而商廈方面，九倉旗下尖沙嘴海洋中心，就獲批建一幢九十六層酒店及商廈項目，樓面為三百零一萬三千餘方呎，消息人士指，今次修訂的圖則，在物業層數上與九九年時所批出的圖則一樣，故主要為作出修訂，現尚未有重建具體時間表。

Read this on SingTao today. Looks like the submitted plans for the 96-storey hotel/commecial building @ TST. For those who don't read Chinese, apparently they're still not building it, just re-submitting the plans for some amendments or something. Did I interpret this correctly?

More or less, I have to admit my Chinese sucks

This is my translation:

"In commercial buildings, 九倉's TST Ocean Center, has been approved to build a 96 sotyr hotel & commercial tower, with 3.013m sq ft of floor space. According to sources, this amended plan has the same number of floors as the '99 plan, which has to be amended. There is still no set timetable."

What confuses me is they've 獲批 a building, which means they received approval, and then it says 故主要為作出修訂, which sounds like the plan still needs changes, but there's no object after 為...?

This I assume is the Harbour City/Ocean Terminal re-development. It was later lumped together as a project for the proposed and won't be constructed Canton Road ex-KCR, now MTR station.

Bit of a lost opportunity IMO as the interchange between Tsim Sha Tsui and TST East isn't exactly convenient and the act of walking to either of those from Canton Road is a fair (by HK standards) trek.

^^^ Here is a more detail news article from Ming Pao Newspaper and the rough translation.

Quoted from 2008/8/30 MingPao News:

海港城重建96層摩廈獲批 2008年8月30日

【明報專訊】屋宇署昨日公布最新建築圖則，其中包括九倉旗下尖沙嘴海港城港威3期重建項目修改建築圖則，獲批興建一幢96層高(另加1層地庫)的商廈及酒店。據了解，由於地皮原則上不用補地價，只要取得開工紙便可動工。地產界人士相信發展商正等候最佳時機興建。該項目的樓面面積達301.3萬平方呎，較現時全港最高的中環國金二期的約200萬方呎，多約50％。

該項目早於1999年已獲屋宇署批出建築圖則，可建樓高386.7米(至屋頂)商業物業，若計及屋頂的建築，樓高達404.598米(國金二期為415.8米)，若該廈興建，將是繼建築至後期的九龍站環球貿易廣場(118層)及國金二期後，全港第三高建築物。

據了解，1999年發展商首次獲批圖則後，於02及04年均曾稍微修改圖則獲批(不用公布)，屋宇署是次因為圖則有「重大修改」而作公布，顯示改動較前兩次大，但主要發展參數應無大變動。

政府早前就尖沙嘴設定全區高限，由於上述項目及新世界中心東翼(可建約70層)項目的高限定為386.7米及265米，成為焦點。油尖旺區議會早前認為，由於兩項目早獲批，認同尊重法治及合約精神，亦促請發展商順應民意，履行社會企業責任，盡量調低這兩座擬建建築物的高度，保護維港景觀，並促請官員與發展商協商。
-------------------------------------------------------------

The Building Department approved The Wharf (Holdings) Limited to redevelop Harbour City Phase 3 Gateway Arcade into a 96-story (plus one UG level) commercial and hotel building. Since the development site does not require the developer to pay the land premiums offset, therefore the developer can start construction as soon as the construction permit is obtained.

This project was first approved in 1999, revised in 2002, 2004 and 2007/8 (this revised approval.) The proposed building will include 301.3 million sq. ft total square footage, approximately 50% more than the 200 million sq. ft 2IFC. The 1999 original approval allows the site to construct a maximum height of 386.7m (to roof top) commercial building. If it is built, it will be the third tallest in HK after ICC and 2IFC.

Since this application filed by The Wharf, as well as the New World Centre 70-story (265m) redevelopment, were approved by the Government prior to the TST areawide building height restriction ordinance, the Yau/Tsim/Mong (Yau Ma Tei, Tsim Sha Tsui and Mong Kok) district council respects the right of development because of the judicial and contract spirits (法治及合約精神.) However, the council urges the developers to listen to the public and be socially responsible (社會責任), shorten the proposed building as much as possible to protect the scenic view of Victoria Harbour. The council also urges the government officials to further discuss the issue with the developers.


Basically it's saying the Wharf and New World Centre both have the right to develop what they have been approved at the Harbour City and New World Centre. But since both skyscrapers are jeopardized by the public, the developers may 1) ignore the public and build what has been approved, or 2)review and minimize their buildings height and size. As of today , the two buildings still have not been confirmed.

Oh my God, this plan should NOT be approved as the 96-storey building will damage the view of Kowloon, the view of Lion Mountain and more importantly, deepen the heat island effect. Mongkok is already much hotter now with Langham place blocking the wind from getting in. I don't want Tsim Sha Tsui, a tourist area to be affected too.

Oh my God, this plan should NOT be approved as the 96-storey building will damage the view of Kowloon, the view of Lion Mountain and more importantly, deepen the heat island effect. Mongkok is already much hotter now with Langham place blocking the wind from getting in. I don't want Tsim Sha Tsui, a tourist area to be affected too.

Was there ever any scientific proof that the temperature was affected noticeably as soon as Langham Place was built? Or is it just another sensationalized story by the media? I'd like to see a comparison of 1998 and 2008 and see how much hotter it really is, taken into account the effects of Global Warming.

Any building will contribute to the heat island effect, but 1 building along the harbour is not going to intensify it to an unacceptable level. The problem is having a whole wall of skyscrapers across a wide area that block air flow from the sea. Hence, this plan on its own is not likely going to make things a lot worse.

I would have to the say the Langham tower itself has very little to do with heat island effect or wall effect to Mongkok, but the the base of Langham does have some contribution since it closed off the straight Nelson Street directly towards the coast.
However, is this base the most influential? I do not believe so because of its location is rather inland now with more towers' wall just west of Langham Place.

The most important thing is the orientation of series of building doesn't run a wall parallel the shore.

This two new buildings is probably a more scenic concern over the effect of interrupting air flow.

I would have to the say the Langham tower itself has very little to do with heat island effect or wall effect to Mongkok, but the the base of Langham does have some contribution since it closed off the straight Nelson Street directly towards the coast.
However, is this base the most influential? I do not believe so because of its location is rather inland now with more towers' wall just west of Langham Place.

The most important thing is the orientation of series of building doesn't run a wall parallel the shore.

This two new buildings is probably a more scenic concern over the effect of interrupting air flow.

I definitely agree. The street-level design is horrible. Just a giant wall.

^^ Hence why I've always thought that building taller, but more spaced out and well designed buildings is better than building slabs of ultra dense, but short buildings. This would allow for both a better street level experience and better airflow. This is the way common sense (at least my common sense) led me to believe. Should it be proven otherwise, however, then I would change my views accordingly (maybe my fellow HKers with knowledge in fluid dynamics can help).

Anyhow, what is the new height limit for TST? A building over 300m tall might have an undesirable effect on the skyline if it's not backed up by others that support it well.

Also, any drawings/renders available for the two towers mentioned?

^^ Hence why I've always thought that building taller, but more spaced out and well designed buildings is better than building slabs of ultra dense, but short buildings. This would allow for both a better street level experience and better airflow. This is the way common sense (at least my common sense) led me to believe. Should it be proven otherwise, however, then I would change my views accordingly (maybe my fellow HKers with knowledge in fluid dynamics can help).

Anyhow, what is the new height limit for TST? A building over 300m tall might have an undesirable effect on the skyline if it's not backed up by others that support it well.

Also, any drawings/renders available for the two towers mentioned?

Kowloon - Redeveloping the Skyline After Kai Tak
http://www.skyscrapercity.com/showthread.php?t=520157

^^ Hence why I've always thought that building taller, but more spaced out and well designed buildings is better than building slabs of ultra dense, but short buildings. This would allow for both a better street level experience and better airflow. This is the way common sense (at least my common sense) led me to believe. Should it be proven otherwise, however, then I would change my views accordingly (maybe my fellow HKers with knowledge in fluid dynamics can help).

Anyhow, what is the new height limit for TST? A building over 300m tall might have an undesirable effect on the skyline if it's not backed up by others that support it well.

Also, any drawings/renders available for the two towers mentioned?

I think it just comes back to cost effectiveness. If it can be avoided I don't think any developer would wanna build pencil towers. The more floor space per storey the more cost effective it is to build. Am I correct in this?

I think it just comes back to cost effectiveness. If it can be avoided I don't think any developer would wanna build pencil towers. The more floor space per storey the more cost effective it is to build. Am I correct in this?

Bottom line: Maximize the profit.

Exactly. That's why it's down to the government to enact requirements in the building code. Problem is, all the public wants now is shorter and smaller buildings, and nothing else.

I think it just comes back to cost effectiveness. If it can be avoided I don't think any developer would wanna build pencil towers. The more floor space per storey the more cost effective it is to build. Am I correct in this?

Yes, but I think the government is taking the wrong approach in tackling this problem, and if the public thinks tat way, I dunno why people in general are not sharper. I've always thought that people in HK were smart (or maybe I'm just stupid, lol)

Pencil towers are not efficient commercial buildings.

Building shorter and smaller would make less of a visual impact especially when the site is right by the water. There are plenty of examples of public dissatisfaction that a huge tower has popped up along the Kowloon coastline, starting with Harbourfront Landmark in the 90s.

Hi all.

But we need to also take into account the proposed plan to re-develop New World Center and Inter-Continental Hotel. They plan to build an 88 floor building there I heard.

Then there is the Hanoi-Road Redevelopment which is already super tall.

You can always argue one tall building won't affect air quality or temperature, but the three project above together is bound to have some effect.

Hi all.

But we need to also take into account the proposed plan to re-develop New World Center and Inter-Continental Hotel. They plan to build an 88 floor building there I heard.

Then there is the Hanoi-Road Redevelopment which is already super tall.

You can always argue one tall building won't affect air quality or temperature, but the three project above together is bound to have some effect.


The tacky Hanoi Road Redevelopment is not too tall actually. Since they are the single office tower, I doubt the air quality will be affected by "Skyscraper Wall Effect". But obviously, the view will be quite weird from the Peak Tower once all these projects were completed.

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There's news today on SingTao about a New World Center East redevelopment that will start in a couple of months - 63 floors.

新 世 界 中 心 30 億 重 建 摩 廈
新 世 界 企 業 事 務 總 監 關 則 輝 ( 左 一 ) 表 示 ， 項 目 總 投 資 額 介 乎 二 十 億 至 三 十 億 元 。
　　(星島日報報道)新世界旗下尖沙嘴新世界中心東翼重建項目，早前已獲屋宇署批出項目圖則，將斥資二十億至三十億元重建，建築工程會在數月內舉行，發展成酒店連商業項目；而系內與新地合作的紅磡海濱南岸，現尚餘九百伙待售，未有意減價發售。

　　新世界企業事務總監關則輝表示，新世界中心東翼重建項目，總投資額介乎二十億至三十億元，目前舊租戶經已搬遷，物業會在數月內動工拆卸，雖然早前已獲屋宇署批出圖則，但項目的發展細節尚未落實。

　　由屋宇署上月批出建築圖則顯示，項目可興建一幢六十三層高，設有三層地庫，屬酒店連商業項目，涉及樓面逾一百三十萬方呎。

　　至於與新地合作的紅磡海濱南岸，關則輝指，
項目尚餘九百伙待售，會按市況推售，未有減價打算，同時，相信該盤大部分的買家可成功上會。

　　市場消息指，使用建築期付款的買家，須在上月二十九日（年初四）全數上會，據悉，目前約有百餘名買家尚未上會，單位或有機會被發展商殺訂重售，或追收差價。此外，有消息指，目前有大手買家正申請延期。

　　而系內何文田衛理苑，會根據原定部署推出。另外，他認為本年樓市將平穩發展，全年樓價約有半成升跌。

　　此外，僑樂房產執行董事杜志文表示，新世界中心商場在新春假期間，約有一成人流增長，目前寫字樓及商場出租率更逾九成，至於商場的租金，將平穩發展，並不會出現大幅度加租情況，同時看好下半年的零售表現。

　　杜志文稱，新世界中心的服務式住宅，在金融海嘯出現後，出租率錄得約一成跌幅，現時整體出租率達七成半。

　　關氏再指，集團旗下新創建交通服務，早前已籌組約十三億五千萬元的一次性貸款，為期三年，同時也認為，雖然巴士業務現金流強勁，但也有一定負債，有關的貸款，主要用作更新車隊。

2009-02-03

edit

$3b plan for east wing of New World Centre
Hong Kong Standard
Tuesday, February 03, 2009

New World Development (0017) plans to invest up to HK$3 billion to redevelop the east wing of New World Centre in Tsim Sha Tsui, director of corporate affairs Kwan Chuk-fai told reporters yesterday.

"Details of the project are still under discussion but the total investment is expected to be about HK$2 billion to HK$3 billion," said Kwan.

He said the Buildings Authority recently approved NWD's proposal to redevelop the area into a 63-story hotel with commercial property and a three-level basement, with gross floor area of more than 1.3 million square feet.

"The location currently comprises a carpark and an office building," Kwan said. "All tenants have moved out and demolition work is expected to start within months."

NWD plans to raise a one-off loan of HK$1.35 billion for a three-year term to finance the renewal of the bus fleet for its transportation business, Kwan said.

He denied market talk that the developer will launch the remaining 900 units of residential project Harbour Place within two weeks at a slashed price to boost sales. He said those flats will be launched in accordance with the market situation.

Harbour Place was developed by NWD's infrastructure and services unit NWS Holdings (0659) and Sun Hung Kai Properties (0016).

Foot traffic at New World Centre during Lunar New Year recorded double-digit growth, said Raymond To, executive director of the NWS property management arm, KLPS Group.

He said occupancy rate of the west wing office building and shopping mall at New World Centre stayed above 90 percent and he is optimistic about the retail market in the second half. He expects shopping mall rents to stabilize this year.

To said the occupancy rate of the serviced apartments at New World Centre is about 75 percent, dropping 10 percent after the financial tsunami.

Shares of New World Development slid 3.74 percent yesterday to HK$7.20.

Yup. 63 stories right on the shore. Let's hope it's a nice-looking one.

^^ Unfortunately yea... fingers crossed...

They better not re-do a Hanoi Road along there.

^^ the old Hanoi Road design would probably be ok

it is really worrying actually - cos its the same developer and clearly they dont give a damn about design or hanoi road won't have happened!
ah we dont want an ugly one right at the harbourfront! ><

Let's petition for a starchitect! :-D

I'd like to see Calatrava make an entrance into HK. It would be so cool if a new landmark (say, the Kowloon HSR station) would have his design.

I completely agree. He's my absolute fav. Calatrava + Hong Kong = orgasm.