[hkskyline]

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

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

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

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

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

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

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

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

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

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

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

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

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

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

 

[hkskyline]

Yau Tong project may be downsized
Raymond Wang
28 April 2006
Hong Kong Standard

A large consortium led by Henderson Land is seeking a breakthrough for its planned mega housing project in Yau Tong Bay, estimated to be worth HK$60 billion, after the Kowloon East project stalled last year because of a land reclamation controversy.

Proposals for the much-awaited residential project _ which calls for the reclamation of 12.5 hectares of land from the sea and will transform Yau Tong Bay into a 22-hectare residential and commercial center _ will be submitted to the Town Planning Board within a couple of weeks, Henderson Land said.

If the reclamation is banned, the company said it might just slash the size of the project in order to push ahead with the development of the former shipyard.

"We will discuss with other owners of the Yau Tong Bay site regarding the proposals before submission," Henderson Land property development department general manager Augustine Wong Ho-ming said, without elaborating.

As currently planned, the project will provide 10,000 flats in 40 blocks with a total gross floor area of 9.7 million square feet, of which 1.7 million sq ft will be owned by Henderson.

The project is expected to be one of the biggest in Kowloon, coming in at about two-thirds the size of Tai Koo Shing, the largest development on Hong Kong Island. It will fetch nearly HK$60 billion, based on the almost HK$6,000 per square foot earned by the Canaryside development in Yau Tong. Other consortium members are New World Development, Wharf Holdings and some shipyard and timber mill owners.

Despite receiving land reclamation approval from the Environmental Protection Department in 2002, the project was delayed when the government began reviewing all reclamation projects after a public outcry against filling in the harbor in 2004.

In 2003, a court ruling against reclamation off Wan Chai said that any encroachment into the harbor had to be justified by a demonstrative overriding public need. While this does not cover the Yau Tong area, it did cause the government to rethink its approvals.

But the consortium argued that their reclamation would be positive for Yau Tong Bay, since it would involve cleaning up heavy pollution left over from when the bay was home to a shipyard.

 

[spicytimothy]

man... this reclamation thing is getting on my nerves, altho I do understand that we gotta draw the (coast)line somewhere but this has been dragged on since 1989? thaz a bit farfetched...

 

[hkskyline]

Yau Tong reclamation proposal dropped
Chloe Lai
9 October 2006
South China Morning Post


A consortium led by Henderson Land has decided to drop a plan to reclaim land off Yau Tong Bay for a large waterfront residential and commercial development, a senior executive said.

The executive said future proposals submitted to the Town Planning Board for endorsement would not include reclamation.

But a planning academic said good design that complied with the Harbour Planning Principles required more than just abandoning reclamation plans.

The bay plan is the first major development involving reclamation since the Court of Final Appeal in 2004 practically ruled out harbour reclamations.

The executive said: "We have commissioned five to six designers to work on different plans. We will choose one or two for the board to consider. None of the plans the designers are working on involves reclamation."

The Harbour Planning Principles require that all harbour-front developments involve the public on planning. They also call for developments to not only cater to the economic needs of the community, but also its social and environmental needs.

Ng Mee-kam, associate professor at the University of Hong Kong's Centre for Urban Planning, said she was worried the consortium would crowd the project to compensate for the financial loss of being refused permission to reclaim land for more buildings.

"No reclamation means the developers will have to scale back the development," she said. "I believe they will increase the density to make up for the loss of development space and revenue."

Professor Ng, who is also a government harbour adviser, warned high-density development would create more traffic which would worsen the environment.

She said the developers should also present their plans to the Harbourfront Enhancement Committee for comment. The Harbour Protection Ordinance covers the bay.

Since the appeals court decision, the consortium has argued that reclamation was the only option to clean contaminants from the seabed, stating this met the decision's "overriding public need".

 

[Kaitak747]

油塘打造東九太古城

油塘打造東九太古城




13/12/2006





【本報訊】東九龍也有「太古城」？隨東九龍急速發展，房屋委員會拍板斥資逾二億元，在油塘打造出一個「東九龍太古城」，興建歷來最大規模的商場發展項目，包括油塘第四期及東區海底隧道旁地盤第六期，並以高架購物廊連貫，更於場內引入戲院及保齡球場等設施。該商場預計最快於明年十一月底動工，○九年底完工。
本周五，房屋委員會建築小組將會討論油塘第四期、東區海底隧道第六期及高架購物廊的建議設計及工程預算，如有關設計獲通過，會隨即展開招標程序。

該個油塘商場發展計劃是房委會歷來最大型的發展計劃，總面積約四十萬平方呎。房委會早前特別聘請顧問進行研究，將該商場定位為一站式的家庭娛樂中心，與觀塘熱點商場apm分庭抗禮。至於高架購物廊採雙層設計，兩旁設有形形色色的零售商舖，並會串連已建成的鯉魚門廣場，營造逛不完的感覺。

有消息指出，油塘大型商場落成後，房委會不會即時售予領匯，因為新商場難以估值，故會待有關商場有成績後，才善價而沽。另外，九龍灣多個大型商場如EMax及MegaBox等雖相繼落成，卻不會影響油塘大型商場的吸引力，因為當局相信僅油塘區已有足夠人口支持新的商場，亦會吸引藍田一帶的人流。

 

[sfgadv02]

Can't wait to see the design.

 

[Kaitak747]

房委油塘申建逛不完商場

房委油塘申建逛不完商場



【明報專訊】房委會剛向城規會申請於油塘地鐵站旁，興建1幢8層高、面積43.4萬方呎的商場，並會貫通現有21.53萬方呎鯉魚門廣場，合併成為65萬方呎的商場，面積超過同約60萬方呎的觀塘apm商場及九龍灣德福廣場，將成為東九龍(包括將軍澳)第三大商場(見表)。

65萬方呎 超德福apm

apm商場發展商、新鴻基地產租務部總經理馮秀炎表示﹕「觀塘和將軍澳加起來，接近100萬人口，絕對可以容納多一個超大商場」。她不擔心競爭﹕「這邊(東九龍)一路只有德福、淘大及apm，開多一個商場會吸引客人，做大個餅，各師各法」。

房委會日前正式向城規會申請，將油塘站旁的第4期用地，興建1幢8層高商場，合共49.7萬方呎，較03年城規會批出的30萬方呎，擴大60％，其中最底3層用作公共交通交匯處、社區中心及停車場，而4樓至8樓則為商場，預計2010年落成。申請指出，43.4萬方呎商場會連接鯉魚門廣場，令總面積合共達65萬方呎。

房委拍板斥資逾2億元，計劃在油塘打造出一個「東九龍太古城」，興建房委歷來最大規模的商場發展項目，商場將以高架購物廊連貫，早前曾有消息指出，場內會引入戲院及保齡球場等設施。該商場預計最快於明年底動工。

房委會早前曾特別聘請顧問進行研究，將該商場定位為一站式的家庭娛樂中心，與觀塘熱點商場apm分庭抗禮。至於高架購物廊採雙層設計，兩旁設有形形色色的零售商舖，營造「逛不完」的感覺。而房委至今未有透露該大型商場會否或何時出售予領匯。

 

[sfgadv02]

Well, MegaBox is already big as well, although the location is inconvinent since there are no train station.

 

[hkskyline]

Proposals for developing Yau Tong Bay thrown down
8 September 2007
Hong Kong Standard

The Town Planning Board has vetoed all three options for the HK$20 billion Yau Tong Bay development plan.

Board members questioned the proposed height of buildings on the waterfront, one of which was 200 meters.

The Planning Department criticized Henderson Land's (0012) calculation of plot ratios and gross floor areas, saying they included the proposed promenade and deviated from planning standards.

The three options all have a total plot ratio ranging from five to six, with the developer planning for 5,000 residential units, with one option containing 10 twin towers and two low-rise blocks for residential use with heights ranging from 48 meters to 188 meters and a 178-meter office building.

The second has no office building but 11 residential twin towers and two low-rises with heights ranging from 48 to 188 meters.

The third option has 14 150-meter twin towers with a 200-meter office block.

Although the department preferred the second option which has no office blocks, none of the three options garnered support from board members.

Board member Michael Lai Kam- chang said he has reservations about all three designs with buildings close to 200 meters compared with the tallest building on the Hung Hom waterfront, which is only about 75 meters tall.

Another member, Stanley Wong Yuen-fai, said the developer did not provide adequate information or models to justify such high-rises on the waterfront.

Even the Planning Department considered the gross floor areas of the three proposals excessive and unacceptable for the waterfront.

Town Planning Board chairman Raymond Young Lap-moon requested the Planning Department give Henderson planning parameters and meet the board again in about two months.

Augustine Wong Ho-ming, Henderson Land property development general manager, said the decision was disappointing, adding that the board should not focus solely on building heights.

Wong said the ruling that the promenade area be excluded from the plot ratio was unfair.

Victor Lai Kin-fai, managing director of Centaline Surveyors, said the board was bold to show its concern about air quality.

Lai said since concerned groups have raised the issue of the ``wall effect,'' the government can no longer drag its feet in tackling the problem.

What worried him was that lower height limits may raise building densities, which also would hinder air flow.

 

[hkskyline]

恆地牽頭油塘灣發展大計，倡劃一高限１２０米遭拒
1 December 2008
經濟通新聞

恆地（０００１２）牽頭的４００億元油塘灣發展大計，向城規會提出３項建議，包括政府設施不計入總樓面、整區劃一設定高限１２０米，及容許沒１００％業主同意亦可發展等，但

不獲城規會接納，維持原先發展限制。

城規會早前宣布修訂「茶果嶺、油塘、鯉魚門分區計劃大綱草圖」，把油塘灣綜合發展區現有水域刪去，確保不可填海，同時就區內發展用地全面加入高度限制，有關修訂公眾

諮詢期間共接獲１５份意見。

 

[spicytimothy]

Yet another plan dies. Why is height such a big deal especially is a place like Yau Tong, and when is this fad gonna go away?

 

[EricIsHim]

Yet another plan dies. Why is height such a big deal especially is a place like Yau Tong, and when is this fad gonna go away?

Because it's also important to protect the unique mountain ridge line that we have besides economic development.

 

[_00_deathscar]

Which Hung Hom Waterfront are they talking about? The Harbourfront is certainly greater than 75m.

 

[_00_deathscar]

A 200m building in Yau Tong would look pretty ugly to be fair.

 

[spicytimothy]

Because it's also important to protect the unique mountain ridge line that we have besides economic development.

Ok I might be thinking of the wrong place if so forgive me.

but I thought that side of Kowloon, the mountains were already pretty much completely cut open ready for public housing is it not? I remember walking along the shore in Sai Wan Ho and looking across the harbor I don't think you can even call it a mountain let alone an actual ridge... it looks like giants dirt steps up the side of the mountain... or was I looking at somewhere else??

I understand height restrictions but I really wish they would do a step-up approach rather than a bunch of short buildings with the same height. What they have right now, the uniformity in height is absolutely hideous.

 

[EricIsHim]

Ok I might be thinking of the wrong place if so forgive me.

but I thought that side of Kowloon, the mountains were already pretty much completely cut open ready for public housing is it not? I remember walking along the shore in Sai Wan Ho and looking across the harbor I don't think you can even call it a mountain let alone an actual ridge... it looks like giants dirt steps up the side of the mountain... or was I looking at somewhere else??

I understand height restrictions but I really wish they would do a step-up approach rather than a bunch of short buildings with the same height. What they have right now, the uniformity in height is absolutely hideous.

You are probably talking about this:

This is the quarry on Anderson Road. The facility has been there for decades, but has become more exposed in the past few years. That mountain was the outskirt of urban area decades ago when it started operation. It's a history carried on til today. The materials are being used for reclamation, concrete manufacturing and other construction projects, mainly for government projects.

The quarry is coming to the end of its service. The site has been planned for residential use, and soon more towers will pop up from there. The zoning plan is still limiting building height higher than the mountain ridge. With additional tree planting on the exposed cliff, the mountain will soon return to its green as a backdrop for the new residential area.

 

[spicytimothy]

And is this behind Yau Tong?

 

[_00_deathscar]

The bit by the two pink buildings is Yau Tong.

The place Eric posted is further west (to the left) in the picture - taken from Les Saisons in Sai Wan Ho

 

[EricIsHim]

^^ Lovely and perfect. You can find any picture with any angle you want. =)
The picture I posted is that "cliff", fourth mountain peak from the right.
The other three mountain peaks on the right are all between about 200 and 230+m above sea level. If we put any 200+m building over there, we are gonna lose the background. The ordinance for Hong Kong Island allows building as high as 80% of the mountain back; if it is the same here, it means the buildings are allowed to be in the 160m range.

It also seems like there is some excavation going on behind Yau Tong, too.
That's probably the new tunnel towards Tiu Keng Leng under construction.

 

[Itarilde]

Some renderings form the DLN site