MIT-DUSP_HK_Studio_2011_report

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Hong Kong Urban Planning Studio 2011

Š 2011 MIT, School of Architecture & Planning. Cover Source: Google 2

HONG KONG URBAN PLANNING

DUSP

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Sponsors:

STUDIO 2011 MIT SCHOOL OF ARCHITECTURE + PLANNING

Zuni Icosahedron: Hong Kong Based nonSUR¿W FKDULW\ DUWV RUJDQL]DWLRQ

Instructors:

HKICC Lee Shau Kee School of Creativity Zuni Icosahedron

Tunney Lee, Professor of Architecture and Urban Studies and Planning, Emeritus. Andres Sevtsuk, Lecturer in Architecture and Urban Studies & Planning.

Cheung Kong Design Research Center TA:

Jasmine Susanna Tillu.

Students:

Caitlin Cameron Andrea Kyna Cheng Mai Thuy Tran Dang Angela Jane Hadwin Seunghyun Kang Vig Krishnamurthy Wataru Nomura Melissa Alane Schrock Courtney A. Sung Alexis Abreu Taylor Dong Wang Jie Xia

Ronald Lu & Partners CUHK Chinese University of Hong Kong – School of Architecture

Visiting Reviewers:

Julian Beinart Lawrence Cheng John DeMOnchaux Antonio DiMambro Justin Fay James Lee Anthony Pangaro Thomas Piper 7RPDV] 5R]ZDGRZVNL Kairos Shen Robert Simha Hope Stege Cynthia Ting

Visiting Lecturers:

Randall Imai Yu-hung Hong

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CONTENTS Studio Description Tunney Lee

7

Introduction Andres Sevtsuk

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Physical Analysis Angela Hadwin, Seung Hyun Kang, Wataru Nomura

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Land Use & Transportation Analysis Vig Krishnamurthy, Melissa Shrock, Alexis Taylor

19

Social & Demographic Analysis Caitlin Cameron, Mai Dang, Dong Wang

25

Group Proposals

41

Cattle Depot Artist Village Seung Hyun Kang, Melissa Shrock, Courtney Sung

43

The Waterfront Caitlin Cameron, Mai Tran Dang, Alexis Taylor

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Weaving a Neighborhood Fabric Angela Hadwin, Vig Krishnamurthy, Wataru Nomura

91

Redevelopment and Housing Strategy Andrea Chang, Jie Xia, Dong Wang

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Individual Planning Tools

143

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STUDIO DESCRIPTION

INTRODUCTION

TUNNEY LEE

ANDRES SEVTSUK

Hong Kong has become both a world city and one of the anchors of the Pearl River Delta. It continues its integration with Shenzhen, its neighbor to the north. Having built successful new towns with high density housing out of necessity – scarcity of land, tight political boundaries, shortage of housing, it is now rethinking its priorities. The studio will be exploring the next stage as Hong Kong strives to become a sustainable high density city with an enhanced quality of life.

Hong Kong’s unique history, geography, and political economy have produced an unusually intense built environment that keeps fascinating architects and planners in the East as well as the West. The city stands out across Asia for not only its remarkable economic achievements – it is home to one of the busiest container ports and VXFFHVVIXO UHDO HVWDWH DQG ¿QDQFLDO PDUNHWV LQ WKH World – but also for its extraordinarily diverse cultural heritage. Hong Kong has the third largest ¿QH DUWV PDUNHW DIWHU 1HZ <RUN DQG /RQGRQ DQ XQULYDOOHG ¿OP LQGXVWU\ LQ (DVW $VLD D YLEUDQW GHsign community, and a culinary culture envied by cities several times its size. The planning mechanisms that have delivered these accomplishments have traditionally relied on strong government involvement, market-driven decision making, and a bold capitalization of every possible revenue stream that could further expand the GDP of its region. In line with this path, the city is now investing $21.6 billion to build the Norman Foster designed West Kowloon Cultural District that will add 15 new performing arts venues and several museums to West Tsim Sha Tsui.

- The site will be in the vicinity of the old airport around the Cattle Depot Artist Village, the 13 Streets and the ferry pier. The focus will be on development strategies to create a sustainable neighborhood built around a creative community. - The issues of sustainability include the environment, the economy and equity. For the neighborhood scale, our initial analytical framework are: the built and natural environment; people and culture; transportation and land use; real estate and planning systems. We will build on the work of studios in Shenzhen and Shantou. - Interdisciplinary Studio open to students with diverse interests/skills. Individual and teamwork. Teamwork will involve design, physical planning along with environmental, economic and social issues.

Paralleling the powerful efforts of the Urban Renewal Authority (URA), the state arm in charge of assembling land parcels to attract colossal developers to execute the city’s renewal, there LV KRZHYHU DQRWKHU VLJQLÂżFDQW IRUFH RI FKDQJH emerging in Hong Kong. This force is decentralized and grass-roots in spirit, generated by a diverse population that demands a larger say in the city’s continued growth. “With Hong Kong’s return WR &KLQD LQ ´ DUJXHV /HQJ :RR DQ XUEDQ scholar at the Chinese University of Hong Kong, “its people have come to view the city, its history

and form, with a heightened sense of belonging. Authorities that forge drastic change are now met with increasing resistance from residents, activists, and academics�. (Woo and Hui 2011) It is in the light of such a political atmosphere that this studio embarked on an investigation of the To Kwa Wan district in East Kowloon. The site we committed to investigate is 60 hectDUHV LQ VL]H ERXQGHG E\ WKH .DL 7DN UHGHYHORSment in the North East, the Kowloon Bay in the South East, the Ho Man Tin hills in the West, and a narrow bottleneck of arterial roads between the hills and the bay in the South (see map on the report cover). The former Kai Tak Airport right next to our site – currently the largest urban renewal site in Hong Kong (320 hectares) – is being reGHYHORSHG LQWR D PL[HG KRXVLQJ RI¿FH WRXULVP and recreation district. Two remarkable changes have taken place since Kai Tak’s original development proposal of 1998. First, in 2004 the city decided to stop all land reclamations in Victoria Harbor, prohibiting any additional expansion of its shores from the 2004 conditions. The new regulation forced the Kai Tak planners to abandon the initially proposed 219 hectares of new land reclaPDWLRQ ,QVWHDG RI ODQG¿OO +RQJ .RQJœV IRXU PLOlion tons of annual demolition waste is now being shipped to construction sites in Mainland China. Second, the initial land use plan of Kai Tak has also shrunk from its originally proposed 340 000 residents down to only 86,000 residents. Though partially attributable to the slowing population growth in the city, these decisions represent a sigQL¿FDQW FRXUVH FKDQJH LQ +RQJ .RQJœV SODQQLQJ apparatus – they are evidence of an emerging and unprecedented community force in shaping the planning decisions of the city. Indicative of this trend is also the list of clients that invited us to investigate the To Kwa Wan area: Zuni Icosahedron ¹ D QRQSUR¿W DUWV RUJDQL]DWLRQ WKH /HH 6KDX .HH 6FKRRO RI &UHDWLYLW\ WKH 6FKRRO RI $UFKLWHFWXUH DW WKH &KLQHVH 8QLYHUVLW\ RI +RQJ .RQJ &KHXQJ .RQJ 'HVLJQ 5HVHDUFK &HQWHU DQG 5RQDOG /X 7

3DUWQHUV Âą D SULYDWH GHVLJQ ÂżUP EDVHG LQ +RQJ Kong. Instead of a powerful city authority, our studio was commissioned by a group of local organi]DWLRQV WKDW DUH FRPPLWWHG WR LPSURYLQJ WKH IXWXUH of the neighborhood they inhabit.

site’s redevelopment, and implementing a related affordable housing fund that would channel a sigQL¿FDQW SRUWLRQ RI WKLV YDOXH WR WKH VLWHœV GLYHUVH resident- and artist population. The following pages of this report illustrate the group projects that aimed to capture these four opportunities.

The studio began with a ten-day site visit in January 2011. During this time, we met with a number of interest-groups and public institutions that are either directly involved with the site or play a sigQL¿FDQW UROH LQ +RQJ .RQJœV SODQQLQJ VFHQH 7KH VWXGHQWV GLYLGHG LQWR IRXU JURXSV HDFK DQDO\]ing and documenting the site through a particular lens: a) the physical and natural forms of the site, b) the social and demographic characteristics of its inhabitants, c) the transportation and landuse patterns of the area, and d) the real-estate and regulatory mechanisms that drive the area’s SUHVHQW JHQWUL¿FDWLRQ $W WKH HQG RI RXU VWD\ HDFK JURXS JDYH D SUHVHQWDWLRQ RI WKHLU ¿QGLQJV WR RXU clients and invited stakeholders who grounded the analyses in local knowledge and personal experiences.

In addition to group work, each student in the studio was also asked to embark on a personal investigation and to propose a ‘planning tool’ that could further contribute to the envisioned future of the site. These planning tools, reported at the end of this report, range from events and urban design proposals, to novel institutions and policies that have a clear goal and thought-through implementation process. The tools are described simply and concisely, so that they can be picked up by community groups or planning agencies to deliver timely and effective changes to the social and spatial conditions of the site. Unlike the four group projects, the planning tools are conceived as easily replicable in multiple parts of the site, or Hong Kong in general.

Upon our return to Cambridge MA, the site analyses continued for another three weeks. The reVXOWV RI WKHVH DQDO\VHV DUH SUHVHQWHG DV WKH ¿UVW part of this report. What emerged from these early investigations, were four high-potential directions for the studio to follow: (1) a bold re-imagining of the Cattle Depot Artist Village, its abutting indusWULDO EXLOGLQJV DQG RXWGRRU VSRUWV ¿HOGV DV ERWK a neighborhood center and a metropolitan attraction for a grass-roots arts and culture movement LQ +RQJ .RQJ D ORQJ WHUP SURSRVDO IRU RSHQing up the site’s waterfront for local residents and institutions, and connecting the waterfront into an emerging network of public promenades along GLIIHUHQW SDUWV RI .RZORRQ %D\ D GDULQJ UH FRQFHSWXDOL]DWLRQ RI WKH VLWHœV VWUHHWV IURP WKHLU past industrial character to a community oriented DQG SHGHVWULDQ IULHQGO\ IXWXUH FKDUDFWHU DQG a realistic proposition for capturing both the market-driven real-estate value in the course of the

The nature of parallel group work of the studio made it impossible to coordinate all four group projects into a fully coherent and holistic proposal IRU WKH VLWH 7KH UHDGHU ZLOO ¿QG WKDW WKHUH DUH FHUWDLQ RYHUODSV FRQÀLFWV DQG DOWHUQDWLYHV SURSRVHG for different parts of the site. However, the four proposals should indeed be seen as four complementary facets of the site’s future development options. The real-estate and affordable housing proposal (4), for instance, is a critical complement to both the Cattle Depot Artist Village re-imagining (1) and the locally-oriented waterfront development (2). The former guarantees a continued viability of the current residents and businesses that constitute the character of the site and proSRVHV D UHDOLVWLF ¿QDQFLDO PHFKDQLVP IRU WKHLU FRQWLQXHG VXSSRUW 7KH UH FRQFHSWXDOL]DWLRQ RI the streets and public spaces of the site (3) accompanies the site’s transformation from a former industrial neighborhood towards an inevitable

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SDUWLDO JHQWUL¿FDWLRQ DQG FXOWXUDO GHYHORSPHQW (1). The proposed changes to the public spaces, VWUHHWV DQG WKHLU DOLJQLQJ JURXQG ÀRRU VSDFHV generate a unique and timely opportunity for both the municipal government and neighborhood groups to better connect the site’s existing but disconnected energies, preemptively reorienting the area’s growth towards the Cattle Depot and the proposed waterfront. We thus ask the reader to regard the four proposals as conceptually connected facets of a greater idea, which envision an integrated path towards a community-driven and locally-oriented future transformation of the site. The collection of proposals illustrated in this report are not intended to form the roots of a comprehensive master plan, however. Instead, the four group projects and twelve individual planning WRROV HPSKDVL]H WKH XQFHUWDLQ QDWXUH RI XUEDQ development and present open-ended strategies that can move forward jointly or independently, depending on a number of contextual variables. (DFK SURSRVDO LV ÀH[LEOH HQRXJK WR IXQFWLRQ ZLWK or without the other proposals. The greatest impact of the work would emerge, nevertheless, if progress were made on all four areas, estabOLVKLQJ D ORRVHO\ VSHFL¿HG EXW UHVLOLHQW FXUUHQW RI ideas that would steer the spatial, social, regulaWRU\ DQG ¿QDQFLDO GHFLVLRQ PDNLQJ RI WKLV XQLTXH Hong Kong neighborhood towards a coordinated future trajectory.

References Woo, L. P. and Hui, M. H., 2011, Continuity and Change in the Urban Transformation of Old Districts: A Case of Sham Shui Po, Hong Kong, Projections volume 10.

PHYSICAL ANALYSIS ANGELA HADWIN, SEUNG HYUN KANG, WATARU NOMURA

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Introduction In the past one hundred years, Hong Kong has transformed from a fishing village to a global manufacturing and business center to a global center of finance and innovation. Competing regionally with cities like Shanghai and Singapore, Hong Kong seeks to maintain and increase its prosperity by attracting new businesses and entrepreneurs, promoting information and technology-based industries, and developing local resources especially intellectual and creative capital. In contrast to its economic competitors, Hong Kong is densely settled and often lacks neighborhood open space, recreational, and cultural activities that add to the quality of life of residents. Major efforts to remedy this deficit can be seen in the low-rise low-density mega-developments of West Kowloon and Kai Tak. West Kowloon will contain major world-class arts venues and Kai Tak will have a major destination park and large open MTR plaza at its core. These developments are a departure from the traditional mode of development in Hong Kong that seeks to maximize FAR, density, and profits. Despite a visible display of a shift toward supporting arts, culture, and green space and practices, Hong Kong as a whole is still driven by a very competitive and profit driven mentality and real estate market. This drive for profit and the Hong Kong government’s dependence on real estate taxes and transfers for a quarter of revenues has generally left arts and environment out of most neighborhood planning and design. Correspondingly, a key criticism of Hong Kong’s art scene is that there is a lack of a strong local arts culture and presence. Additionally, the creation of large tracts of open green space does address the concrete dominated landscape of the majority of the city. To Kwa Wan, is an iconic representation of everything Hong Kong used to be – densely built and populated buildings with little access to light and air, factory buildings which are remnants of light industry, busy streets with pockets of intense air pollution, and a domination of concrete and building 10

structures in the landscape. How then can we imagine the transformation of To Kwa Wan in a way that can translate into a more livable experience in the city overall?

Hong Kong in the Regional Context Hong Kong is located in a mountainous region at the mouth of the Pearl River Delta region of Southeastern China. This economic development zone is home to around 42 million people and comprises one-third of China’s economy. Hong Kong, as a former British Crown Colony, was the main economic force in the region and still dominates as a global financial capital and cultural hub while manufacturing has moved across the border to China. To maintain it’s economic status, Hong Kong must compete to attract new businesses through creating incentives that can outweigh the high cost of real estate. Some strategies include subsidizing the construction of sector-based office complexes such as Cyberport and building large-scale cultural and recreational amenities as seen in West Kowloon and Kai Tak. To Kwa Wan, in the shadow of the new Kai Tak redevelopment is poised for drastic changes. This opportunity to reimagine this historically industrial and low-income neighborhood could add a valuable asset to the Hong Kong landscape - a sense of local culture, history, and place. A thoughtful redevelopment could contribute significantly to Hong Kong’s ability to distinguish itself as a true cultural as well as economic leader in Asia and globally.

Figure 1 Google Earth Images Top to Bottom: the Pearl River Delta region; Hong Kong and its territorries; Hong Kong Harbor showing Kowloon and Hong Kong Island urban development.

Creative Reuse: Site Context

CREATIVE REUSE : SITE CONTEXT CURRENT AND PROSPECTIVE A

The Cattle Depot Artist Village (CDAV) sits in a historic government owned building complex formerly used as a slaughterhouse. Visual artists, multimedia arts, theater groups, and performance artists fill the rooms of these early industrial era brick buildings. The neighborhood of To Kwa Wan has the potential to be similarly transformed from its industrial history to a hot bed of local culture and arts. With the pending redevelopment of the former Kai Tak airport site and construction of a new MTR subway line, To Kwa Wan will face intense pressures for redevelopment as well as an opportunity for a paradigm shift that incorporates cultural values and environmental principles into the development formula. Figure 2 shows CDAV is situated in the context of the Hong Kong arts and cultural scene, historic attractions, and environmental infrastructure and open space. Various users discuss proposed uses and problems and potential connections between CDAV and other cultural resources and amenities. This Figure shows the potential for CDAV and its neighborhood of To Kwa Wan to become a destination for tourists, a hub for the local arts and music scene emerging in Kowloon and the New Territories, and a pleasant and healthy environment for residents.

CURRENT A

RT / CULTURAL CENTERS

RT / CULTURAL FACILITIES

INFORMAL ARTISTS STUDIOS FOTAN ARTISTS STUDIO

PAST INFORMAL ARTIST STUDIOS MAJOR T OURISTS DESTINATIONS

SLAUGHTERHOUSE SL GHTE USE RELOC R LOC ATION TO TO SHEUNG SHUI SH SHU HUI 1997 199 997

GREEN AREAS

TOURIST : WHY DON’T WE CHECK OUT LOCAL ART GALLERIES AFTER VISITING KOWLOON WALL CITY?

KOWLOON WALL CITY PARK AND CARPENTER ROAD PARK

JOCKEY CLUB CREATIVE ARTS CENTER SHEK KIP MEI

KOWLOON WALL CITY

LONGJIN BRIDGE

CATTLE DEPOT

KAI TAK DEVELOPMENT

TTO O KWA WAN R N GRO GROUND GR UND RECREATION MONGKOK STREET MARKET RESIDENT : A SMALL CULTURAL SPACE COULD ACT CENTER OF PUBLIC ACTIVITY AND INTERACTION.

A

DISTRICT COOLING?

YOUNG ARTIST : IT’S GREAT TO WORK IN A LOW RENT STUDIO, BUT WE NEED SPACE FOR EXHBITION AND PERFORMANCE.

HOI SAM AM PARK

CURATOR : THE ART AND CULTURE COULD BE BROUGHT TO THE LIVES OF PEOPLE, THE EXPERIENCE OF EVERYDAY.

TSIM SHA TSUI

RESIDENT : BIKE AND PEDESTRIAN GREENWAY CONNECTING WATERFRONT FROM KAI TAK TO TSIM SHA TUIS TO WEST KOWLOON OFFERS A DIFFERENT WAY TO NAVIGATE THE CITY!

WEST KOWLOON CULTURAL DISTRICT

OIL STREET

The areas surrounding and including To Kwa Wan are some of the oldest settled areas in Hong Kong. The Kowloon Walled City Park is a tribute to the history of Hong Kong’s development from the original walled village settlement to one of the most densely populated areas anywhere in the world. Additionally environmental features such as the Kai Tak River and the natural waterfront and fishtail shape rock at Hoi Sham Park are important assets that preserve and reflect the natural history of Hong Kong in the context of development. The recently unearthed Longjin stone bridge adds to the historic value of this culturally rich area.

ARTISTS RELOCATION 2001

HONG KONG PARK

VICTORIA PEAK

U

SOHO ART DEVELOPMENT

Figure 2 Creative Reuse : Site Context 11

Current and Potential Art Development Mode CDAV and the To Kwa Wan area have a strong potential to be further developed as a local arts hub centered in a culturally rich and historic district. Analysis of the arts institutions and communities reflects some distinct patterns and development modes as shown in Figure 3 and Figure 4. These modes reflect the relationship between pubic and private arts development and public and private usage of art spaces. Educational institutions occupy a unique niche in the arts ecology since they often are the catalyst of private, spontaneous artist villages such as Fo Tan near the Chinese University of Hong Kong. The proximity of private galleries in SoHo to the prestigious University of Hong Kong may also not be a coincidence. Large public investments in art tend to be toward attracting international talent. Articles in both the New York Times and the Wall Street Journal have criticized Hong Kong for its lack of a strong local arts scene. Publicly subsidized artist villages such as the Hong Kong Jockey Club village in Shek Kip Mei and CDAV are criticized for not being more open to the public. A clear need has emerged for affordable artist studio space as well as programs and venues for local artists to share and engage with the public.

PUBLIC

TYP. PRIVATE FOUNDATION OR DEVELOPER OPENING UP GALLERIES / WORKSHOPS OR SHOPPING MALL

USAGE

TYP. INDEPENDENT ARTIST MOVING INTO LOW RENT AREA

TYP. NON PROFIT ORGANIZATION SUPPORTED BY HKADC

TYP. LARGE DEVLOPMENT SUCH AS WKCD

PRIVATE

TYP. INDEPENDENT ARTIST MOVING INTO PUBLICLY OWNED OR SUBSIDIZED BUILDING

FOTAN ARTISTS STUDIO 2000

CITY UNIVERSITY OF HONG KONG SCHOOL OF CREATIVE MEDIA 1984

SCAD THE US UNIVERSITY FOR CREATIVE CAREERS HK DEVELOPMENT BUREAU 2009

JOCKEY CLUB CREATIVE ARTS CENTER SHEK KIP MEI HKADC / JOCKEY CLUB CHARITIES TRUST / HK BAPTIST UNIV. 1970

SAN PO KONG 2001

SCHOOL OF CREATIVITY 1996

CATTLE DEPOT HKADC IN PROCESS OF OBTAINING MANAGEMENT RIGHT 2001

404 SHANGHAI ST. HKADC MANAGEMENT 1999

KWUN TONG OSAGE ART FOUNDATION 2004

WEST KOWLOON CULTURAL DISTRICT WKCD AUTHORITY 2015

UNIVERSITY OF HONG KONG 1887

HONG KONG POLYTECH UNIVERSITY 1972 K 11 ART + SHOPPING PRIVATE DEVELOPER 2009

ABOVE SECOND GALLERY ARTIST RUN

PARA/SITE HKADC 1996 FORMER POLICE MARRIED QUARTERS MUSKETEER FOUNDATION 2012-2014

FORMER CENTRAL POLICE STATION COMPOUND HKSAR (SPECIAL ADMINISTRATIVE REGION) JCCT 2014 HONG KONG ARTS FRINGE CLUB CENTER / HONG HKADC KONG ART SCHOOL 1984 HONG KONG ACADOSAGE SOHO EMY FOR PERART FOUNDATION FORMING ARTS

OIL STREET RELOCATED TO CATTLE DEPOT 2001

SUMBEAM THEATRE HKADC RENT SUBSIDY 2009

HONG KONG ART SCHOOL - SHAN KEI WAN CAMPUS

SINGLE LOCATION A BUIDING / LIMITED SPACE WITHIN BUILDING

CHAI WAN MULTIPLE LOCATIONS STREETS / DISTRICT

PRIVATE

PUBLIC

FUNDS

Figure 3 Art Development Modes 12

CHINESE UNIVERSITY HONG KONG 1957

Figure 4 Art Development Modes in Hong Kong

Neighborhood Activity + Street Life Three major roads, including a highway, define the Ma Tau Kok and To Kwa Wan neighborhoods as shown in Figure 5. Ma Tau Wai and Ma Tau Chung Roads create a strong edge along the western border. To Kwa Wan Road appears to have been a major truck and transportation route for the industrial buildings that flank it sides. The above grade highway slices through the neighborhood and dips into a tunnel that used to serve the Kai Tak airport and connects West Kowloon and Nathan Road to Tseung Kwan O and the New Territories. These roads create a strong disconnection between the western, central and eastern waterfront areas of our site. Historically this may have served to isolate industrial activities in the eastern and central locations from the residential areas in the western area. However, given the trend and likelihood of increased residential conversion of industrial sites, waterfront park development, and the potential creation of a local arts hub, pedestrian and vehicle connections from east to west are increasingly important.

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Major Roads

Correspondingly, Figure 6 shows increased street life and activity along the western side of the site. Ma Tau Wai/Chung and To Kwa Wan are busy roads with significant bus routes and pedestrian traffic. The entrance side of CDAV is underutilized despite wide sidewalks, a bus stop, and a selection of shops within the “thirteen streets” blocks across the road. The highway’s decent from above grade into the Kai Tak tunnel and exit and entrance ramps to and from the ferry and bus terminal create a significant barrier to pedestrian connectivity. Given the development of two stadiums at Kai Tak it appears To Kwa Wan road will become an even greater thoroughfare for vehicles, which can lead to disconnection between the neighborhood and waterfront. The large block of warehouses and awkward park design in the Kai Tak site create another potential location of disconnection. The photos demonstrate different existing and potential conditions to related street life and pedestrian street-level connections.

ACTIVIT ACTIV AC ACT A ACTI CT C CTIVIT CTIV CTI TIV TIVI TIVIT IVIT VIT ITT Y + DISC DISCON DISCONNE DIS DISCONN D DISCO DIISCO ISC ISCON SCO SCON CONNEC CON CONN ON ONNE O ONN NNEC NNE N NN NEC NE ECTI ECT TTION TI ION

STREET+ STR ST STRE TREET+ TREE TREET ET+ T+ + PEDESTRIAN P PE PEDEST PED PEDE EDE EDES EDE DESTRI DES D DEST ESTR EST ESSTRI STR TRIAN TRI TRIA RIAN R RIA IAN N NETW NET N NEETWORK ETWO ETW TW TWORK WOR ORK OR ORK RK

Street Network (Automobile)

Sidewalk Network (Pedestrian)

Figure 5: Street + Pedestrian Network

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Active Street (with restaurants and shops)

Not Active Street

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200 m

Disconnection

Figure 6: Activity +Street Life Business & Shops Active Street Front

Forgotten streets

Active streets in other areas of Hong Kong

Fenced / walled / paved openspaces

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Building Typology and Open Space The industrial history of To Kwa Wan is clear in the building typology. A significant number of factory buildings still remain in the neighborhood, although the light manufacturing that spurred their existence has mostly moved to China. The Cattle Depot Artist Village was itself an active slaughterhouse for several decades. Much of the older housing was built for the factory workers. Thirteen streets, across from the Cattle Depot have a distinct typology of tightly packed narrow streets and blocks. The streets, which were built as recreational space for residents, are now used by the auto repair industry that occupies many of the ground floor shops of older residential and factory buildings. Subsequent housing development begins to use tower and podium structures. Buildings before 1997, when the airport was decommissioned, are shorter due to height regulations and are therefore have towers that are more densely packed. Buildings after 2000 tend to be much higher with taller podia and aboveground, private, open space. Figure 8 shows both private and public green space throughout the neighborhood as it relates to building age and typology.

OPEN SPACE GREEN IG ER LEVEL GREEN 13 S

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UILT EARS

FAR

1996-06 1986-95 1976-85 1966-75 1956-65 1946-55 < 1945 + LIGHT AIR + GROUND FLOOR PERMEABILITY

PUBLIC ACCESS

Figure 7: Building Typology Changes 14

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Figure 8: Distribution of Building Types in To Kwa Wan

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200 m

Scenarios Looking to the future, several possible scenarios can be envisioned for the area surrounding Cattle Depot. Given the construction of a new MTR line providing access to our site from two stations and the major redevelopment of Kai Tak, there will be major pressures for high-end residential development on this site. In Scenario 1, major developers are allowed to develop the site without constraints with the goal of maximizing profits. The result seen in Figure 9 will likely be major influx of podium style redevelopment particularly where there are industrial or older residential buildings. Scenario 2 presents a planned development approach in which greater consideration is given to pedestrian networks and connections to Kai Tak and the waterfront. Figure 10 shows a less dense arrangement of residential towers that increases the environmental quality of residents. The focus is still on maximizing short-term profits producing gentrification and a homogenous streetscape. Capitalizing on the opportunity to foster the development of a unique neighborhood centered around the Cattle Depot Artist Village, Scenario 3 proposes a mix of planned development with a focus on developing strong pedestrian networks and preservation of diverse building typologies. Through this more organic approach one might imagine the development of a vibrant neighborhood fabric similar to Mong Kok (see Figure 11) over the next 20 years. This approach attempts to promote active street life and the development of an authentic local arts scene. The benefits of this scenario are the preservation of building and population diversity and the creation of a strong local identity. Taking preservation to it’s extreme, Scenario 4 proposes renovating and repurposing existing structures. This scenario also provides opportunity for preserving diversity of form and population but does not offer clear solutions for dealing with problematic typologies such as the eight-story walk up buildings that populate thirteen streets. Benefits would be the retention of local identity and the potential for the growth of the arts scene and street life.

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Figure 9: Scenario 1

Figure 10: Scenario 2

Internsive Developer-Oriented Development

Planned Development including development and network

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Figure 11: Scenario 3

Figure 12: Scenario 4

Planned Preservation: Development + Preservation + Network

Intensive Preservation

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Multimedia performance produced, by Zuni

Stormwater Management Portland, OR.

Art school grads sharing a studio in Fotan

Vibrant Mong Kok streetlife

Vienna Gas Plant Redevelopment

Hong Kong wet market stall

Main Exhibition Hall of 798 Arts Space in Beijing

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SCHEMATIC PROPOSALS

Schematic Proposal

MI ED USE DEVELOPMENT P SICAL / PROGRAMMATIC DESIGN RESIDENTIAL ARTIST STUDIOS GALLERIES ILE UTILI ING T E VI RANT STREET ACTIVI TIES

Building from the scenarios and guidelines, a few specific proposals emerged. These proposals centered around fostering a strong artist community in and around Cattle Depot. Looking at the aging building stock of 13 streets (and the 83 buildings and over 400 storefronts it contains), there is an opportunity to develop some low-cost gallery space in addition to the low-cost housing these buildings provide to artists as well as immigrants and elders. Additionally, some of the older warehouses in the area could be converted into artist studio space or a developed as another artist village. Additionally, the recreational area abutting the Cattle Depot site to the south can provide a space for outdoor arts and community events such as movie screenings. The gas plant directly to the east of CDAV has great potential to be remade into a gallery or performance space. In order to optimally achieve the goals of preserving resident diversity, these improvements should be phased in over time. Initially, an analysis of networks and zones of development should be conducted. Phase 1 suggests a new artist village be established in an adjacent factory building. At the same time redevelopment of the warehouses bordering Kai Tak can commence providing some smaller units for low-income housing. In Phase 2 the residents of thirteen streets can be given the option to relocate into the new development or accept payment to move elsewhere while the area is redeveloped. Cattle Depot tenants can also relocate to the new artist village while renovations are conducted at both CDAV and the gas plant. Additionally, conversion of the ferry terminal into a park will create connection between the new arts village and the waterfront. In Phase 3, CDAV will reopen and expansion of the arts district will continue into the recreation area and surrounding buildings.

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REPROGRAMMING FOR PU LIC USAGE

SALVAGING T E INDUSTIRIAL REMNANTS OF T E PLACE / RENOVATING INTO T E POTENTIAL GALLER OR PERFORMANCE SPACE

SALVAGING T E ARE OUSE FOR T E ARTIST STUDIOS RELOCATED FROM T E CATTLE DEPOT

PRESERVING OPEN FIELD FOR OUT DOOR VENUES

OUTDOOR E I ITION FOR ARTS POSSI L PROGRAMMED IT T E CATTLE DEPOT STUDIOS

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Figure 13: Schematic Proposals PHASE 0

PHASE 1

PHASE 3

PHASE 2

Commercial Feature Cultureal Feature Public / Green Space Waterfront Feature

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Figure 14: Phases of Development

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LAND USE AND TRANSPORTATION ANALYSIS VIG KRISHNAMURTHY, MELISSA SHROCK, ALEXIS TAYLOR

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TRANSPORTATION SYSTEMS CURRENT REGIONAL CONTEXT AND FUTURE CHANGES

DI DIAMOND D D HILLL

KOWLOON T TONG

KAI T TAK K

TO KWA WAN

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WEST W E KOWLOOWN KOW O OW WN JORDAN JO ORDAN O N

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HONG KONG

Figure 1 Map of Hong Kong Island

20

Minor Street Through Street Regional Road Regional Expressway Off Street Path MTR MTR Station

ALL ROADS AND RAILS LEAD TO TO KWA WAN To Kwa Wan is sometimes referred to colloquially as the ‘backyard’ of Hong Kong since it has developed an identity of a somewhat forgotten place in the city’s landscape. Because of building height restrictions as well as noise externalities imposed by the former Kai Tak Airport, the neighborhood has until recently not been subject to the massive pressures of development felt elsewhere in Hong Kong and instead became home to many necessary but ‘behind the scenes’ activities of a big city, such as industry, meat packing, and logistics. Despite this identity, To Kwa Wan is actually a focus of regional accessibility. Roads and highways from all reaches of Hong Kong and Kowloon converge at To Kwa Wan, likely because of its adjacency to the former airport which was a regional destination. This situation is a double-edged one for the neighborhood: although it affords a great deal of mobility to and from the area, it also burdens the local environment with the negative externalities of these regional transport facilities. These include noise, air pollution, and the edge effects that busy roads and highways create such as being difficult to cross or creating inhospitable walking environments. Plans proposed by the Hong Kong government will reinforce the pattern of networks focused on the neighborhood. However, a major change on the landscape will be the introduction of MTR service to the neighborhood as part of the Shatin to Central Link project. The project, which will soon be under construction will greatly improve the accessibility and mobility of To Kwa Wan where current public transport service is limited to bus, minibus and taxi. It is anticipated that there may be a significant decline in bus ridership since the the MTR expansion will provide a one-seat ride the major termini now served by bus (Hung Homg, Tsim Tsa Tsui) and a two-seat ride to Hong Kong island. Buses are now make up a noticeable amount of the traffic in the To Kwa Wan area, but with the anticipated changes there may equally be a noticeable decline in traffic and freeing up of road space. This represents a tremendous potential to reconsider the use of space in the right of way and the balance of space allocation between vehicles, non-mo-

torized users (pedestrians and cyclists) and streetscape elements like trees and benches. DIAMOND HILL

KOWLOON T TONG

NEIGHBORHOOD CIRCULATION

KAI TAK

Transportation infrastructure plays a strong role in the identity of the neighborhood. Although large streets and highways are barriers to walking, they also define create strong edges to the neighborhood, as well as sub-areas within it. Circulation in the neighborhood is managed by establishing a series of one-way travel restrictions for vehicles. As a result, a hierarchy emerges and vehicle traffic is focused on to several key links.

TO KWA WAN

MONG MO M G KO KOK O

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Wong Tai Sin, Diamond HIll Choi Hung, Tsz Wan Shan

New Territories TSIM SHA TSUI 200m

0 100m

500m

Bay Kowloon

1000m

Kwun Tong

HONG KONG

Figure 1 New MTR Lines Through To Kwa Wan

0 100m

200m 250m

MONG MO M GK KOK O

Kowloon Ferry

HO H O MAN N TIN N

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Regional Road Regional Expressway

TSIM SHA TSUI 200m

0 100m

500m

1000m

HONG KONG

Figure 1 New Expressway Tunnel Through To Kwa Wan

Star Ferry

Hong Kong Hung Hom

Figure 1 Bus Routes Servicing To Kwa Wan

21

However, there is often a mismatch between the hierarchy as observed based on the function of links versus the design of streets. In many cases, functionally minor streets provide lane capacity far in excess of actual use. This has created a mismatch between the allocation of space and the demand for space by different users. In particular, pedestrians are often marginalized in this neighborhood, and given very little sidewalk space relative to the number of people. As such, there is a significant potential to reconsider street sections throughout the neighborhood to improve the match between the supply of space and demand from various users. Another characteristic feature of this area is the preponderance of highway ramps, slip lanes, and turn channels that prioritize the seamless movement of motor-vehicles, but often at the expense of other users of space. In particular, an interchange for the elevated Kowloon City Road (before it submerges into the Kai Tak Tunnel) creates a large scar on the site that hems in the Cattle Depot on one side and cuts off the TO Kwa Wan Recreation Ground from communities to the west and north. A second major highway feature exists at the boundary between the existing neighborhood and the Kai Tak redevelopment site, where a set of snaking ramps and access roads provides many mobility options for vehicles but an impenetrable logic for pedestrians. This barrier is particularly troublesome because if not resolved, it it may significantly hinder beneficial interactions between Kai Tak and To Kwa Wan. However, the relocation of the airport and redevelopment of Kai Tak with new land uses, provides a major opportunity to reexamine the existing circulation patterns and reconsider the purpose and need for highway infrastructure that now appear overly complex and overbuilt because the space constraints and regional accessibility pressures created by an airport no longer exist.

Minor Street Through Street Regional Road Regional Expressway Off Street Path MTR MTR Head House

0 Figure 1 Neighborhood Circulation Paths

22

200m 250m 100m

CONTEXT SENSITIVE DESIGN DESIGN GUIDELINE Their context, location or function notwithstanding, roads in Hong Kong all seem to be designed for the standards of a high-speed expressway. Even in contexts with high densities of pedestrian movement, roads desgin is exessive with wide curb radii, turn channels and slip lanes. Pedestrian safety is reduced by road design that facilitates the fast movement of vehicles through conflict points (intersections). Efforts to provide pedestrain safety merely punish pedestrians by gating them off from direct routes and providing lenghtly and in-direct multistage crossings Excess travel lanes as well as chanelization islands represent a sort of land banking. Because travel activity and density are intimately linked, these pieces of land can be reclaimed to provide public open space and enhance the pedestrian realm where space is scarce and therefore most needed.

)LJXUH &RQ多JXUDWLRQ WKDW VXSSRUWV WKH FRQWH[W

Figure 1 Designs that are out of context from their surroundings

23

24

SOCIAL AND DEMOGRAPHIC ANALYSIS CAITLIN CAMERON, MAI DANG, DONG WANG

25

Kowloon City Economy & Businesses

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Industries in Kowloon City, 2006

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Kowloon City is one of 18 administrative districts in Hong Kong containing the To Kwa Wan neighborhood. It is a vibrant area and home toimmigrants including a large Thai community. Establishments in Kowloon city are heavily concentrated in import/export trade and wholesale, retail, and social and personal services. Occupation’s of persons living in Kowloon City are mostly concentrated in middle income level careers such as clerks, shop workers and other elementary occupations. Over half of the working population are in community, social, and personal services, in wholesale retail and import/export trades or in restaurants and hotels. Individuals in Kowloon City travel all around Hong Kong to work. There is an even distribution among individuals who work in the same district or travel to other districts in Kowloon, Hong Kong Islands or the New Territories for work.

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Hong Kong is one of the financial capitals of the world with approximately one quarter of the working population concentrated in the field of finance. The remaining population is mainly focused in the areas of trade and personal services. Hong Kong current unemployment rate is 4%.

Kowloon City District Demographics The Kowloon City District demographic figures mostly resemble the Hong Kong averages. The district residents are slightly older and more affluent than the Hong Kong average. According to 2006 census, the district residents had a median age of 40 and a median monthly household income of HK$20,000, while the figures of the whole Hong Kong territory were 39 and HK$17,250 respectively. One major contrast is the median monthly household rent. The Kowloon City District residents spend more on rent than the Hong Kong average (HK$2,500 versus HK$1,677). Data Source Hong Kong Census and Statistics Department. http:// www.censtatd.gov.hk.

Produce Stand in Kowloon City

Barges in the Harbor in Kowloon City

Food Stalls in Kowloon City

27

Neighborhood Demographics Senior Population Large portions of the senior population reside in the public housing complex on the west side. Most of them are poor and less-educated. Thirteen Streets Several buildings in the Thirteen Streets have large number of immigrant tenants. They are mostly lesseducated and employed as non-professional workers or other elementary occupations. Their household income level is also generally below the Hong Kong average. However, some other buildings in the area are mostly owner-occupied by Hong Kong locals. New Residents Residents in the new developments are more likely to have received higher education, have administrative or professional jobs, and earn higher household income. Most of those residents own their apartments with a mortgage. Data Source CentaMap. http://www.centamap.com.

Figure # Neighborhood Demographics around Cattle Depot 28

Neighborhood Environment: Community Assets and Housing Conditions Community amenities and cultural assets are important in any neighborhood and play a role in shaping the character of the place. Part of the study of both social and demographic fabric included mapping of cultural venues, schools, healthcare facilities, public libraries, markets, public transit services, parks and recreation spaces. In order to validate our assumptions about what is considered a community asset, we compared our map with one created by local artists in the Cattle Depot. The waterfront, considered an asset in most parts of Hong Kong, here is disconnected from the neighborhood. The physical environment and the social activity both turn a back to this edge. The street system and the bus terminal provide opportunities for access, but these opportunities are currently not being utilized in a way that is beneficial for most residents and users of the neighborhood. Features such as the open market provide affordable food to low-income residents and is accessible to the elderly with limited mobility. In Hong Kong, housing types and conditions, including age, determine the demographic of people living in them. The demographic analysis, therefore, included a mapping of housing ages and housing types. There is often a direct correlation between type of housing (public/private, old/new, rental/owned) and the income, age, family size and residency status of the people inhabiting them. We found, for example, that the public housing projects often house older Hong Kong residents who are retired or low-income. This particular neighborhood has a large number of older buildings dating from the 1960s and 1970s. The condition and age of these buildings in combination with the private ownership results in attracting non-permanent Hong Kong residents who are low-income but not eligible for public housing. Future design proposals should take into consideration the issue of affordability for these residents. With the understanding of the types of residents and users in this neighborhood, future development can be more sensitive to their needs both in housing and community assets and amenities.

Figure: Local Artist Map of Neighborhood Assets 29

8VHU 3UR¿OHV The User Profiles provide a cross-section of the people who primarily inhabit this area either as residents or workers and reflects the inherent diversity in this neighborhood. The details about each person’s housing, residency and transportation situation reveal which community assets and amenities are used and whether the needs of the current (and future) users are being met.

User: Elderly Senior Age: 65+ Occupation: Retired

HH Income: HK$6,500 Education: Secondary Resides in District: Yes

Family Size: 2

Type of Residence: Public HK Residency: Yes Ownership: Rental Ammenities: Parks, Health Services, Market within walking distance User: Y U Young F Family il

HH IIncome: HK$50,000 HK$50 000

Age: 37 Education: Post-Secondary Occupation: Services Resides in District: Yes Family Size: 4 Type of Residence: Private HK Residency: Yes Ownership: Owns, mortgage e Ammenities: Parks, Schools, Public Transit, Shopping Malls, Gym User: Immigrant

HH Income: HK$8,500

Age: 35 Education: Secondary Occupation: Cleaner Resides in District: Yes Family Size: 2 Type of Residence: Private HK Residency: No Ownership: Rental Ammenities: Refugee Service Center, Public Transit, Open-air Market, Market for Ethnic Foods U User: A Autoshop t h O Owner Age: 45 Occupation: Entrepreneur Family Size: -

HH Income: Education: Secondary

Resides in District: No Type of Residence: Private HK Residency: Yes Ownership: Owns, mortgage e Ammenities: Restaurants, Public Transit

User: Artist HH Income: Age: 30 Education: Post-Secondary Occupation: Artist Resides in District: No Family Size: 3 Type of Residence: Parents HK Residency: Yes Ownership: Rent Ammenities: Studio Space, Restaurants, Public Transit

User: Future Professional HH Income: HK$100,000 Age: 30 Education: Post-Secondary Occupation: Financial Resides in District: Yes Family Size: 1 Type of Residence: Private HK Residency: Yes Ownership: Rent Ammenities: Restaurants, Public Transit, Shopping Mall,Gym, Entertainment

30

Population Projections

2039 from 13% in 2009 and an increase in median age from 40.7 years in 2009 to 47.6 years in 2039.

Hong Kong’s population is expected to grow from 7 million in 2009 to 8.89 million in 2039 at an annual increase rate of 0.8%. The growing population is coming from both Mainland China and other parts of the working. The inflow of one-way permit holders from Mainland China is 54,750 per year. For residents other than one-way permit holders, the annual net flow is between 12,700-15,900 including the net change from visitor to resident status and domestic household workers. The number of domestic household workers in Hong Kong is slowly decreasing from 6,400 per year in 2010 to 2,500 per year in 2039, but the numbers of household workers will still increase during that time period from 265,600 in 2009 to 389, 600 in 2039. The population is expected to remain on an ageing trend with the population age 65 and over increasing to 28% in

Between 2001 and 2006 Hong Kong has remained approximately 95% Chinese ethnicity and 5% other. There has been an increase in individuals who identify as ethnically Indonesian, Indian or Nepalese. Given that the Kowloon City District is home to a large number of new immigrants it is important to understand their experiences and needs. Hong Kong Non-Permanent Residents are required to live in Hong Kong for seven years before they can apply for permanent residency status. Hong Kong permanent residents have the right to vote, the right of abode including the right to take a job offer, to study or to establish a business. Only Hong Kong Permanent Residents are entitled to social benefits such as public housing, Social Security assistance, medical services, and education vouchers.

Social Demographic Guidelines To maintain the cultural heritage, increase diversity and improve connections the following are a list of recommendations based on the social demographic profile and needs of the area: t 1SFTFSWF DVMUVSBM IFSJUBHF PG FYJTUJOH OFJHICPShood while improving quality of housing for residents. t 1SPWJEF B WBSJFUZ PG SFTJEFOUJBM CVJMEJOH UZQFT UP ensure affordability for nonresidents and mid-income residents. t .BJOUBJO BòPSEBCJMJUZ PG BNFOJUJFT TVDI 4JUFT PG *Otervention as the open market and restaurants. t 3FUBJO BOE PS QSPWJEF FOUSFQSFOFVSJBM PQQPSUVOJties especially for small/local business (i.e. food, restaurants, auto shops).

Population by Ethnicity, 2001 and 2006 Ethnicity Chinese Filipino Indonesian White Indian Nepalese Japanese Thai Pakistani Other Asian Others Total

2001 Number % of total 6 364 439 94.9 6 142 556 2.1 50 494 0.8 46 584 0.7 18 543 0.3 12 564 0.2 14 180 0.2 14 342 0.2 11 017 0.2 12 835 0.2 20 835 0.3 6 708 389 100.0 6

2006 Number % of total 522 148 95.0 112 453 1.6 87 840 1.3 36 384 0.5 20 444 0.3 15 950 0.2 13 189 0.2 11 900 0.2 11 111 0.2 12 663 0.2 20 264 0.3 864 346 100.0

t *ODSFBTF EJWFSTJUZ PG SFTJEFOUT CZ QSPWJEJOH MJWF work space for local artist. t *NQSPWF BDDFTT UP UIF VOEFSVTFE XBUFSGSPOU t *NQSPWF BDDFTT UP VOEFSVTFE DPNNVOJUZ BTTFUT such as the Cattle Depot Artist Village.

Source : 2006 Population By-census Office, Census and Statistics Department (Enquiry telephone no. : 2716 8025) 31

32

REAL ESTATE ANALYSIS ANDREA CHENG, COURTNEY SUNG, JIE XIA

33

The political economy of land use Property-related revenues have accounted for 13%-27% of total government revenues, matchLQJ DQG HYHQ GZDUÂżQJ WKH FRQWULEXWLRQV IRU LQFRPH tax (10%-17%) and corporate taxes (20%-33%). With land auction proceeds driving the volatility of property-related government revenues, land use SROLF\ DQG ]RQLQJ DUH ODUJHO\ LQIRUPHG E\ D JRDO RI PD[LPL]LQJ ODQG YDOXHV

Housing Price in Cattle Depot Art Village Area

To Kwa Wan in context Residential property values in To Kwa Wan lag behind the average for Kowloon due to a combination of lack of MTR access, the industrial history of the neighborhood, and old housing stock. Table 1: Average housing prices by location: Sale Rent HK$12,090/mo dĹ˝ <Ç Ä‚ tÄ‚Ĺś ,<ΨϲÍ•ϭϲϏ͏ĹŒ2 <Ĺ˝Ç ĹŻĹ˝Ĺ˝Ĺś ,<ΨϳÍ•ϏϾϏ͏ĹŒ2 HK$14,000/mo ,ŽŜĹ? <ŽŜĹ? ,<ΨϴÍ•ϲώϏ͏ĹŒ2 HK$17,100/mo EÄžÇ dÄžĆŒĆŒĹ?ĆšĹ˝ĆŒĹ?ÄžĆ? ,<ΨϰÍ•ϳϲϏ͏ĹŒ2 HK$9,720/mo Note: Rent for 650ft2 Ă€DW

'H¿QLQJ DIIRUGDEOH KRXVLQJ Over 30% of Hong Kong’s population lives in public housing estates, and a further 20% have bought homes through government home buyership schemes. The debate over affordable housing in Hong Kong thus revolves around affordability for homebuyers - overlooking that new migrants, for instance, do not qualify for public rental housing. Using the median household income in Hong Kong of HK$17,500/month, the 10-year average citywide debt service ratios of 45% (ratio of median income to debt service on a new 45m2 ÀDW DQG FXUUHQW LQWHUHVW UDWHV ZH HVWLPDWH WKDW DIIRUGDEOH ÀDWV FRVW EHWZHHQ +. PLOOLRQ )LJXUH VKRZV DIIRUGDEOH ÀDWV FDQ EH IRXQG LQ DOO categories barring luxury buildings. As such, the debate on affordability has focused more on the VL]H RI ÀDWV LQ QHZ GHYHORSPHQWV 34

Legend Heat Level for Podium Redvpt Other 1 - Most Attractive - Podium Dvpt 2 - More Difficult - Small Building 3 - Least Attractive - Renovate 0

30

Figure 1 Redevelopment heat map

60

120

180

Meters 240

Territory

Where will redevelopment take place? 8VLQJ RXU FODVVLÂżFDWLRQV RI H[LVWLQJ EXLOGLQJ stock, we were able to assess which parts of the neighborhood would be easiest to redevelop and generate a “heat mapâ€? of where the pressure for redevelopment would be the greatest. 7KH 7RZQ 3ODQQLQJ %RDUG KDV ]RQHG 6WUHHWV and adjacent blocks as “comprehensive development areasâ€? (CDAs), a designation allowing the mix of retail, commercial and residential uses found in large podium-based complexes. Aside from the blocks already designated for CDAs, we LGHQWLÂżHG WKDW WKH PRVW VXLWDEOH EORFNV IRU ODUJH scale development projects are either industrial or solely comprised of older D and E type buildings. Blocks adjacent to the planned MTR exits and to the waterfront have greater redevelopment value. As such, we assume that developers would show a greater willingness to buy out the residents of small modern buildings that otherwise would not be in need of redevelopment. These blocks are indicated in red in Figure 1.

Figure 2: Building types A - modern luxury Valuation: $6,100-6,800/ft2 Price range: $2.7-10 million

Elsewhere we expect that the higher cost of buying out the current residents would stymie larger developments on blocks where modern buildings already exist. As such on these blocks (in orange in Figure 1) we expect organic redevelopment to result in a mix of smaller modern developments punctuated by unrenovated older buildings, a process already in progress the neighborhood. The push for podium complexes The incentive to facilitate wholesale redevelopment is illustrated by our estimate of net gains to developers under two scenarios:

ning framework favours comprehensive redevelopment - even before taking into consideration WKH LPSRUWDQFH WR SXEOLF ÂżQDQFHV RI WKH JDLQV WR the government from increased land valuations. REFERENCES Legislative Council, Panel on Development. Minutes of meetings held on Tuesday 26 October 2010. The Treasury, Hong Kong SAR. “Account of the Government for the year ended 31 March 2010â€?. Series to 31 March 2003. http://www.try.gov.hk/internet/eharch_annu_statend09.html Ratings and Valuation Department, Hong Kong SAR

1. All buildings graded below B are purchased at market cost and rebuilt as A grade complexes: gains net of construction cost = HK$39 billion 2. All buildings graded below C are purchased at market cost and rebuilt as B grade buildings: gains net of construction costs = HK$10 billion.

Centadata. http://www.centadata.com/ephome.aspx Christoper DeWolf “Rethinking urban renewal in Hong Kong� Muse, July 2010. http://www.urbanphoto.net/blog/2010/08/15/ rethinking-urban-renewal-in-hong-kong/

7KH ¿UVW VFHQDULR ZRXOG DGG DURXQG ÀDWV the second around 12,000. Given the demands for space in Hong Kong, it is clear why the plan-

B - modern standalone building Valuation: $4,700-5,700/ft2 Price range: $1.5-6.1 million

C - modern basic building Valuation: $4,000-4,800/ft2 Price range: $1.3-4.1 million

D - old elevator building Valuation: $2,700-3,300/ft2 Price range: $1.0-2.8 million

E - old walkup building Valuation: $2,200-2,800/ft2 Price range: $1.5-3.7 million

35

Is redevelopment inevitable? While the norm in Hong Kong is to rapidly redevelop buildings that would be new by the stanGDUGV RI RWKHU FRXQWULHV LQ WKH SDVW ÂżYH \HDUV some property owners have opten to renovate older buildings rather than redevelop. Although most of the prominent renovations have been in core business areas (e.g. China Resources Building, and the Mandarin Oriental hotel) examples exist at the grassroots level. Notably, in 2006 the Housing Society renovated a rental public housing estate in Tsuen Wan built in 1965 (Figure 3), At the same time, similar aged public housing estates are being demolished and redeveloped by the Housing Authority. The Housing Society paid HK$130 million to renovate the Moon Lok Dai Ha estate in Tsuen Wan, estimating the cost of redevelopment at HK$530 million. The buildings in Figure 4 are all between 40-45 \HDUV ROG 7KH ÂżUVW LV D ZHOO PDLQWDLQHG EORFN LQ 7R .ZD :DQ WKDW ZH FODVVLÂżHG DV & GHVSLWH LWV age. The building in the middle is representative of the class D typology. On the right is a 46 yearold building in Fortress Hill, Hong Kong that was

Figure 3

36

converted to serviced apartments. By conventional standards the building would have been considered dilapidated and ready for redevelopment. “Getting the shabby 18-storey structure up to scratch, however, tested architects’ ingenuity. 7KH FRQFUHWH ZDV FUXPEOLQJ LQ SODFHV DQG Ă€RRUV were uneven. Extensive illegal construction made existing structural plans obsolete. An extension block tacked on to the back of the building had to be properly integrated into the structure, a third lift installed to cater to the handicapped and all the plumbing and wiring redone.â€? SCMP October 16, 2008. The plot ratio (equivalent to FAR) of older elevator buildings averages 12. In contrast, modern podium developments typically acheive a plot ratio of 8.5-9.0, negotiating up from the current ceiling of 7.5 due to height concessions granted for open space and green features. As a result, we believe that redevelopment of old elevator buildings could actually result in a loss of housing stock. We estimate that if renovation costs are 45% or less the cost of new constrution, renovating D

Figure 4

type buildings and upgrading to C quality would generate similar capital gains as demolishing and rebuilding modern luxury podium style developments. The value of renovation Renovated buildings may pose less of a disruption to the social fabric of a neighbourhood. It is also worth considering that small new and renovated buildings in traditional neighbourhoods in Hong Kong (Wanchai and Sai Ying Pun) command valuation of HK$13-18,000 per sq ft, well in excess of the HK$8-10,000 per sq ft valuations in large podium complexes around Olympic MTR station in Tai Kok Tsui, another former industrial neighbourhood in Kowloon that underwent urban renewal. We think this discrepancy speaks to a desire of buyers to still enjoy the environment of a traditional neighbourhood. REFERENCES &KDUPDLQ &DUYDOKR ³%XLOGLQJ VPDUW ¹ :K\ UD]H ZKHQ \RX FDQ UHWUR¿W"´ South China Morning Post October 16, 2008.

Hong Kong: A tenuous climate for local art “...artists worry that Hong Kong may end up a marketplace for well-established international art without a vibrant, independent art scene of its own.â€? — Wall Street Journal 2010 As of December 2010, Hong Kong has become the third largest consumer of commercial art worldwide, following only New York and London. The art, however, is not being produced by local artists and KRPHJURZQ WDOHQW WKH PDMRULW\ RI FRQVXPHG DUW LV FRPLQJ IURP RYHUVHDV OHDGLQJ WR D SRODUL]HG DQG somewhat generic art scene of commercial galleries, auctions and high-end venues. Local arts policy in Hong Kong is also piecemeal, unlike many other FRXQWULHV ZKHUH WKH DUWV UHFHLYH VLJQLÂżFDQW VXSSRUW IURP WKH JRYHUQPHQW PDNLQJ LW GLIÂżFXOW IRU ORFDO DUWists to get started and continue in their craft. The future for local Hong Kong artists seems mixed at best. A combination of general preference for commercial, international art and a dearth of nonSURÂżW FXOWXUDO LQVWLWXWLRQV WR VXSSRUW ORFDO DUWV KDV created a tenuous climate for an organic and vibrant Hong Kong art culture. It is withinin this context that the Cattle Depot Artist Village has operated, with little governmental, institutional and commercial support. The threat of revitalization Exacerbating the problem further is the government’s 2009 “Policy of Revitalising Industrial Buildings,â€? which allows developers to convert vacant industrial EXLOGLQJV WR UHVLGHQWLDO RIÂżFH VSDFH PRUH HDVLO\ %\ waiving the land premium typically associated with WKLV XVH FRQYHUVLRQ WKH SROLF\ LQ HIIHFW LQFHQWLYL]HV the total redevelopment of old factory buildings inVWHDG RI UHXVLQJ RU DGDSWLQJ WKHVH XQGHUXWLOL]HG buildings. Given that many of the grassroots arts villages have cropped up in industrial areas, this policy could threaten the growth of local art even further by converting these buildings into non-art friendly uses.

Table 2: Rental increase for users of industrial buildings (Arts Development Council Survey) Users of industrial buildings Column Increased Ngau Tau Kok 54.5 Fo Tan 56.3 Kwun Tong 81.3 San Po Kong 66.7

Base (n) Unchanged Decreased 27.3 18.2 43.8 0.0 18.8 0.0 33.3 0.0

Total 100.0 100.0 100.0 100.0

22 16 16 9

dÄ‚Ä?ĹŻÄž ĎŻÍ— ZĞĂĆ?ŽŜĆ? ĨŽĆŒ ĆŒÄžĹśĆ&#x;ĹśĹ?ÍŹĆľĆ?Ĺ?ĹśĹ? Ĺ?ŜĚƾĆ?ĆšĆŒĹ?Ä‚ĹŻ Ä?ĆľĹ?ĹŻÄšĹ?ĹśĹ?Ć? Íž ĆŒĆšĆ? ĞǀĞůŽƉžĞŜƚ ŽƾŜÄ?Ĺ?ĹŻ ^ĆľĆŒÇ€ÄžÇ‡Íż Đš Reasonable rental/selling price Accessibility ^Ç‡ĹśÄžĆŒĹ?ÄžĆ?Ć&#x;Ä? ĞčĞÄ?Ćš Large size

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ZĞĂĆ?ŽŜĆ? ĨŽĆŒ Ä?ŽŜĆ?Ĺ?ÄšÄžĆŒÄ‚Ć&#x;ŽŜ /ĹľĆ‰Ĺ˝ĆŒĆšÄ‚ĹśÄ?Äž ZĞĂĆ?ŽŜĆ? ĨŽĆŒ Ä?ŽŜĆ?Ĺ?ÄšÄžĆŒÄ‚Ć&#x;ŽŜ ŽĨ ĆľĆ?Ĺ?ĹśĹ?ÍŹĆŒÄžĹśĆ&#x;ĹśĹ? ƚŚĞ ŽĨ ĆľĆ?Ĺ?ĹśĹ?ÍŹĆŒÄžĹśĆ&#x;ĹśĹ? ƚŚĞ Ä?ĆľĆŒĆŒÄžĹśĆš Ĺ?ŜĚƾĆ?ĆšĆŒĹ?Ä‚ĹŻ Ä?ĆľĹ?ĹŻÄšĹ?ĹśĹ? Ĺ?ŜĚƾĆ?ĆšĆŒĹ?Ä‚ĹŻ Ä?ĆľĹ?ĹŻÄšĹ?ĹśĹ? Ĺ?Ĺś ƚŚĞ ŜĞdžƚ Ď­ĎŽ žŽŜƚŚĆ? Users of industrial buildings Users of non-industrial buildings dŽƚĂů WÄžĆŒĆ?ŽŜÄ‚ĹŻ KĆŒĹ?Ä‚ĹśĹ?njĂĆ&#x;ŽŜ dŽƚĂů WÄžĆŒĆ?ŽŜÄ‚ĹŻ KĆŒĹ?Ä‚ĹśĹ?njĂĆ&#x;ŽŜ 59.9 63.0 55.4 (1) 53.4 67.4 60.8

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We already see the potentially negative effects from this policy in terms of rental increases in industrial neighborhoods. The Arts Development Council undertook a survey of users of industrial buildings in December 2010 to identify the effects of the Policy of Revitalising Industrial Buildings, and over 60% of respondents had experienced a rent increase over the past year (see Table 2). Yet low rents are the top reason that many artists locate in these industrial buildings to begin with (see Table 3).

rent levels and rent increases over the past year across some of the major “grassroots� art clusters to look at the relationship between type of arts development and rent, contrasting them with other art initiatives and clusters.

Grassroots art clusters

,W GHÂżQLWHO\ DSSHDUV WKDW ORZ UHQW LV D FRPPRQ factor among Fo Tan (art studios), San Po Kong (rehearsal and theater space) and Kwun Tong (rehearsal and production space), and accordingly, all KDYH VHHQ D VLJQLÂżFDQW UHQW LQFUHDVH RYHU

Art clusters fall into two separate camps in Hong Kong: the government/institutionally driven and the RUJDQLF ³JUDVVURRWV´ OHG ,Q )LJXUH ZH DQDO\]H

“Grassroots:� Fo Tan: $5-23/sqft, +56.3% San Po Kong: $2.2-15.3/sqft, +66.7% Kwun Tong: $2.1-35.0/sqft, +81.3%

37

A new push for “Creative Industries�

1

SHEK KIP MEI

FO TAN - 200+ artists - $5 - 23.5/sqft (med: $7.3) - Rent +56.3%

JCCAC: - 100 studios - $3-8/sqft

SAN PO KONG - $2.2-15.3/sqft (med: $8.3) - Rent +66.7%

Other clusters: 1) Tai Po tech park 2) Ngau Tau Kok 3) Tsim Sha Tsui 4) Cyberport

2

CATTLE DEPOT - $3.9-6.5/sqft (med: $4.5)

WEST KOWLOON 3

- Museum, large performance venues, education facilities - $21.6 billion from govt

KWUN TONG 4

SHEUNG WAN/CENTRAL - Primarily gallery /venue space - Rent +50%

- 80% of HK indie bands’ studios - $2.1-35.0/sqft (med: $10.5) - Rent +81.3%

Fortunately, there seems to be new attention being focused on Hong Kong’s “creative industries.â€? &UHDWLYH LQGXVWULHV ORRVHO\ GHÂżQHG DV GHVLJQ DUFKLWHFWXUH DGYHUWLVLQJ SXEOLVKLQJ PXVLF ÂżOP FRPputer software, digital entertainment, performing arts, broadcasting and antiquities and art dealing) account for 4% of Hong Kong’s GDP, edging out tourism (3.4%) and manufacturing (2.5%). In April 2009, the Government’s Task Force on Economic &KDOOHQJHV LGHQWLÂżHG FUHDWLYH LQGXVWULHV DV RQH RI six advantageous sectors for Hong Kong, producing reports and designating a new “Create Hong Kongâ€? RIÂżFH WR IRFXV RQ +RQJ .RQJÂśV FUHDWLYH LQGXVWULHV This new focus on “creative industriesâ€? could allow for a more concerted policy for supporting local art and industry in an appropriate and effective manner VXSSUHVVLQJ UHQWV IRU EXUJHRQLQJ DUWLVWV UHYLWDOL]LQJ vacant industrial areas with artists and creative workers, and supporting a home-grown art complement to a thriving art market in Hong Kong. “Creative industries need low-cost, high-ceilinged facilities. They need the time and space to experiment. For the industrial areas, the incentive should really be to keep the property and renovate it to current standards, not to take it down entirely.â€? ---Paul Zimmerman, head of Designing Hong Kong REFERENCES Yan, Cathy. “Amid Art Boom, Artists Wary.â€? Wall Street Journal 23 Dec 2010, http://blogs.wsj.com/hong-kong/2010/12/23/ amid-art-boom-artists-weary/ “Survey on the Current Status of Industrial Buildings for Arts Activities and Future Demand,â€? The Hong Kong Arts Development Council (HKADC), Prepared by Policy 21 Limited andCentre for Culture and Development, CUHK, December 2010

Figure 1 Art Clusters and Rent in Hong Kong

38

Development Scenarios 2QH ZD\ WR YLVXDOL]H WKH IXWXUH RI 7R .ZD :DQ LV by looking at the redevelopment of a similar low income industrial neighbourhood in the west side of Kowloon, Tai Kok Tsui. Another is to envision the range of plausible development scenarios: Scenario 1: Full Podium Redevelopment ,Q WKLV VFHQDULR ZH DVVXPH WKDW FXUUHQW ]RQLQJ IRU &'$V ZLOO EH XWLOL]HG DQG WKDW UHGHYHORSPHQW ZLOO RFFXU RQ DOO EORFNV LGHQWLÂżHG DV IHDVLEOH ZLWK D YLHZ WR PD[LPL]LQJ UHGHYHORSPHQW SURÂżWV 7KH PRVW DWWUDFWLYH DUHDV LGHQWLÂżHG DV /HYHO on the heat map, would be developed as podiums with 30-50 story residential blocks. Note that while FXUUHQW ]RQLQJ LQGLFDWHV WKDW WKH KHLJKW UHVWULFWLRQ of this area is 100m (around 30 stories), existing buildings such as Grand Waterfront at a height of 174m already exceed the limitation. Therefore, future redevelopment under this scenario might UHDFK RU H[FHHG P DV ZHOO

Figure # Full Podium Redevelopment

2. The more challenging blocks (Level 2) would be developed into smaller residential complexes with heights between 25 and 35 stories, due to the presence of existing high buildings nearby that would limit the footprint of sites that could be assembles for redevelopment. 3. The least attractive areas for redevelopment are large, well-maintained C buildings where the FRVW RI EX\LQJ RXW UHVLGHQWV ZRXOG QRW EH MXVWLÂżHG Under this scenario, 31% of buildings would be unchanged, 11% would be renovated but the majority, or 58%, of the area would be redeveloped. This development pattern would FUHDWH PRUH RSHQ VSDFHV WKURXJK ]RQLQJ UXOHV FUHDWH VLJQLÂżFDQW QHZ KRXVLQJ VWRFN LQ IRUPDWV known to appeal Hong Kong buyers, and ensure revenues generated from redevelopment.

Figure # Enlighted Redevelopment

39

sity of population as unrenovated older buildings could continue to provide housing for migrants. In this manner, the identity and attractivenss of To .ZD :DQ FRXOG EH VWUHQJWKHQHG UHYLWDOL]LQJ WKH local economy. Scenario 3: Organic, Mixed Redevelopment Without the platform for redevelopment enabled E\ FXUUHQW ]RQLQJ LI WKH DUHD ZHUH VXEMHFW WR FXUrent trends of the real estate market, an organic redevelopment pattern would result in a mixed neighborhood with an outcome between Scenario 1 and 2 with the following characteristics:

t

Partial preservation of 13 Streets with the balance demolished for full podium GHYHORSPHQW

t

:LWK PLQLPDO ]RQLQJ LQWHUYHQWLRQ WKH neighborhood would develop into a form that mixes pencil towers amid old buildings, a process that has already started on the streets to the west of CDAV

t

Buildings near the waterfront would be built to maximum limits given the price premium for harbor views.

Figure # Organic, Mixed Redevelopment (Zoom into CDAV)

However, this scenario might also result in some displacement of current residents in old buildings, loss of local identity, and uniformity of living environment. Scenario 2: Enlightened Redevelopment $Q LGHDOL]HG UHGHYHORSPHQW SDWWHUQ LQ RXU YLHZ would selectively preserve the character of the neighborhood, provide affordable housing for different populations and accomplish a mixed living environment in the neighborhood. In order to preserve an open environment around CDAV, the overall local building typography would be lower in the streets adjacent to 13 Streets and along the waterfront but higher towards the new MTR stops. In addition we envision the following:

t

Selective preservation of some old buildings, such as 13 Streets

t

Retain the industrial areas in the south of

40

CDAV to provide inexpensive artist spaces

t

Build lower tower blocks with podium close to the waterfront, north of CDAV and west of 13 streets (around 15 to 25 stories) and in Level 2 areas.

t

Build higher tower blocks in the areas far away from CDAV but close to the future MTR stations (above 30 stories) to accommodate the demand for housing with easy access to WUDQVSRUW

t

Level 3 areas unchanaged.

In this scenario, 42% of buildings are unchanged, 16% renovated and only 42% of the area would be redeveloped. We envisionthat in the preserved buildings it would be possible to consolidate the heritage elements that give character to the neighborhood (e.g. street markets, dai pai dong, traditional medicine stores), create more space for creative industries, and maintain diver-

7KH GUDZEDFN RI WKLV RXWFRPH LV WKDW KDSKD]DUG redevelopment with loose controls over redevelopment would result in lower overall value to developer and hence lower government revenues. Furthermore, to the extent that this scenario results in a dense thicket of pencil towers, the overall living conditions may be less attractive than under planned redevelopment. REFERENCES Approved Ma Tau Kok Outline Zoning Plan. 2008.11.Town Planning Board. KWWS ZZZ R]S WSE JRY KN GHIDXOW DVS[ Approved Kai Tak Outline Zoning Plan. 2007.11.Town Planning Board. KWWS ZZZ R]S WSE JRY KN GHIDXOW DVS[

GROUP PROPOSALS

41

CATTLE DEPOT ARTIST VILLAGE GROUP 1

43

CULTURAL VENUES ARTIST STUDIO SUBSIDIZED HOUSING COMMUNITY CENTRE + LIBRARY THEATRE TRANSPORTATION DEPOT RECREATION CENTRE

Figure 1 3D model of proposed plan for Cattle Depot Artist Village and To Kwa Wan neighborhood

44

EXECUTIVE SUMMARY SEUNGHYUN KANG, MELISSA SCHROCK, COURTNEY SUNG Introduction Our vision is to utilize the existing Cattle Depot Artist Village (CDAV) as a catalyst to integrate DUWLVWV DQG FRPPXQLW\ LQWR D XQLÂżHG FXOWXUDO DUWV district and park intended for the people who live there. This proposal comes as a different model for urban development in Hong Kong, and we believe art clusters have the potential to lead eff fective identity building and to revitalize areas through the basic features of art and creativity. Our general strategy is to grow the artist cluster and to increase community facilities. This proposal will increase community space by 3x, increase public space with a park by 3x, increase production/living space for artists in neighborhood by 24x and decrease factory space by 3x. We believe that growing the artist cluster can enable them to outreach more effectively, and dispersing them throughout the neighborhood will allow for maximized interaction. The addition of a park will also promote community identity and engagement with the artists through effective programming and innovative activities. Client Our clients are Zuni Icosahedron, Chinese University of Hong Kong and the Hong Kong School RI &UHDWLYLW\ DOO RI ZKRP DUH DIÂżOLDWHG ZLWK &'$9 Zuni is a forerunner in experimental theater in HK, with a strong track record with public engagement and local arts development, and our other clients are committed to arts education in HK. The Cattle Depot Artist Village, featuring a historical building with 15 tenants ranging from visual

arts and multimedia to experimental theater and graphic design, has demonstrated a desire to outreach more to the local community. Certain physical, policy and programmatic restrictions, however, have limited the effectiveness of this outreach and connection between artists and residents. Our proposal hopes to address these concerns.

the surrounding neighborhood and the waterfront. This powerful strategy could deliver profound and ODVWLQJ EHQHÂżW WR WKH GLVWULFW ZLWK &DWWOH 'HSRW featured more prominently within a dynamic and holistic urban development.

Context

There also need to be smaller architectural and programmatic interventions to address some of the underlying issues on the site. We propose UHRUJDQL]LQJ DQG UHSURJUDPPLQJ FHUWDLQ DUHDV within Cattle Depot itself, such as including a commercial tenant to attract more members of the community. A new building at the prior gas station site could also serve as a much-needed community center or library, and two of the cylinders could be appropriated into more theater space for the artists of the village.

Hong Kong arts and creative industries are a force to be reckoned with. Commercially speaking, HK is the third-largest consumer of art behind New York and London. Economically, creative industries account for 4% of GDP and are growing. In terms of the existing art scene in HK, the existing clusters range from glossy, commercialL]HG WRXULVW DWWUDFWLRQV WR KLGGHQ LQIRUPDO VWXGLRV However, the majority of them do not focus on engagement with the community, and we see this area as one in which Cattle Depot can be unique. Physical Challenges and Proposals Directly affecting the future urban development of To Kwa Wan are the Kai Tak project and proposed MTR stations. With projected luxury activity in Kai Tak and a history of transit-oriented development around MTR stations, these two developments are a portent of the potential for economic growth and development change on the site. Physical barriers include elevated highways cutting directly through the site, with on and off ramps separating Cattle Depot from other areas in the neighborhood. An unused Gas Station directly next door also serves to isolate the artists further from the neighborhood. We propose removing these physical barriers and DJJORPHUDWLQJ WKH ORWV LQWR RQH XQLÂżHG VLWH ZLWK an 11-hectare park that connects Cattle Depot to

Architectural/Programmatic Interventions

In order to accommodate anticipated growth in artists, we suggest converting the Merit industrial building into artist live/work space which would provide larger and quieter studios for the artists in a different area. We also propose distributing various artistic activities into the adjoining 13 Streets buildings, while remaining committed to keeping local character and residents. Precedents and Strategies We have looked toward various art village examples to understand how they have stipulated engagement between artists and community. Other groups and individual tools, moreover, explore strategies for affordable housing, preventing genWULÂżFDWLRQ WKURXJK DUWLVW FR RSV DQG PRUH Through major physical changes and smaller scale interventions, we believe that Cattle Depot has the opportunity to explore a new and exciting mode of arts-led urban development that can EHQHÂżW ERWK DUWLVWV DQG UHVLGHQWV 45

INTRODUCTION The Vision

PAST PRIVATE DEVELOPMENT

PRESENT PUBLIC-PRIVATE PARTNERSHIP

CATTLE DEPOT

FOTAN, KWUN DONG AREA

ART PRODUCTION FOCUSED DEVELOPMENT

TYP. INDEPENDENT ARTIST MOVING INTO LOW RENT AREA

ART ENGAGEMENT FOCUSED DEVELOPMENT

COMMUNITY ORIENTED DEVELOPMENT BOTH FOR PRODUCTION AND ENGAGEMENT

7KH HVVHQWLDO YLVLRQ RI RXU SURSRVDO LV WR XWLOL]H the existing Cattle Depot Artist Village as a catalyst to integrate artists and community into a uniÂżHG FXOWXUDO DUWV GLVWULFW DQG SDUN LQWHQGHG IRU WKH people who live there. We see this proposal as introducing a unique and different model for urban development in Hong Kong, as well as for arts villages and artist clusters in urban areas. We purposefully want this Cattle Depot Artist Village to be juxtaposed with recent developments like the glamorous West Kowloon Cultural District DQG FRPPHUFLDOL]HG JDOOHU\ FXOWXUH RI &HQWUDO SoHo. We also want it to be different from the isolated and typical artist story like in Fo Tan. Fortunately, the Cattle Depot Artist Village is poised at an exciting and dynamic time in Hong Kong urban planning and is well equipped, right now, to execute this ambitious vision. Motivation

CENTRAL AREA TYP. PRIVATE FOUNDATION OR DEVELOPER OPENING UP GALLERIES / WORKSHOPS

ART DISTRIBUTION FOCUSED DEVELOPMENT

Cattle Depot Artist Village has the potential to beFRPH WKH ¿UVW DUWV YLOODJH LQ +RQJ .RQJ WKDW LV GHliberately integrated and actively engaged with its VXUURXQGLQJ FRPPXQLW\ %XW ZK\ VKRXOG LW" :KDW does art and an artist’s village have to offer comPXQLW\ GHYHORSPHQW HVSHFLDOO\ LQ +RQJ .RQJ"

ART DISTRIBUTION FOCUSED DEVELOPMENT

WEST KOWLOON CULTURAL DISTRICT TYP. LARGE DEVLOPMENT WITH A FOCUS ON THE CULTURAL VENUES

Figure 2 Different development arrangements of arts districts in Hong Kong

46

“...an artist village that has successfully integrated with the community can also act as a catalyst to district revitalization.� - HK Arts Development Council (ADC) The ADC has noted that increased pedestrian activity from visitors, outreach events, and identity/ community building via participation in community arts programs are consistent results from other arts villages committed to engagement. We be-

lieve that an artist village with the focus of community outreach can help build identity and,focus on heritage, alternative cultures, and different forms of development. Current Issues

In doing so, we will - increase community space by 3x - increase public space through park by 3x - increase production/living space for artists in neighborhood by 24x - decrease factory space by 3x.

! !

In this existing community, often referred to as the “backyard of Hong Kong,� we see many underXWLOL]HG YDFDQW IDFWRU\ EXLOGLQJV XQGHU WKUHDW RI glossy real estate development. A lack of quality public space for the neighborhood is exacerbated by a relatively inaccessible and underdeveloped waterfront. Moreover, the artists in Cattle Depot are physically and socially isolated from the community, with limited space and opportunity to grow.

,Q WKLV SURSRVDO ZH ÂżUVW SUHVHQW WKH FOLHQWVÂś background and the context for arts in Hong Kong. We then address larger physical barriers and solutions for the site, followed by smaller architectural and programmatic interventions.

REFERENCES “Research on Future Development of Artist Village in Cattle Depot.� Hong Kong Arts Development Council, June 2010

Strategy Our strategy focuses on growing the artist village and increasing the amount of community facilities. More artists means increased capacity to outreach with residents, increased exchange of creative ideas and growth in creative industries. The implementation of a park, moreover, increases leisure opportunities and also facilitates interactions between existing residents and artists through physical and programmatic opportunities. We propose to:

!

REMOVE physical boundaries to create cultural arts park and community facility for neighborhood

!

ADD amount of artist production and performance space and distribute throughout To Kwa Wan site

CONVERT factory space to live/work and new affordable housing and gas depot to theater space and new community center/library ENCOURAGE concerted outreach from artists to community members to maintain neighborhood character

Figure 3 Existing and proposed site program breakdown

47

The Cattle Depot Artist Village has been used to house relocated arts village residents of the Oil Street informal arts cluster since 2001. As the only surviving pre-war slaughterhouse/abattoir in Hong Kong, constructed in 1908, the Cattle Depot (or former Ma Tau Kok Quarantine Depot) has been designated as a Grade II Historical Building.This designation, moreover, has created an arts village that is walled off, does not allow public entrance, and is technically unsuitable for “public entertaining� licenses.

The full artist village consists of 15 individual artLVWV DQG RUJDQL]DWLRQV ZLWK VSDFH IRU JURXSV originally. From visual artists to graphic designers, performance arts groups and multimedia exhibits, Cattle Depot Artist Village boasts some of Hong .RQJÂśV ZHOO UHFRJQL]HG ORFDO WDOHQW LQ D YDULHW\ RI disciplines. The current site has been used for theater productions, concerts, fashion shows, movie screenings, seminars, workshops, rehearsals, galleries/exhibition space and production studios.

The Client We have three clients and/or partner community groups: Zuni Icosahedron, the Chinese University of Hong Kong, and the Hong Kong School of Creativity. Zuni and the School of Creativity use Cattle Depot space. Zuni Icosahedron is one of the best known and foremost avant garde, experimental theater troups in Hong Kong, founded in 1982. With a strong track record of committment to expanding performing arts and creative industry in Hong Kong, Zuni has demonstrated both creative expertise as well as experience in educating and conducting community outreach regarding arts in Hong Kong. Zuni also has been involved in discussions on urban planning in Hong Kong. They are primed to be the leader of this proposal. 48

Members of Cattle Depot in the past have held art festivals and book fairs with positive responses from the community, as well as well-received educational programs with youth in the community. However, policy restrictions and management concerns have combined to create a fairly restrictive environment for arts development. Low public accessibility, a ban on public displays of art in Cattle Depot and no permanent entertainment license have limited the artists’ outreach, and short leases have created an environment of instability. Moreover, without an overseeing agency, outreach efforts have declined slightly in the past few years as artists have needed to manage their own affairs. All these things aside, the Cattle Depot Artist Village has been experiencing greater publicity as of ODWH DQG VWLOO KROGV D VLJQL¿FDQW SODFH RI UHVSHFW

artist

Vacant

Vacant

Vacant

artist

artist

HKICC

Wong Chun Wing

artist

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artist

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Ngau Pang Sue Yuen

“Cattle Depot Artist Village has been the home base of the major local experimental art organizations and this consortium had played a VLJQLÂżFDQW UROH LQ WKH ORFDO DUW GHYHORSPHQW ´ - Hong Kong Arts Development Council

In addition, CUHK and the HK School of Creativity are both educational institutions devoted to development of arts and creative industries in Hong Kong. Given their experience reaching out and developing the local HK arts community, these clients together have asked for strategies and SURSRVDOV WR XWLOL]H &DWWOH 'HSRWÂśV SRVLWLRQ LQ WKLV neighborhood to pursue different modes of urban development in Hong Kong.

CLIENT: CATTLE DEPOT ARTIST VILLAGE

Frog King

On & On Theater Workshop

Pauline Lam

Kum Chi Keung

Entrance/Exit

Figure 4 Current Layout of Cattle Depot

IC C S C OOL OF C R E AT IV IT

C INE S E UNIV E R S IT

UNI IC OS A E DR ON

OF

ONG

ONG

Figure 5 Sponsor/client logos

among the local and international arts communities. With its proven track record of public engagement, and unique physical and programmatic challenges, the Cattle Depot Artist Village KDV VLJQLÂżFDQW SRWHQWLDO WR DGGUHVV VRPH RI WKH concerns in the site and to be a successful catalyst in arts-led urban development. REFERENCES “Research on Future Development of Artist Village in Cattle Depot.â€? Hong Kong Arts Development Council, June 2010 “Historical cum Social Study on Kowloon City district in connection with Kai Tak area.â€? CUHK. December 2009

CATTLE DEPOT ARTIST VILLAGE

0

100

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Figure 6 Map of CDAV in To Kwa Wan neighborhood (L); Photos of Cattle Depot interior (R)

49

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Figure 7 Art clusters in Hong Kong

50

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ARTS IN HK As mentioned in the Real Estate Analysis, Hong Kong is actually now the world’s third-largest consumer of international art, only after New York City and London. Moreover, as HK’s economic SURZHVV KDV VKLIWHG IURP PDQXIDFWXULQJ WR ¿QDQcial services over the years, creative industries KDYH DOVR EHHQ JURZLQJ VLJQL¿FDQWO\ HYHQ DFcounting for 4% of GDP, more than manufacturing and tourism. It appears that art and the creative economy are becoming viable options for Hong .RQJ WR H[SORUH KRZHYHU WKH VXSSRUW IRU ORFDO artists is slim, and the existing art clusters in Hong Kong seem to fall into various extreme modes that do not engage with communities. Several experts have commented that a lack of permanent base for local arts groups has contributed to slow development of the arts industry in Hong Kong. High-End Art Clusters 2Q RQH HQG RI WKH VSHFWUXP DUH WKH ÀDVK\ GHvelopments such as the West Kowloon Cultural District and the galleries of Central, SoHo and Sheung Wan. These clusters tend to focus on tourism, museums, international artists and commercial activity. 1700

1900

2000

SALT PRODUCTION

STONE MINING

The government has also tried to create creative industry clusters, such as Cyberport and 7DL 3R WKDW KDYH EHHQ PHW ZLWK VLJQLÂżFDQW criticism. Recently, however, the government has been developing proposals to implement adaptive reuse of historic buildings such as the Former Police Married Quarters and Central Police Compound for artistic endeavors. These developments, however, seem to be underdeveloped in terms of public engagement strategies, and involve artists who have no connection to the existing residents. NGO initiatives such as the

2011

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Figure 8 HK art headlines in the news (top); HK’s industry change over the years

51

Jockey Club Creative Arts Centre have been mildly successful, but still do not focus on outreach.

Grassroots/Informal From the artist studios in the abandoned industrial buildings in Fo Tan to the Kwun Tong indie rock scene and San Po Kong experimental theater, grassroots or informal art clusters in Hong Kong have historic precedence. Often found in post-industrial areas with low rent, these clusters often develop as production centers for various kinds of art. While these clusters often engage with communities on informal levels, they often spend time working on their own craft and not focused on the community at large. With the exception of performances and large scale festivals like the Fotanian, having privacy and quiet seem to be high priorities for artists in these types of clusters. A lack of stated priority to engage with the community contributes to the isolation of the artists and a lack of understanding from the community.

Summary

The existing arts clusters in Hong Kong are varied and follow different forms of development. However, they are, overall, generally unengaged with communities in which they are growing. The concern for arts clusters always revolves around JHQWULÂżFDWLRQ DQG LW VHHPV WKDW D ODFN RI HQJDJHment and concerted interaction with the surrounding community could contribute to this behavior.

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What is important to note is that local art in Hong Kong is growing, but often lacks performance space or studio space. Is it possible to address ERWK WKH DUW YLOODJH DQG WKH FRPPXQLW\ FRQFHUQV"

!

REFERENCES

“Amid Art Boom, Artists Wary.� Cathy Yan, Wall Street Journal, December 23, 2010

52

Figure 9

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PHYSICAL DEVELOPMENT INFLUENCES Kai Tak / MTR / Transportation Infrastructure Given the proximity of To Kwa Wan to the new Kai Tak development, there is no doubt this projHFW ZLOO JHQHUDWH D VWURQJ LQĂ€XHQFH RQ WKH IXWXUH growth of our district. Along with a sparkling new cruise ship terminal, luxury housing and hotels, and multi-purpose sports stadium, Kai Tak brings a new MTR line. This line will have two stops located within the To Kwa Wan district, which currently lacks any subway access. Therefore, this change represents enormous potential for economic growth and developmental change within the neighborhood. In addition, a new vehicular tunnel will be built leading to Kai Tak. This begs the question of whether or not it is really necessary to preserve the old elevated highway and tunnel that served the former airport. With the airport relocated and a new tunnel developed, there may be little jusWLÂżFDWLRQ WR NHHS WKH ROG LQIUDVWUXFWXUH ,I WKHVH elements are no longer needed and can be dePROLVKHG LW ZRXOG EH D JUHDW EHQHÂżW WR WKH QHLJKborhood. The removal of these physical barriers - the elevated highway, the on and off ramps, and the tunnel - makes it possible to reconsider Cattle Depot Artist Village within a larger physical framework. With the additional inclusion of the adjacent land currently occupied by the Gas Station, it would be possible to delineate a roughly 9-hectare park surrounding Cattle Depot. This site could be further expanded by adding the additional 2-hectares of bus depot land. In total, an approximately 11-hectare park could be imagined surrounding Cattle Depot with an extension to the waterfront.

CATTLE DEPOT TO KWA WAN NEIGHBORHOOD

Figure 10 Future Kai Tak Development Master Plan

53

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200 100

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Figure 14 Inventory of Site Conditions

55

ZONES OF PHYSICAL INTERVENTION Agglomerating these lots into one site is a powerful strategy that could deliver profound and lasting benHÂżW WR WKH GLVWULFW &DWWOH 'HSRW ZRXOG KDYH D SRVLWLRQ RI SURPLQHQFH ZLWKLQ D PXFK ODUJHU GHYHORSPHQW effectively serving as a catalyst for the creation of an art and creative-industries based district. In order to implement this transformative, long-ra long-range ang ge vision, vviisi sio on n n,, we we make make several seve vera ra al proposals p op pr opos osal als for al for physical fo phyyssic ph phy i al alterations the aforementioned erations to the site, in addition to the demolition of th affor ore em men men enti tion o ed transportation transspo ort rtat atio io on infrastructure. in nffrrassttrruc u tu ure re. The moved waterfront e recreational facilities currently located in the centerr of the t site e co ccould ou ulld b be em oved tto ov o th the he wa w wate ate terf terf rfro ront nt ssececec tion. n. We envision the creation of an elevated park accommodating accommodati odatin these esse recreational rec ecrre ea eat attio tio ion iona na al facilities al ffa acciiliittiies es above the the e existing sting bus and ferry terminals. )LJXUH ([LWLQJ %ORFN &RQÂżJXUDWLRQ

EXPAND INTO GAS STATION DEMOL SH ELEVATED DEMOLISH HIGHWAY & RAMPS

Figure 16 Blocks to be Altered

RELOCATE RECREATION RECREATIONAL PARK

50 25

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56

Figure 18 Physical Intervention Zones

200 100

TO KWA WAN CULTURAL PARK AND ARTS DISTRICT

MTR

KAI TAK

PROGRAM: 1

1 EXHIBITION SPACES 2 LIVE-WORK ARTISTS SPACE

ENTRANCE

3 OUTDOOR CINEMA CDAV

4 AMPITHEATRE

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5 COMMUNITY CENTER/LIBRARY

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6 6 EXPERIMENTAL THEATRES

6

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MTR Figure 19 Proposed Plan

50 25

200 100

57

CULTURAL VENUES ARTIST STUDIO SUBSIDIZED HOUSING THEATRE COMMUNITY CENTRE + LIBRARY TRANSPORTATION DEPOT RECREATION CENTRE Figure 21 Vegetal Wall Surrounds Recreational Area

Figure 22 Landscaped Ramps and Elevated Park

50

Figure 20 Section A-A’ Through Park

58

25

200 100

PARK P ARK AND AND AMENITIES AMENITIES S This iss move leaves leavess the center cen e te er off the the site sitite ite open o en for op other othe ot herr uses uses. es. In ourr vvision, isio on, C Cattle attl at tle tl e De Depo Depot po ot A Artist rttist tist Vil-lage la ge becomes bec ecomes es the the front fro ront nt door doorr into in o a cultural cul ultu tura rall park pa ark k and a an nd artss district dis istr t ict containing co onttai aini ning ni ng exceptional exc xcep eptional ameniep ameni niallllll n neighborhood tiiess for ties for a eig ei ghb borh rh rho hood oo residents, reside ent ntss, including incclu udi d ng g local loca lo call artists. arti ar tist sts. st ts

BEFORE B EFORE Figure 23 Merit Industrial Building Serves as Open-Air Cinema

59

We imagine an open park containing space for an amphitheater at the rear of CDAV, an openair cinema, and water features. Artists’ live-work housing is to be developed on the periphery through the transformation of existing industrial facilities. In addition, there will be two experimental theatres and a library and cultural center located on the former Gas Station site.

BEFORE Figure 24 Former Highway Become Usable Park Space

60

SCALE OF DEVELOPMENT Size Comparisons The intention is for this park to be essentially a neighborhood amenity. The scale of the project is relatively modest when compared parks in other world-class cities. Amsterdam is home to Westerpark, a similar redevelopment of an industrial area into a neighborhood park. By contrast, Hong Kong is a much denser urban environment and Cattle Depot Park ZLOO EH URXJKO\ RQH WKLUG LWV VL]H

Cattle Depot

Central Park in New York City is located in a simlarly dense urban environment, but is approximteO\ WKLUW\ WLPHV WKH VL]H RI &DWWOH 'HSRW 3DUN PDNing it more of a citywide amenity.

1/3 the size of Westerpark

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11 Hectares (8.7 + 2.3)

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N 500

1000 m

Figure 25 Cattle Depot Cultural Arts Park

340 Hectares

N

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1000 m

Figure 26 Westerpark, Amsterdam

500

1000 m

Figure 27 Central Park, NYC

61

Size comparison of the cultural facilities

JCC studio

Avg. Kwun Tong studio

Merit industrial centre

28 SM 300 SF

130 SM 1400 SF

5232 SM 56316 SF

Individual studio

gas station cylinder

Chelsea gallery

JCC gallery

Cattle depot

126 SM 1340 SF

78 SM 840 SF

173 SM 1860 SF

392 SM 4220 SF

Beijing 798 factory 1175 SM 12650 SF

Gallery

HK cultural centre studio theatre

HK cultural centre concert hall

gas station cylinder

H HK cultural centre concert hall

303-496 persons 332 SM 3573 SF

1734 persons 875 SM 9418 SF

1212 SM 13040 SF

2019 persons 2392 SM 25747 SF Epidaurus theatre

Theatre

15000 persons 7007 SM 75422 SF

small theatre

medium theatre

large theatre

Cattle depot

138 persons 277 SM 2981 SF

215 persons 356 SM 3831 SF

284 persons 476 SM 5123 SF

556 SM 5984 SF

gas station cylinder 702 SM 7556 SF

Movie theatre

activity room

activity room

activity room

13 streets

10 persons 49 SM 527 SF

20 persons 100 SM 1076 SF

45 persons 225 SM 2421 SF

1557 SM 16760 SF

Room for workshop and practice Figure 28 Size comparison of the cultural facilites

62

0

20

40 m

Figure 29 Cattle Depot: open to the public

63

CATTLE DEPOT With the burden of new artist live/work space shifted to other areas within the site, we can now encourage use of Cattle Depot as an arts/community outreach center and primary interface. Given that the current residents have expressed a desire to stay, they would likely be given priority, but they have also demonstrated a desire to engage more with residents and visitors.

CAFE + RETAIL EXHBITION SPACE

We propose including a commercial tenant inside CDAV to attract locals and promote community interaction - this tenant could be a coffee shop or teahouse, for example. If artists chose to move to bigger studios, we could have more space for exhibitions as well as multipurpose space for arts programs and public outreach. MAIN PURPOSE

,W ZRXOG EH EHQHÂżFLDO IRU &'$9 WR KDYH D SROLF\ exemption in terms of performing licenses and EXLOGLQJ UHVWULFWLRQV 0RUHRYHU KDYLQJ D VSHFLÂżF CDAV agency to manage outreach, stipulate artist engagement responsibilities, and maintain vision seems key in ensuring the long term sustainability of this village.

Main Entry to Park Outdoor theatre

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Wong Chun Wing artist artist

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HKICC Frog King

On & On Theater Workshop

Exhibition space

Exhibition space

Exhibition space

Pauline Lam Kum Chi Keung

Security Office

Security Office

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Connection to 13 Streets Cultural Venues

Figure 30 Cattle Depot: open to the public

64

Figure 31 Cattle Depot, reprogrammed

Exhibition space

Cafe + Retail

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Where do people in Hong Kong find the civic space WRGD\"

Figure 33 Libraries in Hong Kong

New York Public Library and the Bryant Park

Should we propose a more efficient library V\VWHP" nypl website image

Would it mean that we might need an architecture that can function as the 21 civic VSDFH"

Figure 34 Libraries in Manhattan

Seattle Central Library

Figure 32 Comparison to other cities

Figure 35 Libraries in Seattle

65

NEW COMMUNITY CENTER + LIBRARY At the cleared site of the gas station, we propose building an additional community facility. While the Cattle Depot would remain as the catalyst of the change, we recognize the need for other public programs such as a community resource center, library and/or workshop spaces, which would not ¿W LQ WKH &DWWOH 'HSRW RU 6WUHHWV $ QHZ DGGLtion could work as a space where people can get resources for daily life and intereact with others. Comparision of the library distribution in different cities reveal that Hong Kong is not short on civic space in number but in the quality of the space, the program provided, and people’s perception. We think, therefore, that an additional community facility with proper programs could help local residents to use our proposed spaces more actively.

COMMUNITY CENTRE + LIBRARY

Figure 36 Reference image for the workshop

Figure 37 Reference image for the library

66

Figure 38 New community centre + library

GAS STATION The gas station adjacent to the Cattle Depot is currently inactive. Surrounded by high, imposing walls, the gas station is physically disconnected from Cattle Depot and the neighborhood. Among the cluster of various components at the gas staWLRQ ZH SURSRVH WR VDOYDJH WZR F\OLQGHUV RI VXIÂżcient dimension and renovate them into theatres. The footprint area is large enough to be renovated as theatres compared to those at the HK Cultural Center, though further research is necessary to test its feasibility. In addition to the existing theater space in Hong Kong, these theaters could potentially be valuable resources for the Cattle Depot performing arts groups like On + On.

Figure 39 Current condtion of the gas station

THEATRE 1

THEATRE 2

HK Cultural Centre Studio Theatre

HK Cultural Centre Grand Theatre

Theatre 1

303-496 persons 332 SQM

1734 persons 875 SQM

828 persons 1212 SQM

Theatre 2 324 persons 720 SQM

Figure 40 Reference image for the theatre space

Figure 41 Gas station to be renovated into the theatre space

67

MERIT INDUSTRIAL BUILDING ARTIST STUDIOS

Once the Cattle Depot focuses more on public engagement, it seems necessary to provide new artist studios, especially to accommodate anticipated growth. Among many industrial buildings DURXQG WKH VLWH ZH LGHQWLÂżHG WKH 0HULW LQGXVWULDO building based on the buiding condition and character, and suggest that it be converted into affordable artist studio spaces. When compared to the average size of the artist studio at JCCAC studios and to the average size of artist studios requiring larger work space, 488 studios could be created through this conversion. As the square footage of the buiding is greater than the other comparable artist clusters in Hong Kong, afforable housing or other usage could be incorporated.

AVG. STUDIO AT KWUN DONG 130 SQM (1400 SQF) x 488 STUDIOS

Figure 42 Current condition of the building

STUDIO AT JCC 28 SQM (300 SQF) x 2266 STUDIOS

Figure 43 Reference image for the individual studio

68

Figure 44 Merit industrial building to be converted into the individual artist studio

13 STREETS We witness a lack of rigorous relationship between the architectural and the urban experience in the built environment of Hong Kong as well as many rapidly developing countries. Such cities expanded quickly without comprehensive or strategic planning for unprecedented growth. Cities such as Paris, New York or Barcelona, on the other hand, have implemented the “gridâ€?, which can mediate the scale difference of auto circulation from the pedestrian scale. While this grid system was created and applied as a solution to rid of many “negativesâ€? of the ever-growing chaotic Modern city, it has also allowed vibrant pedestrian street life to thrive. Obviously, not every part of the European towns retains such vibrant street life and likewise not all parts of Hong Kong lack the pedestrian circulation. However, the discontinuity amongst buildings and districts is prevalent making the city less connected. :KLOH DQDO\]LQJ WKH GLIIHUHQW VSDWLDO FRQÂżJXUDtions of the buildings to their respective adjacent urban contexts, we can see the relation between the architectural scale and the urban scale is tied to the outcome of the spatial quality in the end. On the one hand, when a relatively large territory is taken for a simultaneous development such as Hong Kong Cultural Centre on south of Tsim Sha Tsui, West Kowloon Cultural District or the Kai Tak redevelopment at the old airport site, the isolation from the rest of the city seems inevitable due to the sheer scale of the project and the disjunction to the adjacent area blocked by the roads. On the other hand, the galleries in the Central area continue to thrive attracting more people functioning as a part of the larger urban context. Also, the Mong Kok area remains “urbanâ€? because of its street life, which is partly created by the block FRQÂżJXUDWLRQ 7KH 6WUHHWV GLVWULFW ZKLFK XVHG to serve as workers’ housing for the adjacent factories, retains an appropriate scale and block con-

Figure 45 Measure of urbanity at different locations in Hong Kong

69

+ GROUND FLOOR PERMEABILITY & PUBLIC ACCESS

13 Streets

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70

LIGHT & AIR

¿JXUDWLRQ IRU SHGHVWULDQ ÀRZ :KHQ SURSRVLQJ D further development around the Cattle Depot, 13 streets district seems to provide a unique opporWXQLW\ WR EH UHYLYHG DV DQ DFWLYH VWUHHW OLIH ]RQH

200 m

200 m

200 m

The Cattle Depot, which is currently closed to the public and being used as studio spaces for the YDULRXV DUWLVWV DQG RUJDQL]DWLRQV ZRXOG FHUWDLQO\ become a new center for not only for the neighborhood but also for Hong Kong as a whole with this proposal. The Cattle Depot as a historical artifact retains its unique qualities from its buildings and the courtyards. However, if the Cattle Depot is not to be isolated as the historical artifacts of the city, but to be a catalyst in the area, we foresee the necessity for the strategic control of the adjacent area for the further changes to come. As we expect the area to be the central place of the FUHDWLYH LQGXVWULHV WKDW EHQH¿W WKH QHLJKERUKRRG and the city in the future, we need to have more built spaces for creative industry related proJUDPV ZKLFK FRXOG SRWHQWLDOO\ EHQH¿W IURP RQH another and for the supporting programs, which could attract and engage the public. We can certainly achieve this by building a new building that accommodates all the needed programs. However, in addition to the new building, additional distribution of the various related programs over VWUHHWV FRXOG SRVVLEO\ UHYLWDOL]H VWUHHWV DQG nurture a new character for the area. The direct connection to the streets and the small footprint RI WKH HDFK VWRUHIURQW ZLOO EHQH¿W WKH SRSXODWLRQ working in the creative industry, who can rent the VPDOO DQG DIIRUGDEOH VSDFH LQ D ÀH[LEOH PDQQHU This strategy will allow the designated area to gradually build the district level identity in an unobtrusive manner. Strategy

Figure 47 District Comparison-13 streets and Chelsea

1.There are currently 335 stores in total on the footprint of the 13 streets district. However, a lot RI VWRUHV RQ WKH JURXQG ÀRRU DSSHDU WR EH YDFDQW DQG XQXVHG 7KH JURXQG ÀRRU RI WKH VWUHHWV

FRXOG EH UH]RQHG IRU FHUWDLQ DUW DQG FRPPXQLW\ HQJDJHPHQW SURJUDPV WR KDYH D WD[ EHQH¿W RU WR receive a subsidy to renovate.In order to ensure the feasibility of the strategy, further research is necessary. Thorough research on the current ownership and the usage of the stores would also further clarify the feasibility of this type of strategy, and this research could be conducted by the Hong Kong Urban Redevelopment Agency or RWKHU RUJDQL]DWLRQV 7KH DJHQF\ VKRXOG VHFXUH LI both the number of the interested parties to move in and the number of the owners who are willing to sell the property match. In order to avoid the speculative purchase, the agency can announce the eligible programs and the tenants to move in.The followings could be the options such as artists’ workshop studios, small theatres, and community centers. 2. As an attempt to give more presence and awareness to the void spaces in between the buildings, alternating streets could be programmed as pedestrian passage, which can host a weekend market for the young artists as well as the public. The event will further activate the 11 streets that are currently used mainly for parking spaces. Also it will provide the potential for artists to engage with the public and for the public to have interest in the activities initiated by the artists. Predictably, after a certain number of years of the implementation of the strategy, the other stores other than the initially renovated stores might be redeveloped and reprogrammed. Thus it is possible that we foresee the auto repair stores might move out into the adjacent area. While it is the obligation of the planners to predict the changes and to prevent the disadvantaged population IURP EHLQJ PDUJLQDOL]HG WKH JUDGXDO FKDQJH RI the cycle of the neighborhood is natural. Thus, I believe when proposing a comprehensive view of the further development of the Cattle Depot area to emerge as an art and community center, the 71

335

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store units : mostly used as auto repair shop and a limited number of active retail, restaurant

store units could be reprogrammed amongst a number of owners

characteristic of the 13 streets also could change. :KLOH WKH DXWR UHSDLU VWRUHV RQFH FKDUDFWHUL]HG 13 streets, in 20-30 years, the proposed new programs might transform the neighborhood. This ZRXOG QRW PHDQ D JHQWULÂżFDWLRQ DV D ODUJH FRYHUage area for the auto repair industry around the neighborhood would still allow the relocation possible.However, what have to be carefully thought out arethe relocating procedures and compensation for the people who currently own the auto repair stores. This strategy could be applied to the larger area than 13 streets district. Especially, when the government is to develop a large reclaimed area such as the West Kowloon district or the Kai Tak area, rather than developing the master plan for the whole area, it seems this type of incremental VWUDWHJ\ PLJKW EH EHQHÂżFLDO WR WKH JUDGXDO FKDQJH of the place. This strategy might lead to an indiUHFW EXW LQĂ€XHQWLDO FKDQJH RI WKH DUHD WR IRUP FHUtain characteristics.

11

5

streets that are the interior of 13 streets : mostly used as empty streets or as parking

PEDESTRIAN

Figure 48 Strategy for 13 streets

72

PEDESTRIAN

streets that are alternating could be activated by an appropriate programming during weekends

PEDESTRIAN

PEDESTRIAN

PEDESTRIAN

7KH UH]RQLQJ RI WKH 7LPHV 6TXDUH RU WK VWUHHW in New York has successfully attracted theatre entertainment development to cluster at the designated area and has contributed to create the unique characteristic of the place.

Figure 49 Small workshop space

Figure 50 Blackbox theatre

Figure 51 Exhibition space

73

Figure 52 Various programs for 13 streets

74

Figure 53 Existing and proposed view of 13 streets

75

CONCLUSIONS Summary 2XU YLVLRQ DJDLQ LV WR FUHDWH D XQL¿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

dents and artists in all our proposed spaces, as ZHOO DV VSHFL¿F\LQJ SURJUDPPDWLF ZD\V LQ ZKLFK the artists and community engage, we will see a more sustainable and integrated artist village experience. 7KH .RL $ 7KDX VXJDU UH¿QHU\ LQ 7DLZDQ LGHQWL¿HG E\ WKH +RQJ .RQJ $UWV 'HYHORSPHQW &RXQFL seems to be the most relevant example to use as an arts village committed to engaging with its surrounding public. With stipulated requirements for artists who live in the village to conduct community outreach and arts education, the village has been highlighted as a successful case of adaptive reuse of a historical building and community UHYLWDOL]DWLRQ WKURXJK DUW 7KH &DWWOH 'HSRW $UWLVW 9LOODJH FRXOG GH¿QLWHO\ SXUVXH D VLPLODU URXWH ZLWK VWLSXODWHG DQG FODUL¿HG H[SHFWDWLRQV IRU DUWV outreach, and coordinated vision for this type of behavior.

2Q D SURJUDPPDWLF DQG VPDOOHU VFDOH ZH VXJJHVW UHRUJDQL]LQJ FHUWDLQ DVSHFWV RI &DWWOH 'HSRW LWVHOI FRQVWUXFWLQJ QHZ FRPPXQLW\ IDFLOLWLHV IRU WKH QHLJKERUKRRG DQG FUHDWLQJ PRUH VSDFH IRU DUWLVWV LQ RWKHU SDUWV RI VLWH WR GLVWULEXWH WKH DUWLVWV WKURXJKRXW :H DOVR IRFXV RQ WKH QHLJKERULQJ VWUHHWV DQ LFRQLF IHDWXUH RI WKH QHLJKERUKRRG DQG VODWHG UHGHYHORSPHQW DUHD DV RSSRUWXQLWLHV WR LQWHJUDWH WKH DUWLVWV DQG FRPPXQLWLHV HYHQ IXUWKHU

,Q WHUPV RI ¿QDQFLDO YLDELOLW\ D SHUFHQW IRU DUW WD[ VFKHPH XWLOL]HG LQ 6LQJDSRUH IRU IXQGLQJ SXEOLF art, could be implemented in neighboring higherend housing to fund outreach activities of Cattle Depot. Given the demographic shift in the neighborhood and recent increased local interest in the artists, we see this strategy as a viable way to create a sustainable source of funding for the management and operations of Cattle Depot. Other LQGLYLGXDO WRROV LQ WKLV UHSRUW DOVR DGGUHVV ¿QDQcial options for this arts village.

Precedents and Strategy

Next Steps

2XU LQYHVWLJDWLRQ RI SUHFHGHQWV KDV WUXO\ SRLQWHG WR SK\VLFDO DQG VRFLDO SURJUDPPDWLF LVRODWLRQ DV WKH NH\ IDFWRUV HQFRXUDJLQJ UHVLGHQW GLVSODFHPHQW DQG JHQWUL¿FDWLRQ 2XU SURSRVDO DWWHPSWV WR FRXQWHU WKHVH IDFWRUV WKHUHIRUH E\ IRFXVLQJ VHULRXVO\ RQ DUW SURGXFWLRQ GRZQSOD\LQJ FRPPHUFLDO DFWLYLW\ DQG GHFHQWUDOL]LQJ DUWLVWV WKURXJKRXW WKH VLWH 2XU KRSH LV WKDW E\ SK\VLFDOO\ PL[LQJ UHVL-

This proposal is based off of extensive research DQG VLWH DQDO\VLV DQG FRXOG EHQH¿W IURP HYHQ IXUWKHU UHVHDUFK LQ WHUPV RI WUDI¿F YLDELOLW\ UHVLGHQW opinion and local businesses. Creating a more XQL¿HG YLVLRQ IURP WKH DUWLVWV ZLWKLQ &'$9 WKHPselves could also be a high priority for the urban redevelopment of this neighborhood, as they are the key to the success of this proposal.

76

)LJXUH 6FHQHV IURP .RL $ 7KDX VXJDU UH¿QHU\ 7DLZDQ

This project is coming at a unique time in Hong Kong’s history where art is increasingly accepted, different modes of urban development are being pursued, and participatory engagement with local residents is beginning to resonate with both government and business actors. Creating a quality space for the artists and the residents to interact, increasing the bargaining power of the artists in &DWWOH 'HSRW DQG XWLOL]LQJ WKH H[LVWLQJ IHDWXUHV RI the neighborhood are all essential components of our strategy to bring Cattle Depot and To Kwa Wan into the public eye and to create a truly unique and exciting urban experience in Hong Kong.

THE WATERFRONT GROUP 2

77

HOTEL EXPLORATORIUM

TUNNEL VENTS

MTR

VIEWING PIER

MARKET / DINING

Waterfront Aerial View - After

SAILING PIER

78

DISCOVERY PARK

SCIENCE BARGE

ELEVATED PARK, BUS TERMINAL

BYPASS

ALGAE PONDS

STADIUM

KAI TAK PARK

EXECUTIVE SUMMARY: CAITLIN CAMERON, MAI DANG, & ALEXIS TAYLOR

The Cattle Depot Artist Village is positioned in To Kwa Wan, a part of Kowloon that initially developed as an industrial area. The surrounding manufacturing buildings dominate the neighborhood, positioned strategically on the waterfront for logistical convenience. Currently, the To Kwa Wan neighborhood hardly interacts with its waterfront and is not taking advantage of its spectacular natural setting. The To Kwa Wan waterfront is one of the only remaining natural waterfronts in Hong Kong and it is also adjacent to the proposed Kai Tak development, making it prime for redevelopment. With the anticipated increase in volumes of people connecting to Kai Tak using the newly planned harbour-front pathways, critical attention should turn toward the To Kwa Wan section of waterfront and its capacity to function as an important neighborhood gateway while connecting to existing community assets. The Cattle Depot Artist Village, located within a 5 minute walking distance to the waterfront will be a centerpiece of the new cultural arts area of To Kwa Wan. There is an opportunity for collaboration with the local artists as the waterfront improvement and design phases more closely integrate neighborhoodVSHFLÂżF DQG DUWLVWLF HOHPHQWV WR FUHDWH D XQLTXH LGHQtity for To Kwa Wan. Some proposed examples are art murals and art installation along the pedestrian friendly street connecting the Cattle Depot Artist Village to the waterfront. These intervention will create awareness and appreciation for the work of artists in the Cattle Depot while making the waterfront atWUDFWLYH DQG FXOWXUDOO\ EHQHÂżFLDO WR YDULRXV JURXSV RI people in Hong Kong. The Kai Tak development will bring many changes to the To Kwa Wan neighborhood including two MTR stations with multiple exits to the neighborhood, increased commercial and residential buildings resulting in an increase in families and workers. Furthermore the development will attract large number of tourist through the proposed stadium developments, FUXLVH WHUPLQDO DQG KRWHOV 7KH LQĂ€X[ RI RYHU XVHUV ZLOO LQFUHDVH SHGHVWULDQ WUDIÂżF WKURXJKRXW WKH

neighborhood and increase usage of the existing ferry and bus terminal located on the To Kwa Wan waterfront. Improved pedestrian connections along DQG WR WKH ZDWHUIURQW FRPELQHG ZLWK ÀH[LEOH SURgramming will help to attract users to the waterfront for daily and recreational use. A new waterfront has the potential to attract new users and tourist to the site. However, the waterfront UHGHYHORSPHQW PXVW DOVR UHÀHFW WKH GHPRJUDSKLFV of the existing neighborhood. Currently the To Kwa Wan neighborhood has four main users, they are: elderly, families with children, workers including auto repair workers and artists, and tourists. Based on the QHHGV RI WKHVH JURXSV ZH SURSRVH ÀH[LEOH SURJUDPming that includes food and dining, a transportation hub, a children’s exploratorium, and parks and recreation to address the needs of the local community and waterfront users. The variety of programs will increase cultural and recreational activities for future users, while supporting existing residents by providing opportunities for small business development and improving pedestrian and public transportation connections to other parts of Hong Kong. Pedestrian and bike improvements along with a continuous path along the waterfront are methods of connecting the programming along the waterfront. For the To Kwa Wan waterfront, we envision a conQHFWHG DQG DFWLYDWHG VSDFH WKDW EHQH¿WV WKH H[LVWLQJ residents, future residents, and tourist using the site. There will be continuous public access, pathways, and sight lines both to and along the waterfront connected by community parks, transit systems and public amenities in the form of recreational, educational and cultural art activities. The waterfront will have a variety of adaptable spaces and venues to HQFRXUDJH ÀH[LEOH SURJUDPPLQJ IRU GLIIHUHQW WLPHV of the day and for the variety of artists that are in the Cattle Depot Artist Village. Most importantly, the waterfront will create an environment that fosters the appreciation of local art, food and theatre while VSXUULQJ HFRQRPLF DFWLYLW\ WR EHQH¿W WKH H[LVWLQJ UHVLdents. 79

GOALS: 1. WATERFRONT AS ASSET - Make the waterfront attractive and us able - Waterfront as asset for all groups in the neighborhood - residents, workers and tourists

2. NEIGHBORHOOD IDENTITY - Build positive neighborhood identity - Create gateways to the neighborhood

3. ECONOMIC OPPORTUNITIES - Support small, local entrepreneurs - Attract economic activity from Kai Tak

4. CONNECTIVITY - Create opportunities for physical con nections to and along waterfront - Improve connections to Kai Tak

80

Waterfront Aerial View - Before

VICTORIA HARBOUR OPEN SPACE PLANNING

Existing Open Space Proposed Open Space

Victoria Harbour is among the city’s most important open spaces and yet large portions of the marine-land interface remain underutilized, due in part, to lack of activities, public amenities, and missing links which cut off the harbour from the rest of the city. Hong Kong planners are attempting to address these issues by providing greater

continuity of waterfront promenades and planned open spaces. Interconnectivity with surrounding areas should be used a means to add value in the neighborhood. Prime for redevelopment To Kwa Wan’s waterfront provides the opportunity to showcase the unique character of this neighborhood compared with other areas on the harbour.

Kai Tak

Yau Ma Tei

Hung Hom East

West Kowloon Cultural District

Hung Hom West Tsim Sha Tsui East

Tsim Sha Tsui West

Il

dE

Overview Map of Victoria Harbour

81

INFLUENCES OF KAI TAK REDEVELOPMENT ON THE SITE

COMMERCIAL

NEW MARKET RATE & LOW-INCOME HOUSING Increase in local residents both families and singles means larger demand for community assets such as the waterfront, arts and culture, family activities, and restaurants.

RESIDENTIAL STADIUM

NEW COMMERCIAL & RETAIL Commercial buildings will bring an increase of retail but also workers who will create a demand for restaurants and daily services. TWO STADIUMS Crowds visiting events at the stadiums will be in the vicinity of the neighborhood with the opportunity to attract business to local stores. The increase in tourist will also create the need for transportation and public pathways. LARGEST PARK IN HONG KONG Weekend recreational visitors attracted to Kai Tak can use the waterfront greenways as an extension of the park and for alternative recreational activities. Park-goers will create demand for local businesses such as bike renal, restaurants, and groceries. TWO MTR STATIONS Location of two MTR stations will create more connectivity to and from this area with the potential for more activity in the neighborhood.

STADIUM

k -

CRUISE TERMINAL & HOTEL

Commercial Residential Stadium Green Government

CRUISESHIP TERMINAL & HOTELS Tourists in the vicinity can be attracted towards the neighborhood for retail, food, and cultural and recreational activity along the waterfront. 82

Institutional MTR Cattle Depot Scale: 1:1500

BROKEN CONNECTIONS TO AND ALONG THE WATERFRONT

A G

C

B H

D

I

E

J K F

A

G

L

Broken Links

Broken Links

Connected Links

Connected Links

Proposed Interventions

Proposed Interventions

Physical Barriers

Physical Barriers

Green Space

Green Space

Kai Tak Plan

Kai Tak Plan

Cattle Depot

Cattle Depot

Scale: 1:10000

Scale: 1:10000

ISSUES: The existing waterfront does not serve as an asset to the neighborhood. In some casses access to the waterfront is physically blocked by buildings and other barriers. The path along the waterfront is not continuous with an industrial landscape, lacking green space, programming, and view points. Paths to the waterfront from the neighborhood are caroriented rather than pedestrian oriented. SUCCESS: A successful waterfront addresses these issues by creating programs for families, elderly and tourist. Existing parks will have viewing platforms, seating, trees, and access to the waterfront. The existing ferry terminal can be reactivated to become a transportation hub and streets that access the waterfront would be more pedestrian friendly. Altogether changes can be made to improve connections along and to the waterfront.

B

C

D

E

H

I

J

K

F

L

83

PRIMARY PROGRAMMING ZONES, CONNECTED BY THE WATERFRONT

FOOD & DINING Users: Tourists and Stadium-goers from Kai Tak, Residents, Workers Issues and Opportunities: t"UUSBDU CVTJOFTT UP UIF OFJHICPSIPPE GSPN ,BJ 5BL and local employees t"UUSBDU BDUJWJUZ UP UIF XBUFSGSPOU t$SFBUF B QSPHSBNNBUJD BODIPS BMPOH UIF XBUFSfront path t$FMFCSBUF MPDBM CVTJOFTT BOE DSBGU TRANSPORTATION HUB Users: Commuters (ferry, bus), Tourists (ferry connection to Hong Kong Island), Residents Issues and Opportunities: t.BJOUBJO UIF DVSSFOU USBOTQPSUBUJPO TZTUFNT t*ODSFBTF XBUFSGSPOU BDDFTT t"MMPX GPS DPOUJOVJUZ BMPOH XBUFSGSPOU t6UJMJ[F UIF BJS SJHIUT BCPWF UIF CVT UFSNJOBM t*NQSPWF BUNPTQIFSF BOE FYQFSJFODF PG UIJT CMPDL EDUCATION & EXPLORATION Users: Neighborhood Families, Tourists Issues and Opportunities: t&OHBHF XJUI UIF XBUFSGSPOU QIZTJDBMMZ BOE FEVDBtionally t1SPWJEF B QSPHSBN BODIPS BMPOH UIF XBUFSGSPOU t"UUSBDU UPVSJTUT BOE WJTJUPST UP UIF OFJHICPSIPPE t$SFBUF TQBDF BOE QSPHSBNNJOH GPS MPDBM SFTJEFOUT t$PMMBCPSBUF XJUI MPDBM BSUJTUT PO QSPHSBNNJOH BOE design

Tourist Families Elderly Workers EExisting xissting Green Space Scale: 1:7500

84

PARK & RECREATION Users: Neighborhood Residents (especially children and elderly), Tourists (sailing) Issues and Opportunities: t&YJTUJOH QSPHSBNNJOH JT BO BODIPS BMPOH QSPQPTFE waterfront path t*NQSPWF QFEFTUSJBO DPOOFDUJPOT GSPN OFJHICPShood to existing park and recreation space t"EE XBUFS QSPHSBNNJOH UP BUUSBDU BDUJWJUZ t1SPWJEF PQQPSUVOJUZ GPS GVUVSF EFWFMPQNFOU PG waterfront path and activity south of the park

NEW PROGRAMMING AND ACTIVITIES

7R .ZD :DQ KDV D VLJQLÂżFDQW KDUERXU IURQWDJH DQG PRUH VKRXOG EH GRQH WR HQKDQFH WKLV IRU WKH EHQHÂżW of both the community and the tourists. Development should also complement the diversity of economic activity within the neighborhood. New public amenities to line this historically industrial waterfront would provide recreational opportunities with programming that accomodates a wide variety of users, from local residents & artists, to tourists & destination-oriented visitors.

Proposed Kai Tak Sports Stadium

ARTISTS’ VILLAGE

EVENTS & PERFORMANCES

Public Art

Bicycle Rentals

M Marketplace S Stalls Show Showcase for local cuising

Our proposal incorporates a variety of openspace FRQÂżJXUDWLRQV FUHDWLQJ RSSRUWXQLWLHV WR VKRZFDVH ORFDO DUW IRRG DQG WKHDWUH DW WKH VDPH WLPH VSXUring economic activity and drawing the community together around the waterfront. Our goal is to promote public use and enjoyment of both open space and created facilities, while balancing adequate provisioning for young, old, entire families, active and passive users.

Floating Boardwalk

Scenic viewpoint

Algae Ponds Scenic Viewpoint

Ferry to North Point` Environmental Education Public Art

The design calls for adaptable spaces and venues to HQFRXUDJH ÀH[LEOH SURJUDPPLQJ IRU GLIIHUHQW WLPHV of day. A variety in types of public space will accommodate diverse functions throughout the seasons. Alternating science discovery & theatre barges (repurposed and designed to dock at the former vehicular ferry pier) are one highlight showcasing the neighborhood’s culture, art and industry.

Groujnd Floor Retail

Potential Development Site

arts&theatre barge

docking of re-adapted barges creates a dynamic venue with flexible programming for day/night

Contiguous Public Access

Maintain Public Waterfront Views

Science Barge

Sailing Pavilion & Pier

Playground

Tourist Families

Public Landing

Elderly Workers

Scenic viewpoint

Scenic Viewpoint

Mooring Buoy

Planned program uses and users

85

PROPOSED INTERVENTIONS MARKET & DINING COVE - Support local food, crafts through the addition of market stalls; Interface Kai Tak and existing neighborhood; More direct access to water

M a ke et Market MTR M Station Stt S Sta

Stadium Kai Tak Plan

BYPASS - Allow for continuous passage along waterfront; Create activity out on bay without the need for reclamation C Ca attttle Depot attl Cattle Art A st Villa Vi V ill llag age ge Artist Village

ALGAE PONDS - Remediate CO2 emissions from tunnel; Mark the path of the tunnel with a design intervention; Provide a natural habitat and learning experience

B k Bike Rent al Rental

Local Food & Craft Market

Viewing Pier

BUS DEPOT & ELEVATED PARK - Increase use of existing bus depot site with park and retail on upper levels; Take advantage of valuable waterfront property for both private and public uses

Sk Sky dge ge e Bridge ti Recreation e Area

SKY BRIDGE - Alternative path leading from existing community assets such as the recreation area, cattle depot to the elevated park; Provide a safe passage across streets

Exploratorium

Hotel ote Science Barge

Chi s Children’s Dis y Discovery Pa Park

EXPLORATORIUM & SCIENCE BARGE - Family programming takes advantage of existing elevated road; Barge explores algae ponds, natural habitats in the harbour

SAILING PAVILION & PIER - Increase activity on water; Provide a visual axis on connecting streets

Algae Ponds

Ferry Terminal

BIKE RENTAL - Increase use of waterfront with alternative activities; Use existing gas drums for design of building for neighborhood identity

CHILDREN’S DISCOVERY PARK - Provide outdoor activity for families in neighborhood; Educate visitors about the natural waterfront systems

Bypasss

e Bus T Terminal / v Elevated Park

Sailing Pavilion & Pier Existing Buildings

MTR M TR R S at ation n Station

Re ecreation Recreation A ea Area

Proposed Buildings Existing Open Space Proposed Open Space New Paths Kai Tak Plan

Fish Tail Park

Existing Community Assets Viewing Points Pedestrian Improvements Commercial Improvements

STREET IMPROVEMENTS - Can include street trees, pedestrian crossings and paving, storefront improvement, street-facing retail in new development 86

Scale: NTS

MARKET

BYPASS

ALGAE PONDS

ALGAE PONDS

Night Market, Shenjiamen, China: As a venue for local foods and crafts, the market provides

Swimming Pier, Copenhagen, Denmark: In the warm weather, people venture out to get

Floating Algae Park, Brooklyn and Manhattan, New York: This proposed park has duel func-

Salton Sea, California: The circular ponds can provide for a series of uses from wildlife

an interface between the waterfront and street as well as between different groups of people who inhabit the neighborhood.

closer to the water on a multi-level platform suitable for different activities.

tions gving waterfront recreation space as well habitat, to algae farms, to aquaculture. as algae farms for bio-remediation of the CO2 emissions from the city.

BUS DEPOT

ELEVATED PARK

SKY BRIDGE

BIKE RENTAL

Millennium Park Bridge, Chicago, Illinois: The long and slender bridge provides an alternative route between the Art Institute and the park, crossing over the busy street and provid-

CyclePoint, Leeds Station, United Kingdon: Bike rental stations are often placed in proximity of transportation stations and/or recreational spaces such as waterfronts. We propose

ing a viewing deck.

using the gas station as a bike rental station.

Proposed Transbay Terminal, San Francisco,

Sculpture Park, Seattle Washington: Combin-

California: The multi-level structure provides a full service bus and rapid transit depot with retail below and an elevated park on the roof to provide a public amenity.

ing sculpture, park, and pedestrian bypass, this park provides a successful inhabitable space across former industrial and interstitial uses. The level changes adds an urban feel.

EXPLORATORIUM

SCIENCE BARGE

DISCOVERY PARK

DISCOVERY PARK

Museum of Westward Expansion, St. Louis, Missouri: As a proposed memorial and national park exhibit space, the simple design is unobtrusive and does not detract from the en-

The Science Barge, New York area: Docking at various ports, the barge brings discovery and science programming to a variety of audiences. The barge structure allows for utiliza-

Discovery Park, Seattle, Washington: Successful area sfor children can include learning and discovery activities. A variety of surfaces and materials provide interesting and interac-

joyment of the waterfront and outdoor spaces.

tion of water, sun, and wind.

tive opportunities.

Discovery Park, Seattle, Washington: Access to water is often overlooked in waterfront GHVLJQ $ VWHSSHG DSSURDFK DOORZV ÀH[LEOH space for users to determine their interaction with water and acommodate the natural tides.

87

Section A Section B Section C Perspective 1

Section A: Connector street to Viewing Pier

Perspective 2

Key Plan

Section B: Bypass at existing buildings

Section C: Bus Depot and Elevated Park

88

Perspective 1: View south to Exploratorium

89

Perspective 2: View along boardwalk facing north

90

WEAVING A NEW NEIGHBORHOOD FABRIC GROUP 3

91

WEAVING A NEW NEIGHBORHOOD FABRIC: VISION STATEMENT TRANSFORMING AND ACTIVATING INDUSTRIAL STREETS TO ENHANCE PEDESTRIAN FLOWS, PUBLIC USE, AND NEIGHBORHOOD IDENTITY

To Kwa Wan is transforming from an overlooked corner of industry and aging housing stock to a emerging hub of arts, culture, and vibrant residential character. Streets will take on new purposes and typologies focused on the movements, activities, and needs of people instead of industry. Streets function as the connective tissues that bring the living being of a neighborhood together and allow it to function as a whole. In the following pages, we imagine the potential opportunities for the streetscape to bring life, connection, mobility, and meaning to To Kwa Wan as it continues to evolve multiple centers of activity including the Cattle Depot Arts Hub, a new Kai Tak related restaurant cove, and the waterfront. We envision a transformation of To Kwa Wan’s streets from arteries of industry to a lattice work of public spaces that encourage residents, workers, and visitors alike to stop and enjoy the neighborhood as a cultural destination rather than a somewhere to pass through. 92

EXECUTIVE SUMMARY REIMAGINING CONNECTIONS BETWEEN PEOPLE AND PLACES THROUGH STREETSCAPE AS PUBLIC SPACE IN THE NEW ARTS ERA OF POSTINDUSTRIAL TO KWA WAN.

OVERVIEW To Kwa Wan is on the verge of major transformations. The new Kai Tak plan and proposed MTR stations will radically increase the pressure for new development in this historically undesirable industrial neighborhood. Given the increase in residents and visitors, we propose a strategy that reframes To Kwa Wan’s industrial streets as networks of pedestrian movement and public space. Through analysis of existing street conditions and HPHUJLQJ ÀRZV ZH GHYHORSHG D VWUDWHJ\ DQG VHW of proposed interventions that serve as key examples of the opportunities for creative and inclusive redevelopment.

MTR TO KAI TAK

GOALS FOR INTERVENTION ‡ )RVWHU SHGHVWULDQ FRQQHFWLYLW\ DQG DFFHVVLELOLW\ ‡ 'HYHORS VWUHHWV DQG VLGHZDONV DV D UHDOP RI public green space and activity ‡ 5HWDLQ DQG HQKDQFH XQLTXH IHDWXUHV RI WKH neighborhood so that To Kwa Wan will be an attractive place to live and visit

APPROACH Existing Conditions We start our analysis by examining the existing fabric of the neighborhood. Through this analysis ZH ÂżQG NH\ LVVXHV VXFK DV ZLGH LQGXVWULDO VWUHHWV that impede pedestrian connectivity. Additionally, some current areas of activity are important assets to the district such as food streets, wet markets, and Cattle Depot Artist Village. The highway and tunnel are a major source of disconnection in the neighborhood.

TO METRO PARK

CATTLE DEPOT

FERRY PIER

MTR

Analysis of Changing Contexts Examining the historical and future context of Kai 7DNÂśV LQĂ€XHQFH RQ 7R .ZD :DQ ZH HQYLVLRQ DQ emerging pattern of increased pedestrian use that is centered on waterfront parks, arts, restaurants, shopping, and residents. Additionally, more visitors are expected to enter the neighborhood with the addition of two new MTR stations.

Street & Open Space Analysis We documented the predominance of streets in the land use pattern of To Kwa Wan and the lack of clear pedestrian and open space networks. From this analysis we identify street space that can be reclaimed for pedestrian and public space uses. Proposal From our analysis, we propose an emerging pedestrian network and hierarchy. A few key interventions are highlighted as a starting place to build stronger pedestrian networks and connections between MTR, Cattle Depot, the Waterfront, Kai Tak, and the Ferry and Bus Terminal. 6SHFL¿F 6LWH ,QWHUYHWLRQV To bring our proposal to life, we illustrate some key transformations in the neighborhood. These images capture the incredible potential and possibilities for a vibrant streetscape that allows people to experience the essence of To Kwa Wan’s past, present, and future. CONCLUSION The development of the streetscape in To Kwa :DQ VKRXOG EH UHIUDPHG WR SULRULWL]H WKH JURZLQJ pedestrian demand and cultural fabric of this diverse neighborhood.

93

TO KWA WAN IN TRANSFORMATION To Kwa Wan is on the verge of major transformations catalyzed by the Kai Tak redevelopment project to the north and east to the introduction of a two new MTR stations. The major predicted shifts in use from industry to residential call for a rethinking of an outdated street infrastructure and a reprioritization of transportation modalities from trucks and cars to pedestrians. However, To Kwa Wan is not a blank slate to be rewritten but a diverse neighborhood encompassing light industry, small shops, street markets, and immigrant communities. The goals of any intervention should be to enhance existing communities and economies ZKLOH VXSSRUWLQJ WKH FRPLQJ LQÀX[ RI DUWLVWV DQG new residents. GOALS FOR INTERVENTION )RVWHU SHGHVWULDQ FRQQHFWLYLW\ DQG DFFHVVLELOLW\ 'HYHORS VWUHHWV DQG VLGHZDONV DV D UHDOP RI public greenspace and activity. 5HWDLQ DQG HQKDQFH XQLTXH IHDWXUHV RI WKH neighborhood so that To Kwa Wan will be attractive place to live and visit.

EXISTING CONDITIONS 1. Pak Tai Street (North) 2 Minimal street life exists due to vehicle domination and no podium storefronts. 2. Tam Kung Road 3 A well-used street with active shops, narrow sidewalks, and minibus queue. 3. Pak Tai Street (South) 4 A lively street with many shops and local restaurants including Cha Chaan Teng, Sushi and Vietnamese. 4

1

4. To Kwa Wan Road 5 A major bus route and future connection to Kai Tak, this six lane road is diff ¿FXOW WR FURVV 5. Sung Wong Toi Road This wide edge street borders Kai Tak and is full of industrial buildings that used to handle airport-related cargo. 6. Mok Cheong Street This road runs between residential thirteen streets and Sung Wong Toi industrial buildings. It currently serves as a “parking lot” for buses and trucks.

2

3

7. Kai Tak Tunnel Entrance The highway diving into the tunnel divides the neighborhood down the middle. 8. Kowloon City Road A busy market street shadowed by highway with poor cross-connection underneath. Photo of To Kwa Wan & Kai Tak from Sky Tower 1

94

4

New MTR station Food streets

5 1

2

5

3

Major crossing Edge of the neighborhood

6 6 7

Expected renewal site Highway dividing the neighborhood

8

Street under highway

4 7

N

8 0

100

200 m

95

THE INFLUENCE OF KAI TAK ON TO KWA WAN: CHANGING FLOWS, ACTIVITY, AND NETWORKS

PRESENT

PAST PAST During the 50 years of the airport’s existence, many businesses and activities in To Kwa Wan ZHUH LQ WKH DLUSRUW UHODWHG ¿HOGV RI FRPPHUFLDO trade, logistics, and cargo. Additionally a cluster of OLJKW PDQXIDFWXULQJ LQGXVWULHV EHQH¿WWHG IURP WKH proximity to the infrastructure and businesses that the airport brought. During this time the waterfront was expanding through reclamation for industrial use. The Cattle Depot was an active slaughterhouse that relied on boats to supply herds of cows that were marched down Ma Tau Kok Road. PRESENT With the closure of Kai Tak in 1997 and the migration of manufacturing to China, To Kwa Wan has been in a state of major transition. Without a centering force in the neighborhood, To Kwa Wan has been a place that most Hong Kong people pass over. However, there has been a growing set of new activities in the neighborhood with Cattle Depot Artist Village, new restaurants, and a large agglomeration of car repair shops. FUTURE The new Kai Tak Development will directly and indirectly create a host of opportunities for To Kwa Wan. Kai Tak will bring activity, a new MTR OLQH DQG D UHYLWDOL]HG ZDWHUIURQW :LWK &DWWOH 'Hpot emerging as an cultural hub and the neighborhood population increasing from industrial to UHVLGHQWLDO FRQYHUVLRQ ÀRZV LQWR DQG ZLWKLQ WKH QHLJKERUKRRG DUH H[SHFWHG WR LQFUHDVH VLJQL¿cantly.

INTERNAL FLOWS

Kai Tak Airport

FLOWS FROM OUTSIDE TS

Kai Tak Airport

SURFACE + ACTIVITY VIT To Kwa Wan Neighborhood

To Kwa Wan Neighborhood

Kai Tak Airport

KAI TAK LAND USE LAND USE

Airport

Airport Closure

Related to Airport : warehouses, logistics Related to Residents and Local Businesses : restaurants, retail

WATERFRONT

Expanding edge / Reclamation

CATTLE DEPOT

Closed Slaughterhouse

OTHERS

Other Neighborhoods To Kwa Wan Neighborhood

96

2011

1998

Potential Opportunity Artist Village People’s Flow from Outside to To Kwa Wan Neighborhood

FUTURE

INTERNAL FLOWS

Kai Tak Development

When Kai Tak Airport existed, this neighborhood was a commercial and residential area that did not DWWUDFW SHRSOH IURP WKH RXWVLGH $IWHU WKH DLUSRUW FORVXUH WKH SHRSOHœV ÀRZ ZLWKLQ WKH QHLJKERUKRRG increased due to the increase in residential land use. After 2011, this neighborhood will have several public destinations: Cattle Depot, its waterfront, and Kai Tak development area. These changes will LQFUHDVH WKH ÀRZ RI SHRSOH DQG GLYHUVLI\ WKHLU URXWHV

FLOWS FROM OUTSIDE

Kai Tak Development

In the past, people just passed through this neighborhood and headed for the airport. Land uses related to the airport, such as warehouses and sites for logistics, were used as staging posts. Since &DWWOH 'HSRW $UWLVW 9LOODJH KDV DWWUDFWHG SHRSOH IURP WKH RXWVLGH DOWKRXJK WKH LQĂ€XHQFH ZDV far smaller than the old airport. After 2011, Kai Tak will become a major destination again and a new MTR line will bring many people into this area.

SURFACE + ACTIVITY To Kwa Wan Neighborhood

Kai Tak Development

2020

.DL 7DN $LUSRUW KDG VWURQJ LQĂ€XHQFHV RQ ODQG XVHV DQG DFWLYLWLHV ZLWKLQ WKLV QHLJKERUKRRG OLPLWLQJ the height of buildings and attracting airport-related land uses like warehouses and logistic centers. After the closure of the airport, several districts transformed from industrial use to residential and commercial uses with high-rise buildings. Cattle Depot Artist Village appeared in 2001, adding a new character to this neighborhood: local culture. After 2011, the relationship of land uses within the neighborhood will be strengthened.

Kai Tak Development

CONCLUSIONS To Kwa Wan is at an exciting moment of opportunity and change. However, private sector development alone will not necessarily enhance the local identity of To Kwa Wan. The relationship between To Kwa Wan, Kai Tak and other neighborhoods will also be transformed. Therefore, by improving pedestrian network and adding cultural features, this proposal aims to strengthen the local identity of To Kwa Wan and the connection to surrounding neighborhoods.

Waterfront as attractive resource Hub of Culture New MTR station People’s Flow within Kwa Wan Neighborhood Looking across Kai Tak toward To Kwa Wan, 2009. 6

97

CONTEXT: SURFACE TRANSPORTATION LAND USE THE OPPORTUNITY COST OF ROADS Roads, highways and related transportation inIUDVWUXFWXUH FRQVXPH D VLJQL¿FDQW DPRXQW RI WKH land area in To Kwa Wan. While transportation is a vital to maintain the function of the city, the space used for transport infrastructure also represents an opportunity cost to other uses such as open space and parks. Whereas space used for roads really only serves the purpose of enabling movement from point ‘A’ to ‘B,” infrastructure for walking, cycling and public transit can also double up as meaningful public space.

98

CONTEXT: STREETSCAPE AND GREENSCAPE A DISCONTINUOUS AND PUNCTUATED PEDESTRIAN EXPERIENCE In contrast to the continuity of roads and highways in the neighborhood, the open space realm is fragmented. Sidewalks compete with the roads, and the path of the pedestrian is punctuated and rendered discontinuous by intersections. Green space and park uses exist in the area, but only in a few distinct locations. The functional realm of the pedestrian (the sidewalk) and the leisure realm (public space and green space) do not coH[LVW VSDWLDOO\ 7KHUH LV D VLJQL多FDQW SRWHQWLDO WR enhance the pedestrian experience by bringing greenscape and public space elements right into the design of the street.

GREEN SPACE PAVED OPEN SPACE

99

OPPORTUNITY: RECLAIM SPACE FOR PEDESTRIAN USE FROM PARKING TO PARKS As To Kwa Wan completes its transition from an industrial neighborhood to a primarily residential area, there is an opportunity to reclaim space from surface transportation and repurpose it for public space use. A particularly attractive option is to slowly remove on-street parking spaces as new residential developments replace these spaces with structured parking in the podiums of hi-rise towers. By building up (typical to the Hong Kong tradition) the scarce and valuable space on the ground can be put to better use: from parking for few to parks for the masses.

GREEN SPACE PAVED OPEN SPACE ROAD SPACE POTENTIAL OPEN SPACE

100

PROPOSAL: EMERGING PEDESTRIAN STREET HIERARCHY IMPROVING PEDESTRIAN CIRCULATION AND NETWORKING OPEN SPACE 7KH QHZ 075 VWDWLRQV ZLOO VLJQL¿FDQWO\ DGG WR WKH SHGHVWULDQ WUDI¿F FXUUHQWO\ VXSSRUWHG E\ WKH EXV and ferry terminal. Additionally attractions such as the stadium and destination park at Kai Tak, the redeveloped waterfront, and the Cattle Depot Arts Hub will attract large numbers of visitors to To Kwa Wan. To facilitate these increased pedestrian ÀRZV D SURSRVHG QHWZRUN RI JUHHQ VWUHHWVFDSHV will connect the Cattle Depot, Kai Tak, and the waterfront to mass transit infrastructure. PedesWULDQ SULRULW\ ]RQHV VKRXOG EH FRQVLGHUHG DORQJ SDUWLFXODUO\ EXV\ URDGV LQ RUGHU WR IDFLOLWDWH HI¿cient movement as well as create public space that encourages patronage of local businesses. Street calming measures may be appropriate in primarily residential areas. Creating new streets that cut through the industrial cluster along Sung :RQJ 7RL 5RDG LV LPSRUWDQW WR EULQJ WKH EORFN VL]H to pedestrian scale. Additionally, removal of the current highway overpass may bring opportunities for stronger pedestrian networks and connection.

To KOWLOON CITY

To MONG KOK

KAI TAK

To Stadium

Waterfront Greenway to Kai Tak Park

To HO MAN TIN

Ferry & Bus Terminal

CATTLE DEPOT ARTIST VILLAGE PROPOSED MTR STATION FUTURE GREEN SPACE NETWORK MAJOR THROUGH STREET GREEN SYSTEM CONNECTION PEDESTRIAN PRIORITY ZONE DISTRICT VEHICLE CIRCULATION TRAFFIC CALMED LOCAL STREET ELEVATED HIGHWAY (removed)

To TSIM SHA TSUI

To HUNG HOM 101

PROPOSAL: OPEN SPACE AND PEDESTRIAN CIRCULATION MAKING A WHOLE GREATER THAN THE SUM OF PARTS 7KHUH LV D VLJQL¿FDQW RSSRUWXQLW\ WR UHSXUSRVH and re-envision the use of road space all over To Kwa Wan. However, initially targeting and focusing on some key links can start to build a network that builds on the opportunity created by new MTR stations. Improvements on these initial links will help bring people to and from the Cattle Depot arts hub and also make connections with the reviWDOL]LQJ ZDWHUIURQW DQG .DL 7DN 7KH SDWKV VKRZQ will also draw pedestrians (and their wallets) through the neighborhood’s existing and unique variety of ‘food streets,’ therefore supporting and enhancing the vitality of local business.

MTR TO KAI TAK

TO METRO PARK

CATTLE DEPOT

FERRY PIER

MTR

102

PROPOSAL: PEDESTRIAN CENTERED STREETS 4. Mok Cheong St ENVISIONING THE STREETS OF TO KWA WAN In order to illustrate the potential transformation of To Kwa Wan streets, this section demonstrates key interventions for the neighborhood. These images envision the great potential and possibilities that exist to create a vibrant streetscape that allows people to experience the essence of To Kwa Wan’s past, present, and future.

1. Tam Kung Rd 5. Kowloon City Rd

6 Sun gW ong Toi Mo Rd kC heo ng St 7M 4 a Ta uK ok Rd

2

3

Pau Chu ng Rd St

2. Pak Tai St

Tam Pak Kung Rd Tai St

1

6. Sung Wong Toi Rd

Kow

loo

nC

it y

5

7. Ma Tau Kok Rd

3. Pau Chung St

N

0

100

200 m

103

ALONG MA TAU KOK ROAD: ENHANCING THE GATEWAYS TO CATTLE DEPOT 1. TAM KUNG ROAD EXTENDING THE GREENWAY INTO THE NEIGHBORHOOD

EXISTING CONDITION 7

18m

TAM KUNG ROAD

FUTURE POTENTIAL

FROM FOOD STREETS

104

FROM MTR

FROM PEDESTRIAN MALL

FROM KAI TAK

2. PAK TAI STREET SUPPORTING EXISTING ACTIVITY

EXISTING CONDITION 8

3

18m

FUTURE POTENTIAL

CATTLE DEPOT

PAK TAI STREET

TO WATERFRONT

105

3. PAU CHUNG STREET FROM MARKET STREET TO PEDESTRIAN MALL Pau Chung currently functions as an active pedestrian street, with the occasional vehicle slowly negotiating its way through the crowds of shoppers. To highlight the possibilities for additional enhancements, the wet market is not pictured below. However, we envision an active, car-free street where new arts activities and shops can complement the current wet market to create a vibrant open space. With proposed market improvements on Kowloon City Road, there is also a possibility that these vendors may choose to migrate to this new location.

TAM KUNG ROAD ‡ 0XOWL PRGDO DFFRPPRGDWLRQ ‡ 6WUHHW WUHHV SURYLGH VKDGLQJ DQG FRROLQJ ‡ 6HSDUDWHG F\FOH WUDFN WR FRQQHFW 075 VWDWLRQ and waterfront PAK TAI STREET ‡ 7HPSRUDU\ GHVLJQDWLRQV RI VSDFH DOORZ WLPH RI XVH Ă€H[LELOLW\ LQ SULRULW\ IRU GLIIHUHQW XVHUV ‡ :LGH VLGHZDONV VXSSRUW FRPIRUWDEOH SHGHVWULDQ movement and walking for ‘recreation’ and not just transportation ‡ 5HWDLQ DQG HQKDQFH XQLTXH IHDWXUHV RI WKH neighborhood so that To Kwa Wan will be an attractive place to live and visit PAU CHUNG STREET ‡ 3HGHVWULDQ RQO\ ]RQH SURYLGHV D VDIH UHIXJH IRU ZDONLQJ UHVWLQJ DQG VRFLDOL]LQJ LQ WKH EXV\ FLW\ ‡ 'LVWLQFWLYH VWUHHW IXUQLWXUH DQG VHDWLQJ KHOS FUHate and promote the artistic identity of To Kwa Wan ‡ 7HPSRUDU\ LQVWDOODWLRQV HQOLYHQ WKH VSDFH DQG proved a venue for local artists to display their work to the community

18m

106

OBSERVATION : PODIUMSCAPES IN HONG KONG

4. MOK CHEONG STREET WALK FOR FUN The industrial parcels between the Kai Tak development and Thirteen Streets are likely to be developed into high-rise podium structures. From the observation of this structure in Hong Kong, new physical deVLJQ WKDW DOORFDWHV FRPPHUFLDO XVHV RQ JURXQG OHYHO LV HVVHQWLDO LQ RUGHU WR HQKDQFH SHGHVWULDQ ÀRZV By integrating the sidewalk and setback spaces located between the podium and street, this design aims to create the spaces for visitors to take a rest during the walk to the waterfront, Kai Tak, or Cattle Depot.

High rises with podium-shaped low stories are a common building type in densely built urban areas in Hong Kong. Although these buildings have advantages in introducing mixed use development, on-ground level connection with sidewalk is often very limited. 7KH ¿UVW ÀRRUV RI WKHVH EXLOGLQJV DUH RIWHQ XVHG for the spaces for heating, ventilating and air conditioning, parking lots, and commercial uses (especially, franchise restaurants and stores). The conditions of sidewalks along podium are diverse: some are narrow, others are wide with street trees. Each podium has front and back facHV $ORQJ WKHLU IURQW IDFHV ZH FDQ VRPHWLPHV ¿QG active interactions between buildings and sidewalks, while no relationship between pedestrians and buildings is found on back face.

Fig. 1 Tsuen Wan Fig. 2 Tsuen Wan Fig. 3 Mong Kok Fig. 4 Hung Hom Fig. 5 Nam Cheong Fig. 6 Tsuen Wan Source Google Maps

SECTIONS In addition to the on-ground level commercial uses, street trees, pavement, and street furniture can help enhance pedestrian environment along the podium. Sidewalk cafes should be encourDJHG XQOHVV WKH\ EORFN SHGHVWULDQ ÀRZ 3DUNLQJ ORWV WKDW GRPLQDWHV ¿UVW ÀRRUV RI SRGLXPV VKRXOG EH ORFDWHG XQGHUJURXQG ÀRRUV 0

5m

107

5. KOWLOON CITY ROAD DAYLIGHTING THE STREET: LIFE WITHOUT THE ELEVATED HIGHWAY

108

5. KOWLOON CITY ROAD ENHANCING VIBRANCY UNDERNEATH THE HIGHWAY The elevated Highway 5 cuts through the heart of this neighborhood making eastern half of To Kwa Wan DQG WKH ZDWHUIURQW GLIÂżFXOW WR DFFHVV IURP 0D 7DX &KXQJ 5RDG 7KLV KLJKZD\ ZDV RULJLQDOO\ WKH SULPDU\ means of access from Hong Kong Island and Tsim Sha Tsui to the old Kai Tak Airport. Now as To Kwa :DQ EHFRPHV PRUH UHVLGHQWLDO WKLV KLJKZD\ PD\ EH PRUH KDUP WKDQ EHQHÂżW ,QLWLDOO\ FRQQHFWLYLW\ FDQ be improved by removing the fencing and parking lots and instituting a series of parks and markets that caters to the already vibrant street life. Ultimately, removal of the highway will bring daylight to the street, alleviate pollution, and create a healthy pedestrian environment.

EXISTING CONDITION

Proposed Overpass Park in Toronto. 9

Opposite Page: Kowloon City Road without the elevated highway; Above: Activating the space underneath the highway through increased parks and markets.

Farmers’ Market Under A Highway in Sacramento, CA. 10

109

6. SUNG WONG TOI ROAD ACTIVATING EDGES (GJH VWUXFWXUHV KDYH D VLJQL¿FDQW LPSDFW RQ SHGHVWULDQ ÀRZV IURP RXWVLGH WKH QHLJKERUKRRG $OWKRXJK WKH HGJH EHWZHHQ .DL 7DN DQG 7R .ZD :DQ VHHPV PRVW LQÀXHQWLDO FXUUHQW GHVLJQ RI .DL 7DN 'HYHORSPHQW ZLOO QRW FRQWULEXWH WR HQKDQFLQJ LQWHUDFWLRQ EHWZHHQ WKH WZR QHLJKERUKRRGV

Due to the different characteristics of the neighborhoods have, creating physical and cultural connections on this edge will help both neighborhoods increase their values. The Kai Tak side will provide a great opportunity for public art, a bike lane, and street trees and

shrubs that demonstrate the active characteristics of Kai Tak. The To Kwa Wan side, on the other hand, can provide a pedestrian friendly sidewalk that are closely connected to the buildings along WKH HGJH ,I WKH ¿UVW ÀRRU RI WKH EXLOGLQJ LV XVHG for restaurants, cafes, or other stores that attract visitors, the view to the Kai Tak side will become a

celebrated feature of the area. The current Kai Tak design near To Kwa Wan did not consider the connection between the two neighborhoods. Placing temporary art installations in this area will have advantages for both neighborhoods. Public art will add a cultural value to Kai Tak where commercial and recreational features dominate. For To Kwa Wan, this will become an opportunity for local artists in Cattle Depot to exhibit their works.

Kai Tak Development Plan (To Kwa Wan boundary) 11

110

Example of public arts associated with To Kwa Wan 12

7. MA TAU KOK ROAD AT CATTLE DEPOT PLACE MAKING THROUGH STREET ART Cattle Depot Artist Village (CDAV) sits behind imposing brick walls with a tightly guarded entrance. Few residents are ever able to enter the site and experience the creativity happening on the inside of these walls. Bringing art to the street front is an opportunity to engage the local community in the arts. By employing a community-based mural strategy, local residents may feel more invested in the arts, their QHLJKERUKRRG DQG &'$9 7KHVH W\SHV RI LQWHUYHQWLRQV FDQ KDYH D VLJQLÂżFDQW LPSDFW RQ WKH FKDUDFWHU and perception of a neighborhood for minimal capital investment. Bringing art onto the street is an important tool in building the identity of To Kwa Wan as a local arts hub. EXISTING CONDITION 13 Empty CDAV wall and gate on Ma Tau Kok Rd.

Reimagining the blank wall of Cattle Depot Artist Village: Bringing art and life to the street front. Mural from OctLoft arts district in Shenzhen.

111

TOOLS FOR PEDESTRIAN CENTERED STREETS A SELECTION OF PLANNING TOOLS TO ENHANCE THE STREETSCAPE OF TO KWA WAN

ACTIVATING SPACE WITH MARKETS SAFER STREET CROSSINGS ACTIVE PODIUM STREET-SIDE STOREFRONTS

PEDESTRIAN CROSSING ISLAND

MOBILE VENDOR PERMITS

RAISED STREET CROSSINGS

PROTECTED BICYCLE LANE AND PEDESTRIAN CROSSING

PEDESTRIAN PRIORITIZATION

WET MARKET AND HAWKER STANDS

PUBLIC ART WIDENING SIDEWALKS FOR MULTIPLE-USE PUBLIC SPACE

STREET AND COMMUNITYPRODUCED ART 112

TEMPORAL PEDESTRIAN MALLS

TRAVELING AND TEMPORARY ART INSTALLATIONS

PERMANENT PEDESTRIAN MALLS

LARGE SCALE ART INSTALLATIONS

DESIGN FOR PEDESTRIAN CENTERED STREETS

PEDESTRIAN MALL (HUNG HOM, HONG KONG)

ART MALL (DAFEN, CHINA)

TIME OF USE DESIGNATION (NEW YORK CITY)

PHASING IN PEDESTRIAN PRIORITY FROM PARKING TO PARKS Gradual transformation of space from vehicle lanes to pedestrian and community activity places could be achieved by transforming one parking space at a time, using a set of interventions of increasing in complexity and cost from simple benches to planters and eventually trees and stormwater management swales.

113

REFERENCES

PHOTO CREDITS 1. PropGo. http://www.propgo.com/hongkong 2. Google Maps. http://maps.google.com 3. Google Maps. http://maps.google.com 4. Google Maps. http://maps.google.com 5. Google Maps. http://maps.google.com 6. Wikimedia Commons http://www.wikimedia.com 7. Google Maps. http://maps.google.com 8. Google Maps. http://maps.google.com 9. Insidetoronto.com. http://www.insidetoronto.com/ 10. DIYWCID on Flickr.com. KWWS ZZZ ÀLFNU FRP SKRWRV GL\ZFLG \ 11. The Government of the Hong Kong Special Administrative Region http://www.ktd.gov.hk/ 12. Flickr.com. KWWS ZZZ ÀLFNU FRP SKRWRV HJXL VL]HV ] LQ SKRtostream/ KWWS ZZZ ÀLFNU FRP SKRWRV FODULVVD VL]HV R LQ photostream/ KWWS ZZZ IOLFNU FRP SKRWRV FODULVVD VL]HV R LQ photostream/ http://www.flickr.com/photos/74083758@N00/147463715/ VL]HV R LQ SKRWRVWUHDP 13. Google Maps. http://maps.google.com

114

DEVELOPMENT AND HOUSING STRATEGY GROUP 4

115

TO KWA WAN 2030

EXECUTIVE SUMMARY: ANDREA CHENG, DONG WANG, JIE XIA

ZONING PROTECTION

:H SURSRVH DQ DOWHUQDWLYH ]RQLQJ SODQ IRU 7R .ZD :DQ WKDW HPSKDVL]HV WKH FUHDWLRQ RI DIIRUGDEOH housing and creative workspaces to support a new development model for creative industry hubs in Hong Kong. To Kwa Wan enjoys key elements that suggest it can develop as a successful creative industries base: Cattle Depot as a vibrant artist village, a diverse working-class community, industrial heritage, and growing investment interest due to the new MTR stop accompanied by Kai Tak redevelopment. Meanwhile, social and political changes in Hong Kong speak to a need to consider preservation of cultural and historic heritage.

DISTRICT FULLY REDEVELOPED

WITHOUT

Hong Kong’s Next Creative Hub

GROWING INTEREST IN CULTURAL HERITAGE CREATIVE INDUSTRIES ARTIST VILLAGE

AND DEVELOPMENT STRATEGY

NEED FOR NEW DEVELOPMENT

ZONING STRATEGY :LWKRXW ]RQLQJ SURWHFWLRQ KRZHYHU 7R .ZD Wan’s potential as a creative industries district FRXOG EH MHRSDUGL]HG LI WUDGLWLRQDO UHGHYHORSPHQW patterns are pursued. If private developers focus on bland luxury housing estates we see risks that the neighborhood would lose the features that help to breed for creative industries. 2XU ]RQLQJ VWUDWHJ\ SURYLGHV VXSSRUW WR WKH IXWXUH redevelopment strategy by ensuring historic preservation and creative reuse of land, and designating industrial buildings for arts conversion. The strategy provides affordable housing to allow resiGHQWV WR UHPDLQ LQ WKH GLVWULFW DV LW JHQWUL¿HV DQG at the same time generates new spaces for artists, achieves agglomeration effects for creative industries, and further reinforces the promotion of creative activities in a virtuous cycle.

ECONOMIC GAINS (DEVELOPERS)

COMMUNITY PARTICIPATION

TO SUPPORT

HISTORIC PRESERVATION

DESIGNATE

+

INDUSTRIAL BUILDINGS

CREATIVE REUSE

FOR ARTS CONVERSION

NEW SPACES FOR CREATIVE INDUSTRIES

AGGLOMERATION EFFECTS SPUR MORE CREATIVE ACTIVITY

117

HK creative industry policy launched in 2003 Source: HKSAR Government, Home Affairs Bureau

To Kwa Wan has all the elements needed to develop as a creative industries hub Source: Andrea Cheng,

Creative industry strategy mostly focused on marquee arts projects: West Kowloon Cultural District. Source: Foster & Partners

118

INTRODUCTION Goal: Support transformation to creative zone We propose an alternative zoning plan for the neighborhood that will best support the evolution of To Kwa Wan as a creative industry hub which: ‡

Secures a stable supply of inexpensive working spaces to incubate creative industries

‡

Minimizes displacement of elderly long-term residents and new migrants

‡

Facilitates community-led growth

To Kwa Wan ticks the boxes as a creative base The district has all the elements necessary for the GHYHORSPHQW RI D ÀRXULVKLQJ FUHDWLYH LQGXVWULHV hub: an existing core of artists and creative enterprises, cheap industrial space, and a diverse, lively community with good food. Meanwhile social and political changes in Hong Kong point to a search for a more community-driven approach to development. But advantages could be lost to redevelopment Yet we see a high risk that existing zoning and institutional structures (notably the tendency to develop housing as an investment product rather than for use) could prevent the district from capitalizing on its advantages. New creative industries zone leverages appeal This structure gives room to deviate from existing zoning standards and allows for new institutional structures. These structures aim to leverage and direct investment interests in the district to work with rather than against the traditional industries and nascent creative scene found in To Kwa Wan.

Why creative industries? Faced with a post-industrial future, Asia’s major cities have all pursued variations on creative industries strategies for furthering economic development. A survey of initiatives in the region ranging from Korea’s Book City to Singapore’s Wessex Estate (see p.X) suggest these have been inspired in equal parts by Richard Florida’s message on the role of the creative classes, Michael Porter in terms of clustering, and the success of “Cool Britannia� in coining and marketing creative industries as an economic development strategy. Hong Kong is no exception, establishing CreateHK, a government agency tasked to “lead, champion, and drive the development of the creative economy in Hong Kong.� It takes more than hiring “starchitects� As discussed elsewhere in this book, the HKSAR government has launched a number of marquee arts-related projects. Key among these are the West Kowloon Cultural District (WKCD) and the Herzog+deMueron Central Police Station project adaptive re-use of historic buildings for arts-relatSource: Development Bureau, HKSAR Govt ed purposes - notably the Central Police Station and Married Police Quarters in Soho. Funding has been lavished on these projects, with Foster This is not to say that the HKSAR government has 3DUWQHUV GHVLJQLQJ :HVW .RZORRQ DQG +HU]RJ ignored the importance of “software� in its strat+ de Meuron commissioned for the Central Police egy. As part of the adaptive reuse strategy, a forStation. mer judicial building in Kowloon was allocated for conversion to SCAD’s new Hong Kong campus. %XW JUHDW EXLOGLQJV DORQH PD\ QRW FDWDO\]H HFRnomic activity. The program for WKCD in particu- As our examination of HK’s existing arts hubs and ODU HPSKDVL]HV WKH DUWV DV D FRQVXPHU SURGXFW the role of agglomeration in spurring creative inand reinforce the dominant role of developers in dustries details, a boost to the number of designthe economy. At worst, the senior art program- oriented graduates in and of itself could play a ming roles will be staffed solely by expatriates catalytic role over time - particularly if not hamand WKCD merely generates low-wage service pered by current redevelopment dynamics at play MREV DW EHVW ZH FDQ SRVLW JUHDWHU H[SRVXUH WR RU in the colorful, low-rent neighborhoods typically interaction with) the arts helps spur greater cre- playing home to new creative businesses. ativity in the economy . Software matters too

119

:+$7 '2 &5($7,9( ,1'8675,(6 5(48,5(" Creative industries form a much broader clasVLÂżFDWLRQ WKDQ WKH DUWLVWV KXEV GLVFXVVHG HDUOLHU in this book. The UK’s Department of Culture , 0HGLD DQG 6SRUWV GHÂżQHV WKLV VHFWRU DV ÂľWKRVH LQdustries which have their origin in individual creativity, skill and talent and which have a potential for wealth and job creation through the generation and exploitation of intellectual property. â€? Artists hubs = creativity + tolerance Richard Florida’s much-cited concept that cities where the “creative classesâ€? congregate have more vibrant economies has - rightly or wrongly - gained considerable traction. The Canadian Conference of the Arts paraphrases Florida’s message as: Creative people want a good “people climateâ€? and a high “quality of placeâ€? – art galleries, ethnic cultures, heritage neighborhoods. The creative class values diversity, authenticity, tolerance, a range of stimulating experiences. Florida argues for city attributes that are correlated with a more creative environment and stronger growth: Tolerance (which attracts) Talent (who generate new) Technology plus Quality of place. How does this relate to redevelopment issues? Where redevelopment comes into focus is the balance between Tolerance and Quality of Place, where a misreading of the qualities of the latter endangers the former. Districts that attract artists are typically poor and diverse, both in terms of population and regards to the activities that are accommodated. These same features (particularly in the context of a city such as Hong Kong) makes the same districts attractive for redevelopment.

120

Killing the goose before it lays golden eggs The risk remains that city governments who misXQGHUVWDQG WKH PHVVDJH SXVK D JHQWULÂżFDWLRQ agenda that can undermine any efforts to support and facilitate creative industries. Redevelopment risks tidying away the very disorder and diversity WKRXJKW WR FDWDO\]H HFRQRPLF JURZWK WKURXJK FUHative industries: Agglomeration is the missing link Although Florida’s critics point to a lack of evidence for causality in his ideas, there is far more consensus that agglomeration effects exist, linking artists hubs to broader creative output. “Numerous studies have shown that such multifaceted processes of contact and interchange are a critical factor in the generation of new ideas, sensitivities, and insights in industrial agglomerationsâ€? - Scott (2006) How can planning help? Planning can be pressed into the service of developing creative industries in several ways: ‡

Ensuring streets remain vital and that neighborhoods have spaces for spontaneous interactions

‡

Creating mechanisms for preserving affordability - both for creative spaces and for housing - for at least the medium term, in order to sustain the elements that originally attracted artists and creative industries

‡

Planning spaces that allow for agglomeration effects by concentrating suitable creative spaces in reasonable proximity.

No coincidence that HK’s most vibrant arts scene in Fo Tan (above) is home to a large dai pai dong (street food market), or that Belleville (below), the hipster hotspot LQ 3DULV LV UHQRZQ IRU LWV IDVW FKDQJLQJ JUDI¿WW 6XFK HOHPHQWV WKDW DUH FRQVLGHUHG XQGHVLUDEOH DQG ODEHOHG DV EOLJKW DFWXDOO\ SOD\ D UROH LQ DWWUDFWLQJ DUWLVWV DQG VWLPXODWLQJ LQWHUDFWLRQV WKDW FDWDO\]H FUHDWLYLW\ 6RXUFH KWWS ZZZ ODPWXQJSDQJ FRP KWWS KLSSDULV com

TO KWA WAN IN CONTEXT

Tin Shui Wai

Kowloon

New public housing estates are mostly found in rural New Towns such as Tin Shui Wai

7KH QHZ RI¿FH KXE ORZHU GHQVLW\ KRXVLQJ KRWHOV DQG FUXLVH VKLS WHUPLQDO DQG VSRUWV VWDGLXP SODQQHG IRU .DL 7DN VXJgest it will be an upscale neighbor

Kai Tak Tai Kok Tsui/ Olympic To Kwa Wan

Sources: http://geology.com, GoogleEarth, AECOM, http://cdn.wn.com

121

CURRENT CONDITIONS IN TO KWA WAN Affordable - but for how much longer? As discussed in the Real Estate Analysis section , To Kwa Wan is one of the more affordable districts in the urban parts of Hong Kong. By our estimates, around 80% of the total stock of 22,000 ÀDWV LV DIIRUGDEOH WR SHRSOH DW RU EHORZ PHGLDQ income.

Distribution by building type

Rare opportunity for new space in urban core The low density and decaying state of existing stock result in a rare opportunity to reshape land use: Existing land use policy situates new affordDEOH KRXVLQJ HVWDWHV RQ JUHHQÂżHOG VLWHV LQ UXUDO areas when New Towns are developed. Similarly, when the HKSAR government has made space available for new industries - notably technology parks in Tai Po and at Cyberport in Pokfulam, and the EcoPark recycling hub in Tuen Mun - it has utilized reclaimed land. To Kwa Wan faces wholesale redevelopment The neighborhood is zoned for extensive redevelopment, with both 13 Streets and adjacent 5 Streets blocks designated as “Comprehensive Development Areasâ€? along with the large industrial block north of 13 Streets. This designation prevents individual owners from redeveloping their buildings and encourages more orderly land use. CDA guidelines do not address land use at neighborhood or district level Zoning guidelines result in large podium developments that offer attractive facilities, light and space for their residents. They do not, however, address the use of space at the neighborhood level. A glance at districts such as Olympic illustrate the risk of lack of cohesion between buildings.

122

Modern Luxury Building (A) Modern Basic Building (B) Basic Elevator Building (C) Old Elevator Building (D) Old Walkup Building (E) Site: CDAV Industrial Other, govt owned

Current composition of space in To Kwa Wan

ZÄžĆ?Ĺ?ĚĞŜĆ&#x;Ä‚ĹŻ Industry

Site area (m2) FAR ϭϲϴÍ•ĎŽĎ°Ďł Ç€Ä‚ĆŒĹ?ÄžĆ? 86,673 12.0

Residence type % of suppply

A 11%

GFA (m2Íż Ρ Ĺ‡Ä‚ĆšĆ? Ď­Í•ĎŽĎŻĎŻÍ•ϰϹϾ ĎŽĎŽÍ•Ď­ĎŽĎŹ 1,040,081 n/a

B C 6% 21%

D E 37% 25%

Source: Courtney Sung, Andrea Cheng

3ULPH JHQWUL¿FDWLRQ WHUULWRU\ The CDA blocks, prime waterfront sites and blocks next to the new MTR exits have the highest redevelopment value. Based on the current plans for Kai Tak that show a low-density district, which bears some resemblance to Darling Harbor in Sydney or Coal Harbour and False Creek in Vancouver, we also expect the investment potential of To Kwa Wan to be boosted by proximity. As discussed in the Real Estate analysis section and detailed below, a comprehensive redevelopment UHVXOWV LQ QHZ ÀDWV DGGHG WR 7R .ZD :DQ

WHAT DOES DENSITY MEAN IN TO KWA WAN?

123

TO KWA WAN 2030: LAISSEZ-FAIRE VERSION What would To Kwa Wan look like if redevelopment was left to market forces? We modelled the number of flats that could be built under current zoning guidelines, assuming that the maximum density acheived is FAR 8.5. This density suggesting modest density bonuses above the ostensible ceiling of FAR 7.5 but below the actual density of 9.5 achieved at the largest existing developments. The result is clear: Cattle Depot Artists Village would be hemmed in by blocks of flats. A closer look at density versus form What is interesting, however, is that the visual difference between buildings that have a moderate difference in FAR can be so drastic: Jubilant Place with an FAR of 7.1 varies between 16 and 18 stories, wherease Sky Tower was built to 33% more density with an FAR of 9.5 - but is more than 2.5x at tall and imposes far more bulk on the surrounding buildings. Up to 50,000 new residents added We estimate that if all older buildings (C through E) and industrial blocks were redeveloped to typiFDO SRGLXP FRPSOH[HV WR )$5 RI WR UHĂ€HFW UHFHQW ]RQLQJ FKDQJHV XS WR QHZ Ă€DWV could be built - but none of which would be affordDEOH :LWK DYHUDJH KRXVHKROG VL]H RI SHRSOH this implies 50,000 new residents. &ĆľĆšĆľĆŒÄž Ć?ƾƉƉůLJ ŽĨ ŇĂƚĆ?Í— EÄžÇ '& ͞ž2Íż Ρ ŽĨ ŇĂƚĆ? Ͳ ŜŽ Ä?ŚĂŜĹ?Äž Ď­ĎŻĎ´Í•ĎŽĎŽĎł ĎŽÍ•ϰϳϾ Ͳ ŜŽ Ä?ŚĂŜĹ?Äž ϳϲÍ•ϳϾϳ Ď­Í•ϯϳϳ ͲͲŃ…ĆŒÄžÄšÄžÇ€ÄžĹŻĹ˝Ć‰ ƚŽ ώϾϭÍ•ϰϲϹ Ϲ͕ώώϳ ͲͲŃ…ĆŒÄžÄšÄžÇ€ÄžĹŻĹ˝Ć‰ ƚŽ ϯϴϲÍ•ϾϾώ ϲÍ•ϾϰϏ ͲͲŃ… ĆŒÄžÄšÄžÇ€ÄžĹŻĹ˝Ć‰ ƚŽ ϹώϏÍ•ϭϹϴ Ͼ͕ϯώϴ /ŜĚƾĆ?ĆšĆŒĹ?Ä‚ĹŻ ͲͲŃ… ĆŒÄžÄšÄžÇ€ÄžĹŻĹ˝Ć‰ ƚŽ ϳϯϲÍ•ϳώϰ Ď­ĎŻÍ•ĎŽĎ­ĎŽ dŽƚĂů ĎŽÍ•ϭϹϏÍ•ϯϲϯ ĎŻĎ´Í•Ϲϲϯ KĨ Ç ĹšĹ?Ä?Ĺš ĹśÄžÇ Ĺ‡Ä‚ĆšĆ?Í— ϭϲÍ•Ď°Ď°ĎŻ

124

To Kwa Wan redeveloped as a mix of 30- and 50- story blocks of flats to an average FAR of 8.5

A DIFFERENT VISION FOR TO KWA WAN Supporting evolution to a creative hub To Kwa Wan represents a unique opportunity to reinterpret land use and town planning strategies in Hong Kong. It boasts the same mix of features that helped propel countless examples of creative industry hubs across the globe: ‡

Intimately-scaled streets

‡

Large stock of industrial buildings,

‡

Traditional, colorful neighborhood culture

‡

Tolerant environment implied by mix of ethQLFLWLHV DQG ÀH[LEOH XVH RI VSDFH

Agglomeration drives creative industries Our plan tries to create agglomeration effects through zoning complementary uses in close proximity to CDAV. Providing cheap work space (per JCCAC in Shep Kip Mei) or preserving buildLQJV &'$9 DORQH LV QRW VXIÂżFLHQW WR VSXU FUHDWLYH industries.

Complementary interests

Proximity creates interactions

Cheap rent

Ed Glaeser: Encourage redevelopment to boost supply and lower housing costs

New housing built

Deteriorate beyond repair

Jane Jacobs: Preserve and protect older buildings where cheap rentals are found

Used for low -end rental or repurposed

Leveraging the lifecycle of buildings “Jacobs herself had the strange idea that preventing new construction would keep cities affordableâ€? - Ed Glaeser, “What a City Needsâ€? :KR LV ULJKW -DFREV RU *ODHVHU" 7KH FXUUHQW “comprehensive development areasâ€? have scope to add around 5,400 units of housing to the district. Our model suggests redevelopment adds a WRWDO RI Ă€DWV %XW ZRXOG WKLV KHOS 7R .ZD :DQ UHPDLQ DIIRUGDEOH IRU H[LVWLQJ UHVLGHQWV" The risk in Hong Kong is that units in large, upPDUNHW QHZ HVWDWHV DUH KHOG DV ÂżQDQFLDO DVVHWV and frequently not rented out. Furthermore, new supply creates expectations of redevelopment and higher prices for existing housing stock: supply creates its own demand.

Without maintenance, deteriorates

Values fall below district average

Key concept: The right type of new supply New supply alone will not help maintain affordability. In the full redevelopment scenario, only 4% of units in the district would be affordable through the natural deterioration of smaller “Bâ€? grade developments. Our model assumes that A grade owners can afford to invest in maintenance, DQG WKHVH XQLWV GR QRW GHWHULRUDWH VLJQLÂżFDQWO\ Build to appeal to users, not investors The key for affordability is the right type of new supply must be created: standard modern buildings that appeal to users more than investors. 7KH +RXVLQJ 6RFLHW\ GHYHORSPHQWV ÂżW WKH ELOO While they are well-designed, they lack luxury facilities and are more modestly scaled. Renovation helps to stretch out the lifespan of older buildings, allowing them to remain as part of the affordable housing stock. This will allow a more gradual pace of redevelopment. 125

RU MXVWL¿HG E\ KLJKHU WD[ UHYHQXHV UHVXOWLQJ from any boost to economic activity. This link is more challenging in Hong Kong due to the ODFN RI VDOHV WD[ RU 9$7 DQ\ LPSURYHPHQWV translate directly to higher property prices and decreased affordability. Introducing sales WD[ ZRXOG JLYH PRUH SROLF\ ÀH[LELOLW\ for boosting To Kwa Wan’s economy with fewer JHQWUL¿FDWLRQ VLGH HIIHFWV EXW LPSOHPHQWDWLRQ is not foreseeable in the near term.

Opportunities ‡ New street grid and smaller, non-podium residential blocks at Kai Tak create opportunity to try alternatives to podium development ‡

Large supply of industrial space surrounding CDAV is appropriate for conversion to galleries and work spaces for creative industries

‡

High density of industrial buildings (average FAR 12) exceeds residential maximum (FAR SRVVLEO\ ZLWK ]RQLQJ ERQXVHV VXJgesting that conversion is more economical

‡

Prime waterfront sites next to Hoi Sam Park currently occupied by industrial buildings

‡

Largest redevelopment sites require assisWDQFH IURP JRYHUQPHQW JLYLQJ PRUH ÀH[LELOLW\ to impose minimum affordable shares in new developments.

‡

Broader political and social changes suggest support for both community-driven development initiatives and for a district-wide approach cultural/historic preservation

‡

Housing Price in Cattle Depot Art Village Area

5HFHQW ]RQLQJ FKDQJHV LQ +RQJ .RQJ DFWXally discourage PL[HG XVH ³=RQLQJ RI¿FLDOV want to end the mixing of shops and homes in the same buildings in Wan Chai and Causeway Bay. The Planning Department says this will make life healthier and safer for residents.� - SCMP February 7, 2011). This runs counter to our intentions for To Kwa Wan and underscores the need for a special creative industries district where the diverse mix of uses inherent to a creative industries strategy can be located.

Legend Heat Level for Podium Redvpt Other 1 - Most Attractive - Podium Dvpt 2 - More Difficult - Small Building 3 - Least Attractive - Renovate 0

30

60

120

180

Meters 240

Territory

Challenges ‡ New MTR line and proximity to Kai Tak pose JHQWUL¿FDWLRQ FKDOOHQJH DV ORZ SULFHV SOXV LPproved access attract newcomers ‡

Little experience in conversion of industrial buildings may bias developers to redevelop rather than renovate industrial buildings

‡

Historic preservation (or coordinated renovation) alone will not ensure affordability

‡

Our strategy assumes that new government institutions proposed (district urban renewal form, district urban renewal trust funds) will be created.

‡

Typically public Investments can be funded

The degree to which property is perceived as an investment, rather than in terms of user value, is illustrated by this snapshot of new developments in Olympic City/Tai Kok Tsui from the Apple Daily

126

ZONING STRATEGY

LINKAGE PRINCIPLES: PLACE MARKET-RATE HOUSING WHERE VALUE IS MAXIMIZED

The arts-related buildings are clustered around Cattle Depot and the Arts Park in order to reinforce the image of the neighborhood as a creative RQH 2XU ]RQLQJ JXLGHOLQHV DUH EDVHG DURXQG WKH following principles, with rationales detailed in the case studies on the following page.

/RIW FRQYHUVLRQV RIIHU PRVW ÂżQDQFLDO XSVLGH *LYHQ RXU FRQFHUQV DERXW JHQWULÂżFDWLRQ DQG GLVSODFHPHQW ZK\ KDYH ZH FUHDWHG D ]RQH RI PDUket-rate loft conversions that in practice will conVLVW RI OX[XU\ UHVLGHQFHV" 7KH ORIW FRQYHUVLRQ LV a building type that currently exists in a legal grey ]RQH LQ +RQJ .RQJ ,Q SUDFWLFH WKH\ UXQ WKH JDPut from luxury live-work spaces (predominantly owned by expatriates, such as the one below) to housing for low income recent migrants.

‡ ‡

Smaller scaled blocks to maintain a human scale and encourage street level interaction. More selective use of bonus GFA Only granted for creating public spaces with 24 hour street level access or where creative industry spaces are included in the development

‡

Inclusionary zoning To Kwa Wan has some highly desirable development sites and our program mandates that in order to bid for these sites, developers must also commit to funding smaller public (Housing Authority) or affordable (Housing Society/URA) housing estates in situ

‡

Selected preservation of older buildings through transfer development rights. This is intended to prevent the proliferation of “pencil towers� and keep small clusters of tong lau buildings, whose distinct design relies on repetition for impact. These buildings typically house traditional businesses.

‡

Designated live/work buildings located in both converted industrial and residential buildings.

‡

Creative industries as a marketing tool for developers of new buildings.

‡

Heritage textile mill to be repurposed as small museum of textiles and fashion with incubator design space attached.

+RXVLQJ YDOXHV ULVH H[SRQHQWLDOO\ ZLWK VL]H LQ +. as indicated in the table above, because value SHU VTXDUH PHWUH ULVHV LQ OLQH ZLWK VL]H $ sq metre loft could be twice as valuable as a pair of 60m2 and 100m2 ÀDWV $V VXFK ZH DLP WR JHQHUDWH WKH PRVW OLQNDJH IXQGV WR ¿QDQFH GHYHOopment of affordable housing through designating the strip of industrial buildings by the waterfront for conversion to lofts.

Ç€ÄžĆŒÄ‚Ĺ?Äž Ć‰ĆŒĹ˝Ć‰ÄžĆŒĆšÇ‡ Ć‰ĆŒĹ?Ä?ÄžĆ? ĨŽĆŒ <Ĺ˝Ç ĹŻĹ˝Ĺ˝Ĺś Size <40m2 40-69m2 70-99m2 100-159 m2 >160 m2

Price per m2 ,<ΨϲϳÍ•Ϗϲώ ,<ΨϴϯÍ•ϭϾϭ ,<ΨϭϯϭÍ•ϰϲϲ ,<ΨϭϲϯÍ•ϭϳώ ,<ΨώϏώÍ•ϰϲϲ

ZÄžĨÄžĆŒÄžĹśÄ?Äž ǀĂůƾĞ Ížh^ΨϴϏϏ͏Ć?Ć‹ ĹŒÍż Ížh^ΨϾϾϭ͏Ć?Ć‹ ĹŒÍż Ížh^ΨϭϹϲϲ͏Ć?Ć‹ ĹŒÍż Ížh^ΨϭÍ•Ͼϰϰ͏Ć?Ć‹ ĹŒÍż Ížh^ΨώÍ•Ď°Ď­ĎŽÍŹĆ?Ć‹ ĹŒÍż

Source: Ratings & Valuation Department HKSAR

The higher density of these blocks (approximately FAR 12) and of the older elevator blocks, which we estimate to have an FAR of 10, in general argues for renovation rather that redevelopment, as WKH JHQHUDO ]RQLQJ FHLOLQJ LV DQ )$5 RI ,Qdeed, we estimate that the redevelopment of the waterfront industrial buildings would generate a SURÂżW RI +. PLOOLRQ EXW ORIW FRQYHUVLRQ FRXOG yield HK$2.8 billion net of acquisition and construction costs.

Source: 1: GoogleEarth; 2-4: ApartmentTherapy “Marcus & Irene’s Hong Kong Loft� March 10, 2011

127

CREATIVE INDUSTRIES ZONING PLAN: MASSING STUDY To Kwa Wan 2030: Creative industries plan 2XU SODQ HPSKDVL]HG WKH FUHDWLRQ RI ERWK DIfordable housing and work spaces for creative industries, with a balance of renovation and redeveleopments with an average density of FAR +RZ GRHV LW VWDFN XS DJDLQVW WKH ODLVVH] IDLUH SURMHFWLRQV"

Comparing two visions: dŽƚĂů ŇĂƚƐ EĞǁ ŇĂƚƐ й ĂīŽƌĚĂďůĞ

>ĂŝƐƐĞnjͲĨĂŝƌĞ 38,563 ϭϲ͕ϰϰϯ ϰй

ƌĞĂƟǀĞ ŝŶĚƵƐƚƌŝĞƐ 31,531 ϵ͕ϰϭϭ ϰϱй

ƵƌƌĞŶƚ 22,120 ŶͬĂ ϴϯй

While our proposal adds only half as many units as under full redevelopment, we believe that the guidelines help to preserve affordability for disadvantaged residents in a more useful way than by adding supply of luxury developments. In turn this should help To Kwa Wan maintain its diversity and lively character.

New Development Renovation & Conversion Modified Renovation New Open Space Cattle Depot Art Village No Change 128

TO KWA WAN ZONING MAP

129

PROPOSED TYPOLOGIES

130

STREETFRIENDLY PODIUM

Proposal Blocks of no longer than 100 metres, to maintain rhythm of streets and encourage interaction, with shopfronts that directly engage with pedestrians. JUBILANT PLACE, HONG KONG Street level access to public garden which is accessible to the public 24 hours a day, in contrast to most podium developments which require elevator or escalator access to a roof deck - if they are made accessible to the public. Open shop frontage with canopies that integrates well with the street - shops blend seamlessly with those in adjacent, older buildings. VANCOUVER-STYLE PODIUM 6PDOO GLIIHUHQFHV LQ VSHFL多FDWLRQV IRU SRGLXPV LQ Vancouver result in designs that are better integrated with the street than most in Hong Kong.

Improving the podium model: Jubilant Place, To Kwa Wan Source: Google Map. www.gohome.com.hk

Shopfronts that make use of colonnades - these both offer shelter and help engage with pedestrians.

Where to implement? New market rate developments to the north and east of CDAV that are designated as comprehensive development areas i.e. for podium type complexes. Why implement? New market rate developments to the north and east of CDAV that are designated as comprehensive development areas i.e. for podium type complexes

Street-level entrances for townhomes. While the latter may not be applicable to Hong Kong, smaller building lobbies and entrances that have closer links to the street may be the local equivalent solution. How to implement? Design guidelines for new developement to require open frontage, upper level windowed spaces, canopies and storefronts that are broken up with more entrances and street furniture (vs long stretch of displays or plate glass frontage.)

Robson Street, Vancouver Source: GoogleMap

131

NEW LIVEWORK SPACE

Source: http://www.iconarch.com/live/artblock.html

Source: http://wizlynxgroup.com

ARTBLOCK 731, BOSTON

SOHO2 @ THE CENTRE, SINGAPORE

Similar context This affordable live-work new construction is a mixed use development in Boston’s historic South End district. The complex skillfully integrates a landmarked 19th century schoolhouse as gallery space: Our site must similarly respond to the 19th century structures at Cattle Depot.

Similar context This live-work building in Singapore is easily translated to a dense urban context in Hong Kong - and could be sited at prime commercial locations linked to MTR stops as well.

Concepts to replicate New buildings can be tailored to the needs of different types of creative industries (e.g. better ventilation or electricity networks, depending on the type of arts). Where to implement? Two sites: (1) NE of CDAV - focused on live-work and gallery space to integrate with heritage buildLQJV DW &'$9 6RXWK RI &'$9 $UW 3DUN ZLWK community art facilities in the base of building

132

Open Art Space: art gallery at street level is easily accessible to neighborhood residents and visitors. Terrace and sculpture gardens are also open to the public. Interaction with Schools: share resources (art/ design facilities, space, personnel) with nearby schools. Artists can work with local schools to provide curriculum, internship, and mentorship for students.

Similar function 6RKR IHDWXUHV ÀH[LEOH ZRUN OLYH VSDFHV WKDW DUH used by a range of businesses ranging from cooking schools to design studios to startup hedgefunds. Concepts to replicate Flexible footprint studios with high ceilings can EH HDVLO\ ¿WWHG LQWR PRGHUQ RI¿FH DQG DSDUWPHQW buildings. Meanwhile, separate elevator banks solve issue of commercial versus residential use. Amendment of current building codes that require kitchens and bathrooms to have windows for exWHUQDO YHQWLQJ DQG OLPLW FRQVWUXFWLRQ RI ÀH[LEOH spaces. Singapore faces similar climate issues, suggesting HK requirement are posing an unnecessary constraint on potential building types and limiting solutions to space problems.

CREATING LINKAGES ACROSS TO KWA WAN

New Market-rate Housing New Affordable Housing New Live-work Space Direct Linkage Indirect Linkage

133

FUNDING AFFORDABLE HOUSING VIA LINKAGE

Creative space as marketing tool In the case of the new build live-work building at the north-east corner of CDAV, development of the 3 other towers would require the developer to build the live-work building. We envision that this grouping would actually form a marketing tool for the development. Similarly, the pair of warehouses marked for conversion would stipulate that in order to renovate one as a luxury conversion, the other would need to be renovated to a more basic standard for use as live-work spaces and designated for creative industries.

Tying new development to affordable spaces 7KH PHFKDQLVPV IRU LQFOXVLRQDU\ ]RQLQJ DUH GLVcussed at greater length on page X of this book. 2XU NH\ DSSOLFDWLRQ LV WR GHVLJQDWH VSHFLÂżF VHWV of linked buildings as well as methods of indirect linkage. Direct linkage In order to win the development rights to designated parcels, the developer must also commit to developing a connected parcel as affordable housing. These pairings have been placed at prime locations (on the northern border with Kai Tak and close to the MTR and on the waterfront) to ensure that developers will have an incentive to take on the required “burdenâ€? of affordable housing. Both sites would otherwise been suitable for large podium developments but both have been split into three smaller areas, one of which is marked for affordable housing. The developer would have the option of contracting management (or even development) to the Housing Society.

134

Implementing strategy The government has waived or reduced land premia normally charged for conversion of use, the developers are able to acquire their sites more FKHDSO\ WKDQ LQ WKH SDVW DGGLQJ FRQGLWLRQV WR WKH use of the space should be viewed as a reasonable trade-off. Where it works best? This strategy is better suited for smaller buildLQJV LQ WKH FRQWH[W RI +RQJ .RQJ PDUNHWLQJ QHZ developments on the basis of “cultural coolâ€? has largely been restricted to smaller luxury developPHQWV LQ 6KHXQJ :DQ DQG :DQFKDL ,W LV GLIÂżFXOW to envision its application for larger estates that IUHTXHQWO\ KDYH PRUH WKDQ Ă€DWV

How linkage funds work

Planning codes require 20% of units in new building to be affordable to low income groups

Developer pays fee equal to sales value of 20% of new building units to city linkage fund

Linkage fund pays out equivalent fee as capital grant for new affordable housing development

Indirect linkage In lieu of supply affordable housing on site, developers will also have the option to pay into a neighborhood development trust fund. This fund in turn can renovate or redevelop buildings within the district as affordable housing. We have designated the prime waterfront sites for this purpose: these would raise the maximum revenue. In this manner, we achieve a more effective use of funds than placing the affordable housing developments on prime sites.

INDUSTRIAL BUILDING CONVERSION

Source:http://www.mynewplace.com/

Source: http://www.bluejake.com/; http://twistedsifter.com/

DUMBO, NEW YORK CITY: DEVELOPER-LED MODEL Where to implement? Waterfront row of industrial buildings. Most are in good condition and could be converted to residential use with relative ease.

Similar location Conversion of warehouse/industrial buildings with scenic views and light into ideal space for artists. Similar challenge 5HTXLUHG UH]RQLQJ IURP LQGXVWULDO XVHV LQWR UHVLdential usage.

Source: http://tilsner.net/

TILSNER (ST PAUL): NPO-LED CONVERSION Similar location Located in the heart of a historic district, skirted by market, river and downtown. Conversion strategy

Advantage Developers can be motivated to combine with provision of arts space if they take a long-term view on investrments with awareness of artists’ UROH LQ FUHDWLQJ D KLJKHU SUR¿OH IRU QHLJKERUKRRG

It is one of renovation projects undertaken by $UWVSDFH 3URMHFWV ,QF D OHDGLQJ QRQ SURÂżW RUJDQL]DWLRQ Renovation is requested by the city of Saint Paul and the space is operated by artists themselves.

Source: Google Map

135

RESIDENTIAL CONVERSION TO LIVE-WORK SPACE

Mixing residences with commercial space in apartment buildings is common in Hong Kong but WKLV SUDFWLFH LV XQGHU WKUHDW IURP SURSRVHG ]RQLQJ changes. TONG SAAM, HONG KONG Tong Saam is an art studio and gallery featuring art exhibitions and indie music shows located in an apartment building in Mongkok, Hong Kong. Similar creative spaces are also opened in Graham Street and Staunton Street.

Source: Dong Wang

Community Integration: Closely emerging creative space as an integral part of residential neighborhood, providing artists with living convenience and sources of inspirations. Affordability: Offering studio spaces with affordable rents and living costs. Local Business Boost: Contributing to local small businesses by attracting tourists and artlovers to neighborhood.

6RXUFH KWWS ZZZ VHFRQGÀRRUJDOOHU\ FRP

WESSEX ESTATE, SINGAPORE

How to apply to 13 Streets? Our plan designates 30% of the spaces in 13 Streets for conversion to creative live/work spaces. While the footprints are not large, the lack of VWUXFWXUDO ZDOOV JLYHV WKHP FRQVLGHUDEOH ÀH[LELOLW\ IRU UHFRQ¿JXUDWLRQ One possible strategy is for the URA to establish an arts management wing that can lease out the apartments in 13 Streets as they are gradually acquired for redevelopment. It is, however, enWLUHO\ SRVVLEOH WR UHWUR¿W HOHYDWRUV LQWR PDQ\ RI WKH blocks in 13 Streets - the only question is whether it makes economic sense. 136

Wessex Estate, formerly a British army base, hosts a group of painters, potters, printmakers, ceramicists, sculptors, and performers in Portsdown, Singapore. Artist Collectivism: Establishing and promoting stronger ties among individual artists from different disciplines in a common living space. Public Interaction: Elevating public awareness of art through exhibitions, workshops, and art education and trainings that are open to local students, residents, and the general public. Source: JTC Corp

CASE STUDY: TIANZIFANG, SHANGHAI 7LDQ]LIDQJ LV D WUDGLWLRQDO QHLJKERUKRRG FRQYHUWed from an open market in downtown Shanghai in late 1990s. It is now a thriving cultural and art precinct with creative elements. It followed the W\SLFDO SDWWHUQ ZLWK DUWLVWV ¿UVW VHWWOLQJ WKH QHLJKborhood: However, this did not happen spontaneously, but resulted from the initiative of an enlightened developer, Wu Meisen. 7DVNHG ZLWK ¿QGLQJ D GHYHORSPHQW SODQ IRU ROG industrial spaces owned by a local government enterprise, Wu was inspired by Granville Island in Vancouver and looked to populate the district with artists as anchor tenants: I invited some American friends to take a tour of Lane 210 Taikang Lu. They then helped me hold a big party with hundreds of artists from different countries as guests. At the end of the night the whole 4,500 square meters of factory workshops had been rented out. - Urbanatomy interview with Wu Meisen. Applying features to 13 Streets Pedestrian Alleyways )HDWXULQJ D PD]H RI SHdestrian alleys with boutiques, studios and restaurants of creative arts elements. Mixed Use: Fostering a comprehensive plan of both business and residential redevelopment ZKHUH JURXQG ÀRRUV DUH FRQYHUWHG LQWR FRPPHUcial use while residents still live in their original upper-level dwellings. Tourist Attraction: Presenting creative industry in setting of traditional local landscape with fusion of traditional Chinese culture and modern western art.

Source: http://baike.baidu.com/

Issues for applying model to 13 Streets The business model of the large HK developers was cited by Wu Maisen of the approach that he ZDV WU\LQJ WR DYRLG ZLWK 7LDQ]KLIDQJ :X VSHFLÂżFDOO\ FRQWUDVWHG WKH H[SHULHQFH LQ 7LDQ]KLIDQJ with Xintiandi, which was redeveloped by a major +. GHYHORSHU FDOOLQJ WKH ODWWHU DUWLÂżFDO GXH WR LWV lack of connection with actual Shanghai street life.

Adapting for 13 Streets For a similar model of “patient capitalâ€? that invests for the long term, with careful tenant choice to add value over the longer run, we see two basic options. (1) The whole complex could be run on a rental basis, with the operator held to a longterm contract so that its incentives to nurture the area be aligned better with the community. (2) An alternative development model, possibly using a GLVWULFW GHYHORSPHQW WUXVW D QRQ SURÂżW GHYHORSHU or a joint venture between commercial managePHQW DQG QRQ SURÂżW ERDUG WKDW VHWV ORQJHU WHUP community-based development goals.

137

DEDICATED CREATIVE INDUSTRY SPACE IN NEW DEVELOPMENTS

BERMONDSEY SQUARE, LONDON

SCHERMERHORN HOUSE, BROOKLYN NY

The complex includes 35,000 sq ft of space for creative industries and a 55-person art house cinema. A weekly street market is also based at the complex.

This apartment building was constructed to offer affordable housing to a mix of low-income workers in the arts (through the Actors Fund) and the formerly homeless. It offers on-site services such as job training. The Brooklyn Ballet uses WKH JURXQG ÀRRU VSDFH DV LWV KHDGTXDUWHUV ZLWK dance studios that are visible from the sidewalk. In addition, there is community theatre space in the building.

It reinforces the arts-led urban renewal projects along the south bank of the Thames that range from the Tate Modern to Gabriel’s Wharf (inexpensive artists working spaces) to the Design Museum.

Features to apply The arts are used as a means to knit together existing residents and newcomers in a fast-gentrifying district. By community outreach and making classes accessible to local students, perceptions that dance performances are for elite newcomers are addressed. similar approach could be taken with community arts spaces around Cattle Depot.

Source: http://www.london-se1.co.uk/

Where to implement? New buildings surrounding CDAV to include performance, display or other creative space. DeYHORSHUV FDQ EH LQFHQWLYL]HG WR LQFOXGH JDOOHULHV or theatre/performance space, particularly in the podium of larger developments. We propose bonus GFA be granted to developments that include these spaces.

Source: http://www.psfk.com/

138

Source: Common Ground, Brooklyn Ballet

TRANSFER DEVELOPMENT RIGHTS

Development air rights over the High Line were transferred to adjacent buildings

Source: NYC Department of City Planning

Applying TDR in To Kwa Wan The archictecture, surveying and planning functional constituency representative to Legco, Hong Kong’s legislature, proposed using TDR as means of historic preservation in Hong Kong. We think this is a particularly suitable approach in To Kwa Wan where individual older buildings may not have obvious aesthetic merit.

HIGH LINE, CHELSEA, NEW YORK New York has some of the most vivid examples of the use of transfer development rights (TDR) in the world, with the erstwhile PanAm (now MetLife) EXLOGLQJ XWLOL]LQJ WKH XQXVHG DLU ULJKWV IURP *UDQG Central Terminal. A more recent illustration can be IRXQG LQ WKH ]RQLQJ DSSOLHG WR WKH +LJK /LQH SURMect in Chelsea. In return for preserving airspace around the elevated park, developers in adjacent parcels were allowed to apply the unused air rights. For parcels with a base FAR of 5, they were allowed to increase FAR to 7.5

Selective preservation approach Block or groupings of old tong lau walkup building, however, are worth preserving. At a minimum this helps to create more space and light between new high rise developments. Ideally, we hope that by clustering old buildings (and providing a linkage that helps to fund their maintenance) VRPH RI WKH KHULWDJH ÀDYRU RI WKH GLVWULFW FDQ EH maintained. Proactive management could help consolidate traditional businesses that require relocation out of blocks that are being redeveloped

Parcels further from the High Line were allowed to increase their FAR by a greater margin. Source - see notes.

Development rights could be transfered to adjacent new tower

This represents a compromise approach between WKH WZR H[WUHPHV RI D ODLVVH] IDLUH DSSURDFK WKDW UHVXOWV LQ LQHI¿FLHQW ³SHQFLO WRZHUV´ DQG ZKROHVDOH redevelopment that wipes out blocks of old buildings to build large podium developments 139

Photo credits

References Canadian Conference of the Arts. 2004. The Art of Development and the Development of Art: A Powerful Partnership – Business, Community and the Arts Centre for Cultural Policy Research, Hong Kong University. 2003 Baseline Study on Hong Kong’s Creative Industries. Chartered Institute of Housing. 2006.â€? A Helping Hand for +RQJ .RQJÂśV 2OG 3ULYDWH %XLOGLQJV´ &,+ $VLD 3DFLÂżF %UDQFK 40th International Housing Conference Civic Exchange. 2010. Treating the Symptoms: A Critical Review of Urban Renewal in Hong Kong. - Hot, Stacked, and Crowded: Improving the Livability of Hong Kong’s Urban Environment One Building At A Time. Department of Culture, Media, and Sport, United Kingdom. (2001). Creative Industries Mapping Document. Development Bureau, 2011. Urban Renewal Strategy: People First - A District-based and Public Participatory Approach to Urban Renewal. HKSAR Government. - Measures to Foster a Quality and Sustainable Built Environment. DeWolf, Christoper, December 13 2009. “Under the Wrecking Ball’s Shadowâ€? http://www.urbanphoto.net/blog/2009/12/13/ under-the-wrecking-balls-shadow/ Florida, Richard. 2003. “Cities and the Creative Class.â€? City and Community 2:1 March 2003. Home Affairs Bureau, HKSAR Goverment. 2003. A Study on Creativity Index Hong, Yu-Hung. 2011. “Leasing Public Land in Hong Kongâ€? Lecture, Massachusetts Institute of Technology, Cambridge MA, March 1, 2011. Hui, Eddie C.M. and Vivian S.M. Ho. Relationship between land use planning, land supply and housing prices in Hong Kong. Research monograph (Hong Kong Polytechnic University. Dept. of Building and Real Estate) Keane, Michael(2009) ‘Great adaptations: China’s creative clusters and the new social contract’, Continuum, 23: 2, 221 — 230

140

Legislative Council, HKSAR Government. 2010. Panel on Development: Minutes of meeting held on Tuesday, 26 October 2010, at 2:30 pm. LC Paper No. CB(1)736/10-11 - 2010. Legislative Council Brief: Conservation and Revitalisation of the Central Police Station Compound - The Hong Kong Jockey Club’s Revised Design. DEVB(CR)(W) 1-150/76 New York City Department of City Planning. West Chelsea Zoning Proposal. http://www.nyc.gov/html/dcp/html/westchelsea/westchelsea3b.shtml. Accessed May 13, 2011.

P.1 Energy Gallery, http://www.energygallery.com/featureshows/CattleDepot/image/cattleD1.jpg P.12 Apartment Therapy, http://www.apartmenttherapy.com/ ny/irene-marks-hong-kong-warehouse-141230 P.13 Icon Arch, http://www.iconarch.com/live/artblock.htm P.20 Twisted Sifter, http://twistedsifter.com/2009/08/the-mostexpensive-property-in-brooklyn-new-york-real-estates/ P.20 Blue Jake, http://www.bluejake.com/2007/08/lookingwest-from-a-rooftop-in-dumbo.html

Planning Department, HKSAR. 2008. Ma Tau Kok Outline Zoning Plan No.S/K10/20.

P.20 My New Place, http://www.mynewplace.com/apartment/ the-tilsner-cooperative-saint-paul-mn-700914817872

Poon, Alice. 2011. “Hong Kong’s Land Policy: A Recipe for Social Trouble.� HKJournal January 2011.

P.20 Tilsner Artists’ Cooperative, http://tilsner.net/news/29. shtml

Scott, Allen J. 2006. “Creative Cities: Conceptual Issues and Policy Questions.� Journal of Urban Affairs Volume 28, Number 1, pages 1–17.

3 6HFRQG )ORRU *DOOHU\ KWWS ZZZ VHFRQGĂ€RRUJDOOHU\ com/

6KLQRKDUD +LUR\XNL Âł0XWDWLRQ RI 7LDQ]KLIDQJ 7DLNDQJ Road, Shanghai.â€? The 4th International Conference of the International Forum on Urbanism (IFoU) 2009 Amsterdam/Delft. The New Urban Question – Urbanism beyond Neo-Liberalism 6RXWK &KLQD 0RUQLQJ 3RVW )HEUXDU\ Âł5H]RQLQJ SODQV threaten to mute street colour. â€? http://topics.scmp.com/news/ KN QHZV ZDWFK DUWLFOH 5H]RQLQJ SODQV WKUHDWHQ WR PXWH street-colour. Retrieved May 13, 2011. South China Morning Post, February 7 2011 “Phasing out mixed uses now policyâ€? The New York Times, April 24 2009. “New Homes for a Varied Cast.â€? http://www.nytimes.com/2009/04/26/realestate/26post. KWPO"DG[QQO DG[QQO[ +V&V+ +I; 8TDrFQNA03A. Retrieved May 13, 2011. Tse, Raymond Y.C. 2001. Impact of comprehensive developPHQW ]RQLQJ RQ UHDO HVWDWH GHYHORSPHQW LQ +RQJ .RQJ /DQG Use Policy 18 (2001) 321–328 Urbanatomy. 2009. Modernity 2.0 - Shanghai modernism. Interview with Wu Meisen. http://old.urbanatomy.com/index. php/city-guides-/shanghai-2009/1719-modernity-20-shanghai-modernism. Accessed May 13, 2011.

P.21 Urbanphoto. http://www.urbanphoto.net/blog/2009/12/13/ under-the-wrecking-balls-shadow/ P.21 Dong Wang P.22 Wessex Art Community. http://sites.google.com/site/wessexarts/ P.22 Expat Living. http://www.expatliving.sg/ 3 7LDQ]LIDQJ KWWS EDLNH EDLGX FRP YLHZ KWP P.23 PSFK, http://www.psfk.com/2009/06/the-new-bermondsey-square.html P.23 LondonSe1, view/5056

http://www.london-se1.co.uk/news/

P.23 Schermerhorn House com/2009/04/26/realestate/26post.html

http://www.nytimes.

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APPENDIX 1: Calculating housing supply in To Kwa Wan In order to calculate the potential housing supply in To Kwa Wan, we used the building classifications derived in the Real Estate Analysis. For the full redevelopment scenario, we assumed that all older buildings (type C through E) and industial buildings would be redeveloped into A-style luxury podium complexes with an average FAR of 8.5 In our creative industries zoning plan, the figures were based on our new designated blocks (e.g. affordable housing, transfer development rights) and assumed a slightly lower density of FAR 7.5, using lower but denser building forms that would not dwarf the buildings at Cattle Depot Artists Village. Key to our calculations was a set of assumptions about the natural lifecycle of buildings. We assumed that the proportion of buildings that naturally deteriorate over a 20 year period to a condition where they form part of the stock of affordable housing would be 20% of B buildings, 40% of C and 80% of D. The balance would be either redeveloped to renovated to form part of the luxury housing stock. In both scenarios, number of flats was based on Gross Floor Area divided by average flat size of 600 sq ft (56 sq metres) where Gross Floor Area =(Site Area) X (FAR). Market rate (luxury) lofts were assumed to be 150 sq metres and affordable live-work lofts to be 80sq metres.

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INDIVIDUAL PLANNING TOOLS

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SUPPORT OF LOCAL, URBAN FOOD SYSTEMS CAITLIN CAMERON

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What is this tool? Food culture is simultaneously unique and uniYHUVDO )RRG LV VSHFLÂżF WR SODFH EXW DOVR HDVLO\ shared. Hong Kong historically has a strong food culture; not only is there a high quality of restaurants, there is also high demand from consumers IRU TXDOLW\ IUHVKQHVV YDULHW\ DQG DIIRUGDELOLW\ (YHU\ XUEDQ HQYLURQPHQW KDV D ORFDO IRRG V\Vtem. In the case of Hong Kong, examples of foods grown, processed, produced and conVXPHG GRPHVWLFDOO\ LQFOXGH VR\EHDQV VHDIRRG DQG QRRGOHV :LWKLQ RQH FLW\ ORFDO EXVLQHVVHV FDQ EH LQYROYHG ZLWK SURGXFWV UDQJLQJ IURP VR\ VDXFH IUHVK DQG IHUPHQWHG EHDQ FXUG VR\ PLON EHDQ FXUG FXVWDUG EHDQ FXUG VNLQ ÂżVKEDOOV OLYH ÂżVK IUHVK QRRGOHV QRRGOH VRXSV ÂżVK VDXFH DQG the list goes on. These foods are an important elHPHQW LQ ORFDO GLHW EXW DOVR SURYLGH D FLW\ RU QHLJKERUKRRG FXOWXUDO LGHQWLW\ 7KHVH SURGXFWV UHTXLUH a system - places for production, people to serve DV ZRUNHUV SRLQWV DW ZKLFK WR EX\ SURGXFWV DQG environments in which to share the food culture. 6XSSRUW RI ORFDO XUEDQ IRRG V\VWHPV LQFOXGHV WKH FRQVLGHUDWLRQ RI DQ HQWLUH QHWZRUN RI EXVLQHVV and their accompanying physical spaces within WKH FLW\ 6SHFLÂżFDOO\ ORFDO IRRG V\VWHPV ZLWKLQ XUEDQ VHWWLQJV LQFOXGH SURGXFWLRQ GLVWULEXWLRQ UHWDLO DQG GLQLQJ $ FRPELQDWLRQ RI SROLF\ DQG SK\VLFDO LQIUDVWUXFWXUH FDQ DFW DV EROVWHUV DORQJ DQ\ RU DOO points of this system. Production/Processing: Large and small-scale food production is not uncommon within cities such as Hong Kong. As manufacturing moves out of cities and real estate SULFHV ULVH PDQ\ RI WKHVH EXVLQHVVHV FDQ EHFRPH threatened. One example is that of soyfood proGXFWLRQ LQ +RQJ .RQJ ZKLFK KDV EHHQ LQ GHFOLQH DV LPSRUWHG SURGXFWV LQÂżOWUDWH WKH PDUNHW DQG SXW

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Figure 1 Open Market

pressure on local producers.1 Small family factories in Hong Kong that use traditional methods by hand and employ local workers now number only 23. Tougher environmental rules might be responsible for the decline in producers, especially after the 2002 SARS outbreak which resulted in more strict food preparation and safety rules.2 In some cases, the production of traditional food can encounter roadblocks in a more environmentally conscious society.3

Figure 2 Fish Ball Maker

Retail: One example of local food production is a modern bean-curd factory in Sha Tin, New Territories which had to relocate from Kowloon Tong after ten years. The business is husband and wife operated and the tradition of bean-curd making had been passed down through the family. With 30 employees, some of the process is done by maFKLQH EXW WKH ÂżQDO SUHVVLQJ SURFHVV VWLOO UHOLHV RQ manual labor. Their products, ranging from beancurd custard to soybean milk are sent to and sold in different parts of Hong Kong including Central, Aberdeen and Quarry Bay supermarkets.4 1 2 3 4

Ming and Tan, 119. Ming and Tan, 120. Ming and Tan, 126. Ming and Tan, 119.

Examples of retail points within the local food system include markets, grocery stores, food halls and mobile vendors. In Hong Kong, wet markets are covered marketplaces where locals venture to EX\ SURGXFWV UDQJLQJ IURP IUHVK WRIX WR OLYH ÂżVK local-made candies and fruits and vegetables. But the market serves as a social gathering space just as much as a functional space. In a survey conducted in 2001, 86% of 101 Hong Kong residents interviewed bought their beancurd products in wet markets with high regard for WKH IUHVKQHVV RI WKH SURGXFW VRPH FRXOG HYHQ describe the process of making bean-curd in detail showing a strong connection between people

and their food supply.5 Consumer-side demand IRU IUHVKQHVV DQG TXDOLW\ LV YHU\ KLJK DQG D VLJQLÂżcant part of the food culture in Hong Kong. Dining: Restaurants are an opportunity for interface between local food culture and visitors as well as points for social interaction. The types and quality of restaurants in a neighborhood generate a character which can result in both cultural externalities as well as an economic advantage. Why should this tool be used? Redevelopment poses a current threat to small businesses but also a future opportunity to the preservation of local food cultures and practices. This tool should be used to maintain local character and identity, provide opportunities for small entrepreneurs where appropriate and in situations where there is demand from citizens for access to inexpensive, fresh and local foods whether as raw ingredients or a restaurant fare. This tool can also be used to provide economic opportunity for small business.

L]DWLRQ RU FRXOG XVH DQ HFRQRPLF ERRVW One example is the neighborhood of To Kwa Wan which is known for its street food and houses small food business including a wet market. Poised for redevelopment and increased activity from the neighboring Kai Tak development, planning for the continued support of these food systems can have great value in branding the neighborhood as a local food hub both to residents and tourists. When should this tool be used? Support of local food systems is appropriate when there is a demand from stakeholders for preservation of existing food culture or creation of new food ]RQHV 6WDNHKROGHUV LQFOXGH DIIHFWHG FRPPXQLties including tenants and owners, local business owners, government agencies, and prospective developers. Quality of life, variety in experience, quality of built environment, food access, at stake 6XVWDLQ ORFDO FKDUDFWHULVWLFV UHYLWDOL]H DWWUDFW tourist activity

Figure 3 Noodle Makers

How is this tool implemented? Policy:

Where does this tool apply? - Agency Commitment Support of local food systems is especially salient in areas slated for redevelopment. Hong Kong is an example of a city with almost constant redevelopment, but the trend has been for new projects to be very insular. Local shops are shut down or relocated. Redevelopment is often an anchor around which activity is attracted. The opportunity exists for new development projects to create buildings which support local food culture either by providing street-facing storefronts or a increase supply of demand for local food products in the area. Local food systems can also add cultural identity to areas which are in need of revital5

Mintz and Tan, 119.

Figure 4 Noodle Retail Shop

Local food systems are best supported where city agencies demonstrate a commitment to the valXHV RI WKH FLWL]HQV %\ HPSOR\LQJ D GLVWULFW EDVHG public participatory approach to new development review processes, stakeholders have the ability to be involved. Visible support from authorities and DJHQFLHV LQ WKH IRUP RI ÂżQDQFLDO VXEVLG\ RU H[pedited permitting process can also bolster local food systems. - Linkage programs Linkage strategies are deliberate programs es-

Figure 5 Noodle Restaurant

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Case Study: Housing Authority & Ngau Tau Kok

tablished by local legislation and administered by city agencies that make connections between economic development and neighborhood improvement. Linkage ensures that city communiWLHV EHQHÂżW IURP WKH HFRQRPLF JURZWK WDNLQJ SODFH in their municipality through private development projects. A food systems linkage program would HQWDLO SURYLVLRQV IRU VWUHHW IDFLQJ VWRUHIURQWV VL]HG to accommodate small businesses and restaurant programs. Physical Infrastructure: Figure 6 Former Ngau Tau Kok Estate with food stalls

- Street Infrastructure Provide for the infrastructure needs of hawkers and markets through amenities such as utility connections. Road-works and development projects should be sensitive to existing street markets and maintain or provide appropriate physical conditions advantageous for this use. This may inFOXGH VLGHZDONV VL]HG WR DFFRPPRGDWH VWDOOV DV well as shoppers, restricted car access, visible and central locations.

The old Ngau Tau Kok Estate was a resettlement estate built by the Housing Authority in the 1960s to house families displaced by natural disasters or the redevelopment process. The estate was one of the largest in scale and adopted the concept of community development where schools and front shops were provided within the complex. These original buildings were replaced in 2003.1 Despite the improvements in living conditions for residents and the accommodation of more people, the new development failed to retain the original concept of storefronts for restaurants and shops. In their place are photographs of previous uses. While new development is inevitable and even desirable, in this particular case, it resulted in the loss of its local food culture which not only had served a practical use but also provided for social activity and identity which is apparent by the inclusion of the historical photographs in the new estate. Case Study: URA & Langham Place

- Retail Space Figure 7 New Ngau Tau Kok Estate without food stalls

1HZ UHWDLO VSDFHV FDQ EH VL]HG WR VXLW VPDOO IRRG entrepreneurs and restaurants. Noodle shops, for example, take advantage of the sidewalk for seating areas. Family businesses cannot afford RU RFFXS\ VSDFHV VL]HG IRU ODUJH VFDOH FKDLQV $Q DSSURSULDWH PL[ RI VL]HV IRU FRPPHUFLDO XVH ZLOO ensure there are spaces to meet the budget and operational needs of a variety of businesses.

Figure 8 Ngau Tau Kok photograph of food former stall

Situated in the Mongkok neighborhood of Kowloon this redevelopment project was completed in 2004. This high-rise, mixed-use building includes a tower ZLWK UHVLGHQWLDO KRWHO DQG RIÂżFH XVHV DV ZHOO DV 160,866 square meters of commercial space on the lower levels.2 The development is a joint project between the private developer Great Eagle Group and the city agency the Urban Renewal Authority (URA).3 Considering the existing character of the area which includes the famous Ladies Market and Temple Market among other hawker areas the Langham Place Mall acts as a seemless continuation of the local food stalls inside. The intention by the URA for this project was to transform Mongkok from a village into a vibrant hub with Langham Place at the center using local food as one device for activity. 1 2 3

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Housing Authority, www.housingauthority.gov.hk Urban Renewal Authority, www.ura.org.hk http://en.wikipedia.org/wiki/Langham_Place_Hotel

Case Study: URA & Wan Chai

ning tools to support local food systems, cultural and social equity values are supported in a way that can KDYH QRW RQO\ HFRQRPLF EHQHÂżWV EXW DOVR SRVLWLYH H[ternalities for city identity.

The four buildings at 60-66 Johnston Road sit on land that was reclaimed before 1887. The vernacular shophouse style of architecture is historic and rare in contemporary and dense Hong Kong. FeaWXULQJ PL[HG XVHV RI FRPPHUFLDO RQ WKH JURXQG ÀRRU and low-rise residential above, these buildings are balcony-style tenements.1 The storefronts are small and accommodate businesses such as pawn shops and food vendors as was the case with the Johnston Street project before the decision was made to rehabilitate the building.

REFERENCES Chan, S. F. and Zenobia C. Y. Chang, “Food Safety Crisis Management Plan in Hong Kong,� Journal of Food Safety, v29, n3 (August 2009): 394-413. Hong Kong Housing Authority, www.housingauthority.gov.hk

The Urban Renewal Authority (URA) committed to restore this set of buildings to its historic facade as well as improve the quality of the interior spaces for commercial and residential use. The street-facing spaces are retail storefronts while the rest of the building is divided into residential units. Importantly, however, the URA also made the controversial decision to preserve not only the character of the architecture but also the character of the former businesses that had inhabited the small storefronts previously. The contracts for the valuable ground Ă€RRU FRPPHUFLDO VSDFHV DUH GHYRWHG WR ORFDO IDPLO\ businesses appropriate to Johnston Street which is a busy and prominant thoroughfare in the Wan Chi area of Hong Kong Island. The surrounding area is one of the busiest commercial areas in Hong Kong ZLWK PDQ\ VPDOO DQG PHGLXP VL]HG EXVLQHVVHV 2 Therefore the decision to maintain this scale of retail was appropriate for the the area. “The Pawnâ€? remains a symbol of a government agency’s committment to preserving neighborhood character of a building through both architecture as well as commercial interests when appropriate.

1 2

Urban Renewal Authority, www.ura.org.hk http://en.wikipedia.org/wiki/Wan_Chai

Figure 9 The Pawn: Before

0LQW] 6LGQH\ : DQG &KHH %HQJ 7DQ ³%HDQ &XUG &RQVXPStion in Hong Kong,� Ethnology, v40, n2 (Spring 2001), 113128. Urban Renewal Authority, www.ura.org.hk Wan Chai, Wikipedia, http://en.wikipedia.org/wiki/Wan_Chai Accessed on May 5, 2011.

PHOTO CREDITS Figure 1: daryll@virtualtourist.com Figure 2: MoonKitty Figure 3: Ames*One Figure 10 The Pawn: After

Figure 4: unknown Figure 5: Angela Gray

Conclusion Hong Kong is a vivid example of a city with a strong local food system that is driven by high demand for fresh, high quality food. Often, food culture of a city is generated through local production, markets and restaurants. Universally, this kind of food culture is seen as an asset and part of a cultural identity for a place. The loss of such establishments through displacement and redevelopment not only affects the GDLO\ OLIH RI WKH FLWL]HQV LQ WHUPV RI DFFHVV DQG DIfordability but also in the collective identity and pride that is generated in a place. By implementing plan-

Figure 6: H. L. Tam Figure 7: Cecelia Chung Figure 8: Cecelia Chung Figure 9: Ching Ming Figure 10: Andrew Orme

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INCLUSIONARY ZONING ANDREA CHENG

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What is this tool? ,QFOXVLRQDU\ ]RQLQJ LV D UHJXODWRU\ LQVWUXPHQW that requires the provision of affordable housing in new residential developments. It is inherently tied with land use planning and aims to recapture value generated when the government re-designates land use or exercises eminent domain. The most common practice is to mandate a proportion of units, typically 10-25%, that must be set aside for lower income groups as a condition of development. It can also take the form of a density bonus, whereby developers can add adGLWLRQDO ÀRRUV LQ SURSRUWLRQ WR WKH QXPEHU RI DIfordable units created. Many municipalities allow developers to make a payment-in-lieu of providng affordable units, with a sum equivalent to the sale prices of the required percentage donated to a linkage fund. The fund in turn makes capital grants to developers. Where does this tool apply? This tool has become widely used in the US and increasingly in the UK. In the past it was not widePlanning codes require 20% of units in new building to be affordable to low income groups

Developer pays fee equal to sales value of 20% of new building units to city linkage fund

Linkage fund pays out equivalent fee as capital grant for new affordable housing development

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ly used in much of Europe due to extensive provision of social housing but its use has grown in UHVSRQVH WR SULYDWL]DWLRQ DQG GHUHJXODWLRQ 2WKHU relevant examples for Hong Kong can be found in Australia and Canada.8 Why Should This Tool Be Used 7KH ÂżUVW JRDO LV WR FRXQWHUDFW H[FOXVLRQDU\ ]RQing in better-off neighborhoods by stipulating PLQLPXP SURSRUWLRQ RI DIIRUGDEOH KRXVLQJ LQ WKLV manner it is hoped to reduce the odds that poverty will be self-reinforcing due to poor education and services in lower income districts. There is OLWWOH FDOO IRU WKLV YDULDWLRQ RI LQFOXVLRQDU\ ]RQLQJ in Hong Kong, which to date has been successful in providing affordable housing through the public rental estates, with resulting little pressure to integrate income groups, The second goal, which is more applicable to Hong Kong, is to reduce the displacement from gentriÂżFDWLRQ E\ HQVXULQJ WKDW D VXSSO\ RI DIIRUGDEOH housing is maintained when the housing stock of a neighbourhood is upgraded through new construction. There has been increasing interest in efforts to preserve the character of older neighbourhoods in Hong Kong. There also appears to be some recognition that the displacement of long-term residents due to large-scale redevelopment can materially dilute the very factors that added value to the neighbourhood. As such there may be more support for mechanisms to create affordable housing within existing neighborhoods that are underdoing extensive redevelopment. By enabling residents to remain within their community it may be possible to create some continuity. When is this tool implemented? ,QFOXVLRQDU\ ]RQLQJ LV EHVW LPSOHPHQWHG HDUO\ in the planning stage for developments that are made possible through government interventions. 7KHVH FDQ LQFOXGH JUHHQÂżHOG GHYHORSPHQWV RU large scale redevelopments that require infrastructure investments by the government, and

KHQFH MXVWLÂżFDWLRQ IRU UHFDSWXUH RI WKH LQFUHDVHV in land value for the public good. A similar rationale can be applied to instances where land is assembled through eminent domain. The most obvious application in Hong Kong would be to mandate that a proportion of any housing built on a Comprehense Development Area (CDA) be designated for affordable housing. In To Kwa Wan there are 5 existing CDA sites, including 13 Streets, the adjacent 5 Streets blocks, and the large industrial block north of 13 Streets which comprises 3 development parcels. All of these sites plus the gasworks, which is ]RQHG IRU FRQYHUVLRQ WR UHVLGHQWLDO RQO\ EHFRPH available through developers by the action of the government. As such they represent a prime opportunity to recapture land value.

Above: Coal Harbour Right: C-Side affordable housing in Coal Harbour

linked to the creation of affordable housing. We note that in Vancouver, the city imposed a development cost levy of C$6 per square foot on most types of development, of which approximately 40% is allocated to affordable housing and the balance to infrastructure, the acquisition of land for parks, and for childcare. Infrastructure needs in Hong Kong are already DPSO\ IXQGHG WKURXJK ODQG VDOH SUHPLD IURP D SXEOLF ¿QDQFH SRLQW RI YLHZ LW PDNHV VHQVH WR ensure that funding available for affordable housing rises when property prices rise. The funds could be allocated to existing statutory authorities (Housing Authority, Housing Society, and URA). 7KLV PRUH JHQHUDOL]HG VRXUFH RI IXQGLQJ FRXOG KHOS WKH 85$ WR HPSKDVL]H UHYLWDOL]DWLRQ RYHU UHGHYHORSPHQW 2QH ÀDZ LQ LWV JRDO RI VHOI VXI¿FLHQF\ LQ IQDQFLQJ LV WKH UHVXOWLQJ ELDV WR EXLOG new luxury blocks that generate the maximum revenues, which admittedly have been deployed to good effect in helping renovate less dilapidated buildings.

Developer paid $8 million to Neighborhood Housing Trust in lieu of assigning 15% of 300 new unit building as affordable

Neighborhood Housing Trust allocated $8 million to build 74 units of senior housing on an adjacent block

How has this tool been applied? Prominent examples that may be most familar to Hong Kong residents include Vancouver’s Coal Harbour, which was built on a former rail depot and industrial site. This neighbourhood boasts Vancouver’s highest priced apartments, yet includes several affordable housing developments such as C-side shown to the left A recent example of payment-in-lieu inclusionDU\ ]RQLQJ FDQ EH IRXQG LQ WKH .HQVLQJWRQ 3ODFH development in Boston’s Chinatown. Rather than creating affordable housing on the site, the developers paid a fee US$7.4 million that was used to fund the construction of 75 units of affordable

elderly housing on an adjacent block. What Is Required to Make This Tool Work? In the Legco review of development issues on October 26, 2010, it was proposed the Urban Renewal Authority (URA), which funds itself through property development and as such is subject to the same criticism as the property developers, EH WKH VRXUFH RI ¿QDQFLQJ IRU DQ 8UEDQ 5HQHZDO Trust Fund (URTF). The URTF in turn would help to provide assistance for those affected by URA-implemented redevelopment projects. In essence the proposal is for a linkage fund, and payments would serve as a tax on property developers that could be directly

In addition, the availability of consistent pool of funds for affordable housing could help to encourDJH WKH GHYHORSPHQW RI VPDOOHU QRQ SUR¿W DOWHUnatives to the Housing Society. These might be able bridge the gap between large scale redevelRSPHQW DQG WKH PRGHVW VWDELOL]DWLRQ HQDEOHG E\ the URA’s Operation Building Bright, by funding more modest redevelopments that can directly respond to community needs. Large NGOs such as St James Settlement that already have extensive social outreach programs on housing and migrant workers would be well suited for this role. Special entities backed by such NGOs could evolve into the equivalent of

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QRQ SUR¿W GHYHORSHUV RU FRPPXQLW\ GHYHORSPHQW corporations that supply a substantial propotion of affordable housing in the US. What Are The Best Practices? )RU LQFOXVLRQDU\ ]RQLQJ WR DGGUHVV ERWK WKH QHHG for affordable housing and the pressures of genWUL¿FDWLRQ UHVXOWLQJ IURP UHGHYHORSPHQW LW PXVW stipulate the creation of affordable housing onsite. At a minimum, off-site developments through linkage funds should be located within the immediate neighbourhood. In this manner, the potential for GLVSODFHPHQW FDQ EH PLQLPL]HG DQG WKH JUHDWHVW support created for maintaining the residential SUR¿OH WKDW GH¿QHV WKH FKDUDFWHULVWLFV RI D GLVWULFW Current URA policy is to compensate homeowners in building undergoing redevelopment at a market rate that allows them to buy a moderately SULFHV PRGHUQ ÀDW DV D UHSODFHPHQW GH¿QHG DV D VLPLODUO\ VL]HG XQLW LQ D \HDU ROG EXLOGLQJ LQ practice from a comparison pool of buildings without luxury clubhouse facilities.) This falls short of WKH JRDO RI LQFOXVLRQDU\ ]RQLQJ EHFDXVH LW GRHV not take into account the dynamics of housing demand: if 500 owners from a redevelopment area WU\ WR EX\ UHSODFHPHQW ÀDWV SULFHV ZLOO EH ELG XS DQG WKH DPRXQW ZLOO EH LQVXI¿FLHQW WR VWD\ LQ WKH neighborhood. Better practice is to stipulate full unit-for-unit replacement. Again, the current practice in Hong Kong falls short, as it requires relocated owners to pay the difference between the market value of the new buildings and the compensated amount, which is based on older housing stock. One relevant solution discussed by Mallach is found in Israel, where owners in older buildings work actively with developers to redevelop their building

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and in the process are compensated with a unit in the new building. Possible Implementation Obstacles 2QH RI WKH ODUJHVW GLIÂżFXOWLHV LQ DSSO\LQJ VRPH RI WKH WRROV RI LQFOXVLRQDU\ ]RQLQJ LQ +RQJ .RQJ is that there is little latitude to use tools that are commonly implemented in the rest of the world. Density bonuses are one such example: the FAR of walkup buildings averages between 5-6, while the legal ceiling for new developments is an FAR of 7.5, although recent developments have pushed to 9.5 based on open space and green IHDWXUHV ERQXV GHQVLW\ ERWK RI WKHVH FDWHJRULHV KDYH EHHQ VXEVWDQWLDOO\ UHYLVHG XQGHU QHZ ]RQing guidelines announced in Feburary 2011. Mallach argues that for density bonuses to have effect, the increase in FAR must be a minimum of [ [ RI WKH RULJLQDO GHQVLW\ WKLV LV QRW SRVsible in Hong Kong given existing densities. Indeed, the older elevator buildings have an FAR of approximately 12, suggesting that redevelopment would result in a loss of units from the neighborhood. On instituational side, the key challenges are twofold. One is the set of political changes needed to effect this policy. Recent events suggest that the political environment in Hong Kong is becoming more constructive in terms of rethinkining redevelopment practices, leading to the prosals for district-level Urban Renewal Forums, discussed elsewhere in this study. The Economist noted on November 18, 2010 “Hong Kong’s tycoons were once hailed as entrepreneurs underpinning the territory’s vitality. Now WKH\ DUH GHULGHG DV SURSHUW\ VKDUNV SURÂżWLQJ IURP

crushing rents on land got on favourable terms from the government.� In an effort to mollify such criticism, in the October 2010 policy address, the government established the Community Care Fund to which the government and major businesses would donate HK$5 billion each to address poverty issues. We believe that in combination with the proposed 857) LW ZRXOG QRW EH GLI¿FXOW IRU OLQNDJH IXQGV to be incorporated into the development framework in Hong Kong. This may prove an easier alternative for capturing some fraction of land value changes than the alternative: changing the budgetary framework established in early colonial years that effectively allocates land premia solely to infrastructure.

REFERENCES Inclusionary Housing in International Perspective: Affordable Housing, Social Inclusion, and Land Value Recapture. Ed. Nico Calavita and Alan Mallach. Cambridge: Lincoln Institute of Land Policy.

ENGAGING COMMUNITIES THROUGH ART MURALS MAI DANG

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Step 1: Community Meetings The purpose of these meetings is to gage whether there is interest in pursuing a community mural project. Step 2: Artist Selection Artist selection can be based on desired skills, local artist or ability to work with residents. Step 3: Wall Selection and Authorization The location of a wall can be identified by the community or the artist. The conditions of the wall must be reviewed and the owner must allow for its use. Step 4: Budgeting Funding for a project can come from many different sources: corporate, foundations, individual donors, and government are some examples.

Paula Scher mural at Pentagram A New York City Percent For Art Project

What is the Tool?

Where does this tool apply and what is required to implement it?

Murals are pieces of artwork on a wall, ceiling, or any other surface. They come in many shapes, sizes and types including ceramic, mud, paint, and graffiti styles. They are found in places such as parking lot walls, parks, at schools, in the subway, and on sidewalks. Murals serve as a form of public art that many can see and are often used as a method of community beautification. However, murals can also serve as a way to engage and revitalize communities. They can document the history of a neighborhood and bring different entities of one neighborhood together to work towards one common goal. Using art murals as a form of engaging communities requires an interactive process where residents, local organization, schools, and government related agencies are actively involved in the design and production of the mural. The mural’s goal in this instance is to reflect the ideas, values, and concerns of that particular neighborhood.

Art murals can be completed in almost any space as long as there is a wall, artist, and paint. A successful art mural that engages communities will facilitate understanding and communication, preserve and foster cultural heritage, and promote an appreciation for the Arts. This tool is best applied in diverse communities in terms of ethnicity, age, and length of residency in the neighborhood. It can also be successful in neighborhoods where there is a lack of art awareness and in neighborhoods where there many be conflict between ethnic and social groups. In order to implement this tool there must be professional or local artist, interested community groups, arts organizations, wall space, and funding from the local government, arts councils, or private donors. Once these groups are identified then the following are steps to completing an art mural that engages communities.

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Step 5: Community Engagement Community engagment is the key step that sets this mural process apart from any mural completed by an artist. At this point the surroundingg neighborhood is engaged in a purposeful way to create and design the mural. This includes neighborhood residents, business owners, users, and local organizations. Step 6: Design Process The site and community input is gathered together to create the design. The artist works together with the community to generate ideas. The design is ultimately reviewed by the community for approval. Step 7: Wall and Site Prep/ Design Enlargement The wall used must be prepared for a mural, sometimes this is just cleaning, other times its complete resurfacing. Before the community can come help paint, the artist will usually enlarge the design on the wall beforehand. Step 8: Painting and Installation/ Volunteers and Community Painting Individuals from the neighborhood are invited to come help paint on scheduled painting days until the mural is complete.

Step 9: Celebration/Mural Unveiling The mural is unveiled during a dedication or celebration ceremony reognizing all the individuals involved. One of the major challenges to the creation of a mural is funding and wall space authorization. One program that is currently used in the United State is the “Percent for Art Program,” which is often a city ordinance that requires a small percentage (usually around 1-2%) of the cost of large scale construction or renovation of government buildings and public spaces to be set aside for public art, often local art. This ordinance has passed in many cities in the United States including Chicago, New York, and Philadelphia. This type of program can be used to require future developments in Hong Kong to set aside a small amount of funds for public art. Why should this tool be used? This tool is a great tool to break down barriers and misinformed perceptions of individuals who live in the same geographic space. When successfully completed art murals create public art that properly represents the voices of individuals who live in the neighborhoods, it creates a sense of ownership, and creates a common ground amongst neighbors that can lead to future revitalization or community building activities. For the Cattle Depot Artist Village and the surrounding To Kwa Wan neighborhood, a community art mural is very appropriate. A community mural would give the Cattle Depot artist an opportunity to share their talent. Neighborhood residents from different ethnic backgrounds and ages can share their personal stories of living in the neighborhood and the changes that they have seen throughout the years. It would also be a great opportunity to learn what the youth, families and elderly currently like and dislike about the neighborhood and how they feel about the future development of Kai Tak. Some examples of murals that can be created from these stories are a history of the neighborhood and the old airport before the changes happen, the different types of people who live in and use the neighborhood, and what the communities hopes for the youth of Hong Kong.

Case Studies: The Heart of Baltimore Avenue: Portrait of a neighborhood 47th and Baltimore Avenue, Philadelphia, PA. Murals by David Guinn Sound Installation by Aleks Martray Initiated in 2005/ Completed 2008 What: Two murals located at 47th and Baltimore Avenue in Philadelphia, Pennsylvania that depicts the West Philadelphia neighborhood, both community members and the physical space. In memory of late business owner Amare Solomon the mural reflects the neighborhood diversity and spirit including Mr. Solomon and other community leaders in the actual painted mural. Along with the community mural is a sound installation of neighborhood music, stories, and sounds transmitted through a local radio station. This includes over 100 hours of interviews and performances from residents, community leaders, artist, and business owners who live and work along Baltimore Avenue.

“The Heart of Baltimore Avenue” (West Wall) By David Guinn

Why: The Heart of Baltimore Avenue mural was initially conceived by a group of friends of Amare Solomon and patrons of his restaurant Dahlak in the Baltimore Avenue neighborhood, after he passed away in 2005. The group of friends applied to the Philadelphia Mural Arts Program to have a mural painted in his memory. How: The Philadephia Mural Arts Program approved and selected David Gunn to commission the project. Community meetings for the project began in 2007 and the project was completed in 2008. The project is also sponsored by The University City District, The Pennsylvania Horticultural Society, The Delphi After School Program at The Philadelphia Museum of Art, and the City of Philadelphia. The sound installation is sponsored by The Golden Rule Foundation.

“The Heart of Baltimore Avenue” (East Wall) By David Guinn

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Dorchester Avenue Mural Project Adams St and Dorchester Avenue, Dorchester, MA Murals by youth from Viet-AID and Youth Art in Action Summer 2002 What: A community mural, building on the previous mural completed in 2001 to further interpret and show community politics. This mural was built on the theme of “Our Community Is Strong Because We Communicate,” to represent the daily interaction and commonality amongst users of the neighborhood. “Adams Street Mural Project”

Adams St. Mural Project Adams St and Dorchester Avenue, Dorchester, MA Murals by youth from Viet-AID, Dorchester House, and The City of Boston Mural Program Summer 2001 What: A community youth mural organized by neighborhood youth to celebrate Vietnamese culture in Fields Corner. Why: The Fields Corner community at this time was going through many changes. In the Vietnamese community, multigenerational issues began to surface as the younger generation began to disagree with the older generation’s view of homeland politics and community development. The younger generation wanted

a more inclusive multiracial and multilingual community and cross-generational community building. The younger generation of Vietnamese Americans wanted to initiative new projects and collaborations to capture these issues and transformation of the Fields Corner neighborhood. This included honoring the rich culture heritage, embracing diversity, and creating dialogue and space for intergeneration, interethnic, and interracial relationships. How: A group of youth from Viet-AID and Dorchester House in the Fields Corner community with support from The City of Boston. The goal of the mural was to celebrate Vietnamese Culture in Fields Corner through the eyes of Vietnamese American youth.

Why: The youth in the neighborhood wanted to continue to create collaboration through the medium of culture and art. They were successful in bringing people together from different parts of the Fields Corner neighborhood and strengthen the relationship between the Vietnamese American community and its surrounding neighbors. How: Recognizing the importance of communication between people of different generations and backgrounds, youth interviewed residents, local organizations, business owners to ensure consensus amongst the community for the design of the mural. Community meetings were held over a two month period to discuss common experiences for the mural.

“Dorchester Avenue Mural Project”

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REFERENCES:

Building Connections: Walls of Indentity , Walls of Pride 2nd and Thompson Street, Philadelphia, PA Murals by Ernell Martinez, Shira Walinsky, and Mural Corps Students Initiated in / Completed June 2007 What: Mural Corps students along with artist created a mural that shows identities and how they are shaped and connected.

How: The project partnered with E3 Power Centers run by the Department of Human Services to engaged youth that have dropped out of school or have been incarcerated. The project included a variety of workshops to work with youth to learn the importance of the education system and how to use it to their advantage. The mural was also co-sponsored by the City of Philadelphia Department of Human Services.

Why: The goal of this mural project was to develop a sense of identity among youth and to broader their sense of awareness of the world and themselves in relation to other youth.

“Building Connections: Walls of Identity Walls of Pride | Mural Arts Program”, n.d. http://muralarts.org/explore/ projects/building-connections-walls-identity-wallspride. Chiu, Monica. Asian Americans in New England: culture and community. UPNE, 2009. “City of Chicago :: Public Art Program”, n.d. http://www. cityofchicago.org/city/en/depts/dca/provdrs/public_art_program.html. “Dorchester neighborhood mural (detail), Boston | Flickr - Photo Sharing!”, n.d. http://www.flickr.com/photos/eatingintranslation/3926645016/in/photostream/. “Image/Idea: Sara Reisman/Percent for Art New York, @ PSU, tonight!”, n.d. http://lcvrc.blogspot.com/2011/02/ sara-reismanpercent-for-art-new-york.html. “Jackie Peters Cully - NYC Department of Cultural Affairs”, n.d. http://www.nyc.gov/html/dcla/html/panyc/ cully.shtml. Lovett, Chris. “The Dreams Unfolds: Diversity in Dot Today.” Dorchester Reporter, January 25, 2007, Volume 25 Issue 4 edition. “Making a Mural | Mural Arts Program”, n.d. http://muralarts.org/learn/making-mural. “Percent for Art - NYC Department of Cultural Affairs”, n.d. http://www.nyc.gov/html/dcla/html/panyc/panyc. shtml. “Public Art in Philadelphia”, n.d. http://www.phila.gov/ publicart/textPages_beta/percentforart.html.

“Building Connections: Walls of Identity, Walls of Pride By Ernell MArtinex, Shira Walinsky, and Mural Corps Students

“The Heart of Baltimore Avenue”, n.d. http://www.hobamural.org/.

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RECYCLING MARKET DEVELOPMENT ZONES (RMDZ) ANGELA HADWIN

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What is This Tool? Recycling Market Development Zones (RMDZs) are an innovative way to transform a struggling manufacturing sector into a vibrant green economic driver. Additionally, an RMDZ is part of a city or region’s waste reduction strategy. Essentially the RMDZ employs the basic principles of an economic development zone to catalyze growth of new and existing businesses but with the added criteria of green businesses practices, recycling, and waste reduction. RMDZs have the GRXEOH EHQH¿W RI UHGXFLQJ WKH FRVW RI PXQLFLSDO waste management while increasing the local tax base through new business creation. Where Does This Tool Apply? This tool can be used at the municipal level to tarJHW UHJLRQV FLWLHV RU VSHFL¿F GLVWULFWV SDUWLFXODUO\ industrial zones. In locales where there has been a decline in manufacturing discrete areas with a VLJQL¿FDQW FOXVWHU RI XQGHUXWLOL]HG LQGXVWULDO EXLOGings and existing infrastructure are designated as part of the zone, although in Los Angeles the whole city is a RMDZ. Using a set of incentives and supports, governments encourage new busiQHVVHV WR FUHDWH SURGXFWV IURP VSHFL¿HG PDWHULals that are a priority for waste stream reduction.

Public Recycling Bins in Hong Kong 1

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Why Should This Tool Be Used? Hong Kong is facing a clear limit to its ability to PDQDJH VROLG ZDVWH %XLOGLQJ QHZ ODQG¿OOV DQG shipping waste to China are both expensive endeavors. Instead, Hong Kong has an opportunity to take a holistic approach that can address solid ZDVWH GLVSRVDO FRQFHUQV FDWDO\]H D QHZ DQG YLbrant economic sector, and enhance Hong Kong’s branding as a green 21st century city. These policies, while based in environmentally sustainable practice and objectives, can have the added benH¿W RI FUHDWLQJ D YLEUDQW ORFDO EXVLQHVV VHFWRU Hong Kong has been working toward reducing LWV ZDVWH VWUHDP VLQFH LWœV ¿UVW :DVWH 5HGXFWLRQ Framework Plan was released in 1998. In 2005, a newer Policy Framework for the Management of Municipal Solid Waste (2005 – 2014) relies on a polluter pays principle to reduce solid waste. Additional efforts and $10 million HKD have been set aside for public education to increase participation in recycling programs. A solid waste recovery goal of 50% by 2014 has been recommended by the Environment Protection Department (EPD), which authored the Policy Framework. AccordLQJ WR (3' FXUUHQW ODQG¿OOV ZHUH EXLOW WR ODVW XQWLO 2020, but are expected to reach capacity several \HDUV HDUO\ LI VLJQL¿FDQW ZDVWH UHGXFWLRQ JRDOV DUH not met. Instead of relying disincentives such as the plastic bag fee and polluter levies, Hong Kong can also draw upon its strong entrepreneurial energy to divert recyclable materials that currently go to ODQG¿OOV VXFK DV FRQVWUXFWLRQ ZDVWH LQWR D VWURQJ business sector. The incentives given to these new businesses will save Hong Kong money on waste management costs as well as strengthen the economy through the creation of a new green business sector. Hong Kong is moving in this direction with the creation of the EcoPark recycling industry business area. However, using similar

$ERYH /DQGÂżOOV DUH UDSLGO\ ÂżOOLQJ XS EHIRUH H[SHFWHG %HORZ 3ODVWLFV DUH RQH RI WKH ODUJHVW W\SHV RI UHF\FOHG PDWHULDOV JHQHUDWHG IURP +RQJ .RQJÂśV ZDVWH VWUHDP 2

policies to create RMDZs will allow smaller scale businesses to thrive without the need for major infrastructure investments. These small-scale busiQHVVHV FDQ FROOHFWLYHO\ PDNH D VLJQLÂżFDQW LPSDFW RQ GLYHUWLQJ PDWHULDOV IURP ODQGÂżOOV DQG VHUYHV as ambassadors of recycling and conservation to the Hong Kong people. Additionally, creating opSRUWXQLWLHV IRU QRQ SURÂżWV DQG VFKRROV WR EHFRPH involved through accesses to free or low- cost UHF\FOHG PDWHULDOV FDQ ERWK EHQHÂżW HGXFDWLRQDO and arts sectors as well as enhance public understandings of environmental stewardship. When Is This Tool Implemented? Recycling Market Development Zones are implemented by cities that are seeking to be leaders in

these new businesses. Reduced permitting fees and access to decreased utility rates have also VXSSRUWHG QHZ EXVLQHVVHV LQ WKHVH ]RQHV

environmentally sustainable practice and policy. 50'=V VHUYH WR FDWDO\]H HFRQRPLF DFWLYLW\ LQ a depressed manufacturing sector and reduce municipal solid waste burdens. Local or regional governments employ this strategy when there is D QHHG IRU HFRQRPLF GHYHORSPHQW XQGHUXWLOL]HG industrial building stock, and a surplus or chalOHQJH LQ GLYHUWLQJ VSHFL¿F W\SHV RI UHF\FODEOH PDterials from the waste stream. Often this strategy LV SDLUHG ZLWK EURDGHU ]HUR ZDVWH SROLFLHV WKDW require a life-cycle analysis of goods from proGXFWLRQ WR ODQG¿OO WR PLQLPL]H ZDVWH DW DOO VWDJHV Hong Kong’s strong waste management policies are already moving in this direction by placing responsibility on polluters and manufacturers. To Kwa Wan possesses a convergence of elements that make the neighborhood well positioned to incubate small manufacturing business using recycled materials. As a local arts district, To Kwa Wan has an additional asset of the exchange of idea and creativity. Artists consistently create value from discarded or unwanted items as part RI WKHLU FUDIW DQG FRXOG EHQH¿W IURP D VXEVLGL]HG supply of recycled materials Finally, by creating a hub of recycling businesses, there is an opportunity for education and community involvement in addition to economic development. Key elements include: ‡ /RFDO DUWLVWV HQWUHSUHQHXUV DQG FUHDWLYH LQGXVtries

Identify Locations and Target Waste Materials ‡ /RFDWLRQV DUH JHQHUDOO\ VHOHFWHG WR PLQLPL]H new construction. Using existing and underutiOL]HG LQGXVWULDO EXLOGLQJV ZLOO VDYH RQ LQYHVWPHQW costs as well as reduce environmental impact. ‡ ,QIUDVWUXFWXUH FRQVLGHUDWLRQV VXFK DV SUR[LPity to major roads, highways, rail, and ports are evaluated in site decisions. ‡ 7DUJHW ZDVWH PDWHULDOV DUH EH VHOHFWHG EDVHG on a range of factors including priorities or waste management reduction goals.

Merrit Industrial Building on To Kwa Wan Road 3

tives for new economic development, and proPRWH HFRORJLFDOO\ SRVLWLYH SUDFWLFHV IRU FLWL]HQV and business alike. Engaging smaller scale recyclers and artists there is an opportunity for community education and building public participation in recycling programs.

‡ ,QGXVWULDO EXLOGLQJ VWRFN ‡ $FFHVV WR LQIUDVWUXFWXUH ‡ 3UR[LPLW\ WR UHJLRQDO .RZORRQ %D\ 5HIXVH VWDtion and local private recyclers How Has This Tool Been Applied? This tool has been used by cities to set goals that reduce the municipal waste burden, create incen-

After designating RMDZ areas a municipality decides on a set of incentives and supports suited to its business environment and recycling needs. Most cities employ some type of incentive in the form of a tax credit or deduction. Some government agencies also offer access to low cost loans, technical assistance including business development, and marketing supports. Additionally, government can partner with private lenders and investors to facilitate access to capital for

Create Incentives and Supports for New and Existing Businesses ‡ 5HYROYLQJ /RDQ )XQGV $ UHYROYLQJ ORDQ IXQG can provide the needed additional capital for a new business to get off the ground or an existLQJ EXVLQHVV WR H[SDQG RSHUDWLRQV &DSLWDOL]Dtion of the fund by the government can be seen as a one-time investment that will be paid back through savings in waste management costs as well as increased tax revenues. ‡ 7HFKQLFDO $VVLVWDQFH 0DQ\ FLWLHV SURYLGH VPDOO business advice and supports. Marketing Supports - California offers a website to increase marketing and sales. Having an associating with a government environmental or recycling agency gives legitimacy to new manufacturers entering the market. Creating or employing an existing brand can also support local recycling manufacturers. ‡ &RQQHFW ZLWK 1RQ 3UR¿WV DQG 6FKRROV )ROORZing the model of Material for the Arts in New York City, the Hong Kong Environmental Protection Department (EPD) can partner with the Leisure 163

and Cultural Services Department and the Hong Kong Arts Development Council to set up a reVRXUFH IRU ORFDO QRQ SURÂżWV DUWV DQG HGXFDWLRQ RUJDQL]DWLRQV WR DFFHVV IUHH PDWHULDOV ZKLOH GLYHUWLQJ ZDVWH IURP WKH ODQGÂżOOV

RMDZ LOAN FUND USAGE BY FISCAL YEAR: PERCENTAGE (1993 - 2011)

‡ :RUN ZLWK /RFDO %XVLQHVVHV DQG $UWLVWV DQG GLVtrict council to determine appropriate structure for the pilot program. Manufacturers, designers, installation artists, sculptors, crafts people, should be encouraged to participate in using more recycled materials. Some examples from the CalRecycle website: “San Jose offers the Special Tenant Improvement (STI) program to encourage occupancy of existing vacant building space. The STI program includes the suspension of the local Building & Structures tax, a coordinated plan check review process, the deferral of plan check fees, and expedited permit processing. This program is designed to encourage tenant improvements on vacant buildings to make the space ready for earlier occupancy. In addition to the STI program, the city offers Industrial Development Bonds, loans and loan guarantees, and sales and use tax credits to those businesses located within the established 18-square-mile Enterprise Zone.â€? “The City of Los Angeles offers a wide range of support mechanisms applicable to manufacturers that use secondary materials including tax incenWLYHV ORZ LQWHUHVW ÂżQDQFLQJ EXVLQHVV DVVLVWDQFH DQG SHUFHQW HOHFWULFLW\ GLVFRXQW IRU XS WR ÂżYH \HDUV 6RPH RI WKH ÂżQDQFLDO LQFHQWLYHV DUH ,QGXVtrial Development Bonds, Small Business Fund, Community Financial Resource Center loan program, and technical assistance from Valley Economic Development Corporations, Enterprise Zone incentives; and Revitalization Zone incentives.â€?

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CalRecycle’s graphs of RMDZ loan allocations. Equipment is consistently the most prevalent expense. 4

What Is Required To Make This Tool Work? This tool requires strong political support at the city level as well as a base of public support. A strong entrepreneurial environment and access WR XQGHUXWLOL]HG LQGXVWULDO VSDFH DUH NH\ HOHPHQWV that exist in Hong Kong. Additionally, agencies or educational institutions that are willing to provide technical support new businesses are important to ensure success of the program. Another important factor is the ability to coordinate across multiple departments and agencies from the economic development to waste management authorities.

What Are The Best Practices? The best practices are where social, economic, and environmental considerations are considered in an integrated fashion to develop these policies. Example programs are: CalRecycle, California Recycling Market Development Zones (RMDZs) have been used across the state of California to FDWDO\]H WKH GHYHORSPHQW ORFDO JUHHQ LQGXVWULHV that reduce the waste burden of local municipalities. California has developed 88,000 square PLOHV RI WKHVH ]RQHV ZKLFK FOXVWHU EXVLQHVVHV

Material for the Arts, New York City Bring recycling to the arts and education. In New York, the Department of Cultural Affairs manages a warehouse that receives and distributes GRQDWHG DQG UHF\FOHG PDWHULDOV WR QRQ SURÂżW DUWV DQG HGXFDWLRQDO RUJDQL]DWLRQV ,Q WKH\ GLYHUWHG WRQV RI PDWHULDOV WR QRQ SURÂżWV DUWLVW DQG HGXFDWRUV 7KRXVDQGV RI RUJDQL]DWLRQV DQG schools have accessed these materials creating D EHQHÂżW WR WKHVH RUJDQL]DWLRQV E\ GUDVWLFDOO\ UHducing costs. Additionally, many of these materials are used directly for educational purposes, amplifying the resources available to teachers and schools while providing a valuable lesson to children about the importance and possibilities of recycling and reuse. Possible Implementation Obstacles Public opposition could be a major concern. However, if implemented strategically, these programs can reduce municipal waste management budgets while creating jobs and improving the environment. Additionally, there is a large business of exporting waste to China. A major challenge will be structuring incentives and marketing in such a way that Hong Kong based businesses can compete with their counterparts across the border. This challenge may be overcome by identifying VSHFLÂżF QLFKH PDUNHWV RU FUHDWLQJ QHZ PDUNHWV for Hong Kong produced green products through a branding campaign.

([DPSOHV RI FUHDWLYH SURGXFWV XVLQJ UHF\FOHG PDWHULDOV &ORFNZLVH IURP WRS OHIW $ PLUURU PDGH IURP UHF\FOHG VRGD FDQV D EXWWHUĂ€\ VFXOSWXUH PDGH IURP VFUDS metal; bicycle art piece at festival in Yunan, China; a bench made from demolition lumber. 5

that divert 20 million tons of recyclable materials IURP ODQGÂżOOV DQG UHSXUSRVHV WKHP LQWR QHZ SURGucts creating jobs and increasing the tax base. The program supports new businesses as well as the expansion of existing businesses through providing attractive loans, technical assistance, and marketing support. The state agency, CalRecycle oversees the program while local municipalities

GHÂżQH WKHLU RZQ SULRULWLHV ]RQHV DQG LQFHQWLYH structures. Currently, the recycling industry is as large as the movie and video industry in California, generating $10 billion annually from new products and services and employing over 85,000 people.

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TTo o Kwa Kwa W Wan an R Recycling ecycling Market Market Development De evelopme ent Zone Zone

Local Entreprenuers, Artists & Cattle Depot Artist Village Recycling & Arts Education

Hong Kong is the number one producer of trash per capita - two times Japan.

Local Markets & Festivals Industrial Buildings

Recycling Collection - public and private A proposal for a RMDZ in To Kwa Wan. A convergence of arts, environment, and small business. 6

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New Businesses, Products, & Artwork

References: Hong Kong Environmental Protection Department. Website www.epd.gov.hk CalRecycle. Website. http://www.calrecycle.ca.gov/ Material for the Arts. Website. http://www.mfta.org/ Photo Credits 1. http://ttwhy.org/home/travel/2004.1_hongkong/11_ recycling.jpg 2. The Envirosax Blog. http://blog.envirosax.com/ 3. Allianz. http://assets.knowledge.allianz.com/img/recycling_plastic_bottles_q_15918.jpg 4. Wataru Nomura, MIT. 5. CalRecycle. http://www.calrecycle.ca.gov/RMDZ 6. CalRecycle, http://www.calrecycle.ca.gov/RMDZ; TJGDesigns Art & Web Design, http://www.massdesign. biz/TJG-BLOG/2010/05/recycled-art/; Dehong, Yunan. http://www.dehong.gov.cn

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STRATEGY FOR 13 STREETS SEUNG HYUN KANG

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Introduction It is not only Hong Kong but also many rapidly developed countries where we witness the lack of rigorous relationship of the built environment between the architectural and the urban. Such cities got expanded without the comprehensive or the strategic planning for the expected growth. Cities such as Paris, New York or Barcelona, on the other hand, have laid out the “gridâ€?, which mediated the scale difference of the auto circulation from the pedestrian one. While this grid system was created and applied as a solution to rid of many ills of the ever-growing chaotic Modern city, it has also contributed for the vibrant pedestrian street life to thrive. Obviously, not every part of the European towns retains such vibrant street life and likewise not all parts of Hong Kong lack the pedestrian circulation. However, the discontinuity amongst buildings and districts is prevalent making the city less connected. :KLOH DQDO\]LQJ WKH GLIIHUHQW VSDWLDO FRQÂżJXUDtions of the buildings to their respective adjacent urban contexts, we witness the relation between the architectural scale and the urban scale is tied with the outcome of the spatial quality in the end. On the one hand, where a relatively large territory is taken for a simultaneous development such as Hong Kong Cultural Centre on south of Tsim Sha Tsui, West Kowloon Cultural District or the Kai Tak redevelopment at the old airport site, the isolation from the rest of the city seems inevitable due to the sheer scale of the project and the disjunction to the adjacent area blocked by the roads. On the other hand, the galleries in the Central area continue to thrive attracting more people functioning as a part of the larger urban context. Also, the MongKok area remains “urbanâ€? because of its street life, which is partly created by the block conÂżJXUDWLRQ VWUHHWV GLVWULFW ZKLFK XVHG WR VHUYH as the workers’ housing for the adjacent factories, UHWDLQ DQ DSSURSULDWH VFDOH DQG EORFN FRQÂżJXUDWLRQ IRU WKH SHGHVWULDQ Ă€RZ :KHQ SURSRVLQJ D 170

Figure 1 Measure of urbanity at different locations in Hong Kong

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store units : mostly used as auto repair shop and a limited number of active retail, restaurant

store units could be reprogrammed amongst a number of owners

further development around the Cattle Depot, 13 streets district seems to provide a unique opporWXQLW\ WR EH UHYLYHG DV DQ DFWLYH VWUHHW OLIH ]RQH Objective

11

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streets that are the interior of 13 streets : mostly used as empty streets or as parking

PEDESTRIAN

PEDESTRIAN

streets that are alternating could be activated by an appropriate programming during weekends

PEDESTRIAN

PEDESTRIAN

The Cattle Depot, which is currently closed to the public and being used as studio spaces for the YDULRXV DUWLVWV DQG RUJDQL]DWLRQV RQFH LW RSHQV would certainly become a new center for not only for the neighborhood but also for Hong Kong as a whole. The Cattle Depot as a historical artifact retains its unique qualities from its buildings and the courtyards. However, if the Cattle Depot is not to be isolated as the historical artifacts of the city, but to be a catalyst in the area, we foresee the necessity for the strategic control of the adjacent area forthe further changes to come. As weexpect the area to be the central place of the creative inGXVWU\ WKDW EHQH¿WV WKH QHLJKERUKRRG DQG WKH FLW\ in the future, we need to have more built spaces for the creative industry related programs, which FRXOG SRWHQWLDOO\ EHQH¿W IURP RQH DQRWKHU DQG IRU the supporting programs, which could attract and engage the public. We can certainly achieve this by building a new building that accommodates all the needed programs. However, in addition to the new building, additional distribution ofthe various related programs over 13 streets could possibly UHYLWDOL]H WKH VWUHHWV DQG QXUWXUH LWV QHZ FKDUacteristic. The direct connection to the streets and the small footprint of the each storefront will benH¿W WKH SRSXODWLRQ ZRUNLQJ LQ WKH FUHDWLYH LQGXVWU\ who can rent the small and affordable space in a ÀH[LEOH PDQQHU 7KLV VWUDWHJ\ ZLOO DOORZ WKH GHVignated area to gradually build the district level identity in an unobtrusive manner.

PEDESTRIAN

Figure 2 Strategy for 13 streets

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Strategy

Prospective

1.There are currently 335 stores in total on the footprint of the 13 streets district. However, a lot RI VWRUHV RQ WKH JURXQG ÀRRU GR QRW VHHP WR EH LQ IXQFWLRQ 7KH JURXQG ÀRRU RI WKH VWUHHWV FRXOG EH UH]RQHG IRU WKH FHUWDLQ DUW DQG FRPPXQLW\ HQJDJHPHQW SURJUDPV WR KDYH D WD[ EHQH¿W RU WR UHceive a subsidy to renovate.In order to insure the feasibility of the strategy, a prior research is necessary. Thorough research on the current ownership and the usage of the stores would further clarify the feasibility of the strategy. This could be done by the Hong Kong Redevelopment Agency RU RWKHU RUJDQL]DWLRQV 7KH DJHQF\ VKRXOG VHcure if both the number of the interested parties to move in and the number of the owners who are willing to sell the property match. In order to avoid the speculative purchase, the agency can announce the eligible programs and the tenants to move in.The followings could be the options such as artists’ workshop studios, small theatres, and community centers.

Predictably, after a certain number of years of the implementation of the strategy, the other stores other than the initially renovated stores might be redeveloped and reprogrammed. Thus it is possible that we foresee the auto repair stores might move out into the adjacent area. While it is the obligation of the planners to predict the changes and to prevent the disadvantaged population IURP EHLQJ PDUJLQDOL]HG WKH JUDGXDO FKDQJH RI the cycle of the neighborhood is natural. Thus, I believe when proposing a comprehensive view of the further development of the Cattle Depot area to emerge as an art and community center, the characteristic of the 13 streets also could change. :KLOH WKH DXWR UHSDLU VWRUHV RQFH FKDUDFWHUL]HG 13 streets, in 20-30 years, the proposed new programs might transform the neighborhood. This ZRXOG QRW PHDQ D JHQWULÂżFDWLRQ DV D ODUJH FRYHUage area for the auto repair industry around the neighborhood would still allow the relocation possible.However, what have to be carefully thought out arethe relocating procedure and the compensation forthe people who currently own the auto repair stores.

200 m

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200 m

Figure 3 District Comparison-13 streets and Chelsea

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2. As an attempt to give more presence and awareness to the void spaces in between the buildings, alternating streets could be programmed as pedestrian passage, which can host a weekend market for the young artists as well as the public. The event will further activate the 11 streets that are currently used mainly for parking spaces. Also it will provide a potential for the artist to engage with the public and for the public to have interest in the activities initiated by the artists.

This strategy could be applied to the larger area than 13 streets district. Especially, when the government is to develop a large reclaimed area such as the West Kowloon district or the Kai Tak area, rather than developing the master plan for the whole area, it seems this type of incremental VWUDWHJ\ PLJKW EH EHQHÂżFLDO WR WKH JUDGXDO FKDQJH of the place. This strategy might lead to an indiUHFW EXW LQĂ€XHQWLDO FKDQJH RI WKH DUHD WR IRUP FHUtain characteristics.

Figure 4 Existing and proposed view of 13 streets

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Precedent 7KH UH]RQLQJ RI WKH 7LPHV 6TXDUH RU WK VWUHHW in New York has successfully attractedtheatre entertainment development to cluster at the designated area and contributed to create the unique characteristic of the place.

Figure 5 Small workshop space

Figure 6 Blackbox theatre

Figure 7 Exhibition space

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Figure 8 Various programs for 13 streets

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ROAD DIETS: INTERVENTIONS TO IMPROVE TRANSPORTATION PERFORMANCE AND RECLAIM SPACE VIG KRISHNAMURTHY

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The ‘road diet’ is a process-oriented planning tool that provides a way to reconsider transportation networks on the macro-scale and cross-section designs on the local-scale with the goal of both improving transportation system function, as well as capitalizing on the untapped potential of using the public space from building face to building face as more than just a conduit to move flows of vehicles through. By deselecting certain links in road networks and reducing road width along certain segments, system performance can be improved while at the same time reducing the consumption of urban space for transport.

the infrastructure was provided (Figure 1). This is problematic because there can be too much of a good thing in transport infrastructure. n trying to make traffic conditions and circulation better, the over-provision of infrastructure can be as harmful as under provision. This phenomena is known as Braess’s paradox, whereby adding links and capacity to a road network can actually reduce overall performance. The paradox occurs because capacity in certain places may benefit some users at the expense of creating complexity and congestion for the majority.

Policy Rationale Roads, highways and related transportation infrastructure can consume approximately 30% of the land area in cities. This represents a significant landbank of urban space that is primarily controlled by the public sector. Although physical transportation is vital to the health of the city as a way to provide accessibility and mobility to desired economic opportunities and social interactions, spaced used for transport infrastructure also represents an opportunity cost to other uses developed by the public sector such as open space and parks. Furthermore, in a city like Hong Kong where land pressure puts indoor private space at a high premium, providing outdoor public space can have a significant effect in expanding the amount of activity space available to people. Technical Rationale High densities of people and activities creates a great pressure to build more space for the movement of people and vehicles. Growth in the land use sector spurs the planning, design, and construction of transport infrastructure to service it. However, whereas the land use lifecycle can progress fairly rapidly as economic uses change and building forms become obsolete, once built transportation infrastructure tends to acquire permanence. In other words, while there are wellestablished processes to add new infrastructure as land uses grows, once built the review and reassessment of the ongoing need for this infrastructure rarely occurs despite the dynamic nature of the land uses for which 178

Tangle of freeway ramps at the former Kai Tak airport in Kowloon

Project Identification This is one of the most challenging aspects of applying this tool since institutional mechanisms for re-evaluating infrastructure already built generally don’t exist, and most transportation agencies practice a ‘design, build, operate’ strategy. Examining trends in data gathered from existing collection efforts such as annual traffic counts may identify opportunity areas and provided the impetus for a more involved re-assessment process. Other triggers could include the relocation or decommissioning of major traffic generators. In the longer-term, institutional policies ideally evolve to support re-evaluation study whenever infrastructure requires major maintenance investment. Technical expertise and the use of computer modeling can also help identify possible changes and their impact before implementing interventions.

Figure 2 Impact of removing links on travel time

OBSOLESCENCE

USE

L A ND USE LIFECYCLE

GROWTH

TRANSPORTATION LIFECYCLE

Applying the Tool This tool can be applied in a variety of conditions: as a strategy to address urban congestion, a mechanism to ‘right-size’ underutilized infrastructure, or a method to create space when non-motorized users are marginalized by excessive vehicle traffic. This tool is implemented in 3 phases: project identification, implementation, and monitoring to gage success and effectiveness.

PLANNING & DESIGN

CONSTRUCTION

USE

PERSISTENCE

Figure 1: Typical land use and transportation infrastructure lifecycles and their interaction

The existence of Braesse’s paradox in major cities is demonstrated by Youn et al (2008), who show that removing many principal roads in Boston, New York and

London can have no negative effect on traffic speeds and even in some cases improve speed in the system.

from Youn et al (2008). Many links if removed would not impact time (blue), and some would improve time (dotted black). 179

Implementation and monitoring When providing new infrastructure, the cost of incorrect prediction and bad decisions is very high and outcomes are set in stone (literally). However, removing links and narrowing streets can be easily implemented on a trial basis at very low cost using temporary closings, or temporary narrowing with relatively inexpensive elements like planters and road paint. Pilot projects not only enhance the ability to find the technically ‘correct’ solution, but also to build public support for changes. Road diet projects can upset the status quo and may receive push back from interest groups who become fixated on the loss of local road space rather than the overall increases in system capacity and public space. Therefore, pilot projects can be used to study results and communicate actual results to the community and different stakeholders. Long-term post-implementation monitoring of traffic conditions and benefits from public space improvements also need to be measured so that support to continue applying the tool is maintained.

Braess’s Paradox

x:5000 B

travel time in minutes = 4+0.01x EXPRESSWAY (54 minutes)

C

y +0.1 = 10 s e t inu in m

Initially, there is only one route to point C from A. The travel time from A to C by street is slower by 5 minutes than along the expressway from B to C. The total travel time to society in this example is 305,000 minutes.

)

utes

in 60 m

yy:500 A

x:5500 B

y:500 A

S( EET ime

STR

el t trav

travel time in minutes = 4+0.01(x) EXPRESSWAY (59 minutes)

C

A new on-ramp is built that allows people from A to join the expressway at C. Users coming from point A benefit by saving 1 minue on their trip, and people from B lose by having their time increased by 5 minutes. However, society as a whole loses by building the on-ramp because the total travel time grows to 330,000 minutes. While the on-ramp enables people coming from A to save 500 minutes of travel time, by doing so, society as a whole spends 25,000 minutes more time in travel. This simple example shows how even well-intentioned projects to make more connections can have marginal benefits to some users, and negative effects on society as a whole.

Institutional context Political and administrative attention is needed for this tool to work: improving transportation must be on the policy agenda and decision-makers must be willing to consider non-traditional approaches. The tool will likely only be successful in an institutional setting where the

(Above) The tangled interchange that used to service Kai Tak airport is a prime candidate for a road diet project.

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Figure 3 Pavement markings are used as low-cost methods to narrow the street (New York)

mandate is to promote the overall accessibility provided by the transport system, rather than to build modespecific mobility ‘bandage’ solutions.

Figure 4 Easily installed planters are used to rapidly test the impact of narrowings and closures (New York)

/RQJ WHUP PRQLWRULQJ RI WUDI¿F HQWHULQJ GRZQWRZQ Copenhagen has demonstrated that road diet projects KDYH DFWXDOO\ UHGXFHG DXWRPRELOH WUDI¿F LQ WKH FLW\

Figure 5 Temporary redesign of street cross-section using landcaping to create a pilot segregated bicycle lane (Toronto)

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PRECEDENT: STROGET (COPENHAGEN) The first street closure was implemented in 1962, and since then, subsequent changes have been introduced as small and planed stages. The initial step was met with skepticism, and even criticism that “using public space is contary to the Nordic mentality.” (Gehl, 1996) Despite the concerns, the initial changes proved successful, in terms of impacts on traffic and the utilization of the reclaimed space by pedestrians. Copenhagen’s history with road diets demonstrates the value of phasing as an important implementation strategy. Through a slow and concerted effort, the selective removal of links has been used as a strategy to create a whole network of public spaces greater than the sum of its individual parts. This network effect creates a positive feedback loop that encourages futher road diets, since as the amount of traffic decreases, so too does the need for infrastructure to convey it.

Black areas show the gradual implementation of road diets and street closures in the Copenhagen city centre.

The city’s success in using road diets as a way to keep auto traffic growth at bay over four decades is also attributable to favorable institutional contexts. Street closures were supported by deliberate local and national political mandates to reduce automobile use and oil consumption, as well complimentary policies that reduced parking supply.

Copenhagen’s main shopping street, Stroget, has been transformed from a congested conduit for cars in the 60s (left) into the busy pedestrian street seen today (right).

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PUBLIC AND PRIVATE PARTNERSHIPS FOR CREATING OPEN SPACES WATARU NOMURA

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Background Open spaces in densely built urban neighborhoods have often been created when redevelopment projects occurred. The most common method is to give a Floor Area Ratio bonus to developers when they build open spaces for public use. Although this method has contributed to increasing open spaces in cities all over the world, the spaces created have been criticized for their the poor quality. In the case of New York City, which is the most famous example of incentive zoning, some have charged that most developers have built minimal public spaces that do not attract people in order to reduce their maintenance costs.

‡ FODULI\ ZKDW NLQGV RI RSHQ VSDFHV DUH UHTXLUHG for each development project to enhance the DPHQLW\ IRU UHVLGHQWV DQG YLVLWRUV DQG PD[LPL]H WKH YDOXH RI WKH VLWH

In Hong Kong, the private sector can also receive ERQXV ÀRRUV E\ SURYLGLQJ RSHQ VSDFHV IRU SXElic use in redevelopment projects. In addition, the Government has waived the land premia in order to promote better redevelopment. In response to concerns about the design and maintenance of these spaces, in 2011, the Hong Kong government published a set of guidelines. However, because these guidelines are not compulsory nor do WKH\ SURYLGH VLWH VSHFL¿F DGYLFH WKH\ DUH XQOLNHO\ WR FRQWULEXWH VLJQL¿FDQWO\ WR FUHDWLQJ KLJK TXDOLW\ spaces. Therefore, different approaches should be provided for creating open spaces that would help to make their neighborhoods more attractive.

Open spaces in densely built urban areas can become a great resource for increasing the value of the areas. Because redevelopment projects are a major driving force to create open spaces in such urban neighborhoods, it is important for the public sector to have a tool to improve the quality of these spaces. By encouraging public and private partnerships in creating open spaces, this tool will help urban neighborhoods obtain high-quality open spaces when redevelopment projects occur.

‡ HVWDEOLVK D V\VWHP WKDW HQFRXUDJHV FRPPXQLties to produce a neighborhood-scale strategy in FRRSHUDWLRQ ZLWK RWKHU VWDNHKROGHUV DQG ‡ SURSRVH PXOWLSOH LQFHQWLYHV IRU GHYHORSHUV WR HQcourage them to conduct redevelopment projects in accordance with the open space plans. Why should this tool be used?

How can this tool be applied in the Hong Kong context? Although a negotiation-based planning process is useful to enhance the quality of newly-built open spaces, reaching a consensus between the private and public sectors often becomes a major constraint. Creating a neighborhood strategy can EH D ÂżUVW VWHS WRZDUG D IUXLWIXO QHJRWLDWLRQ EHtween the two sectors. In February 2011, Hong Kong’s Urban Redevelopment Authority (URA) issued an Urban Renewal Strategy that included a new program, District Urban Renewal Forum (DURF), which will enFRXUDJH FLWL]HQ SDUWLFLSDWLRQ LQ WKH UHGHYHORSPHQW projects that URA will execute. The expected role of DURF is to “advise the Government on districtbased urban renewal initiatives from a holistic and integrated perspective.â€? But some have charged that just making recommendations to the Government would not help community members convey their voice effectively.

What is this tool? This tool proposes a scheme to encourage negotiation-based public and private partnerships for creating open space planning. In order to negotiate with the private sector to create better open spaces, the public can:

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Paley Park in New York City Paley Park resulted not from incentive zoning but from the philanthropic motivation of the landowner. Although incentive zoning has contributed to quantitative increase in open spaces, it rarely leads to high-quality open spaces.

Although the scheme of DURF does not include any strategy for physical structures of neighborhoods, this community-initiated planning system could work for creating an open space plan. However, the district scale is often too small to permit D VLJQL¿FDQW FKDQJH LQ SK\VLFDO VWUXFWXUH VXFK DV enhancing the connectivity of open spaces. By developing the scheme of DURF, however, the community can create a larger-scale --neighborhood scale-- vision. In addition to the members of DURF, URA could designate a broader range of stakeholders to make the planning process more LQÀXHQWLDO ,W ZRXOG DOVR EH LPSRUWDQW WR OLVWHQ WR D wide variety of people who have interests in the neighborhoods. The Hong Kong government has WR DXWKRUL]H WKH QHLJKERUKRRG YLVLRQ VR WKDW WKH vision can become a basis for DURF’s recomPHQGDWLRQ WR WKH JRYHUQPHQW DQG KDYH D GH¿QLWH impact on upcoming development projects.

What are the best practices? While negotiation structures in planning processes differ among countries, best practices are successful in creating high-quality urban open VSDFHV E\ XWLOL]LQJ H[LVWLQJ UHVRXUFHV ,Q WKH 7Rkyo Midtown project in Japan, a local government played an active role in encouraging the developers to invest in the restoration of an existing public park and its maintenance. Tokyo Midtown, a redevelopment project on the former headquarters site of the Defense Ministry, has been successful in adding a new value, daytime attractiveness, to the Roppongi neighborhood, which was famous for nightlife. In addition to two mixed-use high-rise complexes, open

space connected seamlessly with a beautiful public park has become a celebrated feature of the project. The developers adopted a variety of measures, such as allocating 40% of the entire site to open space (including Hinokicho Park), adding sidewalks to the roads the site faces, and building underground paths between the site and subway LQ RUGHU WR REWDLQ ERQXV ÀRRUV The negotiation between Minato Ward and the developers resulted in the renovation of Hinokicho Park, a public park that covers 1.4 ha of the northeastern part of the site. Through the planning process, the Ward requested that the developers create the total 4 ha of open space with physical connectivity to the existing park. The Ward produced a master plan for renovation with intense community participation, a plan which included moderation of the land’s steep slope and consideration of its history as a Japanese garden. The Ward also made a park design based on this master plan in accordance with the design of open space in the Midtown site.

DISTRICT URBAN RENEWAL FORUM (DURF)

Recommendation

Holistic + integrated perspectives Broad-based public engagement

DURF

Chairperson (professional in urban renewal) DC / Area Committee members NGOs and business associations Representatives of URA and other government departments

Regeneration / redevelopment area Preservation targets Implementation model Social Impact Assessment :

Government

population, socioeconomic status, housing, local business, community and welfare facilities, history, and culture

Urban Renewal Trust

Planning Department

Holistic + integrated perspectives Broad-based public engagement

NURF Neighborhood Vision Articulate Authorize

Chairperson (professional in urban renewal) DC / Area Committee members NGOs and business associations Representatives of URA and other government departments

including open spaces strategy

Regeneration / redevelopment area Preservation targets Implementation model Social Impact Assessment

+ Physical Impact Assessment NEIGHBORHOOD URBAN RENEWAL FORUM (NURF)

Scheme for creating Neighborhood Vision

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Because the developers placed a high value on the public park, they raised the funds for the park renovation and conducted the construction by themselves at the same time as the redevelopment of Midtown. The developers also have performed the maintenance of the park in order to maintain the park beyond the minimal level of maintenance that the public sector provides. As a result, Hinokicho Park has become an urban oasis for those who visit Midtown as well as the residents. Possible Implementation Obstacles In Hong Kong, where developers pursuing shortWHUP SURÂżWV KDYH D VWURQJ LQĂ€XHQFH RQ GHYHORSment projects, creating visions for open spaces may not be enough to create high-quality open spaces. In order to tailor the private projects to neighborhood visions, the public sector can provide various incentives. In addition to incentive ]RQLQJ E\ SURYLGLQJ RSSRUWXQLWLHV WKDW HQDEOH SULvate companies to advertise themselves, the pubOLF VHFWRU FDQ REWDLQ IXQGV WKDW UHDOL]H WKH QHLJKborhood visions.

Tokyo Midtown, Minato Ward, Tokyo

Chicago’s Apple Store (naming rights, rights for setting advertisement) When Apple planned to build a new store on part of a triangular parcel in Chicago, which was used for a subway entrance, the company conducted a $3.9 million renovation project on the entire parcel and its subway platform in order to stimulate surrounding shopping areas. Chicago Transit Authority and Apple made an agreement that Apple would receive the rights to name the station and displace some advertising. Although this was a proposal by Apple, by providing a set of incentives, the public sector might attract private funds for renovating other public spaces.

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Hinokicho Park Tokyo Midtown, Minato Ward, Tokyo

Areas for Floor Area Ratio bonus

Private Lands

Source : Bing Maps (photo)

LUK, W. (2009). Privately Owned Public Space in Hong Kong and New York: The Urban and SpaWLDO ,QĂ€XHQFH RI WKH 3ROLF\ 3DSHU SUHVHQWHG DW WKH The 4th international Conference of the international Forum on Urbanism.

Conclusion The structures of public and private partnerships for creating high-quality open spaces may differ among countries because cultural, socioeconomLF DQG SROLWLFDO EDFNJURXQGV KDYH LQĂ€XHQFHV RQ each practice. But the importance of negotiationbased planning may be common. In the Hong Kong context, community-initiated planing will EHFRPH D ÂżUVW VWHS WRZDUG UHDFKLQJ D FRQVHQsus between the public and private sectors. However, the implementation of the plan is another challenge. Continuous communications between developers and the public sector throughout the processes of development projects are essential. In addition, a wide variety of incentives that encourage the private sector to follow the plan will become a key for success.

1ĂŠPHWK - 'HÂżQLQJ D SXEOLF 7KH PDQagement of privately owned public space. Urban Studies, 46(11), 2463. New Station at Lincoln Plaza

Smithsimon, G. (2008). Dispersing the Crowd. Urban Affairs Review, 43(3), 325. Thoerig, T., & Urban Land Institute. (2008). Best practices in development : ULI award winning projects. Washington, D.C.: ULI-the Urban Land Institute.

Bibliography Apple Inc. (2009). Apple Will Spend $4 Million To Erase Eye-Sore. Retrieved 04/26, 2011, from http://www.ifoapplestore.com/db/2009/10/24/apple-will-spend-4-million-to-erase-eye-sore/

New Apple Store at Lincoln Plaza

Apple Inc. (2010). Subway Station Renaming to ‘Apple’ Is Coming Soon. Retrieved 04/26, 2011, from http://www.ifoapplestore.com/ db/2010/11/12/subway-station-renaming-to-apple-is-coming-soon/ Government of Hong Kong. (2011). Public Open Space in Private Developments Design and Management Guidelines. Kayden, J. S., New York (N.Y.). Dept. of City Planning., & Municipal Art Society of New York. (2000). Privately owned public space : the New York City experience. New York: John Wiley. Previous condition of the station at Lincoln Plaza

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SPATIAL ACTIVATION THROUGH TEMPORARY PROGRAMMING MELISSA SCHROCK

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The To Kwa Wan district, known as an industrial area serving the former Kai Tak Airport, is poised for transformation. With the airport now relocated to Chek Lap Kok, the neighborhood has a unique opportunity to recreate itself. The question is twofold – what shall the new identity of To Kwa Wan be and how shall it attain that new identity? What tools can be used to UHGH¿QH WKH GLVWULFW DQG DOORZ LW WR WDNH RQ D QHZ UROH within the Hong Kong landscape?

WHAT IS THIS TOOL? This planning tool offers a method of spatial activation through informal, temporary, and recurring programming that does not require major infrastructure changes or large capital investments. It is a means of neighborhood animation to enliven the To Kwa Wan GLVWULFW DQG KHOS WR UHGH¿QH LWV FKDUDFWHU 7KURXJK the strategic planning and use of events such as festivals, outdoor performances, open-air cinemas, or neighborhood-wide art installations, To Kwa Wan can create a new identity for itself in the eyes of both residents and visitors. In the Hong Kong context, the Spring Lantern Festival could be an excellent opportunity for To Kwa Wan to create this kind of event. Alternatively, the district could create their own festival drawing inspiration from similar “happenings” from around the globe.

Figure 1 Temporary Art and Light Installations Could Animate Two Kwa Wa Neighborhood

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Figure 2 Lantern Festival

WHY USE THIS TOOL? Animate Unused Spaces

Figure 3 Lantern Festival

As a former industrial area, the To Kwa Wan neighborhood is home to spaces that are currently not being used to their greatest potential. This is the case of the waterfront, but also Cattle Depot, the bus depot parking lot, and many others. This situation presents DQ RSSRUWXQLW\ WR UHGHÂżQH WKHVH VSDFHV DQG E\ H[tension, the entire district. With minimal investment DQG SK\VLFDO PRGLÂżFDWLRQ WKH GLVWULFW FDQ XVH WKHVH spaces for public events. Transform Neighborhood Identity

Figure 4 Lantern Festival

Broadly speaking, through temporary and recurring installations, people come to identify a space, neighborhood or city with a particular activity. In this way, a positive association can be made for unused or underused spaces. By this process an identity can be FUHDWHG RU WUDQVIRUPHG 8VLQJ WKH H[LVWLQJ GRUPDQW spaces to its advantage, To Kwa Wan can program art-related celebrations within them. In this way, the district will become known as a lively arts and cul-

tural district located at the doorstep of the upscale Kai Tak development. Enrich Neighborhood Life Not only will these events serve to transform the identity of To Kwa Wan, but they will also enrich the lives of the people who live here. Artistic and cultural affairs are an important amenity for urban life and GLVWULFW UHVLGHQWV FRXOG EHQHÂżW JUHDWO\ IURP WKLV W\SH RI QHLJKERUKRRG DQLPDWLRQ Attract Visitors Furthermore, these types of events attract visitors into the district. And with visitors comes additional revenue for local shops and restaurants. As resiGHQWV RI WKH JUHDWHU +RQJ .RQJ DUHD DQG EH\RQG UHGLVFRYHU 7R .ZD :DQ GXULQJ WKHVH HYHQWV WKH\ ZLOO DOVR EH HQFRXUDJHG WR YLVLW LW DW RWKHU WLPHV

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WHO CAN USE THIS TOOL? Community Organizations and Institutions These festive events can and should be sponsored by local community organizations and institutions. They have the best understanding of the types of events likely to meet with neighborhood approval. Local actors in the To Kwa Wan district include the District Council, local social and business associations, and Zuni and other arts groups headquartered at Cattle Depot. HOW? PRECEDENTS

Figure 5 Open-Air Cinema

Figure 6 Open-Air Cinema

Figure 8 La Nuit Blanche, Paris

Figure 9 La Nuit Blanche, Paris

Figure 11 The All-Nighter, Toronto

Figure 12 Ice Sculptures at First Night, Boston

For inspiration and guidance, To Kwa Wan can look at how municipal actors in other locations have implemented similar events within their communities. One excellent of example of neighborhood animation that is being practiced in many cities around the globe is open-air cinema. These may be one-time SURMHFWLRQV RU SDUW RI D ODUJHU ¿OP IHVWLYDO :LWK PLQLmal investment, a community can turn a vacant lot or a blank façade into a dynamic event space in a celebration of art and culture. Paris and other world-class cities have been very successful with “La Nuit Blanche” (the All-Nighter), which is a festival of art and light lasting an entire night in October. Interior and exterior art installations are installed throughout the city, in public parks, garr dens, storefronts, churches, libraries and other public spaces. “First Night” in Boston is a similar event occurring annually on New Year’s Eve. The festival celebrates art and community with citywide events throughout the GD\ FXOPLQDWLQJ LQ D ¿UHZRUNV GLVSOD\ DW PLGQLJKW

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HOW? IMPLEMENTATION 6-Step Process

Figure 7 Film Projections on Blank Facades

P L A N N I N G

Engage Local Actors

Define Event

Figure 10 La Nuit Blanche, Paris

Figure 13 Ice Sculptures at First Night, Boston

I M P L E M E N T A T I O N

Plan Event & Funding

Permits & Permissions

Physical Improvements

Coordinate Participants

The process for implementing this type of event programming can be broken down into 6 basic steps. First, local actors should be engaged to coordinate SDUWLFLSDWLRQ DQG GHWHUPLQH WKHLU VSHFLÂżF UROHV 6HFRQG WKH\ VKRXOG GHÂżQH WKH W\SHV RI HYHQWV WKH\ would like to sponsor. This will require answering WKH IROORZLQJ TXHVWLRQV ZKDW" ZKHQ" KRZ RIWHQ" ZKHUH" ZKR VKDOO EH LQYROYHG" 7KLUGO\ HYHQW VSRQVRUV VKRXOG SODQ WKH VSHFLÂżF GHtails of the affair and seek any necessary funding. This may require hiring outside consultants with expertise in implementing these sorts of programs. Funding may be sought from sources both within and outside the neighborhood. For example, the District Council or local business associations may want to contribute. Funds could also come from the Hong Kong Municipal Government, the MTR, First Ferry, RU RWKHU HQWLWLHV ZLWK D VRFLDO RU ÂżQDQFLDO VWDNH LQ WKH future of To Kwa Wan. As the planning process moves forward, it will be necessary to seek permits and permission for the use of desired spaces. This may require coordination with the city and/or private owners. Furthermore, the sponsors will need to implement any necessary physical improvements on these sites and purchase any required equipment. Lastly, as the event takes shape, sponsors will need WR RUJDQL]H VWDII DQG YROXQWHHUV DFFRUGLQJ WR WKHLU UROHV ,Q DGGLWLRQ LW ZLOO EH QHFHVVDU\ WR PRELOL]H FLW\ and local services and to coordinate their participation in the event.

Figure 14 Process

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STREET LIFE DETERMINANTS IN HONG KONG COURTNEY SUNG

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Figure 1 Images of Street Life in Hong Kong: Social activity, heritage examples, engagement with pedestrians, and current trends in social activity (Clockwise from top left)

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³7R EH DEOH WR PRYH DERXW HDVLO\ DQG FRQ¿GHQWO\ t a t ing in iti s t a t ta SOHDVXUH LQ VSDFHV EXLOGLQJV DQG FLW\ OLIH DQG WR a t t an g t t g th with th SOH ¹ LQIRUPDOO\ RU LQ PRUH RUJDQL]HG IDVKLRQ ¹ WKHVH DUH IXQGDPHQWDO WR JRRG FLWLHV ´ an h Introduction Any visitor to Asia will comment on the drastically different urban street life they experience on the sidewalk compared to the Western cities. Goods spill colorfully out of stores, wet markets offer exotic foods, sidewalk cafes jostle with pedestrians, and there is something very energetic about the usage of public space. Whereas Western cities vie to recreate this type of vibrancy on their streets post urban renewal, Asian cities seem to have all the necessary components. Hong Kong, in particular, is an interesting case because it sits at a delicate nexus of Western and Asian, industrialized and industrializing, mega scale and human scale. Luxury stores occupy one street, while another street hosts an informal market and old men playing chess. Threatening this street life, however, is the inevitable trend of homogenization - empty sidewalks, blocked off facades, enclosing all vendors and goods in closed markets and food courts. It is a normative statement to argue that street life is desirable, and we are not trying to romanticize street life as it is or project a nostalgic desire onto existing residents. However, given the tendency of Hong Kong to plan clean - but empty - streets, and to lock up traditional ways of engagement in museums and photos, it seems necessary to think about how to generate and maintain street life in a dynamic way that adjusts to the needs of the new generation of urban residents and public space users. What components have generated

VWUHHW OLIH LQ +RQJ .RQJ QRZ" $QG KRZ FDQ SODQQHUV XWLOL]H WKRVH IDFWRUV LQ WKH IXWXUH" The Tool This tool, therefore, is an assessment framework to think systematically about street life character and how we can sustain an appropriate and vibrant street life that corresponds to the environment. Hong Kong has an exciting street life - what does it consist of, and how can we as planners improve on it and encourage organic interactions WR RFFXU" :KDW DUH WKH LQSXWV DQG KRZ GR WKH\ DIIHFW WKH RXWSXW" 7KLV IUDPHZRUN FDQ KHOS XV understand and assess opportunities for different streets. This tool is only a beginning attempt at a comprehensive framework and would be best developed further by local urban planners and communities. What is street life in Hong Kong? What is street life in Hong Kong, and what kind RI VWUHHW OLIH DUH ZH GHVLULQJ" -DQ *HKO XVHV WKH framework of “necessary, optional and socialâ€? to FDWHJRUL]H GLIIHUHQW W\SHV RI VWUHHW DFWLYLW\ DQG LW seems useful to use these in our case. NECESSARY: Necessary street life involves acWLYLW\ WKDW LV RQO\ VOLJKWO\ LQĂ€XHQFHG E\ SK\VLFDO factors, such as transit to school or work, errands, walking and so on. People are using the street because they have to. In Hong Kong, these activities are straightforward - people go to work or school, run errands, wait for buses and so on. Note that “necessaryâ€? street life in Hong Kong is also very closely linked to public transit and people’s experience in MTR stations, which mimic street life through stores, vending machines and even images of street life in some cases.

OPTIONAL: People do not need to partake in these types of street activities, but they choose to - whether it is leisurely sitting and walking, or enjoying the weather. Gehl notes that this type of activity is extremely weather and site dependent. For Hong Kong, these types of activities seem to primarily take place in parks and pedestrian-only markets, and other areas. SOCIAL: These are the hardest activities to control. These activities “depend on the presence of others in public spaces� and involve spontaneous interaction between people. These activities result from “necessary� and “optional� activities, and move beyond individualistic needs to engaging with others in a space, even passively. Hong Kong as it currently is seems to be eradicating opportunities for social street activities to occur, instead focusing on necessary and optional activities as the only two. But we can see social activities occuring regardless, sometimes more frequently in the older, residential neighborhoods of Hong Kong. Why is this tool important? This tool, while not applicable to all cities, can provide insight on what might be generating certain aspects of street life in Hong Kong, and what might be preventing the types of street life we want. This framework is both evaluatory and prescriptive and is meant to counter the existing method of planning for street blandness and for SDVVHUV WKURXJK QRW VRFLDOL]LQJ Moreover, given that Hong Kong has an exciting street life, how can we amplify it and tailor it given current urban renewal and redevelopment VFKHPHV" 7KLV WRRO LV HVSHFLDOO\ UHOHYDQW IRU these types of scenarios.

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The Framework Necessary

DESIGN FACTORS: I identify several design factors that contribute, both positively and negatively, to current street life in Hong Kong. These include storefront enclosure typology, the number of doors opening onto the street, the building setback, scale of buildings, sidewalk width, time-dependent presence of pedestrians and design for physical rest. All these affect necessary, optional and social activities in different ways and the speFLÂżF HIIHFWV FDQ EH VHHQ LQ WKH FKDUW WR WKH ULJKW SURROUNDING/PROGRAMMATIC FACTORS: In terms of surrounding factors, these pertain to policy, demographic and programmatic trends in the immediate neighborhood. These include type of neighborhood (work vs. residential), age concerns (elderly vs. young) and demographic differences (single vs. family oriented). Moreover, WUDIÂżF GHQVLW\ JURXQG Ă€RRU DFWLYLW\ DQG VLGHZDON usage policy largely affect the different types of street activity that can occur. These factors, of course, are weather-sensitive, WLPH GHSHQGHQW DQG DUH PRVW GHÂżQLWHO\ FLW\ VSHFLÂżF LQ WHUPV RI WKHLU LPPHGLDWH HIIHFWV +RZHYHU the idea is to use these factors to understand how different combinations of “inputsâ€? can lead to certain outcomes. Further research could anaO\]H KRZ FHUWDLQ SDLULQJV FRXOG DIIHFW HDFK RWKHU negatively or positively, or even reinforce various DVSHFWV DQG TXDOLWLHV , UHFRJQL]H WKDW GLIIHUHQW types of people could interpret the effects of each factor to suit their own preferences, but that is the beauty of an evaluative framework. A planner could use this tool to identify what preferences exist in a neighborhood and what physical and social factors might be promoting and detracting from the types of street life there. Moreover, the act of understanding the impacts of these different factors could bring awareness to the importance of the street and sidewalk in urban life.

Social

Nighttime Effects

PHYSICAL DESIGN Enclosure of storefront

(-) transit interference Open (+) errands (+) encourages Opaque just walking (~) no effect, may be deterred by Glass lingerers (-) interference with movement # of doors on street along sidewalk Setback and scale (+) space for Big setback pedestrians (-) further Human Scale distance Sidewalk Width

(+) opportunities between customers and passersby (-) (-) less spontaneous (+) encourages people shuttered at interactions to engage night

(-) no interaction

(-) provides blank, non-interactive space

(+) encourages lingering

(~) visual stimulation, (~) depends but human activity is on nature of still limited store

(+) increased likelihood of engagement

(~) could either encourage interaction or prevent spontaneous activity

(+) more opportunities for leisure (~) too high density for leisurely activity

(-) people are (-) isolation separated from from activity buildings (+) encourages people (+) less to engage imposing

(~) could either encourage interaction (+) more space for or prevent activities spontaneous activity (+) more exciting and (+) increases bumping into people crammed (+) spontaneous (+) easier to engage interaction with passersby (+) opportunities provided (+) more options

(+) more Wide walking space (-) more Narrow crowded Presence of (-) pedestrians interference Design for physical (-) less space rest for transit SURROUNDING FACTORS Demographic Needs Work needs more Work vs. Residential "necessary"

Res = better for optional

Social is improved when people know each other

Less necessary Elderly vs. Young activity Necessary Single vs. Family more likely High traffic density Greater Ground floor activity Crowded Sidewalk usage Can help policy pedestrians

More time to interact Less likely to interact frequently Incr. likelihood Depends on nature Can decrease likelihood

More stationary activities Less connection to others in n'hood Incr. likelihood Better Trend is to not promote

Figure 2 Basic Street Life Framework

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Optional

(-) unused

(+) could have more pedestrian traffic

(-) more isolation (~) (+) safety (~) homeless

Res = lively at night Elderly sleep earlier Single = lively night Positive Depends -

How can you use this tool? One could either assess existing parts of streets to see what factors might be contributing or detracting from a certain type of street life, or use it when planning a new area or projected urban redevelopment project. Essentially, this tool is meant to be a diagnostic, preferably at the beginning of a planning process or when evaluating a project. One could even see this tool being used in a participatory fashion where different residents rank and grade their existing street activity based on the different factors, leading to a new understanding of how residents see their streets and what they value.

Figure 3: Necessary Street Life

Figure 4: Optional Street Life

This tool should not be used on a city-wide scale but instead on a neighborhood scale, given that different neighborhoods have such wide disparities in their needs and desires. If a neighborhood wants a transportation corridor, they should get one - if not, planners should be able to encourage an appropriate and distinctive street life for their neighborhoods. There is no one framework that ZRUNV IRU DOO DUHDV LQVWHDG LW LV WKH FRQFHSW RI WKH framework that is important to planners. Conclusions Understanding what is helping and what is not can help us as planners make better-informed physical and social interventions to improve the life of city residents. Often city governments and urban planners focus on the necessary aspects of street activity, only considering transportation needs and so on. However our role should be to understand why people use spaces in certain ways and what they value and enjoy. We need to focus on optional and social activities and promote them for healthy urban living, and to focus on them, we have to understand what underlying factors are determining their behavior and what contributes to the success of street life.

Figure 5: Social Street Life

Figure 6: Social Street Life

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200

COMPLETE STREETS ALEXIS TAYLOR

201

Complete Streets are based on the concept that streets are more than just corridors for cars. The complete streets model seeks to balance the needs of all street users, with a particular focus on the pedestrian environment and how streets can be used as public space – serving social, recreational, and environmental in addition to transportation needs.

Existing Conditions Scenes from Hong Kong Streets

It can be applied to streets across multiple contexts, though it has been used to great effect on streets in high density areas, which have reached a critical capacity of pedestrian volume in which the current FRQ¿JXUDWLRQ RU DOORFDWLRQ RI VSDFH EHWZHHQ PRGHV results in a high incidence of pedestrian and vehicuODU FRQÀLFW Complete Streets policies direct transportation planners and engineers to consistently design with all users in mind including drivers, public transportation vehicles and riders, pedestrians, and bicyclists as well as older people, children, and people with disabilities.

Fencing is frequently used to inhibit pedestrians IURP VWHSSLQJ LQWR WUDI¿F ODQHV

Sidewalk space delineated for the Bus stop que

The street also serves a important function as social gathering space

Pedestrian ‘desire lines’ defy barriers

The adjacent images illustrate some of the general issues confronting pedestrians in Hong Kong.

202

In Jan Gehl’s evaluation method on the quality of a city’s public realm, pedestrian activites are clasVL¿HG LQWR WKH IROORZLQJ WKUHH W\SHV Necessary Activities 7KHVH DUH WKH WKLQJV WKDW KDYH WR EH GRQH *RLQJ WR VFKRRO ZDLWLQJ IRU WKH EXV VKRSSLQJ DQG JRLQJ WR ZRUN 7KHVH DFWLYLWLHV QHHG WR RFFXU UHJDUGOHVV RI ZKHWKHU WKH SKV\FLDO HQYLURQPHQW LV LQYLWLQJ RU DPHQDEOH

Optional Activities Activities people are tempted to do when climatic conditions, surroundings and the place are generally inviting and attractive. These actitivies are especially sensitive to quality. They only occur when quality is high.

Social Activities These activities occur whenever people move about in the same spaces. Watching, listening with other people, passive and active participation.

Sidewalk Zones (Plan View)

Frontage Zone: The area adjacent to the property line where transitions between the public sidewalk and the space within buildings occur

According to Gehl, communal spaces in cities and residential areas become meaningful and attractive when all activities of all types occur in combination and feed off each other. Well designed sidewalks should simultaneously enable active public spaces and accessible pedestrian travel. One suggested approach toward achieving this balance involves conceiving of the sidewalk as a VHW RI ]RQHV 7KH IROORZLQJ H[DPSOH IURP 6DQ )UDQVFLVFR %HWWHU 6WUHHWV GLDJUDPV WKH RUJDQL]Dtional logic that informs this approach.

Throughway Zone: The portion of the sidewalk for pedestrian travel along the street Furnishing Zone: The portion of the sidewalk used for street trees, landscaping, transit stops, street lights, and site furnishings Edge Zone: The area used by people getting in and out of vehicles parked at the curbside NE ZO GE NE TA ZO ON AY FR HW E UG ON RO SZ TH NG HI IS RN NE FU ZO NE GE ZO ED N IO NS TE EX

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Extension Zone: The area where pedestrian space may be extended into the parking lane, via IHDWXUHV VXFK DV EXOE RXWV ZLWK PLG EORFN SOD]DV t

ts

203

Pedestrianized Street

Landscape buffer

Dedicated Transit Street

While its form of intervention largely relies on physical and aesthetic measures, the functional imperitive is to create over time an integrated and connected network of Complete Streets that meets user needs ZKLOH UHFRJQL]LQJ WKH IXQFWLRQ DQG FRQWH[W RI HDFK street. Such a process needs to be iterative, exhibiting a strategy of incremental changes. The complete streets concept focuses not just on individual roads but on changing the decision-making and design process so that all users are routinely considered during the planning, designing, building and operating of all roadways. It is about policy and institutional change.

10’

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There are many opportunities to implement this tool in coordination with other ongoing infrastructure upgrades or redevelopment activities. By building off existing opportunities arising from redevelopment projects at a range of scales, it also affords unique opportunities for leveraging public and private assets. Oftentimes a condition of private development requires improvements be made to adjacent rightof-ways. In other instances, the necessity of infrastructural upgrades or public works projects can be made to coincide with street improvements through co-ordinated government actions.

REFERENCES Gehl, Jan. Cities for People. Washington, DC: Island Press, 2010. Print. Gehl, Jan. Life Between Buildings, New York: Van Nostrand Reinhold, 1987. Institute for Transportation & Developent Policy. http://www.itdp.org.cn/ New York City Department of Transportation. Street Design Manual New York: Vanguard Direct 2009 San Francisco Planning Department Better Streets Plan, San Francisco: Board of Supervisors December 2010

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206

FUNDING PUBLIC ART DONG WANG

207

:KDW LV 3XEOLF $UW" Public art adds an important touch to the presence and interaction of public spaces. It not only increases the aesthetic value of urban context, but also educates and cultivates the general public. Unlike artwork display in closed settings such as museums or galleries, public art is staged in public domains including parks, squares, transit stations, and streets, embraces a free and open DFFHVV DQG H[HUWV DQ LQĂ€XHQFH WR D ZLGHU JURXS of audience. Public art presents itself through various forms. Sculptures are generally the most widely practiced form of public art. Monuments, memorials, and architecture with aesthetic value in a broad term are also viewed as public art. Some creative forms of public art include street or building lightLQJ JUDIÂżWL DQG RWKHU QRQ SK\VLFDO PDQLIHVWDWLRQV such as music, dances, and performance art.

Why Does Hong Kong/To Kwa Wan 1HHG 3XEOLF $UW" In many cities across the globe, public art design, installation, evaluation, and maintenance have become popular and regular practices. The growing presence and awareness of public art not only substantially upgrades urban living environment for community members, but also becomes a WRXULVW DWWUDFWLRQ WKDW FDQ EH XOWLPDWHO\ EHQH¿FLDO to local economy as well. According to Christie’s, the world’s leading auction house, Hong Kong is the third largest art auction market only after New York City and London. (Balfour) However, high transaction volume of art does not lead to a wide literacy and acceptance of art among the general public. Art is largely ignored in the local education system. Fulltime artist is also seldom considered a secure job by social perception.

An example of Hong Kong pluralistic culture. Bilingual street signs in a typical Hong Kong alley show a collection of eastern and western cultural elements—Chopsticks, CafÊ, Macau Steamed Buns, Massage, etc. Photo source: the author.

On the other hand, Hong Kong has potential to turn into a center of art and creative industries. Its global popularity in culture and entertainment, ZRUOGZLGH ÀRZV RI DUW H[SHUWLVH DQG SOXUDOLVWLF XUban culture make it possible to become a breeding ground of art with Hong Kong’s own characteristics. Display and introduction of public art in Hong Kong is helpful to improve the residents’ awareness of art, and thus to shape a social environment that is more acceptable and welcoming to art.

Make Way for Ducklings by Nancy SchĂśn. Located in Boston Public Garden, Boston. Photo source: http://educators.mfa.org/dynamic/slides/attached_file_469.jpg.

208

To Kwa Wan can be a testing ground for such initiative. The neighborhood, with abundant existence of XQGHUXWLOL]HG SXEOLF VSDFH LV H[SHULHQFLQJ PDVVLYH scale transformation and facing extensive opportunities with the ongoing Kai Tak redevelopment. The Cattle Depot Artist Village offers talented personnel providing counsel and leadership of public art programming. The potential demographic change of To Kwa Wan also welcomes public art as a social

An art studio in Cattle Depot Artist Village, Hong Kong. Photo source: the author.

cohesion for a more diverse group of residents. The past redevelopment programs in Hong Kong have been following a business model that focuses on commercial establishments such as shopping malls. To Kwa Wan can prove to be the pioneer of an alternative redevelopment model where art and cultural elements can prevail.

Why Does Public Art Need Funding WKURXJK 1RQ 0DUNHW &KDQQHOV" Public Good

I See What You Mean by Lawrence Argent. Located in Colorado Convention Center, Denver. Photo source: http://www.denver. org/what-to-do/museum-art/lawrence-argent-blue-bear.

3XEOLF DUW TXDOLÂżHV WKH WZR FULWHULD RI SXEOLF JRRGV The consumption (appreciation) of public art is non-excludable. Public art grants free and open DFFHVV WKHUHIRUH LW LV GLIÂżFXOW LI QRW LPSRVVLEOH to exclude people from viewing and appreciating such artworks. Public art is also a non-rival good. In most cases, the consumption (appreciation) by one individual does not simultaneously prevent others from consuming public art. The creation DQG PDLQWHQDQFH RI SXEOLF DUW UHTXLUHV IXQGV however, without guarantee on excessive revenue over cost, such investment for public good is hard to be ensured through traditional market channel.

to produce satisfactory outcome of public art. To solve this problem, there have been successful trials and practices of funding public market through other non-market channels.

What Are Possible Sources of FundLQJ" 3XEOLF DUW SURJUDPV DUH RIWHQ UHDOL]HG HQIRUFHG by ordinances, through a required fee accounting for a certain percentage of the cost of large-scale urban development projects. Apart from this percent-for-art strategy, many cities or communities secure public art funds by soliciting private developers’ participation, initiating public-private partnerships, or extracting tax revenues.

Positive Externality In addition, public art also generates positive externality by entertaining and enriching the audience (i.e. its consumers) without charging them. 7KH FROOHFWLYH VRFLDO EHQHÂżWV GHPDQG RI SXEOLF DUW LV KLJKHU WKDQ LWV SULYDWH EHQHÂżWV GHPDQG perceived by each individual consumer. Without intervention from non-market forces, there is little economic incentive or capability left for suppliers of public art (artists). Cloud Gate by Anish Kapoor. Located in Millennium Park, Chicago. Photo source: the author.

Market channel is often unavailable and unstable

Common non-market funding sources for public art. Diagramed by the author.

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Percent-for-Art Ordinance

Private Developers’ Participation

Public-Private Partnership

Percent-for-art legislation is a common practice in many cities for commissioning public art. Ordinances often require public constructions allocate a certain percentage (usually 0.5%-2%) of costs on sponsoring public art that are usually sited on or adjacent to the sites. Percent-for-art ordinances provide a stable, obligated, and sustainable funding mechanism for public art.

Percent-for-art ordinances usually only regulates public construction projects. Private developers’ participation is a helpful medium to seek additional funds to public art.

By incorporating public art into ongoing projects, public-private partnership transforms public art into an organic part of routine local programs of various entities. Common practices of public-private partnership include:

Taipei establishes its Public Art Promotion Act in 2005, regulating all publicly owned constructions, major public projects, and other public constructions sponsored by private funds should allocate no less than one percent from the total cost of project budget on public art. It also implements Public Art Funds Balance, Custody, and Use Act to ensure proper administration of the money.

Local government can work closely with private developers to set up such capital projects. It is essential for local government to help developers UHDOL]H WKH SRWHQWLDO EHQH¿WV RI VSRQVRUVKLS²LQcluding upgraded work environment, higher rent revenues, and improved corporate image.

! 'HVLJQLQJ JDUGHQV DQG SODQWLQJV > Creating destinations in green spaces, along paths and at nodes, anchoring spaces for rest, UHFUHDWLRQ SOD\ DQG JDWKHULQJ > Installing art exhibits in vacant storefronts to improve a building’s—and neighborhood’s—overall LPDJH > Encouraging local museums to loan out works of public art for temporary placement throughout WKH GRZQWRZQ DQG > Hosting exhibits in publicly accessible places, including municipal, state, and federal buildings. (Project for Public Space)

An example of public art funded by percent-for-art ordinance. Growth by Steve Woodward. Located in Chunghsiao Dunhwa Metro Station, Taipei. Photo source: http://taipeipublicart.culture. gov.tw/en/works.php?ID=320&historyID=323.

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An example of public art funded by private developer. Asia’s largest LED display in The Place, a Beijing shopping mall. The LED display increases the mall’s popularity, improves shopping experience, and makes itself a new landmark. Photo source: http://hiphotos. baidu.com/floodliu/pic/item/1c5fac18eb1c9f67dab4bd56.jpg.

An example of public art funded by public-private partnership. Minimal Consumption/Reflective Sublime/Aspirational Sunset Art by Martin Basher. Presented in MetroTech Center, New York City as part of an exhibition titled TOTAL RECALL funded by Public Art Fund. Photo source: http://www.publicartfund.org/totalrecall/.

References 125th Street BID. com/>

<http://www.125thstreetbid.

Balfour, Frederik. “Hong Kong’s Art Aspirations.” KWWS ZZZ EXVLQHVVZHHN FRP JOREDOEL] FRQtent/may2008/gb20080516_163515.htm> Kaohsiung Public Art Web. <http://sub.khcc.gov. tw/public-art/> MetroTech BID Downtown Brooklyn. <http://www. metrotechbid.org/> Project for Public Space. “Funding Sources for Public Art.” <http://www.pps.org/articles/artfunding/> Public Art Fund. <http://www.publicartfund.org/> Taipei City Government. The Department of Cultural Affairs. <http://taipeipublicart.culture.gov.tw/ en/index.php>

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SPACE FOR ARTIST COOPERATIVE JIE XIA

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The Cambridge Artists’ Cooperative, Cambridge (Source: Cambridge Artists Cooperative)

What is This Tool? An artist cooperative (also co-operative or co-op) is an autonomous democratic organization, enterprise, or association jointly-owned and controlled by its members - the people who use the co-op’s services - not by outside investors. “Artist cooperatives are legal entities organized as non-capiWDO VWRFN FRUSRUDWLRQV QRQ SURÂżW RUJDQL]DWLRQV RU unincorporated associations.â€? (Wikipedia) They DUH PRWLYDWHG QRW E\ SURÂżW EXW E\ VHUYLQJ WR PHHW their members’ needs (affordable and high quality goods and services). An artists cooperative is usually governed on a one-member one-vote basis. Typically, its members elect a board of directors that makes major policy decisions from within the membership. Meanwhile, members may employ a manager or staff to maintain daily operations. Some artists also choose to operate their cooperative in a way that all members act as the board of directors and make decisions through consensus.

214

An artists cooperative normally can provide professional facilities and services for its members, including studios, workshops, equipment, exhibition galleries, stores, living space and educational resources. For example, some cooperative galleries, co-owned or co-rented and collectively run by artists who exhibit and sell their own work there. Some artist cooperatives function as performance troupes. These performing arts cooperatives are owned and democratically controlled by the performers, directors, stage hands, and other staff of the troupe. They provide their members more artistic freedom and control over performances than is usually available in more traditional stage companies and dance troupes. By design, all economic and non-economic beneÂżWV DQG UHVSRQVLELOLWLV RI D FRRSHUDWLYH DUH VKDUHG equally among its members. Surplus revenues (income over expenses and investment) from the cooperative are returned to individual members proportionate to their use of the cooperiative, not proportionate to their “investmentâ€? or ownership share.

The Tilsner Artists’ Cooperative, St. Paul (Source: MN Artists)

Why Should This Tool Be Used? > Positive impacts of artist live-work spaces on neighborhood Undoubtedly, artist live-work space has a positive impact on community vibrancy, quality of life, DQG WKH ORFDO HFRQRP\ $GGLWLRQDO SXEOLF EHQHÂżWV occur when providing more affordable living and working space for artists who may play an imSRUWDQW UROH LQ UHYLWDOL]LQJ DQG HQULFKLQJ WKH ROG neighborhood. > Adpative reuse of existing heritage buildings or industrial buildings - a form of sustainable development > Promoting a unique image of a neighborhood > Attracting more artists and vistors

The Owen Sound Artists’ Co-op, Ontario (Source: The Owen sound Artists’ Co-op)

> Encouraging more public and private investment in a neighborhood

Piano Factory Boston

Stage Consversion or

Private Developer

Development

Gov Supervision

The Tilsner 798 Art Zone Artists’ Cooperative Beijing St. Paul NGO

Government

Aritsts

Private Developer NGO + Gov Supervision n

NGO

Artists

Artists

Artsits

Private

Ownership

Developer

Management

Occupancy

Artists Cooperative

Government

Artists

Figure 1 Partnerships of Existing Cases

products. Artists can open a cooperative store to provide a retail and display place to sell and market their arts. Cooperative members can pool their resources to hire a store manager, allowing themselves to devote more time to their creation. 7KH\ DOVR FDQ DIIRUG JURXS PDJD]LQH DGYHUWLVLQJ and marketing services including targeted mailing lists, art marketing books, promotional CD-ROM catalog duplications, signs and printed literature and Web site design services. By marketing their products jointly, cooperative membrs can earn more from sales and reach a broader market. When is This Tool implemented? During the 1950s, artist-run co-ops became the alternative to the uptown Madison Avenue galleries in Manhattan. From then on, artist-run exhibition spaces and galleries began to bloom in some western countries. Since Glasgow won the accolade ‘European Capital of Culture’ in 1990 for the large number of artist-run exhibition spaces and galleries in the city, aritst-run spaces and co-ops KDYH EHHQ UHDOL]HG DV LPSRUWDQW IDFWRUV LQ XUEDQ regeneration.

> Simpler partnership To facilitate live-work space for artists, a number of parties will paricipate in the process of conversion or development. The participants inFOXGH JRYHUQPHQW ÂżQDQFLDO LQWHUPHGLDULHV XVXally quasi-governmental), investors, developers, private owners, community development corpoUDWLRQV IRXQGDWLRQV DQG RWKHU IRU SURÂżW RU QRQ SURÂżW RUJDQL]DWLRQV 7KH SDUWQHUVKLS LQ YDULRXV forms is inevitable. Comparision between possible partnerships applied in each stage of the affordable live-work space conversion and development (Figure 1) shows that an artist cooperative can simultaneously act as the owner, the operator (manager) and the occupant. An artist cooperative is a cooperative run by artists, thus circumventing the structures of public and private entities.

> Financial feasibility and agglomeration effect &RRSHUDWLYHV RIIHU VHYHUDO EHQHÂżWV WR DUWLVWV and craftspeople. By forming a cooperative, artists can share space that they may be unbale to obtain on their own. By working together, artists can gain marketing advantages, share expensive tools or equipment by purchasing them together, reap quantity discounts on supplies through bulk purchases, and thus save money. They can coRSHUDWLYHO\ ÂżQDQFH WUDGH VKRZV H[KLELWLRQV DQG or consignment sales programs. Through joint marketing, artists of all types can maintain their independence and creativity while reducing time spent on selling and promoting their

In the meanwhile, there is a growing trend for adaptive reuse of heritage buildings and old warehouses or industrial buildings. Conversion of those buildings to provide local artists more spaces for living and working are commonly practiced in various developed countries. Therefore, this tool should be implemented when a city intend to UHYLWDOL]H LWV IRUPHU LQGXVWULDO DUHDV DQG ERRVW ORcal economy by creating a new arts community to stimulate development of creative industries. This tool also should be used when the city government is looking forward to improving the quality of life by attracting more artists, visitors and even investment. Artists cooperative should be an effective approach to encourage the development of affordable living and working spaces for artists. 215

What Is Required To Make This Tool Work?

In order to ultimately create a vibrant neighborhood by developing suitable and affordable livework space for artists, using this tool requires all-sided supports from local community and government.

heriteage or formerly industiral buildings. Obviously, the inventory of industrial building stock should be cheap, clean and easily converted in to artists’ space. By renovating or converting structually sound buildings, developers or NGOs have EHHQ DEOH WR VLJQL¿FDQWO\ UHGXFH FRQVWUXFWLRQ costs while selling properties at prices which are affordable for most local artists so that artists may be able to collectively own a space for working or living. Additionally, existence of historic buildings also provide another alternative for artists who don’t necessarily need spacious space.

>Government Support

>Community Support

Government support is a crucial element in the creation of new live-work spaces for local artists. There should be a series of government-initiated policy and program that cater to the needs of artists for the devleopment of cultural and creative industry. For example, in Boston, policies concerning live-work spaces weren’t adopted until 1989. The “Artists’ Mixed-Use� designation in the Zoning Code were added too. Zoning for livework space is an area that needs to addressed y municpalities with the needs of the artists and the developer in mind. The government also must institute and enforce policies that mandate private developers’ participation. Subsidies should be provided to secure developers’ or NGO’s incentives for live-work space, lower and make the tool feasible.

Along with the rise of the creative class, the concept of a new creative economy is being well accepted. Culture and arts start to be perceived from an economic perspective. The arts and arts-related activities are seen as businesses and deemed necessary for a city’s economic survival. As other individual buyers, artists also concern about safety, transporation, nearby parks or open space and other community features when they tend to buy a property for living and working. Communities should have a supportive environment that regards arts as an important element of community life. Current residents have enthusiasm for participating arts-related activities. More importantly, communities should provide artists a broad market in which artists can survive and HYHQ PDNH SUR¿W E\ RZQLQJ D SURSHUW\

Clearly if cities expect to nurture their existing artists and attract new talent, they need to simultaneously protect the space they have, while promoting the creation of new live-work projects.

>Physical Environment Support Space that accommodates both living and working areas is an essential element to a neighborhood’s ability to attract and retain artists. Furthermore, the space should be affordable and suitable to their needs. So reonation or conversion of existing strcutrues is a better way to address affordability and suitability. In reality, most conversion has happened already in areas with 216

Northern Warehouse Artists Cooperative, St. Paul (Source: The Northern Warehouse Artists Cooperative Facebook)

Existing Cases > Northern Warehouse Artists Cooperative, St. Paul The Northern Warehouse, built in 1908, was a vaFDQW ZDUHKRXVH ,W LV WKH ¿UVW PDMRU GHYHORSPHQW OHG E\ $UWVSDFH DQ $PHULFDœV OHDGLQJ QRQSUR¿W real estate developer for the arts. Currently, it is a handsome red brick building standing only two blocks from the Mississippi River in Saint Paul’s Lowertown Historic District. The Farmer’s Market, downtown stores, restaurants, and cultural attractions are within walking distance. The Northern Warehouse Artists Cooperative (NWAC) opened in the fall of 1990. It is a collection of artists including writers, art teachers, dancers, designers, musicians, painters, potters, poets, photographers and more. The building is providing 52 househols affordable live/work space. All the units are spacious and feature high ceilings, large windows, and mordern kitchens.

(Channel Artist Building), Boston The Artist Building at 300 Summer Street was a historic structure originally built for Boston’s wool trade. It large windows, abundant light, and views of downtown Boston and the harbor made it perfectly suitable for conversion to artist lofts. To address the shortage of affordable artist live/ work space, the Fort Point Arts Community )3$& D QRQ SUR¿W DGYRFDF\ RUJDQL]DWLRQ IRU Boston’s artists, acquired the building in 1992. This building was converted into 48 live/work studios and 7 arts-related commercial condos. In the EXLOGLQJ \RX DOVR FDQ ¿QG D FDIH )3$&œV JDOOHU\ DQG RI¿FH DQG RWKHU DUWV UHODWHG EXVLQHVVHV

Northern Warehouse Artists Cooperative, St. Paul (Source: Artspace)

The residents, who are also members of the housing cooperative, elect a board of directors that is responsible for governing the cooperative. Each household is expected to participate in the operation of the cooperative to some extent, including serving as a board member, on a committee, preparing units for new members, and recycling.

This tool should be effecitve for the CDAV neighborhood. Some of old industiral buildings in the south of CDAV are under good conditions and have suitable layout. Conversion of those buildings will save costs for developers or NGOs who are insterested in renovation. Lower conversion cost will lead to affordable prices for groups of artists to collectively buy spaces in those buildings. Meanwhile, preservation of 13 street provides affordable working and living spaces for artists who don’t necessarily need high ceiling and large windows.

A limited equity cooperative was created in 1995. Its mission was to create permanent affordable artist live/work space in Boston and to anchor a creative mixed use artist community. The form of homeownership for the lofts allow the group to restrict occupancy to visual artists and also ensured affordable purchase prices over time. All members are expected to participate in yearly open studios events and serve on the Board of Directors at times. Applying this Tool in CDAV Neighborhood

After the openning of the Northern Warehouse, Lowertown has changed from a derelict neighborhood to a thriving downtown community. > The Artist Building at 300 Summer Street Potential Sites for the Tool in To Kwa Wan

The Artist Building at 300 Summer Street (Source:Massachusetts Community Preservation Act)

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REFERENCES Artspace, [http://www.artspace.org/properties/northern/] Cambridge Artists Cooperative, [http://www.cambridgeartistVFRRS FRP VKRS ELR SKS"DUWLVWB,' @ Hong Kong Arts Development Council, “Research on Future Development of Art Village in Cattle Depotâ€?, (June 2010). LINC, [http://www.lincnet.net/artist-space/search/results/ artists-building-300-summer-street] Massachusetts Community Preservation Act, [http://www. FRPPXQLW\SUHVHUYDWLRQ RUJ EHQHÂżWVWRFRPPXQLWLHV FIP@ 01 $UWLVWV >KWWS ZZZ PQDUWLVWV RUJ DUWLFOH GR"ULG @ Northern Warehouse Artist Co-operative, [http://www.nwacartists.com/index.htm] The Artist Building at 300 Summer Street, [http:// www.300summer.org/The_Artist_Building_at_300_Summer_Street/Home.html] The Northern Warehouse Artists Cooperative, [http://www. nwacartists.com/index.htm] The Northern Warehouse Artists Cooperative Facebook, [http:// ZZZ IDFHERRN FRP JURXS SKS"JLG UHI WV@ The Owen Sound Artists’ Co-op, Ontario [http://www.osartistsco-op.com/home.html] Tilsner Artists’ Cooperative, [http://tilsner.net/news/29.shtml] 8& 6DPOO )DUP 3URJUDP Âł:KDW LV &RRSHUDWLYH"´ >KWWS VIS ucdavis.edu/cooperatives/whatis.html] Wikipedia, “Artist Cooperatieveâ€?, [http://en.wikipedia.org/wiki/ Artist_cooperative]

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