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Old July 20th, 2006, 12:23 AM   #141
hkskyline
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6財團方案全軍盡墨 維持啟德建郵輪碼頭
明報
07月 17日 星期一 05:05AM

【明報專訊】政府去年底收到6個財團遞交發展郵輪碼頭的意向書,財團選址各異,但據悉政府會以財團提交的方案,未能符合工程不填海的法例要求,亦未具備提供良好交通及配套設施的條件,計劃向行政會議提出不接納財團的方案,並維持政府在啟德跑道末端建造碼頭的計劃,即香港最快要到2011年才能有新郵輪碼頭。

指方案不符不填海法例要求

旅遊業界及發展商一直要求加快建郵輪碼頭的進度,政府遂於去年底邀請財團提交意向書,要求業界提出可於2011年前落成的可行選址及方案,結果有6個財團提交招標意向書,但於尖沙嘴經營海運碼頭的九龍倉集團,則另外提出在海運碼頭旁增建一個由該公司營辦的碼頭方案。

經過半年時間,據悉港府已完成審議財團的方案,並準備向行政會議提交結果。當局其中一項關注是填海問題,港府指財團提交的方案雖稱毋須填海,但港府認為財團「不太熟悉有關填海的法例」,認為財團方案實際也可能涉及填海,因政府認為按照法例,即使在維港打一支樁,也會被理解為填海,有機會受到保護海港團體的挑戰。

港府指外地的郵輪碼頭,郵輪泊岸時已有200、300架旅遊車等候接載旅客,而郵輪旅客亦有別於一般旅客,每人行李可能多達6、7件,要同一時間處理一船2000、3000名旅客,要有足夠地方及設施,指財團提出的地點未必有足夠的配套。同時,郵輪碼頭要吸納珠三角地區的商界人士,亦要便利郵輪旅客快速赴珠三角地區旅遊公幹,「這亦是為何 ( 政府 ) 要提出,將來在啟德的郵輪碼頭要附有跨境直升機坪。」

因此,在邀請財團提交意向書的同時,港府一直力谷啟德郵輪碼頭方案。在啟德規劃發展諮詢方案中,規劃署曾構思過提出其中一個沒有郵輪碼頭的方案供公眾參考,但經內部協調後,上月發表的啟德發展大綱草圖,保留啟德角設置的雙泊位郵輪碼頭和旅遊及休閒中心的方案,反映政府在啟德興建碼頭的決心。同時,政府亦「鼓勵」旅遊業界發聲支持在啟德建郵輪碼頭。

財團重申毋須填海

向政府提交意向書的財團之一「郵輪城」,回覆本報查詢時指,該財團提出的方案,在技術上及財政上也可行,重申方案符合毋須填海的要求,該項目預計投資數十億元,並可於3至5年內竣工。

乘坐大型郵輪旅遊已成新趨勢,抵港的郵輪出入境旅客人次,由03年的26萬多,增至05年的32.5萬,但本港唯一的郵輪碼頭海運碼頭,去年使用率略高於75%飽和指標,而近年每逢旺季,抵港郵輪往往需另作停泊安排。由於海運碼頭只能容納排水量最多5萬噸的郵輪,2005年已有4宗巨型郵輪需停泊在葵涌貨櫃碼頭。

美麗華旅運郵輪部高級經理何惠稱,啟德或海運碼頭都是好選址,但指若要到2011年才有新碼頭,時間太遲,建議政府在這段真空期,可找地方提供臨時泊位。
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Old July 30th, 2006, 02:21 AM   #142
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Design contest spurs call for creativity in Kai Tak project
29 July 2006
South China Morning Post

Architects and planners have urged the government to absorb more user-friendly elements and creative ideas from the winning entries in a design competition for redevelopment of the Kai Tak area.

Organised by the Hong Kong Urban Design Alliance over the past three months, the competition to give the 328-hectare Kai Tak site a new look attracted about 100 architects, planners and designers.

"Kai Tak Esplanade", a design by three young local architects - Wilson Wong Chun-yu, Paul Anthony Fok and Kevin S.Y.Kin-man - was chosen from 30 qualified entries as the winner.

The design creatively introduces seawater into the Kai Tak apron and creates open space around a river estuary. It also proposes building two stadiums on the northeastern bank of the Kai Tak nullah.

"Our highlight is the Metro Park located in the heart of the Kai Tak estuary," said Mr Fok.

"We noticed that Hong Kong Island and West Kowloon all have large parks, yet [there is] not a single one in East Kowloon so far. So we tried to maximise the greenbelt in the park by moving the sports facilities to the other area."

The design "Tracing Kai Tak", by CYS Associates' architect Kenneth Chau, was named first runner-up, while two other entries, "Urban Capacitor" and "Patchwork City", were jointly named second runners-up.

Bernard Lim Wan-fung, president of the Hong Kong Institute of Architects, said all the winning designs would be submitted to the Planning Department as input to the public consultation process.

"Some very good ideas emerged in this competition, like a bigger greenery belt, convenient traffic networks, an artificial lake, and airport-related facilities retained as park statues," he said.

Hong Kong Institute of Planners vice-president Pong Yuen-yee agreed it was better for the government to look at the Kai Tak project from different angles.

"The government is often limited by certain frameworks like budget or implementation problems," she said.

"Our winning designs offer them more creative and bold ideas. This could be an interactive process."
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Old July 30th, 2006, 04:14 AM   #143
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Quote:
Originally Posted by hkskyline
Design contest spurs call for creativity in Kai Tak project
29 July 2006
South China Morning Post

"Kai Tak Esplanade", a design by three young local architects - Wilson Wong Chun-yu, Paul Anthony Fok and Kevin S.Y.Kin-man - was chosen from 30 qualified entries as the winner.

The design creatively introduces seawater into the Kai Tak apron and creates open space around a river estuary. It also proposes building two stadiums on the northeastern bank of the Kai Tak nullah.

"Our highlight is the Metro Park located in the heart of the Kai Tak estuary," said Mr Fok.

"We noticed that Hong Kong Island and West Kowloon all have large parks, yet [there is] not a single one in East Kowloon so far. So we tried to maximise the greenbelt in the park by moving the sports facilities to the other area." "
I don't see a large park in the Southen part of West Kowloon while East Kowloon, just norht of Kai Tak area, gots three big parks namely Kowloon Walled City Park, Kowloon Tsai Park and Morse Park.

I hope the piece of Kai Tak land shall be planned and designed by international competition, what our Government's planning and local contests are too jejuneness.
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Old July 30th, 2006, 07:04 AM   #144
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啟德研纜車接觀塘
30/07/2006

【本報訊】規劃署就啟德規劃檢討昨舉行第二場地區論壇,與會市民促請政府興建行人及汽車通道連接觀塘與啟德跑道,當局稱正研究連接兩區的方法,包括高架行人或行車天橋、隧道及纜車,但強調方案須符合經濟效益。另外,圍繞跑道的海濱長廊會設有架空觀景台,在「零填海」政策下提供更多海旁休憩用地。

規劃署助理署長關才貴在論壇上指出,署方現正積極研究連接啟德與觀塘方案,至於外界關注的明渠臭味問題,土木工程拓展署將在八月揀選最炎熱的日子進行實地測試,到時可進一步了解明渠臭味是否真正獲解決。

昨日地區論壇反應未見踴躍,規劃署發言人表示,已透過區議會及民務事務署張貼海報進行宣傳論壇,另亦發信邀請專業團體、地區組織、大學等機構參與。
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Old July 30th, 2006, 05:23 PM   #145
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「啟德大空地」規劃設計奪冠
明報 07月 29日 星期六 05:05AM

【明報專訊】建築師學會及香港規劃師學會合作舉辦的啟德城市設計比賽,由名為「啟德大空地」的作品奪得冠軍,得獎建築師把啟德水道變為有用的休憩空間,並把體育館位置放於水道東北岸,以及將

住宅向後移,令機場跑道上不設住宅等。多名業內人士指出,獲獎作品值得政府借鏡,作為日後會供東南九龍規劃參考。

冠軍得主的Aedas公司建築師施健文表示,該作品與兩名建築師合作,因發現東九龍缺乏綠化環境,希望啟德的發展可令區內有更多的空間感,其中包括跑道上不設住宅及酒店、將體育館設於跑道側等,改以電動列車串連整個地區,並透過地底通道前往觀塘等舊區,以減低對環境污染。

電動列車作連接 減低污染

立法會議員劉秀成表示,已經將冠軍作品中有關的人工湖和維持跑道連貫性的概念向政府提出建議﹔他又表示,作品亦配合舊區沿有特色,值得政府參考。他又說,希望政府能夠在東南九龍規劃內盡快落實郵輪碼頭及體育館等設施。

建築師學會會長林雲峰表示,參賽作品重視避免將地皮作大型物業項目發展。香港規劃師學會副會長龐婉儀說,是次參賽作品雖然較為概念化,未必符合實際需要,但個別參賽作品試圖將舊機場的歷史文物,分佈於綠化公園內作展覽,亦可讓政府作參考。
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Old August 2nd, 2006, 03:24 AM   #146
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16樓高行人橋 啟德貫觀塘
東方 07月 29日 星期六 03:00AM

【東方日報專訊】政府剛發表的啟德概念規劃大綱圖中,並無提出連接啟德與觀塘方案,引起外界不滿,規劃署順應民意,正構思在啟德跑道末端興建約五十米高(相等十六層樓)的架空行人橋,連接啟

德與觀塘,讓區內逾五十萬人口分享啟德成果,但署方承認建橋很大機會涉及填海。有觀塘區議員認為,連接方案必須包括行車道,否則難帶動區內商貿活動。

規劃署今午舉行啟德第二場地區論壇,收集市民意見。

規劃署助理署長關才貴向本報透露,明白觀塘區居民訴求,故正與顧問公司研究興建全長約五百米的架空行人橋,連接跑道至觀塘。

飽覽維港另一景點

他冀望行人橋能成為啟德另一景點,讓市民在橋上欣賞維港景色。

關才貴表示,構思中的行人橋最少高四十至五十米,以防在觀塘貨物裝卸區運作的躉船撞到行人。

他續指,署方下月開始修訂啟德規劃大綱圖,位於跑道上端的都會公園及多用途體育館位置料維持不變。

香港工程師學會原會長黃澤恩建議,若以斜拉橋模式興建啟德行人橋,便毋須在海床興建橋躉支撐行人橋,避免填海,但他質疑,「條橋成十六層樓高,根本唔方便市民使用。」
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Old August 4th, 2006, 10:29 PM   #147
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會德豐地產建議提高啟德用地地積比率,料短期有地皮被勾出
經濟通
08月 02日 星期三 05:34PM

德豐地產董事黃光耀表示,現時港府建議啟德發展用地的地積比率為3倍至5倍,屬於偏低,由於該地皮為市區用地,故建議中地積比率會浪費了土地資源,他認為5倍至7﹒5倍的地積比率較為合適。

另外,他又估計,勾地表中有兩至三幅地皮,會於短期內會被勾出,會德豐亦有興趣吸納,相信下半年勾地申請會轉趨積極。

他又指,會德豐上半年只買入中半山一幅小型地皮較預期少,希望短期內再增加土地儲備。
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Old August 17th, 2006, 07:29 AM   #148
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Keep Kai Tak's identity, urges alliance
Joyce Kam
Hong Kong Standard
Tuesday, August 15, 2006

Any redevelopment of Kai Tak and its nearby suburbs should take into account the area's distinct character and must not become just another homogenized urban development, a lawmaker says.

Federation of Trade Unions legislator Chan Yuen-han, a member of the Kai Tak Alliance, said the government should maintain the district's identity in any redevelopment project. "Redevelopment doesn't mean we have to demolish everything. Old districts have a very strong local color that we should cherish and preserve," she said.

The alliance has suggested beautifying the Kwun Tong Public Cargo Working Area instead of turning it into a promenade. "The cargo area is crucial to the logistics and recycling industry. About 70 percent of recycled paper in Hong Kong is brought here to be shipped elsewhere," Chan said.

The government promised to arrange another site for the industry before they close the area.

"But Kwun Tong is the best site for us. It handles 7,000 tonnes of paper a month," Hong Kong Recycle Material and Reproduction Business General Association vice president Lau Yiu- shing said.

"If the government shuts down this area, we'll have to take the paper to Tuen Mun or Chai Wan, which will greatly increase our transportation costs." He added that 70,000 people would be affected by the move.

Chinese University of Hong Kong associate professor of architecture Wallace Chang Ping-hung said Kai Tak could be the economic driver for the whole district.

"The entire Kai Tak area is wrapped by highways. It's planned for vehicles to go around, not pedestrians as it's actually blocking visitors from walking to anywhere else. There's no way it will help activate nearby districts the way it is," he said. "And we have to pay attention to the noise and air pollution that traffic brings."
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Old August 18th, 2006, 08:12 AM   #149
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Does HK need more high rising buildings?
HK is amzing in nighttime decoreted tall buildings with bright neon.
I kind like HK at night.
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Old August 18th, 2006, 10:05 AM   #150
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From news.gov.hk:
Over 70 submissions on Kai Tak plan received
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Old August 18th, 2006, 08:28 PM   #151
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Do they apply the plot ratio of 3 to 5 or 7.5 to the WHOLE Kai Tak area, or just parts of it?
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Old August 29th, 2006, 04:48 AM   #152
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Aerials



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Old August 31st, 2006, 06:44 AM   #153
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60億打造場館 酒店商場一體化 啟德建體育城料賺梗
太陽
08月 28日 星期一 03:00AM

【太陽報專訊】政府計劃在東南九龍打造多用途體育館,舉辦體育盛事。顧問公司已完成初步財務評估,預算興建具開合式上蓋體育館、副場館、綜合體育大樓及其他配套,需要斥資約六十億元。單是場 館門票收入,已能自負盈虧,若加上周邊酒店、商場等帶來的收益,估計每年可有數千萬元盈餘。

啟德規劃檢討初步發展大綱圖構思在海旁興建一個多用途體育館,該館勢將成為維港的新地標。政府會在十月推出規劃方案再諮詢公眾,但為爭取時間,當局早已委聘顧問公司就興建大型體育館,進行可行性研究及財務評估,若市民支持興建體育設施,便會就具體細節諮詢公眾。

顧問公司早前在體育委員會會議上,向官員及委員交代多用途體育館財務評估報告,初步建議興建一個容納四萬五千人的主場館,並安裝開合式上蓋及預製草地組件,以配合多用途需要,大約要三十多億元。另外興建一個副場館、一所綜合體育大樓及其他配套,整個體育城共需約六十億元。最終造價要視乎市民是否支持有開合式上蓋。

對於外界擔心體育館會淪為「大白象」,浪費公帑,大型體育活動事務委員會主席胡曉明表示,可行性研究顯示體育館能夠自負盈虧。根據各體育總會提出,將來會舉辦的體育賽事,每年已帶來數千萬元盈餘;若加上舉辦演唱會、商場、酒店和停車場等收益,收入會更理想。他希望,立法會和社會都支持計劃,以長遠推動香港體育發展。

考慮公私營合作管理

政府正考慮以公私營合作經營模式管理體育城。政府興建場館後,將成立信託公司接管物業資產及負責營運,政府會委任知名人士及專業人士出掌這間公司。胡曉明認為香港有足夠合適人才,管理這個大型體育館計劃,由於計劃涉及商業成分,不能沿用康樂及文化事務署一貫管理做法,需外界工商專業人士協助。

香港○九年首次主辦東亞運動會這類大型體育盛事,但多用途體育館最快在二○一三年才有望落成,政府要在將軍澳興建運動場,及翻新多項體育設施以應付需要。胡曉明坦言,社會就東南九龍規劃爭拗多年,體育館未能在時間上配合賽事,令他感到有點遺憾。
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Old August 31st, 2006, 06:35 PM   #154
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Old August 31st, 2006, 11:39 PM   #155
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Liberal Party says no to 'walled city' at Kai Tak site
Tonny Chan
Hong Kong Standard
Friday, September 01, 2006

The Liberal Party has proposed halving the government population projections for the redeveloped Kai Tak site, saying the 328-hectare area is too precious to permit skyscrapers from blocking the views to the rest of the Kowloon hinterland.

"It's the last thing we want to see, a walled city," said Edward Ho Sing- tin, convenor of the Liberal Party's ad- hoc committee on Kai Tak redevelopment. "Kowloon is perhaps the most densely populated place in the world and Kai Tak is the last premium piece we have in Hong Kong. If high-rises were to be allowed on the site, we will end up seeing a wall of buildings."

"The `walled city' effect is very much something we want to avoid. We're proposing buildings not higher than 30 stories - that is hardly a highrise according to Hong Kong's standards," party chairman James Tien Pei- chun said.

The party is the last to comment on the Kai Tak redevelopment package after the public consultation closed officially on August 23.

At the Liberal Party's request, Secretary for Housing, Planning and Lands Michael Suen Ming-yeung has extended the date for it to submit its alternative blueprint.

The Liberal's package calls for:

The population to be drastically reduced to 43,250 from 86,500 as projected by government planners;

The number of residential flats to be halved to 15,250 from 30,500;

The plot ratio for residential development be lowered to between 1.5 and four times from the government's suggestion of 3.5 to five times;

The floor space allocated to commercial offices be scaled down to 441,250 square meters from a total of 700,000 sqm.

Ho said they were also concerned about the development of the old urban districts behind Kai Tak, and hoped their proposal could help to increase community interaction which, in his view, could invigorate districts on the fringe.

Unveiling the package at its Central headquarters Thursday, Tien said Kai Tak was more than eight times the size of the West Kowloon cultural hub and every stone must be turned to make Kai Tak a green redevelopment.

The Liberal Party proposals have grouped the redevelopment package into six aspects: tourism, community, sports, waterfront leisure, green transportation and green management.

Highlights include three bridges including a suspension motorway at the end of the former Kai Tak runway linking the redevelopment with the rest of Kwun Tong and Kowloon Bay, finger piers for yachts and an artificial beach along the nullah which currently emits a foul stench and a three-berth cruise terminal big enough to anchor even the world's biggest cruise ship, the Queen Mary II.

Like the Democratic Alliance for the Betterment and Progress of Hong Kong, the Liberal Party has argued for a monorail loop around the redevelopment - a notion already branded by officials as "too expensive."

The party agrees with the government that the controversial 45,000-seat sports stadium should be located at the northern end of the runway rather than further to the north as suggested by the DAB.

In addition to the main stadium, the Liberal Party also proposes a 5,000-seat indoor gymnasium annex and a smaller multipurpose hall next to the main stadium.
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Old September 1st, 2006, 04:21 PM   #156
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自由黨提 啟德規劃建議
09月 01日 星期五 05:05AM

【明報專訊】政府就啟德規劃的諮詢已經完結,自由黨昨日提出他們的東南九龍發展計劃方案,建議將政府方案的居住人口和單位數目都縮減一半,分別只得4.3萬人和1.5萬伙。他們又建議設單軌列車,環繞啟德區內行走,並且連接觀塘站和將來的啟德站。

倡人口住宅減半

自由黨昨在記者會中展示他們的計劃模型,該計劃由建築師何承天領導的研究小組提出,並聘請顧問研究,計劃包括有3道吊橋連接啟德跑道和觀塘、九龍灣等地區,又設有X-game遊樂場及遊戲中心、電動高卡車場等。

何承天表示,由於將來土瓜灣等地都會有市區重建,所以他們將啟德規劃中的住宅密度減低,並增加更多綠化和休憩設施。他們亦建議將東九龍的貨物起卸區搬遷。
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Old September 1st, 2006, 04:26 PM   #157
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政府拍板啟德建郵輪碼頭
08月 28日 星期一 03:30AM
綜合報道
星島日報報道



啟德發展計畫公眾諮詢近日結束,政府快將宣布放棄中期性郵輪碼頭計畫,以落實在啟德興建郵輪碼頭。政府正邀請顧問落實啟德郵輪碼頭工程,據悉,當局要求將啟德發展成區域性的郵輪碼頭樞紐,目標是可停泊全球最新款的超級郵輪,三大郵輪瑪麗皇后二號、自由航行號及創世紀計畫號,將是被招攬來港的目標。

港府去年底收取六份郵輪碼頭中期選址建議書,但經審議財團提出的選址和建議後,發現可行性不高,近期一直盛傳財團提交的方案將「全軍盡墨」。本報獲悉,近日啟德發展計畫完成公眾諮詢,當局快將正式宣布放棄該中期性郵輪碼頭計畫,鐵定直接在啟德興建郵輪碼頭。

據了解,當局銳意將日後在啟德落成的郵輪碼頭,打造成區域性的郵輪碼頭樞紐,以為本港帶來可觀的經濟效益,稍後將邀請顧問展開一系列的工程研究,目標是落實郵輪碼頭在啟德選址的具體範圍,以供實際設計之用,以及了解所需的海上工程。

港府認為,現今世界郵輪業的趨勢,是發展較為大型的超級郵輪,故希望本港未來落成的郵輪碼頭規模,亦能順應這種潮流,可供停泊全球最新款的郵輪。故啟德的郵輪碼頭應以能夠同時停泊兩隻三百四十五米長的巴拿馬型郵輪,或是同時停泊一隻三百六十米長的超巴拿馬型郵輪及一隻巴拿馬型郵輪,作為最基本的興建標準。

當局甚至盼望顧問公司在研究時,以現時全球最大型及最新款的瑪麗皇后二號郵輪 Queen Mary 2、自由航行號 Freedom of the Seas 及創世紀計畫號 Project Genesis,作為可供停泊郵輪的參照。不過,當局亦會建議郵輪碼頭預留發展彈性,迎合瞬息萬變的郵輪業市場,並能同時容納一些較小型的郵輪。

據當局初步評估,郵輪碼頭正式興建時,無可避免需要在進出碼頭的航道,或維港內的部分水域挖走淤泥或沉積物,以便提供足夠水深,供郵輪在港內進出或「掉頭」。

不過,當局會遵照環運局的指引,盡量減少挖掘範圍,又會要求顧問研究如何處理所挖出的淤泥,以及重置現時的海底煤氣設施。

另外,當局亦計畫在研究初期,透過顧問公司安排一個為期十至十四天的交流團,參觀其中兩個國家的郵輪碼頭設施,並分別與當地郵輪碼頭的設計、建造、營運及維修等方面專家作交流,當局初步屬意揀選日本、新加坡及北美洲取經。

據了解,當局希望能在過程中深入了解海外郵輪碼頭的規劃方式、與臨近土地的連合、以及如何處理環境和營運等技術問題。
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Old September 3rd, 2006, 12:36 AM   #158
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Proposed Kai Tak density should be halved, Liberal Party says
1 September 2006
South China Morning Post

Residential and commercial density at the former Kai Tak airport site should be half what the government proposed, according to an alternative development proposal for the area unveiled by the Liberal Party yesterday.

Party chairman James Tien Pei-chun said the party had not intended making drastic changes to the government's proposal, "but the members of our study group, our district representatives, and our consultant had the view that the proposed population was quite a lot".

"Our view is that this land is not just for the Kai Tak area but that the surrounding districts could benefit from it being a green and low-density area as well."

The Liberal Party's proposal has room for 43,250 people in 15,250 flats, and 441,250 square metres of office space. In the original government proposal, 86,500 people would live in 30,500 flats and there would be room for 700,000 square metres of office space.

The plot ratio - the floor area of the buildings divided by the area of the site - for residential areas under the Liberal Party plan would range from 1.5 to 4, compared to 3.5 to 9 for the government's plan.

Nearly all of the proposed reduction in residential areas would come from private housing, rather than public.

Study group convenor Edward Ho Sing-tin said Kai Tak should become a low-density area because population density in the surrounding districts was set to increase.

With height restrictions removed since the Kai Tak airport stopped operating, "many of the buildings could be up for redevelopment, and they would then be made much higher", he said.

Mr Ho said the new plan also addressed the issue of connections between Kai Tak and the surrounding areas, for which the original government plan has been criticised.

It proposes building a monorail system with 13 stops and increasing the number of bridges linking the former runway area with Kwun Tong and Kowloon Bay from one in the government's plan to three.

Chan Wai-kwan, chairman of the Harbourfront Enhancement Committee's subcommittee on southeast Kowloon development, said he welcomed the proposal but said there needed to be a sufficient number of residents for Kai Tak to develop successfully.

"As to whether that number is 80,000 or 40,000, that's a matter for people to discuss."

An amended outline zoning plan is expected in a month, when the public will be invited to comment.
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Old September 3rd, 2006, 12:37 AM   #159
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Hong Kong's new push for space
Plan for parks, walkways at old airport site shows shift in thinking
By Wendy Lee
31 August 2006
The Wall Street Journal Asia

HONG KONG -- In this jam-packed city where real estate is expensive to exorbitant, the development of an old airport on prime waterfront property has been caught up in a fundamental debate: How much space do people need?

Hong Kong's population is dense. Its Kwun Tong district houses nearly 50,000 a square kilometer -- roughly twice the density of Manhattan. The smallest housing-project apartments in Kwun Tong are just 88 square feet.

It isn't that this former British colony lacks land. Vast swaths remain undeveloped, but city planning here usually takes a back seat to maximizing profits from government property, the revenue from which accounts for 12% of the city's budget. Eager developers end up building skyscraper apartments on tiny patches of land and giant malls with office towers on top.

That thinking is changing markedly, as evidenced by a redevelopment project at the city's storied Kai Tak airport, which closed in 1998. When it is finished, the new Kai Tak adjacent to Kwun Tong will look like nothing else this city has seen before. More than one-third of the land will be dedicated to open green space, mostly divided into four public parks and a waterfront promenade. The largest of the four will be Metro Park. At 24 hectares -- bigger than Boston Common, which is 20 hectares -- it will be Hong Kong's biggest urban park.

"Not everybody has access to a country club," says Liu Yuyang, an assistant professor of architecture at Chinese University of Hong Kong. "Everybody needs some breathing room so people don't go crazy."

That said, the new Kai Tak won't exactly be like New York's Central Park: The site also will feature a stadium, 6,800 hotel rooms, a cruise-ship terminal and housing for 86,500 people.

Current plans for the airport came after others were ruled out. In 2003 flight instructor Francis Chin founded the Save Kai Tak Campaign, fighting to preserve the airport's heritage with a museum and a short runway. Kai Tak was legendary for its white-knuckle landings, with descending aircraft making a 47-degree turn, bringing the plane so close to Hong Kong's apartment buildings that nervous passengers could see the flicker of television screens through bedroom windows.

The government rejected Mr. Chin's plans for a runway, but injected some of his ideas in a runway park that will feature such airport memorabilia as the former air-traffic-control tower.

At first, after Kai Tak shut down, the site was slated to be a "city within a city" housing 320,000 and filling in about 300 hectares of harbor waterfront. At that time, the government projected Hong Kong's population would swell and planned to build at least 85,000 apartments in the city each year. Those plans drew flak from environmentalists and residents such as attorney Winston K.S. Chu.

Quitting his job, Mr. Chu spent years battling plans to fill one part of the harbor. He and his environmentally minded mother, now 91 years old, had net personal expenditure of about US$1 million on a lawsuit contesting harbor plans. In 2004 Hong Kong's Court of Final Appeal ruled the government couldn't fill in any part of the harbor -- including Kai Tak -- without "overriding public need."

"We are telling the government town planning should not be for money, it should be for the people," Mr. Chu says. "I think slowly the message is getting through."

Mr. Chu's lawsuit, along with an unexpected damping in population growth, brought about a considerable shift in the government's approach to urban planning. In 2004 the city scrapped its earlier designs and began a massive public consultation. The government invited people to the Kai Tak site, posted videos of the plan online and even displayed a miniature model of the Kai Tak site in the subway. About 700 citizens have participated in each step of the process.

"The community called for improvement in the quality of living," says Kelvin Chan, a government planning officer. "Greening contributes to the quality of living environment and makes it more environmentally friendly and pedestrian friendly."

Hong Kong's change of heart also was influenced by the 2003 outbreak of severe acute respiratory syndrome. In one 33-story apartment tower, more than 300 people were infected by the disease. One theory holds that the worn-down plumbing in the complex caused an infected patient's virus-tainted waste to spread to other residents' apartments. "With the advent of SARS, the government began to realize they have reached the critical limit with this density game," says Essy Baniassad, chairman of the Department of Architecture at Chinese University.

In the city that introduced feng shui design to the world, Hong Kong planners have paid far more attention to the angles of buildings than to the people who inhabit them. Public housing in Hong Kong is designed following a density formula that leaves little room for outdoor spaces, Mr. Baniassad says. The law stipulates that each person living in public housing be given a minimum of about 59 square feet -- and some complexes go no further.

In Kwun Tong, residents say they have trouble breathing because of the towering apartments and concrete walkways that block air from circulating. "These buildings are a concrete jungle, trapping the pollutants," says 72-year-old Leung Kanluen, who has lived in the neighborhood for 15 years. Mr. Leung says he rides an hour on the bus to visit a theme park with gardens but would much rather walk to a nearby park.

The latest Kai Tak plan embraces open space and living and entertainment concepts common in many cosmopolitan cities but entirely foreign here. Plans for housing are still fluid, but there is talk of limiting some buildings to a mere three stories and crisscrossing the residential areas with footpaths to encourage people to greet their neighbors. Drawings depicting the new Kai Tak even show people sipping coffee at open-air restaurants, which the government currently restricts in most parts of the city.

"We are trying to create a comprehensive neighborhood environment," says Mr. Chan, the government planning officer.

Still, some in the city are skeptical about whether the government will really implement their ideas. "They listen to what you say, but they aren't going to do anything," says retired businessman Wang Hoiman, who is touting his own plans to make an exhibition center.

Another challenge comes from local political party Democratic Alliance for the Betterment and Progress of Hong Kong, which teamed up with architects to redraft the Kai Tak plan to make the park more accessible to poorer neighboring communities. The redrafted plan locates the park closer to a subway station and adds an artificial beach and a bridge. The government has expressed interest in some of those ideas.

Not all residents are focused on grass and open space. An organization called the City Planning Concern Group wants to build a skyscraper-size "Dragon Pearl Tower" -- to symbolize Hong Kong's reputation as the "Pearl of the Orient" -- at the end of the old runway. It would feature a round LCD monitor on its top, flashing such messages as "Welcome to Hong Kong."
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Old September 7th, 2006, 04:57 PM   #160
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新地東九龍兩盤攻創富一族 一主打大單位 一配套大型商場
09月 04日 星期一 05:05AM

【明報專訊】「未來10年,由觀塘裕民坊橫跨至啟德機場一帶的東南九龍,肯定會有翻天覆地的變化,並會成為香港其中一個最富庶的區域﹔因此,集團旗下兩大全新樓盤——飛鵝山麓項目 ( 牛池灣豐盛街 )、太子道東項目 ( 原新蒲崗裁判司署 ),將會打造成區域性地標式建築,以配合整個區域的蛻變。至於目標客源,已經瞄準了年齡在35歲及以上的『創富一族』。」新地代理執行董事周國賢接受專訪指出,雖然物業預計於09年始落成,但最快今年10月起就會展開前期推廣活動,成新地近年最早啟動宣傳的大型新盤。

飛鵝山麓項目 兩房已700呎

周國賢表示﹕「東南九龍 ( 原啟德機場一帶 ) 將打造成集國際級郵輪碼頭、大型體育館、高尚住宅區於一體的全新綜合區。參考北美大城市如溫哥華、洛杉磯的經驗,毗鄰郵輪碼頭的,通常是當地最高檔的海濱豪宅區,以及最繁華的旅遊區,而東南九龍10年後的發展模樣將會與此極為相似。因此,飛鵝山麓、太子道東兩個全新住宅會配合該區的脫胎換骨,不但打造成集團在東九龍兩大旗艦盤,還會是『無論遠近都可以望到』的地標式分層豪宅。」

事實上,新地計劃最快10月啟動宣傳,但推介的並非樓盤本身,而是從宏觀角度介紹東南九龍未來10年的蛻變,以進行前期「洗腦」。

周國賢坦言﹕「集團早年開售沙田新城市廣場、以至近年開售的馬灣珀麗灣、元朗YOHO Town,宣傳工作都是『慢慢煲』出來的。」

周續稱,據集團分析所得,「與當年元朗YOHO Town針對年輕買家最顯著的不同,是飛鵝山麓、太子道東項目的潛在買家,應是年齡在35歲以上、盛年及事業正值鬥期的『創富一族』。所以物業整體設計肯定會走豪宅檔次,依循現代時尚、但不失尊貴的路線。」

新蒲崗盤 基座設30萬呎商場

以飛鵝山麓項目而言,周國賢指現計劃興建5幢大廈、提供800餘個單位,但兩房戶型只會佔少數,他強調就算是兩房單位,也肯定會在700呎以上,並非一般400至500餘呎類型。此外,絕大部分單位將來都會擁有海景,並以1000餘至2000餘呎戶型為主,當然也會有多款特色巨戶,物業預計09年始落成。

至於太子道東項目,則擬興建1400餘個單位,基座會打造一個佔地約30萬呎的主題式商場,具有與集團同系觀塘apm商場遙相呼應的「戰略性意義」。

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