will go through after fighting for seven years to sell their building for redevelopment.

Collectively, they own about 80per cent of the 61 flats in the development.

The sale, if realised, will achieve an estimated $320 million for the 9,948 sqft site and could be worth even more if it is redeveloped with sites nearby.

Ms Lam, a member of the auction organising committee of the building, said: "We believe we will have a much better shot with our redevelopment if the proposal is passed."

Owners accounting for about 80 per cent of the flats at nearby Merry Terrace at 4A-4P Seymour Road hope to put the building up for tender by June.

A collective representing about 90 per cent of the flats at 27-29A Seymour Road is looking to sell.

The owners of about 90 per cent of the flats at 105 Robinson Road are looking for buyers, while owners who account for 70 per cent of the flats at 25 Robinson Road have put the building up for tender.

Meanwhile, the owners of more than 70 per cent of the units at Minerva House and Carol Mansion on Lyttleton Road, and Sung Ling Mansion and Ping On Mansion on Babington Path are hoping to sell.

The owners of more than 80 per cent of the flats in the 448-unit Kut Cheong Mansion on King's Road in North Point are waiting for the owners of ground-level shops to join them so that they can sell by tender.

All of the owners of flats at 36 Marble Road have agreed to put their units up for tender.

In Kowloon, owners of 80 per cent of Moonbeam Terrace and Lung Cheung Court in Kowloon Tong have agreed to sell their buildings. The owners of about 90per cent of Joy Garden and 15-15A Belfran Road, also in Kowloon Tong, are looking for a buyer.

Residential blocks for ATV site
22 March 2006
South China Morning Post

Cheung Kong (Holdings) plans to build five 10-storey residential blocks on the Kowloon Tong headquarters site of Asia Television.

The Buildings Department approved 22 plans last month, including the redevelopment projects of Cheung Kong and Hysan Development.

Cheung Kong plans to provide for a total gross floor area of 137,720 square feet at the Kowloon site.

The Town Planning Board imposed a building height restriction for residential and commercial sites in Kowloon Tong last month. Under the new rule, the limit for the site will be 13 floors.

The ATV headquarters at 81 Broadcast Drive, with a site area of about 50,000 square feet, has been sold to Cheung Kong for $600 million. ATV will shift its operations to Tai Po next year.

Meanwhile, the Buildings Department has approved a revised plan for Hennessy Centre in Causeway Bay. Hysan Development plans to build a 41-storey commercial tower over four basement levels, with a total gross area of 713,752 square feet.

The existing 45-storey office and retail complex, built in 1981, has seven levels of retail space only. The new development will provide more retail space.

The investment cost of the redevelopment is about $1.2 billion. Hysan expects to complete the project in late 2009.

Swire Properties has made a concession on the redevelopment project of Castle Steps in Mid-Levels. It now plans to build one 57-storey residential block, which is lower than its original plan for a 63-storey residential block that was opposed by residents. The project will provide a total gross floor area of 132,525 square feet.

Forced to move with the times
The crucible of Hong Kong's manufacturing revolution in the 1960s, San Po Kong Industrial Estate, is dead, but new industries are being drawn to the district
18 March 2006
South China Morning Post

The gates to the Hip Shing metal shop creaked to a close yesterday. Around it, gates leading to other workshops at the San Po Kong Industrial Estate were already boarded up and padlocked, eviction notices from the Housing Authority the official seals of their fate.

Just in front, Tang Sai-bun was taking one more look at the place that defined not just his work but his life for the past four decades. By the end of the month, he will have finished relocating Hip Shing to another Housing Authority factory estate in Kwun Tong, but the 74-year-old said it would not be the same - even though he is moving everything, down to the gate itself, so the new shop will look exactly like the old.

Mr Tang was among the 40 tenants who protested last month against the authority reclaiming the estate for redevelopment, and he said every person on the estate was a friend and a neighbour he would now have to leave behind.

The protesters, representing about 10 per cent of the estate's 900 units, wanted more compensation but the authority refused to give in. Mr Tang was offered $250,000 for his two 24-square-metre units, but he said the authority should have helped pay for moving and the cost of installing water and electricity in the new shop.

Then again, Mr Tang recalled, there wasn't much help the last time he had to move either, back in 1963. On January 15 that year, he moved from Tai Kok Tsui to the then newly built estate. The government resettled him and his store after Typhoon Wanda nearly flattened the city the year before.

"There were just Blocks One and Two then, and broken ground all around with no buildings or anything," he said. "For the first eight months there was no water or electricity because it was such a new development."

Mr Tang makes metal products and ornaments such as fences, stairway railings and metal gates.

"I don't remember how many thousands of gates I made," he said. "It was mostly soldering by hand and other manual labour because we didn't have any fancy machines. And we made everything to order."

San Po Kong was already booming as a manufacturing centre in the 1960s, with metal shops like Hip Shing and garment factories that never closed. Factories had begun springing up in the district in the 1950s as a result of government planning after the second world war. The most notable example, perhaps, was a company that exported plastic flowers started by a young man named Li Ka-shing.

Wong Tai Sin District Council chairman Wong Kam-chi said the development of San Po Kong helped draw people to the "frontier areas" of Wong Tai Sin and Diamond Hill. "At its peak, over 200,000 labourers worked there, and around 70 per cent of the residents in the area were working in the factories there," he said.

Mr Tang said Hip Shing took in about $500,000 a month in its heyday - a pittance compared to many of the other, bigger factories. "I hired just four or five people, paid by the day, whenever there was work. It was difficult because most things were done manually and so labour took up such a large part of it." Several thousand dollars worth of labour went into every few hundred dollars of metal, he said.

The good years lasted until the late 1980s, when the vast migration to the mainland began. "What's left now is less than 10 per cent of the factories," Mr Wong said. "Most of the companies just use their San Po Kong factory for packaging or as a transfer point."

One exception is Star Industrial Company, which continues to make its ubiquitous Red A plastic household products in its Dai Yau Street factory.

With the continued decline of industries in the district, San Po Kong is once again undergoing a transformation. "The government is quietly pushing for it," said Mr Wong. "We've discussed rezoning some factories to include commercial and industrial uses, for example." Mr Wong said two parcels of land were bought by developers to build hotel-type residences, but construction had yet to begin.

"The change in San Po Kong is really happening very quickly," he said. "I won't go as far as to say that industry will die out completely in the district, but I think it will be very hard for them to survive."

But where traditional labourers like Mr Tang are on their way out, new industries may yet find their way into the district. DCDCorp, a computer graphics production house behind Dragonblade, Hong Kong's first 3D computer-generated animated feature film, is based in the glass-fronted Stelux House in the district.

Marketing manager Karen Choi Pui-yan said the company decided to move there from Festival Walk in Kowloon Tong nearly four years ago mainly because of the cheap rent.

"The unit is huge and the rent is cheap," she said. "It's also much more conveniently located than Cyberport."

Kerry unveils $2.7b Quarry Bay project Hong Kong Tobacco headquarters makes way for office tower
25 March 2006
South China Morning Post

Kerry Properties will redevelop an industrial block in Quarry Bay into an office tower, at a cost of at least $2.7 billion.

The company recently bought the 450,000 square foot headquarters of Hong Kong Tobacco from the family of Charles Ho Tsu-kwok, a tobacco tycoon who owns the Sing Tao Group.

Kerry Properties executive director Steven Ho Shut-kan yesterday declined to give a breakdown of the land price and construction cost, but he said: "Total development cost for the building will be not less than $2.7 billion."

"We will hold it for long-term investment," Mr Ho said.

The investment was in line with the company's plan to build up its office property portfolio in areas with good access to mass transport, he said.

The plan was unveiled yesterday when the company announced a 35.03 per cent increase in net profit to $3.06 billion for the year to December.

The bottom line included a gain of $1.3 billion arising from the revaluation of investment properties.

Taking out the revaluation gain from investment properties, the company saw an 11.32 per cent increase in net profit to $1.75 billion.

Earnings per share were $2.53, up 33.15 per cent. Directors declared a final dividend of 50 cents per share, with a scrip dividend alternative. Full year dividend is 70 cents per share.

Kerry Properties is controlled by the Kuok Group, which is also the largest shareholder of the SCMP Group.

During the year, net profit from the mainland dropped 32.1 per cent to $372 million from $548 million in 2004.

Deputy chairman Wong Siu-kong said the decline was partly a result of the central government's austerity measures on the property sector but he expected the market to improve this year.

In Hong Kong, net profit rose 20.38 per cent to $1.42 billion.

About 70 units of Tregunter Towers in Mid-Levels are available for sale.

Mr Ho expected sales income this year would exceed last year.

The company said it would announce more details of its Macau property project in the coming months.

Demolition decision looms for Shamshuipo estate
24 March 2006
South China Morning Post

About 15,000 residents at a 46-year-old Shamshuipo public estate may learn by the end of next week if they face rehousing.

Chan Wai-ming, a Shamshuipo District Council member, said yesterday he had learned from housing officials that the Housing Authority's strategic planning committee would meet next Thursday to discuss a proposal to demolish So Uk Estate, which is his constituency.

The move follows media reports that a Housing Department survey revealed serious structural problems among the 16 tower blocks of the estate and that further repairs would be ineffective and a waste of public money. It is understood one of the options would see demolition starting in 2008 and lasting three years.

Mr Chan said residents generally welcomed news of the demolition proposal, which they felt was long overdue.

"Of all public estates in Shamshuipo, only So Uk Estate is over 40 years old. Other estates such as Shek Kip Mei Estate and Pak Tin Estates have been included in the redevelopment project and works are already going on," he said.

"From residents' perspective, they hope to see an improvement in their living environment. Also, after So Uk Estate is demolished, the use of the vacant land will offer many options. For example, we can either use it to build public housing or sell the land to private developers to generate much needed income for the Treasury."

Mr Chan said a residents' meeting will be held tonight to discuss the matter and some residents will go to the Housing Authority next Thursday to voice their views.

"On top of intra-district rehousing, we need to solve the problem of elderly residents, who make up about 40 per cent of the estate's population. Are there sufficient single or two-person public housing flats in Shamshuipo for this group?" he said.

"Moreover, there is the issue of rent. In So Uk Estate, it is on average $40 per square metre, whereas in other estates in the Shamshuipo area, it is $63 to $64 per square metre. This may pose a problem for those families who are earning about $8,000 to $9,000 a month and are neither CSSA households nor eligible for public housing assistance."

Mr Chan said these residents ought to be offered a choice of more affordable public housing in nearby districts, if they are to be rehoused, in soon-to-be-completed estates such as Un Chau Estate and Shek Kip Mei Estate.

Wai Woon-nan, chairman of the district council's housing committee, said it had received no details about the redevelopment plan. "We hope the government demolishes the estate in two phases. The blocks which require temporary structural support should be pulled down first," he said.

More banks join old buildings push
Jonathan Cheng
18 March 2006
Hong Kong Standard

The Urban Renewal Authority has expanded an incentive program that it credits for sparking a wave of rehabilitation of Hong Kong's aging buildings, roping in four more banks that will offer mortgage perks to owners who voluntarily renovate their buildings.

District development director Stephen Lam Friday framed the announcement as a reaffirmation of the government's turn to private partnership and market incentives to spur urban renewal.

Under the terms of the scheme, 17 banks will consider offering preferential mortgage terms to prospective buyers of units in renovated buildings, making it easier for owners who invest in renovations to sell their flats.

The scheme applies to owners of buildings 20 years or older who voluntarily carry out the renovations voluntarily under two URA-financed loan schemes.

Lam described the program as an unquestioned success, crediting the scheme with triggering a 48 percent jump in flat transactions at 42 renovated buildings after the URA rolled out the mortgage incentive scheme in August 2004.

"The response has been very good, and now we're pressing forward with the support of four more banks.''

The four new banks - Citibank, DBS, GE Money and Industrial and Commercial Bank of China - will join a list of 13 participating banks that includes HSBC and Bank of China.

But Lam conceded that there are limits to the incentives, since they only offer benefits to those wanting to cash out their aging properties - not those intent on staying.

Many older buildings, he added, did not have a single owner or an owners' corporation to make decisions on building renovations. Lam said the URA is willing to help owners lacking the expertise to go about renovating their aging buildings, saying it often stepped in to propose color schemes to increase the buildings' attractiveness and marketability. "First, we present an artist's impression to the owners, and then we work to persuade them to realize our vision,'' he said.

Lam then projected a series of before-and-after photos which he said showed off the URA's design savvy.

Centaline Property senior research manager Wong Leung-sing said renovated buildings gave an undeniable boost to flat values.

"We saw jumps in the value,'' he said. "Not just a gradual increase, I mean a jump. And it's clearly linked to the renovation.''

Demand surges for flats in renewal scheme buildings
18 March 2006
South China Morning Post

Sales have surged almost 50 per cent and prices have risen in buildings revamped through government-run schemes, the Urban Renewal Authority (URA) and owners say.

Property agents say the schemes, which provide materials, advice and interest-free loans for renovations, have helped such buildings regain a foothold in the second-hand market.

But the authority says there are still obstacles, including a lack of owners' corporations that are a requirement before a building can benefit from the services.

The comments came as the authority announced four more financial institutions would provide preferential mortgages on properties spruced up under the rehabilitation material incentive scheme and interest-free loan scheme. This brings the number of providers to 17.

Since August 2004, banks have been offering loans of up to 70 per cent of valuation at an interest rate comparable to buildings 10 years old for buildings renovated under the two schemes.

The authority said that since the preferential mortgage services were launched, it knew of about 460 transactions involving 108 buildings improved under its schemes, in which about 30 per cent had been able to secure mortgages, usually difficult for older buildings.

Tommy Lo Kin-ming, owners' corporation chairman of Johnston Court in Wan Chai, said the value of his flat had risen about 10 per cent since the building was repainted and new lifts installed.

"Before, it cost around $1.7 million to $1.8 million. Now, after rehabilitation, it has gone up to about $1.9 to $2 million," he said.

五年分兩期拆遷 將發放特惠津貼
蘇屋村5000戶原區安置
25/03/2006
太陽報

http://the-sun.orisun.com/channels/news/20060325/img/sn03032505_big.jpg

坐落深水近半個世紀的蘇屋將於五年內全面清拆。房屋署消息人士證實，蘇屋十六幢樓宇的結構老化，未來的維修費用高達二億四千多萬元，不符合經濟原則，故決定分兩期清拆整條屋，一萬三千多名住戶受影響。第一期需調遷的劍蘭樓、楓林樓等十座樓宇的居民，最遲於○八年十一月遷出；其餘則需於二○一一年八月前遷出，全部居民皆可獲原區安置。

消息人士指出，雖然蘇屋的樓宇結構問題不大，但須進行大規模修葺工程，尤其需鞏固大廈走廊、重澆廁所樓板、更換露台橫樑、走廊護欄等，費用高達二億四千五百多萬元，但亦只可將屋現狀保持十五年，至於日後的維修費，更可能以倍計增加，故署方認為不符合經濟效益，及考慮到維修期間的滋擾嚴重，因此建議全面清拆。

重建符合經濟原則
房屋署又指，蘇屋共十六幢大廈中，其中九幢的維修問題較為嚴重，尤以劍蘭樓的洗手間天花滲漏情況為甚，整幢大廈的維修率高達八成；而楓林樓亦有四成的單位天台橫樑出現裂縫。署方估計，以修葺方案的每年補貼水平，預算每個單位需二千三百元，但在比較全重建的所需費用後，每單位平均只需二千五百元，故認為重建較符合經濟原則。

房署全面清拆蘇屋將分兩期進行，首先會清拆十座位處較高平台上的樓宇，如劍蘭樓、楓林樓等，以減少長者及兒童住戶需上下山進出屋的不便，第一期受清拆影響約三千戶，最遲需於○八年十一月遷出。至於第二期位處較低的六座大廈，共約二千戶居民，則會連同商業和福利設施等一起於二○一一年八月前遷出，以便未能遷出的居民，仍可使用有關設施。

房署將會提供原區多個屋的單位給受影響居民調遷，該批單位包括元州第二及四期共三千五百個單位，長沙灣分層工廠大廈重建項目共一千六百個單位及石硤尾的數百個單位。

署方亦將會給受影響住戶發放特惠津貼，及讓居民優先以綠表購買居屋，建議會在下星期交由房委會策劃小組討論。至於蘇屋的地皮將會作何種用途，署方則未有定案。

'Crown jewel' office project finally begins in Quarry Bay
Leslie Kwoh
Hong Kong Standard
Tuesday, March 28, 2006

Leading land developer Swire Properties has begun construction on its HK$2 billion office flagship in Quarry Bay, following a year-long hiatus triggered by high vacancy rates in the office market.

Demolition of the two former buildings, Melbourne Industrial Building and Aik San Factory Building, at the site on Westlands Road was completed 13 months ago but, "because the commercial aspect was not so good, we did not feel the need to rush," Swire's head of public affairs, Miranda Szeto, said at a presentation Monday.

While construction is not expected to be completed until 2008, high demand in the area means Quarry Bay office rents have more than doubled over the past year to average HK$31.21 per square foot a month, and are expected to increase by another 30 percent in the next 12 months, according to Knight Frank.

The 70-story glass office complex, which will add 1.5 million square feet of office space to Swire's investment properties portfolio, is currently the only major Grade A office development under way on Hong Kong Island after overall office property completions fell to a 35-year low last year.

Senior project manager Kenneth Ng described One Island East as the crown jewel in Swire's Island East business district, which includes 61 residential blocks and 12 commercial buildings.

It will also be the tallest building in Quarry Bay, at 308 meters, only 27m shorter than Hong Kong's tallest building, Two IFC.

A covered walkway will integrate the complex with neighboring Tai Koo Place.

Ng said he predicted construction would be "exceptionally efficient" as more than 2,100 glitches in structural planning, such as plumbing obstructions, were identified and resolved in the design stage, with the help of HK$10 million 3-D digital visualization software Swire adopted last February.

According to Ng, previous clashes between design and actual construction were checked manually and randomly by consultants, and only at an advanced stage of construction, thus resulting in a high wastage rate of new and unused fittings and finishes.

Design clashes alone were responsible for about 2,000 cubic meters of construction waste at Three Pacific Place, which Swire completed in 2004, he said.

As such wastage is expected to be completely eliminated in the One Island East project - the first project in Hong Kong to use the software - Ng estimated that total construction waste would be reduced by 15-25 percent. He predicted the new "Designing Out Waste" initiative would bring long-term gains for Swire, especially after accumulating landfills prompted the government to implement waste charges in January ranging from HK$27 to HK$125 a ton for all projects costing HK$1 million or more.

One Island East will also be the first project in Hong Kong to use "concrete crushers," multimillion dollar vehicles used during demolition to "bite" materials into smaller chunks, which can then be more easily divided into groups for recycling.

Only about 1 percent of waste from demolition works for the One Island East project went to landfills, Ng said.

The remaining 99 percent was recycled or reused, including 57,125 tonnes of concrete and bricks, 2,840 tonnes of steel and 740 tonnes of other inert materials - which would have incurred anywhere from HK$1.6 million to HK$7.6 million under the new waste charges scheme.

Responding to concerns that One Island East would overcrowd the area, where office workers often complain they endure long restaurant lines during lunch hour, Szeto said she was "confident" the new complex will spark a new flurry of supplementary commercial developments.

308M!!!!

:WOW:

:eek2:

'Crown jewel' office project finally begins in Quarry Bay
It will also be the tallest building in Quarry Bay, at 308 meters, only 27m shorter than Hong Kong's tallest building, Two IFC.


Ermmmmm someone lacks some basic skills in Math!

So lets hope that the figure provided is correct. Another 300m+ to add to Hong Kong's skyscraper arsenal!!!! Just wondering when/where the next 300m+ will be located on HK Island... I know that the government is trying to scale back developments on HK Island but who knows.

wow.. good news for HK ;)

Luxury project broadens Western horizon
Mount Davis units are priced higher than average for Sai Ying Pun, but the development's proximity to Central will be the deciding factor
29 March 2006
South China Morning Post

Kowloon Development is hoping to cash in on the public's growing appetite for new properties with the launch of its Mount Davis 33 luxury development in Sai Ying Pun as early as Easter.

The developer intends to price the Western district project, a joint redevelopment venture with the Urban Renewal Authority, on 33 Ka Wai Man Road, at levels comparable with luxury apartments in Mid-Levels, hoping that its proximity to Central will attract homebuyers.

The 42-storey project has 89 units ranging from 770 sqft to 1,000 sqft in two and three-bedroom layouts.

The developer will set an average price of $6,200 per sqft, while the two penthouse units would be priced at about $12,000 per sqft.

Property agencies said this average pricing was a 13 per cent premium above average prices of about $5,500 per sqft for homes in the secondary market.

Kowloon Development marketing and sales manager Peter Yam Kin-wah said: "We believe our pricing is competitive, given the shortage of new supply on Hong Kong Island."

He said its target customers were those working in Central and upgraders in the neighbourhood. Sales of Mount Davis 33 will start 10 days after it receives the government's Certificate of Compliance, which is expected to be issued next month.

Agents say the pricing of Mount Davis 33 is justified but other larger-scale projects such as New World Development's The Merton and the upmarket The Belcher's are priced lower.

Ricacorp Properties' Western district manager Cathy Chiu Pui-ching said: "Most of the larger developments under five years old in Western district are priced at around $5,500 per sqft. However, Mount Davis 33 has an advantage over others because 1,000 sqft three-bedroom flats are difficult to find in Western district."

The area is seen as a cheaper alternative to Mid-Levels, especially Kennedy Town which draws expatriates and the younger generation, because it is a short bus ride to Central, Lan Kwai Fong and SoHo.

The latest project there is 60 Victoria Road, developed by Wheelock Properties. Sales of the 25-storey single tower project were positive, with 40 of the 73 units sold at an average of $5,500 per sqft since its launch. Western's biggest drawback is that it does not have an MTR station.

But that will change when the MTR Corp's long-awaited $7 billion West Island line, a 3km railway with three stations - University, Sai Ying Pun and Kennedy Town - starts operating in 2012.

that's a lot of text

Whoa!!! Skyscrapers are everywhere in HK.

Yup they're everywhere. But there are plenty of areas in the city that are not all covered by high-rises like Shouson Hill for example.

Year of mass appeal - Market recovery and better salaries make 20,000 new units an attractive prospect
29 March 2006
South China Morning Post

Hong Kong's property market has regained much of its growth momentum, following its strong recovery from the 2003 trough, and several new residential projects are springing up all over the city.

More than 20,000 new flats may come on stream this year for sale, subject to developers' marketing strategies and market sentiment, according to industry estimates.

Alnwick Chan, executive director of Chesterton Petty, says more than half of the new projects coming up for sale are in the New Territories, with Yuen Long, Tuen Mun and Tsuen Wan accounting for the largest share of supply.

In Kowloon, To Kwa Wan, Lai Chi Kok and Hunghom will be the main sources of new supply, with Henderson Land Development's 1,782-unit Grand Waterfront and Sun Hung Kai Properties' (SHKP) 1,136-unit Manhattan Hill as the key projects.

The largest project sales on Hong Kong Island are expected to be the Urban Renewal Authority's two redevelopment projects in Tai Yuen Street and Johnston Road in Wan Chai, providing a total of 1,033 units.

On the luxury side, SHKP's Severn Road project on The Peak is likely to attract interest because of its exclusive location.

Mr Chan says this year's new supply comprises 13 large-scale projects, each providing more than 1,000 units, meaning that housing estate projects in general involving small to medium-sized units will be the focus of market attention.

Andrew Pang, executive director of the residential department at Knight Frank, predicts that developers will market about 25,000 new residential units this year.

"We expect mass residential sales, both in the primary and secondary markets, to be the focus of activity. This is due to several factors, such as a healthy economy, rising income, a pervasive sense of optimism as well as expectations of interest rates peaking in the middle of the year," he says.

"We doubt developers will offer many incentives or sweeteners to new flat purchasers this year because of the robust economy and expectations of strong demand."

Most of the upcoming projects scheduled for sale are still being constructed.

Local buyers favour purchasing homes off-plan, while government rules allow developers to sell a residential project 20 months before its scheduled completion.

Joseph Tsang, international director of Jones Lang LaSalle, says the primary sales market will be dominated by mass residential projects such as SHKP's Park Island Phase V on Ma Wan, Sino Land's urban renewal development in Tsuen Wan, and The Apex in Kwai Chung and Metro Town phase 2 in Tseung Kwan O, both developed by Cheung Kong (Holdings).

"The outlook of the residential sales market is positive on the back of robust economic fundamentals and improving employment prospects," Mr Pang says.

The movement of interest rates will be a key factor to watch.

Mr Tsang says the interest rate increases have deterred homebuyers, but there is a general consensus that the rate uptrend will peak in the first half of this year.

The government's extension on home loan interest salaries tax will result in tax savings and stimulate real estate market activity, he adds.

"While investors were dominating the sales market in 2005, end users will take the lead this year. Developers will also turn their attention to offering tailor-made preferential packages to attract end users while competitive mortgage payment plans will become increasingly popular," Mr Tsang says.

"Overall, we are optimistic about the outlook for the residential market. Prices for mass and luxury residential properties may increase 5 per cent this year."

Cheung Kong, one of Hong Kong's biggest developers, expects to release about 4,000 flats for sale this year. The company's executive director Justin Chiu says it intends to sell half of them in the first half of the year and the other half in the second.

The first project to hit the market will be The Apex, followed by Central Park Towers in Tin Shui Wai. The other two developments scheduled for sale are Metro Town phase 2 and a project in Ma On Shan.

Mr Chiu says properties in the middle-range price bracket - $3 million to $5 million each - will outperform and dominate the sales market. Sales were concentrated on higher-value flats last year, meaning that there has been strong pent-up demand for units in the mid-price range or in the size range of 600 sqft to 900 sqft.

Property giant Henderson Land has eight new projects, comprising a total of 4,200 units, that may go on sale this year.

Tony Tse, general manager of the group's sales department, says these will include 2,000 units in Kowloon, 2,000 units in the New Territories and 200 units on Hong Kong Island.

The focus of marketing will be three major projects: the Grand Waterfront in To Kwa Wan, The Sherwood in Lam Tei, Tuen Mun, and The Beverly Hills in Tai Po.

"Grand Waterfront, providing nearly 1,800 units, is in a district of great potential where the old Kai Tak airport site and southeast Kowloon development will present plenty of opportunities, making it the focal point in Kowloon," Mr Tse says.

The Sherwood comprises about 1,600 units with a prospective selling price of between $1 million and $2 million each, catering for buyers with a smaller budget.

At the other end of the scale, The Beverly Hills, being developed in two phases, will provide more than 500 luxury houses measuring from 3,000 sqft to 10,000 sqft.

Mr Tse sees the property market remaining stable because of the stronger economy and improved employment conditions, but adds that sales activity in the primary residential market this year will not be as brisk as last year because it is being led by end users.

He says property quality and marketing campaigns are key to the success of project sales because of the intense competition.

Henderson Land also has about 500 units in the Grand Promenade in Sai Wan Ho available for sale.

Sino Land is developing about 1,500 units in its urban renewal project, which involves the redevelopment of old buildings in seven streets in Tsuen Wan. The project will be ready for sale this year.

Mark Hahn, general manager of sales and marketing of the group, says the economic fundamentals and better employment environment bode well for the property market.

"There is sustained confidence among homebuyers, especially when many people have seen their salaries rise this year. Banks are also aggressively extending mortgages and continue to offer competitive loan packages," Mr Hahn says.

Sino Land is building about 200 units in two small-scale projects in Shamshuipo. The Ho Tung Lau site redevelopment is under way in Sha Tin. It will provide about 1,300 units. The group has also secured the contract from the Kowloon-Canton Railway Corporation for a large-scale residential development at Wu Kai Sha station on the Ma On Shan line. The first phase will comprise about 1,000 units.

Mr Chan of Chesterton Petty says developers will not flood the market with new supply, but will instead strategically release their projects in phases to test the response of buyers.

"This kind of marketing strategy is an important mechanism to control the supply level to achieve a reasonable profit margin and stimulate the market momentum," he says.

He also says the government appears to be reverting to the high land price policy, fuelling market fears of a potential shortage in residential flat supply in the next few years due to difficulties and delays in land disposal.

"We envisage [that] under the current system of government land sale by application, developers will limit their sales launch to maintain a steady supply of new projects in the coming years."

The potential increase in the number of marriages in this auspicious year of the Lunar calendar and a rise in the birth rate amid an improving economy is also expected to drive housing demand.

An expected rise in luxury residential rentals will lure investors back to this market as interest rates peak in the first half of the year. Mr Chan says residential prices, supported by a positive market outlook, will probably increase about 10 per cent this year.

Simon Lo, director of research and consultancy at Colliers International, says there will be a limited supply of luxury residential projects in the next two years, so sales activity with new flats in this sector will be less exciting. The total supply of luxury flats in Mid-Levels, Island South and The Peak will be just 341 units for this year and the next.

After the substantial rally in the past two years, Mr Lo expects the growth rate of luxury home prices to slow to 5 per cent this year.

Kowloon Development plans $2b housing project
Raymond Wang
31 March 2006
Hong Kong Standard

Kowloon Development, a mid-size developer which more than doubled its underlying profit last year, plans to spend more than HK$2 billion to build a large-scale housing project in Ngau Chi Wan.

Kowloon Development's shares gained nearly 5 percent Thursday to close at a 52-week high of HK$13.40, after the company revealed 2005 profits and an increase in dividends payment during the afternoon trading break.

Higher property revenue lifted its underlying profit to HK$638 million for the year to December, compared with HK$303 million a year ago. It proposed to pay a final dividend of 35 HK cents per share, bringing full-year dividend to 45 HK cents, up 41 percent from 32 cents a year earlier.

Chairman Or Wai-sheun expects a robust earnings growth in 2006 and 2007, with profit drivers primarily to come from Hong Kong and Macau property developments and investments.

Or said the planned Ngau Chi Wan residential-commercial project is undergoing site formation works and land premium negotiations.

Executive director Dickson Lai estimated construction costs of the Kowloon project at more than HK$1,000 per square foot, or more than HK$2 billion.

The project will generate a gross floor area of more than 2 million sq ft, including residential areas of more than 1.5 million sq ft plus a 500,000 sq ft shopping mall, which is expected to be completed in 2008.

Analysts expect the developer to receive a land premium offer from the government as soon as this year after making an application to re-zone the site from government, institution or community uses to residential and commercial. Developers have been keen to buy residential sites in urban areas where supply is limited. Sun Hung Kai Properties, for instance, bought a residential lot in Ngau Chi Wan for HK$4.23 billion at a government land auction last year.

Kowloon Development said it earned HK$1.06 billion last year after a revaluation on investment properties, up 105 percent from HK$516 million a year earlier. Turnover jumped 71 percent to HK$1.32 billion from HK$773 million a year previously.

Property sales climbed 80 percent to HK$531 million year on year, mainly from a Macau residential project and a Prince Edward housing project in Hong Kong .

The company expects a sales revenue of more than HK$500 million this year from the launch of a housing project on Ka Wai Man Road in Western district, which is jointly developed with the Urban Renewal Authority.

土瓜灣13街居民盼落實重建

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■尹才榜與十多名土瓜灣十三街居民到市建局請願，希望盡快落實重建。本報記者 劉國權 攝

【本報訊】昨日是一年一度的愚人節，土瓜灣十三街居民趁這天到市建局請願，指政府7年前「放風」說會重建十三街但其後又遲遲未展開，導致業主不敢賣樓、不轉租、不維修，區內生活環境及樓宇質素愈來愈惡劣，令居民感覺被愚弄，要求市建局盡快將十三街列入重建範圍。

土發放風　業主苦等七年

民建聯九龍城民選議員尹才榜昨日聯同10多個土瓜灣十三街的居民代表到市建局請願。尹才榜表示，前土發公司1998年曾宣布將重建土瓜灣道至九龍城道之間的13條街劃為重建區，不過至今遲遲未能落實。他說：「不知政府是因為呢區貼近東南九龍，還是因為第日沙中線會路過，所以一直等，令到居民感覺好像被愚弄。」

由於土瓜灣區內多數是40年左右的舊樓，許多業主一心等收購便不再花錢進行樓宇維修。但1998年至今7年多，舊樓日久失修令居民住屋及衛生環境越來越差，部分靠收租維持生計的長者更因為怕出租的收購價低，多年來不敢出租單位，損失慘重。

住在鳳儀街15號8樓的業主江叔表示，現時區內多數都是長者，經常需要救護服務，但13街的樓宇多數樓梯狹窄，消防員或救護員使用擔架時往往難以轉身，再加上個個等重建，不少樓宇都有石屎剝落的情況，但通常在收到屋宇署修葺令後才修補。「我自己對面的單位都空置了兩年，為等收購，業主都不再租出去。」他希望，市建局能盡快進行收購及重建，改善居民生活。

市建局澄清 未列重建項目

不過，市建局發言人則表示，前土發公司1998年宣布的25個重建項目都被市建局列為5年優先項目，不過該25個項目並不包括土瓜灣十三街。

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Ritz-Carlton in line for offices facelift
Lee Yuk-kei
Hong Kong Standard
Monday, April 10, 2006

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Lai Sun Development may redevelop the Ritz-Carlton as a hotel plus offices project to capitalize on surging office rentals in Central.

"We are studying the possible redevelopment of the Ritz-Carlton Hong Kong site," said chairman Peter Lam in the company's interim result statement Friday.

"Given the strong demand for prime office premises and the dearth of new supply in Central, prime office rentals in Central are likely to remain firm and could increase further," he added.

Lam cited the adjacent AIG Tower, which has achieved rents above HK$90 per square foot a month in tenancies signed up last year. Lai Sun has a 10 percent interest in the tower.

Lai Sun Development expects the current Ritz-Carlton site of about 15,000 square feet to provide not less than 225,000 sq ft of office space under current building regulations, which will not require paying any land premium or modifying the land lease with the government.

Ritz-Carlton Hong Kong, which is 65 percent owned by Lai Sun Development, has achieved an occupancy rate of 93 percent with rising room rates during the six months ending January 31, 2006.

Lai Sun swung back to a profit of HK$231 million for the six months ending 31 January 2006 from a loss of HK$1.17 billion in a year ago, thanks to the HK$178 million gain from revaluation of investment properties.

Rents for top-grade office space leaped 45 percent to the current average of HK$460 per sq ft per month from 2004, and very little new space is expecte
d to come on to the market in the medium term.

As a result, rents for prime office space in the central business district are expected to jump a further 20 percent this year, according to real estate consultancy CB Richard Ellis.

The present average vacancy rate at such properties is at a rock-bottom 4.8 percent, said CB Richard Ellis.

Kenny Tang, associate director at Tung Tai Securities, said: "The site [of Ritz-Carlton] has great redevelopment value as the market estimates the supply of grade A office [space] in the near future will be scarce, and demand for grade A offices will climb due to the buoyant economy.

"The proposed office-hotel complex will be a very valuable asset that may be separately listed in the form of a REIT [Real Estate Investment Trust]. That will help boost Lai Sun's share price."

Lai Sun Development had once accumulated debts amounting to HK$10 billion after paying a record HK$6.8 billion for a 65 percent stake in the former Furama Hotel - which was later developed into AIG Tower - before the Asian financial crisis and the subsequent Hong Kong property market crash of 1997. But a turnaround in rentals has helped the company reverse its fortunes and its shares have so far surged almost 140 percent this year, closing at HK$0.385 Friday.

The Ritz-Carlton first signed a yearly management contract with Lai Sun to operate the Central property in 1993. It is up for renewal in the second half of the year.

Sources in the local property market do not expect the lease to be renewed this year.

Character never out of style in city
Architects warn that town planners might be getting carried away and endangering what remains of the old Hong Kong
19 April 2006
South China Morning Post

Urban development and redevelopment is growing apace as Hong Kong shapes up for the future.

The city that keeps reinventing itself assumes, like the sophisticated lady it is, a stylish new look for every season.

But some industry players say that this urban transformation comes at a price. They claim that Hong Kong is losing too many of its precious old features for the sake of modernisation and development. Gentrification, or the process of redeveloping a low-rent neighbourhood into a high-rent one, is one example of this worrying trend.

Local and international urban designers and architects have expressed concern about the way old streets, buildings and neighbourhoods are being erased from the map to make way for typically uniform-looking high-rise towers built on sprawling shopping podiums.

Paul Noritaka Tange, president of architects Tange Associates, said the objective of town planning was to create a "communication space" for the community and give a city character.

"In Italy, the communication space is the church," Mr Tange said. "In Hong Kong and other Asian cities, the street is the communication space. It is the street activity that gives Hong Kong and Japan their dynamic character."

Mr Tange, whose company's credits include the Fuji-Sankei Communications Group headquarters building in Tokyo and the Beijing Olympic Village, cited Tsim Sha Tsui as a good example of a district that was losing its character to redevelopment projects.

"Hong Kong people are not aware that streets in Hong Kong like Nathan Road are disappearing as new developments come up," Mr Tange said.

The 39-year-old Tung Ying Building and the 36-year-old Hyatt Regency Hong Kong on Nathan Road, for example, are being demolished to make way for two retail and commercial complexes. Both projects are scheduled for completion in 2009.

And to further accelerate urban redevelopment, the government has proposed lowering the ownership threshold in an old building to 80 per cent from 90 per cent to enforce the compulsory sale of the property.

Peter Cookson Smith, founder of planning and design consultancy Urbis, said that old buildings had a role to play in the life of a city.

"The old buildings in Hong Kong serve social and community purposes," he said. "The tenant mix in the old buildings is changing all the time, and this is very positive. It is part of Hong Kong's dynamism.

"I am not against redevelopment. We should have redevelopment, but I think comprehensive development is bad. Hong Kong is a wonderful city; it is dynamic and dramatic. The problem is that much of the current planning does not sustain this character, and is in fact doing the opposite."

He cited Western, one of Hong Kong's old districts, as an example.

"If you go to Western district, you will find that Queen's Road West is a very active street, but if you go a little farther you will see three large-scale urban renewal areas. There is no street any more."

So what is the answer?

Mr Tange suggested that an attempt should be made to integrate new development projects with old structures. The architect, who has made a study of the town planning of the new town Tsuen Wan, said: "We should have a green area on the Tsuen Wan waterfront.

"To integrate the new development with the old district, I suggest creating a different street scene or theme every 200 or 300 metres. This would stimulate street activity and help to preserve the character of Tsuen Wan. I believe Tsuen Wan has the potential to be developed into an integrated society."

Mr Smith said those entrusted with the task of planning a city like Hong Kong should be "very flexible and sensitive".

He said the city was still operating on a "very old-fashioned planning system". He warned that the failure to review Hong Kong's town planning system could result in the loss of the city's character.

Agreed. Most of the Victorian buildings were demolished...

agreed ... the balance between demolition and preservation is hard to maintain ... decision should be made according to circumstances
however the planning department isn't making any effort to make the
it any better but instead they took the easy way out ...
lower the ownership threshold ... hence complete regeneration
without much guidance ...

So Uk Estate is slated to be demolished and redeveloped. By GK9398 from a Hong Kong transport forum :

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Faculty seeks private centre to train doctors
Chinese University hopes Hospital Authority will include space for it in redevelopment
18 April 2006
South China Morning Post

The Chinese University medical school wants to set up a private centre to make its training of doctors more independent from the Hospital Authority and generate revenue for research.

The dean of medicine, Fok Tai-fai, said the faculty had started a feasibility study on establishing such a facility.

The faculty's private medical services are open to patients in public and private hospitals.

The faculty also provides private outpatient consultations. Most private patients are treated at the Prince of Wales Hospital, the university's teaching hospital and the Union Hospital, a private hospital in Sha Tin.

Professor Fok said the faculty wanted to expand its private medical services to provide more options for Hong Kong's people and to generate more revenue for research.

He said it was a good time to consider such a plan, to coincide with the redevelopment of the Prince of Wales Hospital.

Under the development scheme endorsed by the Hospital Authority earlier this month, the first phase of the project would be completed by 2010, adding an 800-bed block to the hospital.

The faculty hopes its private medical centre can be included in the building.

"We are not talking about building a big new block for a private hospital, perhaps we can start from having a ... centre occupying two to three floors in the hospital," Professor Fok said. "We will be happy if the Hospital Authority agrees to it."

He said private medical services would be provided not only by the faculty's teaching staff, who are busy in teaching and providing services to the Hospital Authority.

"We hope that we can hire private doctors from outside, while the private centre could be run by a private investor. There are many ways to do it and we are looking into different options," he said.

"First of all, we need a policy blessing from the government and the Hospital Authority," he said.

The redevelopment of the Prince of Wales Hospital will also provide the faculty with an opportunity to improve its teaching environment, Professor Fok said.

"At present, the hospital is just too packed, teaching is difficult and infection control facilities are also insufficient," he said.

"When we have a state-of-the-art hospital in five years, it means there would be more facilities for medical students to learn such [techniques] as microsurgery, robotic surgery and day care for patients."

The faculty is celebrating its silver jubilee this year. At present, it has more than 200 teaching staff.

Professor Fok said he was proud that the faculty had trained more than 3,000 doctors over the past 25 years and many were outstanding members of the profession.

The faculty will make more resources available in biomedical sciences and public health.

"Our focus will be more on preventive medicine. We will do more research on how to deal with infectious and chronic diseases," he said.

The curriculum will also include training on doctors' communication skills and life-long learning.

Bank's old HQ attracts developers
27 April 2006
Hong Kong Standard

Hong Kong's largest developers including Cheung Kong (Holdings) and Sun Hung Kai Properties have submitted bids to buy the HK$2 billion former headquarters of Hang Seng Bank in Central, market sources said.

Other bidders include New World Development, Henderson Land Development, two unidentified local investors and a foreign fund, the sources said.

The tender for the 22-story office- retail complex at 77 Des Voeux Road, which has a gross floor area of 264,400 square feet, closed Wednesday.

The highest bid of more than HK$2 billion, or nearly HK$8,000 per sq ft, was received from a local developer, the sources said without revealing the name. Jones Lang LaSalle, which is handling the tender, declined comment.

Hang Seng Bank said it planned to sell the 43-year-old Hang Seng Building because of rising maintenance costs. The bank uses about 40 percent of the building itself and leases out the rest. Hang Seng said it may lease back the office space if the property is sold.

Analysts said the property has redevelopment potential amid robust demand for office space and a dearth of new property coming on stream.

The only imminent supply of new Grade A offices in Central is Hongkong Land's 114,000 sqft Landmark Extension, expected to be ready late this year.

Two deals for office property in Central were made last month for a total of more than HK$3.2 billion. Both involved overseas buyers.

Macquarie Global Property Advisors paid more than HK$2.6 billion for Vicwood Plaza, while Morgan Stanley and Pamfleet Asset Management jointly purchased an office building at 139 Queen's Road in Central from DBS Group Holdings for nearly HK$660 million through a tender.

The sources said the former Hang Seng Bank headquarters drew a lukewarm response from overseas investors because they prefer buying properties as a long-term investment.

Any news about Tung Ying Building and Hyatt Regency (both on Nathan Road) redelopment projects? As far as I know, they were both supposed to be demolished and turned into retail and office complexes. Any chance for two new 200m+ scrapers?

Any news about Tung Ying Building and Hyatt Regency (both on Nathan Road) redelopment projects? As far as I know, they were both supposed to be demolished and turned into retail and office complexes. Any chance for two new 200m+ scrapers?
Tung Ying joins the demolition queue
Quirky landmark to be torn down and replaced by glitzy mall
1 June 2005
South China Morning Post

After standing sentinel at one of Tsim Sha Tsui's busiest intersections for 39 years, the Tung Ying Building at Nathan Road is set to be bulldozed for a flashy new shopping centre.

A source at Chinese Estates Holdings, which bought the 17-storey property from the Hotung family in 2002, said the decision to demolish the building was prompted by the consumer spending boom and the revival of the retail property market.

"In such a keenly competitive retail market, renovation is not enough," the source said. "The entire building is likely to be redeveloped, with retail space taking up a much higher proportion of gross floor area."

The planned demolition will be the latest in a series of key redevelopments that, combined with massive transport infrastructure enhancements, will radically change the architectural landscape of Hong Kong's premier shopping district.

Market observers have been speculating over the future of the ageing shopping centre since Chinese Estates bought the building for $1.1 billion, or $2,956 per square foot, just months before the Sars epidemic decimated the retail economy.

The company shelved plans to demolish and redevelop the property during the height of the epidemic in 2003, when the building was identified by public health officials as a site of infection.

According to the source, existing tenants would be given six months' notice under a break clause in the lease.

Surveyors said soaring retail property prices and rents had made redeveloping the project an imperative.

"When the premises were bought a few years ago, the redevelopment value was quite low as the office space in Tung Ying was generating stable rents comparable to newer office buildings in the district," one surveyor said.

"With retail rents surging by more than 50 per cent in a year, redeveloping {hellip} became the obvious option."

The upper two floors of the three-storey shopping podium - which stretches along Granville Road between Nathan Road and Carnarvon Road - are occupied with laboratories and medical clinics, some of which have been there since the building opened in 1966. The ground floor is a quirky collection of shops selling wigs, used cameras and curios.

The surveyor estimated development costs for Chinese Estates could exceed $1 billion, or $3,000 per square foot. But he estimated the valuation of a new building could easily reach $3 billion.

The Hyatt Regency hotel site on Nathan Road will be redeveloped into a building to consist mainly of retail space, according to Colliers International.

The hotel and retail operations in the building will cease on January 1 next year. The new building is expected to be completed in 2009.

Renewal authority may sue over 'faked' newsletter
2 May 2006
South China Morning Post

The Urban Renewal Authority is considering legal action against an independent publisher after allegations that false information was published in the authority's newsletter on a Kwun Tong redevelopment.

The authority said yesterday it seemed street interviews, supposedly quoting Kwun Tong residents, had been "based on incorrect information". Doubts are understood to have been expressed whether eight people whose quotes and pictures appeared in the first issue of the newsletter in April were in fact Kwun Tong residents or workers as they were claimed to be.

The authority refused to identify the publication house, which it said was responsible for interviews, write-ups, photography, design, printing and distribution of the bulletin in the once-seedy factory district now undergoing a facelift.

Two interviewees, a Miss Poon and a Miss Hung, refused to say where they lived when contacted by the South China Morning Post, but Miss Poon said she is a journalism student at Tsuen Wan's Chu Hai College of Higher Education.

A newspaper vendor quoted in the article, who was alleged to have a business in Tsuen Wan, not Kwun Tong, could not be reached.

"We are very concerned about this allegation and are now conducting a full investigation," the authority said in a statement. "We {hellip} would not allow any misleading and incorrect information to be published in the bulletin."

But it refused to release more information, such as the tendering process, the contract and the name of the publishing company on the ground of pending legal action.

Civic Party legislator Alan Leong Kah-kit said the incident and the authority's reaction were "unacceptable". He demanded the authority release all relevant information. "Everything carried by a newsletter must be genuine," he said. "No one should fake any information. It is totally unacceptable. The authority must explain what happened and what went wrong." He said he was doing a study on Kwun Tong's future. "I have had no difficulty getting Kwun Tong residents and business people talking to me. I don't understand how the blunder happened," he said.

The authority plans to issue the bulletin every two to three months to keep residents informed of the authority's moves on the redevelopment. It printed 30,000 copies of the first issue.

The eight interviewees were described as living or working in Kwun Tong. Six expressed impatience with the district's run-down condition, hoping the redevelopment would improve living conditions and business opportunities.

A newspaper vendor worried it might affect his business and another hoped the government would consult sufficiently.

The Kwun Tong renewal is the city's biggest redevelopment project. The authority estimates it will cost $25 billion and take 10 years. It will affect 23 buildings and 1,635 property rights.

Business brisk at Vision City
Speculators were noticeably absent during the weekend sales in Tsuen Wan
3 May 2006
South China Morning Post

Brisk sales in the past few days at Sino Land's Vision City residential project in Tsuen Wan have put the primary property market in a positive light, but analysts wonder how long the optimistic mood will last.

"It's a good start, but I'm not sure the positive feeling will spread to the entire housing market," said Shih Wing-ching, chairman of Centaline (Holdings), which controls Centaline Property Agency, one of Hong Kong's two biggest property agents.

He said he understood that most of the Vision City buyers were end users. The noticeable absence of speculators and investors meant there would be no dramatic shifts in market activity.

More than 300 Vision City units, about a fifth of the project's total, were snapped up over the long weekend. The show flats were seen by about 80,000 people.

Vision City is on Tai Ho Road and Yeung Uk Road, in Tsuen Wan.

The redevelopment is a joint venture by the Tsuen Wan Town Centre and the Urban Renewal Authority.

It is scheduled for completion in the third quarter of next year, and will comprise 1,466 flats across five 65-storey towers. There will be a total of 500,000 square feet of space. Prices range from $4,488 per sq ft to $7,122 per sq ft (an average of $5,400 per sq ft). The price represents a 10 per cent premium over comparable projects in Tsuen Wan.

Vision City is the largest residential project to be launched in Hong Kong so far this year.

Mr Shih said most of the end-user buyers were Tsuen Wan residents who had been living in the area for decades.

"But there's no guarantee the next developers coming on the scene will get as good a response when they start launching projects," he said.

Mr Shih said part of the reason there were no speculators around was because many had stocked up on flats last year and had not yet offloaded these accumulated assets.

Pricing was another reason. Vision City figures were not low enough to attract speculators.

"Sales of first-hand flats have been slow since the fourth quarter of last year. This is because developers have overpriced their products. The fact that new flats will be in short supply over the next two years has been factored into these prices," Mr Shih said.

The Rating and Valuation Department forecasts the supply of private domestic units will be 17,200 this year and 16,400 next year, compared with an annual average of 24,853 from 1996 to last year.

Midland Realty chief analyst Buggle Lau Ka-fai said developers were likely to tempt buyers with a variety of incentives.

"Because most of the buyers are end users, developers will be expected to come up with preferential mortgage packages or free-furniture incentives, such as $1 for a plasma television," Mr Lau said.

Housing body avoids millions in taxes on property purchases
10 May 2006
South China Morning Post

The Urban Renewal Authority is avoiding tens of millions of dollars in taxes by registering only part of what it pays for old flats.

At issue is the term "open market value". The authority admits that in filings for property purchases, only part - sometimes as little as a quarter - of the total paid is booked with the land registry, or what it defines as the open market rate. It classifies the remainder as ex-gratia allowances that are not part of the real value of the property.

By booking a lower price for a flat, the authority pays a lower rate of stamp duty, which can often be the difference between $100 and $15,000. The authority says it has filed this way since 2003.

A spokesman said the practice was proper, adding that open market value was assessed by two independent surveyors.

"Ex-gratia payments are offered to help people improve their living conditions and thus does not form any part of the open market value. The open market value is the market price," the spokesman said.

But Ada Wong Ying-kay, chairman of the Wan Chai District Council and a lawyer, said the practice equated to tax avoidance.

In the five years since it was created, the authority has launched 35 redevelopment projects, and bought about 17,600 old flats. The projects include the controversial scheme to pull down and redevelop Wan Chai's Lee Tung Street, nicknamed Wedding Card Street.

A land search reveals most of the Wedding Card Street properties were sold to the authority for between $500,000 and $800,000 each. But the authority paid nearly $2 million to one landlord.

Sir Gordon Wu Ying-sheung, chairman of Hopewell Holdings which bought several properties in nearby Ship Street for redevelopment, said the company booked the full price.

"A few of the flats were worth over $10,000 per square foot and we just registered that amount for stamp duty," he said.

A spokesman for the Housing, Planning and Lands Bureau said it was aware of the authority's practice, adding that as a statutory body it could formulate its own policy.

Cheung Tat-tong, a former president of the Hong Kong Institute of Surveyors, said the authority practice was strange.

"It sounds odd to me," he said. "The authority should explain the meaning of open market value."

Renewal authority's role comes under fire
16 May 2006
South China Morning Post

The urban renewal strategy is not satisfying affected property owners and residents and should be improved, lawmaker Alan Leong Kah-kit says.

He said the Urban Renewal Authority should consider acting as a middleman that only approves submissions, not as an investor.

A senior official should oversee the renewal policy and its implementation to cut down on excessive delays and time-consuming procedures, he said.

Mr Leong, a member of the planning, lands and works panel, presented a motion to review the strategy at the Legislative Council yesterday. The motion will be debated tomorrow.

He said the strategy's self-financing principle made it hard for the authority to offer better compensation to the people affected.

"This provision creates huge problems for the authority," he said.

As the authority is not allowed to incur deficits, it is bound to take a conservative approach in calculating the amount of compensation for affected tenants - which often fails to consider the development potential of the site, he said.

Another problem was the delay in land resumption, which usually came after a renewal plan had been officially unveiled.

"The practice is very much contrary to what should normally be done," he said.

"You can imagine how the prices of the nearby flats go up after the plan is revealed.

"It ends up that some residents cannot afford flats of a similar size in the district and have to relocate to faraway areas.

"If the government continues to play the role of an investor, it will be difficult to juggle between making money and factors like sustainable development and keeping residents' social networks intact.

"But if it plays the role of facilitator and only looks at various plans and approves them according to plausibility, its duty will be much simpler."

He added that such a revamp could also encourage local participation in initiating renewal plans.

"It is almost impossible for a few interested individuals to initiate plans to renew their building or cluster of buildings. But the government can consider making such local participation possible in the strategy review."

A bold design 40 years ago, now too costly to keep
27 May 2006
South China Morning Post

When it was built 46 years ago, So Uk Estate was the envy of public housing tenants in the city.

Government architects, dissatisfied with generic, soulless housing designs, experimented with a more user-friendly style to integrate the Shamshuipo estate into its natural environment.

The 16 blocks were designed to carefully blend with nearby hills. Terraces, built against the slopes, have become favourite spots for morning exercise and leisurely walks. More than 300 trees were planted on the hillside, and along roads running through the estate. The greenery protects people from the heat, prevents landslips and creates areas where people can practise tai chi, dance or talk throughout the afternoon in the shade.

Many of the 13,400 residents have lived at the estate for more than 20 years. However, the estate will soon be consigned to history.

The government announced plans in March to demolish and redevelop the estate because renovation and maintenance costs, estimated at about $245 million, for the ageing buildings did not make economic sense. The buildings would require extensive upkeep, creating a continual nuisance to residents, it said.

Demolition, in two phases, will begin in 2008 and finish by 2011. Some residents will be relocated to public flats outside the district due to limited supply in Shamshuipo.

While the government promises to preserve most of the trees, botanists, and residents are concerned about the greenery which has become the estate's signature. The government has yet to decide what to do with the site. Residents have mixed feelings about the demolition. Some are excited about moving out of their dilapidated homes but are reluctant to leave one of the city's defining urban landscapes.

So Uk Estate is slated to be demolished and redeveloped. By GK9398 from a Hong Kong transport forum :

http://i18.photobucket.com/albums/b103/GK9398/264102162921517-96.jpg

http://i18.photobucket.com/albums/b103/GK9398/264102162921517-94.jpg


They look fine to me!

A fresh coat of painting can hide a lot of stuff happening inside. :)

A fresh coat of painting can hide a lot of stuff happening inside. :)

so the crime will stop if they build a scraper?

so the crime will stop if they build a scraper?
It's not about crime. A lot of the pipes have deteriorated and the interiors require significant renovations to the point where demolition and reconstruction would be more economical. In fact, Hong Kong's public housing estates are very safe compared to the low-income housing in Europe and North America. These are not crime hotbeds at all.

It's not about crime. A lot of the pipes have deteriorated and the interiors require significant renovations to the point where demolition and reconstruction would be more economical. In fact, Hong Kong's public housing estates are very safe compared to the low-income housing in Europe and North America. These are not crime hotbeds at all.

i that about there aint much crime in HK but i thought that the way u described it

A haven for rent refugees
Demand is growing for office space in the industrial district of Kowloon Bay, where firms can more than halve their costs
31 May 2006
South China Morning Post

Kowloon Bay is fast becoming a prime focus in the office leasing market as Hong Kong's towering rents force companies to relocate to cheaper business zones.

Two major new developments - Kerry Properties' Enterprise Square Five and Glorious Sun Enterprises' One Kowloon - had begun pre-leasing activities and were drawing a growing number of rent refugees from a wide range of industries wanting to move into the industrial district, industry players said.

"The main reason for the growing demand for office space in Kowloon Bay is that rents in core business districts are just too expensive at present," said Tom Tong Kwan-ki, an executive director at Kerry's MegaBox Development, part of Enterprise Square Five.

"The new commercial premises in the district are not only filling up the shortage of supply in traditional CBDs, but also helping companies to save more than half of their rent."

Mr Tong said Kerry was now in talks with several anchor tenants who were interested in taking whole floors or multiple floor space in the remaining tower of its new project, with prices averaging about $20 per sq ft.

Potential tenants were in logistics, trading, electronics and shipping, and were located outside Kowloon Bay, including Tsim Sha Tsui and Causeway Bay.

Hong Kong was ranked the third most expensive business location among 117 global cities last year, with annual office occupancy costs increasing 61 per cent to US$107.20 per square foot, according to a DTZ Debenham Tie Leung survey.

Hang Seng Bank last week graphically demonstrated the benefits of cost savings by leasing Tower 2 in Kerry Properties' Enterprise Square Five.

The lease is for 15 floors totalling 262,000 square feet for a fixed term of six years, with an option to renew for three years.

The company plans to relocate about 1,600 of its staff from its Hang Seng Building headquarters in Des Voeux Road, Central, by the end of next year. The Hang Seng Building has been sold to Morgan Stanley Real Estate for $2.25 billion.

The bank said it would rent the new office for about $17 per sq ft, 75 per cent lower than the average rent of about $70 per sq ft in Central.

"It is a good move by Hang Seng Bank to lock in those low-cost levels. Rents there are still at a steep discount [compared] to core locations," said Simon Smith, senior director of research and consultancy at Savills (Hong Kong).

"The whole area is undergoing an upgrade. But the problem in the area is arguably its relatively weak internal linkages among buildings compared to somewhere in Island East, which is quite unified by the Swire portfolio."

Kowloon East, which comprises Kowloon Bay and Kwun Tong, rapidly followed in the footsteps of Island East by targeting tenants wanting to move from Tsim Sha Tsui to reduce their office rental costs.

The old industrial area is undergoing a commercial makeover and is expected to be Hong Kong's third-largest office market with a supply of 10 million sq ft by 2010, compared with about 5 million sq ft at present, according to Savills' data.

Kerry Properties is part of Kerry Group, the largest shareholder in the SCMP Group, which publishes the South China Morning Post.

08 May 2006
URA conducts community opinion survey for Sai Yee Street project
URA Press Release

The Urban Renewal Authority (URA) today (Monday) conducts an opinion survey in the site boundary as well as the vicinity of Sai Yee Street project in Mong Kok to collect the views of affected owners, tenants and the community at large on the way forward for the project. Sai Yee Street project is one of the 25 projects announced but not commenced by the former Land Development Corporation in 1998.

The survey, undertaken by a survey team of the University of Hong Kong appointed by the URA, is to gauge community aspirations and their preferences for redevelopment and rehabilitation. "Recently, there have already been diverse views voiced within the community on the subject of whether redevelopment or rehabilitation should be adopted as the mode for this area's renewal," a spokesperson for the URA said.

"Those advocating building rehabilitation say that it is a practical way to retain the local character, social network and the economic vibrancy of the area," he said.

"However, many domestic residents living on the upper floors of the buildings concerned consider that they have already been waiting too long for redevelopment to improve their deplorable living environment."

"We remain open-minded on the mode of renewal for the area and we want to first listen carefully to what people there have to say about it. The community survey will therefore provide us with useful and objective information for further deliberations on the project", the spokesperson said.

During the survey, the URA aims to collect the views of owners and occupiers on their preferences for the mode of renewal.

"With the consent of the owners concerned, the Authority would also like to conduct a building conditions assessment on the viability of the rehabilitation option," he said.

Apart from the questionnaire survey, the team will also conduct public forums and focus group meetings with the interested parties to collect their views on the implementation approach of the project.

Beginning today, survey team members with identity cards issued by the HKU will visit the affected owners and tenants residents within the project area. It is estimated to last for about three weeks.

"We would like to seek the co-operation of the affected owners and tenants and if they have any enquiries or any doubts about the survey, they can call the URA hotline at 2588 2333," the spokesperson said.

嘉里土瓜灣項目成功闖關
3 June 2006

【明報專訊】嘉里建設發展的土瓜灣旭日街商住項目，在調低物業至49層高及改善通風下，近日獲城規會通過。該項目佔地19,375方呎，可發展總樓面16.7萬方呎，其中住宅部分佔14.8萬方呎，非住宅部分佔約1.9萬方呎，提供256伙。

該項目原發展51層，高155米，但城規會關注到該項目的設計窄長，或出現通風問題，結果嘉里將該項目的發展計劃，調低至49層，高146米，單位平均面積亦由592方呎，下調至570方呎，單位數目增加10伙至256伙。最終城規會在要求發展商改善通風設計的條件下，通過項目申請。

此外，元朗大生圍第104約地段第3719號H分段第1小分段餘段，以及毗連政府土地的低密度住宅項目，因城規會關注恐怕項目影響后海灣的水質，以及在興建交通通道時，或需穿越錦綉花園內的私家路，故最終不獲批准。

西貢蠔涌第244約多個地段和毗連政府土地的綜合住宅發展，亦因未決定項目的出入口位置，以及環保署擔心毗鄰工廠會否還原工業用途的問題，最終亦未能成功闖關。

另外，遠東發展新近購入的埃華街35至43號及大角嘴道88號的興利工廠大廈，申請興建酒店，地盤面積5528方呎，可發展成66,336方呎樓面的24層高酒店，提供約299間房間。

Merton defaults trigger concern
9 June 2006
Hong Kong Standard

The forfeiture of more than 20 flat deals at The Merton, a New World Development and Urban Renewal Authority project in Western district, has sparked concern that payment defaults may grow if highly geared buyers walk away from their purchases amid bearish market prospects.

Nearly 90 percent of the 1,182 apartments at The Merton were pre-sold early last year at prices ranging between HK$6,000 and HK$7,000 per square foot ahead of project completion by the end of last year.

The developers have decided to cancel the sales and purchase agreements of the buyers who were unable to complete their deals, the URA confirmed Thursday with Sing Tao Daily, sister paper of The Standard.

The buyers have forfeited their deposits of 15 percent of the flat value.

Prevailing price levels for The Merton flats in the secondary market range from HK$4,000 to HK$5,000 psf, prompting some buyers, including those speculators who purchased the uncompleted flats last year, to give up the deals to minimize their losses, real estate agents said.

The developers intend to resell the more than 20 defaulted flats, together with the remaining 160 apartments at The Merton for sale in the third quarter of this year.

The selling price will depend on market conditions.

Industry observers see potential for defaults at other residential projects that are ready for occupancy later this year as fears of higher interest rates hang over the property market.

Even so, a repeat of the mass defaults of 1998 during the Asian financial crisis, when hundreds of buyers walked away from deposits, is unlikely, they said. A dozen or so defaults would not have a significant effect on the home market because there are thousands of residential property transactions a month, they added.

Cheung Kong (Holdings) said earlier that no forfeited flat deals were recorded in its Caribbean Coast development in Tung Chung.

Historic site fuels guessing game among residents
Speculation mounts on what K Wah will develop at the location of a 100-year-old pawn shop at Johnston Road
5 July 2006
South China Morning Post

The guessing game among Wan Chai residents about the future of a 100-year-old pawn shop and several pre-war houses is heating up, with speculation the historic site could become a resident club, a museum or even a theme restaurant.

Two years ago, mid-tier property developer K Wah International Holdings outbid 13 competitors to secure the tender for the Johnston Road redevelopment project offered by the Urban Redevelopment Authority.

A special requirement of the tender is the conservation of five pre-war buildings of historic value, one of which is the pawn shop, built more than 100 years ago.

A spokesman for the authority said it was the first project to incorporate heritage design considerations.

The site, in Johnston Road at its junction with Ship Street, will be redeveloped into a 190,000 square foot residential space - equal to 381 units - and about 28,000 square feet of retail area when completed next year.

Pang Shui-kee, the managing director of surveyors S K Pang, believes the conservation work could cost as much as 20 per cent to 30 per cent more than ordinary equivalent projects.

He said construction costs for conventional residential projects averaged $1,000 per square foot, but those that required the renovation of existing historical buildings came at a premium.

Variation in costs, he said, depended on the type of preservation required - for instance, whether the developer only required the retention of the façade or whether the whole property, inclusive of internal fittings such as staircases, was to be preserved.

In order to comply with current development safety requirements, he said the developer would have to spend extra to upgrade historical buildings to bring it up to commercial use standards.

"The developer has to install sprinklers, water tanks, and may even need to assess the loading and unloading capacity of historical buildings-cum-commercial premises as they will attract more visitors," he said.

"It will not have a significant impact on the developer's profitability as the historical buildings [at Johnston Road] that need to preserved are not big in scale."

Alnwick Chan, executive director at Knight Frank Petty, said the developer would need to alter the layout as the protection of the historic building was of paramount concern during the construction.

"After leaving the historical buildings untouched there, the shape of the site is long and narrow so it is not easy to come up with a layout with a higher efficiency," he said.

Mr Chan said he believed the residential development would favour single people who prefer studio flats with open kitchen plans.

"The design will also maximise the floor area for each apartment," he said.

Unit size could still range from a relatively generous 600 to 700 square feet each, he said.

K Wah declined to comment, saying it was inappropriate to release details at this stage.

Mr Chan said the existing pawn shop and shop houses could be used as the entrance to the retail levels, creating a modern estate that could blend harmoniously with the historical structure.

One of the historical buildings is a four-storey tenement house, comprising three retail houses, which was built in 1930s.

The building, which is located at 18 Ship Street, has been identified by the Antiquities and Monuments Office as a grade II historical building.

A spokesman for the Urban Redevelopment Authority said future redevelopment projects to target the protection of historical buildings included heritage properties on Lee Tung Street, Mallory Street and Burrows Street.

Motion to spare 'city lung' fails
Leslie Kwoh
6 July 2006
Hong Kong Standard

A motion to protect Government Hill from commercial development was voted down by the Legislative Council Wednesday despite strong support from the two pan-democratic parties.

Introduced by the Democratic Party's Fred Li Wah-ming, the motion called on the administration to preserve the four-hectare historical site at Lower Albert Road as a ``city lung'' by prohibiting any commercial use while converting part of the site into a museum. After surveying more than 600 members of the public last week, the party found that only 8 percent supported the commercial development of the site, Li said. Forty-four percent wanted to see the site preserved as a historical monument.

``Building high-rises at the site would create an eyesore and worsen traffic congestion and pollution in the area,'' Li said. ``There are more losses than gains.''

The motion came less than two weeks after the Democratic Party supported the HK$5.2 billion Tamar development project, despite the government's refusal to reveal plans for the existing headquarters _ a fact that fellow pan-democrats from the Civic Party were quick to point out at Wednesday's meeting.

``The Government Hill issue is related to Tamar. There was a chance of success when we still held the purse strings, but now the government is free to do anything it wants,'' said Civic Party's Audrey Eu Yuet-mee.

Independent lawmakers Kwok Ka- ki and Leung Yiu-chong, who both aligned with the newly formed Civic Party leading up to the Tamar vote, were less subtle in blaming the Democrats.

Kwok reminded legislators that the party, which originally vowed to oppose the Tamar project unless the government disclosed its plans for Government Hill, changed its stance after officials promised to preserve an old Burmese rosewood tree at the site.

Leung questioned the party's timing in introducing the motion, saying he had little hope the government would respond positively.

``The motion comes too late. We should have talked about this before Tamar, when it would have made some difference,'' he said. ``Now [the government] won't listen to us.''

Despite the nearly three hours of debate and finger-pointing, the Civic Party and independent lawmakers banded together to support the motion, helping to pass the vote 15-1 in the pan- democratic-dominated geographical constituency.

Even ``Long Hair'' Leung Kwok- hung, who said he was hesitant to participate because he sensed the motion involved ``political transactions and compromises,'' voted in favor of the motion.

However, unyielding opposition from the three other pro-Tamar parties _ Alliance, Liberal Party and Democratic Alliance for the Betterment and Progress of Hong Kong _ saw the motion voted down 8-12 in the functional constituency side.

Li blamed the Liberal Party's ``single-minded concern with money'' for the failure of the motion.

Responding to the accusations against his own party, Li maintained the party never saw Tamar and Government Hill as related issues.

He said the party introduced the motion simply to ``follow up on a sort of promise'' by the government not to develop the site.

He dismissed the Civic Party's suggestion that his motion came too late, saying he felt there was still ample time for public consultation before the Tamar project is completed in 2010.

From news.gov.hk:
Sham Shui Po redevelopment plan approved (http://news.gov.hk/en/category/infrastructureandlogistics/060707/html/060707en06002.htm)

Kwun Tong facelift to go on display
21 July 2006
South China Morning Post

Kwun Tong residents will next month be shown three models of how the area could look after redevelopment in what the Urban Renewal Authority calls an exercise in community participation.

Billy Lam Chung-lun, the authority's managing director, yesterday said the authority would hire an independent institute to survey the views of the residents and businesses about the three proposals.

"Community participation tops our agenda in this redevelopment project," Mr Lam said at a meeting of the Kwun Tong District Council.

"We hope there will be a mainstream opinion on how the redevelopment should go ahead after the consultation."

The redevelopment project in the rundown former factory area, the authority's biggest, will cost $25 billion and take more than 10 years.

Affecting 23 buildings and 1,635 property rights, it was announced in early 1998 by the dissolved Land Development Corporation. It was passed on to the authority after it was set up three years later.

The 5.3 hectare project includes Yuet Wah Street bus terminal and the area bordered by Hip Wo Street, Mut Wah Street, Hong Ning Road and Kwun Tong Road.

Mr Lam told district councillors the authority would follow four principles - community participation, phased redevelopment, financial viability and capping compensation at the equivalent of a seven-year-old building in the same neighbourhood.

Lau Wai-chung, chairman of the Alliance of Kwun Tong's Urban Renewal, said they wanted the project to start as soon as possible.

Housing Society denies threats to widow, 85
30 July 2006
South China Morning Post

The Housing Society has denied threatening an 85-year old widow with jail and a fine of $100 a day if she does not clear out of her residence in an urban renewal zone in Shamshuipo.

The Sunday Morning Post reported last week that Leung Kwai owns an illegal structure on a roof in the Un Chau Street renewal zone where she has been living for more than 40 years.

She had been threatened by a Mr Lee from the Housing Society if she refused to leave by the end of next month.

Ms Leung is not entitled to public or temporary housing as she owns a small unit that she rents out in Mongkok. But the lease runs out next June, and until then she would have nowhere else to stay.

A Housing Society spokeswoman said the penalty had been "explained" to Ms Leung when she agreed to a $14,000 compensation package in March, which may have been misunderstood as a threat.

"The difference [between an explanation and a threat] is in the tone of voice. We just informed Ms Leung we have this penalty for those who have agreed to the compensation then refuse to move. We have the right to explain that policy. Jail was never mentioned," she said.

She added that the Housing Society had been working with social workers to provide Ms Leung with counselling and practical assistance in finding a new flat.

Social workers also helped her draft a letter to the Housing Society asking for a deferment to vacate her premises, which was granted until the end of October.

But Ms Leung was adamant the threat of both jail and a fine had been made when she met Mr Lee, and she had never heard of any such penalty when she agreed to the compensation in March.

"It is easy for them to say I am old and confused," she said.

"I may be a little deaf but I don't have Alzheimer's disease."

She claimed Mr Lee had visited her again last week and had told her not to bother speaking to "gweilo reporters".

The response from the Housing Society did not sit well with members of the Shamshuipo District Council's panel dealing with urban renewal problems, which convened last Thursday to discuss Ms Leung's plight.

District councillor and panel chairman Leung Yau-fong criticised the officers.

"Lo Lin-fat [officer in charge of the Un Chau Street Urban Renewal] initially denied any of the comments were made," he said. "When we asked them how he knew, he just said he had asked his officer and he believed him.

"He hasn't even been to see Ms Leung. There has been no investigation, no impartial judgment.

"Then there is the fact that this penalty exists, which we [panel members] didn't even know about. If we don't know, how could Ms Leung possibly know?"

The panel has asked the Housing Society to investigate, produce a report on the handling of the case and to set up an impartial mechanism for handling complaints.

Urban renewal ultimatum for shops
Get out or face legal action, Housing Society threatens
29 July 2006
South China Morning Post

Housing Society lawyers yesterday sent letters to shop tenants in the Un Chau Street urban renewal zone in Shamshuipo, warning them to leave by the end of next month or face legal action.

Twenty letters were hand delivered to worried shopkeepers still negotiating a compensation package for vacating their shops before the buildings are demolished.

"I was so scared to receive the letter," said Chau Ping-kwong, 56, who has rented his garage in Un Chau Street for 30 years.

"I don't know what to do. We haven't even managed to find a new store. Everyone is worried about the lawyers.

"I haven't been able to find anywhere in Shamshuipo with enough space and where I could afford the rent.

"The Housing Society is only offering $540,000 for the shop and the flat, but I have to buy new machines and pay for renovations, and if I have to move I will lose all my customers and have to start over again. It would be very difficult."

Wong Nai-chung, 48, who sells decorative Chinese signs called pai lau, was forced to move his shop only six years ago during the redevelopment of the nearby Un Chau Street Estate. He said he felt the renewal of Shamshuipo was forcing him out the district.

"I was so happy when I found this shop to move into last time around. The place is big and the rent cheap, so I was relieved," Mr Wong said. "Now I can't find a new place and I don't know what to do. I don't know how to calculate the costs for moving that the Housing Society is asking for, and the $35,000 they offered is not enough."

Shamshuipo Renewal Concern Group co-ordinator Maggie Chau Yee-mei said the Housing Society moved at a pace to suit itself.

"Those who have handed in their estimates for relocations have not heard back from the Housing Society for nine months," she said.

"Suddenly everyone has to move out in one month. If they are so relaxed about working out compensation, why are they in such a hurry to kick us out."

Ms Chau will hold an emergency meeting with residents next week and plans to complain to the Shamshuipo District Council and the Legislative Council about the Housing Society's conduct.

A Housing Society spokeswoman said the letters were sent to unco-operative tenants.

"We understand the situation for many of the tenants is complicated and the settlements have yet to be agreed on, but they have not been willing to speak to us at all," she said.

"We asked those who were unhappy with the compensation to give us an estimate of what they think it will cost them to relocate their shops. Even though some of them have yet to find a new location, they can provide at least some basic information based on the experience of their neighbours who have had to move."

She added flexibility could be offered for those who returned to the table to restart negotiations.

Mandarin Oriental

http://www.skyscrapers.cn/forum/attachments/pOW12KpGpOiwcw==_SrG7AXXVT9E5.jpg

That doesn't look too bad ~ I was fearing worse!

That actually looks quite decent.

^^ that's the old, the M.O. facelift not done yet.

O :(

Thought it was too good to be true.

市建局擬伙長實重建衙前圍 長實擁八成業權 局方指收購再招標易被控
08月 01日 星期二 05:05AM

【明報專訊】僵持多年的新蒲崗衙前圍村重建計劃有新發展。本報獲悉，市區重建局聽取法律意見後，認為長實已收購村內近八成業權，倘按一貫賠償機制收購對方業權再另行招標，很大機會被控侵佔私廣 告

產及輸掉官司。故市建局正與長實談判，共同合作發展項目，可望2007年3月前達成協議，但要想辦法淡化給予公眾「官商勾結」印象。

一直跟進衙前圍村重建的立法會議員陳婉嫻，批評市建局與長實私下談判合作條件是「官商勾結」。

衙前圍村面積近5萬平方呎，又鄰近九龍塘及啟德新發展區，屬九龍罕有靚地皮。按前土地發展公司推算，土地可發展逾37萬呎住宅樓面，興建648個單位。但多年來市建局就其發展模式一直舉棋不定，主因是長實遠在1982年起已展開收購重建工作，至今已成功收購近八成業權，搶佔談判上風。

爭取合理條件 免被指「益長實」

市建局消息人士透露，經董事局商議後，傾向選擇與長實合作，但此舉定必惹來「官商勾結」、「明益長實」的指摘，現在唯有靠一個比較合理的條件，盡量減少「益人」的感覺。

市建局曾考慮以一般程序，即按「7年樓齡」收購長實業權，然後公開招標項目，並公開表示長實的收購價與小業主無異，避免外界質疑與大財團「官商勾結」。

但事件至最近出現轉捩點，據悉，市建局尋求的法律意見認為，長實遠在前土發公布項目前已展開收購，非一般的「落釘」行為。加上對方擁有大多數業權，若市建局拒絕與對方合作，強行以《收回土地條例》收購對方物業後作獨立招標，很大機會被長實以《基本法》控以侵佔私有產權，市建局敗訴機會亦很高，迫使市建局返回談判桌，與長實「討價還價」。

另一市建局消息人士指，市建局為維護公帑用得其所，須確保合作條件公平合理。但長實開出的條件「很辣」，包括要求「地積比轉移」，即將圍村的部分可發展樓面轉移至鄰近土地。

長實條件「辣」 要求「地積比轉移」

他續指，若長實堅拒接受較低條件，市建局可亮出「尚方寶劍」——收回土地條例，即自行收購餘下業權另謀發展，令長實業權分散成數個「牙籤盤」，損害發展潛力。

消息人士續說，在雙方籌碼相當及「大家都不想拖」的心態下，正付出誠意尋求共識，現時談判進展良好，更有「眉目」在07年3月的市建局目標前達成協議。

目標明年3月達成協議

市建局發言人表示，正積極與項目內擁有多業權的發展商，就不同發展模式進行研究。長實在截稿前未有回覆。

立法會議員陳婉嫻強調，政府應「企硬」立場，先透過社會參與磋商圍村的保育規劃工作，才決定發展方向，不能與長實私下談判。她指，圍村土地上的冷巷全為政府土地，長實只能與市建局合作才能有效發展地盤，故談判王牌仍在政府手上。

逾600年歷史的衙前圍村是市區最後一條圍村，其命運在過去20年可說一波三折。因長實一度以「購一間、拆一間」策略搶購物業，令圍村建築支離破碎，無法保存。

明報記者 賴偉家

恒基十億奪銅鑼灣兩舊樓
08月 03日 星期四 03:30AM
綜合報道
星島日報報道

核心區大型重建地盤受追捧，恒基剛力壓兩大財團，以十億元奪取銅鑼灣兩幢大型舊樓逾九成業權，由於該兩幢物業極具重建商廈或酒店的價值，預料恒基將引用強收條例一統業權，預計日後將物業作重新發展，若以可建總樓面達二十四萬方呎計算，每方呎樓面地價約四千餘元。

近日成為市場焦點的銅鑼灣告士打道兩幢舊樓金國大廈及國民大廈，逾九成業權於上周二正式截標，合共收到約六份標書，大業主於上周五「篩選」三大財團進入「次輪出價」，連番討價還價之後，昨日有突破性進展。消息人士透露，大業主已選定出價最高的發展商恒基，物業以約十億元成交。

本報昨日致電恒基求證，惟直至截稿時還未聯絡得上，負責標售的第一太平戴維斯發言人則表示，暫時沒有消息公布。另外，本報又聯絡上舊樓大業主之一的關先生，關氏回應，不想談這件事。

不過，消息人士說，六間入標財團於上周首輪出價，只介乎八億至八億五千萬元，與大業主意向價逾十億元有距離。經過一輪討價還價，最終進入次輪出價的三大發展商恒基、長實及南豐，三大發展商都表現得相當積極，經過連番追價，最終由恒基成功購入。

金國大廈、國民大廈坐落於銅鑼灣告士打道、謝斐道、馬師道交界位，佔地一萬六千方呎，現規劃為商住用途，可按地積比率十五倍，重建商廈或酒店，可建總樓面達二十四萬方呎，若以此計，每方呎樓面地價約四千餘元。

消息人士續說，上述該兩幢舊樓可望海景，又是核心區銅鑼灣唯一可供「收購」的大型地盤，所以市場反應理想，截標前多個星期，多家發展商，以至具雄厚實力的財團，都派員親臨現場視察地盤，同時積極研究物業樓契等資料。

一名研究過該盤的發展商表示，上述兩個地盤集得逾九成業權，加上樓齡達四十五年，「有條件」引用強收條例拍賣統一業權。他又指，由於該地盤面向告士打道，加上坐落銅鑼灣，適合重建成甲級寫字樓以至高檔次酒店，再加上大廈外牆以及天台的廣告靚位，物業極具發展潛力。

有測量師指出，據了解，該物業目前尚餘約十個單位業權，市場普遍預料，新買家將會援引強收條例，統一業權才另行重新發展，若果一切順利的話，按照一般程序推算，物業可望在明年首季強制拍賣。

地產界人士指出，現時勾地困難，就算大型發展商也不容易勾地，所以不少發展商為求補充土地儲備，都轉向私人市場，積極出價洽購地皮。當中市區核心地段具重建價值地盤尤其吃香，令一眾舊樓小業主紛紛合併業權放售物業，掀起「合併放售熱潮」。

Hope that something nice would pop up at that location.

Hope that something nice would pop up at that location.

Ya, it is in such a valuable location. Hope it will come up with some design.

http://i85.photobucket.com/albums/k68/cerilampo/untitled1-1.jpg
http://i85.photobucket.com/albums/k68/cerilampo/untitled2-1.jpg

http://i85.photobucket.com/albums/k68/cerilampo/untitled-1.jpg
http://i85.photobucket.com/albums/k68/cerilampo/untitled3-1.jpg

August 8, 2006
Views sought on Kwun Tong facelift

The Urban Renewal Authority is seeking views on the three design concepts for rejuvenating Kwun Tong town centre into a modern and vibrant hub for Kowloon East.

The design themes are:

* Metamorphosis - a simple straightforward design concept that evolves from the traditional town centre to form a new oasis, merging street culture and an enjoyable shopping environment;

* Civic Hub - a civic square is the focal point of the development, aiming to create a quality town centre and to enhance its presence and identity in East Kowloon; and,

* A New Centre for East Kowloon, the Model City of Tomorrow - a new town centre for Kwun Tong and East Kowloon, with a new focus on community life.

The authority's Managing Director Billy Lam said the project, the largest single redevelopment scheme the authority has ever undertaken, covers 5.3 hectares with over 1,600 property interests, affecting 4,500 residents and costing nearly $30 billion. It will take 12 years or more to complete.

Mega project

Noting the mega project is a huge challenge for both the authority and the community, Mr Lam said both parties will work closely. To ensure success, five guiding principles are essential:

* wide public consultation and full community participation in planning and design;

* adopting a creative and visionary design for a modern town centre serving as a model for quality living and as the commercial, transportation, retail and activities hub for East Kowloon;

* phased development to minimise impact and sustain the economic vibrancy of the area;

* understanding and acceptance of the authority's prevailing compensation and rehousing policies by those affected; and,

* prudent financing strategy to ensure the project's financial viability and sustainability.

Comprehensive facilities

The authority's Kwun Tong District Advisory Committee Chairman David Lung said three rounds of consultations have been conducted in the last 18 months.

Emerging from the surveys, committee discussions and the workshop is a consensus that the future town centre should provide comprehensive public facilities, a commercial hub with a landmark building, quality residential space, enlarged open space, culture and recreation facilities, plenty of greenery and an efficient transport interchange.

This round of public consultation, lasting for two months, will begin with a roadshow of the three proposed design models at 71 Hip Wo Street, Kwun Tong on Thursday. The roadshow will end on August 31 and be staged at 'apm' Office Tower Lobby from September 2 to 9, Tseung Kwan O Metro City Plaza II from September 19 to 20, and Yau Tong Lei Yue Mun Plaza from September 25 to 27.

Reaching out

The authority will brief community groups and conduct opinion surveys at the roadshows and briefing sessions.

It will then form a final proposal based on community feedback, and policy and financial considerations, for submission to the Town Planning Board by the end of March.

The existing town centre was planned and constructed in the early 1960s to serve a mere 60,000 population. Today, Kwun Tong's population has soared to over 600,000.

300億重建觀塘變無煙城
工程為期12年 公布3方案諮詢
2006年8月9日

http://www.mingpaonews.com/20060809/09gga.gif

http://www.mingpaonews.com/20060809/09ggx.gif

【明報專訊】市區重建局公布觀塘市中心重建計劃3個構思方案，建議耗資300億元將充斥破舊樓宇的裕民坊重建成「無煙城」，交通總匯採半地下式興建，居民則可在平台上的步行街暢遊，令人車爭路的情絕。高度超越apm商場的地標式商廈，加上逾30萬呎的休憩地帶使該區成為媲美西九文娛區的東九龍新地標。

但市建局指項目需時長達12年，樓市周期波動及高達130億元的收購賠償隨時令只餘32億元現金儲備的市建局「一鋪清袋」，重建期間亦會對居民造成滋擾。因此市建局傾向分期收購賠償減低風險，市建局指倘樓市下跌逾5%，項目便要蝕錢。

空氣流通量料增20％

3個重建方案以「薈萃觀塘」、「躍動都會」及「東九創核心都市新典範」為主題，以不同布局規劃新市中心，但全部方案均建議在5.35公頃的重建範圍內，興建5座住宅大廈，提供2000個單位，以及1至2座的地標式商廈及酒店等。市建局規劃及設計總監馬昭智表示，商業項目將分佈在觀塘道一帶，鄰近地鐵及南面商業區，以成為內區的隔音屏障，住宅大廈則交錯分佈在北面部分，以盡量減低「屏風效應」，預計重建後市中心的空氣流通量可較目前增加20％。

建梯級式平台 確保人車分隔

此外，擬興建的休憩地帶將達30萬平方呎 ( 2.9萬平方米 )，包括一個相當於兩個修頓球場的裕民坊中央廣場，內有人工瀑布、多用途廣場及各式各樣的政府及社區設施。為杜絕現時人車爭路、汽車廢氣污染居民的情，市中心地區將興建一個梯級式的平台，由多條步行街貫穿各區域，車輛及巴士等公共交通則在平台下的半地下式道路及交通總匯行駛，確保人車分隔。

樓市倘跌逾5％蝕本

市建局行政總監林中麟強調，規劃前已進行4輪公眾諮詢，相信方案能反映主流民意，成為未來東九龍的經濟火車頭。但他強調，由於重建項目投資額高達300億元，相當於歷來所有項目的總和，需時達12年，其間樓市波動及龐大利息負擔使發展風險「較為不尋常」。他表示﹕「如果以1元收樓，到招標 ( 出售項目 ) 時樓市跌至9亳半( 即5％ )，我們便打平沒有利潤，( 樓市 ) 再跌便要蝕本。」他強調，重建方案地積比率約8倍，內部回報率約6至7％，屬偏低水平，此密度已盡量平衡社會對環保通風的要求，如果密度太低便沒利潤，發展商也不會參與計劃。至於賠償安排，他表示會依照現行「7年樓齡」作賠償標準，並傾向分期收購及重建，以免「居民一夜間走晒」，令市中心變成死城，影響區內活動

^^^ OMG OMG OMG OMG OMG!!!!!

A very good comilation of articles regarding the redevelopment!
But juss a peice of word for the members making post, since so many foreign member visit the threads, could any one of you post picture material like renders, maps etc to tell us where exactly and how much area is being covered in the redevelopment program. It is easy fer ppl from Hong Kong to judge which area is being mentioned but like when im trying to study the redevelopment as a case study, i dont have sufficient idea regarding the site n all. I hope you ppl get my point. Your cooperation will help improve the thread outlook.

Thank you.!

A very good comilation of articles regarding the redevelopment!
But juss a peice of word for the members making post, since so many foreign member visit the threads, could any one of you post picture material like renders, maps etc to tell us where exactly and how much area is being covered in the redevelopment program. It is easy fer ppl from Hong Kong to judge which area is being mentioned but like when im trying to study the redevelopment as a case study, i dont have sufficient idea regarding the site n all. I hope you ppl get my point. Your cooperation will help improve the thread outlook.

Thank you.!
Not a problem. I'll scan the Chinese media for renderings from now on. The English papers emphasize the text but I notice the Chinese papers add more colours and pictures.

I can't seem to find where the MTR railway is in the above renderings.

I can't seem to find where the MTR railway is in the above renderings.
The MTR is a block to the south where apm is.

巧明街全幢工廈標售
08月 09日 星期三 05:05AM

【明報專訊】有廠廈業主趁市建局宣布展開觀塘市中心重建項目，推出對面工業區全幢工廈招標，該工廈位於創紀之城一期、巴士廠後面的巧明街94至96號田氏第二大廈。

物業地盤面積約1.24萬方呎，現樓高9層，總面積約10.7萬方呎，現時出租率處低水平，而地皮可以地積比率12倍重建，可建面積14.9萬方呎，估值約2億元。

地皮若要重建為商廈，要向政府補價，年初開源道79號鱷魚恤大廈 （apm 商場及消防局旁 ） 商業發展接受政府2.74億元的補地價，現擬將之重建為總樓面24萬方呎的寫字樓及商場，每呎補價約1200元。代理行威格斯表示，物業以「現狀」連現有租約及部分交吉形式出售，9月28日截標。

Fears Kwun Tong may become `isolated' hub
Michael Ng
Hong Kong Standard
Saturday, August 12, 2006

The Urban Renewal Authority should ensure the new Kwun Tong town center is redeveloped in tandem with adjacent districts so that it will not become an isolated regional hub in East Kowloon, Town Planning Board members said.

One member said the authority should make detailed fiscal arrangements to ensure the HK$30 billion redevelopment project, to be spread over 12 years, is not derailed by fluctuations in the economy.

After a long delay, the authority decided Tuesday to go ahead with the redevelopment of the 5.3-hectare site by kicking off a two-month consultation process.

However, in discussing the plans Friday, several Town Planning Board members said the authority should also look at redevelopment plans for the rest of East Kowloon and Tseung Kwan O.

Board member Leung Kong-yui, who is also president of the Chartered Institute of Logistics and Transport, said the authority should look at the whole area and not just at Kwun Tong town center.

"Since the area is to become Kwun Tong's and East Kowloon's centerpoint, the authority should also study and discuss its linkage with adjacent districts," Leung said.

"We don't want to see the town center become an isolated island."

Another member, Daniel To Boon- man, said that apart from turning Kwun Tong's unpleasant and congested town center into a civic focal point, the authority should do more to ensure a wider flow of pedestrians into and out of the area.

"The Kwun Tong MTR pedestrian flyovers currently take up most of the pedestrian flow in the area," To said.

"As such, there should be pedestrian flyovers connecting the MTR station with other areas to dissipate the flow and prevent chaos should the MTR service be temporarily suspended."

Board member and Kwun Tong district councillor Nelson Chan Wah-yu said it is vital for the authority to consider constructing underground tunnels to divert traffic and ease traffic congestion on Kwun Tong Road.

Authority managing director Billy Lam Chung-lun said the authority has considered the impact the redevelopment will have, including the town center's connectivity. "We will further study and discuss with related authorities such as the Planning Department, Lands Department and Transport Department to see how we can connect the future town center with adjacent community projects and with the outer districts," Lam said.

Board member Raymond Chan Yuk-ming sought an assurance that the project will not be derailed by fluctuations in the economy.

"We cannot be certain that things will remain the same for 12 years and the current estimate of total costs might not be very accurate," Chan said.

"It is vital for the authority to monitor its income and expenditure throughout the length of the project.

"Should it fail to receive the income it expects during the early phases of the development, the entire project could come to a standstill and its completion date could be delayed to 20 years or even longer."

Lam reassured members that while the authority will spend about HK$13 billion on repossessing property, it will remain prudent with its fiscal management.

Not a problem. I'll scan the Chinese media for renderings from now on. The English papers emphasize the text but I notice the Chinese papers add more colours and pictures.

That will be great. N like i mentioned do mark the areas on a map of the city to which parts these developments refer. Add pix of the existing streetscapes and progress work to update too.Keep up with the good work sir!!

Kwun Tong

http://www.globalphotos.org/hongkong/20060827/IMG_2087.jpg

觀塘重建倡效意大利
08月 28日 星期一 03:00AM

http://hk.yimg.com/hk/providers/sun/20060828/sn05082807_big.jpg

【太陽報專訊】本港寸金尺土，樓宇密度極高，有份為觀塘市中心重建項目「獻計」的資深建築師阮德尊希望，本港應倣效中世紀時的意大利城市，多興建廣場供市民享用。阮建議在裕民坊興建面積相等於四個銅鑼灣時代廣場的社區廣場，又於商業區設立「文化角」予藝術工作者使用，相信亦有助居民建立歸屬感。

阮德尊以「薈萃觀塘」為主題，設計概念包括在市中心建面積五千三百平方米的社區廣場，由於巴士總站以「半地底式」興建，社區廣場可變身為行人街，將空間真正還予居民。

阮德尊更指出，「一個好城市不能只重視商業，而忽略公共空間、文化設施兩方面。」阮以中世紀歐洲為例，當時德國、法國重視興建高聳的哥德式教堂，就像近年本港地產商興建高聳地標建築物，但同時期意大利人會在教堂毗鄰興建廣場及公共建築物，他冀望香港吸取歷史經驗，「因為有空間，才可提升生活質素。」

尖沙嘴重建　失去記憶舊建築
08月 23日 星期三 03:29AM
綜合報道
星島日報報道

印象中的尖沙嘴，永遠在變。由○二年九鐵尖東站工程，到近年由政府規劃署提出的「尖沙嘴地區改善計畫」、「尖沙嘴海濱長廊美化計畫」，再到由私人發展商展開的東英大廈、凱悅酒店、新世界河內道等重建項目，一幢幢富有特色和人情味的建築物相繼被拆卸，尖沙嘴也由一處充滿人文氣息的地方，變成一處商家必爭的發財地。文﹕Luka 圖﹕星島圖片庫

十九世紀初，尖沙嘴碼頭負責運送東莞一帶的香木，因此被稱為香步頭。至一八八八年開辦天星小輪及一九一○年九廣鐵路正式啟用，尖沙嘴就慢慢繁榮起來，成為香港重要的地標，許多擁有香港早期建築特色的商廈亦可在此找到。只是，活在一個只顧向前走的城市裏，一些古老建築如東英大廈和凱悅酒店等，亦無法逃避被時代淘汰的命運。

香港簡約主義建築代表

東英大廈和凱悅酒店，均建於上世紀六十年代。在此期間，香港進入工商業的高度發展時期，高地價現象亦從此時開始形成。為了減省建築費用，這段期間落成的建築物都傾向簡約，緊貼西方流行的垂直或水平條建築，外形簡潔得像個方盒子。一九六六年落成，樓高十五層的東英大廈就是這時期的代表作。東英大廈原屬何東家族的物業，大廈的名字正是何東與妻子麥秀英的結合。由阮達祖設計的東英大廈，是尖沙嘴最早期的純商業寫字樓，大廈外貌以黑色大理石為主，風格簡單平實，曾被《香港風格》作者胡恩威形容為香港簡約主義建築的代表作。

東英大廈的招牌題字出自國民黨元老張群之手，大廈本身亦與國民黨有密切關係。九七回歸前與國民黨有關的活動很多都在此舉行，過時過節大廈更會高掛中華民國的旗幟。大廈本為何東遺囑內「三不賣」的物業之一，奈何經過三代解封後最終還是以十一億高價售出進行重建。新業主表明重建後的東英大廈將會變身成為全港最高的銀座式商場，而本來鎮守大廈的各大醫務所、舊式時裝店、古怪假髮店、發燒友相機鋪，以至全港最古老的電動扶手梯也就從此消失。

滿載港人回憶

同樣充滿六十年代實用建築特色的五星級大酒店凱悅，亦是一個滿載港人回憶的地方。一九六九年正式在港開業的凱悅酒店，佔地四萬三千五百二十五平方呎，擁有七百二十三間客房，當年開幕的風頭足以媲美香港最老字號的半島酒店。作為凱悅國際酒店集團在海外的第一間連鎖酒店，尖沙嘴凱悅更是香港躋身國際都市的重要標記。七十年代凱悅酒店的的士高Polais是無數大學生的熱門蒲地，與今日的蘭桂坊和蘇豪相似。高級餐廳Hugo's更招待過李小龍、披頭四、安妮公主和一眾港英高官。回想凱悅酒店開幕之時，香港剛經歷了一次大型流感，只可惜捱得過流感及沙士，卻敵不過高地價。縱然不捨，凱悅酒店亦已於去年十二月結業，如今舊貌猶存的就只有一街之隔的辰衝書店。

凱悅酒店一向給人感覺低調，多年來都保持不造作、不浮誇的傳統美德。不過，傳統美德跟不上通貨膨脹，凱悅酒店的大業主決定耗資十億，將凱悅改建成一座樓高三十層，集購物與娛樂於一身的全天候大型商場。商場預期二○○八年落成，屆時連同變了銀座的舊東英大廈，以及翻新了的河內道，我們可能再也認不出這個曾經親切的「老尖」。

一座座富有特色和人情味的建築物相繼被推翻、被拆毀，換來的竟是一個個四季如冰、萬里無晴的冷氣商場，這究竟是市民大眾需要的，還是地產商強加諸我們身上的呢﹖如果建築物承載了一個城市的記憶，那我們的集體回憶肯定已所餘無幾。

■一九七五年的河內道，馬路旁設有一張張木椅供人休息，充滿閒情逸致。

■一九三○年的加連威老道，左邊兩層高的建築物即後來的東英大廈所在地。

■現已拆卸的東英大廈，昔日因診所雲集而被戲稱為醫生大廈。

■尖沙嘴凱悅酒店是香港六十年代另一富建築特色的建築物，可惜亦逃不過被拆卸重建的命運。

編者按﹕觀塘、尖沙嘴、旺角、中環，一個又一個快將拆卸重建的舊區，迎來的似是繁榮的新景象，但當中遺落的人情故事，卻令人緬懷。「文化廊」一連四個星期、逢星期三，刊出以上四個舊區專文，和大家一起去尋找那快將失去的舊區情懷。（刊出日期﹕16/8、23/8、30/8及6/9）

文化廊

????? WOW ?????

^ The article talked about how redevelopment in Tsim Sha Tsui has resulted in the loss of several memorable buildings.

觀塘有潛力發展文化旅遊
09月 04日 星期一 03:30AM

( 星島日報報道 ) 即將展開重建的觀塘市中心，地勢微斜，道路縱橫交錯，被視為發展障礙，但有份參與設計觀塘重建計畫的wdagroup執行董事周蕙禮，卻認為是值得保留的「社區回憶」，建議以地勢特點，發展梯田式的綠化空間。她說，重建後的觀塘如能保存固有的街道文化，有潛力發展成文化旅遊景點。

以「躍動都會」作為觀塘重建主題的wdagroup，其執行董事周蕙禮在接受訪問時坦言，建築師不應每次作規劃設計時，也要抹殺過去，應考慮如何保存「社區回憶」，故她為觀塘重建作設計時，特別保留裕民坊的「一街一道」，且善用重建區地勢微斜的特點，引入梯田式綠化空間，以及提供甚具特色的流水瀑布。

她指出，其發展意念內的「地標」，並非單是與apm高度相若的商業大廈，也包括分布在裕民坊廣場的綠茵「草原」。她說﹕「現時很多新發展區也予人一種很『冷』的感覺，既看不到天，也看不到地，但我們希望後一代也能記得裕民坊昔日是滿布穿穿插插的窄街，而成年人日後重臨故地時，也能憶起往事。這是最簡單的設計，不用作太多的裝飾。」

wda亦建議仿效東京著名的「表心道」，建議日後的一些商業樓宇「拆細」擺放，分布於不同角落。

周蕙禮解釋﹕「雖然樓面面積是一樣，但當每幢大廈拆細擺放時，則可以提供較多的立面面積，方便日後用作外牆廣告空間，提升節日氣氛﹔而每幢大廈日後也可以作獨立租出，各自成為旗艦店，外國有不少運動城就是以這種方法整幢出租。」

另外，wda亦建議在商場引入漸進式的空調系統，在商場與戶外之間提供一個「半冷」區域，除了是響應環保，亦確保市民日後在進出商場時不會感到難以適應溫差。

曾是旅發局成員的周蕙禮認為，若然能夠保存固有的街道文化，並提供綠化「地標」，觀塘市中心日後有潛力開拓為另類文化旅遊景點，「相信不少愛文化旅遊的外國人也有興趣前來一看，了解我們如何成功把一個舊區重新整頓，這就猶如請朋友到自己家裏作客吃飯一樣。」

旺角重建 後街風情湮滅
08月 30日 星期三 03:29AM
星島日報報道

二○○四年十一月坐落於砵蘭街，象徵市區重建局成功、「破舊立新」的朗豪坊正式落成。除了前特首董建華口中「帶動周邊經濟發展」的豐功偉績外，朗豪坊意味的還包括一系列前土地發展局遺留下來的市區重建項目將破勢推出。旺角，這個給人感覺龍蛇混雜、慾望橫流的地方，是下一個備受爭議的重建地區之一，而它所獨有的後街風情文化也將隨之湮滅。

縱橫交疊的特色街道

旺角這次受重建計畫影響的街道包括洗衣街、奶路臣街及花園街一帶，涉及的樓宇有十四幢，合共四百多個住戶及近二百個業權。雖然計畫尚在諮詢階段，但已引起多方爭論，當中影響最大的就是有波鞋街之稱的「街王」花園街一帶。該處屬旺角的黃金地段，地鋪價值不菲，重建除了需要一筆高昂的收地費外，一條由市場無心插柳經營出來的波鞋街亦有可能隨之湮滅。

回想七十年代初的花園街，一般的街坊茶樓、麻將鋪、老士多，跟其他旺角老街並無分別。直至一九七九年有「波鞋街鋪王」之稱的「允記」遷入該處，花園街才慢慢發展成今日運動店鋪林立的波鞋街。一旦重建計畫如期實行，波鞋街一帶的商戶就要無奈搬遷。即使政府介入干預，結果亦大有可能淪為另一條徒具虛名的雀仔街。

除了波鞋街，旺角區具特色的街道還有很多。比起銅鑼灣的崇光百貨、沙田的新城市廣場，旺角的購物地標不是一座座商場，而是一條條不經政府規劃的人行街道。途人穿梭其中，沒有大型商場的冷氣，沒有省氣省力的行人電梯，可謂是香港最基層的購物體驗。一般商場的店鋪有如倒模，但旺角的街道縱橫交錯，路邊小吃檔就設在女性內衣鋪旁﹔與色情酒店打對面的，竟是一間文化氣息濃厚的二樓書店。身處旺角，各式各樣的人和事都可以互不影響地生存下來，這就是旺角的奇妙之處。

MK的雜亂美學

如果電影能夠確切地反映一個地區的生活面貌，那由王家的《旺角卡門》，到爾冬陞的《旺角黑夜》，反映出的旺角就是徹頭徹尾一處既暴力又浪漫的地方。追溯歷史，旺角的「暴」其實有可尋。在未開發以前，旺角又稱為芒角（一八八○年官方正式改芒角為旺角，取興旺的兆頭），是一條長滿芒草的村落，村民多以務農為生，花園街、西洋菜街和通菜街等街道名稱亦由此而來。後來，旺角成為柴米油鹽、蔬果肉類的集散地，變成各方人馬必爭的「油水地」，煙寮妓院亦應運而生。時至今日，旺角依舊是港九各區擁有最多色情場所，人口最混集，最聲色犬馬的地方。

儘管不少人對旺角嗤之以鼻，並將一些愛擺姿態但老套落後的人或物冠以MK（MK即Mong Kok之簡寫）之貶稱，但大部分香港人都不能跟旺角劃清界。年輕一輩下課先到波鞋街看新款波鞋，再到西洋菜街看漫畫﹔稍有「墨水」的會到各二樓書店掃平書，不然就往一街之隔的信和中心購買另一種更具視覺刺激的「精神」食糧﹔上班族OL們最愛到花園街、女人街搜括平靚正衣飾﹔男士們則繼續尋找其高音甜、中音準、低音勁的絕世Hi-Fi。其實香港的旺角跟日本的下町區有點相似，湯禎兆在《雜踏香港》內指出，日本人對旺角一向有份莫名的親切感，因為旺角跟他們的下町區感覺相近，同樣的雜亂無章、龍蛇混雜，卻又二十四小時都充滿生氣，令人感覺到一個城市的存在。

借吳昊先生的話作結，如果彌敦道、漆咸道、廣東道這些是象徵大都會璀璨的大街文化，那花園街、通菜街、洗衣街這些就是充滿民俗特色的後街文化。後街文化的變遷正是一個都市滄海桑田的歷史見證，它沒有大街的雕飾華麗，不及大街大商場般得體﹔它是由市民大眾的血汗淚水累積而來，它的一切都比由政府強制規劃而來的冰冷大街有情有味得多。

■一九六六年的旺角街頭，人多混雜、行人小販爭路的情況跟現在差不多。

■花園街一帶居民普遍支持重建，希望能藉此改善生活環境。但商鋪租戶強烈反對，認為會影響生計。

■設於橫街陋巷的書店，完全體現旺角的雜亂多元美學。

編者按﹕觀塘、尖沙嘴、旺角、中環，一個又一個快將拆卸重建的舊區，迎來的似是繁榮的新景象，但當中遺落的人情故事，卻令人緬懷。「文化廊」一連四個星期、逢星期三，刊出以上四個舊區專文，和大家一起去尋找那快將失去的舊區情懷。（刊出日期﹕16/8、23/8、30/8及6/9）

　　

Mong Kok plans stymied
Hong Kong Standard
Monday, September 11, 2006

The Urban Renewal Authority has not finalized plans for a Mong Kok redevelopment project due to disagreement among tenants and property owners involved, sources said.

The authority will stage a public consultation by year's end before making a final decision, the sources told Sing Tao Daily, the sister paper of The Standard.

According to a Hong Kong University survey commissioned by the authority on a proposed development in Sai Yee Street, Mong Kok, 90 percent of home owners and tenants support redevelopment, while 90 percent of existing shop owners occupying ground floor space prefer rehabilitation.

The study indicated that both redevelopment and rehabilitation will improve the living environment in the district.

The authority will study whether or not to first sell the new shops in the project to existing shop owners if a redevelopment plan is finalized, the sources said.

"However, URA management believes that there will be some technical problems which need to be sorted out first, because the method of selling the new shops to existing owners has some complications." Disagreement is expected over shop owners' possible moves to new premises.

Property owners will be invited to participate in a redevelopment but "some may be afraid about losing money, so they would prefer URA's compensation offers than participation in the project," sources said.

崇真樓或納入餘樂里重建範圍 若成事 地盤增19%面積
09月 09日 星期六 05:05AM

【明報專訊】城規會宣布，修訂有關市建局上環餘樂里、正街發展計劃範圍，把第三街的崇真樓亦納入重建範圍之內。市建局發言人表示，一般而言，崇真樓樓齡只有29年，而結構不算差，不應納入重建，但表示會尊重城規會的建議。

市建局﹕尊重城規會建議

城規會會就上述建議，接收進一步的申述至06年9月29日，及後城規會委員會再審理，通過後再提交行政會議作核准。

城規會早前就項目接收申述，收到中西區議會食物環境衛生及工務委員會及多名崇真樓住客的意見，建議把崇真樓納入重建範圍。經地政總署及規劃署審閱後，認為崇真樓納入重建範圍內，可令整體佈局更佳，而且擴大地盤後，可直接由第三街通往項目內的休憩用地。

崇真樓共有31個業權、共40戶 （ 包括租戶 ）。市建局預計斥資3.57億元重建「餘樂里及正街」項目，原建議範圍包括第三街74至82號、餘樂里1 至21號，地盤面積1.96萬方呎，倘若把崇真樓納入重建範圍後，地盤面積增加3660方呎，至約2.33萬方呎，增幅約19%。

該項目原計劃重建1幢約30層高住宅，提供220個單位，包括住宅樓面約15.57萬方呎。

I am over loadded with information

I am over loadded with information
There are a lot of redevelopment projects happening in Hong Kong right now. :) There are huge ones, such as the planned Kwun Tong downtown to smaller ones involving individual buildings and small plot sites.

From news.gov.hk:
Sham Shui Po project acquisition starts (http://news.gov.hk/en/category/businessandfinance/060915/html/060915en03010.htm)

Thousands view Kwun Tong redevelopment options
18 September 2006
South China Morning Post

The Urban Renewal Authority's managing director, Billy Lam Chung-lun, said the public's response had been encouraging, with 80 per cent of people polled by the University of Hong Kong favouring one of the models.

But he remained tight-lipped on which option the public preferred, stressing early disclosure would jeopardise the fairness of the public consultation.

But Civic Party legislator Alan Leong Kah-kit, who is a non-executive director of the authority, said the public was still missing crucial information, included financing of the redevelopment and details of development phases. He said the redevelopment had a plot ratio of close to eight for residential space while the existing density was below five.

"The authority's high density ensures the project's financial viability. But it has never disclosed details of the project's financing. It has to tell us more to justify the high development density," Mr Leong said.

Kwun Tong's redevelopment was announced in early 1998 by the Land Development Corporation. The project was passed to the authority when it was set up three years later, following the dissolution of the corporation.

The 5.3-hectare project includes Yuet Wah Street bus terminal and the area bordered by Hip Wo Street, Mut Wah Street, Hong Ning Road and Kwun Tong Road. The redevelopment will affect 24 buildings and 1,635 property rights. About 5,000 people and 300 shops will be affected. The HK$30 billion redevelopment is the authority's biggest project and will take more than a decade to complete.

The authority has stressed it is crucial to redevelop Kwun Tong in phases to maintain the vibrancy of the busy district. But it had not decided how to phase the redevelopment or tender it.

Mr Leong said: "They must have an idea although they may change their mind later, but they should let the public know and let them comment on which part of the Kwun Tong town centre will be redeveloped first."

The public also should be informed of the schemes' proportions for residential, commercial and community space.

The redevelopment marks the first time the authority has consulted the community and come up with designs before it resumes properties and redevelops.

After two rounds of tendering, three architecture consultants were shortlisted to come up with three concept plans. They are Wong & Ouyang (HK), MLA Architecture (HK) and WDA Group.

The authority's plan is to submit the master plan for Town Planning Board approval before March. Then it will begin resuming property rights.

Residential blocks, office towers and hotels feature in designs
18 September 2006
South China Morning Post

The public has been asked to choose from three designs for the Kwun Tong redevelopment.

All share four basic elements:

Five residential blocks between 30 and 40 storeys at the northern part of the town centre with 2,000 flats;

Office towers and hotels in the south, facing Kwun Tong Road;

A pedestrianised Yue Man Square surrounded by government facilities, shops and offices;

A large underground car park.

Architectural firm Wong & Ouyang received harsh criticism when it revealed its model included a 280-metre high office and hotel tower.

"We have participated in all public forums and residents said they don't mind tall buildings but they want a landmark," director Lam Wo Hei said, adding that the proposed skyscraper was slightly higher than the 200-metre APM shopping mall.

"The building will be close to APM and other existing high rises. They will form a cluster of tall buildings. By being slightly taller than the other towers, we will create a landmark for Kwun Tong without upsetting the design of the neighbourhood."

The firm proposes broadening roads surrounding the site to improve traffic flow. It has also promised that residential blocks would be separated so residents could enjoy views of a regenerated Yue Man Square.

WDA Group's scheme stresses preservation of the town's narrow streets.

Managing director Chow Wai-lee said: "We will keep the existing lanes in our design. After talking to residents, we know people treasure the narrow streets."

The architect was referring to Tung Yan Street, Fu Yan Street and Yue Man Passage. People will enter Yue Man Square through these streets and shop along them.

Keeping the streets adds ground-level entrances to the square on top of pedestrian footbridges linking the town centre with the rest of the district and creating extra commercial space.

Low-rise shopping centres will surround the square, which will also feature an open-air theatre with an artificial waterfall.

Ms Chow's design also incorporates a skyscraper taller than Sun Hung Kai's APM shopping mall.

Architectural firm MLA's design puts the emphasis on government and community facilities. A major feature is the dome-shaped multi-purpose community centre that will stand in Hip Wo Street.

"Civic presence is important in our design. It is to let the public know we have them in mind," MLA director Yuen Tak-chuen said.

Mr Yuen hopes the redevelopment will make Kwun Tong more of a cultural area, so exhibition spaces for artists have been included at the shopping centres and hotel.

Yue Man Square is surrounded by a five-storey podium level shopping centre.

Kowloon bowling club goes up for bidding
Yvonne Liu
21 September 2006
South China Morning Post

The 106-year-old Kowloon Bowling Green Club in Jordan has invited developers to submit proposals to redevelop the site into a residential project that would include club and bowling facilities.

The club has appointed Levett & Bailey Development Consultant to tender the 76,994 square foot site, with a November 3 closing date.

Levett & Bailey director Stephen Lai Yuk-fai said: "We can't disclose the details of the tender to the public at this stage as it will be unfair to people who pay HK$2,500 for the tender documents."

Potential developers have to propose a land price and a scheme for the site at the junction of Austin Road and Cox's Road that includes a clubhouse and bowling facilities.

The club's facilities are expected to be smaller than the original under any new development.

Under the outline zoning plan, the site is restricted for sports and recreation club use, but there is no restriction on usage in the land lease.

Lanbase Surveyors director Chan Cheong-kit said: "If the land lease has no restriction on usage, the developer can develop a residential project once the Town Planning Board agrees to rezone the site. The developer doesn't have to pay a land premium for [the conversion]."

The Kowloon Bowling Green Club was built in 1900 in what was a luxury residential district.

"The average price on the secondary market in the district is HK$7,000 per square foot. Carmen's Garden at Cox's Road fetched HK$10,000 per square foot in 1997," Mr Chan said. "The accommodation value of the club redevelopment project is valued at HK$6,000 per square foot."

Residents want density of Kwun Tong plan cut
Leslie Kwoh
Hong Kong Standard
Monday, September 25, 2006

More than half the residents of Kwun Tong want to see the area's residential density lowered, even as government plans for the redevelopment of the district's town center show plot ratios will skyrocket by almost 40 percent.

Fifty-seven percent of Kwun Tong residents want to see this density reduced from the current plot ratio of 4.7, according to a report released Sunday by the Civic Party.

Another 26 percent said they want density to remain the same after redevelopment, while only 4 percent desire an increase. Civic Party legislator Alan Leong Kah-kit said the results of the survey, which took in more than 750 people between March and July, showed most residents were not keen on seeing more developments like the APM mega-mall in the area.

One of the three proposals for the 5.3-hectare project - which will affect 5,000 people, 300 shops and 24 buildings - includes an office tower that appears to be about 280 meters high, or about 100m higher than the seven-story APM.

"We urge the Urban Renewal Authority to avoid high-density developments as much as possible," said Leong, who is also a non-executive director at the authority.

"We also ask the authority to ensure that any new developments will not interfere with the natural ridgeline."

The study found that 74 percent of residents wanted to see the Yue Man Square area redeveloped into a place for mixed commercial and residential developments that includes both cheap and expensive establishments.

Only about 25 percent of respondents said the area should be used to develop high-end commercial and retail buildings.

"The area right now is old, but it is bustling and many people said they enjoy the convenient and cheap shopping," Leong said.

Estimated to cost HK$30 billion, the redevelopment is the authority's largest - and also one of its most contentious - projects.

Authority chief Billy Lam Chung- lun has revealed an average increase of one point in plot ratio would mean a potential revenue increase of HK$3 billion - a revelation that has prompted critics to question the government's definition of "renewal" and demand limits on the height of proposed skyscrapers.

Land surveyors estimate the redeveloped town center would lift the value of residential properties to about HK$7,500 per square foot, which might prompt landlords and tenants to move to less expensive areas in the territory.

While the authority has devoted about half the project's cost - HK$13 billion - to compensate holders of property rights in the area, Leong Sunday called for more information to prove that such an undertaking would be financially feasible. The authority, which has a cash reserve of HK$3.2 billion, has not disclosed details on how it plans to bankroll the compensation except to say it will be carried out in three phases.

Leong urged the authority to speed up the renewal process, expected to take 12 years, to protect the project against market fluctuations.

"We recognize there's always been some tension between the need to balance the books and to answer the public's demand for sustainable development, but the residents have waited eight years [since the project was first announced], and we need to find a way out of this impasse," he said.

In the shadows
As a group of Tai Kok Tsui residents makes a futile last stand against renewal, experts question officials' approach to revitalising old districts
26 September 2006
South China Morning Post

HOMEGROWN CARTOON PIG McDull and long-term residents of Tai Kok Tsui share feelings of helplessness and gloom over the redevelopment of the old district in West Kowloon. In the animated film Prince de la Bun, McDull is frustrated by a giant robot's bid to demolish parts of Tai Kok Tsui. In real life, shop owners and residents such as Tse Ngai-shing are just as upset by the area's urban renewal.

They're tearing up the community, says Tse, who runs an ironworks shop in Beech Street. "The government is trying to kick us out of the inner city because we're dirty, blue-collar people," he says.

Lee Wong Kit-fong, an elderly resident who used to run a metal-fabrication shop with her late husband, laments that grand revitalisation projects have done little to improve life for people such as her.

"Our hands were always very dirty because we collected scrap metal for recycling. But those were happy days," she says. "We could still see the harbour from our shop, back then, and at Mid-Autumn Festival, my children would play with lanterns near the waterfront. But now we can't get a glimpse of the sea any more."

Tse is among a group of residents hunkered down in the district, despite a September 14 deadline for their removal under the redevelopment scheme. The Urban Renewal Authority (URA) has issued writs against the hold-outs, but most say they have no choice as they can't find affordable alternative accommodation. They don't have funds for a court battle, and can only write letters in their own defence, Tse says.

Tai Kok Tsui once thrived on its mixture of residential blocks, dock facilities and clusters of metalwork and vehicle workshops, but URA officials say redevelopment is necessary because buildings in the district are too old and ground-floor workshops generate air and noise pollution. About 1,300 households are affected by five URA projects covering Cherry, Larch, Fir, Pine, Anchor and Fuk Tsun streets.

"There's a need to improve pedestrian linkages in the district, as road traffic is busy due to street parking and loading activities of workshops," says a URA spokesman. "Through a comprehensive approach, including the implementation of redevelopment, rehabilitation [and] revitalisation projects, we can bring a better living and working environment to the area."

But district representatives say the authority's vision for Tai Kok Tsui mainly benefits developers, who focus on high-density, high-rise estates to maximise land use and profits.

The Yau Tsim Mong District Council has long lobbied the government for improved public facilities, including the construction of a waterside promenade from Sham Shui Po to Kowloon City, but to no avail, says council chairman Henry Chan Man-yu. "We've been asking for a promenade so that old people living in poorer areas can gather to chat with their friends, while professionals living in new luxury high-rises can go jogging," Chan says.

"Residents of the old and new neighbourhoods now live in two different worlds. There's a serious polarisation in Tai Kok Tsui. Existing residents don't enjoy benefits from redevelopment of the district at all."

Tse, who has lived in the district for nearly 30 years, feels the difference. "The better environment is not for us. The rest of Tai Kok Tsui will be just like the reclaimed coastal area with high-end flats and big shopping malls," he says. "We seldom go to the department stores near Olympic MTR station. People there dress very nicely, but they seem very cold."

But the hold-outs know eviction is almost inevitable and senior citizens such as Wong are anxious about their future.

"I rely on the HK$8,000 that I get from renting out our old shop space. That is very important to me as I am chronically ill - I have to support myself," says the widow, who suffers from cancer.

The residents say they will also miss the sense of community and friendliness of their neighbourhood - a rare quality in many developments.

"The buildings in my neighbourhood might look shabby, but people are friendlier," Tse says. "Although our shops are small, we know [the] names and background of nearly every customer and give them the best service."

Wong says extensive reclamation work at Tai Kok Tsui and the demolition of old buildings has erased all trace of her and her husband's old haunts.

"Whenever I used to walk past, memories would flood into my mind," she says. "But I can't bear to visit since the project has begun."

Kevin Manuel Kwo-keung, a lecturer at the department of building science at City University, says the redevelopment of Tai Kok Tsui needs a human touch. "The government and private developers are only concerned about economic viability. They don't formulate people-oriented plans, and the new development poses a serious threat to the culture and history of the district," Manuel says.

"Tai Kok Tsui used to be a shelter for fishing boats and ships. Can you find any trace of history along the harbour now? It seems memories of the past have all been wiped out." The renewal projects will destroy the community, he says.

"They totally break down the social network because those long-time residents can never be neighbours again," Manuel says. It's hard for many of them to find places to move because rents and flat prices have gone up considerably, the lecturer says. "Without government help, it's difficult for them to settle somewhere they can afford to buy or pay rent," he says. "It's very sad."

Manuel calls on the government to rehouse affected residents within the district, so they can be resettled as a community. The academic also criticises planners for failing to include better recreational facilities for residents in their revitalisation schemes. "Developers have taken over most of the coastline for the construction of high-rises, but the government has yet to do anything at the waterfront to introduce more recreational facilities," he says.

Bernard Lim, the president of the Hong Kong Institute of Architects, says the government should create more open spaces and public facilities when redeveloping old districts. "There's concern over whether there's enough recreational facilities for residents," he says. "Long-time inhabitants in the older part of Tai Kok Tsui don't benefit from the new construction in their district."

High-density developments along the reclaimed waterfront not only fail to meet the needs of Tai Kok Tsui residents, the blocks of tall buildings form huge barriers that block the older areas from sun and wind, Lim says.

According to a study last month by environmental group Green Sense, the blocks of tall buildings have sealed off 63 per cent of Tai Kok Tsui's 6km coastline, preventing sea breezes from reaching ageing inner neighbourhoods.

Built to maximise the number of flats with sea views, the wall of high-rises impedes ventilation and makes the old quarters even hotter in the summer, the group says. As a result, families in the inner-city blocks suffer more respiratory diseases.

"The government can't just give developers a free hand," says Green Sense chairman Roy Tam Hoi-pong. "Some think the solution in urban renewal projects is to tear down old districts and build again, but [new construction] can actually make the quality of life worse."

Rethink urged on Kwun Tong master plan
Pressure group says all properties needed for huge redevelopment should be bought at the same time
Ng Kang-chung
25 September 2006
South China Morning Post

The Urban Renewal Authority has been urged to acquire in one go all properties included in its mega redevelopment of Kwun Tong.

Civic Party legislator Alan Leong Kah-kit, who is also a non-executive director of the authority, yesterday said acquiring properties in phases could be unfair to those included in later stages.

"Some owners may want to take advantage of a booming property market and sell their flats to the authority, while others simply do not want to wait because they have lived in their rundown flats for too long," said Mr Leong, who released a report on the multi-phase redevelopment.

The report, which forms part of a project entitled "KT Vision" conducted by Mr Leong's office and five social and local students' groups, urged the authority to release more information on financing of the project and details of rehousing and compensation packages.

Mr Leong also urged the authority to retain the characteristics of the old town, instead of simply replacing old blocks with skyscrapers or shopping malls.

A street poll, conducted as part of the KT Vision project, interviewed 775 people in Kwun Tong between March and June. It found 56 per cent complained that Kwun Tong was already too densely populated. And 57 per cent wanted more low-rise buildings to be built as part of the redevelopment.

Mr Leong said the designs released by the authority did not seem to meet the residents' needs.

Last month the authority launched a two-month consultation process over three conceptual designs for the renewal of 5.3 hectares in the heart of Kwun Tong, bounded by the MTR station, Hong Ning Road, and Hip Wo Street.

All three designs feature high-rise office towers and hotels, residential blocks of up to 40 storeys, and a large underground car park.

The planned project - Hong Kong's biggest redevelopment - would cost the authority HK$30 billion and take up to 12 years to complete. On completion, Kwun Tong will be transformed into a commercial and retail hub for eastern Kowloon.

About 5,000 residents living in 24 rundown blocks dating from the 1950s will have to relocate.

Charles Ng Ka-kui, programme director of the Christian Family Service Centre - a partner in the KT Vision project, said the rights of poor families in the district should not be overlooked.

Once a booming industrial district, Kwun Tong was one of Hong Kong's first satellite towns. Over the decades, however, it degenerated into one of the poorest districts.

With a population of about 570,000, the district has become a focal point for the Commission on Poverty, a government body that was set up to explore ways of helping deprived groups.

A plan to redevelop Kwun Tong town centre was first drawn up in the late 1980s, but the project has been held up despite rounds of studies because of its cost.

Mega mall 'may shut 90pc of Kwun Tong stores'
Chester Yung
Hong Kong Standard
Monday, October 09, 2006

Up to 90 percent of retail stores in Kwun Tong may be forced to close if a proposed mega mall plan for Yue Man Square goes ahead because it will drive away customers used to cheap goods and services, an academic has warned.

Speaking at a forum on the planned redevelopment of the popular shopping area Sunday, Chinese University of Hong Kong associate professor of architecture Wallace Chang Ping-hung said he was worried the project proposed by the Urban Renewal Authority will destroy the district's traditional image as a place for low-cost shopping.

Kwun Tong - a mainly industrial district - is known to be Hong Kong's second-lowest income district due to its vast number of factory workers.

"If the proposed mega mall goes ahead, we may not have the teahouses now selling a bowl of herbal tea for HK$3, but upmarket cafes selling a cup of coffee for HK$30," Chang said.

The URA has already begun a two- month public consultation exercise that ends tomorrow on three concept designs for the redevelopment of the 5.3-hectare area bounded by Hip Wo Street, Mut Wah Street, Hong Ning Road and Kwun Tong Road.

The project, which has been in the pipeline since 1998, is expected to cost HK$30 billion.

According to the plan, Yue Man Square will be expanded to about four times its existing area into a vibrant, modern hub for shopping and entertainment.

But Chang urged the developers to think twice before launching the project. "For many years, Kwun Tong has been a place catering to the needs of the grassroots society - inexpensive goods and entertainment. Shop operators will not be able to sustain their business by selling costly goods," he said.

"I fear that if the mega mall development materializes, about 80 to 90 percent of the retail stores will close down."

Hong Kong Federation of Trade Unions member and Kwun Tong district community officer Kan Ming-tung agreed, saying any radical change for Kwun Tong would have a negative impact as the district is home mainly to low-income groups and the elderly.

"Yue Man Square, in the center of Kwun Tong, is a symbol of the masses," Kan said. "The URA's plan to build the mega mall project will kill the residents' lifestyle and affect their livelihood, as well as the spending patterns of the grassroots workers in the district."

According to a recent survey carried out by the Hong Kong Federation of Trade Unions, nearly 70 percent of 430 people who live and work in or near Kwun Tong said they spent less than HK$100 each time they went out shopping or dining. The union also spoke to the operators of about 300 shops and businesses and found almost half paid less than HK$10,000 in rent a month.

"Yue Man Square, with its cluster of low-cost shops and restaurants, fits in perfectly well with the consumption pattern of the grassroots society," said Nelson Chan Wah-yu, a Kwun Tong District Council member.

Mega mall 'may shut 90pc of Kwun Tong stores'
Chester Yung
Hong Kong Standard
Monday, October 09, 2006

Up to 90 percent of retail stores in Kwun Tong may be forced to close if a proposed mega mall plan for Yue Man Square goes ahead because it will drive away customers used to cheap goods and services, an academic has warned.

Speaking at a forum on the planned redevelopment of the popular shopping area Sunday, Chinese University of Hong Kong associate professor of architecture Wallace Chang Ping-hung said he was worried the project proposed by the Urban Renewal Authority will destroy the district's traditional image as a place for low-cost shopping.

Kwun Tong - a mainly industrial district - is known to be Hong Kong's second-lowest income district due to its vast number of factory workers.

"If the proposed mega mall goes ahead, we may not have the teahouses now selling a bowl of herbal tea for HK$3, but upmarket cafes selling a cup of coffee for HK$30," Chang said.

The URA has already begun a two- month public consultation exercise that ends tomorrow on three concept designs for the redevelopment of the 5.3-hectare area bounded by Hip Wo Street, Mut Wah Street, Hong Ning Road and Kwun Tong Road.

The project, which has been in the pipeline since 1998, is expected to cost HK$30 billion.

According to the plan, Yue Man Square will be expanded to about four times its existing area into a vibrant, modern hub for shopping and entertainment.

But Chang urged the developers to think twice before launching the project. "For many years, Kwun Tong has been a place catering to the needs of the grassroots society - inexpensive goods and entertainment. Shop operators will not be able to sustain their business by selling costly goods," he said.

"I fear that if the mega mall development materializes, about 80 to 90 percent of the retail stores will close down."

Hong Kong Federation of Trade Unions member and Kwun Tong district community officer Kan Ming-tung agreed, saying any radical change for Kwun Tong would have a negative impact as the district is home mainly to low-income groups and the elderly.

"Yue Man Square, in the center of Kwun Tong, is a symbol of the masses," Kan said. "The URA's plan to build the mega mall project will kill the residents' lifestyle and affect their livelihood, as well as the spending patterns of the grassroots workers in the district."

According to a recent survey carried out by the Hong Kong Federation of Trade Unions, nearly 70 percent of 430 people who live and work in or near Kwun Tong said they spent less than HK$100 each time they went out shopping or dining. The union also spoke to the operators of about 300 shops and businesses and found almost half paid less than HK$10,000 in rent a month.

"Yue Man Square, with its cluster of low-cost shops and restaurants, fits in perfectly well with the consumption pattern of the grassroots society," said Nelson Chan Wah-yu, a Kwun Tong District Council member.

Hopewell splashes out HK$600m on Hitec makeover
11 October 2006
South China Morning Post

Hopewell Holdings, a property and toll road firm, said the redevelopment of an exhibition centre in Kowloon Bay into a shopping and entertainment complex will cost HK$600 million and half of the project has been leased.

Hopewell is renovating the Hongkong International Trade and Exhibition Centre (Hitec) in the industrial area of Kowloon Bay and turning it into a 900,000 square foot shopping and entertainment complex.

Deputy managing director Thomas Jefferson Wu yesterday said that the investment included HK$200 million of land premium to the government, a payment required for changing land use.

The project, which is scheduled to open in the middle of next year, is part of Hopewell's plan to increase rental income.

Property leasing accounted for 12.36 per cent or HK$188 million of the group's HK$1.52 billion earnings before interest and tax in the year to June. Hopewell's net profit was HK$2.25 billion, 18 per cent higher year on year.

Rent at Hitec ranges between HK$20 and HK$50 per square foot, according to Hopewell associate director William Wong Wing-lam.

Half of the space has been leased by three tenants - a car exhibition operator taking 250,000 sqft, a home store operator taking 200,000 sqft and a bowling venue operator.

Hitec's 720,000 sqft office development above the exhibition centre will not be affected by the makeover. The office space is more than 90 per cent occupied, a spokeswoman said.

Hitec's reopening will coincide with next year's opening of Megabox, a Kerry Properties shopping centre development in Kowloon Bay offering 1.1 million sqft of retail space.

Mr Wu said he was not concerned that Megabox would compete with Hitec because the districts around Kowloon Bay, including Kai Tak and Kwun Tong, would undergo redevelopment and generate demand for shopping and entertainment spaces.

Hopewell is also developing two office towers on Queen's Road East, Wan Chai. The first, a 770,000 sqft commercial tower costing HK$150 million, will be completed in the third quarter next year.

The other, a HK$280 million 96,500 sqft residential and commercial tower, is due for completion in the forth quarter of 2008.

At Happy Valley, Hopewell plans to redevelop a 113,900 sqft site on 12 Broadwood Road into luxury flats for leasing. The HK$500 million project is due for completion in 2009.

Green facelift planned for run-down areas
20 October 2006
South China Morning Post

ENVIRONMENTALLY FRIENDLY features are an integral part of the city's redevelopment programme. Over the years, the Urban Renewal Authority (URA) has worked closely with developers to upgrade the territory's run-down districts. The authority has announced some 30 projects that will integrate green concepts.

Big projects with a heavily green aspect are scheduled for Tai Kok Tsui, Wan Chai and Sham Shui Po, with about 2,580 households being affected by the renewal programme. Total compensation for families is estimated at HK$5 billion.

"Environmental protection is one of the provisions in our joint venture agreements with private developers," said Stephen Lam Wai-nang, district development director for the URA.

"But we don't have a standard policy on how it should be done because the sizes of the projects vary. We have a whole basket of stipulations for consideration for each project. It's up to the developers to appoint landscape consultants to go into the design details, such as what types of plants best suit certain places."

In Tai Kok Tsui a "green oasis" concept is being deployed for Fuk Tsun Street and Pine Street. Footpaths will be repaved and potted plants introduced at building sites. "It is a small project, but it will include some of our standard design features like street furniture, a sky garden for visual impact and free air flow. Tai Kok Tsui is a very run-down district, with lots of workshops and garages. There are ample opportunities for greening," Mr Lam said.

The authority's most ambitious environmental commitment will be the Kwun Tong town centre, which will feature a high proportion of greenery and open space.

The design and layout of the new buildings will allow for free air movement, which will bring in the breeze and help eliminate air pollutants. Residential buildings with podiums will be set back from main roads to reduce the impact of traffic noise and vehicle emissions.

The authority believes that more open space and fewer buildings will enhance the district's air quality.

All the design concepts for the new town centre factor in measures to check sound pollution. For example, hotel and office buildings between the existing Yue Man Square and Kwun Tong Road will serve as a sound barrier for the centre, checking noise from Kwun Tung Road traffic and the MTR.

New life for old districts
Job opportunities abound in the services industry
20 October 2006
South China Morning Post

CONSTRUCTION of new commercial and residential buildings has slowed since reaching a climax in the 1990s, when Hong Kong's property market experienced an unprecedented boom.

For this reason, redevelopment projects have become one of the major sources of job opportunities for professionals, technicians and workers, and have created abundant vacancies for people wanting to establish a long-term career in the property services industry.

Two major redevelopment schemes in Cherry Street, Tai Kok Tsui, and Yeung Uk Road, Tsuen Wan, under leading property developer Nan Fung Development, are typical examples.

The work will improve the living and working environments in these old districts, which are high on the agenda of the Urban Renewal Authority (URA).

The Cherry Street plan is a joint venture between Nan Fung and the URA.

Nan Fung is building three luxury 40- to 49-storey residential blocks and a small shopping mall. It is also committed to introducing modern community facilities, including a new residential care home for the elderly, streetscape improvements and widened footpaths.

Nan Fung managing director Donald Choi said the company needed to hire up to 300 people, including construction workers, to complete all the tasks by 2008.

The site has been under development since last year and about 100 professionals such as project managers, engineers, architects, technicians, administrative and support staff have been employed.

Additional employees including foremen, assistant foremen and building services management executives will be recruited during the project's middle and final stages.

"The operation involves many contractors and subcontractors, so it is hard to estimate the actual number of staff required, but I believe during the peak period we might be deploying 200 to 300 people," Mr Choi said.

Safety and environmental protection are important concerns in any construction work. Officers with special training in these areas are being appointed to prevent accidents and promote better living environments. "We are also concerned with saving natural resources," Mr Choi said.

"To cut down on construction waste, our officers advise using steel formwork, which is recyclable, instead of wood, in our building process."

As part of the joint venture provisions with the URA, Nan Fung is required to introduce green initiatives, and environmentally friendly design should be incorporated as far as possible. A notable feature of the Cherry Street plan is the building of a footbridge to connect to the Olympic station to provide a more convenient pedestrian environment.

"Apart from building a large green podium, we have multilevel gardens and street improvement work to do.

"Some footpaths will be repaved to give the area a facelift."

Mr Choi said that many professionals were being attracted to work in Macau to build hotels and casinos, and that had created extra demand in the job market. But he saw no difficulties finding the right candidates to fill the vacancies.

"We have received many applications for positions," Mr Choi said.

He said the pay trend for executives in the business had steadily increased, and that pay rises in the next two years would probably follow the gross domestic product growth rate.

Most external walls of the Cherry Street project's buildings are prefabricated in China and assembled in Hong Kong.

This practice is widely adopted by many local property developers to cut down on work processes and ensure that the quality is up to standard.

This pre-cast façade method involves moulding walls by mass production in mainland factories.

"This deprives many Hong Kong workers of job opportunities in a particular skill," Mr Choi said.

"Not surprisingly, labour unions are still complaining that many workers don't have enough work to do."

Construction of the 440-unit serviced apartments in Yeung Uk Road in Tsuen Wan is almost complete.

New Charm Management, the property management company under Nan Fung, will recruit up to 30 people next month or in December to fill senior ranks from resident managers and assistant resident managers to junior positions, such as service officers, security officers and room attendants.

"The serviced apartment block will be operated in the form of a trendy hotel apartment block, so people with services and hospitality experience are preferred in order to uphold the service quality and standards, though we also have in-house training.

"Remuneration will be in line with the market standard or above," Mr Choi said.

The 38-floor apartment building will offer sophisticated metropolitan living.

Features will include a variety of recreational facilities, such as a pool, poolside barbecue, jacuzzi and gymnasium. The site, originally an old factory building, is owned by Nan Fung.

The developer pulled it down to build serviced apartments to meet the URA's redevelopment plan along the waterfront area, where many dilapidated factories are being demolished to turn Tsuen Wan into a commercial and residential hub.

New developments include Nina Tower, the URA's Vision City and the forthcoming KCRC Tsuen Wan West station.

Plea to keep street traders in Kwun Tong
11 October 2006
South China Morning Post

The Urban Renewal Authority was urged yesterday not to sweep away small shop owners and street traders in favour of glittering malls in the Kwun Tong redevelopment.

Federation of Trade Unions legislator Chan Yuen-han said the authority should not only focus on economic development but also shoulder the responsibilities of social equity and environmental development in remodelling the crumbling former factory district.

"A good urban development plan could promote a community's sustainable development. I hope the authority can hear the voice of the grass-roots people and give them a chance to keep their rice bowls, instead of just stimulating upmarket commercial activities," Ms Chan said.

She submitted a proposal for the district's redevelopment yesterday - the last day of the authority's two-month public consultation over three concepts for the renewal of 5.3 hectares in the heart of Kwun Tong.

All three designs for the area, bounded by the MTR station, Hong Ning Road, and Hip Wo Street, feature high-rise office towers and hotels, residential blocks and a large underground transport terminal.

Ms Chan proposed the narrow streets of the old town be retained and Yue Man Square developed as a multi-functional area.

^^

good! It's bad to demolish a lively neighbourhood on which many people base their urban lifestyle. It is better to demolish the worst buildings and upgrade the area part by part in a long term proces. That way you keep the area alive and you can make it stronger, better with a more unique identity.

Imagine how NYC would be if all old parts were demolished in the 70's and 80's replaced by huge malls and towers. Then there would not have been places like Soho, East Village, Chelsea or Meatpacking District.

So make areas like this strong by rdevellop it step by step, keeping the old atmosphrere and bringing in modern good buildings. This can grow the city more diverse, and diversitiy is the best thing cities can have...

Wedding Card Street gives up the battle
'I'm exhausted and helpless,' says last property owner after agreeing to sell to the renewal authority
31 October 2006
South China Morning Post

http://www.globalphotos.org/hongkong/20051018/IMG_2557.jpg

The battle to prevent the demolition of Wedding Card Street has ended with the decision by the last diehard resident to sell her family property to the Urban Renewal Authority.

"I'm exhausted and helpless. Being the person to put a full stop to the fight has been a difficult decision to make. The battle to save the street has been dragging on for three years," said Kam Fok Lai-ching. "My brother and I inherited this business from our late father. I cannot be selfish. I have to consider the feelings of my family and face the fact that there will be uncertainty in this family business if I continue the fight."

She said the campaign to save Wan Chai's Lee Tung Street - or Wedding Card Street, as it is more commonly known because of the number of shops printing and selling wedding cards - had highlighted the problems of redevelopment and its impact on the social network and character of old areas of the city.

She hoped the authorities had learned a lesson, especially with respect to those affected by the plan.

The Lands Department gazetted the resumption order for land in Lee Tung Street on August 5 last year, allowing it to take over properties from owners who refused to sell to the Urban Renewal Authority. When the government issued the initial order, the authority owned 80 per cent of property rights, but at the time of the resumption order it had 92 per cent in its hands.

Mrs Kam - who owned a 1,000-sq-ft shop on Amoy Street selling construction and renovation equipment - was ordered to appear in court last month to explain why she was occupying government land illegally.

The softly-spoken landlady became a symbol of the campaign to preserve the street shortly after authorities announced redevelopment plans in 2003.

She did not disclose how much she had received for her property, stressing that her problems had still not been resolved.

"My father has been doing business in Wan Chai for more than 30 years and this shop at Amoy Street has been operating for 16 years. I need a shop in Wan Chai that allows for parking, loading and unloading so we can continue this family business. But I haven't found one yet."

The redevelopment plan affects 54 buildings, 930 people and 647 property rights. Residents and shop owners formed a concern group called H15, after the project's name in the authority's file. H15 filed an alternative plan to the Town Planning Board early last year to demonstrate it was possible to preserve the old buildings, allowing residents to continue to live there without harming the street's redevelopment value. However, the board rejected the plan.

An appeal hearing for the plan has been scheduled for tomorrow, Friday and November 14.

A spokesman for the authority said it expected the project to proceed smoothly.

Legendary bathhouse forced to pull the plug
Haunt of the rich, powerful and corrupt closes its door after 57 years, a victim of redevelopment
3 October 2006
South China Morning Post

A Shanghainese bathhouse that for more than 50 years was a home from home for tycoons, corrupt police and anyone needing a good rub-down has closed its doors - a victim of urban renewal.

Located at the corner of Prince Edward Road West and Reclamation Street, the Shanghai Tung Kee Yuk Tak Chee Bathhouse - the first facility of its type in the city and probably the last prominent one - welcomed its last customers yesterday. The building in which it is housed is scheduled for redevelopment, and after 57 years of operation, its owners have no plans to open elsewhere.

Most visitors coming through the doors yesterday could only guess at the bathhouse's rich history - the area it occupies has been in decline for years and its décor now shows the kind of wear that imminent demolition engenders.

According to its owner, 76-year-old Fan Kwong, the bathhouse has played host to well-known figures including late tycoon Lim Por-yen, notoriously corrupt police sergeant Lui Lok and renowned film director Li Han-chiang.

Since word of the bathhouse's demise spread, Mr Fan has been inundated with old and new customers seeking to capture a final glimpse of the historic bathhouse.

Mr Fan took over the business from his father, who founded it in 1949 after fleeing Shanghai when the Communist Party took power. The family still runs a bathhouse in Shanghai that recently marked its 102nd anniversary.

"Shanghainese liked enjoying life," Mr Fan said. "Our bathhouse quickly gained a lot of business and a good reputation as many Shanghainese came to Hong Kong in the '50s and '60s."

Lim was one of the family's VIP guests and a frequent customer for more than 30 years, visiting about once a month, even in the latter part of his life, Mr Fan said.

"Mr Lim ran a textile business and had some Shanghainese friends who brought him to the bathhouse. He was very friendly. He had a painful foot, so he often came for pedicures."

Mr Fan also remembered serving corrupt policeman Lui, one of the "four great sergeants" who used to run the city, and late film director Li.

"Sergeant Lui often came after work for relaxing. Many gang members came to meet him. They often paid the bill for him," Mr Fan said.

"Li usually came late at night. Sometimes, after bathing and massage, he slept for several hours until the early morning and left to begin shooting again."

The bathhouse has witnessed a lot of changes in the city, its business going up and down along with the Hong Kong economy.

"The '70s and '80s were our golden period. But the business slid after the financial crisis in 1997, and we hardly survived through the Sars outbreak.

"Unluckily, after surviving so many difficulties, we still have to close it down now," said the bathhouse owner, who plans to retire to Canada.

A group of artists is capturing Hong Kong street life before it's demolished in the name of urban renewal
31 October 2006
South China Morning Post

ARTIST STELLA SO Man-yee's love affair with the city's tenement buildings, or tong lau, began with an award-winning flight of fancy. Very Fantastic, So's animated short about a little girl who dreams up an imaginary world in her tenement home, not only won the top prize at the Independent Short Film and Video Awards in 2002, it opened her eyes to hidden treasures in the old neighbourhoods.

So says that research for her animated work - she chose a tong lau for the setting to create a feeling of space - required her to spend a lot of time exploring ageing districts such as Wan Chai and Sham Shui Po.

"I realised many of the buildings are very beautiful and full of colour. And I love the spaciousness of tong lau," she says.

Since then, the 29-year-old design graduate has been photographing and drawing life in the old tenements; and the results are being compiled in a book that she hopes to publish early next year.

"I want to show the beauty of Hong Kong in my illustrations. They aren't British-style buildings, but very local. These old places give me loads of inspiration for my work, unlike new high-rises."

But it isn't just the nostalgic charm that is stirring creative juices. A number of artists including So are also fired by the destruction of communities in the name of urban renewal. So has heard many disheartening stories from residents during her research. "The more I know, the sadder I feel," she says. "These urban renewal projects are not 'people-centred' at all. Residents are forced to live further and further away, and the buildings are replaced by luxury high-rises."

She also cites the example of the so-called Blue House, a Grade I historic building that has stood for more than 80 years in Stone Nullah Lane and once housed the only English school in Wan Chai before the second world war.

Some families have lived in the four-storey block for four generations. Among the occupants is an osteopath's clinic that grew out of a martial arts school set up in the 1950s by disciples of the kung fu master Wong Fei-hung.

Yet, these examples of living history are being forced to move out as the government takes over the building as part of its "revitalisation" efforts, So says.

In March, the Urban Renewal Authority (URA) declared that the pre-war tong lau would be redeveloped as a tourism site, incorporating a Chinese tea house, herbal medicine shops and various other retail outlets, and residents would have to be "evacuated".

"I feel very angry and helpless," says So. Although the main objectives of urban renewal are to improve residents' quality of life while preserving local characteristics and social networks, "the government isn't concerned about the people", she says. "There's nothing I can do to change the situation. But I hope my illustrations can influence people."

Such inner-city woes have driven photographer Alexis Ip Ka-wai to similar efforts. Two of his works - The Old Memories, a ceramic sculpture inspired by tenement blocks, and The Blue House, a photograph of the building - were selected for display in last year's Hong Kong Art Biennial. Ip, an art teacher at a secondary school, is also highly critical of the commercial makeover on Stone Nullah Lane.

"Although the Blue House will be preserved for cultural tourism, without the people inside it's just a shell without soul," he says.

The 40-year-old first began taking photographs of vanishing Hong Kong two years ago with Lee Tung Street, where its wedding cards and other speciality businesses have been forced to make way for high-end residential blocks.

Since then, he has photographed neighbourhoods in Yau Ma Tei, Mong Kok, Central and Sheung Wan threatened by the government's renewal projects. "Some things have to go, as our society is advancing," Ip says. "However, if a building can be revitalised by maintenance, why do you have to pull it down?"

To help young people appreciate their heritage, he took 26 students on a tour to photograph Central and Sheung Wan during this summer's Youth Arts Festival. "The old areas are an eye-opener to the students. They didn't know there were such old buildings in Central, a commercial area. It was a really fresh experience for them," he says.

More recently, Ip has shifted his focus to Sham Shui Po, where he's developing a project about its small stores.

"The visuals are very rich. Things in new districts are so ordered and tidy, they lack a sense of humanity," he says.

So has turned her attention to the Star Ferry pier and clock tower, which feature in her more recent illustrations.

"I hope the clock tower and other heritage buildings can be preserved," she says. "But what we can do to change the government's mind is limited, unless tens of thousands of people go to the street."

Such reasoning may have driven some artists to take a more active role in community issues, while others such as Ip and So continue to see themselves primarily as witnesses to change.

From merely observing Lee Tung Street's residents fight to save their community, video artist Lee Wai-yi has been moved to give them a hand. This week, for instance, she's helping to organise a gathering for former residents in the now emptied Lee Tung Street on Thursday, as well as an art and video exhibition on their struggles in Chater Garden on Friday.

"As artists, we are concerned about cultural issues," says Lee, who began documenting the impact of Wan Chai's urban renewal drive on Lee Tung Street residents two years ago. She has been attending hearings of the H15 Concern Group's appeal to the Town Planning Board against renewal plans to document key phases in their battle. "Many of the {hellip} projects are destroying the local culture, community spirit and values, turning everyone to [an] isolated world concerned only about money."

A member of the art collective VideoPower, Lee says her group has been filming in areas such as Sham Shui Po and Wan Chai, where they rallied other artists to declare their opposition to the Blue House's transformation.

"How can you chase residents from their home and invite outsiders to take their place and engage in so-called cultural activities that are not related to the building at all? It's not acceptable," she says. "[The government] doesn't consider the people who have been living in the area for years."

The community network and public space is disappearing gradually, Lee says.

"You can see that in some newly developed districts {hellip} there's little life in the streets," she says. "Every district is the same, with no character. This [urban renewal] reduces interaction and communication between people; it isolates families and individuals.

"There may be fewer squabbles within the community, but only because people don't talk to each other. I'd rather have a testy relationship than have no contact with other people."

Despite the odds against changing the approach to development, Lee says she's been heartened by residents' resolve. Rather than holding out for more cash, many residents just want to remain in the districts where they have lived all their lives.

"If you just read the reports and proposals published by the URA, you would think there were no problems and the renewal projects are a godsend," she says. "But there are other voices in the community that should be heard."

Thanks for that background insight again hkskyline! It makes what I said in post # 235 stronger/more true.

I love the tower block devellopments in HK, but they should keep more old neighbourhoods with their businesses, keeping the areas diverse and attractive in the long term. Diverse in business types, people and buildings.

Thanks for that background insight again hkskyline! It makes what I said in post # 235 stronger/more true.

I love the tower block devellopments in HK, but they should keep more old neighbourhoods with their businesses, keeping the areas diverse and attractive in the long term. Diverse in business types, people and buildings.

Preserving the local heritage is a major theme that Hong Kong planners are now hearing from the public. The desire to raze and build sleek and glassy structures is not as strong as before. A decade ago, developers would have no problem expropriating and bulldozing at will. Today, redeveloping the older areas in the local context is becoming a major talking point.

消息指支持重建及復修洗衣街業權人各半
2006-11-01
ATV

市建局委託港大研究洗衣街重建項目的結果已提交市建局。消息指支持重建和復修的業權人各佔一半。市建局消息人士表示，調查結果令他們陷於兩難，要待下月諮詢區議會才有定案。

有波鞋街之稱的旺角洗衣街的重建項目，被認為是市建局歷來最棘手的項目。樓上的居民等待重建多年，但地舖的商戶就堅持復修，保留波鞋街，讓他們繼續做生意。

應該重建抑或復修，意見紛紜，市建局委託港大調查住戶和商戶的意向。結果顯示，贊成重建和復修的業權人各佔一半，無主流意見。市建局消息人士承認，研究結果令他們陷於兩難。

至於勘察結果就顯示，那些四、五十年樓齡的樓宇，結構安全，沒有即時危險，可以透過復修改善質素。

在那裡住了二十多年的梁婆婆擔心，市建局最終以復修取代重建，讓他們多年來白等一場：「你也看到復修沒有用，看著它變得破爛，我真的看見這間屋就暈了。」

消息人士表示，要到下月諮詢油尖旺區議會後才有最終定案，形容區議會的意見非常關鍵，但區議會表示未有決議：「過去市建局這麼多項目，從未試過在這一階段再徵詢區議會意見．．．你要區議會給意見，但當我們掌握的資料不全面時，恐怕有任何錯誤，責任會落在區議會身上。」

有市建局董事預期，如果市建局決定不重建，可能會引起訴訟：「政府承諾過、土地發展公司公布過、市建局也公開說過．．．是重建，沒過說是復修。」

洗衣街重建項目是前土地發展公司留下的項目之一，最遲明年三月開展，但由於居民和商戶未達成共識，項目一直拖延至今。

Wedding Card Street comes alive with party
Activists boost spirits for appeal against redevelopment
3 November 2006
South China Morning Post

Banquets, mahjong, kite flying and an exhibition filled Wedding Card Street in Wan Chai last night.

Nine activist groups that opposed the Urban Renewal Authority's redevelopment scheme organised the activities to show solidarity with the street's former residents and merchants as they argue their case at the Town Planning Appeal Board.

The appeal hearing, which began on Wednesday and continues today and on November 14, is the former landlords' last chance to preserve part of the street from demolition. They want the board to reconsider an alternative redevelopment plan submitted by about 20 landlords last year.

"We want to seize the opportunity to highlight the absurdity of the current form of urban renewal," said Urban Renewal Monitor member Chu Hoi-dick.

"We hope the appeal board will approve the residents' proposal and create a form of renewal that also takes care of those who want to stay instead of receiving monetary compensation."

Mr Chu said although the authority owned all property rights to Lee Tung Street - nicknamed Wedding Card Street - that fact would not affect the residents' appeal or his group's support of them.

The authority planned to resume the street for redevelopment in 2003, but faced strong resistance from affected residents and merchants.

The three-year battle all but ended last week when the last two remaining landlords sold their properties to the authority.

In February last year, about 20 affected landlords submitted their alternative redevelopment plan to the board.

The plan calls for the preservation of some 1950s and 1960s buildings in the middle section of the street, which would become a pedestrian mall. Under the plan, five 29-storey buildings would be built to provide almost 1,000 flats, with shops on the podium level.

Advocates of the plan said it would balance preservation and development. They also said it would allow those who did not want to move out of the street to stay.

If the former landlords win their appeal, the authority would be forced to consider their plan when redeveloping.

An exhibition of the three-year battle will be moved to Charter Garden in Central this afternoon.

Tai Kok Tsui occupants stand firm
They are taking the Urban Renewal Authority to court in their fight for compensation at market rates
13 November 2006
South China Morning Post

Property owners and tenants in Tai Kok Tsui affected by an Urban Renewal Authority redevelopment project are refusing to move out until they receive what they consider to be reasonable compensation.

Despite a September 14 deadline for their eviction under the scheme, 13 tenants and property owners still live and run businesses in Beech, Pine, Ivy and Anchor Streets.

The authority started to take over the land from 298 households and 167 property owners in the area, a mixture of residential blocks, dock facilities and clusters of workshops, but five owners and six tenants vowed to stay.

"For the remaining occupants, the URA, on behalf of the government, has initiated legal action by issuing writ of summons to recover possession of the premises to facilitate redevelopment," a spokesman for the authority said.

The sides will confront each other in the District Court on November 20.

"We will not leave until we get reasonable compensation," said Tse Ngai-shing, who runs an ironworks in Beech Street. "We are not against redevelopment. We just want to fight for fair compensation, a compensation plan that will allow us to resettle and continue doing our own business.

"We know our chance of winning the court case is slim, but we hope our case will arouse public attention to the issue."

The URA offered HK$3.19 million compensation for his 700 sq ft property, but a private evaluation rates his shop at HK$5.85 million.

"I do not care about the money. I simply want to continue my business, to have a shop nearby," Mr Tse said, adding that old neighbours were his main clients. "If I move out of this area, I will lose many of my loyal customers and the risk to my business will increase enormously."

The owners and tenants were seeking help from lawmakers who promised to raise the matter in the Legislative Council and start discussions on the issue as they hope the government will review its policy.

"Redevelopment causes the same problems in every district," Mr Tse said. "We will not be able to benefit from any policy change or review. It will take ages for legal matters to be completed. We just hope that our cases can be lessons for the government and others."

Frontier legislator Leung Yiu-chung, who is helping the remaining occupants, urged the sides to sit down and talk.

"They have been writing to each other only. The two parties simply have not had the chance to understand each others' problems as well as the practical situation."

Mr Leung said it was normal for such occupants to struggle to find other shops to run their businesses at a reasonable price.

"Because people affected by redevelopment projects suddenly all come out to find a place in the same district, prices will of course go up. Some people even push the prices higher for speculation."

Meanwhile, the URA said a mechanism was available under the Lands Resumption Ordinance by which people could claim compensation.

"Negotiation on the statutory compensation is ongoing and will continue even after the clearance action. We will endeavour to continue our negotiation for a peaceful settlement," the URA spokesman said.

It will be the second time that the authority and people affected by its redevelopment projects have faced each other in court.

In March 2004, two tenants in Sham Shui Po were ordered to move by the court under the Lands Resumption Ordinance as they refused to move out of their shops in Fuk Wing Street.

觀塘重建 市民盼增休憩設施
11月 30日 星期四 05:05AM

【明報專訊】市區重建局訪問了逾1600名曾參觀觀塘市中心重建規劃展覽的市民，發現九成受訪者要求重建以增加空間及休憩用地為主題，並增添圖書館和社區會堂等社區設施。市建局稱，將3個由建築廣 告

顧問提交的方案優點「3合1」，成為第4個最後方案，明年3月底前提交城規會審議。

3個重建方案的地積比率約8倍，調查顯示，受訪者對有關密度的可接受程度為72.8%，當中對「都市新典範」的整體設計接受程度最高，有83.4%。市建局已選出該設計的建築顧問，負責歸納公眾意見，修訂最後設計。

市建局發言人相信，大多數人接受3個設計方案，但沒有一個方案十全十美，稍後將詳細考慮優化、休憩用地和行人通道等設計，及保持交通總匯的空氣質素等問題。

紅十字會金鐘申建總部被拒
11月 25日 星期六 05:05AM

【明報專訊】香港紅十字會申請在金鐘龍匯道（中信大廈以東）重建29層高的新總部，城規會昨審核該申請，仍決定拒絕，新總部樓高由現時的3層大增至29層，但七成會出租以增加紅十字會收入，這方面亦未獲政策局支持。

Findings of HKU survey on Kwun Tong Town Centre Redevelopment Project : URA's response
11/29/2006
URA Press Release

In response to media inquiries about the release today (Wednesday) of a public consultation report by a research team of the University of Hong Kong on Urban Renewal Authority’s intended redevelopment of the Kwun Tong Town Centre, a spokesperson of the Authority makes the following statement:

"The two-month consultation exercise was a success. Throughout this period, we received numerous positive and constructive comments from different people and organizations of the entire Kwun Tong community. This was in line with our 'full community participation' approach.

The research team of the University of Hong Kong considers the views collected quite comprehensive in nature. Residents are generally aware of the urgency of the project, many in support of comprehensive redevelopment of the town centre. The findings indicate, inter alia, that the three architectural models have all gained majority support in terms of the direction of urban design. None of the proposals is deemed perfect, however. Indeed, all could be improved on, as revealed from the survey findings. For example, usage of public open space, pedestrian connectivity with neighbouring areas, and air quality at the new public transport interchange are issues warranting careful consideration at the detailed planning stage in order for us to meet the community’s aspirations."

The URA spokesperson emphasized that publication of the consultation report in no way signifies the conclusion of the Authority’s community engagement efforts. Indeed, the Authority will continue in earnest to maintain dialogues with residents, the Kwun Tong District Council and professional institutes on various planning issues leading to implementation of the project.

"We fully understand that the affected residents and the community at large would like us to proceed with the project as soon as possible. In this connection, we have already appointed an architectural consultant to come up with a fourth and final proposal. In so doing, he will have regard to the merits of the three designs on display earlier and the public comments we have received."

"We will work very hard to bring the project to fruition. With the enthusiastic support of the community, our target is to make a statutory submission to the Town Planning Board before the end of March next year."

LCQ17: Suggestion of replacing parts of Island Eastern Corridor with a tunnel
Wednesday, November 29, 2006
Government Press Release

Following is a question by the Hon Cheung Hok-ming and a written reply by the Secretary for the Environment, Transport and Works, Dr Sarah Liao, at the Legislative Council meeting today (November 29) :

Question:

It has been reported that a member of the Eastern District Council suggested that the Government should explore the feasibility of demolishing the section of Island Eastern Corridor (IEC) between Watson Road and Tin Chiu Street in North Point and replacing it with a tunnel, so as to ameliorate the problems of noise nuisance and obstruction of harbour view caused by this section of IEC, which is very close to residential developments. In this connection, will the Government inform this Council:

(a) whether it will consider conducting a feasibility study on the above suggestion; if it will, of the timetable and scope of the study; if not, the reasons for that;

(b) whether it has assessed the impact of demolishing the above IEC section on the already very heavy traffic there; and whether it has considered adopting measures to divert the traffic when the relevant works are in progress; and

(c) whether it has assessed the costs of and time required for the relevant projects to demolish the above IEC section and construct in its place a tunnel connecting Central-Wan Chai Bypass and the section of IEC along Taikoo Shing?


Reply :

Madam President,

The Island Eastern Corridor (IEC) forms an integral part of the strategic trunk road along the northern shore of Hong Kong Island with the daily traffic flow exceeding 150,000 vehicles. It plays a highly effective role in east-west traffic circulation on Hong Kong Island. The Administration does not have any plan to demolish the section of IEC between Watson Road and Tin Chiu Street in North Point and reconstruct it in the form of a tunnel.

Compared to viaducts, the design of connecting roads of tunnels is generally more complicated. If the section of IEC between Watson Road and Tin Chiu Street is reconstructed as a tunnel, a new connection point will be required to link it up with the existing road network. With the significant differences in height amongst a tunnel, an at-grade road and a viaduct, a multilevel crisscrossing interchange will be required to connect the IEC with local roads. Such a massive interchange will cause problems including noise nuisance and obstruction of views, etc. Moreover, the existing road safety regulations prohibit changing of lanes inside tunnels. Reconstructing the above section of IEC as a tunnel will affect the function of this strategic trunk road in linking up different areas along the northern shore of Hong Kong Island.

In fact, when the planning for Central-Wan Chai Bypass was under discussion, the Consultant had examined in detail the connection point to the IEC at the eastern end of the Bypass. The Court of Final Appeal has laid down the overriding public need test under the Protection of Harbour Ordinance, which requires that the extent of the proposed reclamation should not go beyond the minimum of that which is required by the overriding need. In order to keep reclamation to the minimum and eliminate any possible impact on the existing traffic along the IEC, the Consultant recommended using a strip of existing land between Watson Road and Oil Street at the waterfront for constructing the eastern tunnel portal of the Bypass and its connection to the IEC. The Sub-committee on Wan Chai Development Phase II Review under the Harbour-front Enhancement Committee discussed in detail the above issues and accepted the Consultant's conclusion at its meetings on March 9 and April 20, 2006. The Consultant also pointed out that the strip of land at the waterfront could not be utilised if the tunnel exit was shifted eastward, including the suggestion to have it shifted to a location east to the ex-North Point Estate site. The extent of reclamation would then increase substantially and fail to satisfy the overriding public need test.

The IEC was fully commissioned in 1989, eight years after the construction work started in 1981 at a capital cost of HK$1.7 billion (in MOD prices) and annual recurrent expenditure of about HK$20 million. Compared to viaducts, in general, the construction period for road tunnels is longer and both the capital and recurrent costs are higher. In view of the design service life for the structure of the IEC is 120 years, reconstructing a section of IEC as a tunnel will create a large quantity of unnecessary construction and demolition materials. It is a waste of social resources and goes against the principle of environmental protection. Moreover, it will be extremely difficult to divert the heavy traffic during the construction period and road users will suffer serious inconvenience.

In view of the above considerations, the Administration does not have any plan at this stage to demolish the section of IEC between Watson Road and Tin Chiu Street in North Point and reconstruct it in the form of a tunnel.

Court order for renewal zone tenant Housing Society criticised for gardener's forced relocation
4 December 2006
South China Morning Post

The Housing Society has begun summoning to court people within the Un Chau Street renewal zone in Sham Shui Po.

But the first, Poon Sup, a 68-year-old self-employed gardener, said he knew nothing about his eviction under the urban renewal project until he was informed at a residents' meeting two months ago.

Mr Poon received a writ of summons to the District Court on November 9 to explain within 24 days why he had yet to vacate an abandoned stairwell inside the renewal zone, which he has used as a storeroom for his gardening tools since 1983. He lives across the street from the zone, in Castle Peak Road.

Mr Poon said the society had not contacted him since a meeting in October last year when he rejected its compensation offer of HK$46,800. He said it had explained the government was taking back the land but not about a deadline to move out of his storeroom.

"I knew something was happening but I thought the government would get in touch to settle my compensation. Now suddenly I am being taken to court," Mr Poon said.

A Housing Society spokeswoman said the society had lost contact with Mr Poon when he changed his mobile phone number early this year. She said they had continued to send letters to his home address explaining the situation but he had failed to respond.

Mr Poon, who received only a year of education on the mainland before he moved to Hong Kong in 1978, is unable to read and write.

It was only when he saw a sign for a meeting of the Sham Shui Po Renewal Concern Group in late September that he was told he faced legal action. Fellow residents then helped him draft a letter to the Housing Society asking for more time to find a new storeroom.

After sending his letter, Mr Poon said the society had phoned him once at his home, when his wife told them he was at work and gave them his new mobile number. But he said no one had tried to call him since.

Mr Poon, who suffers from diabetes, high blood pressure and heart disease, said he needed a ground-floor space as it would be difficult to move his tools up and down a flight of stairs. "My branch cutters are 10 feet long and my pesticide sprayer is bulky and heavy. I am an old man; I wouldn't be able to manage," he said.

A nearby shopping centre said it would sell him 100 square feet of storage space for HK$680,000, a request he has passed on to the Housing Society. However, he said rather than money he would prefer the society grant him a small ground-floor space on a housing estate nearby.

Maggie Chau Mei-yee, of the Sham Shui Po Renewal Concern Group, criticised the society for reneging on its promise to assist residents needing to find suitable accommodation. She said a social worker had been assigned to Mr Poon only last month, even though he had been unable to read letters and signs about the redevelopment.

The society spokeswoman said it had not sent a social worker earlier because Mr Poon had not asked for one and they did not want to impose. The society had not known Mr Poon was illiterate.

She said it had received Mr Poon's request for HK$680,000 and that it was being assessed by independent surveyors. But the society had issued a writ for Mr Poon because the issues of vacating property and compensation were handled separately.

However, in the face of difficulties they would be willing to grant him an extension, she said.

Kwun Tong chooses 'City of Tomorrow'
30 November 2006
South China Morning Post

A design dubbed "City of Tomorrow", centred on a 70-storey office and hotel tower, has been selected as the model for redevelopment in Kwun Tong town centre.

The design, by architectural firm Wong & Ouyang, also features widened roads surrounding the 5.3-hectare site and separation of residential blocks to ensure they do not form a wall to block air and sunlight.

The Urban Renewal Authority said yesterday it was the preferred plan of three put up for public consultation and the design contract had been awarded to the firm.

The three shortlisted models for revamping the rundown former industrial area were on display from August to October and the University of Hong Kong was commissioned to survey public opinion.

City of Tomorrow won every category, including visual, design of the landmark building and overall planning.

The plan was criticised for the height of the 280-metre office and hotel tower, but it also provided the biggest open public space.

"There was no consensus on the building height," Dr Law said. "Many said they accepted a trade-off of one very tall building for more open space and greening, while some said it should be lower."

The researchers found the other designs worried the public because of a possible "wall effect". But they liked the dome-shaped community centre of the Civic Hub plan submitted by architectural firm MLA and a waterfall design included in WDA Group's Metamorphosis.

Wong & Ouyang will have to design a new model on the basis of its winning design and views the public expressed during the consultation. It will submit the new model to the Town Planning Board at the end of March.

The firm also has to conduct a traffic-impact assessment, air ventilation test and environmental impact assessment for the design.

The public will have two months to comment on the plan after the board's scrutiny. Approval will then be required from the Chief Executive in Council and the authority will then begin to buy property rights.

九龍灣EMAX 舖租20至50元; 低租對撼MegaBox 已出租5成
17 November 2006
香港經濟日報

九龍灣商場搶客戰進入白熱化階段，正當嘉里（0683）MegaBox招租之際，合和集團（0054）旗下的九龍灣大型購物中心EMAX，雖然明年中才開幕，但示範單位昨日率先開放以吸引租客，舖位呎租由20元至50元不等，較同區MegaBox平。

設保齡球場 首期下月開幕

合和集團助理董事王永霖表示，集團投資6億元改建的大型購物中心EMAX（即九龍展覽中心地庫至6樓），預料回本期為3至4年。而改建後商場部分，目前出租率為5成，舖位呎租由20元至50元不等。他估計待商舖全數租出後，每年的租金收入可以倍增。

據悉，目前的EMAX租務理想，有大型保齡球場租用地下近5萬呎樓面，首期將於下月開幕，保齡球城2期將於07年尾至08年頭啟用。最大客戶為家居用品商，一次過承租5、6樓2層共20萬呎樓面，據悉將會作為一站式的家居博覽館，租期為5至10年。

由於嘉里建設旗下的九龍灣MegaBox商場，預期明年5、6月開幕，現正積極吸納大型租戶。已落實的租戶包括大眾書局，將租用其中約2萬呎樓面作為旗艦店，商場意向呎租屆乎80元至100元。

倡建天橋 商廈互連谷人流

國際展貿中心總經理王世德指與嘉里旗下MegaBox有合作亦有競爭，雙方會合力帶旺九龍灣區的發展，增加區內人流，更建議政府起行人天橋將區內商廈互相連接。

王永霖表示，是次開放場的示範單位，面積約7,000平方呎，花費超過1,000萬元。

王世德則預計，未來每年寫字樓呎價及租金會有15至20%升幅，現時的呎租為10至12元。發展商會投入3,000萬至4,000萬元作宣傳推廣費用。