West Kowloon Cultural District: An icon for culture and leisure
http://www.hplb.gov.hk/wkcd/eng/public_consultation/intro.htm

A new cultural district for Hong Kong

The West Kowloon Cultural District (WKCD) will be a landmark development that enhances Hong Kong's position as a world city of culture. The new cultural district will bring together a vibrant mix of performing and visual arts. The 40-hectare waterfront site will be both a showpiece for urban design and a meeting point for the local and international arts communities.

In this cluster of venues and open space, long-term commercial, community and cultural partnerships will encourage a lively arts scene for generations to come. Based on the principle of "partnership", the WKCD will be "community-driven" and "people-oriented".

A grand canopy, providing shade and shelter for the facilities below, will make the complex a new Hong Kong icon. With its sinuously flowing form, this feature was, in February 2002, chosen by an international jury from over 160 entries as the winner of an international concept plan competition. It was adopted as the basis for inviting proposals from the market in September 2003. By June 2004, five proposals had been received, three of which met the basic requirements. These proposals are now being assessed.

The core facilities

* Three theatres with at least 2,000, 800 and 400 seats respectively;
* A performance venue with at least 10,000 seats;
* A cluster of four museums at least 75,000 square metres in size;
* An art exhibition centre at least 10,000 square metres in size;
* A water amphitheatre;
* At least four piazzas; and
* A canopy covering at least 55% of the development area.

Other highlights

The district will integrate commercial and residential development into the arts, cultural and leisure facilities. This integrated approach will ensure more visitors and bring benefits to all the sectors involved.

The district will have at least 20 hectares of parkland and public open space, an area larger than Victoria Park.

The waterfront promenade will be 50% longer than the promenade from the Tsim Sha Tsui clock tower to the Hong Kong Coliseum.

An automated people mover will link the major facilities within the district while public transport will link the district with the business heart of Kowloon.

Where is it?

The development site is bounded by Canton Road in the east, the Western Harbour Tunnel entrance and Austin Road West in the north, and Victoria Harbour in the west and south.

The benefits for Hong Kong

The WKCD will:
* Enrich our cultural life by attracting internationally acclaimed performances and exhibitions;
* Nurture local arts talent and create more opportunities for arts groups;
* Enhance international cultural exchange;
* Put Hong Kong on the world arts and culture map;
* Provide state-of-the-art performance venues and museums;
* Offer more choices to arts patrons;
* Encourage creativity;
* Enhance our harbour front;
* Attract overseas visitors; and
* Create jobs.

What happens next?

The Government will need to take into account public views in negotiations and selection of a preferred proposal. It will then consult the Legislative Council (Legco) and the Town Planning Board (TPB) on the preferred proposal and seek approval from the Executive Council before signing a provisional agreement with the proponent. Next, the Government will submit the agreed development parameters for the proposal to the TPB for incorporation into the draft Outline Zoning Plan (OZP). This will be gazetted for public inspection and comment under the Town Planning Ordinance. The TPB will then make its decision, after considering all representations received, and submit the amended Draft OZP to the Executive Council for approval. The Project Agreement will only be finalised and executed after the completion of this statutory planning procedure and other relevant statutory procedures and approval by the Executive Council.

Once selected, the successful proponent will design, finance and complete the development of the project and operate, maintain and manage the core arts and cultural facilities for 30 years. Construction is expected to begin in April 2007, with the first phase of the project opening in 2011.

Single-development approach

After weighing the pros and cons of single versus split tendering, the Government believes that having a single developer to co-ordinate the project is the best option. Development as a single package is conducive to centralised planning and co-ordination, leading to smoother operation, economies of scale, lower costs and shorter construction lead-time. Splitting the contract could cause problems in aligning the design, construction and schedule of the infrastructure, for example, the canopy and the automated people mover. Split tendering would also create additional costs and delays by forcing the Government to sell separate parcels of land, which could take years, and by increasing the risk of litigation over separate land leases. Under a split-tender model, proceeds from land sales would not necessarily be spent on arts and culture. Hence, development of a cultural district and creation of jobs via the project would not materialise in the short to medium term.

Your views are important in shaping the WKCD

To help the public better understand the screened-in proposals and to facilitate an informed discussion, the Government is staging a consultation exercise with exhibitions, and discussion forums for the public. In response to the request of Legco and having reviewed the progress made in the public consultation exercise, the Government has decided to extend the consultation period to the end of June, 2005. The exhibition was first staged at the Hong Kong Science Museum, Tsim Sha Tsui, from December 16, 2004 to January 31, 2005; then at Hong Kong City Hall in Central from February 5, 2005 to March 28, 2005. The exhibition will continue at the Thematic Galleries 1 & 2, Hong Kong Heritage Museum, 1 Man Lam Road, Sha Tin, from April 16, 2005 to June 30, 2005.

Please send us your views, as they will be taken into account in negotiations and selection of a preferred proposal. The Government has commissioned an independent academic research institute to analyse and assess views collected in this consultation exercise. The report will be made public.

Proposals

Dynamic Star (http://www.hplb.gov.hk/wkcd/eng/public_consultation/proposals_star.htm)
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Sunny Development (http://www.hplb.gov.hk/wkcd/eng/public_consultation/proposals_sunny.htm)
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World City Culture Park (http://www.hplb.gov.hk/wkcd/eng/public_consultation/proposals_wc.htm)
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Background

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The Concept Plan Competition (http://www.hplb.gov.hk/competition/index.html) for the Development of an Integrated Arts, Cultural and Entertainment District at the West Kowloon Reclamation, Hong Kong, organized by the Hong Kong Special Administrative Region Government, was concluded successfully in February 2002. Five entries out of 161 were awarded prizes.

The Government intends to proceed with development of such a district and has adopted the first prize winning entry to the concept plan competition, submitted by a team led by Foster and Partners of the UK, as the basis for the masterplan.

On 5 September 2003, the Government announced an Invitation For Proposals for the Development of the West Kowloon Cultural District. The area of the site earmarked for the new district is about 40 hectares. While the Government requires provision of certain specified facilities, proponents are allowed considerable freedom in developing viable proposals. The project provides a rare opportunity for the planning, design, construction and operation of a major integrated development of world class cultural and commercial facilities.

The invitation is open internationally to proponents experienced in developing, marketing and managing major mixed-use property developments. The deadline for submission of proposals is 19 June 2004.

Concept Plan Competition

This Competition invites conceptual proposals for the development of a prominent waterfront area (the Scheme Area) at the West Kowloon Reclamation (WKR) in Hong Kong into an integrated arts, cultural and entertainment district. The objective is, through the development, to enhance Hong Kong's position as Asia's premiere centre of arts, culture and entertainment and create a new look for Victoria Harbour.

The Scheme Area is a newly reclaimed site of 40 hectares at the southern tip of the WKR in Kowloon Peninsula, Hong Kong.

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The Proposals

The concept plan proposals should provide vision and innovative and viable ideas that will shape the future development of this waterfront area as a unique attraction for both local people and visitors. The proposals should be aesthetically attractive, functional, broadly feasible and in compliance with the policy objectives of the Government of the Hong Kong Special Administrative Region (the HKSARG) in promoting arts and culture.

Development of Scheme Area

There is no linkage between the Competition and the eventual development right of the Scheme Area. It is the intention of the HKSARG that following the Competition, a team will be appointed through the normal consultants selection process, to finalize a detailed masterplan for the Scheme Area on the basis of the winning conceptual proposals, if appropriate. Winners of the Competition would be automatically pre-qualified for inclusion in the list of consultants to be invited for bidding for the masterplanning work.

Based on the detailed masterplan, the HKSARG will then decide on how the Scheme Area will be developed. Packages within the Scheme Area suitable for private sector development will be decided by public tender, which will be open to all. Subsequent architectural design competitions may be conducted for selected individual buildings/facilities. Winners of the Competition would also be invited to take part in bids for development and informed of the subsequent architectural design competitions for individual buildings/facilities in the Scheme Area.

First Prize Winner : Entry submitted by a team led by Foster and Partners

The Jury felt that this submission, more than any other, fulfilled the purpose of the competition to define a conceptual architectural plan to establish Hong Kong as a city of world class arts and cultural activity. The signature feature of the design, a great canopy, "flows over the various spaces contained within the development" to create a unique landmark. The sinuously flowing form of the site contours and the canopy produce a memorable effect.

The master layout plan, even at this conceptual level, organizes the site to take full advantage of its prime waterfront location and its proximity to Kowloon Park and the Canton Road retail district. The primary components of the design include a cultural hub of auditoria, museums, galleries and performance venues along with a dense collection of shops, bars and retail spaces. The combination of uses proposed lends a great vitality to the scheme, and a continuous promenade along the smooth curvature of the waterfront further enhances the development for cultural and commercial purposes.

In particular, eight aspects distinguish the winning scheme.

The first is the singularity of image, offering coherent visual authority and something that will become immediately recognizable with Hong Kong and an icon around the world. The image is also progressive, well suited for Hong Kong in the 21st Century.

The second aspect is the horizontality of the scheme across the site that does not attempt to compete with but rather counterpoints the tall buildings behind.

The third aspect is the presence of a multiplicity of public-space opportunities at various scales.

The fourth is the introduction of substantial green space into the heart of Hong Kong, both symbolically and as a real amenity for citizens.

The fifth aspect is the logical and imaginative deployment of programmatic elements and the inherent idea of drawing people through the commercial and entertainment portion of the complex to the arts and cultural centre beyond. The scheme also allows for a good balance between public and private interests and, in particular, the mix of arts facilities offered. One aspect of the project which gave rise to concern was the lagoon which struck the Jury as perhaps impractical. However, this concern would not negate the construction of a similar public space, including a water body disconnected from the harbour.

The sixth distinguishing aspect of the scheme is the skilful way in which integration can be achieved with surrounding neighbourhoods and complexes. The links to Kowloon Station and to Kowloon Park, in the east, are particularly good examples, as is the people mover supporting this linkage.

The seventh aspect is the viability of the scheme, which is technically straightforward, consisting of a large mall, two taller structures at either end of the site - one associated with the arts and cultural complex - and a large roof that is well within the ambit of known technology and experience.

Finally, as the eighth aspect, the jury was impressed by the well-argued case in support of the scheme.

In conclusion, the Jury felt that this bold scheme is a clear and deserving winner of the competition. The great canopy would create an unmistakable landmark for Hong Kong. It would be a major tourist attraction. It would symbolize the community's vision of their city as a future centre of arts and culture and realise that vision with great style.

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Second Prize Winner : Entry submitted by a team led by Mr Philip Y K LIAO

The Jury felt that this submission has immense energy and dynamism in its bold horizontal architectural forms and is well suited to the vibrant nature of Hong Kong. It has many interesting ideas. Imaginative contouring of the site produces a waterfront park and green oases within the landscape. The extensive use of water-pools, waterfalls and mists - as a landscape element - is prevalent throughout the master plan and culminates in a spinal waterway running the length of the scheme area, effectively bringing a part of Victoria Harbour onto the site.

In several regards, the second prize-winning scheme has similar features to the winning submission, including a general feeling of horizontality, a multiplicity of environments and a coherent programmatic response. Although the expressive architectural language is different, the second place scheme does also offer a distinctive image with a progressive spirit. The well-articulated arts and cultural complex is notable, although, on balance, the scheme lacks the expressive authority of the winner and is less straightforward in accommodating some programmatic components.

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Honourable Mentions (3) (of equal standing):

Three schemes were selected by the Jury for Honourable Mentions because they offered interesting alternative ways in which the site could be tackled.

Entry submitted by a team led by Professor Minoru TAKEYAMA

The Jury awarded an honourable mention to this entry (the "Jewel scheme") for its elegant and well-balanced simplicity and the appropriate distinctions it draws between cultural and commercial uses.

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Entry submitted by a team led by Mr Alan MACDONALD, Urbis - LPT (Architects) Association

The Jury awarded an honourable mention to this entry (the "West End scheme") for the manner in which it provided a "fieldscape" of a fine grain of individual buildings, landscapes and public spaces. This feature is intended to create a vibrant congenial area of individual galleries and theatres on a par with the lively West End area of London.

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Entry submitted by a team led by Mr Rocco Sen Kee YIM

The Jury awarded an honourable mention to this entry (the "New Leaf scheme") for its innovative design and the unifying feature of a circulation spine connecting and providing access to all the many activities on the site. This design also took great advantage of a multi-level urban promenade along the waterfront. It also proposed an upbeat, media-oriented image and took explicit advantage of the site's location and public outlook back towards central Hong Kong. All in all, a very lively and compelling solution.

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Speech on West Kowloon Reclamation Concept Plan Competition
Thursday, February 28, 2002
Government Press Release

The following is a speech (English only) delivered by the Secretary for Planning and Lands, Mr John C. Tsang, at the cocktail reception in honour of the Jury for the West Kowloon Reclamation Concept Plan Competition this evening (February 28):

Lord Rothschild, Members of the Jury, Ladies and Gentlemen,

If I can divert you for a few moments from your keen interest in the winning entries, I would like to welcome you all to this cocktail reception in honour of the Jury for the West Kowloon Reclamation Concept Plan Competition.

The aim of the competition is to identify innovative concepts for the development of an arts, cultural and entertainment district in Hong Kong that is of outstanding architectural merit and has the facilities to place us firmly on the international cultural map. We are looking for an urban miracle. We intend to turn this piece of land reclaimed from our precious harbour in West Kowloon into a cultural oasis that will enrich the lives of our citizens, attract visitors from neighbouring cities and enhance even further one of the most beautiful skylines in the world with distinguished landmark built forms.

Over the past few days - since Sunday, in fact - the Jury has been meeting behind closed doors in City Hall, conscientiously sifting through the 161 entries to the competition to find those with the potential to realise our objective.

I am reliably informed that the Jury had a debate worthy of the heights that we are aiming for. The Jury's decision was announced to the world in a live broadcast on the internet this afternoon by Lord Rothschild, the Chairman of the Jury, and we have the good fortune to be among the first to see the winning entries.

We are, indeed, honoured to have Lord Rothschild as the Chairman of the Jury. He has impeccable credentials to serve in this capacity, being a member of the Jury for the prestigious Pritzker Architecture Prize.

We are also pleased to be able to bring together in the Jury members prominent in the fields of architecture, culture and heritage, engineering, planning, strategic development and tourism. I would like to recognize each one of them:

Lord Rothschild
Professor Peter Droege
Mr Peter Rogers
Professor Peter Rowe
Professor WU Liangyong
Mr Nicholas Brooke
Professor CHANG Hsin-kang
Hon Mrs Selina CHOW Liang Shuk-yee
Professor Patrick LAU Sau Shing
Hon LEUNG Chun-ying

On behalf of the Government of the Hong Kong Special Administrative Region, I would like to commend and extend our warmest appreciation to Lord Rothschild, the jurors, the Honorary Special Advisor Mr I M Pei who is not able to join us today, and the Professional Advisor to the competition, Mr Bill Lacy, for their hard work serving on the Jury and their contribution to promoting the arts and cultural development in Hong Kong.

Thank you very much.

West Kowloon Reclamation Concept Plan Competition

Speech by Lord Rothschild, GBE, Chairman of the Jury,
at a Press Conference held at 3.45 pm on 28 February 2002
at the Central Government Offices, Hong Kong,
announcing the winning entries to the Competition

Ladies and Gentlemen,

It is my pleasure to be here with you today on such an important occasion. I am privileged to have been asked to serve as Chairman of this distinguished Jury.

The main purpose of the International Jury that the Hong Kong Government assembled was to choose a scheme for the West Kowloon Reclamation Project of such interest and distinction that it would establish Hong Kong as a true world-class city of arts and culture.

May I thank the Secretary for Planning and Lands, Mr John C Tsang for his help and support. The Jury would like to express its appreciation to him for having given us a remarkable opportunity.

We saw as a key objective a scheme which would create an unmistakable architectural symbol for Hong Kong, an image recognized throughout the world.

We could never have accomplished our goal without the immense help we have received at every stage from the Hong Kong Government - both politicians and officials believe passionately in the development of the West Kowloon site.

One measure of the success of the competition is that no less than 161 architecture and planning practices submitted schemes : 90 from overseas, 71 locally. This was a tremendous response.

Let me say something about the process.

In keeping with Hong Kong policy, the Competition was open to all qualified participants and the applicants were anonymous to the Jury. In fact no member of the Jury knew the individual identity of the winning schemes until noon today, although we made our choice yesterday.

After much deliberation and thought throughout this week the Jury overwhelmingly concluded that we had found the entry most likely to deliver the key objectives we were seeking. Altogether we are awarding 5 prizes; I would like to start by showing the schemes of the 3 Honourable Mentions and the Runner-Up.

Here are brief comments on the 3 honourable mention schemes:

Jewel Scheme

A team led by Professor Minoru TAKEYAMA

The Jury awarded an honourable mention to this entry for its elegant and well-balanced simplicity and the appropriate distinctions it draws between cultural and commercial uses.

West End Scheme

A joint team led by Mr Alan MACDONALD, Urbis-LPT (Architects) Association

This honourable mention was notable for the manner in which it provided a "fieldscape" of a fine grain of individual buildings, landscapes and public spaces. This feature is intended to create a vibrant congenial area of individual galleries and theatres on a par with the lively West End area of London.

New Leaf Scheme

A team led by Mr Rocco Sen Kee YIM

An honourable mention from the Jury was given to this entry for its innovative design, and the unifying feature of a circulation spine connecting and providing access to all the many activities on the site. This design also took great advantage of a multi-level urban promenade along the waterfront. It also proposed an upbeat, media-oriented image and took explicit advantage of the site's location and public outlook back towards central Hong Kong. All in all, a very lively and compelling solution.

I will now tell you briefly about the scheme of the Runner-Up.

2nd Prize

A team led by Mr Philip Y K LIAO

This submission has immense energy and dynamism in its bold horizontal architectural forms and is well suited to the vibrant nature of Hong Kong. It has many interesting ideas. Imaginative contouring of the site produces a waterfront park and green oases within the landscape. The extensive use of water-pools, waterfalls and mists - as a landscape element - is prevalent throughout the master plan and culminates in a spinal waterway running the length of the scheme area, effectively bringing a part of Victoria Harbour onto the site.

Now, let me turn finally to the winning scheme.

1st Prize

A team led by Foster and Partners

The Jury felt that this submission, more than any other, fulfilled the purpose of the competition. The signature feature of the design, a great canopy, "flows over the various spaces contained within the development" area to create a unique iconic landmark. The canopy employs the latest design and construction techniques and creates under its dramatically fluid form a great spatial volume to accommodate open park spaces shared with individual cultural, residential and commercial buildings.

The master plan takes full advantage of the prime waterfront location and its proximity to Kowloon Park and the Canton Road retail district. The sinuously flowing form of the site contours and the canopy produce a memorable effect. The lagoon, though a relatively weak point in the design, in the opinion of the Jury, might easily be redesigned, without affecting the arts and cultural facilities encircling it or detracting from the overall excellence of the scheme.

The primary components of the design include a cultural hub of auditoria, museums, galleries and performance venues as well as a dense collection of shops, bars and retail spaces. The multitude of proposed uses lends a great vitality to the scheme. A continuous promenade along the smooth curvature of the waterfront simply enhances further the attraction of the scheme and its possibilities for development both for cultural purposes and retail and commercial uses.

The construction of the large roof structure is similar in concept to certain international air and rail terminals constructed in recent years and would create an unmistakable landmark for Hong Kong. The horizontality of the scheme contrasts well with the predominant verticality of the city behind.

The Jury felt that this bold and the carefully analyzed scheme was the deserving winner of the competition and would be a major tourist attraction. It would symbolize the community's vision of their city as a future world centre of arts and culture and realize that vision with great style.

There are three questions which I am sure will be paramount in your minds. First what will the winning scheme cost? Two, who will pay for it? And Three, what will be the benefits?

Let me stress that the scheme presented will need extensive development this will take place over the next few months. The details of competition submissions will be made available to you over this period. The submissions will be the subject of a public exhibition.

On costs. The winning scheme estimated preliminary construction costs at 24 billion HK$. The scheme calculates that recurring annual revenues would generate roughly 2.5 billion HK$.

Who will pay for all this?

The project represents unique opportunities to operate a range of public and private facilities within one development in a way that the entire development could function in a seamless and integrated manner.

How this will be achieved must be for the Government of Hong Kong and the private sector to devise.

Finally, who will benefit? We have seen on a number of occasions over the last few years, how a cultural and architectural landmark of integrity and distinction can bring about dramatic economic and regenerative benefits to a place, to tourism, and to the people who live there. Bilbao comes to mind so does the impact in London of the Tate Modern Museum in the previously run-down area of the South Bank. Looking back, we can but recall the phenomenal effect of the Centre-Pompidou in Paris.

I would be surprised if a development on this scale and of such quality on the West Kowloon site would not have a dramatic impact for Hong Kong and the people who live here and those who will visit this already wonderful city.

Let me end by thanking my colleagues on the Jury, Mr Bill Lacy and Mr I M Pei, our Professional Advisors, and the staff of the Planning and Lands Bureau.

I would now like to relinquish the podium to a member of the Jury who lives here, for the last word. I am going to ask Mrs. Selina Chow, Chairman of the Tourism Board, to express her feelings about the project and its benefit to the community.

Thank you very much!

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Something different from Foster and Partners! So fluid... I like it too :)

When would it be ready?

the site certainly is huge..cant wait for US7 though

what's US7? :?

that huge skyscraper in the renderings

i see... it's going to be taller than ifc2?

yarp :)

Union Square is a separate development across the street from the West Kowloon Cultural District. In fact, construction for US7 is under way, with many buildings already completed.

I see... Found a thread in UK forum about it too. ( One commented in that thread why they had to give HK away ;) )

Can't wait to see it completed. It'll be cool if it has a 360 degrees observation deck or a restaurant on its topmost floors :)

Greens attack West Kowloon plan changes
Keith Wallis
30 July 2003
Hong Kong Standard

Green groups are up in arms over "very naughty" plans by the government to change the use of a 45-hectare swathe of waterfront on the West Kowloon reclamation from open space to "other specified uses".

Their opposition stems partly from the relatively short period of time the Town Planning Board (TPB) has allowed for objections to the plans. Any objections have to be lodged by Friday - just three weeks after the proposed amendments were published in the Government Gazette.

"It's very naughty," Society for Protection of the Harbour chairman Winston Chu said yesterday.

The society, which won a court case against the government earlier this month over its plans for the second phase of the Wan Chai reclamation, is one of at least two groups which object to the amendments.

The changes, which are intended to pave the way for the development of the Norman Foster-inspired arts, cultural and entertainment complex, have also been criticised because of the lack of subsequent planning controls if they are approved.

Under the TPB guidelines, once the changes are made the government would be free to go ahead and develop residential and office towers, information technology and telecommunications industries, schools and training centres.

So far, the harbour protection society chaired by Chu, and Civic Exchange, the public-policy think tank created by former legislator Christine Loh, have confirmed they plan to object.

Chu said: "If the change in zoning to other uses is approved, a third of the West Kowloon site will be without any statutory planning controls."

He added that if the change in use was given the green light there "would be no public objection process, no opportunity to make amendments or for the TPB to disallow them" to whatever the government subsequently decided to build.

Consequently there "would be no height controls, no plot ratio controls, and anything goes. It's such a large site, the government could decide to build twenty 88-storey towers and there isn't anything anybody could do about it," Chu said.

He believed the board would be abrogating and delegating its powers and responsibilities by giving so much power to the government on such a massive site.

Chu said the government's fickleness over the chequered history of the Tamar site in Admiralty showed controls needed to be maintained otherwise the planning process would be brought into disrepute.

The Tamar development was initially earmarked for commercial building in the mid-1990s. Later it was zoned for government, institutional and community use in 1999, subsequently reverting to a commercial site.

According to the gazette notice, the TPB plans to make five changes to the original southwest Kowloon plan.

The first is to widen the area covered by the site to include the Tsim Sha Tsui fire station complex and part of Canton Road.

Secondly, it plans to rezone a stretch of the waterfront from commercial, residential, open space, government institution or community, a pier, road and support buildings, to "other specified uses" - arts, cultural, commercial and entertainment uses.

The board also wants to rezone the fire station from government to other specified uses and a strip of land in the Yau Ma Tei public cargo working area from road to government, institutional or community use.

The Foster scheme, which is being amended by the government, includes a cultural hub of museums, galleries and performance venues along with a shopping precinct under a tent-shaped roof.

HK Govt To Make 70% Of HK$24B Cultural Devt For Comml Use
5 September 2003

HONG KONG - (Dow Jones)- The Hong Kong government said Friday it plans to devote more than half the space at a planned HK$24 billion cultural development to residential and commercial use in order to make the project self-financing.

The government said it is inviting proposals for construction of the "West Kowloon Cultural District" - a reclaimed 40-hectare waterfront site that is to be turned into an arts and cultural complex.

The winning bidder will be required to design, finance, build and manage the project, although proposals must follow guidelines set out by the government.

A total gross floor area of 726,285 square meter is planned for the key development components, but 70% of that will be set aside for offices, hotels, retail space and residential use.

Core arts and culture facilities will make up 29% of the total gross floor area. Such space will have to include three theaters, a 10,000-seat performance venue, and an art exhibition center.

A giant glass canopy is to cover at least 55% of the site.

Chief Secretary Donald Tsang said he expects the project to be self-financing, with income generated from residential and commercial components, although he stressed economic considerations were second in importance.

"The ultimate aim of the project is to build a world class artistic and cultural icon for Hong Kong," said Tsang. "We won't allow the project to become a property project."

Most of Hong Kong's property giants are interested in the massive project. Sun Hung Kai Properties Ltd. (H.SHP) defeated a long list of competitors to win the conceptual planning competition for the project in early 2002.

-By Chan Ka Sing, Dow Jones Newswires; 852-2802-7002; ks.chan@dowjones.com

Statement by CS
Friday, September 5, 2003
Government Press Release

Following is the Statement by the Chief Secretary for Administration, Mr Donald Tsang, at a press conference announcing the Invitation for Proposals for the development of the West Kowloon Cultural District, Hong Kong today (September 5):

Today, I am very happy to announce that the Government is inviting proposals from the private sector to develop our very own cultural icon - that is, the West Kowloon Cultural District. We already have an exciting, world-class concept for the site and now we are going to turn the vision into reality.

It is all part of our positioning as Asia's world city. We want Hong Kong to be the most vibrant hub for culture, arts and entertainment in the region. When completed, state-of-the-art facilities will provide residents and visitors with a wide range of cultural and leisure pursuits. Our local artists will also have a creative hive in which to further develop their talent.

The magnificent, flowing canopy sheltering the development area will become a new Hong Kong icon. Cultural and commercial facilities on the site will not only draw more tourists to Hong Kong, it will help attract more world-renowned performers and add to our attraction as the most cosmopolitan and dynamic international business centre in Asia.

We expect the project to bring substantial, long-term economic benefits to Hong Kong and, in the short term, provide about 6,000 jobs.

In keeping with our philosophy of 'small government', we are going to invite the private sector to finance, construct and run this project. This is the first time we have invited the private sector to build and operate major arts and cultural facilities. We believe the private sector will be able to run these facilities more cost effectively, and will also enjoy greater flexibility to finance, develop and manage them. We are confident that the private sector will be interested in the project if it is offered as a commercial package that provides enough flexibility to produce a workable scheme.

You can see from the picture behind me what we have in mind. This shows the 'Government's baseline' of the site. The future development envisages : -

* performance venues, museums and some residential development in a cultural headland at the western end of the site

* a multi-level complex of entertainment and retail facilities in the middle of the site

* a commercial gateway at Canton Road with high rise developments

* extensive open space for public use comprising a podium park, landscaped terraces and a waterfront promenade

* an automated people mover running from one end of the site to the other; and

* a spectacular canopy.

The 'Government's baseline' is intended as a starting point for proponents. But, these parameters are not fixed. Proponents may suggest a higher development density or a different mix if they provide acceptable justification and do not compromise the character of our baseline scheme. This provides proponents with flexibility in the design of the main revenue-producing parts of the project, while the canopy limits the intensity of development that can be proposed.

I must stress that, while property development is essential to the project's viability, we will not allow the cultural facilities to play second fiddle. There are certain mandatory requirements that must be complied with. Apart from the canopy, these include the provision of the following core arts and cultural facilities -

* a complex of three theatres with seating capacities of at least 2,000 seats, 800 seats and 400 seats

* a performance venue with a seating capacity of at least 10,000 seats

* a museum cluster comprising four museums of differing themes with total net operating floor area of at least 75,000 square metres

* an art and exhibition centre with net operating floor area of at least 10,000 square metres

* a water amphitheatre and at least four piazza areas.

We are particularly keen that these core facilities should be architecturally distinguished. We will monitor their operation to ensure that they maintain the highest standard. Proponents of course can also propose additional arts and cultural facilities.

Development proposals have to cover the planning, design, construction, operation, maintenance, management, marketing and promotion of the new district. The deadline for proposals is March 19, 2004, that is about six months from now.

We will assess the proposals in accordance with the criteria set out in the invitation document. Everything will be on a level playing field. There will be a process of short-listing and negotiation before selection of the successful proponent by the Chief Executive in Council.

We envisage entering into a provisional agreement first, and subsequently a project agreement, with the successful proponent, on the basis of a 50-year land grant.

We expect construction to start by April 2006 and that the theatre complex, the water amphitheatre and the piazzas should come into operation by early 2010, with the performance venue and art exhibition centre by end 2010 and the museum cluster by end 2012. Generally, the phasing of the other parts of the development will be left to the developer.

Arts groups dubious of proposal
6 September 2003
South China Morning Post

Arts groups are sceptical about the government's proposal to redevelop West Kowloon and transform it into a cultural hub.

Ada Wong Ying-kay, chairwoman of the Hong Kong Institute of Contemporary Culture, warned the proposal was focusing too much on physical facilities and not on the art itself.

"It's still the same 'hardware' mentality on building but with arts, it's really the software, the programming and creative projects that matter."

Ms Wong said the government should try to set up independent bodies to run the cultural venues such as museums. "We don't want civil servants or the private sector to run them completely."

Claire Hsu, executive director of private research group Asia Art Archive, said: "I don't think you can build culture like that - build the buildings and hope the arts would come. It's quite worrying. We don't have trained people with the expertise."

Art gallery owner John Batten warned that another plan, also by the government, to redevelop the Central police station and surrounding areas with cultural facilities would conflict with the West Kowloon plan.

"Location is very important and traditionally, commercial arts have tended to develop in Central," he said. "I am not against the West Kowloon development but you need people to live in the area for an art location to build up. Right now it's wasteland." Alex Lo.

$24b cultural hub to be privatised
By Peter Michael
6 September 2003
South China Morning Post

Donald Tsang opens the West Kowloon project to developers' proposals, vowing that the arts won't play second fiddle The multi-billion West Kowloon redevelopment, aimed at turning Hong Kong into the region's "cultural and artistic hub", will be funded, built and operated by the private sector under a radical plan unveiled yesterday.

The massive project, which has a 30-hectare roof designed by acclaimed architect Lord Norman Foster as its centrepiece, will be offered as a single commercial proposition instead of developed piecemeal, Chief Secretary Donald Tsang Yam-kuen said yesterday.

"This is not another property development project. It is about developing a new cultural icon for Hong Kong," Mr Tsang said as he opened the project for development proposals.

"We want Hong Kong to be the most vibrant hub for culture, the arts and leisure in the region."

Previous estimates have put the project's cost at $24 billion.

A developer would have to work within the "baseline" of Lord Foster's design, Mr Tsang said. Included under the world's biggest roof would be a complex of parks, piazzas, theatres, museums, shops and apartments. However, some elements of the original design, unveiled last year, are optional.

Mr Tsang declared the project open to proposals of interest from consortiums, designers and architects until March 19 next year. "We have a world-class concept for the site and now we are going to turn it into reality," he said.

Mandatory features include a three-theatre complex, a 10,000-seat performance venue, a cluster of four museums with differing themes, an art exhibition centre, a water amphitheatre, at least four piazza areas, landscaped terraces, a commercial section, a 1.5km automated people mover and a 2.5km waterfront promenade.

It also includes the transparent roof which will be spread over the equivalent of about 25 soccer pitches, covering most of the 40-hectare site.

"We are certain that the magnificent flowing canopy overarching a sprawling complex of shops, theatres and parks will help this become one of the icons of Hong Kong. The government is confident there are many global consortiums keen to finance, develop and operate the privatised project," Mr Tsang said.

"We believe if we offer the private sector the chance to finance and build this facility, they will be able to run it more efficiently and with greater flexibility if it is offered as one entire commercial package. However we will not allow any of the proposals to compromise the baseline of our scheme."

In addition to stemming government spending, the decision to fully privatise the project is an attempt to combat the traditional problem of piecemeal development experienced by other large-scale projects in Hong Kong.

Mr Tsang also vowed that the cultural facilities would not be allowed to "play second fiddle" to any commercial ventures, such as apartment blocks or luxury shops. It has been estimated the project will create more than 6,000 jobs, with construction due to start in April 2006. The first phase is to be operational by early 2010, with the project fully completed in 2012.

Under the funding plan, a developer would offer an up-front premium for a 50-year lease or they could work out a revenue-sharing scheme, Mr Tsang said. "These are the sorts of issues that we need to negotiate with interested parties."

He said the government had spent more than $16 million on the project to date with a further $440 million earmarked for roadworks and infrastructure.

Site Photo :

http://my.tdctrade.com/photolib/hk/0100061M.jpg (http://my.tdctrade.com/photolib/hk/0100061L.jpg)

Source : http://www.pbase.com/framewerkz/
http://www.pbase.com/framewerkz/image/35686326.jpg

Is that blue-white building under construction Union Square 7?

Ambitious arts project gets down to business
8 September 2003
South China Morning Post

The $24 billion plan to transform an expensive piece of reclaimed land in West Kowloon into a vibrant entertainment complex complete with museums, concert halls, exhibition centres and theatres - all under the world's biggest roof designed by Sir Norman Foster - is nothing if not ambitious. But perhaps the most ambitious part of the project was revealed by Chief Secretary for Administration Donald Tsang Yam-kuen last Friday: it is to be funded, constructed, and managed entirely by the private sector.

By taking a back seat and giving private enterprise the responsibility for establishing the Western Kowloon Cultural District, officials are sticking to their "small government" philosophy. This involves retreating from the market and encouraging entrepreneurs to step in and provide services traditionally paid for out of public funds. The approach is an admirable one, especially at a time when we need to cut costs in order to help tackle the spiralling fiscal deficit.

The challenge will lie in successfully adapting this principle to the arts world, where special considerations apply. Our developers are well used to establishing hotels, shopping malls and housing estates. However, building not just one but a number of world-class museums and filling them with unrivalled collections of pan-Asian treasures is not a normal part of their activities. Nor is the staging of pop concerts, classic operas or Shakespearean plays, or bringing hit Broadway shows to Hong Kong.

The arts are not known for their money-spinning potential. Many projects have great cultural value, yet make losses. Without government subsidies, most of Hong Kong's existing performance venues would be unable to survive on meagre corporate sponsorship and fees from concert audiences and museum-goers.

Yet, turning Hong Kong into a vibrant hub for culture, arts and entertainment in the region need not be an impossible dream. High-brow critics may regard Hong Kong as a cultural desert, but the city can rightly take pride in being the Canto-pop and film production capital of the Chinese-speaking world. Our middle class may have been temporarily traumatised by six years of deflation, but its appreciation of the arts is growing by the day.

Already, tourists from the mainland, Taiwan and Southeast Asia are drawn to Hong Kong by concerts put on by stars such as Anita Mui and Andy Lau. With growing wealth and relaxed travel restrictions, more and more mainlanders will be able to afford such travel. A larger audience pool and bigger venues at the new cultural complex in West Kowloon should mean better economies of scale - and higher profits - for promoters as well as venue owners. Promoters who want to bring big shows from overseas but have so far been constrained by a lack of suitable premises should also find it easier to make such projects viable. Whether the shows target a niche audience or the masses, they should all benefit from the bigger and better-equipped facilities to be built at West Kowloon.

The key to making the new cultural complex pay for itself lies in striking a balance between staging lucrative events that will pull in the crowds and offering a diverse range of attractions. That will depend on the forming of a close and effective working relationship between private enterprise, the arts community and the public.

Corporate sponsorship will have a vital role to play. Unfortunately, Hong Kong has a poor record in this regard. We need our own equivalent of the Guggenheims and the Rockefellers to help blaze a trail. Hopefully, the chance to turn the West Kowloon site into Asia's leading cultural and entertainment hub will prove to be the catalyst we need.

Watchdog sought to keep eye on cultural hub project
Chloe Lai
19 September 2003
South China Morning Post

A watchdog group consisting of members of the cultural community, architects and management experts is needed to monitor the planned multi-billion-dollar West Kowloon cultural hub, according to a senior government adviser.

The chairman of the Land and Building Advisory Committee, Yeung Yue-man, said members agreed it would be essential to have a quasi-governmental authority composed of such experts to keep an eye on the massive project.

Under a radical plan, the project will be funded and managed by a single consortium or company.

There have been concerns about the amount of power being granted to the firm that wins the tender to transform West Kowloon into a cultural hub.

The massive project, under a 30-hectare roof designed by Lord Norman Foster as its centrepiece, will be offered as a single commercial proposition; the winning bidder will have management rights for 30 years.

"The idea of turning West Kowloon into a world-class cultural and artistic hub is very good ... but it is crucial that the whole idea can be implemented smoothly, so we need an authority to do the monitoring work," Professor Yeung said.

He said the authority should have power and credibility so it would have the community's respect.

Chris Law, convenor of the Urban Regeneration Task Force, said there must be an independent body to monitor the West Kowloon development.

"Every university has a board to monitor its operation. The same logic should apply to the West Kowloon development work," he said.

Professor Yeung said the authority should be permanent.

"Take a look at other harbour development projects in the rest of the world, there must be an authority to monitor their work. There is one in Sydney and one in Vancouver," he said.

The chairman also said some members of the committee did not agree with the government's decision to make the development a single commercial proposition.

"Some members questioned the feasibility of treating the 40-hectare site as a single proposition. They think it would be more feasible to break down the whole project into several smaller works," Professor Yeung said.

those articles are dated 2003. Aren't they old?

:yes: :old: :ancient: :deadthrea

^ I'm reconstructing the West Kowloon thread after it was deleted from the main forum. I'll post the articles chronologically.

Culture clash looms for West Kowloon
Chloe Lai
24 September 2003
South China Morning Post

Culture clash looms for West Kowloon An alliance of arts and planning experts says the project is at risk of producing a 'developer's colony', not a cultural hub.

A battle is looming over the proposed West Kowloon "cultural hub" as architects, planners, artists and academics band together against the government's game plan for the project.

They warned that the idea of granting a single consortium the right to run the 40-hectare site for 30 years was equivalent to ceding West Kowloon to a developer and turning an area the size of a new town into a "developer's colony".

One architectural expert said the government's guidelines left open the possibility that up to 7,600 flats could be built on the site - more the 10 times the official goal.

The People's Council on Sustainable Development, an alliance of 40-plus non-governmental organisations, professionals and social activists, recently met to discuss the campaign's strategy.

Albert Lai Kwong-tak, chairman of the council, said: "The people are being forced to give up our right to administer West Kowloon. In the future, it will be up to the property developer (hellip) to decide who can be a resident."

The alliance called on the government to suspend the project temporarily and come up with a new game plan, which would allow public participation and best protect the interests of the people.

A forum on the project is being prepared to better inform the public about the issue. The groups are trying to raise the issue with the semi-official Council for Sustainable Development.

Chief Secretary Donald Tsang Yam-kuen unveiled the plans early this month aimed at creating a world-class arts and cultural hub. Due for completion in 2012, the project will include theatres, museums, commercial and residential properties.

The chief secretary stressed the best development option was to have the private sector fund the entire project in return for the right to operate West Kowloon for 30 years.

But Mr Lai - who coined the term "developer's colony" for the possible outcome of the project - questioned how much bargaining power the government would have after granting the project to one consortium.

He said upsetting the developer might jeopardise the whole project.

For the best interests of Hong Kong, the project should be broken down into smaller works, Mr Lai said.

The Hong Kong Institute of Architects (HKIA) criticised the current arrangement as full of flaws and a violation of the land administration policy.

Bernard Lim Wan-fung, the HKIA's board of local affairs chairman, said every construction in Hong Kong is subject to the Building Covenant, which required developers to sell their developments within a set period of time, usually three to five years. "The developer (would be able) to bypass the law because, with the right to run a piece of land for 30 years, it can sell its development at whatever time it prefers, leaving it the ability to manipulate supply," he said.

Mr Lim questioned Mr Tsang's proposition that only 500 to 600 residential units would be built within the cultural district, claiming the 1.81 plot ratio could result in 7,600 units.

Legislator Emily Lau Wai-hing said she had requested a meeting of Legco's home affairs panel and the planning, lands and works panel so concerns could be voiced.

Ng Mee-kam, an associate professor on urban planning and environmental management at the University of Hong Kong, said the government had hijacked West Kowloon and "handed it to a developer" and would seal all information about the project "in the name of commercial interests".

HK aims to become the region's hub for culture
Ravina Shamdasani
30 September 2003
South China Morning Post

It is forging agreements with its Asian neighbours and Egypt to boost its image Hong Kong is looking to develop its international image through the signing of cultural co-operation agreements with neighbouring countries and Egypt.

The Home Affairs Bureau is developing memoranda of understanding with Singapore, Thailand, South Korea and Egypt after signing an agreement with the Philippines in February.

Hong Kong yesterday hosted the first Asian cultural co-operation forum in an effort to promote the city as a regional culture hub.

Assistant Secretary for Home Affairs Fong Ngai said: "A memorandum of understanding is basically a formal agreement on cultural co-operation that will bring such co-operation to government level.

"Through that, we can strengthen and put an emphasis on two-way cultural exchanges and explore a higher level of co-operation."

Delegates from Asia Pacific Economic Co-operation countries, including Indonesia, Japan, South Korea, the Philippines, Singapore, Thailand, Taiwan, Vietnam and the mainland, flew to Hong Kong for the forum.

Secretary for Home Affairs Patrick Ho Chi-ping told dignitaries at the conference that Hong Kong would always be open as a cultural hub for Asia and the rest of the world.

"In the wake of globalisation and a knowledge-based economy, culture and creativity is increasingly seen as an engine for growth and civic pride," Dr Ho said.

"The message is clear enough: the creative business is a global business with local flavours. And by global, we mean we should first start with the good neighbours at our doorstep. As a hub of Asia ... the door of Hong Kong is always wide open."

Singaporean National Arts Council chairman Liu Thai Ker said that the cultural and artistic achievements of the city state and the region showed that Asian culture could stand up well against the trend of globalisation.

Chairman of the National Commission for Culture and the Arts in the Philippines, Evelyn Pantig, shared her country's experiences in providing opportunities to underprivileged children through dance training. She emphasised the importance of nurturing young talent.

The founder of the City Contemporary Dance Company, Willy Tsao, told how he started the group by pooling together money and friends to build a rooftop studio to try to fill a performing arts vacuum in Hong Kong in the late 1970s.

A promotional video with an artist's impression of the planned West Kowloon cultural district was played at the conference, which organisers hope will become a regular event.

Mr Fong said that such conferences provided a good platform to explore initiatives between neighbouring governments and economies.

Developers split over cultural job
7 October 2003
Hong Kong Standard

An attempt by the Real Estate Developers Association (Reda) to convince the government to allow more than one developer to take part in the HK$24 billion West Kowloon cultural district project has been halted after objections from a major developer.

While small to mid-size developers at a recent Reda meeting supported the idea of writing to the government, one large developer, which was not present at the meeting, later voiced its objection to the move.

Leading developer Cheung Kong (Holdings) was among those in support of a letter, sources said, which was to have urged the administration not to grant rights to only one firm that would be responsible for financing, managing and operation of the project.

In announcing invitations for proposals for the West Kowloon development last month, Chief Secretary for Administration Donald Tsang said only one developer would be granted control to "ensure its concept would be consistent".

It is understood Reda will hold more talks on whether to submit a letter to the government.

This is the first time the government has invited the private sector to run a cultural development project. The project will cover 40 hectares at the West Kowloon reclamation site, bounded by Canton Road, Austin Road West, the Western Harbour Tunnel and Victoria Harbour. Tsang expects the project to create 6,000 jobs.

The development includes three theatre complexes, a concert venue, four museums, a water amphitheatre and at least four piazza areas.

The government aims to turn West Kowloon into one of the world's leading artistic and cultural centres - with the developer footing the bill.

The chosen developer would be given a land grant of 50 years.

Tsang believed the developer could generate profits from operating shopping complexes, residential flats, hotels and offices.

Small firms want slice of West Kowloon
Peggy Sito
7 October 2003
South China Morning Post

The project should be split into several tenders, not offered as a whole, they say Small property developers are opposing to the government's plans to grant the $24 billion West Kowloon redevelopment to a single consortium rather than splitting it between individual tenders.

The developers said the government's proposal to grant the development rights to the mammoth project to a single group favoured bigger developers. Under the plan, the consortium will be granted rights to develop 40 hectares of West Kowloon for 30 years.

The chairman of small developer K Wah International, Lui Chi-wo, said: "There are only one or two big property players in Hong Kong who are financially capable of bidding such a huge project. It seems that leading developers will monopolise the development.

"Why not allow both big and small developers to participate? The government should take care of everyone's benefits."

Mr Lui said the redevelopment project should be split into six or seven packages of different sizes, with developers free to bid on all of them.

The massive project, which will have a 30-hectare roof designed by acclaimed architect Lord Norman Foster as its centrepiece, is aimed at turning Hong Kong into the region's cultural and artistic hub, featuring a three-theatre complex, 10,000-seat performance venue, four museums and an art exhibition centre.

The Chinese press has reported that members of the Real Estate Developers' Association were divided on whether the government should offer the project as a single commercial proposition. Smaller players proposed to urge the government to split the projects into several packages while leading developers reportedly supported the consortium plan.

Major developers Sun Hung Kai Properties and Cheung Kong (Holdings) were unavailable for comment yesterday.

Herman Fung Man-hei, managing director of small developer Hon Kwok Land & Investment yesterday said medium and small players hoped the development would be split into several pieces.

"I reckon it may not be a good idea to grant the whole project to one developer or consortium," said Mr Fung.

He said so long that the government closely monitored the master plan, the project's theme would not suffer, even if the site was built in different phases by a number of companies.

Karen Li, director of corporate development of Wing Tai Asia, said the company, as a member of developer's association, did not have a strong view on how the government should grant the project for private development.

But she said the government must take into account several factors before it made its decision.

"For example, will the entire project be completed on schedule when it is granted to one developer or consortium? Or, if it is developed by several different companies, how will (officials) ensure there will not be any conflicts on the cultural theme?" she asked.

Single firm for Kowloon mega project
Eli Lau
8 October 2003
Hong Kong Standard

The government will stick to a plan to have only one party develop the HK$24 billion West Kowloon cultural district project.

"We want to ensure that the development will be consistent from its concept to operation," Housing, Planning and Lands Bureau Deputy Secretary Thomas Tso said yesterday. "It's not a development project that simply gives every developer a chance to generate profit."

Tso's comment came after the Real Estate Developers' Association (Reda) had attempted to convince the government to open up the project to small developers as well.

He said it would be time consuming and costly to allow various developers to take part in the mega project.

However, he said small developers would have opportunities, because in Hong Kong, "none of the developers can be solely responsible for such huge projects, but they can join hands with other organisations and professionals to accomplish it".

He added: "We will be glad to see their co-operation."

Under the government's plan, one party will be chosen to be solely responsible for the financing, managing and operation of the project.

The successful company would be given a land grant of 50 years.

"Conflicts will possibly be triggered if too many developers are involved in the construction and management," Territory Development Department project manager Kwan Pak-lam said.

"It's difficult to judge who should be accountable when mistakes occur."

Cheung Kong (Holdings) executive director Justin Chiu said on Monday the project should not be broken into segments and developed by different parties.

This is the first time the government has invited the private sector to run a cultural development project.

The project will cover 40 hectares at the West Kowloon reclamation site, bounded by Canton Road, Austin Road West, the Western Harbour Tunnel and Victoria Harbour.

Culture centre envisaged as 'Opera House of East'
Glenda Korporaal
17 October 2003
The Australian

HONG Kong will have a $5 billion waterfront Norman Foster-designed arts and cultural centre as part of its push to become the premier arts centre of Asia.

The centre, to be built on a 40-hectare area of reclaimed land along the harbour on west Kowloon, is planned to become a Sydney Opera House-style landmark for the city.

With a modern, flowing canopy roof design, the centre will contain one 10,000-seat performance venue, three theatres, four museums, an art exhibition centre, a water amphitheatre and at least four piazza areas.

Hong Kong hopes the new centre, which will not be completed until 2010, will become a "cultural icon" that will attract performers from all over the world.

Last month Hong Kong Chief Secretary Donald Tsang called for proposals for the development, which will be built and operated by the private sector.

"We want Hong Kong to be the most vibrant hub for culture, arts and entertainment in the region," Tsang says.

He says the state-of-the-art facilities will "provide residents and visitors with a wide range of cultural and leisure pursuits".

"Our local artists will also have a creative hive in which to further develop their talent," he says.

Tsang made it clear the Government wants the facilities to be "architecturally distinguished".

British architect Foster won the award for the scheme's basic concept last year with a space-age flowing canopy design.

Proposals for the development must be in by March next year, with construction set to start in April, 2006.

Hong Kong Arts Festival executive director Douglas Gautier says the centre has the potential to become a cultural focus for the city along the lines of the Sydney Opera House, the Melbourne Arts Centre or the Barbican Centre in London.

He says it is inevitable that such mega-arts projects will attract some controversy.

"But at the end of the day they do focus the public, the arts community and the business community," Gautier says.

"They provide a focal point and almost an inspirational point for the national companies which perform there."

Legco to rule on West Kowloon deal
Chloe Lai
17 October 2003
South China Morning Post

Donald Tsang also says the ICAC will be involved in the tendering process to calm fears surrounding the huge project Legco's approval will be sought before the contract for the massive West Kowloon redevelopment is awarded, the chief secretary said yesterday.

He was trying to calm fears about the amount of power that would be put into the hands of the project's sole developer.

In a move to further calm fears, Donald Tsang Yam-kuen said the ICAC would be invited to join the committee choosing the consortium responsible for the $24 billion West Kowloon Cultural District project. The project, designed by renowned architect Lord Foster, will feature the world's largest roof.

Mr Tsang announced last month that the contract to build a world-class cultural hub would be granted to a single consortium for 30 years. But the proposal has faced strong opposition from architects, planners, artists and academics saying that the area would be turned into a "developer's colony".

Some small-scale developers also objected, saying they would lose the chance to bid.

Mr Tsang said he met representatives of the Real Estate Developers' Association yesterday and told them it would be against the public interest to split up the project.

Approval in granting the contract for such a project would normally be left to the Executive Council alone, but Mr Tsang said that Legco would first have to approve the West Kowloon deal.

He said the one-developer arrangement was the best option as the government was now facing a huge deficit and required the business sector's support to carry out the expensive project.

"Because of the budget deficit, the traditional approach to building such a large-scale project (to be done alone by the government) is not going to work," he said.

Mr Tsang said the selection process had to be fair and transparent. He said no government minister would be involved in the selection process, to prevent the interference of political considerations. The process would be guided by a permanent secretary, together with a number of senior civil servants with different areas of expertise, and officers from the Independent Commission Against Corruption.

Mr Tsang said the government would reveal information about the business proposals received for the project - except for confidential data - and stressed that no favouritism would be shown to big developers.

He said the developers' association had made a counter-proposal for the government to be responsible for the infrastructure on the sites, allowing developers to bid for the residential and commercial parts.

But Mr Tsang said it was not acceptable for "the business sector (to run) the money-making part of the project (leaving) the money-losing part to the government".

He said the continuous nature of the design, stretching for more than 1.5km, made it suitable for a single consortium.

But Hong Kong Institute of Architects spokesman Bernard Lim Wan-fung questioned to Mr Tsang's comments: "Having a selection committee composed of senior civil servants can't resolve the problem. The mechanism set up for this project is still full of flaws."

ICAC may take part in West Kowloon tender
17 October 2003
Hong Kong Standard

The government will invite the Independent Commission Against Corruption (ICAC) to participate in the tendering process for the HK$24 billion West Kowloon cultural district project.

Chief Secretary for Administration Donald Tsang also promised to submit the master plan to the Legislative Council for approval before taking it to the Executive Council.

"To ensure the decision will be free of political influence, no accountability official will take part in the judging process," Tsang said.

The pledge came on the eve of the deadline for expressions of interest by developers who want to bid for the contract. But the government stood firm on plans to have only one consortium develop the 40-hectare site despite calls to open the project to small developers.

Tsang held a meeting with members of the Real Estate Developers Association yesterday and made it clear to them that the government would not budge on that demand.

"We are doing it for the overall interest of Hong Kong, not for the interests of developers," Tsang said.

He refused to be drawn on what the association's response was, adding: "We don't need their endorsement. This is public interest."

Tsang stressed the objective of the project was to turn the West Kowloon reclamation site into world class culture facilities. The government budget was tight, therefore it was best to leave it to private developers, he said.

Awarding the contract to one developer would ensure continuity and the development would be consistent from its concept to completion, he said. "What is most important is that we will ensure the whole process will be an open and transparent one.

"The team of judges will comprise senior civil servants headed by a permanent secretary. But no politically appointed official will sit on the panel. We want it to be a professional decision, not one which has any political element.

"The government will invite the ICAC to participate and will get Legco's endorsement before it goes to Exco."

Tsang also shot down arguments that it was unfair that a single developer would reap all the benefits of the project.

"This is not a property project," Tsang stressed. "We are not benefiting any developer. The most important thing is we are dealing with the matter in a fair manner.

"Certain developers have proposed that the government should take care of infrastructure facilities, leaving the rest for private development.

"If we do that, we are acting in the developers' interest, not the public's."

Developers who are interested in the project have until today to express their intent to the government.

Under the plan, the successful bidder would be given a land grant of 50 years and be solely responsible for the financing, managing and operation of the project.

This is the first time the government has invited the private sector to run a cultural development project. The development includes three theatre complexes, a concert venue, four museums, a water amphitheatre and at least four piazza areas. Work will start in 2006 to be completed in 2012. The government expects 6,000 jobs will be created.

HK Govt: 10 Parties Interested In HK$24B Cultural Project
18 October 2003

HONG KONG (Dow Jones)--The Hong Kong government said late Friday it has received 10 indications of interest for the development of a planned HK$24 billion cultural project.

Almost every blue-chip property developers, including Cheung Kong (Holdings) Ltd. (H.CKH), Sun Hung Kai Properties Ltd. (H.SHP), Henderson Land Development Co. (H.HLD), Wharf (Holdings) Ltd. (H.WHF) and railway-to-property firm MTR Corp. (H.MTH), have indicated their interests to the government.

The exercise was done to gauge market responses for the government. It said actual number of proposals by the submission deadline, before March 19, 2004, may be more than 10 as intending proponents aren't obliged to indicate interest.

The government plans to develop a 40-hectare waterfront site, the so-called West Kowloon Cultural District, into an arts and cultural complex.

While reiterating that the planned development isn't a property project, the government said last month it will allow 70% of the project's total gross floor area be developed for residential and commercial use in order to make the project self-financing.

The government has employed the same financing model before. Construction of the city's railway networks, as well as the Cyberport project, are both being subsidized by income generated from property development.

Architects fear culture will lose out to property
Teddy Ng
18 October 2003
Hong Kong Standard

The Hong Kong Institute of Architects has lashed out at the government over the West Kowloon reclamation, saying it is turning out to be a property development scheme, not the new cultural hub of Hong Kong.

The institute urged the government to set up a West Kowloon Cultural Zone Development Board, which they say should include representatives from the art, cultural and property sectors, as well as legislators and government representatives, to monitor the development of the area.

The government has issued a global tender inviting private contractors to develop the project which covers 40 hectares of land.

Only 30 per cent of the land has been allocated to cultural facilities, while the remaining 70 per cent has been set aside for commercial use to cover the cost of operating the cultural facilities. The government received 10 expressions of interest yesterday. Chief Secretary for Administration Donald Tsang said the government would grant only one developer rights for 50 years to avoid splitting up the project.

However, institute council member Bernard Lim said he was worried that the project would be focusing only on property development as the plot ratio of 1.81 could be altered, allowing contractors to build more commercial premises.

Lim also questioned why the government had decided to award the project to only one consortium.

"This is a large-scale project. How can we be confident that a single developer can handle it well," he said.

Lim said the government could grant the project to several developers in different phases.

To ensure the consistency of the project concept, Lim said a West Kowloon Cultural Zone Development Board should be set up.

Using one developer for cultural hub 'illogical'
Cheung Chi-fai
18 October 2003
South China Morning Post

Architects want an authority to be set up to oversee the West Kowloon project and prevent it becoming a property project Chief Secretary Donald Tsang Yam-kuen has been criticised by the Institute of Architects for his "illogical" refusal to grant the huge West Kowloon redevelopment project to more than one developer.

The group fears the project to transform the area into a cultural hub with museums, theatres and public walkways could simply end up as a cash-driven property project because there are too many ambiguities around the extent of commercial development allowed at the site.

It called for the establishment of an authority comprising all relevant sectors - both public and private - to oversee and scrutinise the $24 billion development of the 40-hectare site.

The institute yesterday said members were unconvinced by the argument put forward by Mr Tsang that it was in the public's best interest to develop the site by a single consortium that will be entrusted to run the site for 30 years.

Mr Tsang cited the need to keep costs down and added that one of the difficulties in splitting the project was the construction of a single roof covering the site.

But the institute said the construction of the world's largest roof, designed by the acclaimed architect Lord Foster, should have nothing to do with the tendering because the roof could be built in phases.

"It is illogical and hard to understand why the project cannot be split. If it is tendered as a single one, there will be just a few competitors bidding for it," said Vincent Ng Wing-shun, a council member of the institute. "The lack of competition will only result in low bids and it is simply equal to selling the bulk of the land at a cheap price. How can we say it is in the interest of the public?"

The institute said the World Trade Centre redevelopment in New York and Docklands in London were both developed in phases by different consortiums.

The group also pointed out that the ambiguities over the scale of residential and commercial developments allowed on the site would affect the eventual size of cultural space available to the public.

It also cast doubt over local developers' expertise in managing world-class cultural facilities.

The government has so far received 10 submissions from consortiums indicating their interest in developing the site.

Bernard Lim Fung-wan, a council member of the institute, said the group did not object to private participation in the project, but the government went to the wrong extreme in its tendering plans for West Kowloon.

"It is such a big swing from the building and running all cultural facilities by the government itself in the past to simply keep its hands off completely," he said. "But there are lots of possibilities in between."

He said the success of the world-renowned Guggenheim Museum in Bilbao, Spain, was the result of both government participation and professional management from art experts.

Cultural hub plans anger lawmaker
Peggy Sito
21 October 2003
South China Morning Post

Chief Secretary Donald Tsang Yam-kuen's efforts to calm fears over the West Kowloon redevelopment have failed to satisfy the legislator representing the real estate sector.

Abraham Razack said Mr Tsang's pledge last week to have Legco and the ICAC involved in awarding the contracts to turn the area into a cultural hub was flawed.

Mr Tsang had been responding to concerns over the amount of control being granted to the consortium that will develop the $24 billion project and be in charge of it for 30 years.

But Mr Razack said: "Legco's role is to monitor the government, but not to award contracts. The government has a central tendering board to select winning bids ... Why should we need ICAC?"

He joined calls for the tender to be split, suggesting separation of the residential and commercial segments, allowing big and small developers to bid. The government could use the proceeds to develop the site's arts, cultural and entertainment aspects, he said.

Mr Razack said he had called a panel meeting for this month in Legco to express his views.

Under Mr Tsang's suggestions, the Independent Commission Against Corruption would be invited to join the committee choosing a sole consortium to develop the project. Developers would meet the government to express their views in December, sources said.

Cultural hub?
22 October 2003
South China Morning Post

Chief Secretary Donald Tsang Yam-kuen has done some tough talking when confronted with property developers opposed to an unprecedented plan to award the multibillion-dollar West Kowloon cultural complex project to a single consortium.

"This is not a real-estate development project. This is not a project for developers, but for public interest," he said.

Mr Tsang was speaking after meeting representatives from the Real Estate Developers Association last week, after the lobby group expressed concern that small-scale developers would be at a disadvantage in bidding for the $24 billion project. It asked the government to consider separating the cultural facilities from the residential and commercial parts of the project.

Last month, announcing plans to invite the private sector to fund, build and operate the project, Mr Tsang said: "We believe if we offer the private sector the chance to finance and build this facility, they will be able to run it more efficiently and with greater flexibility if it is offered as one entire commercial package."

Faced with a runaway deficit, officials have been lured by the idea of giving private enterprise the responsibility of building and operating the cultural complex, meaning the government does not have to dig into the public purse.

In return, the successful bidder will be able to use up to 70 per cent of the 40-hectare site for commercial and residential developments.

Such a move is in line with the goal of the Tung administration to adopt a "small government, big market" approach in running Hong Kong's affairs.

As developers responded with enthusiasm to the lucrative business opportunities which the project will create, the half-empty concert on Monday featuring Jose Carreras and Charlotte Church was disheartening.

The plain truth is that Hong Kong remains a long way from being a vibrant hub of culture, art and entertainment.

Instead, Hong Kong's Canto-pop and film production dominates popular culture in Chinese society. If anything, the disappointing turnout indicates a lack of interest among the populace for classical music.

This is in stark contrast to the heat of the debate over how the $24 billion-worth of contracts should be carved up by private enterprise, which raises fundamental questions about the mammoth project.

With a 30-hectare roof designed by world-renowned architect Norman Foster as its centrepiece, the West Kowloon complex - billed as the "new cultural icon" - is predicted to eclipse even the Sydney Opera House.

The building of first-class infrastructure for cultural events, however, will not necessarily result in an enriched and flourishing arts scene.

Under the self-financing arrangements for cultural facilities, there is also a very real possibility that only programmes featuring popular culture will pass the test of commercial viability.

Defending the idea of a single consortium for the project, senior officials have pledged that the cultural complex will not become "another cyberport". This project has become better known as a property development success, while few people know exactly how it is helping to boost development of information technology in Hong Kong.

Regardless of how contracts are packaged in the future, the West Kowloon cultural complex will be highly valued only when it succeeds in facilitating the development of a rich and diverse arts and leisure scene in the special administrative region.

Modern ink painting might get home of its own in cultural hub
Chloe Lai
23 October 2003
South China Morning Post

The world's first contemporary ink-painting museum may be set up in Hong Kong.

Two developers have been holding discussions with Hong Kong's new Ink Society about establishing a museum to showcase outstanding modern and contemporary ink paintings in the proposed West Kowloon cultural district.

Ink Society vice-chairwoman Alice King announced the proposal at a forum of the Arts Development Council, where representatives of the arts community put forward their suggestions for the West Kowloon project.

She said the society had mentioned the museum proposal to Hong Kong's main developers, and two had shown an interest in getting it off the ground. It would be inappropriate to reveal the names of the developers, she said.

"Hong Kong is at the crossroads between the east and west. A museum displaying the best modern and contemporary ink paintings could help people understand the best of their culture while showing them how to embrace the best of western culture," said Mrs King, who is a sister of Chief Executive Tung Chee-hwa.

"Museums are about exhibitions and collections. Holding an exhibition is never a problem, but where do we get the collections? We don't have the resources to compete for Picasso paintings, but we have the potential and advantages to display the best contemporary ink painting from around the world.

"People don't come to Hong Kong to see western paintings. Many collectors from around the world have told us they would donate to our museum if we had one."

Mrs King, who is also director of the Alisan Fine Arts Gallery in Central, questioned whether the government planned to form a board of directors to oversee museums in the cultural district.

"Any museum in the world has a board of directors. This is essential," she said, adding that board members should be government officials or representatives of the community and business sectors.

Hong Kong Arts Centre executive director Louis Yu Kwok-lit urged the government to come up with a monitoring mechanism as soon as possible.

Developer lashes out at West Kowloon planning
25 October 2003
Hong Kong Standard

A developer has criticised the government's planning of the West Kowloon project, saying it is not a cultural project but a property project like Cyberport.

Ronnie Chan, chairman of Hang Lung Properties, said the government should develop the cultural side of the mega-project but let developers handle the residential component.

"Cultural development is not a responsibility of the business sector. It is better for the government to develop the amenities centre and leave the remainder to private developers," Chan said yesterday.

He said Hang Lung had not been one of the 10 companies to lodge bids for the HK$24 billion West Kowloon Cultural District project.

Chan also revealed that Chief Secretary for Administration Donald Tsang had told developers not to disclose their views on the project to the media.

Chan said this had angered him as Tsang's words had hampered freedom of speech.

The tendering method was fundamentally wrong, as the content of the tender documents was unclear and the indicated 30-year operation tenure was too long, Chan said.

His comments follow the government's insistence that only one consortium would be chosen to develop the entire scheme.

Smaller developers have been pressing the government to split the project so they can also take part.

In inviting proposals for the project last month, Tsang said only one developer would be granted control to "ensure its concept would be consistent".

Chan suggested the 40-hectare site be broken up and auctioned, which would provide the government with the proceeds to pursue the cultural project on its own. He said he had already expressed his opinion to the government.

Chan is not alone in his protest as fellow developers from the Real Estate Developers' Association had attempted to convince the government to open up the project to small developers as well. The West Kowloon project, to be developed on reclaimed land, will include three theatre complexes, a concert venue, four museums, a water amphitheatre and at least four piazza areas.

It is the second time in a week that Chan has spoken out against government policies.

In the company's annual report released on Tuesday, Chan said Hang Lung Properties might invest more on the mainland if government policies remained unpredictable, a reference to government measures to support the residential property market.

Pledge to be tough with arts hub's developer
The official vow is a new attempt to calm fears over the $24b project
Chloe Lai
28 October 2003
South China Morning Post

The government has made another attempt to placate growing opposition to its handling of the West Kowloon redevelopment, saying it will call off the deal if the chosen developer fails to meet its obligations to the public.

There have been calls to divide the massive project among multiple developers, instead of handing it to a single consortium to run for 30 years, as the government proposes. There are also concerns that the goal of the project - to transform the area into a cultural hub featuring museums, galleries and theatres - will be diluted by an all-powerful developer's commercial considerations.

A spokeswoman for the Housing, Planning and Lands Bureau said: "The government can call off the deal even if a provisional agreement has been signed, and there will be very detailed and legally binding requirements on what the project should fulfil in the project agreement so there will be no such thing as the government putting itself in a passive situation in the negotiations.

"The government will only accept a proposal that serves the public interest."

She was responding to the Association of Architectural Practices yesterday, which said the mega-project should be broken down into smaller deals. The association represents half of the 120 architectural firms in Hong Kong.

Association chairman Dennis Lau Wing-kwong said: "I'm not sure if the government has done any homework. It is a very large piece of land and you should be able to break it down into several smaller pieces on construction.

"Imagine how ugly it will be if every building looks the same."

The $24 billion project, due for completion in 2012, will feature the world's largest roof, designed by acclaimed architect Norman Foster, covering most of the site. Would-be developers have until March to submit their ideas, but there is no fixed timetable for the subsequent tendering process.

Mr Lau said the government should form a committee with representatives from the cultural and arts sectors and the community to decide which cultural facilities Hong Kong needs. "The government has the Norman Foster concept, but did it ever consult the artists and people from the cultural sector on what they want it to be? The master plan of West Kowloon has been decided(hellip) But the result may not be what the city wants," he said. "We should start to whole process from the beginning. This is the last major piece of land we have left in Hong Kong - our city cannot afford mistakes on this project."

Earlier this month the government offered to involve the Independent Commission Against Corruption in the tendering process, and said the Legislative Council would have to approve the decision. This was also an attempt to calm fears about the power being granted to a sole developer.

Empower the people on land development
29 October 2003
South China Morning Post

Stakeholders must forge a planning process that is more transparent and truly representative As land prices in Hong Kong reach historic low levels, the way land is used is being debated more stridently than ever.

The Hong Kong planning scene is now characterised by confrontation. Long Valley, Route Seven, Route Ten, Wan Chai Reclamation, South East Kowloon reclamation, Central Reclamation and the West Kowloon Cultural District have generated controversy to a level previously unseen in the construction and development sector.

Non-governmental organisations (NGOs), green groups and the mass media have put a stop to developments which are seen as environmentally unsustainable by one side and economically beneficial by the other.

Many NGOs and civil societies are supported by the middle class, who are sympathetic to their values. The same middle, professional and managerial class is getting increasingly vocal, is not afraid of protesting in the streets, and is impatient for what it perceives as mismanagement on the part of the government.

Hong Kong was one of the few colonies which, at the end of the British rule, did not see power delivered to aspiring members of the middle class.

Power to determine land use, arguably still the most precious resource in Hong Kong, is still largely in the hands of the government and the few large land-owning interests.

It is not difficult to understand the anger felt by the professional and managerial class, many of whom are suffering from negative equity in land or property.

This trend for open confrontation and obstruction will worsen. We have seen projects shelved and delayed, writs being served, smear campaigns, criminal intimidation, strong words from the Real Estate Developers' Association, and a rebuttal from Chief Secretary Donald Tsang Yam-kuen.

The gross construction floor area in the private sector being approved by the Building Department has fallen to an all-time low. And in the end we all suffer. What is needed urgently is not only more sensitivity to values such as sustainability and cultural diversity but something deeper, which allows decisions on planning and land policies to be made with consensus in the community.

Can we build platforms on which planning issues are discussed widely, openly and rationally, long before plans are fixed? Many planning professionals were surprised by how many accusations from both sides of the central reclamation camps were based on ignorance or misunderstanding. How did we end up this way after years of so-called public consultation?

Step one, we must change the way planning issues are explained to the people of Hong Kong. The present format of highly technical reports is too complex even for many professionals. Even professional institutes can get consultation fatigue as a result of the heavy tomes being delivered to them constantly.

At the other extreme, the propagandist announcement of public interests (API) and leaflets are strong on rhetoric but too lacking in substance to be credible to anyone. If television channels and museums can explain astrophysics theories to the public in a clear manner, why are we still struggling to clearly explain a waterfront promenade?

If the government blames the green activists for fooling the public, it must act to equip the public to understand for themselves, not as an afterthought or only when there is a crisis, but from day one.

Step two, the government must forgo the colonial habit of talking behind closed doors to a few chosen interest groups, relying on a few organisations to reflect or control community opinion. The events unfolding in the past few months show that many of these organisations, green groups included, are out of touch with the middle class and the grass roots sentiments in Hong Kong.

In the case of the central reclamation, public sentiment moved too fast for traditional institutions and civil societies to catch up.

Many NGOs and green groups remained silent throughout the saga; some of them still cannot believe that the deal they reached with the government could be unacceptable to the public.

Discussions and consensus-building for any major infrastructural and building development must be conducted on a wider scale, proactively inviting and enabling involvement from all the stakeholders.

The government must be prepared to conduct discussions - in forums and in the mass media, on the streets and in the alleys of our city. It should equip its staff in the art of participatory planning and consensus-building.

The Economist last week rated Hong Kong the richest territory in the emerging market, on a purchase power parity basis, with per capita income of more than US$26,800 per annum, higher than Japan, Germany and Britain.

Now the new reality: planning fiascos will not stop unless there is a higher degree of power sharing with the middle class and consensus-building within the community. People of Hong Kong deserve and demand it.

West Kowloon bids draw fire
Ernest Kong
31 October 2003
South China Morning Post

A disagreement between developers over the West Kowloon redevelopment project intensified yesterday after Cheung Kong (Holdings) said it supported the government's plan to award the venture to a single consortium.

Small to medium-size developers, such as Hang Lung Group, have criticised the government for its redevelopment plan after Chief Secretary Donald Tsang Yam-kuen said the $24 billion project would be awarded to one consortium rather than splitting it between individual tenders.

A day after Henderson Land Development said it had submitted a proposal for the project, Cheung Kong deputy chairman Victor Li Tzar-kuoi confirmed his company's bid. He said Cheung Kong supported the government's plan for the redevelopment. "It's a government project and we will follow the government's decision," Mr Li said, adding the project would continue regardless. Mr Li said the project, which would have theatres, museums and an art exhibition centre, should not be regarded as a real-estate project.

However, smaller property players are arguing that the project, with a major portion designated for property development, should be treated as a real estate project.

They have urged the government to sell the real-estate portion of the redevelopment through a public tender and use the money to fund the cultural and entertainment facilities.

Legislator Abraham Razack, who represents the real estate sector, said the government had made "no genuine attempt to include small bidders" in the project.

"According to the government's bidding tender, a qualified bidder should have developed at least one project that involves more than $3 billion in construction costs in the past 15 years," Mr Razack said.

"The construction cost for the first phase of the Convention and Exhibition Centre was only $2.7 billion.

"Only Cheung Kong, Sun Hung Kai Properties and Swire Properties would be qualified as bidders under such harsh requirements."

CS's Speech
Saturday, November 8, 2003
Government Press Release

Following is the speech (English only) by the Chief Secretary for Administration,Mr Donald Tsang, at the First Workshop on a Sustainable Development Strategy for Hong Kong this morning (November 8):

Good morning ladies and gentlemen and friends,

What a way to spend a Saturday morning. I want to thank all of you for taking precious time out of your busy schedules to join together for this morning's workshop. For many of you, coming to the office on a Saturday morning is a regular part of your working week. For others - although I guess not many - a more leisurely Saturday morning may be the norm. But I hope that today's event will be something of a new experience for all of us. I am sure you will find this workshop useful and helpful, and hopefully stimulating too.

Today marks the first step in the process of building a Sustainable Development Strategy for Hong Kong. The task of advising how to put together this strategy has been entrusted to the Council for Sustainable Development, which I chair, in particular to the Council's Strategy Sub-committee, under the leadership of Edgar Cheng.

In a few moments, Edgar and his team will brief you on the background of this task, and on what we hope to achieve at this morning's workshop. But before that, I would just like to take a few minutes to explain why you have been invited here today, and why your commitment is so important to the process of defining how to create a sustainable future for our society.

The concept of "sustainable development" is not easy for many people to grasp. But the core of this concept is simple enough - and that is, a concern for the well being, not only of this generation, but also of future generations. To be sustainable, we must ensure that we provide for a quality of life that will continue to make us proud to call Hong Kong our home.

For Sustainable Development to work, this message needs to be understood and embraced by the whole community. And here lies the big challenge. The principles of sustainability require every one of us to seek ways of living that will enable us to enjoy a healthy, prosperous and just society, where people can balance the aims of creating wealth and pursuing personal development with a respect for the natural environment and pride in our cultural heritage.

To help bring this vision closer to reality, the Council for Sustainable Development has set itself the task of bridging the views of the community and the Government, in such a way as to develop a shared perspective on how to make Hong Kong a truly sustainable city. That is why we have invited you here today, as opinion leaders, as community leaders, as captains of industry and concerned citizens from various sectors, to help us design a process for engaging the community in building a strategy for sustainable development. We believe the object is clear. We believe that we need the help of all of you to tell the best ways to engage the public, to find a way to develop this strategy.

This is not a task that the Government could - or should - perform on its own. We will not be able to build an effective strategy for a sustainable Hong Kong unless we engage the public first-hand in this process. The Council is committed to working in partnership with both the community and the Government departments to ensure that our strategy will not only represent the concerns of the public, but will also be implemented.

Edgar and his team will explain to you clearly and concisely the Council's initial proposals for the engagement process that will form the foundation of this strategy. They will take you through the key steps in the process, and will invite you to debate these processes, and to suggest alternatives and improvements. We do have a completely open mind on this.

But today's workshop is about more than simply defining a participatory mechanism for engaging the community. Rather, it is a crucial first step towards harnessing the views of the community on their priorities for Hong Kong's future, and on how we should address these priorities.

The task before us is to reach out to the various sectors and strata of our society and to identify common concerns that emerge from the debate on our future. Following this workshop, the Council will carefully assess the views expressed here before advising on how best to proceed with the main thrust of the work.

We are very much aware that there is no single set of views or values within the community. As with any other large and economically advanced city in the world, there are differences of opinion and outlook. But a diverse society does not mean a divided society. On the contrary, we must recognise the freedom to express and promote alternative views is one of Hong Kong's greatest enduring strengths. And in the process, everyone must try to ensure all of these competing or complementary views and opinions are discussed in a rational and objective manner, and that there is a mutual respect for different views as well.

There are several issues currently attracting considerable public attention. The reclamation of the harbour, for example, is undoubtedly an important issue that also relates to sustainable development. In this case, it involves striking a balance between two very legitimate societal interests: protecting the harbour on the one hand, and, on the other, providing the infrastructure needed to divert traffic away from the congested Central business district. We have been criticised for sticking to established practices in trying to balance these competing demands. But when we look for solutions, our main concern is to find those solutions that serve the best interests of Hong Kong in the long term.

Similarly, there are times when we have tried a new approach to tackle a particular issue. This, in turn, has led to debate about whether we would be better to stick to old, established practice. Our plan to create a world-class arts, cultural and entertainment district at West Kowloon is a recent example. The government has proposed a new approach, and that is to ask the private sector to design, build and operate these major cultural facilities. Apart from financial resources, the other reason we have chosen this approach is to make good use of private sector experience and innovation in bringing this magnificent project to life. We want an iconic development, and a rich and vibrant cultural district, that is a great asset for everyone in Hong Kong. Not only for now, but for our future generations, were wish this district to contribute towards a sustainable balance in our way of life - a district built and managed in such a way that will not necessarily follow a Government-imposed model, but will represent what the world can best offer. We believe that the private sector has the talent, the creativity and the flexibility to provide this breakthrough.

Understandably, novel architectural and artistic projects always generate heated debates round the globe. Hong Kong is no exception. If I remember, the entrance pyramid at the Louvre, the Opera House in Sydney and close at home, our striking HSBC headquarters, the BOC building, as well as our now-famous international airport suffered intense public criticisms in their early days, without exception. We reckon that to make this project of a cultural district truly sustainable, we must fully engage different sectors of the community. That is why the Government is now taking proactive steps to reach out to a wide cross-section of sectors-planners, architects, arts and cultural groups, estate developers and interested groups in the community. We would like to hear their views and to work with them to make this project the great success we want it to be. And I want to stress that this project does not mean and will not just benefit one sector. It must benefit the community as a whole, and not for this community now, but this community and its future generations. And this will be the overarching consideration when we assess the development proposals submitted by the proponents in the next few months. I hope that all concerned can work together to make this project a great success that will be an enormous asset for the people of Hong Kong for many years to come.

This brings me back to the theme of today's workshop, which is the engagement process that is intended to help us gather and organise the diverse views of our community into a shared vision of Hong Kong's development. As this process unfolds, we will no doubt hear a wide variety of opinions that will challenge established practice and propose alternative ways of improving the quality of our lives. We welcome this input, in the knowledge that it conveys a sense of deep and lasting concern for Hong Kong's future development.

Before I hand over to Edgar, I would like to end by noting that today's workshop offers an opportunity for us all to make a commitment to future generations. That commitment will come through a process of partnership and involvement that will help make Hong Kong a truly sustainable society.

I thank you all for your commitment to this endeavour, and I look forward to working with you in the future to build a Sustainable Development Strategy for Hong Kong.

Thank you.

West Kowloon project may escape scrutiny
Zoning plan will give consortium free hand in development.
Chloe Lai
11 November 2003
South China Morning Post

The government is trying to bypass the Town Planning Board in developing the massive $24 billion West Kowloon cultural district.

In the first case of its kind, the government has put forward a zoning plan that lists most aspects of the proposed cultural district as works that do not require the board's approval. They include hotels, residential blocks, commercial complexes and museums.

If the government effort succeeds, the single consortium that wins the bidding for the project will have a free hand to build whatever it likes, and in whatever manner, without Town Planning Board scrutiny, once it concludes a deal with the government.

The board monitors urban development and normally has an oversight role in all but the most minor aspects of building projects.

Five developers have raised objections to the zoning plan, and they will be heard at a closed-door hearing next month with representatives from the government and the board.

It is understood that the developers, including Sino Land, K. Wah International, Hang Lung and the Real Estate Developers' Association, have vigorously opposed the government's approach to the project.

Chief Secretary Donald Tsang Yam-kuen announced in September the contract to build a world-class cultural hub would be granted to a single consortium for 30 years.

The attempt to bypass the board has faced strong opposition from architects, planners, artists and academics, who say that without scrutiny the project could become a "developer's colony".

The Real Estate Developers' Association and several small developers also oppose the plan. The government gazetted the zoning plan for the 40-hectare site on July 11. It listed most facilities to be built under the category of "column one" of "other specified uses" of the Town Planning Ordinance. Board approval is required for column two, but not column one, items.

Only a few of the works in the West Kowloon project, such as a helicopter landing site and marine and petrol fuelling stations, were put on column two.

In similar developments, such as Cyberport, most of the works are listed under column two, needing board approval.

A board spokesman said 11 objections were received to the zoning plan: five from developers, four from non-government groups and two from individuals.

But the Planning Department said the zoning plan was appropriate since a "tailor-made" approach was needed for the massive project.

The Hong Kong Institute of Planners warns that the plan could enable the project to bypass all statutory monitoring mechanisms.

"This is very dangerous," institute vice-president Roger Tang Man-hung said. "It means the future of West Kowloon will be entirely a deal between the government and the developers. And once they set the deal, nobody can raise any objections."

Planners will vet Kowloon contract
Chloe Lai
12 November 2003
South China Morning Post

But they will not be consulted on any changes to the project's master plan The government will seek Town Planning Board approval before signing any project agreement with the consortium that wins the massive $24 billion West Kowloon cultural district bid, government officials announced yesterday.

But the board will not have a role when the consortium amends the project's master plan, if the proposed zoning plan is approved. In that case, developers will need to negotiate only with the government, the officials said. In most projects, developers cannot amend a project's master plan without Town Planning Board approval.

Critics warned of serious and far-reaching implications as the government downgraded a requirement for planning board oversight to a mere administrative procedure, restricting the board's role in the project.

The South China Morning Post yesterday reported that the government is attempting to bypass the Town Planning Board by listing most aspects of the proposed cultural district as works that do not require the board's approval. That includes hotels, residential blocks and commercial complexes.

Eleven objections have been filed with the board, expressing concern over the absence of control and monitoring mechanisms for the project. The deal is twice the size of Cyberport and will be granted to a single consortium for 30 years.

A spokeswoman for the Housing, Planning and Lands Bureau sought to defend the move, saying the planned arrangement for West Kowloon still involved the board but also allowed flexibility.

The controversial project will be raised at Legco this afternoon, and in two weeks Democratic Party lawmaker Wong Shing-chi will table a motion debate urging the government to extend the tendering period and conduct a genuine public consultation on building the cultural hub.

Mr Wong said: "The government's game plan is outrageous. By restricting the role of the Town Planning Board, it can virtually do anything it likes with the developers. It can use the same tactics to hand over the free-trade zone on the Hong Kong-Shenzhen border to a developer so long as someone agrees to take it over.

"With the same tactics, it can actually franchise Hong Kong to a developer. And it is changing the way Hong Kong plans for its development."

The vice-chairwoman of the Conservancy Association, Betty Ho Siu-fong, said: "The role of the Town Planning Board on approving urban planning is a statutory requirement under the Town Planning Ordinance. But the way the government is doing this turns a statutory requirement into an administrative procedure and puts everything under the government's mercy."

The vice-chairman of the Hong Kong Institute of Planners, Roger Tang Man-hung, said: "With a plan as massive as this one and a project that runs for 30 years, there will be many, many amendments. It is impossible to leave it entirely in the hands of the government and the developer alone."

Assistant professor of social science at Hong Kong University of Science and Technology, Ma Ngok, said the government's approach was "very developer-oriented".

New cultural mecca or another Harbour Fest?
12 November 2003
South China Morning Post

The Harbour Fest was supposed to be a major image-booster for Hong Kong after the Sars crisis. Yet it turned out to be a chaotic project, which could cost taxpayers $100 million, and has eroded public confidence and tarnished the city's image.

On the face of it, the organiser's lack of experience, the short time frame in which to set up the concerts, and the volatile nature of the stars are to blame. Beneath these, lie more fundamental and bizarre defects.

A quick-fix mentality seems to have prevailed within the government. Despite the soaring fiscal deficit, government ministers, including former financial secretary Antony Leung Kam-chung, seemed only too happy to spend lavishly on post-Sars publicity, including the Harbour Fest, to the order of $1 billion.

All the normal rules regarding government contracting out and assignment of rights to government activities were bent when the American Chamber of Commerce was given the exclusive rights to organise the Fest through a private firm set up by its chairman and his wife. This was despite their lack of expertise or experience in show business. Even the public relations firm hired to help was only set up solely to accept contracting by Amcham.

No senior officials raised any questions about such irregularities. The project was treated as an entirely "private" business, even though it was predominantly underwritten by government funds. With InvestHK chief Mike Rowse, and the new Financial Secretary, Henry Tang Ying-yen, repeatedly getting the details of the project wrong, and some of the crucial facts only being exposed under media pressure, one wonders if the government takes seriously responsibility for public expenditure.

All the virtues of public-private partnership, favoured by most governments, cannot be used to justify such a blatant absence of accountability. As this saga ends, public suspicion is growing over another, much larger project. Architect's groups, cultural and planning organisations, and some developers, have criticised the government for its intention to award the West Kowloon cultural district project to one developer - even though it will be open to tenders from everyone. By taking this approach, instead of inviting multiple developers to participate in contracts for different parts, the government stands accused of favouring the city's biggest developers.

On the surface, the single-developer approach cuts the government's chores. Chief Executive Tung Chee-hwa promised in his 1999 policy address that a major performance venue would be developed on the West Kowloon reclamation site, with world-class facilities to make Hong Kong the events capital of Asia. In these times of fiscal restraint, however, the government prefers a quick-fix solution of contracting out the whole project to a major developer that will finance the construction and operation of the cultural parts of the development by income generated from the profit-making commercial components.

The same mentality was behind the Cyberport project, awarded by private treaty in 1998. Acclaimed as Hong Kong's version of Silicon Valley, it has turned out to be essentially just another property development. The government has to learn from the Harbour Fest's problems of a lack of transparency, accountability and community ownership.

Many in the cultural and performing arts community wonder why the government can be so sure that developers in Hong Kong know enough about the arts not to sacrifice design and quality for business interests and profit. Harbour Fest is seen as a bad example of public-private partnership, leaving many to dread the prospect of having Hong Kong's future cultural landmark put in the hands of an inexperienced private-sector partner.

It is not as if the government has been great on design - the cultural centre and the central library have both been criticised. But if Hong Kong is to have its own Guggenheim or something comparable to Singapore's Esplanade, the government should not discard its important steering role. The public's role has to be expanded, not contracted.

The use of commercial development profits to finance the cultural site, as a self-funding deal to secure completion within a short timeframe - without getting bogged down by red tape - is attractive. But by over-emphasising the developer's role, the government has put the project into the classic mode that most developers in Hong Kong are most familiar with.

There are alternatives. The cultural and commercial parts of the West Kowloon project can be separated. Hong Kong can follow Singapore in setting up an institution of a public character, which can receive tax-deductable donations. Or it can adapt its home-grown corporate model used to construct and operate the airport on principles of financial prudence.

A cultural corporation or consortium on the public-private partnership basis can be established - with government contributing the land premium and some development rights, and private investors contributing the development monies - but also incorporating local planners and cultural groups. This corporation can take full responsibility for planning the project, calling in worldwide bids for its various parts to ensure fair competition - and getting the best. The corporation should continue to manage the facilities, through a professional management arm.Anthony Cheung Bing-leung is a professor of public administration at City University of Hong Kong and chairman of SynergyNet, a policy think-tank.

Fostering a culture of transparency
12 November 2003
South China Morning Post

The development of a landmark cultural hub on the prime harbour-side site in West Kowloon is one that, it might be thought, would require the highest levels of public scrutiny.

We need only consider the vast scale of the project and its importance to our city to appreciate the public interest involved. This is the last large piece of land by the harbour to be developed. The aim is to turn it into a magnificent cultural icon. And it is all to be made the responsibility of a single developer.

So the government's decision to restrict the ability of the Town Planning Board to intervene is a matter of concern. The government achieved its aim through a remarkably simple device. The whole 40-hectare site has been zoned under the catch-all category "other specified uses". This was apparently proposed by the board. But most of the many different types of work to be carried out have then been listed in a column that exempts them from the board's scrutiny. These include residential blocks, hotels, commercial complexes and museums. The effect will be to give the developer who ultimately wins the tender virtually a free hand in deciding which bits to put where.

The board is to consider objections to these arrangements from five developers, and it will then vote on a final plan. If this is approved, that will be the end of the board's involvement. Changes could later be made without it being involved.

The developer, it seems, will be spared the bother of many troublesome and time-consuming applications. This manoeuvre will, no doubt, make the project all the more attractive to the developers who intend to bid for it, speeding up the construction process and giving the winner the greatest flexibility in deciding how to go about it.

Regrettably, it will also make entire process less transparent and remove some of the usual avenues for public participation and scrutiny. It creates the impression that the government might be lining up a sweetheart deal with a favoured developer.

The decision to give the project to a single consortium was itself controversial. And the requirements bidders must meet are so strict they effectively exclude all but the biggest companies. Letting the successful developer largely avoid board scrutiny fits the pattern. It is all beginning to threaten the project's credibility.

The board has been much maligned of late, mainly because of its approval of controversial reclamation projects. This statutory body is perceived to be sympathetic to the government's wishes, which is not surprising given that its chairman and vice-chairman are both officials. The procedures it uses are outdated and in need of reform to make it less secretive - and more accountable to the public.

However, the board does perform an important public function in scrutinising development proposals and exercising a measure of control over town planning. Some of our biggest companies have, in recent times, seen their plans rejected by the board. As well as officials, its members include academics, business people and environmentalists. It should have a key role to play in monitoring the plans for West Kowloon.

Even the Cyberport contract, which was awarded without going through the usual tendering procedures, was largely subjected to the board's scrutiny.

Giving the private sector full responsibility for the West Kowloon project is an ambitious and admirable attempt to save public money. But giving it to a single developer means that company will enjoy a great deal of power. The tendering process must be fair and transparent - and there should be no preferential treatment for the successful company.

This is a project in which the Town Planning Board must be fully engaged.

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Tsang hits out in row over arts hub plan
Chloe Lai and Ernest Kong
13 November 2003
South China Morning Post

The chief secretary yesterday added to the controversy over the West Kowloon cultural district by alleging that some property developers had resorted to lies in their efforts to kill the $24 billion project. A lawmaker accused Donald Tsang Yam-kuen of smearing developers.

Mr Tsang made his comment during questions in the Legislative Council about the planned arts hub and the proposal to award a 30-year tender for it to a single developer.

He said: "Since the beginning of the project, many people have wanted us to give up the plan. Many corporations and developers give the government enormous pressure, they use their financial power to press the government, some tease us and some even lie to switch the focus (of discussions)."

Non-affiliated lawmaker Abraham Razack, who represents property developers, criticised the chief secretary for smearing developers. "If he has an allegation, he should (say) who lied so people can defend themselves. It is very unfair," he said, adding: "The Real Estate Developers Association cannot agree to the government's arrangement."

Mr Tsang announced in September that the 40-hectare project would be granted to a single consortium to build and operate. Small developers said that would exclude them from bidding, while academics, architects and planners said it would turn West Kowloon into a "developers' colony".

Mr Tsang said the government would call off the tendering process if no developer came up with a satisfactory proposal.

He also said the cultural sector had been consulted. But Mr Razack retorted: "You said you're listening, but you neither accept the views of the cultural sector nor those of the developers. You only insist on your own plan."

Public is being misled on cultural hub, tycoon says West Kowloon scheme is fundamentally wrong
Chloe Lai
14 November 2003
South China Morning Post

Public is being misled on cultural hub, tycoon says West Kowloon scheme is fundamentally wrong, says Hang Lung chairman.

A property tycoon says the government is using "cheap methods to mislead the public" after the chief secretary claimed developers were resorting to lies to kill the $24 billion West Kowloon cultural project.

Hang Lung Group chairman Ronnie Chan Chi-chung also criticised the government for trying to "frame" people and distorting the facts about the massive development.

Describing the cultural project as "fundamentally wrong", Mr Chan said the city's most important arts and cultural facilities should not be operated by a property developer.

Chief Secretary Donald Tsang Yam-kuen made the allegation in the Legislative Council on Wednesday as he discussed the proposal to award the 40-hectare project to a single developer for 30 years.

Mr Chan said this proposal was not reasonable.

"The whole thing is a matter of principle. This tender would have a structural problem. I have never in my life seen a tender as open-ended as this one," he said.

"On one hand, it's very loose - nothing (about the development details) has been decided and (the developer) can negotiate everything with the government. I really can't see how the selection could be fair.

"But on the other hand, it is very restrictive and unreasonable (with its one-developer limit). Only four or five developers, including us, have the ability.

"It is also very irresponsible of the government to mislead the public. It says you can form joint ventures to bid for the project (while) actually making the joint venture impossible.

"They talked about developers ignoring public interest. But who is the public? The arts and cultural groups do not agree with the government, the professionals oppose the plan and developers also don't like it."

Mr Tsang told Legco on Wednesday that big businesses and developers were putting pressure on the government to give up the plan, and some had resorted to telling lies about the project.

He also said it would be risky if the government broke the massive project into several pieces, insisting the only feasible option was for the tender to be granted to a single developer.

Small and medium-seized property developers are outraged that the project will go to one developer and that the only way they can take part in the development is to form a joint venture.

They are also upset with the so-called "joint and several guarantee" under which every partner in a joint venture would be held equally liable regardless of the size of their individual investments.

Bidders are required to have developed at least one project involving more than $3 billion in construction costs over the past 15 years. But the developers pointed out that the construction costs of a project as large as the first phase of the Convention and Exhibition Centre was only $2.7 billion.

Mr Chan stressed that developers could not agree with the government's tendering process.

Kowloon project's financing under fire
Quinton Chan and Chloe Lai
17 November 2003
South China Morning Post

The government's 'barter arrangement' for building the planned cultural district may breach accounting rules, say critics The government is bypassing normal funding arrangements for building the West Kowloon cultural hub and may be breaching its own accounting rules, critics warn.

Legislators and the head of the Association of Chartered Certified Accountants (ACCA) say the controversial plan does not follow the normal funding arrangements for capital works projects. They say approval for the $24 billion scheme should be obtained from the Legislative Council's finance committee.

A government spokeswoman said the West Kowloon project was not public works, but "facilities to be used by the public". Therefore, Legco approval was not needed.

Chief Secretary Donald Tsang Yam-kuen announced in September that the 40-hectare site would be given to a single consortium to operate for 30 years. The winning bidder would use income from property sales to fund the construction of cultural facilities, such as theatres, museums and libraries.

The plan has been opposed by some small property developers who would be excluded from taking part in the development.

Zoning plans for the site, which would take the project beyond the scrutiny of the Town Planning Board, have also been criticised. And non-government organisations, lawmakers and cultural groups have voiced fears that the site could be turned into a "developer's colony".

Now, it appears the arrangements may also breach a government accounting principle known as "hypothecation of revenue".

Under the principle, derived from section four of the Public Finance Ordinance, all government revenue should be credited into the Treasury before it is used and all expenditure should come from the Treasury accounts.

Critics say the West Kowloon case does not follow these rules because the value of the land is being redirected to the developer to cover the project's costs without going through the Treasury accounts.

While the ordinance applies to all public works, it also stipulates that the financial secretary can decide what constitutes public works.

ACCA president Leo Lee Chi-ming said the government should first sell the land in West Kowloon and then use the money to fund construction of the cultural district.

"The government has made the project a barter deal and it is problematic," Mr Lee said. "It should separate the project's accounts on income and expenditure. For a project of such scale, the government should also seek approval from the Legislative Council."

The chief secretary said in Legco on Wednesday that if the West Kowloon site were put up for auction, the revenue raised might not be able to fund the cultural district because of the budget deficit.

A senior government official, who would not be named, also said the present plan may have breached the accounting principle.

"The present arrangements have deprived the Legislative Council's right to scrutinise the project. If this is the case, then many other government projects could also bypass Legco."

Democratic Party chairman Yeung Sum said the government must suspend the plan and conduct a genuine public consultation.

"This project involves no government expenditure and there will not be any legislation. The rules of the game are designed to bypass Legco and leave us unable to have any checks and balances."

The government was criticised by the director of audit in 1996 for violating the principle in a deal with Cathay Pacific for the construction of VIP lounges at the former Kai Tak airport. Cathay built the lounges and was given free use of them for a period to offset the cost.

But the government, in a reply to the auditor's report, said the financial rules should be flexible.

A Housing, Planning and Lands Bureau spokeswoman said last night that the West Kowloon project and the VIP lounge issue should not be compared as they were different. She also said a similar concept had been adopted in two public-private partnership leisure projects in Kwun Tong and Tseung Kwan O.

the renderings looked awesome! :eek:

LCQ4: West Kowloon Cultural District
Wednesday, November 19, 2003
Government Press Release

Following is a question by the Hon Albert Ho and a reply by the Secretary for Housing, Planning and Lands, Mr Michael Suen, in the Legislative Council today (November 19):

Question:

It has been reported that, to tie in with the development of the West Kowloon Cultural District, the Town Planning Board announced amendments to the draft South West Kowloon Outline Zoning Plan ("OZP"), under which a whole lot of some 40 hectares of land will be rezoned at one go from the previous "Specific Uses" to "Other Specified Uses" annotated "Arts, Cultural, Commercial and Entertainment Uses" without restrictions on height and floor development. According to the Invitation for Proposals for the development of the Cultural District, the authorities have decided that a number of core cultural facilities will be built there. They include a theatre complex, a performance venue, a museum cluster, an art exhibition centre, a water amphitheatre and at least four piazza areas. The purposes and sizes of these facilities have already been listed in detail. The authorities expect that the facilities will start operation by phases from 2010 onwards. In this connection, will the Government inform this Council:

(a) of the total number of submissions received since the announcement of amendments to the OZP and the number of those objecting to the rezoning; the sectors to which the opponents belong and their grounds of objection;

(b) of the criteria for determining to rezone the whole lot of the above land to "Other Specified Uses", and whether the authorities have ensured adequate planning control over the land; if so, of the details; if not, the reasons for that; whether the authorities will rezone the land to "Comprehensive Development Area" in order to regulate its development parameters and density; if so, of the progress; if not, the reasons for that; and

(c) of the measures in place to avoid these core cultural facilities being considered unsuitable or outdated after having come into operation, or not being welcomed by the public and local cultural organizations?

Reply:

Madam President,

As the Chief Secretary for Administration explained in his reply to Mr James Tien's question in this Council last Wednesday, the Government wishes to see the West Kowloon Cultural District developed into a world class integrated arts, cultural and entertainment area so as to enrich the cultural lives of our people and offer tourists a chance to sample the blend of Chinese and Western cultures here. Experience tell us that to break away from the conventional practice of having arts and cultural facilities operated and managed by the Government, we must draw on the commercial know-how of the private sector as well as the expertise in the cultural sector in developing the project. Also, our fiscal deficit makes it impossible for us to allocate huge funds for building new major arts and cultural facilities. It is encouraging that we have received eleven indications of interest in submitting development proposals.

The project is first and foremost a world class arts and cultural development. It will only be allowed to proceed if the proposal concerned meets our requirements and expectations in this respect. We will, however, allow an appropriate amount of commercial development to attract the private sector and approach the project as a single package to achieve a properly integrated development. In looking to obtain the most feasible and viable proposal, we have only specified in the invitation document our minimum requirements, and provided a baseline development scheme for reference. This would allow proponents as much flexibility as possible for innovative development planning. Yet, the canopy covering most of the site imposes certain limitations, whatever development is proposed. Taking all these factors into consideration, the Town Planning Board has decided to have the site zoned for "Other Specified Uses", namely, arts, cultural, commercial and entertainment uses.

Turning to the three parts of Mr Ho's question:

(a) The Town Planning Board has received 11 objections to the amended draft South West Kowloon Outline Zoning Plan (OZP). The objectors include local individuals, property developers or consultants acting on their behalf, public transport body and concern groups. They all object to the "Other Specified Uses" annotated "Arts, Cultural, Commercial and Entertainment Uses" zoning in the OZP. The objectors are mainly concerned about the lack of development controls regarding building height, development intensity and possible visual impacts and whether the "Other Specified Uses" zoning is appropriate. Other concerns include the possible adverse traffic, environmental and noise impacts that may arise from the development of the arts and cultural district.

(b) As I explained in my introductory remarks, the "Other Specified Uses" zoning is to reflect the intention of planning and developing the site in an integrated manner. I stress however that such zoning does not mean that there will be little or no planning control on what can be built on the land. Quite the contrary, in fact. When the Town Planning Board decided to zone the site for "Other Specified Uses", the Government agreed to submit the preferred development proposal to Town Planning Board members for consideration and consultation before the proposal is submitted to the Chief Executive in Council for approval to enter into the Provisional Agreement. Also, once the Chief Executive in Council has approved a development scheme for the site, the maximum permitted gross floor area and the plot ratio decided upon will be stipulated in the Provisional Agreement to be signed between the Government and the successful proponent. These parameters will then be carried forward into the Project Agreement and the land grant, which is legally binding. We will also provide in the Provisional Agreement and Project Agreement for these parameters to be included in the statutory OZP to specify the development mix and density, including gross floor area, plot ratio and height limit. If the proponent wants to amend any of these aspects of the development plan, all the statutory town planning procedures for approval by the Town Planning Board will have to be followed. Therefore, we do not intend to zone this as a "Comprehensive Development Area".

(c) Under the Invitation For Proposals, proponents are required to propose, in relation to the core arts and cultural facilities, modes of governance and operation which, among other things, will enhance the long term cultural development of Hong Kong, attract public support, provide assurance that the facilities will be run in a financially responsible and publicly accountable manner and involve participation by persons of standing in the community and experts in the relevant fields. These requirements will enable both the Government and members of the arts and cultural community to play roles in providing input to and monitoring the governance and operation of the core arts and cultural facilities, thereby ensuring that standards of operation are maintained to the satisfaction of the community.

Town Planning Board maintains West Kowloon Cultural District zoning
Friday, December 12, 2003
Government Press Release

The Town Planning Board today (December 12) considered the objections to the amendments of the draft South West Kowloon Outline Zoning Plan in relation to the West Kowloon Cultural District and decided to uphold the amendments.

The Town Planning Board has received 11 objections since the area earmarked for the cultural district was rezoned to 'Other Specified Uses' ('OU') annotated 'Arts, Cultural, Commercial and Entertainment Uses' on July 11, 2003.

Ten of the objections relate to the planning and development issues of the cultural district project. The main concerns of the objectors are on the appropriateness of the 'OU' zoning; the planning control for the district; the role of the Board in the development process of the project; and the impacts on nearby developments.

After careful consideration of the objections, the Board decided that there was no need to propose any amendment to the Plan as the concerns of the objectors had been addressed.

"Members are of the view that as the planning intention is to facilitate the development of the site into an integrated arts and cultural district together with other commercial and supporting facilities, the rezoning of the district to 'OU' annotated 'Arts, Cultural, Commercial and Entertainment Uses' is appropriate," a spokesman for the Town Planning Board said.

Given the scale, nature and development time span of the area, the OU zoning is needed to allow a greater degree of design flexibility for the proponents to come up with the best proposal. Such zoning has been adopted before as in the case of the development of the new airport at Chek Lap Kok, the industrial estates and the container terminal, he said.

The Board was satisfied that since the majority development in the district would be covered by the distinctive canopy, thereby limiting the building height, development intensity and overall built-form of the district would be under effective control. In addition, the same amount of open space originally proposed in the previous version of the Plan will be provided in the development of the cultural district.

As far as impacts on surrounding developments are concerned, the Board was satisfied that the project proponent is required to carry out detailed technical assessments to ensure that the project will be sustainable in traffic, environmental and infrastructure terms.

In deciding on the 'OU' zoning, the Board had the clear commitment from the Government that the Board would be consulted at various stages of the selection of a preferred development scheme. The Board also noted that the Government had repeatedly re-affirmed such an undertaking at Legislative Council (Legco) meetings and in public recently.

The Board noted that members of the public could give their views as Legco would be consulted on the preferred development scheme, before its final approval by the Chief Executive in Council. To enhance consensus building within the community, the Board urged the Government to consult the public at every key stage of the selection process. This would in effect allow maximum public scrutiny of the process before the Agreement for the project was finalised.

"The Board wishes to adopt a two-stage approach for the planning of the cultural district. The first stage is to clearly reflect the planning intention of developing the site into an integrated arts and cultural district, and in this regard, the Board agreed that the 'OU' zoning would be sufficient for the purpose.

"Once the preferred development scheme is agreed upon, it is the intention of the Board to incorporate the development parameters of the agreed scheme, such as the total gross floor area (GFA), the plot ratio and maximum building height, etc, into the Plan for public inspection and comment. In doing so, any subsequent changes to the stipulated development parameters will require the approval of the Board," the spokesman explained.

The spokesman added that the Board agreed to explain clearly the two-stage approach in the Explanatory Statement of the Plan.

Planners gain veto at cultural district
Michael Ng
3 January 2004
Hong Kong Standard

The Town Planning Board has the power to veto any draft or plan submitted by either the government or land developers for the HK$24 billion West Kowloon cultural district, according to the board's vice-chairman, Bosco Fung.

Speaking after a board meeting yesterday, Fung said the government had promised to seek the board's approval for every plan before work went ahead. He also said the two-stage plan-making approach adopted by the board would give the public the opportunity to scrutinise each and every development proposal.

"If we are not fully satisfied, we can reject any plan and ask the government to make the necessary amendments before re-submitting it to the board," Fung said.

Explaining his two-stage approach, Fung said the government would first submit its preferred development scheme and preliminary masterplan to the board for consideration.

The preliminary masterplan would then be submitted to the Executive Council for approval and a provisional agreement entered into with the developer.

In the second phase, the board would scrutinise details of each plan and decide whether such parameters as plot ratios, density and building heights were acceptable or needed to be amended.

The approved, or amended, plan would then be published for public inspection and comment.

Should there be no public objections to the approved plan, it would be resubmitted to the Executive Council for endorsement.

Fung felt the entire process could be completed within 18 months of the June 19 closing date for tenders.

Veteran board member Chan Pun-chung said the new procedure would result in a better balance between the wishes of the government, land developers and the general public.

He said that as the board was not involved in the tender selection process it could do its work properly and would not be accused of showing favour to anyone.

Associate professor at the Hong Kong University department of architecture Wong Wah-sang said the board's decision was "better than doing nothing".

But, he said, it would be better if a group of individuals were commissioned to assist the board and to examine the opinions raised by the government and developers.

He was also worried as to whether the board could work totally free of government influence.

Arts groups divided over West Kowloon project
Cheung Chi-fai
13 March 2004
South China Morning Post

Arts groups are split over the government's proposal to allow a single developer to build and operate the $24 billion West Kowloon cultural district.

The Arts Development Council asked 3,000 schools, cultural and arts groups for their views on the project.

Of the 403 which responded, a third supported the single-developer approach, a third were against it and the others had no opinion. Previously, arts groups and construction and design professionals had criticised the idea of a single developer.

Some 60 per cent of the respondents agreed that private developers should play a key role in the project and did not object to commercial activities featuring in the development alongside cultural and artistic ventures.

About two-thirds wanted the arts community to have a say on the proposals of developers bidding for the project, although some respondents voiced concern that could create conflicts of interest.

Sixty per cent agreed the development should be managed either by a statutory body, non-profit companies or on a commercial basis.

If a statutory body were to be chosen, its board should comprise representatives of the government, the arts sector and the successful bidder, they said.

The council will submit its findings to the government.

Ideas for West Kowloon project to be put to public
They will be asked to comment on plans for realising the cultural hub next year
Jimmy Cheung
20 March 2004
South China Morning Post

Development proposals for the West Kowloon Cultural District will be put on show by the government early next year for public consultation.

The exercise would foster a greater sense of "public ownership" of the project, Chief Secretary Donald Tsang Yam-kuen said yesterday.

With criticism of the project growing, the government has pushed back to June 19 its deadline for submission of development proposals.

"We agree that without undermining the integrity of the assessment exercise, there is scope for involving the public further so that their views can also be taken into account in the selection [of a development plan]," Mr Tsang said.

The government plans to hold public forums on the proposals during the exhibition period. It says the views it collects will help in making the final selection.

Under the plan, one developer will be given exclusive rights to transform the 40-hectare waterfront area into an arts and cultural zone packed with museums, theatres and residential blocks. Construction is to be completed in stages from 2010.

Critics fear that only a few developers will be qualified to undertake such a large-scale project and the government and legislature will not have any checks on the development.

Mr Tsang said there were strong views that the government should involve the public more, and all proposals that satisfied the development criteria would be put out for public consultation.

"Instead of being presented with a [pre-selected] proposal, the public should be given the opportunity to view the various proposals received, so that they can offer their comments," Mr Tsang said.

"The public consultation will help ensure that the proposal eventually selected will be better received by the public and [will] have greater public ownership."

Independent legislator Lau Ping-cheung, who represents the architectural, surveying and planning sector, said problems still remained with the handling of the project.

"Although involving the public more would help reduce disputes, I think there are still fundamental problems like the single-tender arrangement. Smaller firms would not be able to compete in the tender," he said.

He also said public consultation would not help reduce conflicts among property developers.

In the exhibition, technical aspects of the proposals and the operation, maintenance and management of arts and cultural facilities will be displayed. But officials say the public can expect little information on the financial aspects of the proposals as they involve commercially sensitive information.

I'm very confused... Norman Foster's design is the one they chose right?

Consultation will delay cultural hub
Chloe Lai
23 March 2004
South China Morning Post

Completion of the West Kowloon cultural district will be delayed for a year by the government's decision to display all the development proposals for public consultation.

Work on the controversial cultural district will now begin around April 2007, according to a government document submitted to the Legislative Council's planning, lands and works panel.

The government had intended construction to start in April 2006 when it announced the project in September.

Because of the delay, the core cultural facilities, such as theatres and museums, will be completed in stages from early 2011.

Chief Secretary Donald Tsang Yam-kuen said on Friday that the government wanted to foster a greater sense of public ownership of the project.

The development proposals for the West Kowloon cultural district would be put on show early next year for public consultation, he said.

The government also plans to hold public forums on the proposals during the exhibition period. It says the views it collects will help in selecting the final plan.

The Housing, Planning and Lands Bureau expects that involving the public in selecting the appropriate development proposal will be a difficult task. It will also inevitably prolong the time needed for the project.

With criticism of the project growing, the government has had to extend the deadline for submissions of development proposals by three months, from this month to June 19.

The bureau said private developers may lobby for public support for their plans, which would produce intense debate in the community.

HK PRESS: Cheung Kong, SHKP Eye Joint Bid For Arts Project
30 March 2004

HONG KONG (Dow Jones)--Two of Hong Kong's largest developers, Cheung Kong (Holdings) Ltd. (0001.HK) and Sun Hung Kai Properties Ltd. (0016.HK), are in talks to jointly bid for the government's HK$24 billion arts-to-property project, the Hong Kong Economic Journal reports.

The government has earmarked a 40-hectare harbor-front site in Kowloon for an international arts and cultural center, though the winning bidder will be allowed to turn 70% of the total 7.3 million square feet in gross floor area into residential and commercial units to finance the project.

The deadline for bids for the West Kowloon Cultural District development is June 19. The government last year said 12 developers had expressed an interest.

I'm very confused... Norman Foster's design is the one they chose right?
Yes, Foster's design won the international competition. Now the bidding process for the construction contract begins.

Yes, Foster's design won the international competition. Now the bidding process for the construction contract begins.

nice!!!! I was hoping for Foster's design to win.

Public-private plan will be extended
Controversial scheme to be used to finance cultural centre
Chloe Lai
12 April 2004
South China Morning Post

The government is set to expand its controversial plan to adopt the public-private partnership model in public works projects.

The Home Affairs Bureau said it would use the new approach for the development of a cultural complex in Tai Po. Under the public-private partnership (PPP) model, a private business is allowed to build and operate public facilities and pocket the income generated for a set period.

According to a document the bureau submitted to the Legislative Council last week, Tai Po District Council was informed in July about the cultural complex project and consulted again last month.

The private sector will be invited to make expressions of interest in the project in the middle of this year.

Legco's home affairs panel will discuss the scheme on Friday.

The government has already planned to use the partnership model to build a leisure and cultural centre in Kwun Tong and an ice sports centre, a tenpin bowling centre and a park in Tseung Kwan O. It will also invite the private sector to participate in the $6 billion redevelopment of the Sha Tin water treatment plant.

The controversial West Kowloon cultural district project is not officially classified as a PPP project, although it is based on a similar developmental approach.

Legco's approval would not be required for PPP projects because such works do not involve public expenditure, Secretary for Financial Services and Treasury Frederick Ma Si-hang said last month.

This attitude concerns some lawmakers, such as independent legislator Margaret Ng Ngoi-yee, who says it would sideline the lawmaking body.

Further, it would prevent Legco from discharging its duty under the Basic Law of approving public expenditure.

Another concerned observer is Albert Lai Kwong-tak, chairman of the Hong Kong People's Council for Sustainable Development.

He said it was dangerous for the government to adopt the PPP model when there was no mechanism to regulate and govern it.

"Hong Kong needs very clear guidelines when it wants to let the private sector provide public services," he said.

"There is nothing wrong with the PPP model. But those are public facilitates, [meant] to provide services to the public. Surely, it involves the public interest."

The Home Affairs Bureau said in the document to Legco that developers interested in the projects in Kwun Tong and Tseung Kwan O were required to propose a pricing mechanism to ensure that the public was not charged at an unaffordable level.

Alternative views sought on Kowloon cultural hub
Chloe Lai
13 April 2004
South China Morning Post

The University of Hong Kong will conduct its own research into the controversial West Kowloon cultural project.

The public will be questioned on their expectations for the project, and the research will also include a financial analysis of the 40-hectare development.

Danny Yung, one of the organisers of the project, said: "We want to do this research and tell them how to build and manage this cultural district."

Mr Yung said some groups invited by officials to express their views recently had described the government's consultation exercise as window-dressing.

The university research, partially sponsored by the Arts Development Council, could serve the purpose of an alternative consultation, he said.

Mr Yung, who is also programme director of the Hong Kong Institute of Contemporary Culture, said: "It is very important that there is an informed and rational discussion on the future of the area."

The university's Centre for Cultural Policy Research will send a questionnaire to all legislators, district councillors, professional groups, media agencies and property developers by the end of the month to collect their views. It will also work out a number of financial strategies for the project.

The government unveiled the West Kowloon development plan last September. It aims to transform the prime waterfront site into a world-class cultural zone.

The administration will offer a single contract for the development. The winning consortium will have the right to manage the area, twice the size of Taikoo Shing, for 30 years.

Smaller developers say the government has barred them from bidding for the project, while the cultural sector has been upset over the absence of consultation.

The government has postponed its deadline for tenders for three months to June 19.

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Cost may scupper canopy for culture hub
Developer 'won't have to build West Kowloon landmark if it's too expensive'
Polly Hui
28 April 2004
South China Morning Post

The construction of a giant canopy designed by architect Sir Norman Foster for the controversial West Kowloon cultural district may be scrapped if developers think it is too costly, a senior government official has revealed.

"Construction of the canopy does not necessarily have to go ahead. If everybody thinks it's too expensive, we will reconsider the whole approach," Kwan Pak-lam, a Territory Development Department project manager, told the Legislative Council's panel on planning, lands and works yesterday. Public opposition could also scupper the project.

Mr Kwan admitted after the meeting that the design and tendering of the $24 billion project to transform the area into a cultural hub with museums, theatres and walkways would have to begin from scratch should the canopy concept be discarded.

The remarks appeared to mark a change of stance from the government's previous insistence on building the canopy, despite mounting criticism of the design. The vast glassy canopy would cover more than half the 40-hectare site, sitting 30 storeys above it.

Construction of the structure was a mandatory requirement in the government's invitation for development proposals. But it has been criticised by engineers, architects and cultural groups as shockingly expensive to maintain.

Chief Secretary Donald Tsang Yam-kuen added to the controversy when he cited the structure as one of the main factors behind the government's decision to entrust a single consortium to run the site for 30 years. Splitting the project under a single roof would be difficult, he said. But critics fear the precious site would end up as a cash-driven property project if it was controlled by just one developer.

Democrat panel member Wong Sing-chi questioned whether the government's apparent about-face was a result of behind-doors negotiations with developers.

"It makes us wonder whether officials have suddenly changed their minds because the developers told them it would be too costly to build the canopy," he said.

Liberal Party chairman James Tien Pei-chun called for more transparency. He said the government should be able to run the cultural facilities on its own because of its improved financial condition. The remaining land on the site should be retained for sale in coming years when prices went up.

A motion put forward by independent legislator Albert Chan Wai-yip opposing the proposed method of operating the project was passed unanimously. The panel members also said it was outrageous that the project did not require Legco approval because it was not defined as public works.

Panel member Abraham Razack said: "With the money spent on the project, we could build hundreds and hundreds of museums. I hope the government can see that the West Kowloon site is the best remaining site we can find in Hong Kong and such valuable resources should not be wasted."

Permanent Secretary for Housing, Planning and Lands Carrie Lam Cheng Yuet-ngor denied there had been closed-door negotiations between her staff and developers.

Criticism of the project has pushed back the deadline for submission of development proposals to June 19. A public consultation on the proposals is due to be held early next year and construction is to be completed in stages from 2010.

How to save Hong Kong's culture
29 April 2004
South China Morning Post

Three opinion surveys on the West Kowloon cultural district asked nearly identical questions, but failed to address the two most critical issues. Polls by the Centre for Cultural Policy Research at Hong Kong University, the Hong Kong Arts Development Council and the Hong Kong General Chamber of Commerce all asked detailed questions about the giant canopy, the "one developer" solution and the management of venues.

They neglected to ask if a majority of Hong Kong's cultural venues should be located in one new area, or are they better spread throughout the harbour district, to enhance existing areas? Further, how do we change the role and organisation of the Leisure and Cultural Services Department, optimise resource allocation for arts and culture, and improve the management of venues?

In its current form, the West Kowloon project is the result of three questionable decisions: clustering all venues in one new area; adding a dramatic but expensive canopy (which, we now learn, may be scrapped if developers think it is too costly); and paying one developer for the construction and management of the venues, with adjacent land zoned for residential and retail use.

The clustering decision was based on the regeneration of cities in Britain, where a rethink of arts, culture, hotel, retail and entertainment facilities helped attract more tourists.

Hong Kong already has its cluster - the harbour district, which is the area between the Eastern Harbour Crossing and Western Harbour Tunnel. It has 90 per cent of all arts, cultural, entertainment, financial and the main commercial facilities, and has never had a problem attracting tourists. The only Hong Kong-specific "clustering" issue is to provide quality food and beverage facilities within five minutes of a venue. The solution is better pedestrian mobility and accessibility, with the market taking care of the rest.

The only proponents of the West Kowloon cultural district are the bureaucrats who pushed it; developers keen on high-value land; consultants and architects paid to work on the plans; and art groups desperate to get away from the Leisure and Cultural Services Department.

The project will not disappear, and the question, therefore, is how to ensure a successful urban plan for West Kowloon.

The first option is to call for a strategic master plan for a world-class harbour district as a whole, including West Kowloon, which sets a direction for land use and identifies the optimal distribution of venues, facilities, property development and transport infrastructure, based on economic, social and environmental aspirations for Hong Kong.

The next best option would be for West Kowloon to proceed as a "commercial performance district" - a comprehensive development area with a dramatic roof or other landmark feature, which includes commercial venues such as sports arenas, convention centres, dance halls, cinemas, theatres and museums - entirely under the command of the developer with no cultural policy control management. With the venues operated on market demand, the value of West Kowloon will increase significantly. The winning developer would pay a higher land premium, and additional funds could then be allocated to culture and arts development in Hong Kong as a whole.

More important, the energy now being spent on the West Kowloon cultural district could instead be focused on the real debate needed in Hong Kong's culture and arts: resource allocation and management, privatisation of existing venues and the role of the Leisure and Cultural Services Department. West Kowloon as a cultural district will not resolve these issues.

Paul Zimmerman is executive director of MF Jebsen International, principal of The Experience Group, a policy and strategy consultancy, and chief co-ordinator of Designing Hong Kong Harbour District.

Don't lose sight of Lord Foster's vision
29 April 2004
South China Morning Post

When Lord Foster's architectural firm was awarded the top prize in the competition to design the West Kowloon cultural district two years ago, the government was full of praise for the canopy and the vision it represented. Echoing the words of the international panel assembled to assess plans from all over the world, the then secretary for planning and lands, John Tsang Chun-wah, said the development would be "an urban miracle".

As for feasibility and cost, there was little to indicate the government considered either would present an obstacle. The plan to award the entire 40-hectare site to one developer was predicated on the need to underwrite the cost of the project, which provides for substantial public space and a number of cultural facilities as well as the dramatic canopy. In return, the winning bidder would be able to sell and manage commercial space in the district and receive income from management of the cultural facilities. It is a formula that is increasingly under fire - and official hints dropped on Monday that the government might not require the canopy to be built were cause for concern. The government clarified last night that its intentions have not changed.

The glass and metal canopy was always going to be expensive to build and maintain - as were the green spaces, galleries and performance venues. Yet the jury found that it was "well within the ambit of known technology and experience". And the idea behind handing construction and management of the area over to private developers was to subsidise the public spaces. When the rooftop goes, height limits and other cultural facilities in the plan become vulnerable to change. Without the undulating covering that the jury said "would create an unmistakable landmark for Hong Kong", it is also difficult to see how the area will retain any sense of coherence - or make the architectural statement it was meant to.

If financial viability is a concern, permission might be given to turn the 10,000 seat performance venue into a much-needed 50,000-seat stadium that could fit under the canopy and generate income, as suggested by Paul Zimmerman, of Designing Hong Kong Harbour District. Other avenues should be pursued to make the economics of the canopy work before the plan's one distinguishing feature is eliminated.

With prime real estate such as the West Kowloon reclamation, the danger has always been that greed would trump civic interests. The government must reassure the public by putting in place mechanisms to guarantee this will not happen. For West Kowloon to be a success, the cultural facilities need to be well-built and well-managed.

Removing the canopy requirement, however, would only open the door to skyrocketing height limits and plot ratios. It will also allow smaller developers who have complained about being locked out of the bidding process to lobby for the site to be carved up into parcels. Rising real estate values, especially for high-end flats that could be built on the site, guarantee that the private interest would be great - and developers would seek to maximise profits. Cultural facilities and open space would hardly remain priorities.

The government is expected to put short-listed submissions on display early next year for public review. It also says it will take the comments into account before making the final decision. Chief Secretary Donald Tsang Yam-kuen's promises that this "is not another property development project" and that the arts will not play second fiddle must be kept. If the final plans favour commercial development over the arts and leisure components - or if they compromise the sweeping Foster-designed canopy - they should be rejected in favour of a broad consultation on how to use the land. Alternatives could include a vast waterfront park.

West Kowloon represents one of the last remaining opportunities to build something for the public on the harbour. It should not be wasted.

Giant canopy for cultural hub will still be built but project backers must be aware of and assess the costs, an official says
Martin Wong
29 April 2004
South China Morning Post

The giant canopy for the controversial West Kowloon cultural district remains a central design component of the project, the government insisted last night - a day after a senior official said it would be scrapped if developers found it too expensive.

However, the government also acknowledged the backers of the project would have to know "how much the canopy cost and to assess it in the overall financial scheme".

It added that at this stage it did not believe the technical or financial aspects of the Lord Foster-designed canopy would affect the viability of the project. "There is no change to the mandatory requirements set out in the invitation for proposals (IFP) for the West Kowloon Cultural District project," a government spokesman said.

On Tuesday however, Kwan Pak-lam, a Territory Development Department project manager, told the Legislative Council's planning, lands and works panel that the glass canopy might not be built.

The canopy is designed to sit 30 storeys above the site, covering more than half the 40-hectare area.

"Construction of the canopy does not necessarily have to go ahead. If everybody thinks it's too expensive, we will reconsider the whole approach," Mr Kam said during the meeting.

Yesterday, a government spokesman insisted the canopy would still be constructed.

"We remain of the view that there are no particular design problems with the canopy. Proponents are required to carry out technical studies to address special design considerations and a maintenance plan for the canopy detailing the arrangements for the cleaning, maintenance and repair."

The spokesman stressed that apart from extending the deadline for submissions by three months to June 19, there has been no significant changes to the fundamental requirements in the IFP since its launch in September last year.

"The IFP document requires proponents to submit detailed designs of the canopy and the cost related to its construction," he said.

"As stated in the important note of the IFP, proposals which fail to comply with any of the mandatory requirements will be treated as non-conforming proposals and will not be considered further." In response to heavy questioning from lawmakers over the project's lack of transparency and demands for a multi-package approach, he reiterated that the single package method was the best way forward and was in the wider public interests of Hong Kong.

"The government is committed to conducting the selection exercise in a fair and open manner. We have enlisted the assistance of the ICAC [Independent Commission Against Corruption] in drawing up the selection process. Any allegations that the government is entering deals with private developers are totally unfounded."

Belated plan for HK arts hub attacked

HONG KONG, April 29 (AFP) - Overhead the world's largest roof structure would undulate in a crystal ocean of perspex and glass, over a spanner-shaped spit of land reclaimed from Hong Kong's harbour.

Ahead, two glass domes would emerge from the harbourside like giant glinting egg halves enclosing an underground theatre and an events hall.

This space-age vision of the future is architect Sir Norman Foster's winning proposal for Hong Kong's West Kowloon Cultural District, a 40-hectare arts and entertainment development hoped to transform the city's image as a cultural wasteland.

There is just one problem, however: Few think this grand vision will get off the ground.

Critics of the former British colony's largest infrastructural project in a generation say a lack of community input, political manoeuvring and poor planning will stall the project or render it a huge white elephant.

"The proposal is inefficient and inadequate," said Paul Zimmerman, head of Designing Hong Kong Harbour District, an advocacy group pushing for better planning for the foreshore of Hong Kong's famous but abused Victoria Harbour.

"There are big questions not only about whether or not it will be culturally feasible, but whether it will be commercially viable," he said.

When the project was announced last year it was supposed to answer long-held concerns that the city has no precinct where the public can gather to indulge in the arts, sports or just to interact.

Parks are hopelessly too small for all of the city's 6.8 million residents and within the dense urban neighbourhoods there is precious little green space.

The West Kowloon Cultural District was to address all those problems with a sports centre, parkland and arts centre. The huge roof would literally be its crowning glory, an architectural wonder that would draw visitors from all over the world.

But before Foster's company was announced as the winner of a competition to design the masterplan for the project, the critics were out.

Topping the list of concerns is the government's decision that the project should be built and run entirely by the private-sector.

In contrast to previous projects of its size, when different parts of the work were contracted out to different firms, the entire cultural centre has been offered out to a single developer.

The winning bid, to be decided in June, will build the district and operate it until a long-term management company can be found to take over its day to day running.

"Too few people who would have a stake in this have been drawn into its planning," explained Ng Mee-kan, professor of architecture at Hong Kong University and a senior member of Citizen Envisioning @ Harbour, another harbour lobby group.

"This is supposed to be a cultural centre for the community -- what do private developers know about the cultural needs of a community?

"Huge sectors of the community were not included in the planning of this site -- people who it is supposed to be there for."

Ng cautions that a private developer would be at liberty to alter the design without prior approval.

"We could even get to the stage where the developer, as a private landlord, would stop people using the facilities, not allow them to walk on the grass or even charge them to enter," she said.

Although the government says it did consult arts and cultural organisations, critics complain it simply asked them what sort of facilities they thought were needed. Unsurprisingly they said they needed performance space, public areas, retail and food outlets.

"It's not like those are things exclusively wanted by cultural groups," said Zimmerman. "It should have been obvious that those are what were needed in terms of facilities, but in terms of design and layout, architects and smaller developers should have been consulted."

Not least, says May Fung of the Hong Kong Institute of Contemporary Arts, because there is some concern that nobody in Hong Kong will be able to build the huge roof.

"We haven't seen a single proposal for its construction," said Fung, spokeswoman for the University of Hong Kong-affiliated architectural concern group.

"We have even heard some companies complain that the roof would be impossible to build -- the engineering would be far too expensive to make it viable."

Such is the institute's concerns that it has launched its own consultation process of the city architects, centre managers and designers for their opinions of what should be done.

"If the government won't do it, then we will," said Fung.

With anger still raging over the government's heavy-handed crushing of a campaign to prevent further reclamation of the harbour near the downtown district, critics fear the West Kowloon project will be another fait accompli.

Zimmerman believes officials were expecting a fight and put the project under the control of the city's second-most senior politician, Chief Secretary Donald Tsang.

"That way, they can bypass the usual paperwork and layers of approval and get decisions made straight away. It was set up deliberately like that," said Zimmerman.

It could still get tangled in bureaucratic knots, however. The plans must be approved by the city's Town Planning Board, which assesses all development proposals.

Once considered a stooge of the government, recent criticism of it has stung its members who have begun unexpectedly flexing their muscles in ways once not expected of them.

Only last week it turned down a proposal by powerful property tycoon Gordon Wu to build a huge twin-tower hotel project in a run-down part of the Wan Chai district on grounds construction would disrupt local residents.

"I think the government could be surprised by the planning board yet," said Ng.

West Kowloon arts hub 'worth $36b'
The cultural district should be profitable, according to a first estimate of the project's value when built
Chloe Lai
11 May 2004
South China Morning Post

Once it is built, the West Kowloon cultural district will have a market value of $36.4 billion, according to the first study of the project's financial prospects.

The study, conducted by the University of Hong Kong for the Arts Development Council, estimated the 40-hectare waterfront site itself was worth $24.6 billion. Offices, shopping centres and apartment buildings would have a commercial value of $11.8 billion. The project should be financially viable, it concluded.

While cultural facilities, such as museums and theatres, would cost $13.2 billion to build, they were not given a commercial value in the study because they are expected to lose money.

This is the first public estimate of the commercial value of the project. The government has never released any financial data on the planned cultural district.

Darwin Chen Tat-man, chairman of the Arts Development Council, said the figures were important in enabling the public to judge the merits of developers' proposals for the project.

"Now we have something to rely on when looking into those proposals in detail," he said.

Wong Kwok-chung, an associate professor of real estate and construction at the University of Hong Kong, said the estimates were based on a set of assumptions including a very low density level of building construction.

"If the development density goes up, the land will be [more valuable]," he said. The study was conducted by Dr Wong and architect Desmond Hui Cheuk-kuen.

In assessing incomes from commercial properties, the study concluded apartments at the prime sites would be worth $7,000 per sq ft, and monthly rent in shopping centres there would average $35 per sq ft.

Dr Wong said the project should be financially feasible.

He said a quasi-commercial principle should be adopted in managing the area's theatres and other cultural facilities, but with strict government guidelines on ticket pricing.

"Otherwise, the tickets will be too expensive for the public," he said. The cultural facilities could yield $9 million a year in profit, he said.

A single consortium will be responsible for the planning, development and management of the area for 30 years. But small developers fear they will be excluded from competing on the project. Lawmakers and non-governmental organisations have attacked authorities for ceding the last large piece of harbourfront land to property developers.

West Kowloon split will see delays: Suen
Paris Lord
13 May 2004
Hong Kong Standard

The government has again ruled out splitting the West Kowloon cultural district development into smaller projects because it would lead to "serious delays".

Critics have argued that awarding the controversial project to a single consortium shuts out smaller developers, and would mean the government could lose control of the 40-hectare waterfront development.

Speaking in the Legislative Council yesterday, Secretary for Housing, Planning and Lands Michael Suen rejected calls from legislator Lau Ping-cheung to consider breaking up the development to allow more than one consortium to become involved, thereby creating more jobs.

The government conceived the development as a cultural, entertainment, arts and commercial project to be designed, built and operated by the private sector, Suen said.

"Dividing the project into smaller packages and inviting tenders would first require the government to draw up a master layout plan based on uncertain assumptions of what would be commercially viable."

This would result in the government designing the district's canopy, a moving walkway and other infrastructure features "without knowing how they would interface with the design of buildings in the district," Suen said.

"Conducting multiple tender exercises would also leave us with the extremely difficult task of drawing up multiple sets of complex interlocking land leases, which may lead us into costly litigation in future."

He later said: "The government is satisfied that dividing the project into multiple packages is an undesirable way of implementing it. The result would simply be a cacophony of separate facilities and serious delay for them to come into operation, which will risk our objective of creating a new architectural icon."

Suen said about 500 jobs could be created during construction but the government could not be sure if the numbers would fluctuate.

As staff numbers depend on the final design and would be decided by the developer, "it is difficult at this stage . . . to ensure that the number of professional jobs . . . will match the original estimate," he said.

Construction is scheduled to be started by April 2006, with core facilities open to the public in phases, starting from the end of 2009.

Asia's Futuristic And Artistic Hub
Lyndall Crisp
15 May 2004
Australian Financial Review

The scale is mindboggling: about 40 hectares of prime land looking across Victoria Harbour towards the awesome Hong Kong skyline.

The West Kowloon Cultural District is part of the 340-hectare site that was almost entirely under water before it was reclaimed, encompassing a long-established vehicle ferry pier and causing a typhoon shelter to be relocated.

When it's finished, probably by 2009, the cultural centre will be the biggest in Asia with three theatres, a cluster of museums, art exhibition centre, outdoor water amphitheatre, restaurants, shops and piazzas.

In 2002 the Hong Kong government staged a conceptual design competition which attracted 161 entries, whittled down to five finalists. The winner was the British firm, Foster and Partners, which is no stranger to the area. Sir Norman Foster designed the Chek Lap Kok airport and the landmark Hong Kong and Shanghai Bank which dominates the Hong Kong CBD skyline.

His master plan for the cultural centre an undulating canopy, 114 metres at its highest point, which is open, translucent or opaque in different parts of a grid allows for any configuration of buildings, walkways and parks below. With vehicles banned above ground, the venues will be linked by automated people movers.

The search is now on for development proposals which will cover the planning, design, financing, construction, operation, maintenance, management, marketing and promotion of the new district in one package.

For the sake of continuity, it was decided not to break the development up into smaller projects.

The deadline for submissions was to be March 19, but interest in the development is so great that it has been pushed back to June 19.

The assistant director (performing arts) of the Leisure and Cultural Services Department, Agnes Tang , says the successful party will have management of the cultural facility for 30 years and a land grant for 50 years.

The theatre complex must have three theatres with 200, 800 and 400 seats; a performance centre with 10,000 seats; four museums covering at least 75,000 sq m; an exhibition space covering 10,000 sq m; and 20 hectares of landscaped greenery for public use.

"What we hope to achieve are facilities that compliment all the existing facilities," Tang says. "For instance, we already have a museum of history so we'll be looking for something else. And the Hong Kong Colosseum, which seats 12,000, is always fully booked."

Theatre, opera, dance and music play a big part in the Asian tradition. It is a familiar activity at every level of society, hence the huge numbers that attend performances of both local and international artists.

Hong Kong has long been a favourite cultural destination in the region, and with mainland Chinese now able to visit independently as opposed to groups only its facilities are bursting at the seams.

In 2003, more than 1.5 million people saw 4060 live performances, and more than 4.6 million visited 104 exhibitions.

"We have requests for theatres that can be used for long commercial runs which are not provided in Hong Hong," Tang says. "Overseas events organisers frequently complain that they cannot find a suitable venue for their performance so we reckoned there was a gap. We got the message that they could do better if they had more seats.

"The Cultural Centre is very, very fully utilised . . . although we do allow long bookings for about 70 to 80 days, others feel this is not enough for a commercial run."

Proponents will have to come up with not only a design, but a financial plan outlining how they would run the district which will also include commercial and residential towers and hotels.

"They have to present a scenario to demonstrate that they're competent to run the whole area," Tang says. "We have no preconceived idea of how it should be run.

"This will transform the look of the cultural scene in Hong Kong. I believe this is the first time it's been attempted in Asia."

So far, 11 local and overseas consortiums have flagged interest in submitting development plans. The Hong Kong government's invitation for proposals is posted on www.hplb.gov.hk/ and proponents can also submit questions to be answered.

"It's the first time we've attempted this, so everyone is being very careful," Tang says. "We have to ensure this will contribute to the long-term cultural development and also that it's a fair and open process so people won't see it as government bias to one party or another."

A veteran of 20 years working in the arts, Tang says that, since several venues were built in 1987, 1989 and 2000, attendances have doubled.

"Tourists used to come from the West, now a lot come from the mainland. We know that there will be groups of tourists from Taiwan and other parts of Asia just to see a particular event if they think it's worth it. We want to build on that. There's a lot of potential there.

"We want to build a landmark along the waterfront so people will come to look at the building and see what is inside. People want to look at the harbour and the lights from this huge coastline facing the most beautiful part of Hong Kong. There will be a lot of promenading.

"Tourists won't come to Hong Kong just for the food and the shopping."

Conductor makes overture for funds
The new Philharmonic artistic director pleads for a home for the orchestra
Oliver Chou
19 May 2004
South China Morning Post

The new artistic director of Hong Kong's flagship orchestra is horrified the city lacks adequate performance venues. And despite record funding this year, he is appealing for resources to expand the Philharmonic.

Edo de Waart said: "It is to my horror to find what [an] unbelievable problem of venues [there] is in Hong Kong, with 61/2 million people and a couple of halls constantly in demand for all kinds of things."

"To build a cultural centre without a concert hall is, to put it mildly, a mistake," said the 62-year old Dutch maestro.

Addressing a news conference on the 71st floor of Two IFC, he expressed the hope that a proposed cultural complex in West Kowloon would offer the Philharmonic a home - and a music hall big enough to stage performances of works such as the symphonies of Gustav Mahler.

De Waart has plans to perform Mahler's symphonic cycle in 2011 which would commemorate the centenary of the Austrian composer's death.

A repertoire of bigger works would require expanding the orchestra's existing roster of 89 players, he said.

Chan Wing-wah, chairman of the orchestra's artistic advisory committee, said: "We do intend to enlarge the orchestra because a shortage of players would mean depriving music lovers of large orchestral works."

For the 2004-2005 season, de Waart has used the orchestra's record $95 million budget to put together a series of themed concerts.

Two of Mahler's nine symphonies are included - the First will feature in de Waart's debut concert in October and the Fifth in the season's closing concert in July 2005.

De Waart will also conduct a concert version of the Richard Strauss opera Salome that will be the biggest production of his first season.

The season will feature international artists such as violinists Joshua Bell and Sarah Chang, and works commissioned from Chinese composers.

Is there any chance to start construction (of WKCD) this year? And how long (estimates) it'll take?

^ I doubt construction will begin this year.

Cultural canopy will be raised, vows Suen
Matthew Lee
20 May 2004
Hong Kong Standard

A protective canopy must be included in the construction of the West Kowloon Cultural District, the government has confirmed.

Legislator Wong Sing-chi claimed last month an official at the Territory Development Department had said the future of the canopy would depend on how much it would cost to build.

However, Secretary for Housing, Planning and Lands Michael Suen repeatedly denied yesterday that the government would consider omitting the canopy from plans for the massive HK$24 billion project if it were to prove too costly.

The mega project, which will cover an area the size of 50 football pitches, will stretch from Canton Road in the east to Austin Road in the north and will be built on reclaimed land.

It will house a theatre, art performance hall, four museums, art development centres and four open areas.

The project is due for completion by March 2010.

Fifty-five per cent of the 20-hectare district will be covered by the protective canopy and there will be a 2.3-kilometre long harbour-front promenade.

"The canopy is a vital design of the whole project, it connects the whole district, it is a specific landmark and it provides a cover for people from bad weather," Suen told a meeting of the Legislative Council.

"After consulting professional opinions, we found no specific technical problem in building the canopy. We will not give an estimate on the cost of the project since the proposals are still being studied.

"At this stage, we do not believe the design or the cost will affect the feasibility of the project."

Suen claimed Wong's earlier suggestion, that an official had told developers to decide whether or not to build the canopy based on cost, was just an assumed scenario.

But Suen was forced to back down after Wong and unionist legislator Chan Yuen-han both objected to his comments and pointed out that they were both present at the meeting when the official made the comment.

"Then I should say the official was absent-minded and said something which shouldn't be said," countered Suen.

"Let me reassure you, as the chief secretary [Donald Tsang] has said several times, that the canopy is a mandatory requirement of the project. If none of the proposals fulfil that requirement, we would rather abandon the project."

Great Eagle disapproves of cultural hub tender
Peggy Sito and Sophie Taylor
20 May 2004
South China Morning Post

The developer says the process favours big players and limits competition. Great Eagle Holdings has become the latest developer to express its disappointment in the government's tendering method for the controversial West Kowloon cultural hub.

Deputy chairman and managing director Lo Ka-shui said granting the $24 billion project to a single developer would result in limited competition as there were only a few companies financially capable of bidding for the mega development.

Mr Lo, who is also vice-president of the Real Estate Developers Association, joins a chorus of other smaller property players who have said the form of tendering favoured big developers.

"We are not big enough to bid for the project alone. But it's not sensible to co-operate with partners to run a project for 30 years," he said after the firm's annual general meeting.

Designed by British architect Lord Norman Foster, the massive project, to be built on a 40-hectare reclaimed site near Kowloon station, is aimed at turning Hong Kong into Asia's cultural and artistic hub.

The winner will build and operate the project, with 29 per cent of the development set aside for cultural pursuits and the remaining space for residential, commercial and other uses, for 30 years.

"A majority of Real Estate Developers Association members disagree with the form of tendering," Mr Lo said.

But he did not oppose big developers bidding for the project. "If the government gives you hefty gains, why should you reject?" he said.

Henderson Land Development has expressed interest in submitting a sole bid for the project, while Sun Hung Kai Properties is in talks with Cheung Kong (Holdings) over a joint bid. However, no joint venture has been formed between the two firms yet.

Mr Lo said the firm would consider disposing of some assets to cut liabilities, now at $12 billion, in the wake of the imminent interest-rate rise in the United States.

"With total liabilities of $12 billion, a one percentage point rise in the interest rate would raise the company's finance costs by $120 million," he said.

"If the economy is good, then any rise in the interest rate will have little effect. Both [Hong Kong's and the US's] economies are growing. The important thing is for economic growth to rise faster than any rise in interest rates."

Mr Lo also argued against the government's idea of using property subsidies to finance other industries. "The government should not interfere in the economy {hellip} it only pulls down the entire economy."

Tso rejects canopy safety concerns
Teddy Ng
31 May 2004
Hong Kong Standard

A proposal to build a massive canopy stretching 40 hectares over the West Kowloon Cultural District project will not be scrapped despite fears it could be a safety hazard.

Deputy Secretary for Housing, Planning and Lands Thomas Tso said yesterday the structure will go ahead despite a warning by architects that it could collapse.

Chinese University architecture professor Bernard Lim pointed to the collapse last week of a section of Paris' Charles de Gaulle airport, which has a design similar to that of the West Kowloon mega project.

"It is difficult to ensure that the canopy will be safe. I think the government should scrap the idea,'' Lim said.

A survey of 40 district and legislative councillors conducted by the University of Hong Kong Centre for Cultural Policy Research revealed that more than half of them thought the canopy was unnecessary.

The Kowloon cultural project will house a theatre, an arts performance hall, four museums, arts development centres and open areas.

Tso proposes the canopy to cover at least 55 per cent of the project - covering 40 hectares of land.

Tso said the government has, so far, received only one proposal for the project with about three weeks to go before the deadline expires.

"The government will ensure that the canopy is safe. We will carefully study the proposal to make sure that the design is practical,'' he said.

Tso added that the government would grant the project to a single developer to ensure consistency in its design and concept.

But some legislators have been demanding that the government open the project to more than one developer. Tso said the government would choose to ditch the entire project rather than scrap the plan of a single developer. The ambitious HK$24-billion project is due to be finished by March 2010.

The Kowloon cultural project will house a theatre, an arts performance hall, four museums, arts development centres and open areas.

No opera house??? Just 1 theatre??? What a waste!!!!

They should have included AT LEAST 2 theatres, 1 opera house, a big concert hall, chamber concert hall for traditional chinese orchestra, permenant Chinese opera hall and studios

There are about 50 theatres, 5 orchestras and 2 opera houeses in London westend.

Review of arts district project demanded
Chloe Lai
2 June 2004
South China Morning Post

The local chapter of the International Association of Art Critics yesterday called for an in-depth review of the planned West Kowloon cultural district.

Hong Kong's cultural future would be "unnecessarily damaged" if the project was poorly executed, the critics said, warning the government against rushing the 40-hectare cultural district project.

In an open letter to the government, chairman Oscar Ho Hing-kay said: "When the government said Hong Kong will become a cultural hub, it never mentioned how we can achieve the goal and who will be our target audience. There is simply no in-depth cultural assessment.

"[Without a review], the cultural district will be a permanent version of the Harbour Fest,'' he said, referring to the controversial multi-million dollar entertainment extravaganza last year. "But by the time we have to face the fiasco, the officials advocating it will be retired."

The government hopes the West Kowloon project, which will include a 20-hectare roof designed by architect Norman Foster, will help turn Hong Kong into the region's cultural and artistic hub. The government announced last September that it would grant the cultural district's design, construction and management to one consortium for 30 years. Legislators, artists, art critics, architects and planners have criticised the government for turning the waterfront site into a developers' colony.

Under public pressure, the government delayed the closing date of the bidding for three months to June 19.

The art critics' group said the government should open up debate on the cultural district to art professionals, even if it meant delaying the project.

"The arts in West Kowloon will be for future generations," Mr Ho said. "We owe it to them to get it right."

Cultural district home call for historic mansion
Paris Lord
10 June 2004
Hong Kong Standard

One way of saving the historic King Yin Lei mansion would be to move it, brick by brick, to the planned West Kowloon cultural district, a businessman says.

If the developers want to knock it down, they "should pay to have it moved to a new site", Kasyan Bartlett, a photographer and managing director of Pacific Century Publishers, said. "You could built something quite nice around the mansion given its mixture of east and west."

The Stubbs Road property, which features a mix of mid-20th century Chinese and Western architectural styles, is almost certain to be destroyed as the owner has put it on the market. The property is expected to fetch around HK$400 million.

Tenders for the 68-year-old building closed on Monday. So far, four bids have been received, but details are not expected to be released until next week.

The Conservancy Association made a symbolic HK$6 million bid for the property.

The association has nominated the historic mansion for preservation under the Review of Built Heritage Conservation Policy.

Calling the HK$6 million bid a "waste of time" Bartlett said more creative thinking was needed, and hence he came up with the idea of moving the structure and rebuilding it for future generations to enjoy.

Bartlett's company distributes postcards that feature threatened properties, but he says that is not the root of his concern.

He says the city is rapidly losing its historical buildings to wrecking balls at a time when Macau and European cities were doing the complete opposite.

The Murray Building, one of the first major structures near the Central waterfront during British rule was moved piece by piece to Stanley and reassembled. It is now a popular tourist attraction.

Association chief executive Lister Cheung said she did not support Bartlett's relocation idea because it cuts off such buildings from their historical surroundings.

That was "ignorant" and "entrenched" thinking, Bartlett said, adding that it was folly to expect a developer to spare such buildings.

The Home Affairs Bureau said it was awaiting the advice of the Antiquities Advisory Board before deciding what action to take.

However, the board next meets in September, long after the tender results have been known.

A bureau spokeswoman said she was unsure if it would hold an emergency meeting to discuss the case.

Dynamic Star International Limited
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Buzz around mega project
Raymond Wang
11 June 2004
Hong Kong Standard

All eyes are on the tender for the HK$24 billion West Kowloon cultural hub project, with major developers Cheung Kong (Holdings), Sun Hung Kai Properties and Henderson Land Development likely to be the front runners.

Developers have until next Saturday to submit their bids.

At least 11 individual companies or consortiums are understood to have expressed interest in tendering for the 40-hectare project.

Among them is Li Ka-shing's Cheung Kong, which is in talks with Sun Hung Kai for a possible joint-venture bid.

Henderson Land chairman Lee Shau-kee, whose company was one of the 11 to submit a "letter of intent'' for the project, said earlier the company might make a sole bid.

The project's chosen design, by award-winning architect Norman Foster, allocates 39 per cent of the development site to arts and cultural use, 17 per cent for commerce such as offices, and 16 per cent for hotels and residential accommodation.

The remaining 28 per cent has been designated for public space and utilities.

The government is known to favour a single developer or large consortium but small- and medium-sized developers have been seeking access to a slice of the huge project.

"Apart from next week's government land auction of a residential lot in Kowloon City, bidding focus among developers will be on the mega West Kowloon cultural project,'' Centaline Surveyors associate director James Cheung said.

He said smaller developers may join forces with other developers. Smaller companies have said the government has effectively barred them from bidding for the project with its insistence that only one firm should be allowed to develop the mega project.

With a war chest of HK$11 billion, Sino Land is looking for partners to bid for the project, sources said.

The government unveiled the West Kowloon development plan in September. It aims to transform the prime waterfront site into a world-class cultural zone.

The winning consortium will have the right to manage the area, twice the size of Tai Koo Shing, for 30 years.

Lawmakers urge land-policy review
Chloe Lai
17 June 2004
South China Morning Post

They fear the West Kowloon cultural project will turn into a property concern. Lawmakers last night urged the government to review its policy of using land to subsidise commercially operated infrastructure projects, such as the West Kowloon Cultural District.

The call came in a non-binding motion passed by a show of hands three days before bidding for the controversial project is due to close. Non-affiliated lawmaker Abraham Razack, who proposed the motion, compared the project to Cyberport - where a residential project was planned to support a hi-tech office development but has since been criticised for being mainly a property project.

"Even though the government denies it, the cultural district development is a property project," Mr Razack said.

Ip Kwok-him, of the Democratic Alliance for Betterment of Hong Kong, also urged the government to be cautious about development of the cultural district.

"Land is a precious resource. The DAB doesn't want to see the government selling land cheaply. It also doesn't want to see the cultural district turn into a property project," he said.

The massive project, with a giant canopy designed by Lord Norman Foster, will be built on 40 hectares of reclaimed land near Kowloon station.

Some 29 per cent of the 7.3 million sq ft site will be set aside for arts and culture, and the rest is set for commercial and residential development and government facilities. Officials say the project will turn Hong Kong into Asia's cultural hub.

The project will take a single-contract approach and the winner will design, build and operate the cultural district for 30 years - an approach that small developers say excludes them from competing.

Artists and professionals have also expressed concern at the lack of consultation and say the project risks being turned into a "developers' colony".

Secretary for Housing, Planning and Lands Michael Suen Ming-yeung insisted that the government would not subsidise the development of West Kowloon with land.

The winning developer would have to pay a land premium, so "the land is not a subsidy".

Mr Suen also quoted Article 7 of the Basic Law that says the city's land is state property - "The government of the Special Administrative Region is responsible for their management, use and development and for their lease or grant to individuals, legal persons or organisations for use or development".

Liberal Party chairman James Tien Pei-chun said that by granting a massive project to a single developer, the government was putting itself in a risky situation.

Democratic Party vice-chairman Albert Ho Chun-yan said that by subsiding development with land rather than public money, the government was bypassing the Legislative Council.

Sunny Development Limited
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Small developers unite to battle Goliaths for cultural hub
Chloe Lai and Quinton Chan
18 June 2004
South China Morning Post

Several smaller developers are believed to have joined forces to compete with large industry players to vie for the controversial West Kowloon Cultural District project.

Industry sources say the smaller developers - some of whom have been highly critical of the government's single-contract approach to the development of the arts hub - will team up to bid for the project when submissions close tomorrow.

"Even though we oppose the government's way of handling the project, we have to team up to bid for it, as the project itself is massively profitable," one source said. "We are somehow forced to go for it."

He said that once built, the value of the development would be at least $60 billion.

Only two developers have welcomed the single-contractor arrangement. Some small developers had decided not to join the race because they thought forming a long-term partnership would be risky, especially if the economy slumped, the source said.

"It is easy for us to just bid, build and sell, but forming a joint venture for 15 to 20 years is very difficult, especially when the economic cycle goes down," he said.

The probable bidders include Swire Pacific, Henderson Land Development, Wharf (Holdings) and Hongkong Land.

Cheung Kong (Holdings) and Sun Hung Kai Properties are believed to be either bidding individually or also forming a venture to compete with rivals.

Many industry players have called on the government to make the selection process fully transparent.

"All the bidding proposals, including their financial arrangements and business plans, should be open for public scrutiny," one source said.

"The canopy is going to be incredibly big and expensive. It will severely restrict development opportunities," he said. "If you put the canopy on Victoria Harbour, it would stretch from the Hong Kong Cultural Centre in Tsim Sha Tsui to the Convention and Exhibition Centre in Wan Chai."

Twenty-nine per cent of the site will be set aside for arts and cultural development, while the remainder will be used for commercial and residential developments and government facilities.

The developer awarded the construction rights will also manage the development for 30 years.

Crunch time on cultural project
Raymond Wang
19 June 2004
Hong Kong Standard

All eyes are on today's tender deadline for the HK$24 billion West Kowloon cultural hub project, with at least three consortiums prepared to hand in development proposals.

A powerful consortium of Hong Kong's two largest developers, Cheung Kong (Holdings) and Sun Hung Kai Properties, is the frontrunner due to its financial clout.

Henderson Land Development is among those believed to have handed in a proposal, after raising HK$8 billion through a share placement and bond issue last year that analysts believe is to be used for the project.

Chairman Lee Shau-kee had said the company might make a sole bid.

With its war chest recently boosted to HK$11 billion, Sino Land will make a joint-venture bid, sources said.

In October, at least 11 companies or consortiums expressed interest in tendering for the 40-hectare project. But New World Development, which was among those that lodged a "letter of intent" for the project, recently decided its interest was misplaced.

Managing director Henry Cheng said the cultural component of the mega project is not part of the developer's expertise and that the government should handle that side of it and let the developers handle the residential part.

Cheng's view was shared by Hang Lung Properties and Great Eagle Holdings, with both saying they are not keen to bid for the tender.

MTR Corporation, which also expressed interest in the project last year, said it will not submit a proposal.

Sources said developers are asking for a plot ratio higher than the existing 1.81 times to maximise property development potential and reduce investment risk on the cultural component.

The project is expected to provide a profit margin of 15 per cent, analysts said.

The project's chosen design, by award-winning architect Norman Foster, allocates 39 per cent of the development site to arts and cultural use, 17 per cent for commerce such as offices, and 16 per cent for hotels and residential accommodation. The remaining 28 per cent has been designated for public space and utilities.

The government favours awarding the project to a single developer or large consortium, but small- and medium-sized developers want a slice of the mega project.

The West Kowloon development plan was unveiled in September. It aims to transform the prime waterfront site into a world-class cultural zone. The winning consortium will have the right to manage the area, twice the size of Tai Koo Shing, for 30 years.

Separately, Cheung Kong and Sun Hung Kai Properties' Kwok family are both shortlisted to bid in a new round of tenders on the King Yin Lei mansion on Stubbs Road.

Architects fight to win Kowloon project
Chloe Lai
21 June 2004
South China Morning Post

The West Kowloon cultural district project is not only a battleground for property developers, it is also a competition between the world's top architects and engineers.

Sunny Development, a consortium led by Sino Land, Wharf (Holdings), Chinese Estates Holdings and K. Wah International Holdings, has hired Lord Rogers as one of the project designers. Lord Rogers designed Britain's Millennium Dome.

The consortium, one of five bidders for the 40-hectare cultural district and the first to release details of its design, has also hired Anthony Hunt, structural designer of Britain's Eden Project, to design the giant canopy proposed by Lord Foster.

Architects Herzog & de Meuron, which designed London's Tate Modern gallery and is engaged on the Beijing Olympic Stadium, has been hired to design the performance venue and the museum of modern art.

The project will be based on Lord Foster's winning design, which features a giant canopy covering half the area. The winner will be announced next year.

The four other bidders were: World City Cultural Park (Henderson Land Development); Swire Properties; Dynamic Star International (a joint venture between Cheung Kong Holdings and Sun Hung Kai Properties); and individual bidder Lam Sze-tat. It is understood that Dynamic Star International has hired Norman Foster Partnership as its consultant.

Under Sunny Development's proposal, the waterfront area near Kowloon station would host cultural facilities including theatres, museums and libraries, covered by a huge roof-top park. Rather than the single canopy envisaged by Lord Foster, the park would be covered in more than 100 smaller canopies.

"The master plan has interwoven architecture and interior spaces with courtyards, lawns, woodland and roof gardens on top of all buildings," the firm said.

Five in bidding for cultural hub project
21 June 2004
Hong Kong Standard

Five companies or consortiums have submitted bids for the HK$24 billion cultural hub project in West Kowloon.

Henderson Land Development, Swire Properties and a company called "Lam Sze-tat" submitted sole tenders for the mega development.

Cheung Kong (Holdings) and Sun Hung Kai Properties bid through a 50/50 joint-venture.

Sunny Development, established by Wharf (Holdings), Sino Land, K Wah International Holdings and Chinese Estate Holdings also bid.

The 40-hectare waterfront site at the southern tip of the West Kowloon Reclamation will be developed into an integrated arts, cultural and entertainment district.

The proposals will be assessed by a committee chaired by the Permanent Secretary for Housing, Planning and Lands and all proposals will be put on public display early next year.

The project's chosen design, by award-winning architect Norman Foster, allocates 39 per cent of the development site to arts and cultural use, 17 per cent for commerce such as offices, and 16 per cent for hotels and residential accommodation. The remaining 28 per cent has been designated for public space and utilities.

The government favours awarding the project to a single developer or large consortium although small developers have been lobbying the government to change the parameters so they might win a piece of the action.

Construction is expected to begin in April 2007 at the earliest, and the schedule calls for the core arts and cultural facilities to come into operation in phases from 2011 onwards.

Arts hub may get world's tallest fountain; Under one plan, water would shoot up to 50 storeys
Sandy Li and Chloe Lai
22 June 2004
South China Morning Post

Hong Kong will have a 150-metre tall fountain - the world's tallest - if the government awards the West Kowloon cultural district project to Henderson Land Development.

Colin Lam Ko-yin, vice-chairman of the group, said yesterday that water from the fountain will go up as high as a 50-storey building.

He also said the cultural hub will keep Lord Foster's gigantic canopy and include a big plaza suitable for hosting national ceremonies.

The design was drawn up by consultants from the United States, Australia and Japan.

Its architect is Cesar Pelli, the designer of the International Finance Centre and the Cheung Kong Center in Hong Kong, and Kuala Lumpur's Petronas Towers.

He has also designed the National Museum of Contemporary Art in Osaka, Japan, and the Madison Museum of Contemporary Arts in Madison, Wisconsin.

The group consulted more than 340 overseas and local arts and cultural organisations about their requirements for an auditorium. Residential, commercial and cultural facilitates will each occupy about one-third of the land.

But critics questioned the vision of the design, as well as the relationship between a giant fountain, a big plaza and the city's art and culture.

Henderson Land is the second bidder to reveal its design for the 40-hectare site on reclaimed land near Kowloon station. Mr Lam estimated the project would need an investment of between $20 billion and $30 billion.

Sunny Development - a consortium formed between Sino Land, Wharf (Holdings), Chinese Estates Holdings and K. Wah International - was the first bidder to unveil its plan for the cultural hub.

As the invitation for proposals on the cultural district project closed last Saturday, the government received five bids.

The other bidders are: Swire Properties, Dynamic Star International (a joint venture between Cheung Kong Holdings and Sun Hung Kai Properties) and an individual proponent, Lam Sze-tat.

Bidders in move to increase flats at cultural hub
Raymond Wang
22 June 2004
Hong Kong Standard

Two bidders for the controversial West Kowloon cultural hub project have proposed an increase in the number of flats on the site.

The Sunny Development consortium and Henderson Land Development want to increase their plot ratios at the proposed project, which involves an investment of up to HK$30 billion.

To maximise residential property potential and reduce investment risk at the 40-hectare site, Sunny Development, which includes Sino Land, Wharf (Holdings), Chinese Estates Holdings and K Wah International Holdings, has proposed a plot ratio of more than 3.3 times.

Henderson vice-chairman Colin Lam said yesterday it has proposed a plot ratio of about 2.5 times, comprising 1.7 for property development and 0.8 for the cultural aspect.

The plot ratio, which stands at 1.81 times, determines the number of flats and floor area of the cultural component at the site. But the government has said the ratio can be adjusted.

Under Henderson's proposal as the World City Cultural Park, the cultural, commercial and residential portions will each account for one-third.

Henderson chairman Lee Shau-kee said: "We have financial strength and so decided to submit a solo bid with investment costs as much as HK$30 billion."

He said investment costs will be spread over several years, with around HK$3 billion to HK$5 billion expected to be injected each year.

"As a company posting several billion dollars in net profit each year, the amount is acceptable."

Apart from Henderson, Swire Properties, and a company called Lam Sze-tat, have submitted sole tenders for the mega project.

Cheung Kong (Holdings) and Sun Hung Kai Properties have bid through a 50-50 joint venture, Dynamic Star International.

Separately, Henderson chief Lee played down the government's decision to raise its supply forecast of new flats in 2007 from 7,000 to 11,000. He said the mild increase was unlikely to have an effect on the property market.

Furthermore, Lee said plans by the Kowloon-Canton Railway Corp (KCRC) to release 13,600 new flats for sale in the New Territories by 2008 would also not dent the market because they would be rolled out in the next four years. New World Development chairman Cheng Yu-tung agreed it was right for the KCRC to relaunch projects following a tender suspension over the past two years, adding its decision will not have an undue influence on the homes market.

However, Real Estate Developers' Association president Stanley Ho admits he is worried by the KCRC move.

"The supply volume at present is acceptable but oversupply may dampen the market," he said.

Also yesterday, MTR Corp chairman Raymond Ch'ien said the launch of the Tseung Kwan O Area 86 project was still on, with the first batch of flats expected to be completed in 2007.

Wow incredible pictures! :)

it would be incredible to live in a place in a city like that

Cultural hub to lift property prices
Eli Lau
25 June 2004
Hong Kong Standard

The HK$24 billion cultural hub project is expected to lift property prices in Kowloon, according to Midland Realty (Holdings).

A survey by the agency found 90 per cent of those interviewed expected the controversial project to boost the property prices nearby, while 74 per cent said it would stimulate home sales in the district.

The survey was conducted last week, shortly after the government announced a total of five consortiums had submitted bids for the project.

About 61 per cent of respondents estimated that property projects within the cultural hub could be priced at HK$8,001 to HK$10,000 per sq ft.

"It indicates that people have high expectations of the mega development," Midland regional sales director Eric Cheung said.

Meanwhile, the agency reported a total of 8,137 property deals in Kowloon for the first-half of 2004, up 61 per cent compared with the same period last year.

The surge was despite a transaction slowdown since the second quarter due to a price correction in the market. "The transactions were mainly at Serenity Place and Tseung Kwan O Plaza," Cheung said.

Tseung Kwan O was designated a New Territories new town under government planning, but industry players generally considered the properties there as part of Kowloon supply due to its location. "The overwhelming response reflects that there is still adequate demand to take up new flats," Cheung said.

The number of backlog units in Kowloon has significantly dropped from a peak 12,500 last March to 4,609 last month, Midland said. Properties in West Kowloon were well received by homebuyers with the backlog falling by 74 per cent to 1,248.

For the secondary market, Midland has recorded 1,238 second-hand flat deals in West Kowloon for the first half this year, rising from 385 in the same period last year.

"The West Kowloon cultural project is expected to become a landmark in the district and boost property values around it," Cheung said. "I expect to see about a 10 to 15 per cent price rise for the full year in the Kowloon district."

The 40-hectare waterfront site at the southern tip of the West Kowloon reclamation will be developed into an integrated arts, cultural and entertainment district.

Under the selected design, by Norman Foster and partners, 39 per cent of the 695,000 square metres site will be designated for arts and culture, while 17 per cent will be developed into office space, 16 per cent for residential use, 21 per cent for retail and the rest for community use.

KCRC to consider option of station in Canton Road
Omission in plans for tourist area had perplexed retailers and councillors
Joseph Lo
25 June 2004
South China Morning Post

The KCRC and the government will re-examine the feasibility of building a station in Canton Road following outrage that plans for the proposed Kowloon Southern Link rail line overlook one of the city's busiest tourist and shopping areas.

The about-face by the Kowloon-Canton Railway Corporation also came after representatives of Wharf (Holdings) told members of Legco's transport panel yesterday that its latest proposal for the station would cost a fraction of the $3 billion price of the KCRC's original plan.

The property company's chief manager for external relations, Frankie Yick Chi-ming, told legislators and district councillors that the latest proposal would cost 15 to 20 per cent of the earlier estimate.

KCRC and Wharf have been at odds over the building of a station in Canton Road along the Kowloon Southern Link, a 3.8km passenger rail line linking the West Rail terminus at Nam Cheong station with the East Rail's Tsim Sha Tsui East station, now under construction.

The rail line, expected to cost about $8.3 billion, will be completed by 2009 if work starts next year.

Retailers in Canton Road and district councillors for the area had expected the KCRC to put a station on the busy street, a main commercial, tourism and entertainment point.

But when the scheme was gazetted in March, only the West Kowloon station was included.

Henry Chan Man-yu, chairman of the Yau Tsim Mong District Council, said he was perplexed by the omission, given the street's importance. "The more I listen, the more confused I am," Mr Chan said.

Legislator Abraham Razack said: "Government has to take a stronger stance {hellip} and force the KCRC to build the [Canton Road] station".

Wharf's new plan involves building a station in 50,000 sq ft of space now occupied by the underground car park of the World Finance Centre, part of Wharf's Harbour City development on Canton Road.

The new study, which will look at the economic benefits of the station and the technical feasibility of Wharf's plan, is set for completion by mid-September, when it will be presented to legislators.

The latest proposal stands in marked contrast to the KCRC's original request that Wharf demolish the office tower and replace it with a development that would include the Canton Road station in the design.

Mr Yick said the new cost-estimate was based on land costs and the likely impact of construction on its property holdings.

The KCRC's move to omit the station from the plan has been seen as a tactic to lower the line's development costs and push Wharf, Canton Road's largest landlord, to foot more of the bill for a station from which it stands to benefit.

The Canton Road Association, which mainly comprises Wharf and retailers in its properties, early this month urged the transport panel to investigate.

Cruise terminal plans challenged
Carrie Chan
29 June 2004
South China Morning Post

Plans for a new cruise terminal were challenged yesterday by legislators who said the Tourism Commission was following the West Kowloon Cultural District model - allowing a developer to subsidise the project with property development.

The accusation came after the commission said it would invite proposals from developers in the second half of the year for a terminal to be completed by 2009, and that about 30 possible sites would be offered.

The project is aimed at easing pressure on existing berthing facilities, accommodating huge cruise vessels that cannot berth at Ocean Terminal, and to develop Hong Kong as a home port.

At a meeting of the Legislative Council's economic services panel yesterday, lawmakers expressed concern that a private developer would use property development to finance the cruise terminal's operation.

Howard Young of the Liberal Party, representing the tourism industry, asked why the terminal could not be a public facility which did not charge high port fees.

Tourism Commissioner Eva Cheng Yu-wah said that the public-private partnership model was favoured so that government resources could be used in other facilities.

"Private companies have new technology. They are able to build a terminal faster than we can," she said.

Key role at cultural site
Keith Wallis
29 June 2004
Hong Kong Standard

Mott Connell has secured a key role in the development of the West Kowloon cultural district after being appointed technical consultant by the Territory Development Department.

The firm will advise the government on how the five bids submitted on Saturday address issues in five areas. These comprise wind engineering and microclimate underneath the canopy, design of the automated people mover system, building above the entrance to the Western Harbour Tunnel, building around ventilation and acoustics and stage engineering for the theatres complex.

Mott Connell's assessment will help the government rank the five bids from the most to the least favoured. Mott Connell will also advise during the negotiation phase with the preferred bidders.

The five bids were submitted by World City Culture Park, Sunny Development, Swire Properties, Dyamic Star International and Lam Sze-tat.

Mott Connell's contract will last until 2006. "The firm will advise on technical areas where the government lacks the in-house skills," one source said.

Construction on the West Kowloon site will begin in April 2007 and the core arts and cultural facilities will come into operation in phases from 2011.

Swire shuns canopy in radical harbour proposal
Chloe Lai
8 July 2004
South China Morning Post

Swire Properties has submitted a radically different proposal for the West Kowloon waterfront, with the accent on greenery rather than a gigantic canopy.

The company has proposed to the government that the waterfront be covered by a 30-hectare "living green roof" comprising trees rather than a huge canopy constructed from glass, steel and concrete.

Instead of following the government's approach of siting all new arts and cultural facilitates in West Kowloon, Swire has proposed rejuvenating existing facilities in Tsim Sha Tsui and building new ones at the Tamar site.

It hired Frank Owen Gehry, the architect behind the renowned Guggenheim Museum in Bilbao, Spain, to submit designs for a cultural complex at Tamar.

Gordon Ongley, Swire Properties director and general manager, admitted it was risky because the proposal demanded all bids include a 20-hectare canopy.

He said it was important to let people know there was more than one solution to West Kowloon, and urged the government to include all five submissions in the public consultation.

He said Swire had reservations over the government's idea that all cultural facilities be sited in West Kowloon.

World City Culture Park Limited
Source : http://gakei.com/wkc/wkc.htm

http://gakei.com/wkc/wcc01.jpg

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Gehry bid dare to Foster's hold
Sylvia Hui
9 July 2004
Hong Kong Standard

Swire Properties' radical proposals for the West Kowloon Cultural District might force the government to rethink its plans for the district, according to a Chinese University architecture professor.

Swire's submission to the government, which was unveiled to the public on Wednesday, created shockwaves as the plans do not include the Norman Foster-designed canopy, and also extend the scale of the project to include Tsim Sha Tsui and Central.

Chinese University architecture professor Bernard Lim told MetroNews that by hiring acclaimed architect Frank Gehry, Swire is testing the government, which he believes favours "certain designers and developers".

Lim was referring to Foster, the designer of the HSBC building in Central and the airport at Chek Lap Kok, who is understood to be working with Sun Hung Kai Properties. Sun Hung Kai and Cheung Kong Holdings, which are bidding jointly under a Dynamic Star International umbrella, are the only developers of the five contenders who have not revealed their design yet.

The other bidders are Henderson Land, a consortium led by Sino Land and Wharf (Holdings), and an individual named Lam Sze-tat.

"An architect of Gehry's class doesn't agree to designing things easily, and the international media knows it. There is no choice for the government but to assess Swire's proposal properly, even if it does not include a canopy," Lim said.

Gehry's stunning Guggenheim Museum in Bilbao, northern Spain, has turned the industrial town into a tourist haven, bringing in much needed revenue and also putting the Basque city on the world stage.

"Besides, the government did not clearly define what `canopy' meant [in the guidelines for submissions]," Lim said. The giant transparent roof, which would cover the equivalent of about 25 football pitches, is considered by many to be a huge financial burden.

"This is an innovative and welcomed alternative for the public, compared to the more complacent submissions by Henderson and Sino Land," Lim said. "It's much better than the government doing everything behind closed doors. I have to admire [Swire] for putting this challenge to the government to re-examine its limited vision of West Kowloon as well as its whole cultural policy."

Lim is also the chairman of the board of local affairs at the Hong Kong Institute of Architects. He had previously pointed out numerous problems with the cultural project and its canopy to MetroNews.

Legislator Tang Siu-tong, who chairs the Legislative Council's Panel on Planning, Lands and Works, said he does not know yet if the government will disclose its preliminary stance in next week's panel meeting.

But Tang said the fact that "certain high-level officials" including Chief Secretary Donald Tsang are fond of the canopy design must be considered.

A spokeswoman for housing, planning and lands said the government is in the process of reading through the massive amount of submitted material, and cannot provide any comments on individual proposals. The public will get to see the designs early next year, she said.

Man this is such old news! A year old! Don't confuse ppl to project's discussion has moved so far along already...

I'm reconstructing this thread after it mysteriously disappeared. I'll need some time to re-post the lost material and catch up with the latest developments. Please stay tuned.

Stanley Ho favours multi-developer idea
Jimmy Cheung
11 July 2005
South China Morning Post

Tycoon Stanley Ho Hung-sun has weighed into the debate over the West Kowloon project, saying a multi-developer approach would net the government $150 billion more than a single developer would.

Mr Ho, chairman of the Real Estate Developers Association, yesterday criticised the proposal to award the cultural hub to a single developer.

"I have always opposed the single-developer approach. We think the Treasury would gain much less as a result," he said.

He believed the government could gain up to $200 billion by opening up the bid, compared with its own estimate of $50 billion to $60 billion.

"As long as the government allows more developers to participate, either through the application list or public auction, it can fetch at least over $100 billion, if not $200 billion.

"If the government can make more money, why not?"

The casino and property tycoon also said the Executive Council should include representatives from the property sector, as the industry was such an important part of the economy.

He dismissed fears that this would lead to collusion with businesses, saying such problems only existed in poor countries.

Speaking on a Commercial Radio programme yesterday, Alan Leong Kah-kit, chairman of a Legco committee on the West Kowloon project, hoped the government would establish a new steering authority to develop the project.

As his committee was still unable to gain access to crucial details on the project, such as financial arrangements and technical studies, Mr Leong would not rule out the possibility of invoking special Legco powers to obtain the relevant papers later this year.

But he said this would be a last resort. "We have entered an interactive stage. We hope there will be a positive response from the government," he said, referring to recommendations tabled last week.

Swire challenges blueprint with 'living green roof'
Peggy Sito
14 July 2004
South China Morning Post

A radical proposal from Swire Properties that dispenses with the idea of a giant glass canopy for the proposed West Kowloon Cultural District project may pose a challenge to the government, which had insisted on the canopy in the first place.

The canopy, suggested by architect Sir Norman Foster, is a stipulated feature in the proposed cultural hub, which will occupy 40 hectares of reclaimed land on the West Kowloon waterfront.

Last week, Swire presented a proposal that offered an alternative plan, replacing the idea of a glass, steel and concrete canopy with the concept of a 30-hectare "living green roof ", with trees and foliage.

The government's intention of awarding the project to a single developer who would incorporate the glass canopy in the building plan has been criticised by smaller developers, who would like to see the project split so that a number of players could take part in creating the cultural hub.

The Swire proposal is seen by many as potentially awkward for the government.

If the government decided to grant Swire the contract, it would be as good as admitting that the initial canopy idea was not wise, said Pang Shiu-kee, head of SK Pang Surveyors.

And if the government accepted Swire's canopy-free proposal, it would have to explain why it was giving the $24 billion contract to one developer rather than splitting the project into several phases for a range of developers, analysts said.

Chief Secretary Donald Tsang Yam-kuen said the glass canopy was one of the main reasons the government had decided to entrust the project to a single consortium that would be responsible for maintaining the site for 30 years.

"If the government wants more than one developer, [our] plan is technically feasible," Gordon Ongley, Swire Properties director and general manager, said last week.

Swire Properties is a supporter of the Real Estate Developers' Association, which has asked that the project be divided into phases so that big and small developers can have a share in it.

Mr Pang of SK Pang Surveyors believed Swire Properties had a slim chance of winning the project. He said other developers who had submitted bids that included the required canopy would object if the Swire proposal was accepted.

Five bids were received before the June 19 deadline for submissions. Henderson Land Development said its proposal included the giant canopy.

A consortium formed by Sino Land, Wharf (Holdings), Chinese Estates Holdings and K. Wah International has proposed building a park covered by more than 100 small canopies.

A consortium formed by Sun Hung Kai Properties and Cheung Kong (Holdings) declined to discuss its proposal, and another bidder was unavailable for comment on its proposal.

Swire has requested that the government display all proposals for public consultation.

"Let the government make the decision based on the knowledge of what the community expresses," Mr Ongley said last week.

Environmental groups endorse having the proposals put up for public display.

"The government should be transparent, making sure that the winning proposal is in the best interests of the public," said Lister Cheung Lai-ping, chief executive of the Conservancy Association.

"Swire must have a strategy to play such a game. It is well planned," Ms Cheung said.

Promise broken on cultural hub tenders
Chloe Lai
15 July 2004
South China Morning Post

The steering committee headed by Chief Secretary Donald Tsang Yam-kuen, which adopted the winning design for the West Kowloon cultural district will also choose the developer to build it, legislators were told yesterday.

The government had earlier promised that no politically appointed minister would be involved in the selection process.

Deputy Secretary for Housing, Planning and Lands Thomas Tso Man-tai said the government would select the winning bid by the middle of next year and the project would start in April 2007.

He said the steering committee, set up in October 2002, would make the final decision on the winning bid. It would review the marks awarded to each bid by a selection committee set up to study the proposals.

Speaking to a Legislative Council planning, lands and works panel, Mr Tso said the public's opinions of the designs would be taken into account in selecting the winning proposal. Public consultation would continue even if only one proposal met the requirements.

He also said that apart from the design, the premiums developers were prepared to pay for the project would be displayed for public consultation.

Five developers are bidding for the project: Henderson Land Development; Swire Properties; a joint venture of Cheung Kong (Holdings) and Sun Hung Kai Properties; a joint venture of Wharf Holdings, Sino Land, Chinese Estates and Ka Wah; and individual bidder Lam Sze-tat.

The Cheung Kong-Sun Hung Kai joint venture has hired as its designer Lord Foster's company. The British architect won the design competition for the project.

The selection committee, headed by Permanent Secretary for Housing, Planning and Lands, Leung Chin-man, was announced by Mr Tsang in October in an attempt to ease discontent over the project. It consists of senior civil servants with various areas of expertise, and Independent Commission Against Corruption officers. Announcing it, Mr Tsang said the selection process had to be fair and transparent and no government minister would be involved to prevent political interference.

The Frontier legislator Emily Lau Wai-hing said she foresaw "many troubles" with the procedure.

There are some renderings in page 3 (http://www.skyscrapercity.com/showthread.php?t=222600&page=3&pp=20) of this thread.

The West Kowloon Waterfront master plan introduces new life into Hong Kong’s Victoria Harbour. The project creates a mixed-use urban center and international tourist destination on reclaimed land north of Hong Kong Island.

Unified by a premier waterfront promenade and monorail system, this exciting combination of recreation, commercial, and tourist amenities reinforces Hong Kong as the “City of Life.”

The plan forms five distinct yet connected nodes along Victoria Harbour. Nodes include an arts and cultural district, convention center, island park, stadium, and wholesale market. Each component celebrates both Hong Kong’s history and new cultural life.

Source : http://www.hok.com/projects/selectedprojects/CFCE649F-5259-4FC4-A9DA-BB14FFFF0809/Kowloon_West_Waterfront_Plan_DotComWeb.htm?sort=Alpha

HOK is a design and project service firm and these renderings may not reflect what is actually being considered by the government.

http://www.hok.com/projects/selectedprojects/CFCE649F-5259-4FC4-A9DA-BB14FFFF0809/projimages/mouseover1_1.jpg

http://www.hok.com/Projects/SelectedProjects/CFCE649F-5259-4FC4-A9DA-BB14FFFF0809/projimages/full1_2.jpg

http://www.hok.com/Projects/SelectedProjects/CFCE649F-5259-4FC4-A9DA-BB14FFFF0809/projimages/full1_3.jpg

Culture hub developer 'can't lose'
Chloe Lai
28 July 2004
South China Morning Post

The value and earnings of the property developer that wins the West Kowloon cultural district project will get a big boost, even if it makes a loss on the cultural section, according to a Deutsche Bank report.

"We believe the project will enhance the winning developer's net asset value significantly, even though they may record losses from the operation of the cultural-related portion in the next 30 years," the report said.

The bank released the report, "WKCD - another Cyberport?", on Monday.

It puts the gain in net asset value accruing from the project at $4.87 billion, even if the cultural facilities record a net loss of $150 million every year for 30 years.

It also said the winning consortium's profit margin before tax and interest could reach 34 per cent. With a land premium of $1,800 per sq ft, the development cost will be about $28 billion, before interest.

Five consortiums submitted bids for the project last month. The winning developer will have the right to design, build and manage the 40-hectare site for 30 years.

Review of cultural sites mooted
Facelift plan for Tsim Sha Tsui raises doubts about future of public facilities located on waterfront
Ernest Kong
18 August 2004
South China Morning Post

The cultural facilities on the Tsim Sha Tsui waterfront may come under review as part of the government's grand plan to turn Tsim Sha Tsui and West Kowloon into a major cultural and tourist attraction.

A government source said preliminary discussions had taken place on the need to review the use of cultural facilities, including the Hong Kong Cultural Centre and the Space Museum.

"It's natural that we have to review the use of facilities which show duplication in function {hellip} discussions have touched on the need to review use according to the progress of the West Kowloon cultural hub," he said, adding that the government had not come up with any options.

Because the first phase of the West Kowloon cultural hub will not be operational until 2010, it may be too early to ask if the review will be as drastic as Swire Properties' proposal for the West Kowloon cultural hub, which involves bulldozing the Museum of Arts and the Space Museum to make way for a new grand theatre.

"When we constructed the Hong Kong Cultural Centre in Tsim Sha Tsui many people said there was a need to knock down the City Hall in Central. But the one in Central is still serving the community," the source said.

FPDSavills Hong Kong senior director William Wong said there was a need to review the use of the Cultural Centre and Space Museum with the establishment of the mega-cultural hub on the 40-hectare reclaimed site on the West Kowloon waterfront.

But he thought knocking down the facilities was too drastic.

"They are landmarks of Tsim Sha Tsui," Mr Wong said.

He proposed that the government keep the buildings and turn them into retail malls to attract tourists.

A market observer said the government might start the reviewing process when major projects in the district were completed.

"It could well be the government's next step in reviving Tsim Sha Tsui after the completion of new railway connections and some existing area improvement projects," he said.

The Kowloon-Canton Railway Corp is building an extension of East Rail from Hunghom station to a new station in Tsim Sha Tsui East on Salisbury Road.

The station is expected to be completed by the end of this year, and it should boost Tsim Sha Tsui East's traffic flow.

Under a draft proposal from the Economic Development and Labour Bureau, the bus terminal adjoining the Star Ferry pier would be moved to Tsim Sha Tsui East next to Wing On Plaza. The vacant site would be turned into a plaza, with footbridges and a podium garden connecting to the pier.

Major landlords in Tsim Sha Tsui East - Sino Land and New World Development - are expected to cash in on the expected revival of the district.

Stephen Brown, a general manager of Sino Land, the largest landlord in Tsim Sha Tsui East, said the company was looking at renovating its premises to tap an expected boost of passenger flow which would present opportunities to raise the return from their buildings. "Tsim Sha Tsui East fell behind the whole district development with its poor accessibility. With the new railway connection, it will be back on the map," he said.

New World Development is also planning a facelift for its New World Centre near the new East Rail station.

The district will also see new landmarks. Near the Hong Kong Cultural Centre is the former Marine Police headquarters. Built 120 years ago, it will be turned into a hotel and an open-air piazza by developer Cheung Kong (Holdings). According to a company spokeswoman, the project should be completed by the end of 2006.

Plans have been approved for a Ferris wheel to be erected on Wharf Holdings' Ocean Terminal extension. The developer expects the 52-capsule Ferris wheel to boost its retail portfolio along Canton Road. However, the KCRC and Wharf have been at odds over the building of a station in Canton Road along the Kowloon Southern Link - a 3.8km passenger rail line linking the West Rail terminus at Nam Cheong station with East Rail's Tsim Sha Tsui East station.

The KCRC and the government are re-examining the feasibility of building a station in Canton Road, following outrage over plans that show the proposed Kowloon Southern Link rail line will overlook one of the city's busiest tourist and shopping areas. The study should be completed next month, when it will be presented to legislators.

Paris' modern art behemoth bids for controversial Hong Kong culture hub

HONG KONG, Oct 12 (AFP) - Paris' prestigious art and design institute the Pompidou Centre has joined a bid to run a museum of modern art in Hong Kong, officials said Monday announcing plans for its first foray outside of France.

The institute hopes to open the museum in the heart of a 40-hectare spit of reclaimed land on the shores of the Kowloon district that has been earmarked by the government as an arts hub housing a string of cultural and sports centres.

"It has always been the intention of the Pompidou Centre to bring dialogue between cultures and with a museum of modern art in Hong Kong we can achieve a two-way exchange between East and West," Bruno Racine, Pompidou Centre president, told AFP.

"We think that by providing a significant role, through our collection and our savoir faire, we can create a significant cultural centre for all of Asia," Racine added.

The announcement was timed to coincide with a visit to China and Hong Kong by French President Jacques Chirac. He is spearheading an initiative to raise the profile of France in China in the hope of winning a larger share of the growing wealth of the fast-growing economic giant.

The institute has joined forces with the Dynamic Star consortium that includes local property giants Sun Hung Kai and Cheung Kong, which is bidding to build and run all the facilities at the so-called West Kowloon Cultural Centre, the city's largest cultural development.

Although the tendering process is not yet over, local media speculate about five consortia will bid for what is expected to be a 24 billion Hong Kong dollar (3.07 billion US dollar) scheme.

If the consortium wins its bid, the museum should be up and running by 2012, and would be the Pompidou Centre's only facility outside its home country.

"We have no plans for worldwide expansion but we felt we needed a presence in China," said Racine.

While the museum's exhibits will initially rely on some of the 54,500 works of art in the institute's Paris collection and works loaned from other Asian galleries, it will eventually build up its own permanent collection from around the region.

The Dynamic Star details have not yet been finalised but it envisages the Pompidou Centre will pay little up front: the developers will build the 13,000-square metre museum leaving the institute to run it, buy or provide the art to fill it and organise its exhibitions.

Controversial British architect Sir Norman Foster has been slated to design the museum.

The government-set contract provides for the developer to subsidise the museum for the first 30 years.

"This is a very exciting opportunity for us to play a part in China at a time of change," said Racine.

The West Kowloon Cultural District proposal has been the subject of enormous controversy in Hong Kong, where planners and architects argue it will do little to nurture local talent and will be too far removed from the rest of the city to be economically viable.

They have also criticised Foster's proposal to cover the entire hub in a gigantic undulating glass roof, saying the feature would be expensive and impractical.

Chirac visit to Hong Kong hoped to forge new cultural bonds

HONG KONG, Oct 12 (AFP) - When President Jacques Chirac opens the first exhibition in Asia of one of France's artistic treasures, Picasso's "The Parade", in Hong Kong, he will also be unveiling what is hoped to be a new era in cultural cooperation.

Chirac will be in the territory for barely half a day at the end of a swing through China aimed primarily at winning French industry some of the business being generated by the emerging economic giant.

But the visit will be significant as it satisfies another plank of the trip -- to share with China France's rich cultural heritage.

Hong Kong has been chosen as the setting for the first overseas expansion of France's renowned institution of modern art and design, the Centre Georges Pompidou in Paris.

The centre announced Monday it had hitched itself to one of five consortia of Hong Kong developers bidding for a string of cultural centres in a so-called arts hub on the Kowloon harbourside.

If the bid goes through, the Pompidou centre will run, provide and purchase art for display in a museum of modern art, which has already been dubbed HK-MOMA.

"While the HK MOMA will benefit from our expertise and our collection, it will develop its very own personality, providing a unique blend of Western and Asian art," the centre's president Bruno Racine told AFP.

Picasso's stunning, colossal "The Parade" is deemed an apt choice to launch the French-Chinese initiative. Painted on an actual stage curtain and depicting a backstage theatrical scene, it brims with life waiting to be unleashed at the lifting of the drape.

The masterpiece is on loan from the Pompidou centre. Its exhibition at a huge new shopping mall in downtown Hong Kong represents only the 11th time it has gone on show in 50 years.

HK MOMA will be one part of a grander complex called the West Kowloon Cultural District that Racine hopes will become a focus for modern art from all over the region.

If the deal goes ahead, it will mark the institute's first foray outside of home territory.

Although Racine said the museum had no plans for world expansion like its American peer, the Guggenheim, it had been looking to branch into China.

"We have a pattern of relationships with museums in cities all over the world, but not in China," he said. "We made a decision some time ago that we needed to be in China."

The consortium presented the opportunity when it approached the institute for input.

In what amounts to a sweetheart deal, the Pompidou centre will pay nothing towards the construction of the centre, although it will have a hand in its design.

The museum's expenses will be guaranteed by a proviso built into the tender deal that the developer will cover all shortfalls in costs for the first 30 years, Racine said.

"That is important as it gives us the room to draw up a long-term vision for HK MOMA, to build it into one of the world's leading museums."

The proposed art-hub scheme, valued at around 24 billion Hong Kong dollars (more than three billion US), has sparked controversy in Hong Kong, where it has been criticised as a white elephant in the making.

The local art community is up in arms on the issue too, and news of the possible participation of one of the world's most prestigious art institutes has left it cold.

"It's just another real estate deal that's using the promise of art as a gloss to make it look good," said John Batten whose John Batten Gallery has been exhibiting modern local artists for eight years.

"You don't need the Pompidou Centre to run a museum here -- we can do it."

Questions have also been raised about whether the institute would allow its acquisitions policy to be influenced by China, which has long suppressed what it considers subversive art.

"I don't foresee any problems," said Racine. "Our acquisitions committee will be made up of of independent people whose views and policies will be made on artistic, not political, judgements."

Fresh calls for rethink of cultural project contract
Ng Kang-chung and Peggy Sito
20 October 2004
South China Morning Post

The government is facing renewed calls to drop its plan to hand the West Kowloon cultural project to one bidder now that the property market is looking up.

With developers showing strong bidding interest in government sites, academics and legislators said the government should reconsider the option of auctioning the residential and commercial lots in the proposed cultural district and use the capital to sustain cultural facility development.

Legislative Council members said they would press the government to rethink the proposal at the Legco planning, lands and works panel next Tuesday.

Non-affiliated legislator Albert Chan Wai-yip said: "It is a very big project involving a lot of money and valuable land resources. We should do it properly. Now the market situation has changed. The outlook for the property market seems brighter.

"Developers are more eager to bid for land. I would question whether the single-contract approach is still the best option."

Mr Chan said he would urge the government to rethink its approach at next week's panel meeting. Similar views were shared by legislator Albert Ho Chun-yan, vice-chairman of the Democratic Party, who said his party opposed the single-contract approach.

The project, with a giant canopy designed by Lord Foster, will be built on 40 hectares of reclaimed land on the southern tip of the West Kowloon reclamation.

About 30 per cent of the site will be earmarked for arts and culture and the rest for commercial and residential development. The cost of the entire project is estimated at $24 billion but could rise as the value of shops and residential developments in the proposed district is expected to surge.

The project is controversial because the government wants one contract, the winner of which will design, build and operate the cultural district for 30 years. Construction is expected start in early 2007.

Smaller developers said the tendering method excluded them from competing. The arts community has also expressed concerns at the lack of consultation and said the project might risk being turned into a developers' colony. Five bids were received before the June 19 deadline for submissions.

One bid from a joint venture between the city's two biggest developers, Sun Hung Kai Properties and Cheung Kong (Holdings), is tipped to be the probable winner.

Polytechnic University associate professor Lam Pun-lee said: "Society will react in a big way if the government insists on granting the project to one bidder."

He urged the government to auction the sites separately and use the funds to support cultural development because it was the fairest and most efficient way to maximise government revenues.

Wong Kwok-chung, an associate professor of real estate and construction at the University of Hong Kong, said the government must be careful about granting the project because of the political environment.

Some market observers said because of the uncertainty of the West Kowloon development, developers including Cheung Kong and Sun Hung Kai Properties had bid aggressively in last week's land auction, looking for ways to replenish their land banks. The Housing Planing and Lands Bureau said an exhibition of all proposals that met government requirements would be held next year.

Property giant out to build more on arts hub site
Henderson boss says he's determined to win West Kowloon job 'for the people'
Gary Cheung
30 October 2004
South China Morning Post

Like other developers bidding for the contract to build the West Kowloon arts hub, Henderson Land is proposing a higher-density development than the government wants.

But it would stick closer to the government target than some rivals, said Henderson Land vice-chairman Colin Lam Ko-yin, who called the company's proposed plot ratio "quite restrained".

The property giant's bid for the project proposes a plot ratio - representing a project's developed area compared to its site area - of 2.5, including 0.7 for cultural facilities. The government set the overall plot ratio at 1.81, but Chief Secretary Donald Tsang Yam-kuen said last year the winner could have a high ratio if essential.

Architects have estimated the 1.81 plot ratio could result in 7,600 flats being built, with the gross floor area of the project estimated at 10 million sq ft.

Henderson's solo bid is competing for the project with a Sun Hung Kai Properties-Cheung Kong joint venture; Swire Properties; and a consortium comprising Sino Land, Wharf (Holdings), Chinese Estates Holdings and K Wah Group. Other bidders have sought a plot ratio as high as three.

Due for completion in 2012, the $24 billion project on a reclaimed site near Kowloon Station will include theatres, museums, shops and flats.

The initial plan is for shops, flats and cultural facilities to occupy about 30 per cent of the site each.

Henderson Land Development chairman Lee Shau-kee said he was determined to win the bid, saying he would not mind losing billions of dollars in operating the cultural hub.

"We won't let Hong Kong people down or make them lose face," the tycoon said. The West Kowloon development has become a centre of controversy since the government unveiled its plan to turn the prime waterfront site into a world-class cultural zone last September.

Its decision to hand over the project to a single developer for 30 years has sparked criticism from smaller developers, who say the scheme favoured big developers.

Mr Lam said his company would invite museums on the mainland and in Europe, including the Pompidou Centre in Paris, to co-operate in operating the West Kowloon arts hub if it won the bid.

Meanwhile, Henderson will join forces with the Arts Development Council and the Arts Centre to display paintings and art collections in shopping malls operated by the company from November 24.

Darwin Che, chairman of the Arts Development Council, said it was a good beginning for collaboration between the arts and business sectors to promote arts in the community.

Arts district trustee plan would foster public trust
8 November 2004
South China Morning Post

As the date nears for the government to make public its shortlist of candidates to build the West Kowloon cultural district, the bidders have stepped up their publicity efforts. Development conglomerates are mounting art exhibitions, their chiefs are giving interviews and big-name museums are being unveiled as potential partners.

Perhaps not to be outdone, the government is making its own bid for public support, revealing it is considering setting up a board of trustees to manage the arts venues within the controversial project. This is a wonderful idea, and could well ease many of the public concerns about the project, although much still depends on the final details of any such arrangement.

The stakes are high in West Kowloon. The public may not be putting a cent into the building of the museums and concert halls, but the subsidy comes in the form of handing over what is perhaps the last large piece of harbourfront land that can be developed. The idea that whatever is built there has to benefit the public has wide acceptance, but the cynicism about this being a developer-led, profit-oriented project still remains. The scepticism will remain until the plans are revealed for public consultation at the end of this year, if not longer.

Whatever the developers might say, much of their interest in the project has to do with simple economics. Luxury property in the neighbourhood is fetching ever-higher prices and the size of the project will give the winner a dominant position in the Hong Kong real estate market for years to come. In a remarkably candid remark, Henderson Land Development chairman Lee Shau-kee said recently he would be willing to lose billions on the cultural side of the project. No doubt many of the bidders must think this way, as they stand to make many times such an amount in profit on the commercial real estate. There are already indications that all of them have asked for higher plot ratios than the government set out at the start, meaning more saleable floor space will be built.

It is difficult to judge the merits of any of the proposals without seeing the details, but the principal aims should remain: fostering cultural development and having commercial development as part of, but not dominating, the project. The sooner the plans are unveiled, the sooner the public will be able to judge whether these requirements have been met.

The public should resist the temptation, however, to focus only on plot ratios and profit margins. Management of the arts venues should be scrutinised, since it will determine the success of the cultural side of the development - for the 30 years of the management contract and beyond. Local arts groups have already expressed fears that they will be sidelined. Questions abound about how the new arts district will co-exist alongside the museums and performance spaces now being administered by a highly bureaucratic Leisure and Cultural Services Department. If potential developers already see the arts development side as a loss centre, not a profit-making proposition, what guarantee is there that they will manage it well or for maximum public benefit?

Hong Kong need not sell itself short. The biggest names in the museum and design world have expressed interest in playing a role in West Kowloon, a sign of the draw the city has. Luring the Guggenheims and the Pompidous of the world here will not be the hard part. The hard part will be getting the management of the project right, giving due emphasis to what will go into the buildings once they are built and fostering the patronage culture that is the backbone of the arts world elsewhere.

A board of trustees that has genuine public involvement could do a lot to overcome the scepticism and the pitfalls. It could even lay the groundwork for a new way of steering Hong Kong's cultural development if and when the government decides to play a less active role in the sector.

Trustees may oversee cultural hub
The public would be represented on West Kowloon board
Chloe Lai
8 November 2004
South China Morning Post

The government may set up a board of trustees to oversee management of the West Kowloon cultural district, a government source said.

The source said members of the public would have representatives on the board of trustees.

Officials are reportedly studying how similar projects in North America, Europe, Australia and Japan are managed.

A selection committee is still examining the five proposals submitted by developers.

The shortlisted development bids would be announced by Christmas, the source said.

"The company winning the project will not dominate the board of trustees," the source said.

"Those who represent the public interest won't be simply window-dressing. The trustee must be accountable to the public."

Ada Wong Ying-kay, a prominent member of the arts and cultural community, said that more than one board of trustees should be established: one could focus on the management of the museums, and one on the performing arts venues.

"The philosophy of managing a museum is very different from the performing arts. I can't see how one board of trustees can do the job effectively," said Ms Wong, who was a member of the now-defunct cultural and heritage commission.

She also said that the developer should not dominate decisions on how money would be spent.

Otherwise, having members of the public appointed to the board of trustees would have little effect on the project, she said.

The government wants to transform the 40-hectare plot of reclaimed land near Kowloon station into a regional cultural hub.

Five bids were received from developers before the June 19 deadline for submissions.

They include Dynamic Star International (a joint venture between Cheung Kong Holdings and Sun Hung Kai Properties); Swire Properties; Henderson Land; and a consortium of Sino Land, Wharf (Holdings), Chinese Estates Holdings and the K Wah Group. There is also a mysterious individual bidder, Lam Sze-tat.

Chief Secretary Donald Tsang Yam-kuen said earlier this year that the government wanted to foster a greater sense of public ownership in the project.

This is why the shortlisted development proposals will be exhibited early next year for public consultation. The government plans to hold public forums on the proposals during the exhibition period.

The core cultural facilities, such as theatres and museums, are expected to be completed in stages from early 2011.

Property giants unveil vision for cultural hub
Our plan for West Kowloon will generate $216b over 50 years, say developers
Chloe Lai
9 November 2004
South China Morning Post

The massive West Kowloon Cultural District project will generate economic benefits of $216 billion over a 50-year period, according to a key contender for the rights to develop the site.

Dynamic Star International says the project will create 29,000 jobs during construction and 8,500 permanent jobs afterwards.

The Cheung Kong (Holdings)-Sun Hung Kai Properties joint venture made the predictions yesterday as it published details of its proposals in two hard-covered books.

Under the Dynamic team proposal, there will be three zones - an eastern gateway, a retail and entertainment spine and a cultural headland. Arts and cultural facilities will occupy 315,860 square metres. About 20,000 square metres will be reserved for government offices and a community centre.

They also promised to give the city a prime urban park with almost 30 hectares of landscaped open space and piazzas.

The soaring, curved canopy that was a key feature of architect Lord Foster's prize-winning design for the cultural district is envisaged as a climate modifier, incorporating solar panels for water, heating and electricity, as well as providing ventilation.

It will also collect 20,000 cubic metres of rainwater each year for use within the development and to irrigate the park.

Dynamic's proposal, the last to be unveiled, is more comprehensive than those of its competitors - Swire Properties, Henderson Land, and a consortium of Sino Land, Wharf (Holdings) and Chinese Estates Holdings. They largely focus on the general artistic impression and the name of their chief architect.

The government wants to turn the reclaimed land near Kowloon Station into a regional cultural hub. The winning bid will have the right to develop and manage the site for 30 years, prompting fears it will be a developer's colony.

Dynamic estimates the number of visitors in 2014 will be 50 million, generating spending of $6 billion in real terms.

Under the Dynamic plan, the arts and cultural facilities will be governed by an independent foundation. It will comprise members elected from the community and the local arts and cultural sector.

The joint venture promised "the principles of democracy, transparency and accountability will be enshrined in the mode of governance of the district".

The constructions represent a plot ratio of 3.285, a higher density than the Henderson Land proposal of 2.5. The bidder says the canopy, imitating a flying dragon, will incorporate environment-friendly features and contribute to a reduction in carbon dioxide emissions.

Consortium proposes plot ratio of 3.28 times
Raymond Wang
9 November 2004
Hong Kong Standard

A consortium of Hong Kong's two biggest developers, Cheung Kong (Holdings) and Sun Hung Kai Properties, has proposed a plot ratio of 3.28 times for the HK$40 billion West Kowloon cultural hub project.

The plot ratio will determine the number of flats to be built on the 40-hectare waterfront site, as well as the floor area of its cultural facilities.

The consortium, Dynamic Star International, is one of five bidders for development rights to the site.

Under its proposal, the complex, without requiring further reclamation, would generate a total gross floor area of more than 14 million square feet _ 7.2 million sq ft of residential, a 2.5 million-sq-ft office-retail complex, an 800,000-sq-ft hotel, and 3.5 million sq ft of cultural attractions.

The cultural portion will feature three theatres; museums for movies, Chinese opera, modern art and children; and lecture halls for the Hong Kong Polytechnic School of Design.

Sunny Development, which groups Sino Land, Wharf (Holdings) and Chinese Estates Holdings, has proposed a plot ratio of more than 3.3 times to maximise residential potential and reduce investment risk.

Henderson Land Development, bidding alone, has proposed a plot ratio of about 2.5 times _ 1.7 for property development and 0.8 for the cultural aspect.

The current plot ratio on the site is 1.81 times, but the government says this can be adjusted.

According to Dynamic Star International, the project would create 29,000 man years of work during construction and add 8,500 permanent jobs. It estimates the project would attract 50 million visitors in 2014, representing aggregate additional spending of HK$6 billion in real terms.

Over 50 years, it would generate net economic benefits of HK$216 billion in nominal terms.

Swire knocked out in first round
No-canopy design for cultural area is rejected
Gary Cheung
11 November 2004
South China Morning Post

The proposals for developing the West Kowloon cultural district put forward by Swire Properties and a mystery individual bidder have been rejected in the first stage of the government's assessment of the massive project.

Chief Secretary Donald Tsang Yam-kuen told the Legislative Council three of five proposals had been shortlisted for further assessment and public consultation, which starts in the middle of next month.

The three shortlisted bidders are Dynamic Star International, a Cheung Kong (Holdings) and Sun Hung Kai Properties joint venture; Sunny Development, a consortium formed between Sino Land, Wharf (Holdings) and Chinese Estates Holdings; and World City Culture Park Limited, a subsidiary of Henderson Land Development,

Swire Properties' proposal was rejected by the assessment committee because it does not include the soaring transparent canopy, the centrepiece of the original design by renowned architect Lord Foster, as required by the government's invitation for proposals.

Mr Tsang said Swire's proposal failed to provide core arts and cultural facilities, such as a museum cluster and art exhibition centre in the West Kowloon cultural district in accordance with the government's requirements.

"Swire Properties scatters the required arts and cultural facilities in Tsim Sha Tsui, Tamar and [at] Fenwick Pier, which will not create the clustering effect envisaged by the original design," he said.

A proposal by individual bidder Lam Sze-tat was also excluded from further assessment.

Mr Tsang reiterated the arts hub was not a property project, and denied it would be "another Cyberport". That development was criticised for the absence of open tendering.

A public consultation exercise on the West Kowloon project will start in the middle of next month. Exhibits from the three shortlisted bidders will be displayed for six weeks at the Hong Kong Science Museum in Tsim Sha Tsui. The government will also hold discussion forums in various districts.

Swire Properties said the company had always supported the need for transparency and full public consultation for major projects of public interest.

"In view of the small number of submissions, Swire believes that the interests of the public would best be served if all submissions are presented so as to elicit constructive community dialogue on the different developers' approaches," it said.

Gordon Ongley, director and general manager of Swire Properties, said: "Our concept provides a viable alternative for the community's consideration."

Mr Tsang said construction of the project was expected to start in April 2007 and take four years.

Tung's sister inks arts hub proposal
Chloe Lai
Nov. 11, 2004
South China Morning Post

An arts groups headed by a sister of Chief Executive Tung Chee-hwa is to set up an ink-painting museum in the West Kowloon cultural district.

The museum is one of four the government recommends be built in the tender document for the district. The other three are museums of the moving image, design and contemporary arts.

Alice King, a younger sister of Mr Tung and vice-chairwoman of the Ink Society, said she had spoken to her brother about the idea of having the museum. "I have talked to many arts professionals first to see if this idea is feasible and viable. Of course, I talked [with my brother], otherwise nothing would have happened," Mrs King said.

A leading figure in the world of avant-garde Chinese painting, Mrs King said she expected questions would be raised about the link between her family connections and the museum's inclusion in the plans for the cultural hub. But she stressed there was nothing untoward in the process and that she was prepared to brave a storm of controversy for the good of Hong Kong.

"I have been in the field for more than 25 years. I am an art professional. I have a passion and vision for this ink museum," she said. "I hope people know me - then they would think otherwise. I have a clear conscience.''

Ink Society board member Vincent Lo Wing-sang said the society had no idea how the government decided on having an ink museum.

Mr Lo said the idea for the museum had been supported by the arts sector, and had also been recommended by the defunct cultural and heritage commission.

The news came as the government announced yesterday that three companies were shortlisted for the mega project: a joint venture between Cheung Kong (Holdings) and Sun Hung Kai Properties; Henderson Land; and a consortium of Sino Land, Wharf (Holdings) and Chinese Estates Holdings.

Mrs King said the society was holding discussions with the shortlisted firms but would not sign any deal with the bidders. "We are not here to help any of them to bid for the project," she said.

Both Henderson Land and the Sino Land-led consortium had promised to provide the society with an individual building, while Cheung Kong and Sun Hung Kai included the project as part of the museum of contemporary arts.

The society hopes Cheung Kong and Sun Hung Kai will change their mind. "We need a distinct, iconic building," Mrs King said.

Doubts cloud planned NPL securitisation
Three left in cultural district race
11 November 2004
Hong Kong Standard

There are now three finalists for the HK$40 billion West Kowloon cultural district development, Chief Secretary for Administration Donald Tsang said, with property giant Swire Properties and one other bidder rejected.

Tsang said public consultations on the project will begin in mid-December, a month earlier than the initial timetable.

Swire's development proposal, radical compared with the other contenders' plans, was rejected together with that from a mystery contender by the name of Lam Sze-tat.

The three finalists are Henderson Land Development, Dynamic Star, a joint bid by Cheung Kong (Holdings) and Sun Hung Kai Properties, and Sunny Development, a consortium led by Sino Land.

The successful bidder will be granted 30 years' sole rights to develop the 40-hectare waterfront at the southern tip of the West Kowloon reclamation into a ``world-class cultural district'', with about 40 per cent of the site devoted to arts and culture, 33 per cent for commercial and residential and the remainder for public space and utilities.

Swire's proposal featured a ``cultural harbour'' instead of a cultural district and did not meet basic requirements set out in the invitation for proposals, Tsang said. Swire also dropped a huge canopy from its design, a mandatory feature, according to the government.

Swire said the public should see all five submissions so they could compare different developers' approaches.

Model of the three finalists' proposals will be displayed at the Hong Kong Science Museum for six weeks.

Tung 'did not meddle in museum idea'
2004/11/12
South China Morning Post

Chief Executive Tung Chee-hwa has not exerted influence on plans for an ink-painting museum to be set up by his sister at the West Kowloon cultural district, a spokesman for his office said last night.

The South China Morning Post reported yesterday that Alice King, a younger sister of Mr Tung and vice-chairwoman of the Ink Society, said she had spoken to her brother about the idea, but stressed there was nothing untoward in the process. All three groups shortlisted for the West Kowloon project have included the museum in their plans.

The spokesman said the project was still at the assessment stage and a six-week public consultation exercise would begin in mid-December.

"The proposals are being assessed by a team of senior professional civil servants in accordance with the criteria set out in the invitation for proposals.

"The entire process is observed by the ICAC [Independent Commission Against Corruption]. The chief executive does not interfere in the process," the spokesman said in a statement.

Chloe Lai

Fiscal fine print for arts plan will be kept under wraps
Gary Cheung
12 November 2004
South China Morning Post

Financial details of the three shortlisted proposals for developing the West Kowloon cultural district will not be disclosed during the public consultation.

The decision had been taken to avoid weakening the government's bargaining power, a senior planning official said yesterday.

Deputy Secretary for Housing, Planning and Lands Au King-chi said the decision not to disclose the relevant information before the start of negotiations with the bidders had been made to protect public interests.

"If a bidder learns the offer of other consortiums, it may not put forward a more attractive offer to the government during the negotiation process, or a private deal could be reached among themselves," Ms Au said on the RTHK phone-in programme Talkabout.

She said the three shortlisted bidders would be asked to display their design models for the arts hub and detail how they would operate the cultural facilities.

Several callers said the arts hub project would end up as a housing development because residential projects accounted for the lion's share of the total floor area in the proposals.

The overall plot ratio - representing a project's developed area compared to its site area - proposed by the three shortlisted bidders ranges from 2.5 times to 4.3 times, surpassing the 1.81 set by the government.

Sun Hung Kai Properties executive director Alfred So Chung-keung said yesterday the public should not focus on how much floor area was set aside for residential and cultural facilities. Sun Hung Kai's joint proposal is one of the three shortlisted bids.

"What is crucial is how to get more financial resources with creative ideas to fund the arts and cultural facilities," he said.

Huge panel may vet cultural designs - 800-strong body planned to examine the shortlisted proposals for West Kowloon
Chloe Lai
12 November 2004
South China Morning Post

A group of community activists is planning to form an 800-strong panel to assess the three bids shortlisted for the West Kowloon cultural project.

The People's Forum on West Kowloon, a coalition of at least 14 non-governmental organisations, said the committee would include planners, accountants, architects, engineers and artists.

It announced the plan yesterday and appealed for public support, saying the size of the panel could be expanded if it received an enthusiastic response from the public.

Group spokesman Leung Man-tao said: "We don't mind if the panel turns out to be more representative than the 800-member Election Committee responsible for selecting the chief executive."

The group also questioned the government's methodology and sincerity in listening to public views during the consultation process.

"Before the shortlist announcement was made, the government said the consultation would start next year and last for six months, and now it will only last for six weeks," Mr Leung said. "We want to know why they suddenly changed the plan."

He also asked how people could make an informed decision on the cultural project merely by looking at models and artists' impressions presented by the developers.

The government will display the three shortlisted bids at the Science Museum in Tsim Sha Tsui.

Mr Leung said: "We believe [that with] a project of such unprecedented scale and nature, the entire selection and implementation process must be transparent and with high-level public participation."

Members of the forum include the Hong Kong Institute of Contemporary Culture, the People's Council for Sustainable Development, multimedia production company Zuni Icosahedron, Civil Act-up, SynergyNet and the University of Hong Kong's Cultural Research Centre.

They plan to hold a public forum on November 27 during which an 80-member focus group will be set up.

This group will work out next month how to expand itself into an 800-member panel.

The group will be responsible for the panel's composition, and will invite the entire legislature, all district council chairmen and vice-chairmen, professionals, international and mainland experts to join the panel.

Chief Secretary Donald Tsang Yam-kuen told Legco on Wednesday that three of five proposals had been shortlisted for further assessment and public consultation, which starts in the middle of next month.

The three shortlisted bidders are Dynamic Star International, a Cheung Kong (Holdings) and Sun Hung Kai Properties joint venture; Sunny Development, a consortium formed between Sino Land, Wharf (Holdings) and Chinese Estates Holdings; and World City Culture Park, a subsidiary of Henderson Land Development.

Source : http://www.shift.jp.org/world/091/hk.shtml

http://www.shift.jp.org/world/091/img/hk_2592.JPG

http://www.shift.jp.org/world/091/img/hk_2594.JPG

W. Kowloon project row deepens
Dennis Chong
12 November 2004
Hong Kong Standard

The row over the massive West Kowloon project deepened yesterday after an alliance of 11 local cultural and academic organisations vowed to launch their own public consultation.

The alliance claimed the project would be a flop because the public could not participate fully as the consultation period was too short. It added it would use public pressure to force the government to suspend work on the proposal until a comprehensive blueprint for the city's cultural development is set out.

Chief Secretary for Administration Donald Tsang announced on Wednesday the three finalists in the race for the sole development rights for the 40 hectares of land earmarked to be a "world-class" cultural district. The shortlisted bidders are Henderson Land Development; a joint bid by Cheung Kong (Holdings) and Sun Hung Kai Properties called Dynamic Star; and Sunny Development, a consortium led by Sino Land.

According to Tsang, a six-week public consultation process, during which details of the three proposals will be publicly displayed at the Hong Kong Science Museum, will start in mid-December.

A tentative agreement is estimated to be signed with the winning developer by the middle of next year.

However, the alliance said the consultation period was shorter than the six months promised earlier by the government.

"This [West Kowloon project] is claimed to be the world's biggest cultural project that will determine Hong Kong's [cultural] development for [several] decades. And it is going to be built by a single developer. Then you think about six weeks. You will know if it's enough," Leung Man-tao, spokesman of the alliance who is also a member of local arts group Ngau Pang Sue Yuen, said.

The alliance would, according to Leung, set up a civic panel with a membership of not less than 800, to discuss the future of Hong Kong's cultural development.

He said the panel would comprise many sectors of the community, including all legislators, chairmen and vice-chairmen of the 18 district councils, artists, architects, other professionals and ordinary citizens.

"They will be a group of well-informed participants who will decide what Hong Kong has and what Hong Kong needs," he said.

"If each district has 800 participants, I don't think the government will ignore the voice," Ma Ka-fai, a professor at City University and a member of the alliance, said.

Ada Wong, chairwoman of the Hong Kong Institute of Contemporary Culture, said the West Kowloon project would not be able to cater to the local cultural sector because no research had been done.

She warned that the district might suffer from a lack of visitors because the government rushed through the development without setting out a blueprint to develop the arts in Hong Kong. "If people do not go to see an opera now, why do you think they will do so in eight years?" she asked.

"If the developers are sincere in helping the cultural sector, they should reveal their financial arrangements and tell us they are not making any money out of it," Danny Yung, artistic director of another arts group, Zuni Icosahedron, said.

"They should also tell us how much money they will contribute to arts and cultural development from the pool they earn [from the project]," he added.

Sceptics have raised concerns that the multi-billion-dollar project would turn into a property development as three of the bidders were property giants. When announcing the shortlist, Tsang refused to reveal the financial arrangements involved.

Alfred So, executive director of Sun Hung Kai, said the development would not focus on property.

HK 'is best place for ink museum'
Tung's sister says family ties had no bearing on plan
Chloe Lai
13 November 2004
South China Morning Post

Family ties had no bearing on the government's support for an ink museum, Tung Chee-hwa's sister, Alice King, insisted yesterday.

Mrs King said the idea to have such a museum was first recommended by the now-defunct Culture and Heritage Commission.

She said Hong Kong was in the best position to host such a project.

On Thursday, she said: "Of course I talked [with my brother], otherwise nothing would have happened."

The Chief Executive's Office said on Wednesday Mr Tung had not exerted his influence on plans to have an ink-painting museum included in the West Kowloon cultural district.

A leading figure in the world of avant-garde Chinese painting, Mrs King said the city had an edge over the rest of the world on collecting contemporary Chinese paintings.

Mrs King is the vice-chairwoman of the non-profit Ink Society, which was set up to push for a museum.

"The recommendation for an ink museum comes as a result of a three-year study on the long-term policies on culture in Hong Kong," she said.

"I am glad I have played a small part in promoting the idea through the establishment of the Ink Society for the purpose of fostering a greater understanding and appreciation of modern and contemporary art that is based on and inspired by this tradition."

Mrs King reiterated that it was important to have a unique museum with its own collection.

"We have a sound museum system and well-trained professionals. What we need now is to establish indigenous art collections for our museums," she said.

She said it would be quite easy for the museum to attract donations or long-term artwork loans. "Visitors will come to Hong Kong for a unique museum," she said.

What it will have to offer
14 November 2004
South China Morning Post

Under the West Kowloon plan, the successful bidder will manage the site for 30 years. Using Lord Foster's canopy concept as the baseline, the government stipulated the following facilities be included:
A theatre complex comprising three theatres with at least 2,000, 800 and 400 seats respectively.
A performance venue with at least 10,000 seats;
Four museums with an area of 75,000 square metres;
An art exhibition centre with an area of at least 10,000 square metres;
An amphitheatre; and
At least four piazzas.

OTHER SPECIFICATIONS:
Renovating the Tsim Sha Tsui fire station complex.

Mainland support for cultural hub
Beijing official discusses exchanges that could help West Kowloon development
Carrie Chan
15 November 2004
South China Morning Post

Mainland museums and cultural institutions would be encouraged to support the West Kowloon project, the minister of culture said yesterday.

Sun Jiazheng , who arrived in Hong Kong yesterday for tomorrow's Asia Cultural Co-operation Forum 2004, also said the mainland could benefit from the management and marketing experience of Hong Kong and Macau.

Mr Sun is leading a delegation of cultural policy officials from more than 20 provinces to Hong Kong.

Apart from meeting local officials and arts groups yesterday, the delegation will also have a closed-door meeting with officials from eight Asian countries on regional cultural co-operation today.

Mr Sun said he had kept track of the development of the West Kowloon cultural hub. "Mainland museums and cultural institutions would support this project, another symbol of Chinese culture," he said.

Mr Sun said the mainland was just as willing to invest heavily in cultural facilities.

"Some of the projects [implemented] include the National Museum and the National Grand Theatre in Beijing. About 9 billion yuan has been spent [on these facilities] since 1998," he said.

Mr Sun said their approach was to be market-oriented and encourage private investment in cultural facilities.

The mainland would also step up its cultural promotion worldwide through programmes such as the Year of China in France.

"Foreigners have often equalised Hong Kong culture with Chinese culture because they learnt it through Hong Kong cinema. We have to let foreigners know what Chinese people are thinking," he said.

The chairman of the Arts Development Council, Darwin Chen Tat-man, said he had discussed the West Kowloon project with Mr Sun, adding that more exhibitions on Chinese culture could lure mainland tourists to Hong Kong.

"Now, a lot of mainland artists want to exhibit in Hong Kong but they have to wait two to three years because our facilities are limited. More Chinese shows can also offer night entertainment for tourists."

He also suggested that a Hong Kong Cultural Week be organised at least once a year in a mainland city. The event, which showcases local arts and culture, was first held in Shanghai earlier this year.

The three-day Asia Cultural Co-operation Forum at the Academy for Performing Arts is being organised by the Home Affairs Bureau for the second year. The goal is to encourage cultural exchanges among Asian countries.

Culture zone plan 'helps developers'
Sylvia Hui
15 November 2004
Hong Kong Standard

Representatives from the cultural, architectural and surveying sectors have unanimously slammed the West Kowloon Cultural District mega-project as a thinly disguised property scheme.

A host of other protests concerning the participation of the local arts community, the transparency of the assessment process and the government's unwillingness to listen to the public were also raised in Sunday's CityForum.

"We must ensure that arts and culture are the project focus. A balance [between property development and culture] is most essential," Institute of Surveyors chairman Tony Tse said.

"Although the government's given plot ratio of 1.8 times is just a guide, adjustments made by developers mustn't be too outrageous."

The plot ratio defines the total floor area of buildings permitted to be erected on a site. All three finalists shortlisted for the HK$40 billion, 40-hectare project proposed ratios far exceeding the government recommendation of 1.8 times. While Henderson Land Development proposed a ratio of 2.5 times, Dynamic Star International _ a consortium between Sun Hung Kai Properties and Cheung Kong Holdings _ proposed a plot ratio of 3.28 times.

Sunny Development, a consortium led by Sino Land, proposed a 4.3 ratio.

"This is blatantly a property project," said Vincent Ng, chairman of the planning and lands committee of the Hong Kong Institute of Architects.

"A cultural project should be led by those in the culture scene. It should not have a developer for a boss for 30 years," he said, referring to the government's decision to let a single successful bidder run the site for three decades.

Au King-chi, deputy secretary for Housing, Planning and Lands, defended the decision. "Having a sole developer means unity in design," she said.

Meanwhile, cultural commentator and theatre director Mathias Woo attacked the government for its unwillingness to listen to the cultural community. While Au said more than 15 professional teams would take part in the assessment process, Woo countered that they are all civil servants and questioned their cultural expertise.

"We have said we need a large performance venue seating 30,000 to 50,000 for large-scale events, but the government has requirements for just a 10,000-seat venue," Woo said.

Genuine consultation needed on culture hub
16 November 2004
South China Morning Post

Three very different but equally ambitious visions of a new icon for Hong Kong are to be found in the shortlisted bids for the West Kowloon cultural district. Soon, the public will be asked to make its views known.

The plans put forward by the competing consortiums include such distinctive features as a "forest of arches", a huge fountain and a big urban park. There will also be the obligatory cultural spaces - museums, theatres, piazzas and an art exhibition centre - all housed under various versions of Lord Foster's vast glass canopy.

World-renowned institutions such as the Guggenheim Museum and the Pompidou Centre have expressed interest. And mainland cultural authorities are backing the project. Finally, it might be thought, the urban miracle described by one official is about to be achieved.

But the project has, at least so far, attracted more scepticism than enthusiasm from the community. This reaction is not unusual, nor is it restricted to Hong Kong. It is the way in which people often respond to big, glamorous and hugely expensive development projects of the kind favoured by governments around the world. The Sydney Opera House would never have been built if public opinion at the time had been the decisive factor.

There are, however, special circumstances that apply in the case of Hong Kong. The problem, put simply, is that the people lack trust in the government. Rightly or wrongly, it is widely perceived to be in cahoots with powerful business interests - and to care little about what the public really thinks.

In the case of West Kowloon, this has led to deep suspicion that the project is primarily intended to benefit one or two favoured property developers and that the public consultation will be nothing more than a sham.

The government has only itself to blame for this position. It is the result of past mistakes - including the handling of Harbour Fest, Cyberport and the Article 23 consultation. Only by learning from these mistakes and ensuring that the decision-making process for West Kowloon is scrupulously fair and transparent will the government have any chance of winning broad public support for the project.

The history of the development has not helped. Most of the important decisions have already been made - without public input. These include the basic requirements for the project and the highly controversial decision to place it in the hands of a single developer for 30 years.

Steps have also been taken to allow the project to bypass the scrutiny of the Town Planning Board when amendments are made to the master plan. This has only added to suspicion that the government is lining up a sweetheart deal.

The prime waterfront site's huge potential for residential and commercial development makes it a must-win project for big developers. All three bids seek to increase the government's preferred plot ratio - creating more room for the lucrative non-cultural developments. So fears that, just like Cyberport, this will end up being predominantly a property project are understandable.

It is therefore essential that the consultation is thorough - and genuine. But the allotted six weeks, over the Christmas period, provides little time. Financial details of the bids should form part of the consultation, as should the developers' plans for managing the arts venues. It should be much more than what is already being described as a mere "beauty contest" between different designs.

Hong Kong would benefit from a world-class cultural district. It could fuel our community's creative energies, as well as playing host to talent - and treasures - from overseas. The dream should be pursued. But if the government is to win public support, it has a lot of convincing to do.

First and foremost, it must persuade the Hong Kong people that this project is primarily about promoting culture - not pandering to property developers.

Independence vow given on cultural hub
West Kowloon contender says arts amenities would be run by 11-member board
Chloe Lai
17 November 2004
South China Morning Post

A contender for the West Kowloon cultural hub pledged yesterday that if it won, the arts and cultural facilities would be run by an 11-member board, independent from property developers.

Directors of Sunny Development, the consortium formed by Sino Land, Wharf (Holdings) and Chinese Estates Holdings, insisted they would not intervene in the board's management or the performances and exhibitions staged at the proposed cultural complex.

At the first press conference on its bid for the massive project, the consortium gave it the name "Parc" (the Park of Arts, Recreation and Culture).

Sunny is the first of the three short-listed bidders to disclose details of how the arts and cultural facilities would be managed. Its bid has the highest development density, and is the only one that provides no breakdown on the commercial spaces.

Sunny executives urged the public to focus on the quantity and quality of the arts and cultural facilities it would provide.

Also shortlisted to make bids for West Kowloon are Dynamic Star International - a joint venture of Cheung Kong (Holdings) and Sun Hung Kai Properties - and World City Cultural Park, a subsidiary of Henderson Land.

The Tung administration wants to turn a 40-hectare plot of reclaimed land near Kowloon station into a cultural hub. The winning consortium will run the site for 30 years.

Under Sunny's proposal, the Parc development and every individual museum would be managed by bodies established by government ordinance, with independent boards of trustees.

Sunny Yeung Kwong, a Wharf representative, said no employees from the developers would be appointed to the board of governors for overall cultural facilities.

Sino Land executive director Yu Wai-wai said: "We provide more than what the government requires." He said the arrangement ensured the sustainable development of "Parc" 30 years on, when it has to be handed back to the government.

Sunny would build a 25-hectare park at the site. Its development would provide free office space and studios to 12 local arts companies. In addition to the government's requirements, it would build a 1,750-seat concert hall and a world-class recital hall plus two extra outdoor theatres. There would be a museum studies institute and a performing arts-focused secondary school.

Meanwhile, Guggenheim Foundation director Thomas Krens estimates a museum with 3 million visitors a year would come very close to breaking even, and might even make a profit.

On his first visit to Hong Kong since the foundation announced its partnership with Dynamic Star in the bidding, he said it was possible for museums to generate profit. "World-class programmes are going to bring visitors. I don't think local programmes alone can do it as we need to create a destination so people from all over the Asia and the world will come to Hong Kong."

5,000 luxury flats for cultural hub
Sylvia Hui
17 November 2004
Hong Kong Standard

The West Kowloon Cultural District will include 5,000 luxury residential flats if Sunny Development, a consortium between Sino Land, Wharf (Holdings) and Chinese Estates Holdings, wins the HK$40 billion project.

According to the consortium's proposal, unveiled in detail for the first time on Tuesday, the proportion of arts facilities to non-arts facilities will be 1:2.9 as against the government's requirement of 1:2.1.

Sunny Development's plan has been criticised for having the highest plot ratio of the three finalists competing for 30 years' sole development rights for the 40-hectare cultural project, earmarked to become Asia's cultural hub.

The other two are Henderson Land and Dynamic Star International, a consortium between Sun Hung Kai Properties and Cheung Kong (Holdings).

The nine residential blocks planned by Sunny Development, built on more than 820,000 square metres of land, would be 20-60 storeys high.

Sino Group executive director Yu Wai-wai defended Sunny Development's large allocation of residential development. "The high proportion assigned to residential development is to ensure sustainable development and healthy financial support for running the arts facilities," he said.

He believed there would be sufficient funds to run the arts and cultural facilities for 30 years. Feasibility studies have been conducted to ensure the project's financial sustainability, Yu added, although financial details could not be disclosed, in accordance with the government's requirements.

Besides flats, the district would house 138,000 square metres of office space, 127,000 square metres of luxury hotel and conference space, and four shopping malls.

The commercial aspects are balanced by the proposal's emphasis on arts facilities and green spaces, Yu said.

"We have the highest number of arts facilities [out of the three contenders], exceeding the government requirements."

Arts and cultural facilities would stretch along the entire waterfront and all commercial interests would be pushed back to less valuable land, according to architect Andrew Bromberg of the architectural firm Aedas, which is leading the master plan design.

The proposal boasts five museums, including a Museum of Ink and a Museum of Modern and Contemporary Art. There will be six performance venues, including a performance arena seating 10,000, and a performing arts-focused secondary school.

Six open piazzas are proposed, compared with the four required by the government.

All arts and cultural facilities would be independently operated, Yu stressed.

They would be managed under an independent foundation consisting of 11 representatives from government and community arts organisations.

Also, according to the plan, West Kowloon will be home to 25 hectares of green space and be "Hong Kong's answer to Hyde Park".

"Our proposal is unique because it will be a park in the true sense," Bromberg said. The "park in the sky", so called because it is elevated to rooftops, will be linked to Kowloon Park and become almost double the size of all Hong Kong's existing parks.

Covering 58 per cent of the area will be a HK$6 billion canopy, the requisite iconic feature in the Lord Norman Foster-designed conceptual plan.

Bromberg said instead of a single sheet, the canopy would consist of about 100 smaller pieces, inspired by fish scales, supported by tree-like structures.

Models of the Sunny Development proposal, as well as those of its two competitors, will be displayed for public consultation at the Hong Kong Science Museum in Tsim Sha Tsui for six weeks starting from mid-December.

A touch of the global Guggenheim
18 November 2004
South China Morning Post

Lisa Dennison, the chief curator and deputy director of the Guggenheim Museum, New York, will be in Hong Kong tomorrow to give a talk entitled "The Global Guggenheim", thanks to efforts from the Asia Art Archive and the Art School of the Hong Kong Art Centre.

Seven more speakers, all senior Guggenheim staff are scheduled to visit over a six-month period, including the director of the Guggenheim Bilbao.

Hong Kong will be the first Asian home of the Guggenheim Museum, if a joint venture between Cheung Kong (Holdings) and Sun Hung Kai Properties wins the bid to develop the West Kowloon Cultural District.

Art enthusiasts are excited to have such a high-profile connoisseur helping raise artistic awareness and to teach at the Art School. The one-hour seminar will be held at Bloomberg, 27/F Cheung Kong Center, 2 Queen's Road and starts at 6.30pm. Tickets are $100 each, ($50 for students) and proceeds go to the Asia Art Archive.

Fostering creativity a long-term effort
18 November 2004
South China Morning Post

Many of Hong Kong's true arts and design innovators fly under the radar and work without government support. This is to be expected, given the city's history as a trading port, manufacturing centre and financial hub.

But as the government and the public begin to warm up to the idea that creative industries, fine arts and cultural heritage could be the drivers of future economic growth, there is a big push to change things. There is the prime example of the West Kowloon Cultural District, where the government is inviting tenders for at least four museums and a number of other civic spaces. Now there is the creativity index, announced yesterday.

It is encouraging to see thought and effort being put into a crucial but neglected aspect of Hong Kong's development. However, those expecting instant results - or any kind of overnight cultural renaissance - will be disappointed. Great museums take decades to build and develop; fostering a creative class, much less the economically valuable industries it will attract, is also a long-term project.

Fears that the creative arts are simply the flavour of the month, and that Hong Kong will soon find another trend to chase, are valid. What needs to happen to promote a deeper change is not simple. It is not just a matter of building the galleries or coming up with formulas for quantifying the contribution artists make.

Private citizens and corporations should be encouraged to support the arts, something other places do quite effectively through tax breaks.

Bureaucrats are in charge of both arts underwriting and venues in Hong Kong. Shaking up this moribund system should include giving artists and arts groups more say in the sector's development.

The education system needs to turn away from rote learning and towards teaching analytical and creative thinking skills. Reforms being talked about now would support this direction.

Some thought might be given to whether immigration policies are helping or hindering the effort to build a knowledge-based society. The most creative cities are characterised by a high level of cultural diversity and immigration.

Hong Kong is not the only city seeking to reinvent itself in this way, and a few lessons can be learned from others that have travelled the same route. London, for instance, has managed to revive certain moribund warehouse districts by encouraging artists, designers and filmmakers to move in. New agencies have been set up to help cut red tape for artists, subsidise rents and take equity stakes in promising young companies. From Melbourne to Toronto, similar efforts have paid off.

The West Kowloon project - and the controversy surrounding it - is just beginning. But if the proposal fosters a constructive debate about how to raise Hong Kong's cultural profile, this is not a bad thing. Short-term thinking, however, should be the first thing to go.

West Kowloon lawsuit threat
Cannix Yau
18 November 2004
Hong Kong Standard

The Democratic Party is threatening to sue the government if it refuses to re-zone the HK$24 billion West Kowloon cultural site, declaring that a deal has been done "behind closed doors".

Party chairman Yeung Sum sounded the warning on Wednesday at Legco as he moved a motion urging the government to seriously consider the expectations of lawmakers for the 2005 Policy Address. The motion was passed unanimously. .

The party chief said they had to stop the government, claiming it was "colluding with property developers" and selling land cheap in the best interests of the developers.

Yeung pointed out that the project site falls under the banner of "Other Specified Uses", which allows the developer to make amendments without seeking the approval of the Town Planning Board once its outline plan is approved by the board.

The party is demanding the government redefines the entire 40-hectare site as a Comprehensive Development Area so that any future amendment to the development plan would have to be formally approved by the Town Planning Board.

Yeung announced his party has decided to set up an advisory group to follow up the matter "until the end".

"If our call is rejected, we will seek a judicial review to overturn the government's decision. This is a deal behind closed doors without transparency. We will raise funds to take legal action if necessary," he declared.

Yeung was reacting to comments made last week when Chief Secretary for Administration Donald Tsang announced the three finalists in the race to win the sole development rights for the 40 hectares of land which is earmarked to be a "world-class" cultural district.

The shortlisted bidders are Henderson Land Development, a joint bid by Cheung Kong (Holdings) and Sun Hung Kai Properties called Dynamic Star, and Sunny Development, a consortium led by Sino Land.

Democrats demand reappraisal of hub plan
Ambrose Leung and Carrie Chan
18 November 2004
South China Morning Post

The Democratic Party yesterday urged the government to overhaul the plan allowing developers to build a cultural hub and residential buildings in West Kowloon.

The party called for a fresh start to the project after a thorough public consultation.

But a government official said that during earlier consultation sessions, no opposition had been voiced to the mammoth project.

However, critics have raised grave doubts over the current plan, saying it lacks public input. The government has shortlisted three leading conglomerates to submit development plans.

Albert Ho Chun-yan, vice-chairman of the Democratic Party, said a letter had been sent to Secretary for Housing, Planning and Lands Michael Suen Ming-yeung asking for the project to be halted.

Mr Ho said it should be restarted after statutory public consultation to give people a greater say in how the area was developed.

"The present plan lacks public participation and transparency, and the government must start again from the beginning."

He said the project had loopholes which would enable developers to build high-density residential buildings which would damage the image of the proposed cultural hub.

Mr Ho said a group of experts formed by the Democrats would continue to monitor the situation.

Vincent Fung Hao-yin, principal assistant secretary at the Home Affairs Bureau, said the government had carried out a public consultation on the West Kowloon cultural district in 2002 but attendance was poor.

"We held about six consultative sessions at the Central Library. Only a maximum of 10 people showed up. I was an assistant to [Secretary for Home Affairs] Patrick Ho Chi-ping at that time. Dr Ho was having a one-on-one conversation with those attending."

Mr Fung said he had seen no criticism of the project.

Media urged to reject free world trip
Gary Cheung
19 November 2004
South China Morning Post

A journalists' group yesterday urged media organisations not to join a free trip to museums around the world offered by a consortium shortlisted for the West Kowloon cultural project.

Mak Yin-ting, honorary secretary of the Hong Kong Journalists Association, said it was inappropriate for journalists to accept the trip because the project had sparked controversy in the community.

"The media should avoid doing anything to arouse suspicion," she said.

Dynamic Star International, a Cheung Kong (Holdings) and Sun Hung Kai Properties joint venture, has invited Hong Kong journalists to join the 10-day trip. It will take in museums in France, Spain, Russia, the US and Canada.

The consortium is one of the three shortlisted bidders for the controversial arts project.

Democratic Party vice-chairman Albert Ho Chun-yan said the public might get the impression the consortium was providing free trips to reporters in exchange for favourable reports on its bid.

But the Federation of Journalists said the independence of reporting would not be affected by the trip. The Democratic Party was misleading the public by describing the study trip as free travel.

Buildings need to relate to people, says architect
Carrie Chan
22 November 2004
South China Morning Post

When Canadian-born architect Frank Gehry arrived in Hong Kong, he was not impressed with the architecture.

"The buildings that don't look so good to me are those that do not relate to its people and do not have humanity," he told the closing session of the Business of Design Week at the Convention and Exhibition Centre yesterday.

The 1989 Pritzker Architecture Prize laureate is best known for creating Bilbao's Guggenheim Museum, a sculpture-like building of curvaceous and twisting metal-clad forms. Completed in 1997, it attracted world attention to the formerly quiet industrial town.

"The Guggenheim building paid for itself in just eight months. The city is very committed to cleaning itself up and turning itself around," Mr Gehry said.

Asked for the secret to good architecture, he spoke of boldness and experimentation. "There has to be willingness to take a risk and go into the unknown," he said.

Mr Gehry's participation in the show was suggested by Swire Properties, which hired him to design a museum complex for its West Kowloon cultural district project bid.

Debate on cultural district 'too politicised'
A Cheung Kong executive says critics are not listening to its West Kowloon plans
Chloe Lai
24 November 2004
South China Morning Post

Debate over the West Kowloon cultural district has become too politicised, a Cheung Kong executive said yesterday.

"The bidding is a tough job. I'd rather go to a land auction, which takes just half a day and I don't have to do all the talking and explanation," said Cheung Kong (Holdings) executive director Grace Woo Chia-ching.

Li Ka-shing's flagship firm is among those vying to develop the massive project.

Ms Woo's remarks came as the government last night announced details of public consultation events to be held next month. There will be main exhibitions at the Hong Kong Science Museum and City Hall, regional exhibitions and at least eight discussion forums.

The bidders must provide layout plans, conceptual designs for arts and cultural facilities, and disclose how the facilities will be managed. The companies also must provide a model of the whole project and three other models of various aspects of the site; a video in English, Cantonese and Putonghua; informational pamphlets; and data including plot ratio, gross floor areas and usage.

The process is aimed at allaying some of the concerns highlighted by Ms Woo. She urged the project's critics to closely examine the proposal submitted by Cheung Kong and Sun Hung Kai Properties in a joint venture under the name Dynamic Star International.

"The whole issue is too political," she said. "When people criticise the project and demand that others listen, they should also listen to us. The arts [are] about communication and communication is a two-way process."

She insisted that democratic principles would prevail in forming the company boards that Dynamic Star has pledged to create to run the cultural aspects of the project separately from the property side.

"There will be democratic elections," she said. "How the elections can be conducted, whether the developer and the government should have representatives on the board, are all up to the public to decide."

Other consortiums on the short list are World City Cultural Park - a subsidiary of Henderson Land - and Sunny Development, formed by Sino Land, Wharf (Holdings) and Chinese Estates Holdings.

The winning group will develop the 40-hectare waterfront site and manage it for 30 years.

Ms Woo said the focus should be on what the developers can deliver to Hong Kong.

"We are not competing about [who can provide] the lowest plot ratio. The competition is about who can bring a world-class cultural hub to Hong Kong," she said.

"Developers are more flexible than the government and more resourceful than non-profit organisations."

No backtracking on plan for culture hub, pledges Tsang
Suspensions to West Kowloon project 'would affect investment atmosphere'
Chloe Lai and Winnie Yeung
25 November 2004
South China Morning Post

The government would not suspend the West Kowloon cultural project or set a standard for the site's development density, the chief secretary said yesterday.

Donald Tsang Yam-kuen told the legislature that suspending the project would be an unjust decision and would affect the city's investment atmosphere.

Confronting some hostile lawmakers who repeatedly questioned the project, Mr Tsang said the scheme was widely supported by the Legislative Council, members of the arts and cultural community and the public.

Democratic Party legislator James To Kun-sun asked if the administration would research public expectations on the project, set a standard plot ratio for the 40-hectare site and hand down the management of facilities there to a statutory body.

But Mr Tsang said: "If we start this project all over again, it will give a negative impact to the city's investment environment. Investors will lose confidence and wonder why the government and Legco change their standpoint all the time.

"I believe Legco would not be that heartless and overrule this project. Also, the government would not be unjust and halt the project."

Mr Tsang ruled out setting a standard on the plot ratio, saying designers needed flexibility.

Plot ratio compares floor area to site area. The government has only set a minimum for West Kowloon, at 1.81 to 1. All three shortlisted proposals have much higher ratios, meaning they will have a higher density than the benchmark.

Under the current timetable, public consultation on the projects will conclude by the end of March after a series of exhibitions and forums starting next month. The government will then select the winning bidder before submitting the final proposal to Legco and the Town Planning Board for consent.

Construction will start in April 2007. The core arts and cultural facilities are scheduled to be completed in phases between 2011 and 2013.

A survey by the University of Hong Kong's Public Opinion Programme found that 83 per cent of 1,009 respondents wanted the government to have a large-scale public consultation before selecting the winning bid.

The survey, commissioned by Sunny Development - a Sino Land, Wharf Estates and Chinese Estates Holdings consortium - found 70 per cent of the public did not take part in cultural activities.

More than half of the interviewees expect the project to raise Hong Kong's cultural and arts standards.

Local arts and culture wanting, poll shows
Sylvia Hui
25 November 2004
Hong Kong Standard

About one-third of the population is satisfied with the current level of cultural development and education in Hong Kong.

However, in a survey conducted by the Hong Kong University's Public Affairs Programme of 1,009 people in late September, slightly more than 30 per cent felt that our cultural development was below world standards.

The survey on the West Kowloon Cultural District development was commissioned by Sunny Development, one of three finalists competing for the controversial HK$40 billion cultural project.

The survey found that the majority was more satisfied with the cultural facilities than with overall cultural development. Some 58 per cent found the cultural facilities satisfactory.

The survey also found that while 87 per cent of those interviewed believed it was important to promote cultural and arts education in Hong Kong, 70 per cent of them had not taken part in any cultural activity in the six months prior to being interviewed.

When asked to compare Hong Kong with Asia and the rest of the world, most of the respondents graded the SAR as average or below standard, with 36 per cent saying the available facilities were below world standards and 28 per cent saying the SAR was below the rest of Asia.

Within Asia, Tokyo was rated as the city with the best cultural and arts development, with Hong Kong and Singapore in a tie for second place.

More than half of the respondents believed the West Kowloon cultural project would raise awareness in Hong Kong's culture and arts and promote arts education.

An overwhelming 83 per cent hoped the government would hold a large-scale public consultation before handing over the mega project to the successful bidder. The public consultation period, which has been extended from 6 weeks to 15 weeks due to widespread controversy, will start on December 16.

Besides Sunny Development, which is a consortium comprising Sino Land, Wharf Holdings and Chinese Estates Holdings, the others bidding for the contract are Dynamic Star International, a joint venture between Cheung Kong Holdings and Sun Hung Kai Properties, and Henderson Land.

Business culture; Can cash-motivated developers really hope to encapsulate the cultural essence of Hong Kong, or are their bottom lines always about money?
26 November 2004
South China Morning Post

Described as perhaps the most fascinating building plan in history, the West Kowloon cultural district project has never failed to inspire the creativity of critics and doubters.

One day after the government short-listed three bidders early this month, a newspaper report headlined "fake culture, real property" said a lot. Some observers likened it to a double-sized Taikoo Shing, a middle-class residential cluster in Eastern District. Others ridiculed it as a "replica of Cyberport", better known for its luxurious apartments in Southern District than info-tech development.

An architect branded the partnership between property developers and arts groups as a "fake marriage", warning of a divorce sooner or later. At an RTHK City Forum, a school student feared the emergence of "instant culture".

In a newsletter, Christine Loh Kung-wai, head of the Civic Exchange, an independent think-tank, said the development of the West Kowloon project had reminded her of government mistakes made on the Cyberport project and the legislative plan over Article 23. "The signs show this could be another 'perfect storm' that could hit the Hong Kong government," she wrote.

Doubts and suspicion - bordering on conspiracy theory - prevalent in arts and culture circles and in society generally have put a long shadow on the otherwise ambitious, innovative project to build a cultural complex on the huge reclaimed area.

Like the Sydney Opera House on the coastline of that city, officials said Hong Kong deserved an icon adjacent to Victoria Harbour. More important, the government hopes the project will bring economic benefits, boost cultural tourism, turn the city into a cultural hub and, above all, enhance its status as a world city.

Dating back to 1996, the concept of developing a world-class cultural district was finally put on the agenda when Chief Executive Tung Chee-hwa envisioned a goal of turning Hong Kong into Asia's arts and cultural capital, in his policy address in 1998. The West Kowloon cultural project was among the major initiatives.

In the wake of the Asian financial meltdown, Mr Tung's idea sought to "turn adversity into opportunity". After years of internal discussion and a global design contest, the government invited project proposals last year. (The conceptual design by world-renowned architect Norman Foster featuring a giant roof structure won overwhelmingly.) Five submissions were received in an extended invitation for proposals. On November 10, the government said it would be asking public views on three short-listed proposals in a six-week consultation-cum-exhibition.

The three proposals on the short-list are Dynamic Star International, a joint venture by Cheung Kong (Holdings) and Sun Hung Kai Properties; Sunny Development, a consortium of Sino Land, Wharf (Holdings) and Chinese Estates Holdings; and World City Culture Park, a subsidiary of Henderson Land Development.

Last week, the government announced the consultation period would be extended to 15 weeks - even before it was due to begin next month - in the face of a public outcry.

A former senior official said: "The government thinks it can develop Hong Kong into an arts and cultural hub with West Kowloon [project]. And you would have an info-tech centre with Cyberport, and science and technology with Science Park. The whole approach is problematic. There are no comprehensive policies in arts and culture behind the whole project."

Under the government plan, a single developer will be given the right to develop arts and cultural facilities on the 40-hectare site, with an obligation to run it for 30 years.

Critics said the arrangement was tailor-made for super-sized consortiums, and that the bidders were more interested in property business than arts and culture. Danny Yung, an influential figure in Hong Kong arts circles, said: "I'm not opposed to the idea of the construction of an icon, but it has to be related to arts and cultural development, a vision of society. Without a cultural blueprint, the West Kowloon cultural district will not have its own life."

Mr Yung, who is programme director of the Hong Kong Institute of Contemporary Culture and founder of the performance art group Zuni Icosahedron, has lamented the problem of "stereotype" between the business and arts sectors.

"West Kowloon is a good initiative to have trans-sector dialogue among the government, business and non-profit-taking organisations{hellip} The developers have moved to respond to concerns of society, albeit slowly and superficially.

"But we are fooling ourselves if we say people have a greater sense of culture with the enthusiastic response to the showing of Picasso's Parade [at the International Finance Tower last month]. The big question is whether their commitment to culture is sustainable," he said.

Nevertheless, there has been no shortage of initiatives from the three consortia to impress upon the community that their ethos is not just about money. The city saw a flurry of cultural activities, visits by big names in arts, culture, architecture and museums in the past few weeks. More will come.

One of the three bidders plans to take a group of journalists on a reporting tour of major arts and culture facilities in Europe later this month.

A key member of a consortium said: "Yes, our knowledge and expertise in arts and culture is limited. But we know how to get the right people and run it in a sustainable way. I hope the media do not merely focus on the property aspect and the hardware. The ideas behind are far more important.

"We fully understand we need to talk to the people and convince society we have ideas and a vision for Hong Kong's arts and culture."

A senior official, who preferred anonymity, said: "There are no intrinsic conflicts between arts and business. Indeed, it's a great opportunity for businesses and people to talk to each other.

"People tend to look at the whole project in a very negative way. We do not have any world-class museums. This is a once in a life time opportunity. There won't be any if we miss this opportunity in engaging corporations with cultural development," he said.

Another senior official, who was involved with the project, admitted the government had failed to solicit support from the public, particularly the stake-holders, over the basics of the project. "We all know culture is a money-losing business. Government has no money, no knowledge and competence to do it. That's why we want to bring the private sector in.

"Now that we have adopted the idea of a canopy by Norman Foster, it's not possible to carve up the project into several items{hellip} All these issues have been debated over and over in the past year.

"Frankly, starting all over again is not possible. The project has dragged on for too long," said the official, who spoke on condition of anonymity.

He said he wouldn't rule out the possibility that the project would fail, in view of the strong opposition. "How we assess the public opinion on the three proposals will be difficult. Are we going to make a decision based on a so-called 'cultural referendum'?

"There's a lot of mistrust in society. People don't believe what the government or the property developers say. We need someone with high credibility and public trust to come out to endorse the project. Where can we get them?"

Dr Lui Tai-lok, a sociology scholar at the Chinese University of Hong Kong, said the West Kowloon cultural project was yet another predicament in which the Tung administration had found itself over the past seven years.

"Society has no strong consensus over the fundamental model of a business-led approach in developing culture. People question why all the haste when the basic questions remained unanswered. The government may think it's no longer an issue. There's a big gap of expectation between government and people. The 'father knows best' mentality prevails in the government. There's also a strong feeling among officials that they'd better not have their legs dragged by arguments over the nitty-gritty of a project. Otherwise, they believe they would never be able to get things done."

Dr Lui said the lack of public trust and confidence in the government has given rise to fears the project would become another lucrative deal to the benefit of developers. "When people from the arts sector come out and speak against it, people are confused and wonder what this is all about. The whole project suffers from a lack of third-party endorsement.

"Whoever wins the project, there will be rumours of this and that. The third administration [after 2007] will have to tackle the political fallout."

He said the government should use the upcoming consultation period to facilitate a more focused public discussion on major issues concerning the plan. These include the rationale behind the self-financing arrangement, the idea of putting a range of cultural facilities in one place, and necessary constraints on the project developer.

Professor Anthony Cheung Bing-leung of the City University's public administration studies said the cultural sector harboured grave doubts about the sincerity of government in promoting culture. Nor did they have confidence in the commitment of businesses to manage cultural facilities in the long term.

He said it would be unrealistic to rule out the participation of the business sector in the project, given the enormous financial resources required. But the government, he said, should consider a new model of partnership with business to separate the cultural facilities from the property development. "It's anybody's guess as to how the saga unfolds, and whether opposition against it will gain momentum. Every step the government takes has reinforced public fears that it will end up a mega-sized property project in the name of culture.

"The government talked up the whole project since the beginning, but was cash-strapped to finance it. They then came up with the idea of giving incentives to consortia to develop arts and culture. We may have world-class museums, performance halls and exhibits from abroad. But key questions remain unanswered. What are the arts and culture we want to develop for a 'cultural Hong Kong'?"

Swire chief fires parting shot over West Kowloon
Dennis Eng
26 November 2004
Hong Kong Standard

James Hughes-Hallett, outgoing chairman of Swire Pacific, has taken a parting shot at government plans for the West Kowloon cultural hub, saying more debate is needed - "and fast".

He said its museums would be better sprinkled around town than concentrated on the 40-hectare site.

"West Kowloon needs better cultural infrastructure," Hughes-Hallett said on Thursday.

"This is a really important crossroads and I believe more debate is needed and fast.

"I think there is a better way to do it," said the executive, who will return to Swire's London headquarters in December for one year before retiring.

"The community needs more time to think about" where to put cultural centres, he added.

He said Swire knew all along that its non-conforming bid for the project _ which ignored several stipulations, including the need for a massive canopy _ was bound to be eliminated in the first round of the screening process. But it submitted the proposal anyway in an effort to spark a debate on how best to use the West Kowloon site.

"We submitted an alternative proposal that met the cultural needs of Hong Kong but not the definition" of a cultural hub as specified by the government, Hughes-Hallett said.

The Swire chief said readily accessible areas like the Hong Kong Cultural Centre in Tsim Sha Tsui and the vacant Tamar lot would make better sites for museums.

The company's property arm owns the Pacific Place shopping and office complex in Admiralty adjacent to the Tamar site.

"People don't really make plans to visit a museum. If they realise they have to go all the way to West Kowloon, they may decide to go to a restaurant instead," he said.

The government has shortlisted three bids for the HK$40 billion cultural and residential project.

The bidders are Henderson Land Development; Dynamic Star, bringing together Cheung Kong (Holdings) and Sun Hung Kai Properties; and Sunny Development, a consortium of Sino Land, Wharf (Holdings) and Chinese Estates.

Hughes-Hallett declined to comment on the three proposals.

Public consultations on the West Kowloon project are slated to start in mid-December.

Models and information on the three proposals will be on display at the Science Museum for a period of six weeks.

Developer says it may rethink West Kowloon plan
Carrie Chan
26 November 2004
Hong Kong Standard

A consortium bidding for the West Kowloon Cultural District said it might reconsider its suggested plot ratio after public consultation.

Sunny Development, a consortium of Sino Land, Wharf Estates and Chinese Estates Holdings, has been criticised for suggesting a plot ratio of 4.3, the highest of the three finalists competing for 30 years of sole development rights for the 40-hectare cultural project, earmarked to become "Asia's cultural hub".

The plot ratio defines the total floor space of erected buildings compared with the footprint the buildings occupy. The higher the ratio, the taller the building.

Sunny Development's proposal bid also includes 5,000 luxury residential flats.

Chief Secretary of Administration Donald Tsang warned bidders on Wednesday that the government will require them to provide sufficient grounds for deviating too far from the government's suggested plot ratio.

Sunny Development project director Yu Wai-wai said the consortium's proposal was primarily culturally driven and that the property element was put in afterwards to sustain the project.

Yu called for the public to see the proposal "from a holistic point of view".

He said it is an integrated project and all elements should be re-examined including sustainability and the needs of the cultural facilities.

He rejected criticism that the proposal had boosted its cultural facility components on purpose to justify the large property portion, leading to such a high plot ratio. "We are open to the views of ordinary citizens and cultural groups, and any subsequent changes will be made pending discussions with the government," Yu said.

According to the consortium's proposal unveiled on Tuesday, the proportion of arts facilities to non-arts facilities will be 1:2.9 compared to the government's requirement of 1:2.1.

Consortium project manager Sunny Yeung said the public/private partnership scheme to build a cultural hub for Hong Kong represented a totally new experience for local developers.

He and Yu said that given that it was a culturally driven but property-funded project, the developers had become laymen forced to deal with a very sharp learning curve during the bidding exercise.

Some people in the cultural sector and some legislators have voiced suspicions that the plans of contesting developers, which propose plot ratios higher than the government's original plan, suggest that developers care more about building flats for sale than creating a cultural area for the public.

Mega project hits fresh snags
Cannix Yau
27 November 2004
Hong Kong Standard

More headaches are in store for Chief Secretary for Administration Donald Tsang as he pushes ahead with the controversial HK$40 billion West Kowloon cultural project after pro-Beijing lawmaker Chan Yuen-han joined in the crusade against the complex.

"The current development plan is doomed. The government must shelve it and do a comprehensive rethink.

"It can't just press ahead with this project with utter disregard for public opinion. It will be foolhardy for any government to act against its people," she warned in an interview with The Standard.

Chan _ a core member of the Federation of Trade Unions (FTU) _ plans to set up a coalition with other arts and cultural groups, along with two other FTU lawmakers _ Wong Kwok-hing and Kwong Chi-kin _ to force the government to shelve the project.

Chan, who has distanced herself from her Democratic Alliance for Betterment of Hong Kong (DAB), said she will try to solicit support from the DAB and other pro-Beijing groups in thwarting the plan.

The unionist lawmaker launched a scathing attack on Tsang, saying he had never sincerely consulted the arts and cultural groups before presenting the plan to a single property developer. Tsang, she said, should have allowed other developers or cultural organisations to participate.

"He [Tsang] merely put up a consultation show. He never sincerely listened to the views of artistes and cultural critics. If he had been really sincere, he would have had in depth discussions with those groups.

"The consultation he had carried out with the arts and cultural groups was, in fact, a fake exercise," she said.

Public consultation on the project is due to begin in mid-December and last until the end of March.

But Chan argued that genuine consultation should take at least six months and not 15 weeks.

She warned that the development would turn into just another property project without cultivating a thriving arts culture for Hong Kong.

"I'm really worried this project will benefit only the developers and not the public," she said.

Chan urged the government to scrap the proposal until a comprehensive consultation programme for the city's cultural development is introduced.

As the pro-democracy camp has been actively pursuing plans for a "rezoning" of the West Kowloon site, although the plan does not need the endorsement of the Legislative Council, Tsang is likely to encounter a crisis in the face of mounting opposition even from pro-Beijing legislators.

The mega project has been embroiled in bitter controversy since Tsang announced earlier this month that there will only be three parties in the race to win the sole right to develop the 40-hectare plot of land which is earmarked to be a "world-class" cultural district.

However, Tsang failed to explain the criteria for the shortlisting of the candidates _ Henderson Land Development; a joint bid by Cheung Kong (Holdings) and Sun Hung Kai Properties called Dynamic Star International; and Sunny Development, a consortium led by Sino Land, Wharf Holdings and Chinese Estates Holdings.

A bid by the Swire Group was rejected because its design did not include a canopy.

Why rush West Kowloon project?
Carrie Chan
29 November 2004
Hong Kong Standard

Why is the government in such a rush to push through the West Kowloon Development project?

Chief Secretary Donald Tsang, who is in charge of the project, has doggedly pushed ahead.

And now he will face strong opposition if legislators carry out a threat to form a coalition with arts and culture groups to force the government to scrap the project.

According to pro-Beijing legislator Chan Yuen-han, Tsang did not thoroughly consult arts and culture groups before presenting the plan to a single property developer.

The Chief Secretary should have allowed other developers or cultural organisations to participate.

Tsang rejects suggestions he is favouring any particular developer, or that he has a personal agenda. He refuses to heed calls to re-think his decision and also said last week that any lawmaker opposing the project was "heartless".

He claimed that the project has received widespread support from the arts and cultural sector as well as the general public.

The project would be one of the largest real estate developments in the world, and would help define Hong Kong for decades to come.

The 40-hectare site is one of the most spectacular undeveloped city centre sites in the world. It's not just another building site. And it is not being treated like one.

That's exactly the problem, say critics. The promise of building a world-class arts hub in West Kowloon that's paid for by development of adjacent land has seduced senior officials into disregarding normal procedures that safeguard statutory surveillance and public scrutiny.

Museum experts don't like the idea of turning over the management of cultural institutions to developers. Give the money to a foundation up front, they say.

Other developers don't like the fact that the winner stands to make massive profits and will have a dominant position in determining property prices for at least the next decade.

Artificial barriers have barred smaller developers from competing. Those with different ideas _ like an innovative proposal from the Swire group _ saw their bids thrown out on the grounds that they didn't meet the selection criteria which called for a huge canopy covering 55 per cent of the site.

Architect Norman Foster won the conceptual design for the site in February 2002 for a design that included a canopy. Architects and surveyors attacked the arbitrary decision to make the canopy compulsory.

Over the past few months, officials seem to have turned a deaf ear to the experts' serious concerns, especially over construction safety problems arising from the canopy.

Government has yet to provide a satisfactory safety assurance and produce reasons to support building this mammoth feature.

In fact, the huge estimated cost of canopy, exceeding HK$4 billion, makes it unpopular among bidders and critics. But senior officials support the rationale that the mandatory feature would ensure a holistic design for the 40-hectare project.

This is supposed to be a project about art, as Tsang keeps gamely insisting.

But the developers don't have any illusions about what it is.

"It's a real estate project," said a senior executive when asked about the cultural facilities. "If you want us to run museums you have to make it profitable for us."

However laudable the intentions, they don't justify the arbitrary way the project has been handled. Ministers and officials change the parameters and set up new rules to suit their purpose. Last July, the Town Planning Board surrendered its power to oversee the site.

And Tsang has categorically rejected charges of personal interests. But actions speak louder than words.

The most convincing way to refute allegations and assuage the public is reverting to the right track. Compliance with proper rules and procedures is crucial. The government should be mindful that the success of Hong Kong is built on a level-playing field and predictable policies.

For the sake of making the process "seem" to be just and impartial, an unprecedented _ but foolish _ move was made to bring in Independent Commission Against Corruption officials.

Public officers grumbled over outsiders sitting in the government senior-level internal meetings throughout the confidential bidding selection.

There are fears that more invited interference will come which will undermine the authority of the executive-led government.

In sum, what should be a chance for Hong Kong to shine is shaping up as yet another fiasco in an error-plagued administration. There is still a chance for Hong Kong to get the West Kowloon project right.

At the very least, Donald Tsang needs to tell us what the rush is all about.

Single-developer approach to hub project attacked
A review is urged, but government won't shelve the West Kowloon cultural plan
Jimmy Cheung
1 December 2004
South China Morning Post

The government suffered a major setback over the West Kowloon cultural hub project yesterday when political parties joined forces to pass a motion for a full review on the contentious "single-developer" approach.

But Chief Secretary Donald Tsang Yam-kuen said the administration would not shelve the project.

"We shouldn't stop because there are calls for us to stop. That would be irresponsible," he said after a three-hour heated debate in the Legislative Council panel on planning, lands and works.

The panel also unanimously passed another non-binding motion urging the government to extend public consultation on the project from three months to six months. A third motion that would have forced developers to divulge full financial arrangements for the project was narrowly defeated.

Defending the scheme, Mr Tsang said the public would have to fork out $11.8 billion if the government were to build the project.

"It's just pure fantasy to say that the government can restore budget balance instantly by selling the land and using the revenue to finance the cultural hub," he said.

Mr Tsang dismissed reports saying the consortium which won the right to develop the site could practically control the land supply and the property market in the near future.

He said only seven of the 40 hectares had been earmarked for property development on the West Kowloon site, whereas the government planned to release 300 hectares of land over the next five years.

With the three shortlisted proposals due for a 15-week roadshow from this month, Mr Tsang urged lawmakers to let the public decide what it wanted.

Amid calls for full disclosure on the developers' finance package, Mr Tsang warned that the public might be misled if the competing developers only selectively revealed figures at this stage.

But he promised to disclose as many details as possible when the government was close to signing a deal with the winning consortium. "We will make sure that the developer's profit is not unreasonably high," he said.

Independent democrat Albert Chan Wai-yip accused the government of again rubbing shoulders with property developers despite outcries over previous projects like the sold-off Hunghom Peninsula housing project and the single-developer Cyberport.

Mr Chan's amendment seeking to scrap the single-developer approach rather than review it was rejected by the panel.

Liberal Party leader James Tien Pei-chun also said the single-developer approach was not the only option.

"Long Hair" Leung Kwok-hung called for a referendum for the public to decide what to do with the project.

Legco urges delay on West Kowloon
Sylvia Hui
1 December 2004
Hong Kong Standard

The Legislative Council on Tuesday passed separate motions calling on the government to conduct a comprehensive study on the development of the West Kowloon cultural project as a "single package" and to extend the public consultation period.

Two other motions respectively calling for the disclosures of the financial arrangements of the three bidders and for the government to shelve the HK$40 billion project were voted down.

The first three motions were proposed by Democrat Lee Wing-tat during a special Legco meeting on the development of the West Kowloon Cultural District.

The motion calling for the plan to be shelved was proposed by independent lawmaker Albert Chan.

Chief Secretary for Administration Donald Tsang was repeatedly questioned and criticised during the three-hour session.

While most legislators were critical of the government's plan to grant 30 years' rights to develop the 40-hectare site to a sole developer in what was called a "single package", Tsang defended the arrangement.

He listed 10 reasons for this, including a warning that to auction the land separately would lead to a lack of unity and infrastructural problems.

He also reiterated that it would be a waste of resources and time to rethink the whole arrangement.

But Lee, Chan and other lawmakers including Emily Lau, James To, Raymond Ho and Ronny Tong restated fears that once a developer had been granted sole rights it would be given free rein to maximise profits.

"This is obviously a very inappropriate time to go ahead with the project, judging from the heated public reaction against it. We have to shelve it," said Emily Lau, whose opinion was echoed by Leung Kwok-hung. Lawmakers also questioned the usefulness of the upcoming public consultation, and whether public views would be heeded if they disagreed with the plans of the bidders or to specific issues such as the proposed canopy.

It was agreed that the only way to give the public ample time to digest and comment on the project would be to extend the consultation period from 15 weeks to six months.

Regarding the disclosure of the developers' financial arrangements, which the government insists are confidential, Tsang said details of the winning bid will be disclosed as soon as possible before final contract signing. He offered no timetable.

The three shortlisted bidders for the project are a joint venture by Sun Hung Kai Properties and Cheung Kong Holdings; Henderson Land; and a consortium of Sino Land, Wharf Holdings and Chinese Estate Holdings.

West Kowloon museum will cater for HK children
Chloe Lai in Vancouver
2 December 2004
South China Morning Post

A children's interactive museum planned for the West Kowloon cultural district will mainly cater for Hong Kong people, especially children living in the area, says a Canadian executive involved in the proposal.

That concept of the museum, proposed by Dynamic Star International with Science World British Columbia in Canada, differs slightly from the government's vision - that museums and cultural facilities will be a destination for both locals and tourists.

Bryan Tisdall, president and chief executive of Science World British Columbia, said the museum would mainly be used by local children, especially those who lived nearby.

Asked if the children living in the district would be more important to the museum than others, Mr Tisdall said: "Our mandate is to be a museum in the West Kowloon cultural district."

He added later that children living nearby in West Kowloon would probably visit more often than children from elsewhere. He said the proposed museum would run outreach programmes to visit schools in other parts of the city.

Science World, a non-profit-making community group that operates a science centre, will develop and manage the interactive museum for Dynamic Star if the joint venture wins the bid.

Bruce Lee invoked in fight to win culture zone backing
Sylvia Hui
2 December 2004
Hong Kong Standard

West Kowloon will become home to the world's first official Bruce Lee museum as well as the region's first centre for Chinese opera if bidder Henderson Land gets its way.

In a race to gain the rights to develop the 40-hectare West Kowloon cultural project, Henderson Land, one of three competitors, is seeking to score cultural brownie points by gathering support from Hong Kong's Cantonese opera figureheads and Bruce Lee's family.

Lo King-man, the developer's artistic consultant, said the property giant is actively negotiating with Robert Lee, the kung fu legend's youngest brother, to establish a Bruce Lee museum in the proposed Museum of Moving Images at West Kowloon.

Lee fans will find family photos, clothing, and other memorabilia showcased at the museum, as well as his movies.

"The Lee family supports the plan wholeheartedly," Robert Lee said yesterday at Henderson's headquarters.

"Setting up a museum has been a long-time wish of the family and I am very grateful for the support."

There was a privately run Bruce Lee Museum at Broadway Cinematheque, Yau Ma Tei, but it closed in June 2001.

In a written reply to lawmakers on the establishment of a Bruce Lee museum, Secretary for Home Affairs Patrick Ho did not say whether the government would build such a facility to commemorate the movie star.

There is a Bruce Lee cultural centre in Shunde, Guangdong, Lee's ancestral home (although he was born in San Francisco in 1940), but Hong Kong Bruce Lee Club chairman Wong Yiu-keung said it is small and not a proper museum.

If established, the West Kowloon museum will draw Lee fans from around the world, Robert Lee said.

Meanwhile, Henderson Land has also secured support from Chan Kim-sing, chairwoman of the Chinese Artists Association of Hong Kong, a local Cantonese opera group.

The group, which has more than 1,000 members, said it needs rehearsal, performance and education space. It has submitted proposals for a Cantonese opera development at the West Kowloon site to Henderson Land and Sunny Development.

"There is a shortage of performance venues in Hong Kong," group vice-chairman Leung Hon-wai said. "We hope to have a 1,200-seat theatre as our permanent base, as well as an open-air stage where shows can be appreciated for free."

In addition to Sunny Development, a consortium led by Sino Land, Henderson's other competitor is Dynamic Star, a joint Cheung Kong Holdings and Sun Hung Kai Properties venture.

Essence of a city
Moves to develop the West Kowloon district as a cultural hub are premature while we have yet to define our city's cultural identity, say experts.
4 December 2004
South China Morning Post

Veteran cultural activist Leung Man-tao has a message for the government: Figure out Hong Kong's cultural position. And he says this should be done before the ambitious West Kowloon Cultural District project goes ahead.

It's a tough task to define Hong Kong's cultural identity?

Perhaps it lies somewhere among ancestral respect and ceremonial tradition, bun festivals, dragon boats, painted opera, domestic helpers singing songs on Sundays, developers pulling down buildings so quickly you've not had time to live in them, great South Asian food in Tsim Sha Tsui, fleshy white men on Lockhart Rd on Friday night, fireworks just about any time, Hakka fishermen, pink dolphins, red taxis and Jackie Chan movies.

The orthodox view would focus on creative flair and achievement - fine art, music and theatre. Or perhaps it has nothing to do with that at all - perhaps it's within a spirit of determination to strive and prevail, no matter what the odds, and to protect our own, as with the brave Sars workers who sacrificed themselves to heal others.

If all that makes you think, you'd better think quickly. Mr Leung, a spokesman for The People's Forum on West Kowloon, says that with the government in such a hurry to fast-track the project, there is no time to discuss the city's cultural position before the cultural hub lands fairly and squarely in our midst.

Last month, the government announced that public consultation for the cultural hub to be built on a 40-hectare site near Kowloon Station would start on December 15 and run for 15 weeks.

The multi-billion-dollar development will include at least three theatres, four museums and exhibition and performance venues. The project is being hotly debated, with full-page newspaper reports, columns, and television and radio phone-in programmes spicing up the arguments in recent weeks.

Mr Leung says cultural positioning is crucial because it will determine what kind of facilities will be housed at the West Kowloon development.

He is not alone in his thinking. Local artists and cultural representatives agree it is important to identify Hong Kong's culture before going ahead.

Mr Leung cites Germany's Berlin as an example of cultural position being successfully identified. "After seeing Paris and New York turn themselves into hubs for the world's top artists, the Berlin government recently worked out its cultural focus with its citizens and developed digital arts," he says. "Since the Berlin government poured resources into digital arts, top world artists are gathering there because they know they can meet other internationally renowned artists."

Mr Leung says identifying Hong Kong's uniqueness will help position its culture. "What do we have in Hong Kong?"

According to the Oxford dictionary, the word "culture" means the arts and other manifestations of human intellectual achievement regarded collectively.

Alex Hui Yat-chuen, a curator of The University of Hong Kong's Museum and Art Gallery, supports Mr Leung's interpretation of the importance of positioning Hong Kong's culture. He says the unique part of the city's cultural heritage comes from its history since 1841.

"Our history {hellip} the pre-colonial part is really not much different from the rest of China at the time," says Mr Hui, who is a heritage expert. "But since 1841, in a way, Hong Kong has been a new frontier for new immigrants. They came from all parts of the world and tried to build their lives and homes here."

Mr Hui is critical of the government's cultural development efforts. "The government is trying to promote Hong Kong as a brand, but who needs that?" he says. "A brand is only a label. It is paper-thin and is only a kind of packaging, but not the meat."

He says the right approach is to identify the local way of life, evaluate its values and see if they are worth preserving.

"For example, if we identify cha chaan teng [a local cafe serving Chinese food] as part of our culture, we will then have to study its origin and its role in society," he says. "It is wrong that the government is holding courses to teach young people to mix nai-cha [milk tea] for cha chaan teng, when cha chaan tengs have their drinks masters who have developed their individual styles according to customers' tastes over many years."

Mr Hui says it is not enough for the government to identify local culture - it must first consult the public.

Oscar Ho Hing-kay, chairman of the Hong Kong chapter of the International Art Critics Association, says photography is among the local arts with the potential to be developed as part of the city's culture.

"Hong Kong's photography was doing very well in the mid-19th century. In fact, it can be said Hong Kong brought photography to China. But it has been a much-ignored area in Hong Kong," he says, adding that the city's photography has recorded telling characteristics of local culture.

Mr Ho also points to Hong Kong's pop culture, including comics and Canto-pop songs, which are outstanding in their genre and have attracted academic studies.

But Jimmy Pang Chi-ming, publisher of Subculture Ltd, has long been disenchanted with Hong Kong's pop culture, including pop songs and television programmes. "Some low-quality television programmes have attracted mass audiences, while halls staging performances of renowned orchestras or dramas aren't filled," he says.

Mr Pang says it is ironic that his company has to publish pop material so that more serious books can be produced. He criticises the government for not making enough of an effort to promote sophisticated culture.

Ko Tin-lung, artistic director of the Chung Ying Theatre, says Hong Kong's culture can be seen from its people's creations, as with drama. But he believes Hong Kong culture does not have its own identity. "Hong Kong is dynamic, things keep changing, and that is what makes this city exciting," he says. "You don't know what will happen in Hong Kong tomorrow."

Mr Ko cites what he saw recently in Japan and the mainland as examples that could reflect Hong Kong's culture. He says theatres and cinemas in Japan do not remind people to turn off their mobile phones before a stage drama or movie.

"It is their culture," he says. "There is no need to remind people to switch off the phones. On the other hand, in a mainland province, I saw people taking their lunchboxes into the theatre. I think Hong Kong's culture is somewhere between Japan and China. We have our mobile phones on, but no lunchbox, when we see a drama."

The Home Affairs Bureau is responsible for arts and cultural policies, while the Leisure and Cultural Services Department implements them.

A bureau spokesman says the government aims to create an environment conducive to free artistic _expression and encourage wider participation in cultural activities.

"We believe the government should not dominate the arts scene and develop a unique culture for Hong Kong," he says. "In fact, the uniqueness of Hong Kong's culture is in its fusion and diversity. We have colonial heritage and western experience on the one hand, and Chinese traditional values with Hong Kong practices on the other."

The government spent $2.43 billion in 2003-04 on cultural and arts activities, while $2.54 billion was spent in 2001-02.

While artists, cultural critics and the government tend to relate culture with arts, people interviewed by the Post have their own definitions.

Final year Hong Kong University (HKU) mechanical engineering student Samson Leung Tik-hei says Canto-pop is a significant and unique part of our culture. "Cantonese came from the mainland, but the mainland did not have Canto-pop in the early days. Canto-pop started in Hong Kong and much later in China," he says.

Mr Leung, who is also a freelance violin teacher, says Hong Kong has the potential to develop music and a music appreciation culture. "I find that Hong Kong has a lot of private music learning centres. My brother, who is studying in Sydney, says there are no such centres there," he says.

"I think the government could develop a musical culture by making skills in a musical instrument a prerequisite for school enrolment."

Joe Liu Chi-wing, 26, a bank customer service officer, defines local culture as a combination of Chinese traditions, festivals, food and a western working style.

Clarence Tong, an electrical engineer, interprets the concept as long working hours and singing karaoke.

Benny Man Ka-shing, a HKU music student, says it is "doing things in a hurry and money-grabbing".

Chinese University arts administrator Hardy Tsoi Sik-cheong says the government should develop the idea of Hong Kong's own culture.

"With colonial governance, governments normally do not pay attention to a territory's cultural development. But as Hong Kong has re-united with China, the government should gear up to develop our own culture," says Mr Tsoi, who is also a member of the Arts Development Council.

The name that oozes culture
The man behind Guggenheim talks to Carrie Chan about what the museum will mean for Hong Kong
1147 Words
4 December 2004
South China Morning Post

After addressing the Hong Kong-organised Asia Cultural Co-operation Forum last month, Solomon R. Guggenheim Foundation director Thomas Krens found himself being grilled about a potential museum in the West Kowloon Cultural District.

A tireless and articulate man, who has negotiated deals with Japan, Taiwan and China, Mr Krens has made a final decision to sell the global museum to Hong Kong, a city known for its economic rather than cultural achievements.

As the institution's head since 1988, he said Sir Norman Foster's giant canopy design for the district boosted his confidence in the city.

"I was in London and New York and I met Norman Foster a few times," he said. "When I looked at the Foster plan, I saw how advanced it was. If you could see the canopy from the moon, it would be very interesting.

"This is an opportunity to work with one of the greatest architects to design something very special in a very special place."

If the truth be told, architectural design has been the biggest crowd-pulling element at Guggenheim museums. The Guggenheims in New York and Bilbao, each with more than a million visitors so far, are the most popular among the five Guggenheim museums around the world.

New Yorkers say the architecture of the spiral Solomon R. Guggenheim Museum designed by American architect Frank Lloyd Wright is greater than the art.

The Bilbao museum, completed in 1997, draws crowds with its curving and tilting metal-clad forms designed by Canadian architect Frank Gehry. The building also brought international attention to the formerly quiet and abandoned Spanish industrial town.

"My theory of a global museum is its architecture should raise questions of how art should be consumed and pushes the boundary of what a museum should be," Mr Krens said. "Should the gallery space be predefined or should it be flexible is a fundamental question [for museum operators]."

Despite Mr Krens' grand plan for a museum in Asia, talks with Asian cities have stirred controversy over the past decade and raise questions of whether Hong Kong will ever see one open. Since 1991, the foundation has attempted four commercial joint ventures in Japan - three in Tokyo and one in Osaka. All fell through.

It was close to landing a deal with Shanghai a few years ago, but that plan came to an end when the officials involved were promoted and urban planning for the Pudong area was altered.

Last year, Mr Krens unveiled a project in Taichung, Taiwan, with renowned deconstructionist architect Zaha Hadid. When in Hong Kong, he would not say whether the Taichung project would be realised, but Taiwanese media reported that the foundation had not received promised funds from the national government.

Mr Krens was also silent on the Las Vegas branch's closure and plans for Rio de Janeiro and New York that have been put on hold.

Guggenheim's business model, which dictates that the host city pay to use the Guggenheim brand, could be a difficulty for some cities. The museums would then be filled by a rotation of the foundation's vast art holdings. What gives Hong Kong the edge over the rest is perhaps its willingness to invest.

"Over the past 30 months we have been approached by over 120 cities around the world. But being approached does not necessarily lead to a courtship and a marriage," Mr Krens said.

"To build a world-class museum, we are not the investors. Three-fourths of people leave at this point and many others are driven away when we say 'this is what it will cost'. I also cannot just pick cities if there is not a critical mass of resources."

Mr Krens did not deny that Guggenheim's bid for a place in Hong Kong was initiated by Cheung Kong (Holdings). Cheung Kong and Sun Hung Kai Properties submitted a West Kowloon Cultural District proposal in a joint venture under the name Dynamic Star International.

"Every developer in Hong Kong came to us. Cheung Kong indeed has been very persistent. I was in Asia a few times and I met [group vice-chairman] Victor Li Tzar-kuoi. We made a deal in April."

Mr Krens described himself as a "bystander" and refrained from any strong criticism of the government's policy. "I wish I could have participated in the discussion," he said. "But now I have been presented with a situation. I have to work within the parameters."

He said the government's approach to the project was new to him. "Can you put four museums and three performing arts venues in one location?" he asked. "The developer is responsible for operating it for 30 years.

"But there are different ways of doing it. The West Kowloon Cultural District is something unique. Cultural institutions create value and there'll be value added to real estate and commercial development."

With some Hong Kong cultural critics worried about the encroachment of foreign arts and the marginalisation of local culture, how would Mr Krens position Guggenheim in Hong Kong?

"A global museum is based on the idea that culture should not be a strictly local concern," he said. "The tension, the discussion and dialogue between global and local is what defines the Guggenheim.

"But how would I capture the essence of Hong Kong? I'm not there yet. We can bring the best part of western culture, which is not opposed here."

Mr Krens said it would be world-class programmes and the architecture that drew the crowds. His preliminary plan would be to have a third of the space dedicated to global exhibitions, another third to regional organisations and the rest for local projects.

"What we have here is an MTV crowd," he said. "I have a feeling the audience might get bored with an 18th century painting. You have to make the museum an object of desire. As a director, you need to think about how to satisfy scholarship and the cultural narrative, as well as make something cool and hip."

What if West Kowloon does not go forward? "There will still be interest in this area," Mr Krens said. "This region is going through a powerful economic transformation. There will be creation of museums in Shanghai and the Olympics in Beijing.

"There's been a discussion that what Hong Kong needs is world-class cultural institutions and the question is how to get it done as soon as possible. Hong Kong can't afford to wait that long.

"Culture can be used intelligently as a vehicle for urban development, and Bilbao has successfully used culture as a driver. It is still a contemplative subject but I think it is a question that Hong Kong faces."

Cultural venue for children's dramas
4 December 2004
South China Morning Post

A theatre group plans to stage children's dramas in the West Kowloon cultural district, and says jobs for local actors would be created by its partnership with a consortium shortlisted for the arts hub's development.

Clifton Ko Chi-sum, chief executive officer and producer of Spring-Time Productions, said yesterday the cultural facilities proposed by Dynamic Star International would provide venues for long-running dramas staged by local theatre groups.

Dynamic Star International, a joint venture between Sun Hung Kai Properties and Cheung Kong (Holdings), is one of the three shortlisted bidders for the project. Mr Ko said if the consortium won the bid, his group would stage children's dramas at the children's interactive museum planned for the cultural district.

Cheung Kong (Holdings) executive director Grace Woo Chia-ching said the two property giants, whose housing estates had a total of 400,000 households, could provide a huge marketing network for local drama groups.

Disclosing hub bid figures 'not in the public interest'
Leu Siew Ying in Meizhou and Gary Cheung
4 December 2004
South China Morning Post

Disclosing the financial details of the three shortlisted proposals for developing the West Kowloon cultural district would hurt public interest, Chief Secretary Donald Tsang Yam-kuen said yesterday.

Mr Tsang said the offers put forward in the proposals must be kept confidential during negotiations between the government and the bidders. "Otherwise, it would weaken the government's bargaining power," he said.

Officials have said that the government's hand would be weakened if contenders knew the financial details of their rivals' bids.

Mr Tsang's remarks in Meizhou , northeast Guangdong, where he is attending a trade symposium, came as the Democratic Party and the Democratic Alliance for Betterment of Hong Kong were planning to urge the government to disclose the bidders' information. Legislators will make their call at Friday's meeting of the Legislative Council's House Committee.

Mr Tsang said disclosing bidding information would also make future bidders unwilling to provide sensitive information and in the end the public would be the loser.

"We have very clear procedures and the price and assessment will be handled with great care," he said.

Mr Tsang called on the public to give the government their full confidence because it had a track record of handling procurements very strictly and carefully.

"We have a team of high-ranking civil servants looking at these documents. We must trust them to do their job," he said.

But DAB legislator Lau Kong-wah said the government would lose its credibility if it refused to disclose the financial details of the shortlisted proposals.

Democratic Party vice-chairman Lee Wing-tat said he was not convinced by the chief secretary's argument that keeping the information secret would protect the public interest.

Sun Hung Kai Properties executive director Alfred So Chung-keung said it would be a great loss to Hong Kong society if the arts hub project, which was expected to generate economic benefits of $216 billion over 50 years, were shelved. Dynamic Star International, a Sun Hung Kai Properties and Cheung Kong (Holdings) joint venture, is one of the three shortlisted bidders for the project.

Mr So said he respected the plan by some activists to stage a march against the government's handling of the bidding process on January 1. "But I hope people give us more constructive views," he said.

'Cultural review needed for museums'
5 December 2004
South China Morning Post

A former exhibition director of the Arts Centre, Oscar Ho Hing-kay, says the government should carry out a cultural assessment to determine the theme of the museums in the West Kowloon cultural district project.

One of the government's specifications for the project is the inclusion of four museums with a total area of 75,000 square metres.

Each will have a separate theme to be determined by the shortlisted consortiums, though the government has suggested the four themes be the moving image, modern art, ink and design.

Mr Ho, chairman of the Hong Kong chapter of the International Art Critics Association, also said Hong Kong lacked experts who had experience in managing big museums.

The government manages 12 museums, a visual arts centre and a film archive. A government spokeswoman said $380 million had been spent on the facilities in 2003-2004. There were no plans to cut spending on the museums.Andy Cheng

Minister softens government line on culture district
We won't go against popular will, says Patrick Ho
Chris Yeung
5 December 2004
South China Morning Post

The government will not push on with the controversial West Kowloon cultural district project if public scepticism about its merits and long-term financial viability persists after the period of public consultation, according to Home Affairs Secretary Patrick Ho Chi-ping.

"People have the final say," he said yesterday. "What we do in West Kowloon, we do it for people. We will not go against the wishes of the people.

"If they have no confidence [in the three shortlisted proposals], we won't be able to accept it."

Dr Ho, whose portfolio covers culture, was speaking to the Sunday Morning Post as opposition to the way the government is handling the project mounted.

His softer tone - nine days before the 15-week consultation begins - comes only days after Chief Secretary Donald Tsang Yam-kuen took a harder line against opponents of the project in its present form. He said scrapping the single-developer arrangement would mean going back to scratch and claimed this would undermine business confidence and the government's credibility.

The criticism ranges from doubt about the "developer-led", single-consortium model to concern about the giant canopy design and unease over lack of consultation.

Cultural activists have also claimed the project has been tilted in favour of property development and that it lacks a comprehensive cultural blueprint.

Dr Ho said: "When the [property] market was bad and the deficit serious a few years ago, everybody supported the project. Some people feared no one was going to bid for it. We decided to go ahead.

"Why so many noises now? What does the cultural sector really want? It seems their demands keep changing {hellip} We're absolutely keen and committed. It's a chance in a lifetime.

"We have land, but we don't have money. We believe the private sector has more flexibility and creativity than government. If they fail to attract visitors [to the cultural facilities], their properties won't sell well. Cultural and property development can go hand in hand.

"The cultural sector has demanded our Leisure and Cultural Services Department be more flexible and open in [its] operation. We are doing exactly what they want in West Kowloon: allowing private-sector participation."

The home affairs chief stressed the government defined its role as provider of the best environment and pillars for cultural development, leaving its content to be created by society at large.

"Private participation in cultural development is now a global trend," he said. "If people do not have confidence in the arrangement, there's no way the government can push it through."

Dr Ho dismissed fears the arts hub would be dominated by "imported culture", leaving no room for local creative works. Nor he was worried about the lack of a sense of cultural participation in society.

"The West Kowloon project must have relevance to local culture in order to attract local visitors {hellip} We can [also] attract a lot of arts lovers from the mainland and the region."

Dr Ho said the project would have to be scrapped if the single-consortium model was rejected.

There's no conflict of interest in Chung post, says developer
Sylvia Hui
7 December 2004
Hong Kong Standard

Henderson Land chairman Lee Shau-kee defended the controversial appointment of former senior housing official Elaine Chung, stressing there was no conflict of interest.

Lee said on Monday the former deputy director of housing was not involved in the firm's property projects, despite the fact she had repeatedly appeared at the developer's promotional functions for its West Kowloon Cultural District bid.

Although the retired civil servant is officially responsible for cultural projects with the Hong Kong Ferry Company _ a subsidiary of Henderson Land _ some fear her new job might give the firm an unfair advantage for the HK$40 billion West Kowloon project.

"Chung has never been involved in any work relating to our property projects," Lee said. "It is unnecessary for us to rely on Chung's advice on property development, as we ourselves are experienced in this sector."

Henderson Land deputy chairman Colin Lam said he did not believe there are problems with her taking part in the firm's culture-related projects.

"Chung retired from her position as Director of Urban Services Department in 1999, well beyond the three-year grace period," Lam said.

"When we hired her we didn't expect she would be involved in the West Kowloon project.

"She is employed by Hong Kong Ferry to help the company transform its business model."

But Democrat Cheung Man-kwong and Kwong Chi-kin of the pro-Beijing Federation of Trade Unions said civil service chief Joseph Wong still owes the public a proper explanation for allowing Chung to take up her post.

They accused the Civil Service Bureau of being too lax with approving applications to enter the private sector from former directorate-level officials. The required gap between end of service and new appointments is three years, unless the applicant can prove the new job is not related to the previous position. Cheung said only one in more than 70 such applications was revoked last year. "It was definitely wrong for Joseph Wong to approve Chung's appointment," Kwong said.

Chung left the civil service in 2003.

Four essential monuments to culture
11 December 2004
South China Morning Post

The subject of culture always sparks stimulating discussion across society. And rightly so, for culture is the blood and veins of any community. The West Kowloon cultural project has been captivating the city's attention. The stakes are high. But, in the first place, what is culture? Can it be defined like a mathematical formula? Or is it as variable as society itself and, if so, is there any justification for allocating resources to encapsulate something that can never be fully represented?

Generally, culture can be classified into high culture, popular, folk, local and regional, political, intellectual, social, and religious. Under the umbrella of culture are customs, practices, trends and fashions, as well as habits. These terms are not necessarily mutually exclusive; they quite often overlap.

The current plan for housing the arts involves building four museums. The government has suggested museums of moving image, modern art, ink, and design. This scheme, however, can be improvised to suit the image and reality of Hong Kong as an international metropolis, cultural hub and a community with a strong local flavour. Given the steady progress of democracy (which requires an informed citizenry), the impending major education reforms, and the fact that only two-thirds of our population has a Form Three education or beyond, the kind of museums we provide will be crucial.

A comprehensive museum exhibiting the world's cultural heritage is a fundamental requirement. This should be the principal museum. People who cannot afford to travel overseas would have the opportunity to broaden their own, and their children's, horizons. Exposure to the wonderful achievements of human civilisation often serves as a stimulant to young minds. Such a museum is, moreover, crucial for our young artists to understand that art and culture are related.

It is also logical for Hong Kong to have a museum specialising in Chinese art. Five thousand years of culture deserves its own space. Such a museum will enhance the cultural sentiment of a people whose civilisation's diversities, multi-faceted developments and dynamic transformations manifest themselves in artistic expressions that are just as mesmerising and variegated.

Our unique local culture also deserves its own space. It should adopt a flexible approach, giving space to experimental work by our budding artists, Chinese and non-Chinese alike. Its peculiar charm will lie in the paradox of a "local" museum that is not parochial, but transregional and transcultural. This characteristic will highlight Hong Kong's history and uniqueness as the Pearl of the Orient.

An avant-garde city naturally values contemporary art. This fourth museum will provide space for all sorts of contemporary work. To a degree, it would complement the experimental work of our local artists and serve to inspire them. The public, too, would get a quick grasp of some of the current trends.

Museums are monuments. Whether it is a giant canopy or a pyramid, the choice ought to be a question of aesthetics. This is what we should be concerned with.

Margaret Chu is senior research officer of the One Country Two Systems Research Institute

The acid is on Donald Tsang in chief executive stakes
12 December 2004
South China Morning Post

Donald Tsang Yam-kuen, arguably the most popular official in the Tung Chee-hwa administration, has become a target of political satire because of his leading role in the controversial West Kowloon cultural development project.

A political cartoon on the internet ridiculed Mr Tsang as the King of West Kowloon - with respects to street calligrapher Tsang Tsou-choi, who proclaimed himself as King of Kowloon.

The picture of Mr Tsang, the chief secretary, carried the words "trust me".

Consistently on top of popularity polls, Mr Tsang's public support dropped slightly this month as the row over the cultural hub project intensified.

A University of Hong Kong poll shows his rating fell 2.1 points, from 62.8 out of 100 to 60.7. He shared the top ranking with security minister Ambrose Lee Siu-kwong. Pollsters attribute his dip in popularity to the West Kowloon cultural hub controversy.

As head of a high-powered taskforce on the project, Mr Tsang has been fighting public scepticism and mistrust over crucial details.

The taskforce's insistence on the giant canopy design and the "single-consortium" development model has been criticised as calculated to favour big property developers.

This is despite efforts by Mr Tsang and his top aides to convince the community that granting the development and operation rights to one consortium is the best option.

If Mr Tsang is bogged down over the West Kowloon plan, he would probably find the issue of constitutional reform a maze with no signposts to a political exit.

He was given the job of heading a taskforce on constitutional development for 2007 and 2008, and is due to publish its fourth report in the next fortnight. The taskforce is expected to summarise the spectrum of views over electoral arrangements for the next chief executive and the legislature collected during a consultation drive ending in October.

It marks the beginning of a new, much more difficult phase of seeking consensus on the next step in democratic development.

Officials are hoping for a package of electoral changes with broad support in society and the Legislative Council that it can submit as a mainstream proposal for formal consultation by the middle of next year.

The two contentious issues have been described as the make-or-break challenges for Mr Tsang - a chance for him to show the political acumen, skill and capacity expected of the next chief executive. Once written off as a serious contender because of his key role in the pre-handover administration, Mr Tsang has emerged as a dark horse.

An article in the Chinese-language Ming Pao last week quoted pro-democratic sources as saying visiting mainland figures have sought their views on four likely candidates for chief executive - Mr Tsang, Financial Secretary Henry Tang Ying-yen, Education and Manpower Secretary Arthur Li Kwok-cheung and Executive Council member Leung Chun-ying.

It also said the sources were asked about the desired credentials of the next chief executive and for names of people able to balance the interests of different sectors.

If the report has a ring of truth, it is because Beijing leaders would have given some thought to the helmsman of the third administration.

Their background aside, it will be more important for the likely candidates to deliver results in their respective public portfolios.

This is particularly important as the next administration faces an increasingly difficult and volatile political scene.

A former senior official who has the ear of Beijing said his bet was on Mr Tsang because of Beijing's frustration with the rivalry among business interests.

The West Kowloon cultural hub and constitutional development are demanding tests of Mr Tsang's ability to unite the people behind important reforms.

Pompidou pique jeopardises plan for world-class museums
Chloe Lai in Paris
13 December 2004
South China Morning Post

Plans by a contender for the West Kowloon cultural district to have two world-class museums under the same roof may be in jeopardy as senior executives of the Pompidou Centre say they will not work with the "second-class" Guggenheim which operates museums like a "Coca-Cola factory".

Executives of the renowned French contemporary arts museum said their philosophy on managing a museum was totally different from that of the Solomon R. Guggenheim Foundation and they would not work with the US-based private museum group in the cultural hub.

"We and Guggenheim have different concepts {hellip} They want to head the [West Kowloon] museum complex; we are just interested in running the modern arts museum. We're not interested in managing a museum together with Guggenheim," Pompidou Centre president Bruno Racine said.

Both museums have signed agreements with Dynamic Star International, a joint venture between Cheung Kong (Holdings) and Sun Hung Kai Properties, to have their museum set up in the city if the company wins the bid to build and run the cultural hub for 30 years.

Guggenheim Foundation director Thomas Krens said early last month that it had not talked to the Pompidou about the project, but looked forward to co-operating with the Parisian museum.

The Guggenheim administers a global network of museums in Berlin, New York, Las Vegas, Venice and Bilbao, while the Pompidou said the Hong Kong project would be its "first and the last" overseas.

Speaking at a dinner to receive a group of Hong Kong journalists in Paris, Mr Racine said whether Hong Kong would have a modern arts museum managed by the Pompidou or the Guggenheim was up to the Hong Kong government. He said there was no communication between the two museums on West Kowloon, nor was it needed.

Pompidou's chief curator Alain Sayag said: "The Pompidou and Guggenheim are on different levels. We're world class, they're second-class. We're national, they're small and private. We're Europe, they're US. Guggenheim does not have enough content. It is good at architecture but not with collection. It is impossible the two of us will merge and run West Kowloon.

"The US culture [in Hong Kong] is too strong and we need to have presence in Asia to counterbalance the American influence."

Alfred Pacquement, the Pompidou's museum director, said: "A museum is not a Coca-Cola factory; you can't have museum branches everywhere in the world."

Dynamic Star said in a written response to a request for comment that it had sought clarification from the Pompidou on the issue and believed there had been a misunderstanding.

"[The Pompidou] said it did not say the two museums cannot coexist. We believe it is just a misunderstanding caused by language," Dynamic Star said.

Arts-hub bidder says it may reduce commercial plans
Sunny Development says it wants public views on the project's plot ratio
Kristine Kwok and Gary Cheung
13 December 2004
South China Morning Post

A consortium vying for the West Kowloon cultural hub contract yesterday said it was willing to reduce the commercial and residential development it has planned for the site.

Sunny Development - a consortium headed by Sino Land, Wharf (Holdings) and Chinese Estate Holdings - said it wanted the public's opinions on the matter.

The consortium's proposal for the site includes the highest density of residential and commercial buildings of any bidder, more than twice the government's recommendation.

Sino Land executive director Yu Wai-wai said yesterday: "There is room for reduction [in the plot ratio] and we will listen to the views from the public."

There has been strong concern that the cultural hub could turn into another commercially driven property project. Sunny Development is proposing a plot ratio of 4.3, compared with the government's suggested 1.81.

The plot ratio is the ratio of commercial and residential floor space to the site's total area.

Dynamic Star International, a joint venture of Cheung Kong (Holdings) and Sun Hung Kai Properties, proposes a plot ratio of 3.28, while World City Cultural Park, a subsidiary of Henderson Land, proposes 2.5.

Mr Yu said they would have further discussions with the government on the project. His remarks came after Secretary for Housing, Planning and Lands Michael Suen Ming-yeung said on Friday that property developments on the 40-hectare site had to be kept to a low level.

But in a forum yesterday, the arts sector and activists said public opinion would not count at all in the assessment process.

Ada Wong Ying-kay, chairman of Wan Chai District Council, said the exterior and interior design and the financial arrangements would each account for a third of the 300-point assessment.

"The government has kept saying it will listen to the public, but our voice does not count for any points in the grading," she said.

But Permanent Secretary for Home Affairs Shelly Lau Lee Lai-kuen said at the forum that public opinion would be crucial. She declined, however, to comment on what the government would do if a majority of the public demanded the scrapping of the giant canopy over the site, the key feature of the design by Lord Foster which forms the basis of the project.

A public consultation on the project will start on Thursday, with an exhibition starting on Saturday.

A senior official said the giant canopy, planned to be the world's largest roof, would cost between $2.5 billion and $4 billion.

The government has come under fire for its insistence on building the giant canopy over the cultural district.

Chief Secretary Donald Tsang Yam-kuen had earlier said the glass canopy was one of the main reasons the government had decided to entrust the project to a single developer.

Lord Foster believed such a design would reduce the temperature of the sheltered area, according to Kwan Pak-lam of the Civil Engineering and Development Department.

We might reduce plot ratio too, say culture hub rivals
Two bidders have matched the offer of another contender to seek public views
Andy Cheng
14 December 2004
South China Morning Post

Two consortiums vying for the West Kowloon cultural hub contract yesterday matched a fellow bidder's offer to consider public views on reducing the site's commercial aspects.

Dynamic Star International, which is a joint venture of Cheung Kong (Holdings) and Sun Hung Kai Properties; and World City Cultural Park, a subsidiary of Henderson Land, said they would negotiate with the government on plot ratios after the public consultation period, which begins on Thursday and ends in March.

Their offers came after Sunny Development - a consortium headed by Sino Land, Wharf (Holdings) and Chinese Estate Holdings - announced on Sunday that it was willing to reduce its planned plot ratio for the site and wanted the public's opinions.

The plot ratio is the ratio of commercial and residential floor space to the site's total area.

Dynamic Star proposes a plot ratio of 3.28, World City 2.5 and Sunny Development 4.3, all higher than the government's suggested 1.81. Commentators have voiced fears that the cultural hub could be turned into another commercially-driven property project.

Sun Hung Kai vice-chairman and managing director Thomas Kwok Ping-kwong said the plot ratio was open to amendment after the public consultation and more discussions with the government.

Colin Lam Ko-yin, vice-chairman of Henderson Land, said the group would seriously consider the public's views, but 1.81 would be the minimum plot ratio it would accept.

Two of the contenders yesterday tried to impress the public by demonstrating their commitment to arts and culture.

The Hong Kong Sinfonietta and Hong Kong Ballet announced they had become strategic partners of Dynamic Star, because it would provide venues for practice and administration. The two arts groups would perform regularly in the cultural hub under the partnership agreement.

Yip Wing-sie, music director of the Hong Kong Sinfonietta, and Helen Ng Han-bing, chief executive officer of the Hong Kong Ballet, said it was difficult to find venues for practice and performances. "Sometimes, the government venues are unavailable because they are used for kindergarten graduation ceremonies," said Ms Yip. She said Dynamic Star would be able to provide performance halls and audio equipment for practice.

Henderson Land meanwhile announced that it would hold two auctions of local artists' work in late February. Henderson would pay commissions and other charges, said Mr Lam. It would also stage exhibitions of the artworks in its shopping centres and invite the artists to introduce their works.

Punishment urged for former civil servant over role in bids
Gary Cheung
15 December 2004
South China Morning Post

The government was urged yesterday to punish retired civil servant Elaine Chung Lai-kwok and civil service chief Joseph Wong Wing-ping over Ms Chung's involvement in bids for the West Kowloon cultural district project.

Democratic Party legislator Cheung Man-kwong said Mr Wong had contradicted himself in his response to criticism about Ms Chung's role with Henderson Land - a contender for the huge project.

Mr Cheung said Ms Chung's pension should be cut for her mistake, and "Chief Executive Tung Chee-hwa should punish Mr Wong for his misjudgment".

He spoke after Mr Wong insisted there was no apparent conflict between the former deputy housing director's involvement in the project and the terms of approval for her post-retirement job.

Ms Chung is director of business development for Henderson subsidiary Hong Kong Ferry.

She appeared at press conferences in October and last month to promote the bid by another Henderson unit, World City Cultural Park, for the West Kowloon project. But she quit as cultural adviser with the project proposal on December 3 - after the Civil Service Bureau told her she should steer clear of the bidding process - insisting she had been involved only in its cultural aspects.

In a letter to the Legislative Council's panel on the public service yesterday, Mr Wong, the secretary for the civil service, said his bureau had sought the advice of the Advisory Committee for Post-retirement Employment.

"We concluded that there was no apparent conflict between the terms of approval given for her employment with the ferry company, and the provision of internal advisory service for the part of the company's involvement in the cultural aspects of the West Kowloon project," he said.

"However, the approval did not cover participation in the bidding or promotional activities for the project," he said. Mr Wong said the government had contacted the retired official several times, between May and September, regarding her involvement in the arts hub project.

"She confirmed that she was never involved in land and property matters, and her service with the ferry company relating to the West Kowloon project was limited to cultural aspects," Mr Wong said.

The Civil Service Bureau approached her again last month, after media reports about her presence at the press conferences.

It advised her not to be involved in any activity that might be perceived as providing services to any bidding team.

Ms Chung said she was grateful to Mr Wong for clarifying that she had followed the government's rules and procedures in applying for post-retirement employment. The former civil servant joined the ferry company in April.

Developer's futuristic design ready to tackle the elements
Andy Cheng
15 December 2004
South China Morning Post

A typhoon-proof canopy designed to capture rainwater is a key part of the latest proposal for the West Kowloon cultural hub, unveiled yesterday.

Architectural specialists from the World City Cultural Park, a subsidiary of Henderson Land, briefed the press on the construction details of its proposal - in the lead-up to the public consultation period that begins tomorrow.

David Dumigan, deputy project director of World City Cultural Park, said the design of the canopy had taken into account more than 50 years of typhoons in the region.

The canopy would be made of PTFE, a strong, lightweight material developed by Kajima of Japan. Under the proposal, digital art would be projected onto the roof.

Mr Dumigan said the canopy would be built first, followed by the buildings underneath, including the theatres and museums.

"We [would] build the canopy from the north edge and work towards the south because we want to start the theatre complex underneath first, so that we can get it finished on time by early 2011," Mr Dumigan said.

Rainwater collected from the canopy would be used for sanitation and plant irrigation.

Henderson Land vice-chairman Colin Lam Ko-yin said there was room to adjust the consortium's suggested 2.5 plot ratio because the property price had risen recently. He said the original ratio was formulated when property prices were low.

The plot ratio is the ratio of commercial and residential floor space to the site's total area.

But Mr Lam said the project would be difficult to plan if it was operating at the plot ratio of 1.81 set by the government.

The 1.4km-long, 0.5km-wide canopy, designed to withstand typhoons, had passed laboratory tests, said Leslie Robertson, who is responsible for its structural design.

Mr Robertson was previously involved in the design of the World Trade Centre in New York and the Bank of China Tower in Hong Kong.

An international advisory council of 23 art experts has been formed to advise the consortium on its arts and cultural facilities.

A major feature of the cultural facilities is an area measuring about half a million square feet dedicated to young local artists.

Mr Lam said: "The area, not being set for a specific use at the moment, could be used to hold free lectures, rehearsals and seminars for young local artists."

He also said its four museums - with themes of modern art, ink, design and moving images - would emphasise the work of local artists.

The proposal includes three theatres with capacities of 2,120, 810 and 408 seats, and an 11,142-seat performance venue.

Mr Lam said a fund to nurture young local artists, through rental support and start-up classes, would be established if his consortium was granted the 30-year contract to manage the ambitious West Kowloon project.

Dynamic Star unveils 'low' hub density
Victor Li says plot ratio is just above the government figure
Martin Wong
15 December 2004
South China Morning Post

Shortlisted West Kowloon contender Dynamic Star International yesterday said its planned development density for the cultural hub was only fractionally higher than the government's original plan.

Cheung Kong (Holdings) vice-chairman Victor Li Tzar-kuoi said the plot ratio for the consortium's scheme was 1.861, compared with the government's 1.81. It was the first time the joint venture, which also includes Sun Hung Kai Properties, had given a plot ratio, the formula that calculates residential and commercial floor area against the site's total area.

The figure was well below previous estimates for the Dynamic Star proposal of 3.28, and those of rival bidders. Mr Li said the only development under the canopy would be a hotel, representing a plot ratio of 0.232. Outside the canopy, high-rise blocks and serviced apartments would account for a 1.629 plot ratio.

"The total plot ratio is only 1.861," Mr Li said, adding that the figure for neighbouring areas ranged from 10 for residential sites to 15 for commercial sites. "We have offered 50 per cent more area for arts and culture facilities than the government demanded. We have offered 30 hectares for an outdoor open square and green belt."

He said the consortium was still open-minded about changing the plot ratio and was willing to "be a good listener" to public opinion.

Secretary for Housing, Planning and Lands Michael Suen Ming-yeung said last week that property developments on the 40-hectare site should be kept to a low level.

Sunny Development has proposed a plot ratio of 4.3 and bid rival World City Cultural Park 2.5.

Mr Li also announced a partnership with the newly formed Xiqu Development Centre, chaired by veteran performer Liza Wong Ming-chuen, to promote Chinese Opera. He said two theatres, one with 1,000 seats and another with 400 seats, would be built.

Meanwhile the Pompidou Centre has insisted it enjoys "a long-standing friendly relationship" with the US-based Guggenheim Foundation, despite reports of souring ties over the West Kowloon project.

"The Centre Pompidou is fully committed to the West Kowloon scheme and to the joint venture Dynamic Star, which the Guggenheim is also a part," Bruno Racine, chairman of the Paris-based institute, said.

"We are ready to explore all options to ensure that the project is a great success and that the people of Hong Kong secure a cultural hub of which they can be very proud."

The two have been thrown together by the joint venture after earlier forming separate partnerships.

Mr Racine said that the "friendly relationship" with the Guggenheim was illustrated by their joint initiatives.

Dynamic Star defends proposal for cultural project
Sylvia Hui
15 December 2004
Hong Kong Standard

In an attempt to deflect mounting criticism that commercial greed is the driving motive behind the West Kowloon cultural project, Dynamic Star - one of three bidders shortlisted by the government to develop the controversial project says its proposed plot ratio is not as high as the public believes.

The profit-making components of the Dynamic Star proposal, a joint bid by Sun Hung Kai Properties and Cheung Kong (Holdings), only have a plot ratio of 1.861, Cheung Kong managing director Victor Li said on Tuesday.

The plot ratio is the ratio between the total floor area of a building and the area of the site it is built on.

Dynamic Star and its competitors for the project, Henderson Land and the Sino Land-led consortium Sunny Development, have been criticised for greatly exceeding the plot ratio of 1.81 proposed by the government.

It was reported last month that Dynamic Star's proposed plot ratio was 3.28, an assertion Li denied on Tuesday. Henderson Land proposed a plot ratio of 2.5 and Sunny Development 4.3.

"We will keep listening and be open-minded about the need to alter the plot ratio," Li said.

He also defended the government's much-maligned decision to let a single developer or consortium develop the 40-hectare site. "If we divide the site into smaller plots with roads, the usable land area will become smaller," he said.

Meanwhile, Henderson Land vice- chairman Colin Lam said there is room for lowering the plot ratio because rising property prices can offset the reduced profit margin. He, too, defended the single developer approach, saying it is the only viable way to build the required enormous canopy.

As the race for the cultural hub intensifies, Sunny Development's effort at boosting its cultural profile seems to pale in comparison with the other bidders' attempts.

Dynamic Star on Tuesday said it has secured an exclusive partnership with Chinese opera group Xiqu Development Centre. On Monday it announced agreements with the Hong Kong Ballet and Hong Kong Sinfonietta.

In addition to the four performance venues required by the government, Dynamic Star said it will build a 1,000-seat theatre and a 400-seat experimental playhouse as a permanent base for Chinese opera.

The project's public consultation begins tomorrow and ends in March.

Now for the cultural crisis
Sylvia Hui
15 December 2004
Hong Kong Standard

The government may have survived the Hung Hom Peninsula fiasco but it has had little time to rejoice.

The curtain has barely been drawn on one crisis and yet another looms over plans for the West Kowloon cultural district and tomorrow's public consultation launch for the controversial HK$40 billion project.

It is set to unleash more criticism and raise resentment toward the government _ which is enjoying little relief from developers' decisions not to demolish the never-used Hung Hom blocks _ to new heights.

Central to mounting dissatisfaction over the Hung Hom and West Kowloon projects is suspicion over less-than- transparent deals between property tycoons and a government that tends to play into their hands.

The number of culturally inclined citizens and the necessity, or not, of a canopy over the West Kowloon site aside, disputes over the project focus on the government's insistence on a single developer approach, its stubborn non-disclosure of financial arrangements with the three bidders, and the high plot ratios in their proposals.

It is not difficult to see why the hisses and boos are always directed at the same people when the money always seems to end up in the pockets of the omnipotent property giants.

Heated debates over alleged government-developer collusion in relation to the Hung Hom Peninsula debacle, memories of the Cyberport farce and recently reignited rows over suspected sweet deals at Discovery Bay are potent and dangerous seasonings in the West Kowlooon mix.

"(Disputes over) Hung Hom and West Kowloon stem from fundamentally the same place," University of Science and Technology social science professor Ma Ngok said.

"Both reinforce a common public impression that business concerns are exerting more-than-desired influence on government policies. It's easy to believe that the developer always wins all, and such impressions have become more ingrained these (recent) years."

Anthony Cheung, chairman of think-tank SynergyNet and organiser of the People's Panel on West Kowloon, believes the cultural project will hone public dissatisfaction to an even harder edge.

"Hung Hom has further alienated the government from the people," he said. "The administration's responsibility in the Hung Hom blunder is larger than the developers, but its reaction was passive and its handling of the crisis disappointing.

"More than 500 members of the People's Panel are now against pushing the West Kowloon project, and they comprise a very wide social base."

Cheung calls West Kowloon a dangerous tim bomb, and Ma agrees, adding that this time even pro-government parties are failing to back the administration.

All three leading political parties are demanding disclosure of financial arrangements, such as land premiums, with the prospective developers.

Public resentment will find an outlet in a protest planned for New Year's Day.

City University political science professor James Sung goes so far as to say the coming weeks will see the government facing a far worse crisis than the Article 23 quagmire.

"Hung Hom will not be laid to rest so soon, what with conspiracy theories pointing at government foreknowledge of the demolition, and investigations into why it hid this knowledge," he said.

"And the worst thing is that these accusations are also relevant to the West Kowloon issue, and even to Discovery Bay. People are asking whether a long- weakened government is slowly selling away Hong Kong's property to developers, and the government's credibility is rapidly sliding."

But both Ma and Cheung say the impending West Kowloon crisis is less of an immediate threat to the government than Article 23 and is unlikely to bring half a million protesters on to the streets.

Nevertheless, the rows over Hung Hom and West Kowloon have already done their damage.

A recent popularity poll show that West Kowloon mastermind, Chief Secretary Donald Tsang, has slid from the top of the ladder, while housing chief Michael Suen has practically dropped off the scale.

But government Central Policy Unit chairman Lau Siu-kai insists Hong Kong society is stable. He said on Monday that recent tensions triggered by West Kowloon, Hung Hom Peninsula, and the Link Real Estate Investment Trust do not constitute governance crises.

The controversies, he said, result more from people, now in better economic times, looking back with a fresh perspective on government decisions made during tougher times.

But City University's Sung said discontent is still linked to the government's rejection of a referendum on the introduction of universal suffrage in 2007 and 2008. "Pro-democracy activists are now changing their focus to socio-economic issues, which are virtually everywhere you look."

The cultural canvas
As public consultation starts for the ambitious development, Chloe Lai finds the three developers vying for the lucrative project are stepping up efforts to convince the government and the public that their proposal is a winner
16 December 2004
South China Morning Post

Is it an iconic roof? Is it a world-class cultural hub? Or is it a jazzed-up luxury property development? The answer depends on who you talk to about the mammoth development planned for West Kowloon. But one thing is certain: it won't be cheap.

So what of the three property giants battling it out to spend the estimated $24 billion building it? How do they plan to get their money back? And what sort of cultural facilities are Hong Kong people going to get?

The South China Morning Post recently accepted an invitation from one of the bidders for the development, Dynamic Star International, to tour the facilities of its chosen cultural partners in five cities around the globe.

The tour of New York, St Petersburg, Bilbao, Paris and Vancouver gave the impression of a site with super-luxury homes overlooking Victoria Harbour, with the Lord Norman Foster-designed roof covering what would be, in effect, the world's biggest clubhouse.

Dynamic Star's plan would see residents sharing the facility with the public and tourists, attracted by a Pompidou museum, a Guggenheim museum, a children's museum and an Andrew Lloyd Webber theatre.

But that may be a small price for residents to pay because they will not have to pay directly for the site's management or maintenance.

An independent board of trustees will recruit people to manage the facilities, and they in turn will be closely monitored by the government, and by the public and politicians.

This is what Dynamic Star - a joint venture of property developers Cheung Kong (Holdings) and Sun Hung Kai Properties - is proposing for the 40-hectare site. There would be offices and residential towers, a retail and entertainment spine and, nearer the water, a cultural headland housing the museums, an art centre, theatres, a water amphitheatre and piazzas.

Centaline Property chairman Shih Wing-ching believes office space could fetch up to $8,000 per square foot. He estimated the apartments would cost about $10,000 per square foot, and the shopping centres would range from $10,000 to $20,000 a square foot.

"I guess the lucrative business will be the shopping mall. With all the world-famous museums, it will attract many people," he said.

The likelihood that the project will bring in big dollars, and the fact that public opinion will be crucial in deciding who wins the bid, is what led the developers to treat 13 print journalists to the 11-day world tour in the lead-up to the project's three-month public consultation period, which starts today.

Dynamic Star is competing with two other bidders in the project: a Henderson Land subsidiary, World City Cultural Park; and the Park of Arts, Recreation and Culture consortium formed by Sino Land, Wharf (Holdings) and the Chinese Estate Holdings.

The government wants to see the prime site transformed into a regional cultural hub to attract tourists from around the world, but it says it does not have the money to materialise the plan. But, while the journalists' tour was supposed to show off the unity of Dynamic Star's plan, it seems the museums it intend to involve have different ideas. Nothing made that clearer than the outburst earlier this week by Pompidou Centre chief curator Alain Sayag, who described the Solomon R. Guggenheim Foundation, to which Dynamic Star hopes to give responsibility for overall management, as "second class".

"It is good at architecture but not with collection," he said. "It is impossible the two of us will merge and run West Kowloon." Things had gone smoothly up until that point.

At the first stop of the journey, journalists visited Science World British Columbia, a leading children's museum which is good at working within its budget. Science World is the developer's choice to run the Children's Interactive Museum at West Kowloon.

Bryan Tisdall, president and chief executive of the museum, stressed it would not overlap with the existing Science Museum in Tsim Sha Tsui. The branch in the cultural hub would be its first outside British Columbia, Canada.

The group then left to visit Solomon R. Guggenheim Foundation's museums in New York, Bilbao and St Petersburg. The private museum runs its sites with a philosophy of profit as the priority, and has branches scattered around the world.

Since its opening in 1959, the spiral structure of New York's Guggenheim, built by American architect Frank Lloyd Wright, has been regarded as an architectural masterpiece.

The Guggenheim empire has expanded rapidly in the past decade. In 1997, Guggenheim Bilbao, Spain, was opened with help from the Basque government, which paid the foundation a one-off initial fee of US$15 million for the Guggenheim brand.

Thanks to the iconic Frank Gehry-designed building, the museum has become a cultural landmark, attracting millions of tourists to the previously run-down industrial city. Jon Azua, who represents the Basque government on the foundation's board of trustees, said the added tourism revenue had meant the public's initial investment was paid off in a very short period of time.

"Payback was within one-and-a-half years. Our huge investment was rewarded," he said.

Three years after Bilbao, the foundation formed an alliance with Russia's State Hermitage Museum in St Petersburg. Their first collaboration was to create a museum - the Guggenheim Hermitage, in Las Vegas. At present, the foundation is helping the Hermitage to build a new wing in St Petersburg so it can display its collection of impressionist works.

The privately owned Guggenheim museums rely on donations, corporate sponsorship and merchandise and ticket revenue for their survival.

This is the model Dynamic Star hopes to pursue within West Kowloon.

The tour ended with a trip to Paris' Pompidou Centre, the Louvre and a flying visit to the Musee d'Orsay.

Pompidou's management is in direct contrast to that of the Guggenheim. The three top museums are national institutes owned and funded by the French government. They are not reliant on blockbuster exhibits or merchandising and do not have overseas branches like the Guggenheim, which one Pompidou official described as having a "Coca-Cola factory" approach to art.

A Pompidou in Hong Kong would be their first overseas project.

The centre's executive director, Bruno Maquart, said: "It will be our first and last overseas project. We do not want to follow the Guggenheim model."

Despite their diverse background and philosophy, the museums are keen to join the project, because they all want to have a presence in China.

Thomas Krens, who heads the Guggenheim global network of museums, said this when he was in Hong Kong last month to explain the foundation's agreement with Dynamic Star.

During his first encounter with the Hong Kong press on the cultural hub project, Mr Krens said that even though the foundation had worked with mainland museums before, it wanted to have a physical presence in China.

The Pompidou, whose presence in the bid team is supported by the French government, also said it wanted to establish a new Sino-French dialogue on culture by having a museum in Hong Kong, which played a strategic role as "a Chinese city, but not very Chinese".

Both museums agreed that what the government has planned for West Kowloon was a first for the art world and admitted they did not know how or if it would work.

The Pompidou Centre's curator on contemporary arts, Camille Morineau, said: "As far as I know, it is unprecedented. I have never come across a public museum run by private [profit-oriented] enterprises."

Ms Morineau admitted the success of French museums in putting arts and the public interest first was inseparable from the fact that they were national institutions.

She said the problem of a private museum was that it put profit before the art.

"They charge high entrance fees and sell expensive catalogues. They don't run risky shows," she said. "But a public museum dares to take risk. It may not be popular but receives good critiques and when looking back some years later, it can be a very important show for the museum or even for art history."

The massive cultural hub idea is an experiment. No one can tell with certainty whether it can deliver what it has promised and the only thing that they are certain of is that high property development densities will be needed for the project to be attractive to developers and to make the facilities financially sustainable.

Critics decry W Kowloon consultation
Sylvia Hui
16 December 2004
Hong Kong Standard

While Chief Secretary for Administration Donald Tsang insists the government will consider public views on proposals for the West Kowloon cultural hub, lawmakers and architects on Wednesday voiced doubts on whether people could offer meaningful suggestions based on the limited information available to them.

There was also the question of whether the public should be asked to choose one out of only three proposals, or even whether there could be a proper comparison between the three options.

"It's difficult to compare the three options when the components and plot ratios offered are completely different. It's not an easy decision for anyone to make," said Bernard Lim, president- elect of the Hong Kong Institute of Architects.

Democratic Party chairman Lee Wing-tat, who attended yesterday's exhibition, said the public has been denied access to full details of the proposals and will find it hard to make an educated assessment.

"The models are very nice, but a lot of information, including the financial details and the structural questions regarding the canopy, remain unanswered," Lee said.

"This should not be looked at as a beauty pageant. If one cannot make a choice or should one not like any of the choices, one should simply say so in the comment card."

The three bidders' plans are on display at the Special Exhibition Hall in the Science Museum from today until January 31, 2005. The exhibition will then move to the City Hall and continue until March 28.

People will get to register their opinions on five aspects of the three proposals _ canopy design, physical layout and arts facilities.

The consultation ends on March 31.

'Use single developer or project may die'
Hub could be bogged down for years if no one suitable is found, Tsang warns
Andy Cheng and Chloe Lai
16 December 2004
South China Morning Post

The West Kowloon cultural district project could be aborted if it were not carried out by a single developer, Chief Secretary Donald Tsang Yam-kuen said yesterday.

Speaking ahead of today's start of a 15-week consultation, he rejected suggestions the government should sell land at the site to finance the cultural facilities.

If the project were not entrusted to a single developer, "implementation of the West Kowloon project will be indefinitely delayed, or even die before it is born", he said, as protesters massed outside.

This was because selling the land would take years and the government could not foresee the income from the sales, Mr Tsang said at a ceremony at the Science Museum to launch the project.

"We cannot predict whether the income from selling the land could be injected into the cultural facilities," he told more than 600 guests, including tycoons, legislators and arts and cultural representatives.

He was confident the government could overcome any problems caused by entrusting the project to a single developer.

Some of the tycoons involved in bids for the project meanwhile indicated that a single-developer approach was not the only option. They also expressed flexibility on the density of the development.

Cheung Kong (Holdings) vice-chairman Victor Li Tzar-kuoi said he had an open mind on both issues. Wharf (Holdings) chairman Peter Woo Kwong-ching said it was the government that had decided the project was to be entrusted to a single developer.

Henderson Land vice-chairman Colin Lam Ko-yin said: "We would respect the consensus of the people on single tendering and an extension of the consultation."

Cheung Kong and Sun Hung Kai Properties have formed Dynamic Star International, one of three short-listed bidders. Wharf is involved with Sino Land and Chinese Estates Holdings in Sunny Development, another bidder. A Henderson subsidiary, World City Culture Park, is the third bidder.

Sino Land chairman Robert Ng Chee-siong said Sunny's proposed plot ratio, now 4.3, could be reduced to nearer the government's suggested 1.81.

World City has proposed a plot radio of 2.5, while Mr Li said on Tuesday Dynamic Star's plot ratio - earlier estimated at 3.28, was in fact 1.861. The company said yesterday Mr Li was referring to the residential plot ratio - but material produced by Dynamic Star for the consultation put that figure at 1.68.

Outside the Science Museum, the People's Forum on West Kowloon and the Democratic Party held a protest calling on the government to abandon single tendering.

The project aims at turning the 40 hectares of reclaimed land near Kowloon Station into a cultural hub, housing at least four museums, a theatre complex and a performance venue.

Results of the public consultation are not mentioned as being included in the assessment criteria for bids. But Mr Tsang said the government would take public views into account. Bernard Lim Wan-fung, of the Hong Kong Institute of Architects, said Lord Foster's concept design should be displayed to the public for comparison.

Developers offer financial details
Sylvia Hui
17 December 2004
Hong Kong Standard

The West Kowloon controversy continues to unfold with the three contenders for the HK$40 billion projectnow saying they are willing to disclose the financial details of their respective proposals should the government require them to do so.

Representatives from Dynamic Star, Sunny Development and Henderson Land made the offer to lawmakers and 10 concern groups at a special LegislativeCouncil panel meeting on the West Kowloon project on Thursday.

However, while all three bidders stressed they would establish found-ations to sustain the arts and cultural developmentfor 30 years, they could not provide the financial details of these foundations as per government requirements.

Chief Secretary for Administration Donald Tsang had earlier promised to disclose the financial details of the winningproposal after a decision had been made.

Sino Group executive director Yu Wai-wai, speaking for the Sunny Developmentconsortium, and Henderson vice-chairman Colin Lam, assured the meeting they will make public their financial arrangements and the distributionof resources should the governmentagree.

"We will follow the rules of the game if they are changed," Cheung Kong executive director Grace Woo, speaking for Dynamic Star, said.

But eight cultural, architectural and real estate groups urged the government to halt the mega-project and to reconsiderthe single developer approach.

They included the People's Panel on West Kowloon, the Hong Kong Instituteof Real Estate Administration and the Hong Kong Institute of Architects.

Among the many criticisms raised were the marrying of a long-term culturalpolicy with property influences, and the assessment mechanism for selecting the winning proposal.

"It has never been made clear how much weight will be given to public opinion," said Ada Wong of the People's Panel.

The assessment process by a panel of civil servants is considered opaque and it is unclear how much public opinion, collected through comment cards, will contribute to the decision-making process.

Au King-chi, Deputy Secretary for Housing, Planning and Lands, would only say that public opinion is a "crucial component" and that the data could be made public if needed.

Democratic Party chairman Lee Wing-tat and unionist lawmaker Chan Yuen-han both proposed the setting up of a special committee within Legco to resolve the controversies surrounding West Kowloon.

Ex-civil servant won't discuss arts hub row
Ambrose Leung
18 December 2004
South China Morning Post

A former civil servant has refused to appear before the legislature after being criticised for working for a company bidding for the West Kowloon cultural project.

Elaine Chung Lai-kwok, former deputy director of housing, refused to attend a Legislative Council public service panel meeting to discuss the issue, legislator Cheung Man-kwong said yesterday. The panel did not have authority to compel her to attend, he said.

Ms Chung is now business development director for Hong Kong Ferry (HKF), owned by Henderson Land.

The controversy started after she appeared at press conferences in October and last month to promote the bid by World City Cultural Park - also owned by Henderson Land - to develop the massive cultural project.

Both appearances were made before the Civil Service Bureau asked her on November 10 not to attend public functions in connection with the West Kowloon project.

In a letter to the panel that was released yesterday, Ms Chung acknowledged she had advised on a cultural project related to the arts hub development.

The statement said: "As regards the view that HKF's cultural advice on the [West Kowloon project] has given Henderson's bid an unfair advantage, I would like to point out that the labour market is a free market and that I am not the only former government cultural worker who is alive and working." She maintained she had followed civil service guidelines and had done nothing wrong.

She quit as HKF's cultural adviser on December 3. She said that even before she did, she had kept clear of the land and property development aspects of the bid.

Mr Cheung, a member of the panel, said: "We invited her to come, but she said she would only come if we set up a select committee, which has statutory powers to summon her."

We can start again on hub if need be: Tsang
Emily Tang and Paris Lord
20 December 2004
Hong Kong Standard

The government is willing to start all over again if the three proposals for the West Kowloon cultural district fail to meet public expectations, Chief Secretary Donald Tsang said on Sunday.

Tsang said he is aware of public discontent with the development proposals and is now cautious about awarding the cultural project to a single tender.

The public do not necessarily need to choose among the three developers, said Tsang during a radio interview.

He said the government respects public opinion and the three-month consultation period can be extended.

However, he said that a single developer would present a more coherentdevelopment. Dividing the land among developers would retard the pace of the project and the commercial and cultural facilities might clash, he said. "Single tender has been a highly controversial issue. I am also very cautious,"Tsang said.

Tsang rejected critics who say the project will benefit developers, calling the criticism "just negative coverage". The government would not allow things like that to happen, he said.

The proposed plot ratios of the three developers all exceed the suggested 1.8. Sunny Development, formed by Wharf Holdings, Sino Land and Chinese Estates Holdings, is highest with 4.3.

He said profits from the cultural districtwill be used to subsidise the district's cultural facilities, shuttle railwayand upkeep of the massive canopy.

The government will remain involved in the district's management to safeguard public interest, he added.

Tsang said he is trying to foster a more open social atmosphere with fewer conflicts and disputes.

Bernard Lim, the West Kowloon Concern Group spokesman for the Hong Kong Institute of Architects, was happy to see Tsang respond to public opinion.

But Tsang's softening on the single tender issues does not deserve praise, Lim said.

"He should have always been listening to the public. No one except him agrees with a single tender."

Lim said the government consultationon the three development proposals does not provide sufficient informationfor the public to make knowledgeabledecisions.

Lim's concern group is now meeting the developers and interested parties to come up with an alternative proposal.

Ada Wong, who chairs Wan Chai District Council, welcomed Tsang's comments but hopes he will make an official announcement about the government's opening up to public opinion.

She said the government should halt the project and carry out participatory planning with the public.

"The first step will be to seek public opinion on what they want to be includedin the cultural district. Then comes the detailed study reports and finally a master layout plan of the whole district," Wong said. "But now it all hinges on whether the government is willing to listen to us."

Backers of culture hub in firing line - Hostile greeting for officials, contenders at forum on the West Kowloon project
Chloe Lai and Lu Man-yan
21 December 2004
South China Morning Post

Officials and contenders for the West Kowloon cultural project faced a hostile public last night during the first open forum held on the issue.

About 130 people attended the forum at the Science Museum, the first of a series of discussions over the future of the 40-hectare site, with nearly all of them expressing opposition to the project.

One comment was that the cultural district plan was a property development in disguise.

They also opposed the single-bidding method adopted by the government, saying the site should be put up for auction, with proceeds used for cultural facilities.

Vincent Chan, an urban design master student at the University of Hong Kong, asked Henderson Land why the model for a proposed giant canopy at the science museum exhibition was made of fully transparent material, when in fact it was only semi-transparent.

"I also wonder whether there would be a greenhouse effect coming from this canopy," he asked.

Wong Kwan-nam, from Kwun Tong, said: "It looks to me like a mega property development project with some extremely nice club houses."

Another speaker from the floor, Cheung Yiu-sing, said: "If this project turns to be another Cyberport scandal, it will be a shame for our next generation."

The $15 billion Cyberport contract was awarded to Richard Li Tzar-kai's PCCW without public tender.

And Anthony Chan told the three contenders: "The property developers have never promoted culture and arts and this is the job for the government. This site should be put up for land auction."

The three developers did not respond to the criticisms except for insisting that the canopy would reduce temperature and was environmental friendly.

Deputy Secretary for Housing, Planning and Lands Au King-chi said the "views are diverse and we will keep on listening".

From today, the models would include signs showing plot ratios.

The developers did not raise objections to Chief Secretary Donald Tsang Yam-kuen's comment the weekend that the project's parameters could be redrafted if the public did not favour any of the proposals.

Henderson Land vice-chairman Colin Lam Ko-yin said: "The consultation period lasts for 31/2 months, so I think the citizens will have plenty of time and opportunities to know what the cultural district is about," he said.

Mr Lam also said the most important concern would be public opinion.

A spokeswoman for Sunny Development said if the public and the government thought the planning should start all over again, they would have no objection.

"As we always said, we do what is good for Hong Kong."

Compare ideas, not plot area, public is urged
Andy Cheng
22 December 2004
South China Morning Post

Figures indicating the development density of the three rival West Kowloon proposals were put on show yesterday - but experts said they would be of no help to the public.

The gross floor areas and plot ratios have been added to the exhibition of models of the rival blueprints at the Science Museum in Tsim Sha Tsui, mounted as part of the public consultation exercise on the arts hub project.

Bernard Lim Wan-fung, chairman of the Hong Kong Institute of Architects' board of local affairs, said the figures would not help the public make comparisons because the gross floor area for each was different.

"It's like comparing an apple with an orange," said Professor Lim. The figures, which match earlier industry estimates, should have been made public earlier, he said.

The plot ratio of Dynamic Star International's bid is 3.28, Sunny Development 4.33 and World City Culture Park's 2.5.

All exceed the suggested ratio of 1.81.The plot ratio is the relationship between floor space and site area.

The proposals include arts and cultural facilities, office, hotel and retail space and residential units.

Surveyor Pang Shiu-kee said the figures provided would not help people compare the proposals. But by looking at each contender's emphasis on particular facilities, their attitudes could be deduced.

"Obviously, Sunny Development is emphasising residential facilities, which I guess will be for sale, not rent. It can be deduced that they are looking for a short-term income or reward. This is why their total plot ratio is the highest.

"As for World City Culture Park, they are stressing retail facilities, with a development of 300,000 square metres, which is very large. They may be expecting a long-term investment. Maybe they are planing an ambitious regional shopping centre," Mr Pang said.

More than 15,000 people have visited the exhibition since it opened last Thursday. More than 1,800 comment cards have been submitted.

Dynamic Star International is a joint venture of Cheung Kong (Holdings) and Sun Hung Kai Properties; Sunny Development is a consortium of Sino Land, Wharf (Holdings) and Chinese Estates Holdings; and World City Culture Park is a subsidiary of Henderson Land Development.

Ex-officials may face tougher restrictions
Jimmy Cheung
22 December 2004
South China Morning Post

Retired senior officials employed by private companies may face stiffer government restrictions following the row over the former deputy housing director's role in the West Kowloon cultural hub project.

Secretary for the Civil Service Joseph Wong Wing-ping revealed the proposals yesterday as he dismissed accusations that the approval he gave for Elaine Chung Lai-kwok's post-retirement employment amounted to dereliction of duty.

Ms Chung was accused of a conflict of interest when she publicly promoted the proposal of Henderson Land subsidiary World City Culture Park. She works for another subsidiary, Hong Kong Ferry.

At a meeting of the Legco public service panel yesterday, Mr Wong said the period barring officials from post-retirement jobs might be extended from six months to at least 12. Details of approved post-retirement jobs would also be released regularly to improve transparency and public monitoring, he said.

Legal provisions covering pensions paid to retired officials who took private jobs would also be reviewed to see if they should be broadened to cover employment overseas and on the mainland.

But Mr Wong said there was not enough evidence to conclude Ms Chung had breached the rules. I think we should put an end to the debate over the incident, he added.

He offered to follow up on further complaints about Ms Chung, including an allegation she had lobbied district councillors in June to support the change of land use for a site in Kwai Tsing.

Lawmakers from across the political spectrum accused Mr Wong of not having learned a lesson. Chan Yuen-han, of the Federation of Trade Unions, said she thought President Hu Jintao had been "exactly referring to the Elaine Chung incident" on Monday when he told ministers to identify their mistakes and improve performance. Democrat Cheung Man-kwong accused Mr Wong of failing in his duty in approving Ms Chung's job.

Rivals accuse each other of playing dirty
Chloe Lai and Martin Wong
23 December 2004
South China Morning Post

Contenders to build the West Kowloon cultural hub are trading accusations of wrongdoing while they try to impress professionals and the public at the exhibition of their models at the Science Museum in Tsim Sha Tsui.

Dynamic Star International - one of the three companies competing to build the cultural hub - has complained that an employee of rival Henderson Land consistently interrupted a public presentation of its bid at the Science Museum. A spokesman for the Housing, Planning and Lands Bureau said yesterday it had verbally told Henderson on Monday that it should not resort to such tactics.

He said a day earlier they had received a complaint against Dynamic Star - a joint venture between Cheung Kong (Holdings) and Sun Hung Kai Properties - that it had offered inaccurate details of its plot ratio during its presentations at the museum.

"We wrote a letter to Dynamic Star, telling them we are investigating the case.

"We also reminded the company in the letter that it needs to offer true and accurate information to the public," the spokesman said.

A spokesman for Dynamic Star said it filed a complaint after a man kept interrupting its presentation.

"He would show up and keep asking questions, which were unrelated [to the presentation] and distracted the audience's attention. At first, we did not know who he was but we later found out that the man was working in one of the bidders' counter."

A spokesman for Henderson Land refused to say if it had filed any complaint against Dynamic Star.

"We welcome the government to urge the bidders to offer accurate information to the public."

The exhibition at the museum runs until January 31 and will continue at City Hall from February 5 to March 28.

Democrats dig in for arts-hub challenge
Party ready to launch judicial review if rezoning application is turned down
Gary Cheung
23 December 2004
South China Morning Post

The Democratic Party is preparing for a prolonged legal battle against the government in an attempt to bring development of the vast West Kowloon cultural district project more into the open.

Party chairman Lee Wing-tat said the Democrats were ready to launch a judicial review if their application for a rezoning of the 40-hectare waterfront site was rejected by the Town Planning Board.

He said the party planned to apply to the board after the New Year holiday to have the area rezoned as a comprehensive development area, which would tighten planning controls.

Lawyers and architects were putting final touches to the application, Mr Lee said.

He said a local street performer had agreed to be the applicant for a judicial review if the board rejected the rezoning application. An applicant must have a link to the project for a judicial review to proceed.

Under the proposed rezoning, the board would have to approve any future amendments to the development plan for the project.

The government would also have to canvass public views through public hearings conducted by the board.

The site is now classified for "other uses" by the government, which allows greater flexibility and more changes.

The administration announced in November last year that it would seek the board's approval before signing any project agreement with the consortium that wins the bid.

But under the present zoning, the board, chaired by Permanent Secretary for Housing, Planning and Lands Rita Lau Ng Wai-lan, would not have a role if the consortium amended the master plan.

In this case, developers would need to negotiate only with the government, officials said.

In most projects, developers cannot amend a project's master plan without the Town Planning Board's approval.

Mr Lee said the public would not have a real say in the process if the Town Planning Board was bypassed in the cultural hub's development. "The government's handling of the project lacks transparency and accountability."

He confirmed the party would lodge an appeal with the board if its application for rezoning was rejected. Under the Town Planning Ordinance, an applicant may lodge an appeal with the board within 60 days if an application is rejected.

The Democrats are backed by many architects and cultural groups in pressing the government to reconsider its position on the West Kowloon project.

"An action artist [street performer] has pledged to serve as an applicant for {hellip} a judicial review. We are ready for a prolonged fight against the government on the arts-hub project," he said.

The party also plans to organise a march on January 1 to urge the government to look again at its decision to award the project to a single developer.

Tsang forced to show flexibility on West Kowloon
Paris Lord
23 December 2004
Hong Kong Standard

Chief Secretary Donald Tsang's recent acknowledgment that the government is less rigid than before about the West Kowloon cultural district is an attempt to grab space for future manoeuvering.

His remarks on local radio on Sunday follows the judiciary's dismissalof a shortened appeal time for Link Reit opponent Lo Siu-lang, and the shelving by developers of plans to demolishthe Hung Hom Peninsula housingestate.

Tsang said the public does not necessarily have to choose among the three shortlisted property developers, whose models are on display at the ScienceMuseum.

Chinese University political scientistTimothy Wong said Tsang is under a lot of pressure over the controversial cultural and residential property project.

"He has to show flexibility, otherwisehe may not be able to carry on with the development project," Wong said.

Sunday's acknowledgment was intended to stem the rising tide of public discontent.

The consultation period ending on March 31 gives Tsang the time togauge public opinion, and change the project plans if required, Wong added.

Joseph Cheng, chair of political scienceat City University's Department of Public and Social Administration, said: "There is a concern that this projectmight be a repetition of Cyberport, in which the government waived the tendering process.

"The end result benefited the biggest business group in Hong Kong."

Tsang's remarks are a sign the Tung administration is trying to show it is willing to listen to a broad spectrum of views.

Cheng suggested the government has underestimated public reaction to the West Kowloon development, the Link Reit crisis and the Hung Hom Peninsula.It was complacent because the economy is on the mend, he said.

"Now the government is much more aware of the impact of the mishandlingof the three projects, the government is prepared to make certain concessions to reduce dissatisfaction on the part of the community," he added.

The China News Service on Monday carried an article criticising the Tung administration's handling of the three issues. Tsang was not named directly.Onthe day the consultation exhibitionopened [at the Science Museum], a "senior government official" of the SAR said a single-developer approach was the best way to handle the project, the news report said.

"However, developers participating in the bidding said on the same day that they did not rule out the possibility of having co-operation with other parties.

"This indicated that the government did not communicate sufficiently with other sectors when planning the West Kowloon project."

Civic Exchange chief executive Christine Loh said the recent decision by the three contenders that they would make public the financial details of their proposals, if the government asked them, was significant.

"That policy is operated away from the public eye. That is, the government negotiates with developers in private and there is no transparency on how the most important public resource is used."

The West Kowloon, Hung Hom Peninsula and reclamation projects, and how the government makes land use decisions are increasingly becoming a public and political issue.

"This is a good thing because no-one has ever asked questions about it," Loh said.

"The Central reclamation issue is not over. While the reclamation is being carried out, there will be an almighty cry over land use in the future."

Tsang's office was unavailable for comment.

Donald Tsang lashed over culture hub
He is currying favour with developers in bid to be chief executive, says James Tien
Jimmy Cheung
24 December 2004
South China Morning Post

Liberal Party chairman James Tien Pei-chun yesterday launched a rare attack on the chief secretary and the civil service, saying Donald Tsang Yam-kuen could be insisting that a single developer build the West Kowloon project in exchange for tycoons' support for his possible bid for chief executive.

Mr Tien also said bungles such as the Hunghom Peninsula and Link Reit sagas were messes created by the civil servants who bypassed the Executive Council.

Mr Tsang swiftly defended himself, saying plans for West Kowloon had won Exco's blessing at every stage. "I have never thought of becoming chief executive. It's wishful thinking and unrealistic if anyone thinks he can become chief executive by doing one or two things."

Mr Tien also accused Mr Tsang of "covering the sky with a single hand", or keeping everything under his own tight control.

But Mr Tsang brushed aside the accusation, saying: "Sometimes, people say I have nothing major to do, sometimes people say I cover the sky with a single hand I am just confused."

Mr Tien and Mr Tsang have been seen as possible rivals for the post of third chief executive in 2007. Mr Tien is also known to be a staunch supporter of Financial Secretary Henry Tang Ying-yen, another possible contender for the top job.

Yesterday's exchange has fuelled speculation that jockeying for the chief executive election is intensifying, despite calls from President Hu Jintao on Monday for the Tung team to unite.

Mr Tien, in the Hong Kong Economic Journal yesterday, said the single-developer arrangement for the West Kowloon cultural district would benefit the joint venture of Cheung Kong (Holdings) and Sun Hung Kai group, whose top executives have a strong presence in the Election Committee that will select the next leader.

"Tsang wants to be the next chief executive," he said. "Li Ka-shing and the Kwok brothers {hellip} exercise {hellip} some influence in the chief executive election. Of the 800-strong Election Committee, how many people does Li Ka-shing have in there, and how many from Sun Hung Kai? I think there is some possibility [of Mr Tsang seeking backing] there."

Mr Tien criticised Mr Tsang for "covering the sky with a single hand" in his leadership of the Policy Committee, the top government policy co-ordination body.

Describing Mr Tsang as still acting like a civil servant, Mr Tien said the chief secretary and civil servants were responsible for recent problems with the listing of the Link real estate investment trust, the West Kowloon project and Hunghom Peninsula.

"Donald Tsang still has the mentality of a civil servant. They think they are the best, and go ahead with whatever they come up with. They don't care who is the chief executive, who is Exco, who is Legco."

Mr Tien said the West Kowloon project could no longer be decided by Mr Tsang alone. "Mr Tung must come out and make a decision together with Exco," he said.

Arts hub should have Cantonese opera 'city', says adviser
Klaudia Lee
26 December 2004
South China Morning Post

A Cantonese opera "city" should be established as part of the West Kowloon cultural district to nurture and promote local culture.

Stephen Chow Chun-kay, chairman of Chows Electronics, who was appointed by the government to head an advisory committee on Cantonese opera, said there should be more emphasis on showcasing this form of local art.

"Hong Kong is an international city, but we're Chinese. Why can't Cantonese opera play a more significant role?" said Dr Chow, who will submit a proposal suggesting a Cantonese opera city be set up in what will be the largest cultural project Hong Kong has seen.

He urged the government to be more forward looking in developing Hong Kong's identity instead of focusing on western art. "We have to watch The Phantom of the Opera, but we also have to build up our own identity," he said.

Dr Chow suggested performing venues, training centres and a museum be located within the cultural district as a venue for performers and to promote Chinese opera among the younger generation.

It is the latest proposal put forward for the 40-hectare site which will be built by a single developer, who will be given the right to develop arts and cultural facilities and operate them for 30 years.

The three short-listed proposals are Dynamic Star International, a Cheung Kong (Holdings) and Sun Hung Kai group joint venture; Sunny Development, a consortium of Sino Land, Wharf (Holdings) and Chinese Estates Holdings; and World City Culture Park, a subsidiary of Henderson Land Development.

To ensure effective monitoring of cultural development, Dr Chow suggested a West Kowloon cultural district development council be set up, comprising mostly members from the arts and cultural community.

Since the Cantonese opera advisory committee was set up in May, it has deliberated on how to promote the art.

A $100 million transformation of the Ko Shan Theatre in Hunghom into a base for Cantonese opera tops its agenda because North Point's popular Sunbeam Theatre is expected to close its doors in August.

The committee has endorsed various funding proposals for the Ko Shan Theatre, a popular venue for Chinese opera staging about 200 performances a year.

At the last meeting in September, the committee endorsed a series of improvements to enhance access to the theatre.

A department spokesman said work would start once funds were available.

The committee also endorsed at the meeting the setting up of a sub-committee on funding matters for the development of Cantonese opera in Hong Kong.

Despite more public interest, Dr Chow said more needed to be done to promote Cantonese opera.

He suggested using online resources, setting up a development fund and developing a network with schools.

Culture hub project draws noisy festive protest
Andy Cheng
26 December 2004
South China Morning Post

Hundreds of people took to the streets yesterday to vent their anger at the government's handling of the West Kowloon cultural project. Wearing Santa hats and chanting slogans, they marched from the Cultural Centre in Tsim Sha Tsui to the site of the West Kowloon project near Kowloon Station.

The Action Group on the Protection of West Kowloon Cultural District estimated about 1,000 people had taken part, although police put the number at 200.

Their biggest concerns were the decision to allow a single developer to handle the project and the construction of a huge canopy as part of the design.

After the crowd arrived at the project site, participants threw up their Santa hats, in a symbolic gesture against the canopy.

Former Democratic Party chairman Yeung Sum said: "If the government sells the 40 hectares of land through normal procedures, the income can reduce the budget deficit."

Kwok Ka-ki, legislator for the medical sector, accused the government of holding a fake public consultation.

"The consultation does not include the public's opinion on single tendering and the canopy," he said.

Vassili Leung Pui-kuen, a computer studies student at Hong Kong University of Science and Technology, said he was worried the project would turn out to be another Cyberport, which he said was "merely a property development".

His friend Zhu Liling, an exchange student from Peking University, said it was the first time she had joined a march.

She said the project was a good idea but the government should listen to opinions of local artists and citizens.

A survey by The Frontier found 53 per cent of 809 respondents opposed the government's tendering of the project to a single developer. The survey, conducted earlier this month, also found the respondents believed the project could turn into a property development.

Since the launching of the public consultation this month, 24,000 people have visited the Science Museum exhibition.

Pressure increases over cultural hub
Jimmy Cheung
30 December 2004
South China Morning Post

The government will face mounting pressure next week to overhaul the controversial West Kowloon cultural hub project when a motion debate is held in the Legislative Council.

At least four amendments have been proposed to Alan Leong Kah-kit's non-binding motion to remove the single-developer approach and the requirement for a giant canopy on the 40-hectare site.

But political parties have yet to indicate if they will support any amendments relating to the project.

Critics fear the lack of a clear consensus among legislators will give the government an excuse to continue with the much-criticised single-developer approach.

In his motion, Mr Leong, from the Article 45 Concern Group, says the arrangements have failed to ensure the best use of land resources and to safeguard the public interest. He is also demanding that the government use the proceeds from the land sale in West Kowloon to support sustainable policies on arts and culture.

Major political parties seem to agree that the 15-week consultation should be extended to six months and that financial arrangements by individual bidders should be disclosed, as suggested in the original motion. But disputes remain over whether to drop the single-developer approach and the canopy requirement.

An amendment by Cheung Hok-ming of the Democratic Alliance for Betterment of Hong Kong urges the government to review the single-developer and canopy requirements in the light of public views.

Chan Yuen-han, of the Federation of Trade Unions, is tabling an amendment calling for a cultural commission to be set up.

Democrat James To Kun-sun is calling for a statutory commission to implement the project.

LegCo to debate development of the West Kowloon Cultural District
Monday, January 3, 2005
Government Press Release

The following is issued on behalf of the Legislative Council Secretariat:

The Legislative Council will hold a meeting this Wednesday (January 5) at 2.30pm in the Chamber of the Legislative Council Building. During the meeting, Members will debate a motion on development of the West Kowloon Cultural District.

The motion, to be proposed by Hon Alan Leong Kah-kit, says: "That, as the Administration has decided to award the development of the 40-hectare West Kowloon Cultural District ("the WKCD development") to a single consortium in one go and allows the public only 15 weeks to comment on the three proposals selected in the first stage, such course of action has failed to ensure the optimal use of precious land resources in Hong Kong and safeguard public interests while nurturing arts and culture, this Council strongly asks the Administration to:

(a) extend the consultation period to six months to allow sufficient time for public participation;

(b) make public all the proposals submitted to the Government by persons interested in participating in the WKCD development, including information on financial arrangements, so as to enable the public to fully grasp the details of the development proposals during the consultation period;

(c) remove the requirement that the canopy, which requires huge funds to construct, be a mandatory component of the WKCD development;

(d) withdraw the decision to award the entire piece of land together with the WKCD development by way of one single tender, and break the lot into smaller pieces of land for public tender or auction in the market by batches so that small and medium developers in Hong Kong can participate in the development, with a view to maximizing the proceeds from the land sale; and

(e) formulate long-term and sustainable policies on Hong Kong's arts and culture, use the proceeds from the sale of the 40 hectares of land to support and promote the related policies and, in drawing up the specific details and implementing the policies, allow institutionalized participation of the civil society and, in particular, solicit and adopt the views of the local art and cultural sectors."

Hon Cheung Hok-ming, Hon Chan Yuen-han and Hon James To will move separate amendments to Hon Alan Leong Kah-kit's motion.

Members will also debate a motion on the Fourth Report of the Constitutional Development Task Force.

The motion, to be moved by Hon Albert Jinghan Cheng, states: "That this Council expresses deep regret that, in the Fourth Report of the Constitutional Development Task Force published recently, the Government has disregarded public opinion and rejected the demand of the majority of Hong Kong people for the election of the Chief Executive and all Members of the Legislative Council for the next term by universal and equal suffrage, but has failed to put forward a specific proposal; furthermore, as the Government has an unshirkable constitutional duty to answer, as far as possible, the public's strong demand for universal suffrage, this Council urges the Government to expeditiously present to the Council a constitutional reform proposal, which includes the methods for selecting the Chief Executive in 2007 and for forming the Legislative Council in 2008, to facilitate discussion by the public and this Council."

Hon Miriam Lau will move a resolution under the Interpretation and General Clauses Ordinance to extend the period for amending the

(a) Telecommunications (Designation of Frequency Bands subject to Payment of Spectrum Utilization Fee) (Amendment) Order 2004;

(b) Telecommunications (Method for Determining Spectrum Utilization Fees) (Third Generation Mobile Services) (Amendment) Regulation 2004;

(c) Telecommunications (Level of Spectrum Utilization Fees) (Second Generation Mobile Services) Regulation;

(d) Employees' Compensation Ordinance (Amendment of Second Schedule) Order 2004; and

(e) Occupational Safety and Health Ordinance (Amendment of Schedule 2) Order 2004, which were laid on the table of the Legislative Council on 15 December 2004, to the meeting of 2 February 2005.

Meanwhile, the Secretary for the Environment, Transport and Works will move two resolutions under the Interpretation and General Clauses Ordinance to amend the Waste Disposal (Charges for Disposal of Construction Waste) Regulation and the Waste Disposal (Designated Waste Disposal Facility)(Amendment) Regulation 2004, which were laid on the table of the Legislative Council on 3 November 2004.

Hon Choy So-yuk will address the Council on the two regulations.

On bill, the Transfer of Sentenced Persons (Amendment) (Macau) Bill will be introduced into the Council for First and Second Readings. Debate on the bill will be adjourned.

During the meeting, Members will also ask the Administration 20 questions on various policy areas, six of which require oral replies.

The agenda of the above meeting can be obtained via the Legislative Council InfoFax Service (Tel: 2869 9568) or the Legislative Council web site (http://www.legco.gov.hk).

Members of the public are welcome to observe the proceedings of the meeting from the public galleries of the Legislative Council Chamber. They may reserve seats by calling 2869 9399 during office hours. Seats will be allocated on a first-come-first-served basis.

LCQ17: Development of the West Kowloon Cultural District
Wednesday, January 26, 2005
Government Press Release

Following is a question by the Hon Lee Wing-tat and a written reply by the Secretary for Housing, Planning and Lands, Mr Michael Suen, in the Legislative Council today (January 26):

Question:

Regarding development of the West Kowloon Cultural District, will the Government inform this Council:

(a) whether it has, in compliance with the General Conditions set out in the paper released for the Concept Plan Competition for the Development of an Integrated Arts, Cultural and Entertainment District at the West Kowloon Reclamation in Hong Kong ("the Scheme Area"), appointed a team through the normal consultants selection process to finalize a detailed masterplan for the Scheme Area on the basis of the winning conceptual proposals; if such a team has been appointed, of its composition and terms of reference; if not, the reasons for that;

(b) as the General Conditions also stipulate that based on the detailed masterplan, the authorities will then decide on how the Scheme Area will be developed, and that packages within the Scheme Area suitable for private sector development will be decided by public tender, while subsequent architectural design competitions may be conducted for selected individual buildings/facilities, whether the authorities have acted in violation of the General Conditions in issuing the Invitation For Proposals instead of public tender documents for the development of the Scheme Area, and whether they will conduct architectural design competitions for selected individual buildings/facilities; if they will, of the details of the competitions; if they will not, the reasons for that; and

(c) whether it will negotiate with the successful proponent on the development parameters in the proponent's proposal before entering into a provisional agreement; if so, whether the authorities will, in the course of negotiation, impose restrictions on the scope of alterations that may be made to the proposal; if so, of the details of the restrictions?

Reply:

Madam President,

In 2001, the Government held a Concept Plan Competition to invite conceptual proposals for the development of a prominent waterfront area in West Kowloon into an integrated arts, cultural and entertainment district. The General Conditions in the competition documents issued by the Government at that time reflected Government's initial thinking on the development as a reference for interested parties. The Government had not made any decision on the mode and procedures for the development at that time. The competition was completed in 2002, with the international jury selecting the first prize winner, the second prize winner and three honourable mentions. We briefed the Legislative Council Panel on Planning, Lands and Works on the competition results in May 2002.

My reply to the three-part question is as follows:

(a) The Government did not engage a team of consultants to finalise a detailed masterplan for the Scheme Area on the basis of the winning conceptual proposals because, after taking into account the planning concepts of the winning entries, the Steering Committee for the Development of the West Kowloon Cultural District (Steering Committee) was of the view that the West Kowloon Cultural District (WKCD) should be developed in an integrated manner with the inclusion of commercial and residential elements. This development mode was adopted with a view to tapping the financial resources of the private sector for construction of the WKCD and to manage and operate the WKCD facilities on a self-financing basis. To achieve this objective, the Steering Committee considered that the private sector with its commercial knowledge and experience would be better placed to formulate the masterplan than a team of consultants appointed by the Government. In adopting this mode of development, the need to expedite the development of the WKCD as far as possible had also been taken into account so as to meet the pressing public demand for arts and cultural facilities and to create employment opportunities. The Steering Committee therefore decided to invite the private sector to submit masterplans based on the design concept of the first prize winner and to submit proposals for the development, operation and financial arrangements of the whole WKCD. Accordingly, the Steering Committee considered the engagement of a consultant to work on a detailed masterplan for WKCD not necessary.

(b) The Government did not adopt the tendering method. Instead, the Government issued the Invitation for Proposals to invite development proposals from the private sector because the Steering Committee, after taking the winning entries as reference, decided to adopt a community-driven approach whereby the private sector would be responsible for the development and operation of the WKCD. Having regard to the scale and the complexity of the project, it was believed that sufficient flexibility should be built into the process to allow the Government to negotiate with the proponents who were interested in the development and operation of the WKCD, in order that the Government could select a proposal that would best meet public aspirations and which was in the best public interest. Traditional tendering could not provide the desired flexibility. The Invitation for Proposals was endorsed by the Steering Committee in May 2003. Subsequently, we briefed the Executive Council on the plan to issue the Invitation for Proposals and, before issuing the Invitation for Proposals, submitted a progress report on the development of the WKCD to the Legislative Council Panel on Planning, Lands and Works in July 2003 setting out Government's decision to invite interested developers to submit proposals. In general, we received positive response from Members at the meeting on the various arrangements set out in the progress report.

According to the Invitation for Proposals, proponents are required to submit proposals for the development of the whole WKCD, including overall and individual building designs. As a result the Government did not conduct architectural design competition for individual buildings or facilities.

(c) The Government is assessing in detail the proposals which met the mandatory requirements set out in the Invitation for Proposals. At the same time the Government is consulting the public on these proposals and will take into account public views collected. In the next stage, the Government will shortlist proponent(s), and negotiate with the shortlisted proponent(s) with a view to improving the proposal(s) before selecting the preferred proposal. We will strive for a proposal which is in the best interest of the public before signing a provisional agreement with the selected proponent. We will take into account public views and the results of the assessment before finalising the details of the negotiations.

Art and the hard sell
Following their bids for the West Kowloon land rights, developers have discovered a sudden interest in bringing culture to the people, writes Clarence Tsui
3 January 2005
South China Morning Post

WHEN HENDERSON ArtReach's roadshow of Lui Shou-kwan ink paintings ends today, it will have travelled a distance even seasoned curators would find daunting. Shunning malls and halls, the exhibition has ventured to some of Hong Kong's most far-flung public housing estates, in what the property developer claims is an attempt to give the public "a broader range of opportunities to marvel at great works of art".

Not that many have risen to the occasion, however: the exhibition has hardly been a well-attended event, what with venues that even those living nearby would hardly consider accessible. The exposition, housed in three 20-foot containers that the organisers have christened a "Mobile Art and Culture Exhibition Unit", has set up in some of the more deserted backyards of the housing complexes. If not for the glaring logos on the outside of the containers, passers-by could have been forgiven for thinking of them as makeshift construction-site offices.

For nine-year-old Law Ka-chun, the containers were attractive because "there are computers to play with" - a reference to the interactive games in a makeshift education centre in one of them. Law is one of the few who visited the exhibition during its week in Yau Oi Estate, a 15-minute walk from Tuen Mun town centre. He's been to the exhibition twice and, after completing a highly satisfying session with his classmates trying his hand at ink painting, he was promising to go back. But he was at a loss when asked what the exhibition was about. "I don't know what it is," the primary student said.

The exhibition mostly counts curious schoolchildren among its visitors, usually passing by on their way home. Most converge on the educational centre, where experienced artists wait every day in the hope of engaging them in an art form as foreign to the children as surrealism. "We had a much busier time when the exhibition was at Oi Man Estate, with all the schools nearby," says veteran artist Leung Kui-ting. As one of Lui's disciples and a main mover in the local scene - he is director of the Hong Kong Chingying Institute of Visual Arts and also an active member of the Hong Kong Ink Society - he was among a handful of ink painters Henderson invited to give a human presence to the exhibition.

"We're here to explain what the paintings mean and how people can relate to them - for example, to tell people what the swaths of black and blotches of red mean in this painting," Leung says, referring to Lui's Zen Painting, one of the key works in the exhibition. "The biggest reward we could have is to lead people in acknowledging Hong Kong's own artistic heritage. We don't have da Vinci [paintings], and we don't have a collection like The Palace Museum's [in Beijing] - but we have our own ink painters."

Given Lui's legacy as one of Hong Kong's first "homegrown" artists - the painter's career took off only after the then 28-year-old moved to Hong Kong in 1948 - general indifference to his work must have pained Leung. "We shouldn't be looking at concrete results in doing these community-driven cultural events - the most important thing is that we put our words about arts education into action and go to the masses," he says. "Never underestimate the consequences of the 10 minutes these children spent here - it might affect them for the next 30 years."

Whether ink painting will remain in the lives of Tuen Mun schoolchildren is questionable, but one thing might: Henderson Land's name, which was emblazoned across the containers and the handouts given to visitors.

It might be churlish to dismiss the developer's enthusiasm in art as merely cynical, but the sudden interest in launching such exhibitions coincided perfectly with the corporation's bid for the land rights to the West Kowloon Cultural District, the wide strip west of Tsim Sha Tsui that promises to be as much an arts hub as prime land for lavish apartment blocks.

With a view to capturing what is easily the most profitable development project in Hong Kong in recent years, the three bidders - World City Culture Park (Henderson's venture), Dynamic Star (a joint collaboration between Cheung Kong and Sun Hung Kai), and Sunny Development (engineered by Sino Land, Wharf Holdings and Chinese Estates) - are in top gear, serenading all parties about their own proposals - and their aim to be cultured, caring and socially conscious entrepreneurs.

On one side, bidders strove to recruit sympathisers among local artists, social commentators and journalists whose voices add to the credibility of their own projects. Theatre companies, dance troupes and visual art collectives - all vying for a foothold in the vast cultural complexes the project promises to deliver - are all signed up as what they call "strategic partners".

The distance the developers have gone to pursue approval from the community is telling. Bearing in mind the consequences of a public backlash - as evident in New World Development's decision not to pull down Hunghom Peninsula after widespread public disapproval - developers now know of the importance for a mandate among the electorate.

The focus for this jockeying for public acceptance is on display at the Special Exhibition Hall at the Hong Kong Science Museum where, since December 16, the details of the three bids have been laid out. Visitors move among teams of slick-talking guides, employed by corporations to talk about the individual projects. Videos of celebrity endorsements compete with three-dimensional computer simulation programmes about grand cultural complexes. The public are invited to vote for the presentation they like best - and in the process join a draw from which 100 winners will be given a year's worth of visits to government-run museums.

Away from the media-savvy frenzy at the Science Museum, the ArtReach roadshow represents another aspect of Henderson's campaign for mass approval. The company has spent much in refurnishing the cargo containers into a short-term art gallery but somehow the exhibition pales into insignificance compared with the Science Museum show. At Tuen Mun, for example, the containers are dumped on a remote plot on the edge of Yau Oi Estate.

Leung says he's knows why art suddenly found favour among property developers. "I know [Henderson] is pursuing something on the back of this and if not for that, this exhibition wouldn't have happened. I don't care what other people are running after - I'm just glad that ink painting can get its rightful place in Hong Kong," he says, pointing to Henderson's promise of establishing a museum for the art form - the first of its kind in the world.

Leung and fellow artist Cheng Ming, who also works as a guide at the Lui exhibition, see no problem in getting patronage from property tycoons. Leung points to the way companies such as Hong Kong Land and Swire attributed a certain amount of their budget in acquiring and promoting art.

Traditional property developers have woken up to this way of generating good publicity among an increasingly sophisticated population. Henderson ArtReach has three other mobile exhibitions that are set to follow the Lui Shou-kwan show, bringing ink paintings by other renowned local artists to places as far as Tin Yiu Estate in Yuen Long and Tsz Lok Estate in Tsz Wan Shan. Dynamic Star, meanwhile, continues its seminars featuring its international partners; and Sunny Development wants to sponsor Hong Kong Arts Festival events to earmark its contribution to local cultural events.

While Leung expects a blossom of patronage and sponsorship in the light of West Kowloon, other artists and curators express grave doubts about this onslaught of interest from property developers.

Oscar Ho Hing-kay, former exhibition director of the Hong Kong Arts Centre and chairman of the Hong Kong chapter of the International Art Critics Association, describes the publicity campaigns which arose from the West Kowloon bids as "merely the making of noises". "At one time they'll be talking about doing something about Cantonese opera, the next it will be ink paintings, and then an art auction - it's just schizophrenic talk," he says. "How will all these activities reflect Hong Kong culture? How do they, as operators of this cultural district, assess our cultural needs? That's not much rationale and vision. At the end of the day, art lost out - it became a big load of public relations activities."

Ho is among a sizeable contingent of cultural commentators who are dismayed by the showcase at the Science Museum as well as programmes such as Henderson's ArtReach. "It's all purely done for the sensation," he says of the exhibition of layouts in Tsim Sha Tsui. "Developers are devoted to build the best building that can make them the most money for stockholders - asking them to sincerely promote art is a mismatch."

Lo King-man, artistic consultant to Henderson and former head of the Hong Kong Academy for Performing Arts, says the ArtReach project is not set up to "facilitate the West Kowloon project", but is related to what the company wants to achieve in West Kowloon.

"Physically, there's no relation to the bid - it's just that, conceptually, we want the public to know that Henderson regards highly the needs of the people of Hong Kong and also of local artists," he says. "It is about letting them know what our attitude towards art is if we are successful in the bid."

Developers gather for West Kowloon summit
Freda Wan in Macau and Chloe Lai
6 January 2005
South China Morning Post

Property developers will hold an emergency meeting tomorrow over the controversial West Kowloon cultural district project, amid a new call for it to be split up.

Disclosing that he had called about 20 members to the meeting, Real Estate Developers Association chairman Stanley Ho Hung-sun said the government should split the site into pieces and relax bidding conditions to allow more developers to participate.

"When there is rice, everybody gets to eat," he said.

Two of the three short-listed bidders for the site, Henderson Land and the Sino Land and Wharf consortium, last night said they would attend the meeting.

Small developers have hotly opposed the government plan to award the 40-hectare site to one developer to build and manage the facilities for 30 years.

"West Kowloon is the best piece of land left in Hong Kong," Mr Ho said. "At this meeting, I will voice my views as chairman on how we should deal with this plot of land, and then I'll listen to the views of the other committee members.

"I have always opposed giving the opportunity to only one person. When there is rice, everybody gets to eat. That is my motto, whether in Hong Kong or in Macau."

The news came as legislators last night debated a motion moved by independent lawmaker Alan Leong Kah-kit, which called for the government to drop the single-developer approach, remove the giant canopy as a required feature and reveal all financial details of the bidders' proposals.

"There is already a consensus from the public that they do not like the single-developer plan," he said.

Debate will continue today on the motion, which is expected to win support from the Democrats, Liberals and some independents.

Art for whose sake?
The West Kowloon hub overshadows the need for more events at grassroots level
Hiram To
13 January 2005
South China Morning Post

FASHION COMES and goes, and in Hong Kong, where celebrity performers are generally referred to as "artists", culture looks set to be big business this year.

In a town where the population is reared on television soaps and Canto-pop, the sudden rush of enthusiasm from property consortiums and the public for all things artsy, brought on by the government's desire to transform the West Kowloon site into a future arts hub, is both encouraging and worrying.

The catalyst for this newfound faith in culture - prime waterfront land - represents a lot more than real estate profits and total retail space. We are mapping out our future, and West Kowloon has to be built now, so we are told.

Imagine the benefits: the Norman Foster-designed sky canopy soaring above world-class museums; millions of tourists marvelling at the architectural feat and, finally, our appreciative offspring reaping the benefits of our spiritual wisdom.

So far, much of the discussion about the site has centred around the economic viability of the canopy, what museums to build and how many luxury apartments should be permitted. Interest groups tell us we must have a specialist museum housing ink paintings. Chinese opera advocates say they must have a theatre devoted to the craft. And Anita Mui's mother wants a museum to commemorate her daughter's contribution to the arts.

But let us not be naive that our arts and culture are at stake here.

Hong Kong has its orchestras and ballets, drama groups and Chinese operas, festivals and exhibitions. If the West Kowloon hub ends up a fizzer, these will still be around.

Just as the project's materialisation may not necessarily see the arts flourish or improve, its absence will not see them die either. What the project speaks of is Hong Kong's need for more attractions to attract the tourist dollar. Potential business deals of all kinds are waiting to be struck. But it seems likely that those who are supposedly the drivers of culture - the artists - will be the among the last to benefit.

SWith the government's patchy record of arts advocacy over the past decades, and Hong Kong's biggest property consortiums previously showing little or no interest in the arts previously, one can hardly blame the arts sector for being up in arms.

With Hong Kong's rapidly changing political climate, it is difficult to predict the eventual outcome of the West Kowloon project. But one thing is sure, it takes more than transplanting large sculptures or importing international museum brand names to justify the site's existence.

It is a sad reality that the new year brings little to shout about in the local arts scene. The many arts festivals in Hong Kong have either run out of steam (and sponsorship money) or have resorted to presenting lacklustre formulaic programmes. These festivals may attract audiences wanting to stock up on their annual dose of culture, but their impact on, and relevance to, the artistic community is minimal.

On the visual arts front, Art Port, the international exhibition organised by the Hong Kong Arts Development Council, which was supposed to bring overseas curators and professionals to Hong Kong in December, was cancelled. There was no official explanation.

One baffling exhibition, "Building Hong Kong Redwhiteblue", at the Hong Kong Heritage Museum until April 18, uses the tri-coloured polyethylene material commonly seen as storage carriers for inspiration. The 20 works are supposed to communicate the positive spirit of Hong Kong. It takes more than a leap of faith to visualise downmarket plastic sheeting as a metaphor for the strong work ethic of the 1960s/70s Hong Kong generation.

The accompanying text says the sheeting evokes memories of grandparents and old Hong Kong, a claim that is out of sync with a material that made its first appearance in the city during the 1980s. Let us hope 2005 brings us better offerings.

Hiram To is an artist and curator

Leong calls for Legco special panel to investigate West Kowloon project
Paris Lord
18 January 2005
Hong Kong Standard

Legislator Alan Leong has called for the creation of a Legislative Council special committee to probe the proposed West Kowloon Cultural District project.

Leong, a barrister and member of the Article 45 Concern Group, wrote to house committee chairman Miriam Lau on Saturday, arguing the controversial project ought to be thoroughly scrutinized by lawmakers.

He said on Monday the project is too important to be examined by the Legco panel on planning, lands and works because it also has public finance, cultural and possibly environmental implications. Leong's proposal follows an attempt begun last week by pan-democrats to invoke the Legislative Council (Powers and Privileges) Ordinance to force the government to disclose the financial details and statements for the three shortlisted developers bidding for the 40-hectare project.

The developers are Dynamic Star, a joint venture comprising Sun Hung Kai and Li Ka-shing's Cheung Kong Holdings; Sino Land, Wharf Holdings and Chinese Estates Holdings under the Sunny Development consortium; and Henderson Land, the sole company behind the World City Cultural Park.

On January 6, lawmakers passed a rare motion calling on the government to scrap its plan that a single developer construct the project, which includes a giant, transparent canopy covering at least 55 per cent of the area.

The project's leading proponent, Chief Secretary for Administration Donald Tsang, has refused to back down, arguing if it is scrapped, it will take years before it can be replanned and implemented.

The Real Estate Developers Association, whose members are property tycoons, earlier this month also criticized the single-developer plan.

Leong said that following the January 6 motion, he believes a special committee is needed to monitor the project.

The committee would resemble one recently set up to combat poverty.

He has received confirmation from Legco that the secretariat is considering his request, adding he will get a reply soon.

``In my view, it really cries out for a special committee that would allow all councillors who are interested in following up on the subject to participate,'' Leong said.

There is no limit to the number of lawmakers who could sit on the committee, should it be created.

Cross-party support for committee to monitor West Kowloon
Sylvia Hui
22 January 2005
Hong Kong Standard

The government can expect more politicalhurdles if it presses ahead with the controversial HK$40 billion West Kowloon project.

The Legislative Council has agreed to appoint a special committee to monitorall stages of the project.

Proposed by Article 45 Concern Group lawmaker Alan Leong, the subcommitteewill scrutinize all issues ranging from culture to finance.

"Most legislators are highly concernedabout West Kowloon and it appears a consensus has been reached,'' Leong said on Friday. "A special committeeis to be set up to study the whole project.''

Leong's proposal has the support of the Democratic Party, the Democratic Alliance for the Betterment of Hong Kong (DAB), the Liberal Party and the Alliance.

Dates for meetings and membership have yet to be determined.

The move follows a rare united front of legislators earlier this month, when they passed a motion decrying the government's approach to developing West Kowloon. That motion, also moved by Leong, urged the government to drop the single-developer approach, to extend the public consultation period from 15 weeks to six months, to reveal the financial arrangements of the shortlisted bidders and to remove the mandatory requirement of having a huge canopy.

Meanwhile, the Hong Kong Instituteof Architects has proposed an alternative approach for West Kowloon,under which the 40-hectare site will be developed in phases.

The proposal calls for more prominent involvement of the Town Planning Board in drawing an outline zoning plan and new plot ratios for the district, after which the project will be tendered in different stages.

"The alternative approach will draw up uniform requirements for all bidders. It also eliminates many technical uncertainties because the project is not awarded to one developer at once, but to different ones in different stages,'' institute president Bernard Lim said.

The new approach means the whole project could take a long time to complete,but Lim said there is no hurry to meet any deadline.

"Ours is a cautious approach and takes time,'' Lim said.

Single developer may be best for West Kowloon project
The multiple tender approach for the controversial cultural complex could present quite a few problems
26 January 2005
South China Morning Post

Public participation means citizen power in the form of citizen control, but it is sometimes seen as another form of power bargaining.

Public participation in developments can be a lengthy process, often resulting in a compromise, rather than an optimum solution. The West Kowloon Reclamation Project debate is a classic example.

Many say that the government should divide the site under a master plan for greater public involvement and allow more developers to generate higher revenues and use the proceeds to build cultural facilities.

However, the single design developer approach has several merits from a professional urban design point of view, such as allowing a single coherent design. The controversial canopy will ensure there will be no obstructive high-rises that create a canyon effect on either side of Victoria Harbour, which many people want to preserve.

Also, the canopy and integrated urban places could become an attractive international landmark comparable to the Eiffel Tower and the Sydney Opera House.

Furthermore, the winning developer would be expected to provide the internal financing, cross subsidies and development phasing to create the necessary critical mass and to bear the risks.

The multiple-tender approach, on the other hand, may be more equitable but could present problems, and the result may not be want what the people want.

If the same outside zoning plan land use control approach was adopted, this project may end up as another piecemeal development, like Tsim Sha Tsui East and the adjacent West Kowloon Station development.

Also, the multiple tender approach is likely to offer a higher plot ratio for the individual parcels and would most certainly result in undesirable tall buildings and slab walls. The higher land premium generated is hardly justification for a less than desirable environment and city image.

Worst of all, the final product could not be known, under the current land auction system awarded to the highest bidder based on lease conditions, as there would be no committed final design for the public to review.

Given the controversial nature of the West Kowloon Reclamation Project, the government should modify the single design/developer approach to overcome basic objections, and fall back on multiple tenders only if necessary.

A new competitive design/price tender to select a single design/developer should ensure that the government sets the same plot ratio and all requirements for the project at, say, 2.5, and all entries are first judged on their urban design merits (based on given criteria), and then on their tender price as follows:

The design and price tenders be awarded on a point system, say 80 per cent for design merits and 20 per cent on price;

Or the best designs be awarded on the average of the three highest tendered prices as the accepted market price (if the best design is not also the highest bidder);

The selected single master developer may identify some parcels for other developers to participate in, based on the accepted master plan;

All concerned groups could recommend their tender selection criteria;

The winning developer could also form a reit on the project to offer shares for the public under a joint management company.

Ho Chi-wing is an assistant professor with the Urban Design Department at the University of Hong Kong

AmCham chief is all for transparency
West Kowloon cultural hub is a litmus test for the government, according to the organisation's new chairman
Dennis Eng
29 January 2005
South China Morning Post

The government should improve transparency in its dealings to help allay public perceptions of collusion between the public sector and big business, according to the American Chamber of Commerce's new chairman.

"It's good that the government is explaining what happened with Cyberport. But as to whether the government should have done so earlier, I don't know," Jon Zinke said.

Mr Zinke, a 51-year-old maritime lawyer, added that he had read Secretary for Commerce, Industry and Technology John Tsang Chun-wah's published explanation about the controversial Cyberport project, which was awarded to the Pacific Century Group without a competitive tendering process.

The chairman, who was elected this month, noted that the report helped to shed light on a number of aspects of the deal that many had been unaware of.

Mr Zinke also stressed that government efforts to present a more accessible public face would not be in vain "as long as the process is transparent".

He cited the mammoth West Kowloon cultural district project as a key litmus test for the government.

"I would like to see it done in a transparent way and without any hidden agendas," he said.

Chief Executive Tung Chee-hwa broached the issue for the first time when he delivered his policy address this month.

In the address, he stated that his administration was resolutely against "collusion between business and the government" and would seek to eliminate any "transfer of benefits".

Recent public demonstrations have increasingly focused on collusion concerns and fairness in governance.

"I think Hong Kong is a mature society," Mr Zinke said, adding that he was impressed to see protest demonstrations being held peacefully in Hong Kong. "There are more demonstrations now than there were before 1997," he noted.

He pointed out that people might be more likely to voice their concerns and opinions as taxpayers, since "people feel more entitled to express their views on how their money should be spent".

The government is studying possible ways to broaden the tax base, including the introduction of a goods and services tax. The chamber is against such a consumption tax.

"If you don't have to pay taxes, you tend to become disenfranchised. So this move goes hand-in-hand with political reform," he added.

Despite the various recent controversies, Mr Zinke, who has lived in Hong Kong since 1985, believes that there are few issues now that give the city international attention.

He expects the US to continue to be interested in Hong Kong and to monitor the situation here but that, compared to the lead-up to the handover in 1997, "Hong Kong is, to some extent, off the radar now".

While he is happy to see international scrutiny of Hong Kong subside, the opening of the first Disney theme park in China on September 12 and the hosting of the World Trade Organisation ministerial meeting in December will draw some attention to the city.

"I'm happy that Disneyland is opening here. It will keep Hong Kong on the map," said Mr Zinke.

However, he warned the Liberal Party's revival of a proposal to develop a casino industry here would "drastically change people's perception of Hong Kong".

He questioned whether Hong Kong should do what Macau has done.

"People would come to Hong Kong because of Disneyland. But would people think of Hong Kong for its casinos?"

Culture crush
Hong Kong's performing arts community sees the West Kowloon project as the long overdue solution to their woes.
But, so far, there's no word they'll be included
30 January 2005
South China Morning Post

THERE'S A STORY that the Hong Kong Philharmonic's artistic director and chief conductor Edo de Waart likes to tell, no matter how many times the interviewer may have heard it before. "Back in my mid-20s, I was an assistant to [the late Leonard] Bernstein at the New York Philharmonic," says the 64-year-old Dutchman. "He took us to a room and showed us an enormous hole in the ground next door. We were standing in the Lincoln Centre and the hole was what was going to be [the] Julliard [School]. Bernstein said, 'This building will not make sense until that building is finished.' It's been almost 40 years, but I still remember that."

De Waart borders on waxing sentimental when talking about the empty hole that became the centre of New York City's arts scene, a place where arts education and professional performances come together. He's noticeably less glowing when talking about the giant hole in Hong Kong's cultural infrastructure that is going to become the proposed West Kowloon Cultural Development (WKCD).

De Waart, along with just about everyone else in the local arts community, hopes the development will become a central meeting point for various performing and arts education groups, which are scattered all over the city. It was an idea he first proposed in an interview with the South China Morning Post in May. "I see the Philharmonic, the Sinfonietta, the opera, the ballet and the Academy for Performing Arts under one roof," he says again. "Then, we'll be a force to be reckoned with."

Nine months and lots of squabbling after de Waart's first pronouncement, and there's still no certainty that he'll get his wish. For him, it's a sign that the WKCD isn't going the way it should. "If the HKPO and the APA aren't represented in West Kowloon, it will be a catastrophe," he says. "It's not right. Many of the proposed designs don't even have a proper concert hall."

Much of the discussion about West Kowloon has centred around museums - not performance venues - largely because of big-budget charm offensives by France's Pompidou Centre and the multi-national, New York-based Solomon R. Guggenheim Foundation, both of which are vying for a part of Hong Kong's fancy new arts hub.

"Because there's no big overseas performing group involved, the focus is on the visual arts," says Yip Wing-sie, artistic director and chief conductor of the Hong Kong Sinfonietta, the city's other full-sized professional symphony orchestra. Although Yip thinks it might be overly ambitious to have all the city's performing groups under one roof, she says the cultural hub could be used to streamline and centralise the operations of Hong Kong's many scattered performance groups, which all share a multitude of venues. "It's a good, practical, convenient, cost-efficient idea," she says. "Everyone wants a home base."

Yip says running an orchestra in Hong Kong is like going on tour - only in one city. "Our administration, PR and human resources are taken care of in Wan Chai. Half of our musical library is in Yau Ma Tei. Our rehearsal space, which we sometimes don't have access to, is upstairs on the eighth floor of the Cultural Centre [in Tsim Sha Tsui]. Then, let's say we perform in City Hall in Central. Imagine the waste of human resources when we have to send an entire orchestra and staff running here there and everywhere to organise one concert. The West Kowloon space is definitely big enough that it can hold a small office, library and hall for us, and other groups to use."

Yip says the problem isn't only practical, it's also artistic. "Let's say we practise in Tsim Sha Tsui, but perform in Central. Suddenly, all the acoustics change, so the entire orchestra has to adjust its playing at the last minute," she says.

And she says the Sinfonietta isn't alone. The Hong Kong Ballet is based in Happy Valley, but performs mostly in Kowloon. The city's two opera companies don't have dedicated venues. A couple of medium-sized performance halls in the West Kowloon site could alleviate a city-wide venue problem, and probably ease the in-fighting, as well. "When we book a space at the Cultural Centre, we have to compete with all the other groups in the city, as well as overseas groups, even just for practice space," says Yip.

"When the Phantom of the Opera came for three months several years ago, every arts group in town was complaining," she says. "It's not that we don't like musicals or rock concerts - it's just that there isn't enough space to go around. Having good performing venues in West Kowloon will give us more options."

If one group has to go through so much trouble just to put on a concert, imagine the logistical nightmare involved in putting on a multi-faceted performance - for example, a fully staged opera that includes an orchestra, a chorus and a ballet troupe, not to mention props, costumes and lighting.

Yip agrees that properly designed West Kowloon music halls would "allow for more joint productions". This is important to her because the Sinfonietta has stepped up its staged productions of late. In December and January, the company performed La Traviata with Opera Hong Kong and The Nutcracker with the Hong Kong Ballet. In September, it was Faust, with the Opera Society of Hong Kong and the Hong Kong Dance Company.

Equally important are co-productions between professionals and students - a key to the success of Hong Kong's new generation. In New York, students at Julliard are encouraged to put on short half-time shows at the next-door Lincoln Centre, allowing them to perform in the same space many of their teachers use. There's nothing like that happening in Hong Kong, but many top musicians work part time as teachers - at local schools or even in homes. Arts education could be given a big boost simply by having these teachers and students working in one place.

"If the Academy [for Performing Arts] moves to West Kowloon, too, or even just has a presence there, students will be able to watch their own professors rehearse," says Yip. "Or even just watch a ballet or drama practice, even if it's not directly related to their field."

The academy's director Kevin Thompson says the advantages for students of "rubbing shoulders with top professionals on a daily basis can't be denied. Bringing together the performing arts makes a great deal of sense. Symbiosis between professional groups and practice-based educational groups is far from new.

"There are places in the US and Australia called arts parks, which are cultural institutes and colleges that are grouped around a common campus," Thompson says. "We have some of the constituents of this already within the planning at West Kowloon.

"What excites me is not simply the physical proximity of institutions and activities - valuable as that is - but rather greater connectivity with a rapidly developing creative and knowledge-based society."

Whether the talk is about joint productions or education, the focus is on using West Kowloon to build the local cultural scene internally, as opposed to flying in expensive shows from overseas. Nowhere is this feeling more obvious than in the debate about what sort of performance venue should be built. It appears that there'll be a small performance hall suitable for overseas cash cows - the likes of Phantom or Mamma Mia! - but no proper concert hall for full orchestra or other performances.

"All the musicals will be flown in from outside and the money spent will be like a shot in the dark," says de Waart. "It's taxpayers' money, and it's only good for the couple of nights that the performance is on. This sort of entertainment is good, but it does nothing for the development of Hong Kong's art scene.

Yip agrees. "You also have to work on the software, such as creative good local programmes and local audience development," she says. "Hong Kong needs to make its own thing. And if we do, then West Kowloon can have much potential. In the future, it can have many different cultural elements and attract tourists, the way London's West End or New York's Broadway does."

Hong Kong Arts Festival executive director Douglas Gautier says large-scale arts complexes "do help to stimulate wider interest in the arts within a city - and sometimes from the tourism sector. There's something to be said for having some resident companies and creating a context which encourages creative collaboration between them.

"I do think there's a need for a government approach that would incorporate the arts, education, planning, and tourism. This will ensure we can provide first-rate programmes, as well as consistently strong audiences willing to enjoy them."

West Kowloon on mega-rail agenda
Cultural hub station figures in KCRC rethink of cross-border link strategy
Denise Tsang
11 February 2005
South China Morning Post

The controversial West Kowloon cultural district may house the terminus of a proposed regional express line linking Hong Kong with Shenzhen and Guangzhou, under an alignment being worked on by the Kowloon-Canton Railway Corp.

"Terminating the rail line at West Kowloon is definitely on the Hong Kong government's agenda," a source familiar with the rail link's planning told the South China Morning Post.

"A site has been reserved for a mega terminus even though plans for it have not been finalised yet."

Under the government's 2000 rail strategy blueprint, the regional express line - designed to reduce travel time between Hong Kong and Guangzhou from 90 minutes to less than an hour - was to be developed along KCRC's congested East Rail track and terminate at Hunghom station, at a cost of $13 billion to $17 billion.

However, disappointing passenger numbers along the KCRC's new West Rail, linking Tuen Mun in the northwest New Territories to Nam Cheong station in Shamshuipo, have caused the government to rethink its original strategy.

The Environment, Transport and Works Bureau, headed by Sarah Liao Sau-tung, now favours building a rail bypass for the regional express line between the Lok Ma Chau border checkpoint and Kam Sheung Road station, where it can continue along the West Rail to West Kowloon.

"The West Kowloon option will minimise new investment by leveraging West Rail assets and eliminate the hassle of building a new rail track along the already developed East Rail," the source said.

Sources close to the project said the central government had recently sent a directive to Guangzhou and Shenzhen officials involved in the rail link's planning, informing them that it should end in West Kowloon.

However, mainland officials have further complicated discussions by again raising the possibility of using magnetic levitation (maglev) technology for the regional express line.

This strategy had been shelved given the expense and limited proven experience of the technology.

"The Hong Kong government has been avoiding the maglev proposal," another source said. "It would be so expensive that it can't see the prospect of the project ever making money."

Uncertainty over the West Kowloon cultural district, whose single-developer tender has sparked a political firestorm, and a pending merger of KCRC with MTR Corp are also hanging over the regional express link.

Others have expressed concern over the new West Rail routing for the regional express line.

"We already have two MTR rail lines in West Kowloon - the Tung Chung line and Airport Express - and also the KCRC's West Rail line and the Kowloon Southern rail link project," said Henry Chan Man-yu, chairman of the Yau Tsim Mong District Council.

"But MTR and KCR stations in West Kowloon are not interconnected."

"The government should be looking at how to better link up existing networks rather than building a new line to rescue another," Mr Chan said.

"West Rail's [current] Nam Cheong terminus is a joke.

"It is bigger than Central MTR station even though it basically serves the Nam Cheong public housing estate, where 70 per cent of residents are on welfare."

I think it's a good idea to establish a cross-border rail terminus at West TST, as it will not only bring about more development and investment in Kowloon, but also expanding the scale of biz hub from Central, TST to West TST. In future, West TST can act as the centrum of HK due to its unrivaled location. It can be clearly seen that the proposal is beneficial to HK on a long-term basis

If HK government gives the go-ahead to this proposal, I assure that West TST will soon become the artery between HK and its enormous hinterland and even the world in that there are not only the stations of Airport Express and local MTR lines, but also the terminus of cross-border railway.

Call for land sales transparency
Academics say the furore over Cyberport and West Kowloon shows the government needs to regain public confidence
Peggy Sito and Foster Wong
16 February 2005
South China Morning Post

Transactions in the most valuable of Hong Kong commodities - land - are seen by some as a friendly arrangement between government and big business.

Academics observing the claims and counterclaims between various parties say that, while the policy is fair, there is room to enhance transparency in the execution process, especially for ad hoc projects, and that this will help restore public confidence in the administration.

But they warn that greater transparency will undermine the government's administrative efficiency, blunting Hong Kong's competitive edge over nearby mainland cities and Macau.

Land auctions so far this financial year have generated $18.5 billion for the government - surpassing the $12 billion estimated for the whole year. But the government has come under criticism for the way it handled Cyberport and the West Kowloon cultural district project.

In 2000, the government awarded development rights for Cyberport in Pokfulam to PCCW, owned by Richard Li Tzar-kai, without open tender.

In the latest controversy, the government wants to award the estimated $40 billion West Kowloon project to one developer to build and manage for 30 years.

Democrats believe the two projects are clear evidence of the government's policy bias in favour of large developers, even going as far as to say there is potential for collusion between business and government officials.

Alan Leong Kah-kit, of the Article 45 Concern Group, urged the government to sell land by auction but to avoid private negotiations.

He called for enhanced transparency in calculating the land premiums that developers are charged for changes in land use.

Under the land policy, all land in Hong Kong is leased or owned by the government, with all leases expiring after June 30, 2047 - 50 years after the handover. The government sells or grants land to the private sector through public sale and private treaty. Developers wanting to change land use can do so, but have to pay a premium reflecting the difference between the "before" and "after" value of the land.

In response to talk of big business and government officials being far too cosy, Deputy Secretary for Housing, Planning and Lands Thomas Tso Man-tai said the government had already adopted a land sale system aimed at minimising interference in the market. He said the government was stepping up efforts to allow the public to take part in city planning.

The government introduced the application list system in 1999. "The move is aimed at moving land supply towards a market-driven approach," Mr Tso said.

Under the application regime, the administration decides which sites will be included in the list of land for sale in a fiscal year. An applicant who wants to buy a site must guarantee the government a minimum price. If the offered price meets the government's reserve price, which is the administration's valuation, the site will be put up for public auction.

"Under the current system, land supply is determined by market demand," said Mr Tso, adding that the government also granted land through MTR Corp and Kowloon-Canton Railway Corp. The two rail firms will release land for the development of more than 15,000 flats at stations along rail lines this year.

UBS property analyst Franklin Lam Fan-keung said: "I see no problem in the current land granting system and land premium discussion process."

Mr Lam criticised political parties for politicising the issue, warning that the knock-on effect would slow the execution process and delay the city's development.

Academics say there is no problem with the land sale system but there is room for improvement for some ad hoc projects. Eddie Hui, associate professor at the Hong Kong Polytechnic University's department of building and real estate, said: "Cyberport was probably a mistake. The project was not sold through public tender. But the government has made an improvement with the West Kowloon project because at least it will be granted through public tender."

Professor Chau Kwong-wing, of the University of Hong Kong's department of real estate and construction, said the problem with the West Kowloon project was that the government had from the outset failed to clearly disclose the investment cost of all items, such as land and cultural facilities. This gave the public a bad impression.

Mr Hui said the government had not adopted a land sale policy of total non-intervention because it decided which sites would be included in the application list.

"But it is OK if the government enhances transparency and consults the public before making decisions, if it wants to restore public confidence," he said.

"More public involvement may lead Hong Kong to miss chances of development in the wake of the economic turnaround."

How to strike a balance between efficiency and a consensus was up to citizens to decide, he said.

Public would prefer a park on West Kowloon site, says group
Chloe Lai
14 March 2005
South China Morning Post

The West Kowloon waterfront site designated to be a cultural hub should be turned into an open green park, a citizens' group said.

The park would have space for jogging, cycling, walking trails, an amphitheatre, artificial lake, waterfalls and fountains.

A group called Hong Kong Alternatives has come up with the idea. The group was formed by six people after they visited the West Kowloon site and the exhibition that displays the three shortlisted proposals in January.

Engineer Ken Wan Kee-neng said: "We are convinced that a sizeable silent majority of Hong Kong people would agree to turn the site into an open green park.

"The site certainly ranks among one of the most important and invaluable real estates for the past 150 years. For this simple reason the government must recognise and agree that it is not for sale."

The government wants to turn the 40-hectare waterfront site in West Kowloon into a cultural hub.

The group says a park would occupy 80 per cent of the site, with the rest, along Austin Road and Canton Road, devoted to cultural and arts venues.

It wants to relocate the Museum of Science and Museum of History from Tsim Sha Tsui East to West Kowloon.

The vacant sites could then be developed for commercial purposes.

"Hong Kong already has a world-famous landmark, the natural harbour and the skyline. We don't need a canopy," Mr Wan said.

He hopes the proposal can stimulate public discussion.

"Hong Kong needs parks. A park gets more attractive as it gets old; it doesn't cost much," he said.

West Kowloon climbdown signal amid legislative fire
Sylvia Hui
24 March 2005
Hong Kong Standard

The West Kowloon project could yet be developed by more than one developerwhile the government's criteria for selecting the winning company, widely regarded as dubious, are to be tightened, a senior planning official said Wednesday.

Permanent Secretary for Housing, Planning and Lands Rita Lau hinted at government compromises over the controversialcultural project, saying the number of developers for the 40-hectare site is as yet unknown and that the standards for assessing the developers will be negotiated later.

"We don't know yet whether we are choosing one, two or three out of the three [shortlisted] developers," she said Wednesday at a Legislative Council special committee meeting on the project,where lawmakers discussed the feasibility of the public-private partnershipproposed for West Kowloon.

Three bidders were shortlisted by the government in November, but the fate of the project will not be determined until the ongoing public consultation, which was last week extended to June, comes to an end.

"You shouldn't have the misconceptionthat the government stubbornly sticks to its own way of doing things," Lau said.

She was responding to lawmakers Audrey Eu and Emily Lau's questions on whether the government admits there is room to compromise.

The government has been widely criticized for insisting on a single-developer approach for the HK$40 billion project.

At this stage, the government must "play by the rules of the game [set out in the invitation for proposals]," Lau said. In the next phase, for which the time frame has yet to be specified, the criteria for assessing the bidders' proposals will be further refined.

Some legislators raised doubts and criticisms about the feasibility of a public-private partnership _ including its transparency, monitoring mechanismand risks _ despite Lau's repeatedpromises that the project is cost-effective and could be clearly monitored.

One of the most important factors fuelling public distrust is the refusal by the government to disclose any financial details relating to the project.

Responding to Kwok Ka-ki's demands that the government prove that the private-public partnership proposal is valid by revealing how much the projectwill cost to build and how much profit it will make, Lau declined, saying it is difficult and that the government had no experience in making such land value projections.

But Paul Ho of the Institute of Surveyors, also present at the meeting, said this excuse is "unacceptable."

Lawmakers also proposed the government abandon the single-developer approach and instead follow the example of the Abandoibarra projectin Bilbao, Spain, in which a cultural district very similar to the scale of West Kowloon was successfully developed using separate bids and non-profit management.

Hong Kong arts centre a battleground for world's top architects

HONG KONG, March 24 (AFP) - As Hong Kong seeks a spectacular new landmark to add to its famous skyline, the city has become a design battleground where the world's greatest architects are striving to make their mark with a visionary arts and performance centre.

American Frank Gehry and Argentinean Cesar Pelli were both in the southern Chinese enclave last week to marshal their forces in a bidding war for a project already outline-designed by Britain's Lord Norman Foster.

The three heavyweights, who between them have created some of the world's most striking modern structures, are keen not only for the riches the 40-hectare West Kowloon Cultural District will offer the winner, they want a piece of the prestige it is expected to accrue.

"This is an incredible opportunity that goes way beyond what any other city has done," Pelli, 78, told AFP in an exclusive interview. "Every city has a golden age -- Hong Kong's is about to happen."

The hub project will be huge, with some estimates putting its cost at some 40 billion US dollars.

Carved out of a spit of reclaimed land across Hong Kong's famous harbour from the towering downtown, the Foster-created outline envisages theatres, a stadium, exhibition and museum space as well as parkland and a giant open-air piazza.

Most ambitious of all they are to be housed beneath a kilometre-long 40-hectare undulating roof that will not only shield the district from the city's unremitting tropical climate but also provide an iconic landmark to project Hong Kong's image all over the world.

The winning bidder will be allowed to finance the project by selling associated commercial and residential plots in return for a guarantee it run the public cultural facilities, at a loss if necessary, for 30 years.

The rush to be part of Hong Kong's cultural future is so heated that it even led to a spat between the Guggenheim and Pompidou, giants of the art museum world, who are being touted as possible tenants.

Among other big-name artistic institutions keen to get a foothold in the hub are the British National Theatre and France's Musee D'Orsay.

But for all the developers talk of a golden age, the scheme has locally become a political hot potato. Many political parties oppose the government's insistence it be built by a single developer and arts groups have objected to big property companies controlling the city's cultural infrastructure.

A consultation exercise has been extended twice to accommodate the huge public interest in the project and bidding developers are privately resigned to the government missing the summer deadline when it is supposed to announce the winning design.

But Pelli, whose soaring creations include Kuala Lumpur's Petronas Towers -- once the world's tallest buildings -- and East London's Canary Wharf, said the project had fired the imagination of the world's greatest designers.

"Hong Kong has this incredible energy," said the Argentinean, commissioned to design a four-theater performance complex for the hub.

"I just love to walk the streets more so than in any other part of the world."

Gehry, 76, has been equally effusive about the former British colony.

"Hong Kong is a wonderful and vibrant and exciting place," he told the South China Morning Post. "I have never seen anywhere like it. Perhaps Manhattan, but it is not quite the same."

The American is probably most famous for designing the angular homes for the Guggenheim Museums in New York and Bilbao, Spain.

His design for a museum complex in Hong Kong recalls the boxy shape of the Bilbao structure but is unlikely to get past the planning stage; it was commissioned by the Swire Group, a British-based company that failed to make the tender shortlist for refusing to confine its proposal to the plot of earmarked land.

Swire hired Gehry to lend weight to its campaign to have the tender reopened.

Gehry has been less than enthusiastic about the canopy plan. Proposed by Foster, for whom it won design awards, Gehry said it was an idea the British master has rehashed from a 1960s idea of legendary designer Buckminster Fuller.

"Fuller had an idea to build a canopy that stretched over one mile, but subsequent versions of the canopy became less and less powerful," he was quoted as telling the Post.

Foster is highly respected in Hong Kong where his relatively squat HSBC headquarters is one of the most outstanding buildings in a city defined by its gravity-defying skyscrapers and the airport he built has won the city countless design awards.

Many architects here say his canopy is unworkable, however. As such its very inclusion in the tender proposal has become a point of heated debate.

Gehry's backers Swire have argued against building one and another bidder who made the shortlist has come up with an alternative network of mini canopies.

Pelli is fully behind it and says it will make Hong Kong's culture hub the world's leading venue.

"I wouldn't say it is necessary but it will give a very strong image -- it will make this grouping of facilities far more unique and make it much more of a destination.

"It will create a memory of Hong Kong that you can carry with you -- you have those memories even if you have never been there," he said.

Canopy or not, a cultural hub will be built and the bidding companies are spending fortunes to make sure they win the tender.

Swire said it had spent 30 million Hong Kong dollars -- about 3.75 million US dollars -- on its design before it even thought of flying in Gehry.

A bidding consortium led by rival Henderson Land, which commissioned Pelli, will not reveal how much it has sunk into its proposal but a senior project manager hinted it had paid far more than its British rival.

Even less is known of the costing of a bid by a consortium consisting of Hong Kong's two biggest developers Cheung Kong and Sun Hung Kai.

They will reveal no figures but as an indication the consortium has hired the Pompidou Centre and the Guggenheim as partners and is believed to have footed a two million US dollar bill for flying in from Paris Picasso's giant "Parade" masterpiece for a month-long display here last year.

It also recently caused uproar when it flew a string of reporters to Paris, London and New York to observe other museums at work.

Plans for West Kowloon lure 138,000 to exhibition
Martin Wong
28 March 2005
South China Morning Post

More than 138,000 people have visited the exhibition on the West Kowloon cultural hub proposals in City Hall, government officials said yesterday.

The display closes today and the exhibition will move to Sha Tin next month, where the three shortlisted proposals for the controversial project will be on view.

The exhibition was first staged at the Science Museum in Tsim Sha Tsui from December 16, before moving to City Hall last month.

"Members of the public are welcome to visit the exhibition and give their views. Public views are important for the development of the project and the government will give due consideration to these views in making a decision on the next step," a government spokesman said.

The spokesman added that more than 21,900 comment cards and 270 written submissions had been received on the proposals.

Visitors to the exhibition were handed the comment cards to gather their views on the three competing bids, including the layout, the balance between commercial, residential and cultural development and the vast canopy.

The exhibition at City Hall closes at 8pm today. It would move to the Hong Kong Heritage Museum in Sha Tin in mid-April, a government spokesman said.

The display will end on June 30.

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http://www.hkapa.edu/asp/general/images/general_west_kowloon.jpg

HKAPA at West Kowloon Cultural District

The Hong Kong Academy for Performing Arts has been closely monitoring the development of the West Kowloon Cultural District since it was first announced by Government. Of particular interest is the common desire of both the HKSAR Government and the arts community to include educational elements where possible within the development.

There would be considerable benefits to the successful developer from such inclusion. In the Academy's experience, parents and other family members generally accompany their children to classes and performances related to performing arts courses. These people are by and large from demographic groups with disposable income, and would be passing in large numbers through the commercial areas of the site en route to and from the cultural precinct.

It is anticipated in the Academy's future planning that by the time West Kowloon is completed, the student population will have expanded from the current base of 750 full time students, 800 junior students and 5,000 extra-mural students per annum, to a target of at least 1,200 full time students, 1,600 junior students and 20,000 extra-mural students of all ages. The current facilities at Wanchai are already at capacity, and although a heritage building at Pokfulam has recently been assigned for use by the Academy, additional space will be needed before long to house the anticipated growth.

The Academy therefore proposes that an extension of the Hong Kong Academy for Performing Arts be included in the West Kowloon Cultural District.

The particular growth areas that are contemplated, in addition to the expansion of existing full-time programmes, include the various important aspects of popular culture such as jazz, popular music, commercial dance, entertainment technology, puppetry and regional Chinese traditional theatre. Experience to date with extra-mural studies in these subject areas indicates that there is strong demand for such courses in Hong Kong and it is believed that they will complement the Academy's existing programmes in the established mainstream performing arts disciplines. Because of their broad appeal, these new subject areas would have a synergetic relationship with the more commercial aspects of West Kowloon.

The Academy is the only institution in Hong Kong, and indeed in Asia, offering professional training in all of the performing arts disciplines including dance, drama, western and Chinese music, Chinese traditional theatre, the related technical arts, film and television. In the past 20 years, the achievements of Academy graduates have established a reputation for excellence as they contribute to the re-definition of Hong Kong's unique cultural identity. The Academy would enhance the prestige of the West Kowloon development with high quality educational programmes and related performances with broad public appeal.

Further details of the facilities that would be required to support the Academy's future expansion and training provisions in the above-mentioned disciplines can be obtained from:

Mr Philip Soden
Associate Director (Operations)
Hong Kong Academy for Performing Arts

Golf course for cultural district site
Chloe Lai
30 March 2005
South China Morning Post

Sun Hung Kai Properties is building a nine-hole golf course at the West Kowloon Cultural District site.

The Lands Department last month awarded a short-term tenancy contract to Joint Charm Limited, a subsidiary of the property giant.

The site awarded is close to The Arch, Sun Hung Kai's latest up-market residential project above Kowloon Station.

Under the contract, the property giant will pay a monthly rent of $258,000 for 48,100 square metres - about one tenth of the reclaimed site designated for the cultural hub project.

The fixed-term contract will expire at the end of next year, after which the contract will be renewed on a quarterly basis.

The property giant has teamed up with Cheung Kong Holdings to bid for the West Kowloon Cultural District contract.

Other contenders are Sunny Development, a consortium of Sino Land, Wharf (Holdings) and Chinese Estate Holdings; and World City Culture Park, a Henderson Land subsidiary.

Under the government's plan, construction of the cultural hub will begin in 2007.

The Lands Department also used short-term tenancy to tender out a 54,900 square metre site within the cultural hub area. It wanted to have hot-air balloon rides or tethered helium balloon rides, but later withdrew the offer.

Oh please not a golf course! That 4 level driving range is enough :)

West Kowloon judicial review bid fails
Albert Wong
26 April 2005
Hong Kong Standard
English

It may have been sold to the public as a cultural endeavor but legally the West Kowloon cultural district project is principally a commercial and residential scheme, the High Court has ruled in dismissing an application for a judicial review.

The application for a judicial review into the legality of choosing the developer for the cultural district without representatives from the arts community was dismissed because the High Court judge did not consider the project to be solely designed for arts and cultural purposes.

According to the information available, Justice Michael Hartmann said, more than 67 percent of the project was earmarked for commercial and residential developments.

``Less than 30 percent is reserved for what is described as core arts and culture facilities,'' he said. ``The development is not focused solely on arts and culture infrastructure.''

Hartmann said he agreed with the government's lawyer when he said last week that the government is acting in accordance with private law matters as a private property developer.

``It may well have been the most appropriate course for the chief executive to appoint a member'' of the Arts Development Council to choose the developer, the judge said, but he can only judge on the legality of the process, not the wisdom of the process.

Therefore, the application for a judicial review ``is, regrettably, misconceived,'' he said.

The Association of Chinese Authors and Publishers in Hong Kong and Macau claimed the failure to allow a member of the Arts Development Council to take part in choosing the developer contravenes the Basic Law.

Representing the association, Jimmy Siu said the council is a statutory body that is legally bound to involve itself in cultural matters of such a large scale. The chief executive is also bound by Article 48 of the Basic Law to appoint the appropriate statutory bodies according to their functions, he said.

Since both the steering committee and the proposals evaluation committee _ the two bodies responsible for choosing the developer _ only consist of senior civil servants, both the chief executive and the council have failed in their duties, Siu claimed.

Hartmann said on Monday that the two committees were not overly concerned with arts and cultural facilities in deciding on the developer.

``The committees will not be looking solely into arts and culture infrastructure, but also looking very much into things that do not fall into the mandate of the council, namely commercial and residential elements.''

He said that since the government made provisions to exhibit models and conduct public consultations, the council has a broad range of channels through which to advise the government and fulfil its mandate.

Siu said he accepted the judge's ruling and is unlikely to seek an appeal.

The Arch bridges luxury market
West Kowloon may eventually give The Peak a run for its money but it has a long way to go to become a prestigious address
Foster Wong and Peggy Sito
27 April 2005
South China Morning Post

The recent record-breaking sale of a penthouse condo in the 52-storey The Arch residential project in West Kowloon has redefined the luxury residential sector in Hong Kong, but the district has a long way to go before it can be called prestigious.

Property consultants and investors said reclaimed West Kowloon was not yet on the prestige property list along with The Peak or Island South in terms of living environment and capital appreciation.

Sun Hung Kai Properties earlier this month sold a 5,353 sqft penthouse in The Arch for $168 million, or a unit price of $31,300 per sqft - a record for all residential transactions in Hong Kong.

The developer said it was creating new demand for luxury flats in Kowloon as the location was well connected to public transport networks and offered unique views of Hong Kong, particularly the bright lights at night.

Victor Lui Ting, an executive director at Sun Hung Kai Real Estate Agency, said: "Not everyone wants to live on The Peak or in Island South.

"I think the potential for West Kowloon to become a new benchmark for luxury residential living cannot be overlooked."

Mr Lui said there was increasing demand by entrepreneurs wanting easy access to transport for frequent trips to the mainland, something traditional luxury residential districts did not provide.

He said many buyers were looking for a metropolitan lifestyle in luxury homes, with facilities such as a clubhouse, that overlooked Victoria Harbour.

Eddie Hui Chi-man, associate professor of the department of building and real estate at the Hong Kong Polytechnic University, said: "It is not wrong to say that the new features in high-rise properties, such as waterfront environments, clubhouse facilities and good security, are the factors that attract the new generation of wealthy people."

But this may not be enough to turn West Kowloon into a new prestige area comparable to upmarket addresses on Hong Kong Island.

Landscape Surveyors managing director Koh Keng-shing said: "There are a number of typical criteria to judge if it is a prestige luxury area - low-density housing, private gardens and the neighbourhood.

"The super-rich and celebrities will not live there [West Kowloon]. It is hard to create a prestige concept."

CB Richard Ellis residential services director Jane Garnett said: "I think it's a new area to be considered for luxury living. But I don't think it will take away much of the business from the traditional residential areas such as The Peak."

She did not expect the record high price of The Arch would be sustained.

A record price for one particular unit was not a genuine reflection of all the prices in that development, she said.

Property consultants said scarcity of supply and low density were the key factors that kept demand bubbling for luxury houses on The Peak.

However, there was too much competition in the high-rise apartment sector in Kowloon and on Hong Kong Island.

According to a government forecast, supply in Kowloon is set to grow.

The district will provide more than a third of the 17,400 residential units to be completed next year.

The West Kowloon area is undergoing major developments, including the government's controversial West Kowloon Cultural District project and the proposed Kowloon Southern Link connecting the East Rail to the mainland.

By 2008, Ritz-Carlton will open the world's tallest hotel, offering 300 rooms on the upper 13 floors of a 100-storey-plus tower to be built by SHKP at Kowloon Station.

Mr Hui said the innovative marketing campaigns of developers were instrumental in growing demand for luxury homes in new areas.

About 90 per cent of the 1,052 units in The Arch, due for completion next year, were snapped up during the pre-sale in little more than a week.

The overwhelming response has generated about $10 billion for SHKP, the biggest developer in the city.

'Defend West Kowloon project', Tsang challenged
Sylvia Hui
25 May 2005
Hong Kong Standard

Acting Chief Executive Donald Tsang should clearly explain his visions and policies on the West Kowloon cultural project ahead of the July 10 election, a community concern group urged Tuesday. Tsang, along with possible candidates Democratic Party chairman Lee Wing-tat and controversial legislator Chim Pui-chung, have been invited by the People's Panel on West Kowloon for a June 12 forum.

``We solemnly urge the Acting Chief Executive to publicly explain his long-term cultural policies and visions on West Kowloon,'' said Ada Wong, core member of the People's Panel.

The group said it expects about 200 people at the forum, to be held at the Cattle Depot Artist Village. While Tsang has not replied to the invitation, sent on May 13, Lee has agreed to attend and Chim said he will be there if he secures 100 nominations from the Election Committee members.

The three will be expected to explain and exchange views on how they would deal with the West Kowloon project should they be elected.

``Tsang must fulfill his promise by facing the seven million Hong Kong people, instead of the mere 800 Election Committee members,'' said panel member Cyd Ho.

``We hope he will develop an organized and interactive dialogue, not PR tactics, with the people.''

Acting as commentators at the forum will be legislator Alan Leong and City University public and social administration Professor Anthony Cheung.

Separately, the People's Panel is continuing to lobby against the government's proposal for West Kowloon and will submit its own plan calling for a complete re-planning of the project.

Choosing one of the three shortlisted bidders should be abandoned, and the project should be developed with a civic cultural think-tank, the group says.

``The think-tank will be open to the whole community and will consider the fundamental questions that the government never answered, including why we must have four museums at the site,'' Wong said.

The proposal will go to the Housing, Planning and Lands Bureau by the end of June.

South China Morning Post
April 6, 2005
Population cap mooted for cultural district
Quinton Chan

A limit on the number of people allowed to live in the West Kowloon Cultural District is being considered as part of a government plan to dampen public criticism of the project.

A government source said the idea was one of several being considered by officials in an effort to take the heat out of opposition to the plan.

"We want to demonstrate to the public that this is an arts and cultural project rather than a property development," the source said.

The project, on which the public is being consulted until June, has come under severe criticism from lawmakers and the arts community over its single -developer approach and its giant canopy - the centrepiece of Lord Foster's winning blueprint for the $ 24 billion arts hub.

Critics say the project could turn into just another property development, with the developer making a huge profit.

Whichever consortium wins the tender will operate the project - including museums, performance venues and flats - for 30 years.

Three short-listed consortiums are bidding for the project - the Cheung Kong -Sun Hung Kai Properties joint venture Dynamic Star International, Henderson Land's World City Cultural Park, and Sunny Development, a consortium led by Sino Land.

All have proposed a much higher population density for the 40-hectare site than the government's suggested plot ratio of 1.81.

"We only suggested a ratio of residential floor area to site area of 1.81 times. How about if we cap the plot ratio at that level?" the source said. "This could be feasible, as property prices are now rising." Such a move might counter the widely held impression that the project is a property development in disguise.

The source admitted the government could not at the moment resolve the biggest controversy - that of the single-developer approach.

The solution suggested by some critics - that the winning consortium be asked to partner with small developers - was not feasible.

"You know a forced marriage would not yield good results," the source said.

South China Morning Post
April 8, 2005
Democrats seek open debate on cultural hub
Chloe Lai

The Democratic Party yesterday asked the Town Planning Board to postpone its planned discussion today of the party's request for tighter planning control over the West Kowloon Cultural District. It now wants the discussion to be held in an open meeting.

Party vice-chairman Albert Ho Chun-yan said he had sent a letter to the board asking the members to use an administrative measure to open the meeting to the public.

"We don't want our request to be heard behind closed doors," Mr Ho said.

The Democrats applied to the board in January, asking it to rezone the 40 -hectare project as a comprehensive development area.

An amendment to the Town Planning Ordinance, which permits open meetings, had been passed but its effective date has not yet been decided.

"Although it has not yet taken effect, the board has the power to open the meeting," Mr Ho said.

He said the party had been told about the meeting only on Wednesday. "It is too rushed; we need more time to prepare our case ."

A spokeswoman for the board said they had received supplementary material from the party since its application.

She said members would discuss the application and the new material presented.

The site is now zoned for "other uses", which allows greater flexibility and more changes in planning without board approval.

The government wants to turn the site into a cultural hub, to be managed by a single consortium for 30 years.

Under the "other use" zoning, the board is not required to approve every change in design. If the Democrats' application is approved, any development on the site would be subject to approval by the board.

The government would also have to canvass public views, through public hearings conducted by the board.

South China Morning Post
April 9, 2005
Democrats fail to get arts hub site rezoned
Town planners reject three requests that would have tightened reins for project
Dennis Eng

An attempt by the Democrats to impose greater planning controls on the controversial West Kowloon Cultural District project has been struck down by the Town Planning Board.

The request was one of three seeking to rezone the site from the existing "Other Specified Uses" (OU), relating to "Arts, Cultural, Commercial and Entertainment Uses", to the more narrow definition of a "Comprehensive Development Area" (CDA). The board yesterday considered and rejected all three requests.

The board also said it sought an independent legal opinion from a London Queen's Counsel affirming that its two-stage planning approach was legally sound.

Under this approach, the development scheme chosen for the site needs to reflect an integrated arts hub before a provisional agreement is signed with the developer. Agreed development parameters, including plot ratio and gross floor area, are then included as amendments to the scheme.

"Members reaffirm that, given the unique nature and large scale of the development, a broad OU zone setting out an overall planning framework for various intended uses was considered sufficient in order to reflect the broad land uses and planning intention of the West Kowloon Cultural District," a board spokesman said.

"A CDA zoning, while providing maximum planning control, might not be appropriate given the need to allow flexibility in drawing up the development proposals before finalising the development parameters for the West Kowloon Cultural District," he said.

Democrat Albert Ho Chun-yan accused the board of being biased. "We may resubmit our rezoning request or possibly, initiate a judicial review," he said.

Mr Ho also did not rule out joining forces with those involved in the other two requests, including town planner Stanley Ng Wing-fai, who is also a Democratic Party member, and Tuen Mun district councillor Cheung Yuet-lan.

Under a CDA zoning, the developer must provide a master layout plan and any changes to the design would need board approval first. An OU zoning does not require this.

A Democrat bid to have the board consider its rezoning request in an open hearing was also turned down. The spokesman said the Town Planning (Amendment) Ordinance 2004 allowed for this but it had not yet become effective.

"The proponent's request would have implications on other rezoning requests submitted to the board," the spokesman said.

The government's public consultation for the project has been extended by three months until the end of June.

South China Morning Post
April 12, 2005
'Unfeasible' canopy report sparks cultural hub row
Jimmy Cheung

A new row is brewing over the West Kowloon cultural hub project after a report saying the giant canopy concept insisted on by acting Chief Executive Donald Tsang Yam-kuen was considered unfeasible by a government-appointed expert panel four years ago.

The allegation has prompted the democrats to call for urgent discussions on Friday in an attempt to force the government to disclose relevant papers. The administration stressed yesterday the report would not be released.

The Hong Kong Economic Times yesterday reported that in 2001 a government -appointed panel of technical experts had reservations about the giant canopy designed by Lord Foster.

The confidential report said the panel, which studied the feasibility of the entries in an open competition that year, selected 21 designs but Lord Foster's was not among them.

But the grand jury in the competition selected his concept, which later won the contest. The technical report said the maintenance cost of the canopy was too expensive and it was viewed as an obstacle to breaking the project into smaller tenders.

Democratic Party chairman Lee Wing-tat asked why the government had insisted on the canopy concept if its feasibility had been questioned.

"I find it very absurd. Does that mean the government doesn't trust the views of the panel?" he asked at a special budget briefing by Secretary for Housing, Planning and Lands Michael Suen Ming-yeung.

Mr Suen said the panel only studied the technical aspects and its views only served as a reference point. He said judges of the competition considered a wide range of other factors when making their award, but he declined to disclose the panel documents.

Permanent Secretary for Housing, Planning and Lands Rita Lau Ng Wai-lan said the expert panel, which comprised representatives from different professions, was bound by rules of confidentiality.

Legco medical representative Kwok Ka-ki has written to the Legco House Committee to discuss invoking the council's special powers to obtain the documents.

The Democratic Party has written to the Legco subcommittee on the West Kowloon project asking for the matter to be followed up.

Mr Suen also told lawmakers yesterday the government would not build subsidised flats again even if property prices became too high for buyers.

"We don't anticipate that the government would have to tackle the problem of imbalance in the property market and have to build its own flats again. We will quickly address any problem at an early stage."

The administration stopped selling Home Ownership Scheme flats in 2002, and Mr Suen said there was no plan to sell the 10,000 unsold flats before 2006.

He also stressed that there would be sufficient land supply in the future. "There are already 37 plots of land available this year. If necessary, we could supply more."

South China Morning Post
April 13, 2005
Cultural group mounts legal challenge to bids screening
Jonathan Li

A tiny cultural group yesterday launched a legal challenge to the huge West Kowloon Cultural District project.

It is seeking leave for a judicial review of the membership of a committee screening bids for the hub.

The Association of Chinese Authors and Publishers in Hong Kong and Macau is challenging a government decision not to include the Arts Development Council in the Proposals Evaluation Committee.

The association is citing the council as a co-defendant because it declined to join the application for a judicial review. It told the Court of First Instance that excluding the council from screening bids for the cultural district was a breach of the government's responsibilities under the Basic Law and the Arts Development Council Ordinance.

It says the council should have been included to fulfil its legally mandated function in advising the government on arts and cultural issues.

Mr Justice Michael Hartmann did not rule on the application yesterday because of unanswered questions about the legal basis of the committee.

He adjourned the case until next Wednesday, saying he would invite the secretary of justice to send a representative to the next hearing to help him on legal issues about the committee.

In its application, the association said the government-appointed committee - all of whom were civil servants - would have the ultimate responsibility of selecting the property developer for the cultural district project.

It argued that the government's decision not to include the arts body on the committee was one that no reasonable authority could have arrived at and as such deserved the interference of the court.

Mr Justice Hartmann wondered if the committee's functions were confined to assessing the project's engineering and cost feasibility.

Siu See-kong, appearing for the association, said that as the government had kept everything behind closed doors, he was not able to shed any further light on the matter.

Mr Siu, an in-house counsel for a private company, said outside court that the association, with just six members, was formed five years ago. He said the group had received legal advice from a barrister.

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West Kowloon Cultural District Research
http://ccpr.hku.hk/

The Centre for Cultural Policy Research of the University of Hong Kong is undertaking a study on the West Kowloon Cultural District Development. This study includes two parts: (1) a survey of opinions and attitudes of key stakeholders in the project including legislative and district board councilors, developers, professionals and the media; (2) an academic study to assess the financial performance of the proposed development: based on conditions set by the invitation For Proposal(IFP) by the Government. The first part of the project is funded through private donations and is overseen by a steering committee formed by Dr WK Chan of the HK General Chambers of Commerce, Mr Danny Yung, Programme Director of the HK Institute of Contemporary Culture and Dr Desmond Hui, Director of the Centre for Cultural Policy Research of HKU. The second part of the project is supported by the HK Arts Development Council under the joint investigation of Dr KC Wong and Dr Desmond Hui of the Faculty of Architecture of HKU.

The Centre for Cultural Policy Research of the University of Hong Kong conducts all studies related to culture and policies in Hong Kong for the benefits and interests of the public. Recent studies carried out by the Centre include Baseline Study on Hong Kong's Creative Industries (2003) for the Central Policy Unit of the HKSAR Government and Public Art Research (2003) for the Arts Development Council, both available online through the relevant funding bodies and the Centre's websites. The Centre is now involved in a UNESCO study to help develop a data collection model for cultural industries to be used by all Asian and Pacific countries.

The funding for the Centre is independent from the University and the Research Grant Council's funding and relies on commissions and external support to carry out these studies. If you think our work is worthy of support, please contribute your donations to our Centre's address: P306, Graduate House, HKU, 3 University Drive, HK and make cheques payable to "The University of Hong Kong". You may specify your support either for general purpose or in the following projects:

- UNESCO study on cultural industries
- West Kowloon Cultural District
- Public Art Research
- Cultural Planning and Urban Regeneration

South China Morning Post
April 13, 2005
Choice of canopy design defended
Chloe Lai

Two judges on a jury which picked Lord Foster's design for the West Kowloon Cultural District said yesterday a technical report criticising the giant canopy was unimportant to the selection process.

Lawmaker and retired architecture professor Patrick Lau Sau-shing and Executive Councillor Selina Chow Liang Shuk-yee said they had voted for the Foster design.

Mrs Chow said the jury had studied all the entries and had made a rational decision. Professor Lau said the technical report was not included in the marking scheme. "The technical team was to provide advice when the grand jury had queries. ... The power of selecting the best design rested with the jury, not with the technical team. We did not ask the technical team to give us any advice on Lord Foster's design."

Professor Lau is confident the canopy can be built. "The problem is how much it will cost, but it is not the jury's job to cap the cost."

A new row has erupted over the controversial cultural hub after a report said the giant canopy had been considered unfeasible by a government-appointed expert panel four years ago.

South China Morning Post
April 14, 2005
Group seeks Cantonese opera house
Vivienne Chow

A theatre dedicated to Cantonese opera should be built at the West Kowloon cultural hub, a concern group says.

Stephen Chow Chun-kay, chairman of the Cantonese Opera Advisory Committee, criticised the West Kowloon contenders for not paying enough attention to the traditional local art form.

Dr Chow said that on top of the three theatres in the complex as required by the government, there should also be a 1,200-seat theatre just for Cantonese opera performances. He said at yesterday's meeting with representatives of the three West Kowloon Cultural District contenders that each developer had acknowledged the importance of having a Chinese opera centre.

He added that there was huge demand for Cantonese opera.

"Each year, over 300,000 people attend the more than 1,000 Cantonese opera performances," he said.

"But after the Sunbeam Theatre in North Point is pulled down by the end of August, there will be 300 shows less each year. At present, we have to compete with other art groups for venues."

South China Morning Post
April 16, 2005
Canopy papers to be released next week
Ambrose Leung

The government has agreed to release part of the confidential information related to the approval of renowned architect Lord Foster's giant canopy for the controversial West Kowloon Cultural District.

Lawmakers reacted cautiously to the promise, made before yesterday's Legco House Committee's discussion on whether to invoke the legislature's special powers to procure the documents.

Speaking in the committee meeting yesterday, legislator Kwok Ka-ki said he had been contacted by Secretary for Housing, Planning and Lands Michael Suen Ming-yeung, who promised to provide the papers as soon as Tuesday.

The legislator had wanted to see all the documents surrounding the selection of the design after it was revealed a government-appointed technical panel warned that the key feature of the plan - a giant canopy that would be the world's largest roof - was problematic.

In a report in 2001, the panel of technical experts expressed reservations about the canopy, saying maintenance would be too expensive and its construction would present an obstacle to breaking the project into smaller tenders.

The confidential report said the panel - which studied the feasibility of the entries in the competition for the design concept - short-listed 21 designs, but Lord Foster's was not among them.

Dr Kwok quoted Mr Suen as saying the part of the report concerning Lord Foster's design would be revealed but the rest of the 160-plus entries must be kept confidential.

The House Committee decided to postpone the vote on whether to exercise the special powers until a sub-committee studied the government information next week.

South China Morning Post
April 17, 2005
James Tien challenges Tsang on cultural hub
Klaudia Lee

The Liberal Party leader yesterday challenged acting Chief Executive Donald Tsang Yam-kuen to express his views on the West Kowloon cultural hub and other key issues.

James Tien Pei-chun, who last week ruled himself out of the chief executive race said: "Mr Tsang has never expressed his stance on important policy issues, such as the single-developer approach in the West Kowloon project."

Speaking on an RTHK programme, Mr Tien also maintained his earlier criticism of Mr Tsang's role in overseeing the development of the site.

In December, he launched a rare attack on Mr Tsang, saying he could be sticking to the single-developer option for the project in exchange for tycoons' support in a possible bid for chief executive. Mr Tsang, who is considered a frontrunner for the job, has yet to declare he will run.

When asked whether he stood by his earlier comment, Mr Tien said: "I don't think my view has changed."

But he added: "The main issue now is that a few months ago, the single -developer approach was Mr Tung Chee-hwa's business, but now it is different ... he Mr Tsang has never told citizens of his views on important policy issues."

He said irrespective of whether Mr Tsang would win uncontested, he should outline his policy platforms.

Mr Tien had appeared to be the only serious challenger to Mr Tsang.

But he ruled himself out of the race on Wednesday after the results of an internal opinion poll showed Mr Tsang was 10 times more popular than he was and mainland officials told him that the chief secretary would be "good" for the post.

Mr Tien also said he hoped that more candidates would come forward to stand for the top post.

He said he needed to discuss with fellow party members whether or not they would consider supporting the nomination of Democratic Party chairman Lee Wing -tat, who is understood not to have enough backing to nominate to run in the July 10 poll.

South China Morning Post
April 18, 2005
Developers not up to hub job, says Cultural Centre architect
Chloe Lai

The West Kowloon Cultural District should be built by the government rather than private developers, the designer of Hong Kong's first cultural hub believes.

Jose Lei, a retired director of architectural services and chief architect of the Hong Kong Cultural Centre, the Space Museum and Hong Kong Museum of Arts in Tsim Sha Tsui, said the new cultural hub would be more cost-effective if it was handled by the government.

The architect also defended his work in Tsim Sha Tsui, which has been described by artists and politicians as ugly, a blot on the landscape and a big toilet, saying it was a very good piece of architecture.

"The Architectural Services Department can build the cultural hub, it is not a problem," Mr Lei said.

"We are accountable to the public. We use minimum money to maximise resources. We are very good at controlling costs.

"Private architects don't have to take care of the building's maintenance. They just build. But we can maintain whatever we build and it will not be a community burden after completion."

Three private bidders are competing for the 40-hectare West Kowloon project, with the winner awarded the rights to construct and operate the site for 30 years.

"Culture and art is something you can never make self-sufficient," Mr Lei said. "It is a good concept for the government to get somebody to take care of the project and generate enough money to support arts and culture.

"But making it private, you're asking for trouble. Private developers don't consider arts and culture their priority.

"How can the government write the contract to make sure arts and culture will be their priority?"

Mr Lei said he understood why the government wanted to build the cultural hub in West Kowloon.

"It is a vast piece of virgin land where everything can be built easily," he said. "But arts and culture should evolve naturally."

He also said the public exhibition of models of the cultural hub was meaningless.

A model of the cultural centre was on display at City Hall for six months in 1974-75 but the building still stirred controversy after completion.

"People just do not know what they should look at," he said.

Mr Lei said he did not mind the criticism of his works. The Swire Group even suggested recently demolishing the cultural centre and building a new hub there.

"I'm quite happy. Criticism means they are looking at my design," he said. "Swire does not have a mandate on the issue. They just paint a painting, everybody can do that."

He said the cultural centre, arts museum and space museum, which have virtually no windows, were designed for Hong Kong's hot and noisy environment.

He said the extensive use of glass was not suitable for the city.

"The Hong Kong Cultural Centre is environmental friendly. Any use of glass means you allow sunshine and heat to enter, which translates into huge cost for air conditioning and electricity," he said.

"Tsim Sha Tsui is a very busy area and you need a very strong barrier against the noise. The acoustics are very good at the theatre and concert hall in the cultural centre because of the current design.

"I was instructed to build a cultural centre rather than something for people to enjoy the harbour. People go to the toilet and have a drink rather than looking at the harbour during intermission of a concert. In fact, the cultural centre has no dead end and every where is asymmetrical. It is also photogenic from every angle."

South China Morning Post
April 19, 2005
Canopy for project is 'technically feasible'
But a confidential report says there could be problems in other areas
Chloe Lai

The controversial giant canopy designed by Lord Foster for the West Kowloon Cultural District is technically feasible, even though its ownership, management and maintenance could be problematic, a confidential report says.

Amid strong pressure from lawmakers, the government yesterday released the technical report which assessed entries in the cultural hub's design competition in 2001.

It was compiled by a government-appointed technical team to advise the competition's grand jury on different designs.

Lawmakers demanded the report be made public last week after reports claimed the canopy was technically unfeasible, too expensive and difficult to manage.

The technical team divided the 161 entries into three categories, with the jury only needing to consider those falling in the first two. The Foster design was listed in the second category, meaning it had striking features but posed challenges in construction, but the grand jury awarded the design the grand prize. The report also said there could be problems in managing and maintaining the canopy.

The jury also disputed the technical team's assessment.

It said in a written reply to the report: "A large roof is well within the ambit of known technology and experience; and a well-argued case in support of the scheme."

Senior government sources stressed yesterday it was in the second category because the design also involved the construction of a lagoon, which is prohibited under the Harbour Protection Ordinance. The lagoon has already been replaced by a water amphitheatre in the latest design. The sources said the canopy was the "soul of the design" and would not be given up.

The officials said the government would stick to the single-developer approach, emphasising that it was a commitment made by the administration in the project bidding document.

They also stressed the single-developer approach was the best answer to the design, construction and maintenance of the canopy.

"If you look at the design carefully, you'll see it is an integrated design. It makes no sense for cutting it into a number of pieces ... developed by different parties," one official said.

In recent weeks, there have been rumours that the government was considering dropping the canopy and dividing the site into several pieces for different developers.

But the senior officials said the government could adjust the plot ratio for the site. The administration suggested a plot ratio of 1.81 times but all three bidders proposed a much higher population density. The plot ratio is the relationship between developed floor space and the property's site area.

Alan Leong Ka-kit, chairman of the Legco subcommittee on the West Kowloon project, said: "Officials still fail to answer why they have to choose the canopy which was questioned by the technical experts."

South China Morning Post
April 21, 2005
Court challenge 'misconceived'
Jonathan Li

A legal challenge by a little known cultural group to the huge West Kowloon Cultural District project was misconceived, the Court of First Instance heard yesterday.

The group was challenging the makeup of the government-appointed committees responsible for overseeing the implementation of the project.

Government counsel Nicholas Cooney told the court the government opposed the granting of permission for the cultural group to launch a judicial review.

The group, the Association of Chinese Authors and Publishers in Hong Kong and Macau, is questioning the government's decision not to include the Arts Development Council on the project's Steering Committee or Proposal Evaluation Committee.

Mr Cooney said the group had no arguable case.

In its application for mounting a judicial review, the group contended that the Arts Development Council had a legal obligation to serve on both committees.

The group also argued the chief executive had a legal obligation under the Basic Law and the Arts Development Council Ordinance to place representatives on both committees. It was irrational for the Arts Development Council not to be included on the committees, given its role in promoting arts and culture, the group said.

Mr Cooney told the court that while the council had certain obligations under law to promote arts and culture, it ought to have the discretion to decide whether or not to join the committees. It was not stated in the ordinance that the council was obliged to join them.

He said the council could air its views about the cultural project through other channels, such as the public consultation that was now under way.

A solicitor for the Arts Development Council, which was named a co-defendant, was present in court to observe the proceedings.

The court was told that the committees, made up of government officials, were administrative arms of the government. The Proposal Evaluation Committee will assess the bids by private developers, looking at the technical, operational and financial aspects of each proposal. It will then make its recommendation and the final decision on the winning bid rests with the Chief Executive in Council.

Mr Justice Michael Hartmann will hand down his decision on Monday.

Anyone seen this proposal?

http://www.westkowloon.hk/site%20wkcd/main.php

South China Morning Post
April 23, 2005
Lawmakers want more hub details
Ambrose Leung

Lawmakers yesterday demanded the government reveal more information about the controversial West Kowloon Cultural District project.

They say documents released this week were inadequate to explain why officials picked Lord Foster's giant canopy design despite a technical panel saying it was problematic.

But in a Legco subcommittee meeting yesterday, Secretary for Housing, Planning and Lands Michael Suen Ming-yeung defended the government's action, saying even though there were problems they could be solved.

Lawmakers were discussing the confidential technical report released by the government under pressure from Legco after news reports revealed part of its content.

But they said what the papers revealed was inadequate in explaining how the final decision was made.

Medical sector legislator Kwok Ka-ki criticised the government for failing to reveal enough information. He put forward a motion demanding more be made public.

"The canopy is not just a concept as it involves $ 7 billion to $ 10 billion. It also guarantees a single-bidder approach and we need to know clearly what principles the government used for choosing to protect the public interest," he said.

Democratic Party chairman Lee Wing-tat accused the government of not studying the design in detail before making the canopy concept mandatory for bidders, despite it being branded as problematic by the technical panel.

But Mr Suen said the technical panel's judgment was not directed at Lord Foster's design but as a general principle, and said technical problems were overcome at later stages of the selection process.

"There were problems, but they could be solved. Life is full of problems and if we just stand there doing nothing, then there would have been no improvements," he said.

The subcommittee passed Dr Kwok's motion demanding that more information be revealed, including detailed discussions of the technical panel about the canopy design, and government feasibility studies and financial reports.

In a 2001 report, the panel of technical experts expressed reservations about the canopy, saying its construction would prevent the breaking of the project into small tenders and that maintenance would be too expensive. The confidential report said the panel short-listed 21 designs, but Lord Foster's was not among them.

Anyone seen this proposal?

http://www.westkowloon.hk/site%20wkcd/main.php
Interesting. Was this one of the entries that were eliminated in the competition?

South China Morning Post
April 26, 2005
Request for judicial review is dismissed
Court of First Instance says a cultural group's challenge is misconceived
Jonathan Li

A bid by a little-known cultural group to challenge the West Kowloon Cultural District project was dismissed by the Court of First Instance yesterday, which described the attempt as regrettably misconceived.

The group - the Association of Chinese Authors and Publishers in Hong Kong and Macau - failed to obtain permission to launch a judicial review of the government's decision to exclude the Arts Development Council from two government-appointed committees: the Steering Committee and the Proposal Evaluation Committee, responsible for overseeing the implementation of the multibillion-dollar project.

Mr Justice Michael Hartmann said the Arts Development Council and the chief executive were vested with broad discretion as to how they considered it best to manage the West Kowloon project.

He rejected a contention by the cultural group that the arts council had a legal obligation to attempt to serve on one or both committees, and that the chief executive had an obligation under the Basic Law and the Arts Development Council Ordinance to appoint the council to one or both of the committees.

Mr Justice Hartmann said that with the public consultation now proceeding before the government entered into a contract with the winning bidder, the council could air its views on the project via such consultation, despite not being represented on the committees.

"It is important to understand that the Arts Development Council in not being a member of the committees is not somehow cut off from any involvement in the management and control and future of the West Kowloon Cultural District project," he said.

Neither was the council cut off from any involvement on how the cultural project would come to finality as a concept.

The judge added: "There is nothing to suggest the Arts Development Council has washed its hands of the project".

He also said there was no substance in the suggestion that either the chief executive or the Arts Development Council had acted unreasonably in their decision-making processes.

Mr Justice Hartmann said while it might well have been a wise course for the chief executive to have appointed the council to one or both committees, it was not the function of the court to determine what was essentially an administrative action.

Siu See-kong, a representative for the cultural group, said the group had no plans to appeal.

A solicitor for the Arts Development Council, named as a co-defendant, was in court to observe the proceedings.

I have seen all of these proposals and I have to say that the Dynamic Star International Limited proposal was my favourite. I liked the architecture and with this project Hong Kong will have more fame than they have already. But I don't know which of the proposals will be granted, I hope one of you can tell me.

The project has been held up and is going to discuss how to divide the land to private investors again, instead of just grant to one developer.

From news.gov.hk:
Special WKCD 'institution' tops body's wish list (http://news.gov.hk/en/category/healthandcommunity/061123/html/061123en05011.htm)

Single super museum urged for West Kowloon
24 November 2006
Hong Kong Standard

The government should build one ``must-visit super museum'' on the site of the West Kowloon cultural project instead of four separate museums as suggested in the original plan that has now been scrapped, an advisory group suggested.

Comprising a floor area of 75,000 square meters, the venue would not only be a museum and organize exhibitions in four different artistic areas _ design, moving image, popular culture and visual art _ but would also present visual culture from a Hong Kong and contemporary perspective.

Advisory group chairman Victor Lo Chung-wing hoped that by grouping various art forms under one roof, Museum Plus as the group has dubbed it, could become a must-visit attraction for art lovers around the world.

``I am confident that with the talent and elements Hong Kong possesses in these four areas, and with an injection of fiscal resources, we could create a world-class cultural institution in the district,'' Lo said Thursday after submitting a report to the consultative committee on the core arts and cultural facilities which will be in the West Kowloon cultural district.

While the advisory group suggested Museum Plus be managed by a statutory body with an independent board of trustees, Lo said an advisory committee should also be set up to offer recommendations on the museum's promotion plans, implementation, collection strategy and public education.

He said the government should also identify an interim venue for Museum Plus to help gather momentum for the project and to provide a platform for training professional staff and nurturing a sizable audience for the institution. They could also start acquiring and building up collections as soon as practicable. However, Lo dodged the question of financing, saying his advisory group was not in the position to make any comment on the subject.

``We are only responsible for making conceptual recommendations. These matters should be left to the Finance Committee and architectural and museum management professionals,'' Lo said.

But he hinted regular funding by the government would be likely.

``Very few of the established and successful institutions overseas, whose visitor numbers reach three to five million a year, are self-sustaining and need the support of their respective government administrations,'' Lo said.

``For a brand new body, it would take us a considerable period of time before reaching that admission figure and I believe it would be very difficult for the museum to achieve it [a balanced book] in the short term.''

From news.gov.hk:
WKCD bodies' members' terms extended (http://news.gov.hk/en/category/administration/061223/html/061223en01002.htm)

Gov't Press Release:
LCQ16: West Kowloon waterfront promenade (http://info.gov.hk/gia/general/200701/10/P200701100126.htm)

Yes, the promenade is quite out of the way from transit connections. It was quite a walk from the MTR. Remember that forum meet in 2005?

Gov't Press Release:
"Letter to Hong Kong" by Convenor of Museums Advisory Group (English only) (http://info.gov.hk/gia/general/200701/14/P200701120168.htm)

西 九 文 娛 區 首 階 段 設 施 可 望 2014 年 起 陸 續 落 成

2007-06-18 HKT 14:55

民 政 事 務 局 常 任 秘 書 長 林 鄭 月 娥 表 示 ， 西 九文 娛 藝 術 區 發 展 ， 是 百 分 百 的 文 化 項 目 ， 未 來 由 民 政 事 務 局 主 導 。 她 又 希 望 西 九 計劃 能 盡 快 上 馬 ， 首 階 段 十 二 個 文 娛 設 施 ， 可 於 2014 至 2016 年 陸 續 落 成 。

在 立 法 會 西 九 小 組 會 議 上 ， 議 員 陳 婉 嫻 質 疑 ， 政 府 提 到 第 二 階 段 的 設 施 ， 要 到 2026 至 2031 才 落 成 ， 時 間 太 長 。

林 鄭 月 娥 說 ， 第 二 階 段 是 考 慮 財 務 安 排 上 的 一 個 假 設 時 間 表 ， 實 際 要 視 乎 首 批 文 娛 設 施 的 使 用 率 ， 再 作 決 定 。

她 說 將 於 七 月 公 布 整 體 方 案 ， 期 望 本 年 底 前 向 立 法 會 提 交 成 立 西 九 管 理 局 的 草 案 。

Source : RTHK News (http://www.rthk.org.hk/rthk/news/expressnews/news.htm?expressnews&20070618&55&409038)

first phase is at least 7 years away. ok that's fiine.

second phase needs another 10? 20 years from now?

HK$25b limit set for revised arts hub plan
New proposals for West Kowloon project to be unveiled next week
6 September 2007
South China Morning Post

A maximum of HK$25 billion in public money - most of which the government will get back - will be involved in the revised plan for the West Kowloon Cultural District, tipped to be presided over by former chief secretary Rafael Hui Si-yan.

Details of the proposal will be unveiled in a consultation document to be launched by Chief Secretary Henry Tang Ying-yen and Secretary for Home Affairs Tsang Tak-sing next week. It will be overseen by a new authority, which Mr Hui is expected to chair.

The government will brief members of the consultative committee on the West Kowloon project tomorrow and legislators on Wednesday before making the document public.

Government sources said the paper would state as one of the principles for the development that the project should be financially self-sustaining. Others include that it should be developed phase by phase and that the government should handle the land auction and the cultural project separately. The paper will also spell out how the new authority will operate.

Permanent Secretary for Home Affairs Carrie Yau Tsang Ka-lai said she hoped the project would win majority support from the public and legislators. She said it would provide diversified cultural activities to the public and tourists and boost the city's cultural development.

The launch of the consultation marks a fresh start for the arts hub, which was first put forward in September 2003 but was shelved last year - after three consortiums had been short-listed - amid fierce opposition to one developer being awarded the entire project.

Sources familiar with the project said that under the latest financial assessment, the government would need to make a one-off capital injection of HK$25 billion into the new authority and expected to get back about HK$20 billion from land sales.

The sources said a financial affairs advisory group under the consultative committee had revised its assessment of the likely land auction proceeds and concluded there would be a shortfall of about HK$9 billion for building the cultural facilities in the original plan.

It had therefore suggested cutting the scale of "non-core" parts of the cultural venues, without affecting their function or capacity.

A government source said that under the revised proposal the authority would be financially sustained by income from the rent of shopping malls, entertainment venues and cultural activities.

Half of the 40-hectare reclamation is set aside for commercial use and 20 per cent for residential development.

The cultural facilities to be built include 15 performance venues, an exhibition centre and an "M+" museum, a new type of cultural institution for visual culture.

As the provisional authority will handle about HK$25 billion in public money and deal with the city's cultural development, a source said Mr Hui, as former chief secretary and incumbent adviser of the Hong Kong Arts Festival, was a good candidate for chairman. Mr Hui, who oversaw the project as chief secretary and chaired the consultative committee, has stepped down from his official posts since the new administration began operations in July.

The source said the chairman would have to be impartial, acceptable to the government and have a good knowledge of cultural issues.

The government expects the provisional authority to be set up in the second half of next year if the legislative procedures go smoothly and are completed before summer.

Let's talk, for arts' sake!
Hong Kong Standard
Thursday, September 13, 2007

http://www.mingpaonews.com/20070913/_13GBA.jpg

http://www.mingpaonews.com/20070913/13gcz.gif

http://orientaldaily.on.cc/photo/20070913/new/0913nhko06b3.jpg

This looks like the shape of things to come in West Kowloon.

The government yesterday launched a three-month public consultation after unveiling its latest plan for the controversial West Kowloon cultural district development.

Under the plan, the government will foot the HK$19 billion bill for the proposed statutory authority to build the arts and cultural facilities, while the recurrent income from the commercial part of the complex will offset the facilities' operating costs.

The major difference from the previous plans was the building of the site's arts facilities which will no longer hinge on the revenue from land sales.

Instead, the government will first shoulder the bill for building the arts facilities by asking for an HK$19.2 billion upfront endowment from the Legislative Council at the beginning of 2008, to set up an independent statutory West Kowloon Authority to operate the project. The authority will then use the recurrent income from retail and restaurant space rentals to offset the operational deficits of the arts and cultural facilities.

The HK$19.2 billion is equivalent to the estimated land sale revenue from the residential, office and hotel portions of the site. According to the committee's financial analysis, none of the proposed arts and cultural facilities are financially self-sustainable.

Acting Chief Executive Henry Tang Ying-yen said after success of the Airport Authority, he is confident the proposed model will work and generate stabl
e income for the project.

He emphasized the importance of culture and arts development in international metropolitan cities, and said it has the same importance as development in transportation and planning.

Tang said the project is expected to raise HK$71 billion in income. He also dismissed complaints by lawmakers that the arts facilities comprise less than half the total development.

"I don't think hotels and residential units will have a negative effect on the site. A cultural district just cannot stand alone, and the commercial facilities will help to draw people there even when there are no performances," Tang said.

"The site's outline zoning plan will be submitted to the Town Planning Board for approval by the fourth quarter of next year.

The relaunched project has a plot ratio of 1.81 and the height of buildings is limited to 100 meters - both significantly lower than in the previous plan.

Of the 40-hectare site, 23 hectares will be public open space.

For the development zone, 43 percent of the gross floor area will be residential, office towers and hotels, 41 percent will be arts facilities and museums, 16 percent will be retail, restaurants and entertainment space.

To ease the stress on existing venues, 15 performing arts venues will be built in two phases, with 12 completed by 2015.

The new home affairs chief Tsang Tak-shing said the government is committed to strengthening support for performing arts groups, enhancing training and increasing resources for local performing arts development.

Former chief secretary Rafael Hui Si-yan, who is being touted as the likely head of the authority, told The Standard the site will be the final stop for express trains connecting major mainland cities.

The site's original single-developer proposal in 2003 resulted in an outcry by politicians and the public who saw it as government-business collusion.

Greens want open space in district
Hong Kong Standard
Thursday, September 13, 2007

Environmental group GreenSense wants the whole West Kowloon cultural district to be open areas without land set for commercial use.

This was the group's reaction to the government's new plan for the harbor- side cultural district.

Under the new plan announced yesterday, the government has set the maximum overall plot ratio for the whole site at 1.81 and a height restriction of 50 to 100 meters.

But GreenSense said the restrictions are not enough as the government will sell some of the land for commercial use and developers will build high-rise buildings at the site.

GreenSense president Tam Hoi- pong explained that any high-rise building will affect air flow and create a "wall effect."

Tam said: "I think the government has already made enough money to develop the cultural facilities at the site. It does not need to sell any land for commercial use to finance the project."

He said nearby buildings at the cultural district are all very tall and they have already blocked air flows.

Hong Kong Observatory senior scientific officer Leung Wing-mo said the height restriction and maximum plot ratio will not alleviate the "heat-island" problem in Hong Kong.

"But at least it will not worsen the heat-island effect," Leung added.

The effect is the phenomenon of urban air and surface temperatures being higher than rural areas as tall buildings and narrow streets trap heat and reduce air flow.

[size=4]Environmental group GreenSense wants the whole West Kowloon cultural district to be open areas without land set for commercial use.


They should change their name to NonSense.

Arculli defends funding scheme for culture hub
Hong Kong Standard
Tuesday, September 18, 2007

Like international business centers such as London and New York, Hong Kong should always ensure that business and pleasure go hand in hand, according to Ronald Arculli, convener of the financial advisory group for the West Kowloon cultural district.

"You can't have an international financial center in a desert. People need to entertain and be entertained."

Arculli believes unhinging the site's cultural development from property sales has been a key factor in giving full sail to the controversial project.

The advisory group had earlier said that arts development should not be interdependent with property sales, Arculli told The Standard in an exclusive interview.

The first proposal - a single-developer approach - sparked an outcry when it was unveiled in 2003.

The project was so controversial that it was scrapped in February last year, raising the hopes of the arts community that a new plan would bring about a blueprint for cultural development, along with property development.

"We didn't want the two discussions to overlap," Arculli said. "We would rather disengage the real estate component of the project [and make it] a separate item. Everybody knows that there is no point doing this if you're not going to do something on the second front - cultural development."

With the exception of the proposed mega performance venue and the exhibition center, the financial advisers estimated a HK$7 billion deficit for the 15 arts facilities.

"We have to tell everybody the plain truth - most of your facilities will be losing money for years. You will never recover your capital, and only two venues' operational costs will break even or make money, and then what do you do?"

Arculli noted that most overseas arts and cultural facilities are loss-making and need significant public subsidies. He said the cost-recovery rate for Centre Pompidou in Paris was only 27 percent while that of the Museum of Modern Art in New York was 54 percent.

With extensive experience in both politics and finance, Arculli, who is also an executive councillor and chairman of Hong Kong Exchanges and Clearing, indicated that for the huge project to proceed, an upfront financial commitment of HK$19.2 billion is needed to ensure stable development.

Another advisory group - the Performing Arts and Tourism Advisory group - said the West Kowloon site must draw people other than art buffs.

It said one way to do so would be to link the arts facilities with a variety of retail, dining and entertainment venues, using the revenue generated to subsidize the arts facilities.

One of the the top attractions is expected to be the museum M+.

Its estimated deficit of HK$4.7 billion over a 50-year period will be bigger than the capital cost of HK$3.79 billion, with operational expenditure expected to be HK$308 million a year.

To save operating and construction costs, Arculli said the group has already scaled down the net operating floor area of both performing arts venues as well as the museum.

Arculli said most people seemed to have missed the significance of the regional express railway's terminus at the West Kowloon site.

The railway is expected to bring in loads of mainland visitors, particularly from Guangdong, he said.

Missing ingredient For West Kowloon to succeed, Hong Kong must realise the value of artistic pursuits
20 September 2007
South China Morning Post

The West Kowloon Cultural District project will be, among other things, a great catalyst for the Hong Kong arts scene. It will make the arts part of the city's development plan, which is a brand-new perspective for Hong Kong - putting the arts at the centre of the stage for the next phase of the city's development. For the cultural district to be a success, therefore, our overall perspective of the arts has to be reconciled with the one for West Kowloon.

The most challenging task, especially with regard to the "software" part - that is, the artistic content - hinges on how far these perspectives can be adjusted. That's because practically, without the following changes at the basic level, we will just be going round in circles.

First, talking to arts groups, it is clear that the number of qualified arts practitioners - performers and administrators - has decreased. Some have left for greener pastures outside the arts field, and others are reluctant to even enter the profession. It is therefore becoming more difficult to recruit the right person for the stage, as well as for the office.

The one glaring reason is people's general perspective towards the arts profession in this city. Even today, most Hong Kong families, if given a choice, are happier if their children end up in "proper" commercial office jobs. The term "professional" may apply to doctors, lawyers, accountants and architects, but does not really have the same meaning in phrases like "professional dancer" and "professional musician".

For West Kowloon to be sustainable, there must be an abundance of high-quality artists and administrators. Audiences will come if the artists and administrators are good. To attract people into the field, the status of arts practitioners must be elevated. They must be seen by the general public as working in a respected profession - and hopefully they will also have a career path.

The only way for this to happen in Hong Kong is to elevate the practitioners' worth in the job market to a level at least comparable with that of the commercial world. That way, children will not be discouraged from developing their talents, schools will design their curriculums accordingly and society will be less biased towards finance and commerce.

Second, the government is subventing some major performing arts groups because they have proved that they deserve the sponsorship. The government should, therefore, view them as assets that it has invested in, because the fruit they bear will contribute to the artistic vibrancy and creativity of society.

Arts groups have the ability to support and engage arts practitioners - to combine creative souls and administrative brains. As organisations dedicated to the arts, they attract dedicated experts who want to make a living in the arts. As the government invests in such organisations, it should be creating a special relationship with them built on trust and respect.

There are proposals to build 12 to 15 performing-arts venues in the cultural district. Thus, it would be in the interests of the government and the future West Kowloon authority to join with the subvented professional performing-arts groups on the venues' strategic development. This is a logical progression as well as a financially sensible solution. As with venues in other "world cities", the programmes should be overseen by people involved directly in the arts. A venue without an artistic vision is a venue without a soul and, in the long run, it runs the risk of becoming just a place for random rental.

Third, in the announcements about the West Kowloon district, the information about the hardware seems out of proportion with that on the software. There is even detailed information on which building should be iconic! Perhaps this is because the hardware part is easier to understand and measure.

Without the software, however, the iconic structures will be, at best, mere shells. It is, therefore, important to flesh out blueprints for the government's financial commitment on the artistic content, and the actual timetable for implementing plans to improve this content.

Twenty years ago, my family and friends tried to dissuade me from becoming an arts administrator. Today, the basic values in Hong Kong have not changed: the arts are still seen as not worth the effort. Changing such thinking is the biggest challenge facing the arts district.

Margaret Yang is chief executive officer of the Hong Kong Sinfonietta Limited

To be honest, I think that this parcel of land should be developed ASAP. Reason is because that this land has been left EMPTY for OVER 10 years!!! Development for this parcel of land would take a few more years. Then.... hell knows how many years until people can finally go into that area and experience it????

I just think that we're wasting time and time = money!!!

Canopy may yet be built at cultural hub
21 September 2007
South China Morning Post

A controversial idea that forced the government to shelve its original plan for the West Kowloon reclamation district has been revived.

Chief Secretary Henry Tang Ying-yen said last night that the government had not ruled out building a huge canopy atop the 40-hectare waterfront site at the southwestern tip of the Kowloon Peninsula, on which the government planned to develop an arts and cultural district.

But he was quick to add the issue would be decided by the proposed authority formed to manage the West Kowloon Cultural District.

Mr Tang said: "Whether there should be a canopy, how it should be built, or whether there should be a canopy on a smaller scale - we should leave this to the future [West Kowloon Cultural District] authority.

"We hope to set up the authority as soon as possible."

He was speaking after the first public forum, held at the Space Museum in Tsim Sha Tsui, on proposals released last week on how the long-delayed cultural district project should proceed. A three-month consultation began last week, almost 18 months after the original decision to award the project to a single developer and build a huge canopy as a landmark structure was abandoned amid fierce criticism.

When the new proposals were released, the giant canopy idea appeared to have been dropped.

But some of the 100 or so people who attended the forum expressed support for a huge canopy.

One said: "It is important to make the area all-weather, especially for street performances."

Some forum participants criticised the project as being a property development in disguise. Chu Hoi-dick, a core member of Local Action, said less than 40 per cent of the land would be for arts and cultural use.

Fellow activist Ho Loy said a discussion on a cultural district was academic when the government had not formulated a clear arts and cultural policy.

Two more forums are scheduled on October 24 at Tsuen Wan Town Hall and on October 29 at the Hong Kong Arts Centre.

Conductor Edo de Waart begins a new season inspired by dreams of West Kowloon
23 September 2007
South China Morning Post

It's a day after the government announced its revised proposal for the West Kowloon Cultural District project and Edo de Waart is positively upbeat. According to the latest blueprint, HK$19 billion will be spent on building 15 arts and cultural venues, including a 2,000-seat concert hall, on the 40-hectare site. The first phase of the project is expected to be completed by 2015.

"We are, of course, extremely excited," says the artistic director and chief conductor of the Hong Kong Philharmonic Orchestra (HKPO).

"If, in 15 years, Hong Kong has these new facilities on top of refurbished existing venues, it'll be basically second to none. That is quite something," he says.

By which time, the 66-year-old quips, his orchestra will have built an audience big enough to fill two to three concerts a week.

If recent figures are anything to go by, his optimism isn't misplaced. Since the veteran conductor took over the HKPO three years ago, the number of subscribers has more than doubled. Its average attendance rate for the past season was more than 80 per cent.

This week the orchestra will celebrate the start of its new season with Richard Strauss' Der Rosenkavalier, an opera-in-concert featuring a stellar cast including soprano Dagmar Schellenberger, mezzo soprano Michelle Breedt, bass Franz Hawlata and Hong Kong tenor Warren Mok.

The ensemble will then head north next month to perform an all-Wagner concert at the 10th Beijing Music Festival at the Forbidden City Concert Hall.

"In the last three years we've been able to turn around the quality of the orchestra and the playing and get more people to support us," says de Waart.

"In seven more years, when the concert hall opens, given our absolute commitment to continue this striving for excellence and better programming, we will reach even more people."

Audience-building is vital for the West Kowloon Cultural District's success. After all, there is little point building all these venues with no attendance. At the same time, the government needs to invest in nurturing local artists to ensure there are plenty of quality shows to draw crowds.

HKPO's chief executive, Timothy Calnin, says officials are aware of the importance of grooming local arts groups to complement the mammoth project: "They know that throughout this whole process of building, the resident companies have to be given every opportunity to evolve so that they are in good shape by the time the venues are ready."

De Waart's greatest concern lies in what kind of concert hall will be constructed and whether his orchestra will be involved in the building process.

"Of course, a concert hall needs to be thought of from the inside out, so who is going to put that design team together? How far do we get a say?" he says.

Citing as an example the much-lauded Symphony Hall in Birmingham, which was built by the late American acoustician and concert hall designer Russell Johnson in the 1980s, the Dutch conductor says its success was the result of a close collaboration between the designer, the City of Birmingham Symphony Orchestra and its then chief conductor, Sir Simon Rattle.

"There was a constant dialogue of what the musicians needed in the concert hall. I hope that part of the process doesn't get politicised here," says de Waart.

His advice to the authorities now is to identify venues in the world for opera and classical concert - including the Walt Disney Concert Hall in Los Angeles, which is "the greatest new hall I've ever been in" - to look at how they are built and being operated.

He reiterates the importance of the HKPO having a permanent presence at the new venue: "For us it's an absolute necessity to do 95 to 99 per cent of our rehearsals on stage [where the performances will be held] and to really grow into the hall and benefit from it."

In the meantime, the company is working hard on its programming, which sets out not only to further elevate the standard of the orchestra and its existing audience but also to widen its reach and offer a comprehensive overview of the vast classical repertoire. Striking that balance, de Waart admits, is no mean feat.

"Michael Steinberg, programme writer for the San Francisco Symphony Orchestra, once told me that there are only about 45 hours of music in a season. I'd never thought of it that way," he says.

"In that 45 hours you want to make everyone happy. Also, although we are getting more mature, we are still in a building stage of an orchestra. We need to be playing works by composers like Beethoven, Haydn, Mahler and Mozart, which are the bread and butter of a symphony orchestra, and if we can play those well, then almost everything else we can play."

De Waart says among this season's highlights are this week's Der Rosenkavalier, William Walton's Henry V and Gustav Mahler's Symphony No6. The last piece is a continuation of his Mahler Cycle.

"Mahler Six is a fantastic piece. I think it's maybe the most depressing Mahler symphony. It's the one that doesn't end in hope or optimism. It's total despair and an incredible element of the human experience.

"What we know, of course, is that after that he wrote the Seventh Symphony, which ends with a blaze of optimism. So it didn't end there [at Six]; it's just a snapshot of a master at his absolute peak."

On a lighter note will be Walton's orchestral score of Henry V for the 1944 Laurence Olivier movie, as well as a tribute concert to Fred Astaire and Ginger Rogers entitled Let's Face the Music and Dance, featuring vocalists Susan Egan and Doug LaBrecque and dancers Joan Hess and Kirby Ward.

The orchestra will also continue to be a nurturing ground for young local talent, with a collaboration with music students at the Hong Kong Academy for Performing Arts in January. The piece chosen for their public performance is Igor Stravinsky's The Rite of Spring.

Seven young musicians from the mainland will also be joining the orchestra on the Robert H.N. Ho Foundation Orchestral Fellows programme for two years. De Waart says they are potential recruits.

"It's up to us to give them the best surroundings and support to make the most out of their two years of the fellowship," he says, adding that his ensemble and the aspiring artists will benefit from the exercise in the long run.

Der Rosenkavalier opera-in-concert, Sept 27 and 29, 7pm, Hong Kong Cultural Centre Concert Hall, TST, HK$160 to HK$580. Sung in German with Chinese and English surtitles. Inquiries: 2721 2030

Arts hub bill to be tabled amid fears on autonomy, financing
20 February 2008
South China Morning Post

A bill governing establishment of Hong Kong's first cultural authority will be tabled for a first reading by the Legislative Council today, amid queries about whether the proposed body will be guaranteed autonomy.

Legislators, who are expected to pass the bill before the summer, are still unconvinced about the draft bill's details, and are also worried that the authority might be too powerful if it gets a one-off grant of HK$21.6 billion to begin operation.

It is the largest one-off amount sought in the past 10 years, the government confirmed yesterday.

According to the bill, the authority will oversee and operate the 40-hectare arts hub in West Kowloon.

It proposes the authority's board should consist of not more than 20 members, headed by a chairman who might be a government official.

At least five board members should have experience in cultural activities, but all members, including the chairman, will be appointed by Chief Executive Donald Tsang Yam-kuen.

Apart from managing the arts hub, the authority will also decide the distribution of the open space, arts facilities, commercial and residential areas within the 40-hectare area.

It is expected to submit a development plan for Town Planning Board approval.

Concerns also have been raised at recent meetings of the legislature that the authority as proposed lacks autonomy. Legislators have complained that channels for public participation are insufficient and have expressed concern that if funding is given in one instalment, the future monitoring power of the Legislative Council will be diminished.

However, Deputy Secretary for Home Affairs Esther Leung Yuet-yin has said the financial status of the authority would be monitored by the Director of Audit, and members of the public could be appointed to committees supporting the board.

Legislator Alan Leong Kah-kit of the Civic Party said his party was concerned about the proposed authority's accountability and the level of public participation in planning the arts hub.

"We are not comfortable about endorsing a grant of HK$21.6 billion in one go unless the two issues are adequately resolved," he said.

Choy So-yuk , of the Democratic Alliance for the Betterment and Progress of Hong Kong, urged the government to open authority meetings to the public as far as possible.

The authority is expected to be established by the end of the year.

梁美芬倡西九設海濱長廊 連接啟德深水 將約見林鄭月娥
(明報) 04月 21日 星期一 05:05AM

【明報專訊】由19名九龍西獨立區議員組成的西九新動力，提出「打造新西九」大綱圖，建議由啟德 至深水的沿岸設立連接的海濱長廊，並以林蔭大道跨越深水、油尖旺及九龍城3區。西九新動力主


席梁美芬說，會就這建議諮詢市民兩個月，並約見發展局長林鄭月娥 ，爭取政府接納他們的建議。

積極考慮參加立法會 九龍西直選的梁美芬，昨日公布西九新動力的名單，當中擔任專業顧問的包括3名泛聯盟 立法會議員陳智思 、何鍾泰 及劉秀成 ，而在去年港島區補選中支持葉劉淑儀 的新力量網絡主席史泰祖，亦有擔任專業顧問。

西九新動力的成員主要是來自油尖旺、九龍城及深水區的獨立區議員，副主席為九龍城區議會 副主席劉偉榮、油尖旺區議會副主席梁偉權及深水區議員沈少雄。他們提出「打造新西九」大綱圖，建議設啟德至深水的海濱長廊，「還港於民」，及建設林蔭大道和綠化道路。他們又建議在深水和油麻地建立主題街和主題市集，及在尖沙嘴 麼地道設小南亞地標，體現少數族裔的文化傳統和飲食。

Arts hub to get by on HK$21.6b, and no more
6 June 2008
South China Morning Post

The government has promised not to ask for more money for the West Kowloon Cultural District, after initial funding of HK$21.6 billion, even if it runs into financial trouble.

Carrie Yau Tsang Ka-lai, permanent secretary for home affairs, said the future West Kowloon District Authority - the body that will oversee the planning and operation of the district - would be responsible for ensuring the hub was self-sufficient in the long run.

"We feel that there is no need to further inject money into the project in the future," she said.

"If the authority feels that they need more money, they can either save up or borrow money or ask for donations. The reason that the authority will not be part of the government is that we want the project to be financially sustainable."

Mrs Yau made the comment at a meeting of the Legislative Council's subcommittee that is overseeing the project. Lawmakers examined the government's proposal to request a one-off endowment of HK$21.6 billion.

The money will be used to finance the construction of the facilities and the establishment of the authority. Operating costs will be funded by income from shops, restaurants and entertainment.

Democratic Party lawmaker Lee Wing-tat said the government must review the operation of the district in 2014-15, after most of the facilities have been built. "We can't fund the district without limit," he said.

The Frontier legislator Emily Lau Wai-hing was worried that a plan to turn mega-museum M+ into a world-class facility would be a mere dream without an impressive collection.

But Jane Debevoise, a member of the museums advisory group, said a contemporary art museum like M+ should rely on commissioned works to build up its collection and it could borrow from museums overseas.

Mrs Yau also said there were 60,000 artworks owned by the government that cannot be displayed now because of a shortage of space.

The government proposes an initial HK$1 billion and HK$20 million a year for acquiring a collection.

Meanwhile, lawmaker Alan Leong Kah-kit is proposing to amend the West Kowloon Cultural District Authority Bill to include a selection mechanism for the nomination of its board members and executive directors.

The bill is expected to be debated by Legco next month.

Government gets creative with arts hub assumptions
10 June 2008
South China Morning Post

"As museums are cultural and educational institutions, they are typically loss making and their value should not be measured purely on financial returns."

Legco paper on West Kowloon Culture Bunker

This was actually a point made by a financial adviser appointed to review the government's assumptions on the project and an honest adviser it is indeed who advises that his advice is not particularly worth honouring.

But he obviously forgot that advice was not wanted from him anyway. He was actually hired to say, "Yes, boss, you're brilliant" to every question put to him and, as he did not quite say it, the bureaucrats had to go to pains to emphasise that he was wrong when he questioned some of their assumptions.

This will have shut him up, which makes it my turn now as I also have some questions, similar ones, about the financial assumptions in the study papers snowed down on the heads of legislators.

A key assumption is that inflation over the next 50 years will average 2 per cent a year with both construction and staff cost escalation at 2 per cent.

The first thing that should strike you here is that 50 years is an awful long period for making financial assumptions. Leaving aside that such guesses are not really appropriate to the arts anyway, you can guarantee that they will be well off the mark at well short of 50 years. Imagine what you would have forecast in 1958 for the year 2008. Yet our bureaucrats even indulged in talk of financial performance after 50 years.

But it is the assumption of 2 per cent annual staff cost escalation that particularly interests me here. It implies, taken together with a general inflation rate of 2 per cent, that staff members will never see their wages go up. Inflation will rob them of every increase they get. They will be no better off in 50 years than they are now.

This can, of course, happen if our economic growth rate drops to zero for the next 50 years but it would be strange in other circumstances as real wage growth for personal service workers over the last 20 years has been in line with economic growth per employed person.

Could our bureaucrats explain this, please?

The construction cost assumption of 2 per cent also seems unusual. The average of the last 20 years is 5.4 per cent and the average of the last 40 years is 8.3 per cent. At present it is 11.7 per cent. How are we so certain of getting it down to 2 per cent for the next 50 years?

Could our bureaucrats explain this, please?

Likewise the assumption of a 2 per cent overall inflation rate. On the consumer price index (CPI) it is 5.4 per cent at present and this is about the average of the last 35 years, which is as far back as I can find numbers. I can go back 45 years on the GDP deflator, however, and then I get 5.5 per cent.

But the bureaucrats say, "As an advanced economy and under a currency board system with the Hong Kong dollar linked to the US dollar, Hong Kong's inflation over the very longer run would tend to be more or less in line with those experienced by economies at a similar stage of development. The implicit or explicit inflation targets set by most major central banks in the advanced economies are around 2 per cent."

Leaving aside, however, that these central banks do not make 50-year forecasts, even implicitly, my quibble is with the "more or less in line {hellip}" The chart shows you the Hong Kong CPI in red and the US CPI in blue, both rebased to an index value of 100 for the fourth quarter of 1983, when the peg to the US dollar was adopted.

I would call the subsequent wild gyrations "less" in line, not "more", and this is not just in comparison to any advanced economy but the one to which our currency is directly linked. How can anyone base inflation assumptions on this relationship?

Could our bureaucrats explain this, please?

And then we get the assumption of a real discount rate of 4 per cent. This, together with 2 per cent inflation, yields a nominal discount rate of 6.1 per cent, exactly what the bureaucrats forecast the project will earn annually on its endowment, which means it will break even. How convenient. What serendipity.

The 4 per cent turns out to be a "social discount rate", a government invention left undefined and used previously only for the Hong Kong/Macau/Zhuhai bridge, when we were told that it should be 3 to 7 per cent for developed countries. How did we then refine it to 4?

Could our bureaucrats explain this, please?

Then again, I don't think they really need to. I think we can safely take it that these financial assumptions are a piece of tomfoolery cobbled together only because higher-ups in government weren't satisfied with art for art's sake but wanted it for money's sake too.

Legco panel backs HK$21b for arts hub but wants accountability
19 June 2008
South China Morning Post

Lawmakers gave initial approval yesterday for a grant of HK$21.6 billion to the body which will build and manage cultural facilities in the West Kowloon arts hub, but demanded it report regularly to the Legislative Council.

The government said it would ask the West Kowloon Cultural District Authority to do so.

Members of Legco's public works subcommittee expressed fears about how the endowment would be used. Some cited lax supervision of spending by the Tourism Board, which has been accused of misusing taxpayers' money.

They also challenged the government's assumption that construction costs would rise by 2 per cent a year.

Civic Party lawmaker Alan Leong Kah-kit, who abstained in the vote on the funding, said the authority should give a detailed report to the legislature every six months on its spending and timetable for construction.

He pledged he would vote to approve the funding when the Finance Committee considered it next month.

"I do wish to support the government," Mr Leong said.

The Democratic Party's Lee Wing-tat, who also abstained, urged the government to review the cultural district's finances and operations in 2013, when most of the first phase of construction is due to have been completed.

Liberal Party vice-chairwoman Selina Chow Liang Shuk-yee disagreed with Mr Leong, saying that it was not appropriate for the legislature to participate in the authority's management.

Carrie Yau Tsang Ka-lai, permanent secretary for home affairs, said the government would request the authority report regularly to Legco on the use of its funding but that some of the legislators' suggestions were unrealistic.

"We understand that people and lawmakers have expressed concerns over the transparency of use of this amount. So we pledge that the authority will report periodically to Legco on the use of the funding after it has come into operation," she said.

Emily Lau Wai-hing of The Frontier asked if the government had learned any lesson from the Tourism Board row.

"How is the transparency? I do not feel safe with the governance of the authority," she said.

Government economist Kwok Kwok-chuen defended the 2 per cent inflation estimate but admitted it was difficult to estimate how construction costs might fluctuate, since many factors could affect them.

An expert commissioned by Legco earlier told lawmakers it was inappropriate for the government to take a long-term approach to estimating increases in construction costs and it would be more reasonable to base the estimate for cost inflation on recent trends. But the government responded that annual cost inflation over the past 20 years had fluctuated between 25 per cent and minus 13 per cent.

Now we need action on the arts hub project
19 June 2008
South China Morning Post

After repeated delays and controversies, the arts hub development in West Kowloon finally looks set to go ahead, with the Legislative Council's public works subcommittee yesterday approving the project. This was probably the most important hurdle for it to overcome. True, the HK$21.6 billion plan still needs approval from Legco's Finance Committee. But it is significant that seven democrat lawmakers and their allies abstained from voting yesterday, instead of opposing the project. This means the government will most likely have enough votes on the Finance Committee to secure passage before the end of the summer.

Hong Kong has waited long enough. There is no question we need and deserve a vibrant arts scene and world-class cultural facilities. Once built, they will serve not only artists and art lovers; some 23 hectares of public open space will be set aside, making it a de facto central park that will rival Victoria Park.

The arts hub project was first floated by former chief executive Tung Chee-hwa in 2001, yet it has been mired in controversy from the start. Critics saw it as another potentially wasteful and ill-conceived project like Cyberport and Disneyland. There were accusations of collusion between the government and developers involving the last piece of prime land by the waterfront. Opposition was so great that Chief Executive Donald Tsang Yam-kuen had to shelve the plan during his first term. Yet Mr Tung was not completely wrong; no world city worthy of the name goes without a vibrant arts and cultural scene. The virtue of the revamped project is that it has an equitable slice for virtually every stakeholding group. Most important, instead of letting in developers, a statutory authority will oversee and run it independently.

Even if everything goes according to plan, the first venues will not go up until 2014 and 2015. The government must, therefore, move quickly to put together a credible board to launch the authority that is representative of the community. It is time to get on with the project. Hong Kong deserves a cultural district we can all be proud of - an artistic hub where we can let our imagination run free.

Cultural hub moves another step closer
West Kowloon blueprint passes second reading
3 July 2008
South China Morning Post

Lawmakers yesterday gave preliminary approval to the long-awaited bill seeking to set up a government-funded body to oversee the planned West Kowloon Cultural District.

The blueprint passed its second reading by 45 votes to two, with one abstention, after nearly five hours of heated debate in the Legislative Council.

Last night, lawmakers began studying dozens of amendments proposed by the government and fellow members. A final vote on the legal framework for the cultural hub is scheduled for today.

The funding request for a one-off HK$21.6 billion for the project will be tabled for a separate vote by the Finance Committee tomorrow.

The funding is likely to be approved, even though the Civic Party did not rule out the possibility of voting against it, as the government rejected its demand to require the authority overseeing the cultural district to report its finances every six months.

During the debate, pan-democratic lawmakers voiced concern over the choice of board members for the authority, who will all be appointed by the chief executive, fearing the recent row over political appointees would resurface.

Responding to requests calling for open meetings to enhance the authority's transparency, Secretary for Home Affairs Tsang Tak-sing said some meetings could not be open to the public as they might involve sensitive data.

Alan Leong Kah-kit, of the Civic Party, who chairs the Legco subcommittee on the development, questioned if the chief executive's appointments to the board would be transparent and accountable.

"What if Norman Chan Tak-lam [head of the Chief Executive's Office] is appointed to chair the board?" he asked. "It would be miserable to repeat the controversial row on political appointments."

Mr Chan has been viewed as being close to some of the government appointees and sat on the appointment committee.

Democrat James To Kun-sun said: "The worst scenario is if the government offers appointments only to people who have close ties with it. This may involve conflicts of interest."

Choy So-yuk, lawmaker for the Democratic Alliance for the Betterment and Progress of Hong Kong, disagreed that the chief executive's appointments would cause controversy.

Liberal Party vice-chairwoman Selina Chow Liang Shuk-yee said the public might challenge the administration for shirking its responsibility if no board members were allowed from the civil service.

The board will have at least five members with experience in arts and cultural activities.

On Monday, the government responded to lawmakers' concerns over the huge one-off sum, pledging to require the arts hub authority to conduct an interim financial review after completion of the first phase in 2014 or 2015.

But the interim review was not included in the bill and the government said the review should not affect development of the second phase.