HKU MArch I_TOD in HK Analysis

TOD ANALYSIS

Hong Kong - IFC & LOHAS

TOD ANALYSIS HONG

KONG IFC & LOHAS

TOD in Hong Kong - The comparasion of two types of TOD models

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

Hong Kong - IFC & LOHAS

early TODs

Transit Oriented Development

“

an unrealized utopian planned community intended to house three million inhabitants

“Transit Oriented Development refers to pedestrian-friendly land development activities that are built within easy walking distance of a major transit station. (Conroy & Scandola, 1999)” Transit-oriented development (TOD) is an initiative of the Government that has railway at its core. In accordance with this strategy, the framework for public transport in Hong Kong reflects the concept of “rail hubs” supported by secondary modes of roadbased transport. One key objective of TOD is to utilise Hong Kong’s limited land resources in a prudent way by promoting intensified development near railway stations.

It also aims to facilitate efficient, mass transportation of Hong Kong’s population in an environmentally-friendly way and to make optimal use of restricted development opportunities in Hong Kong’s built-up areas wherever technically feasible.

Allan CHONG / Alvin SUN / Erika FUNG

Ville-Contemporaine, Le-Corbusier (1922)

Major Transit Stops

”

• a group of sixty-story cruciform skyscrapers • housed both offices and the flats of the most wealthy inhabitants • set within large, rectangular park-like green spaces • the center of the planned city was a transportation hub which housed depots for buses and trains • decongestion of the centers of citie

“

“the result of accommodating a large number of people and people movers into a small footprint”

Easy Walking Distance

Mixed land-use

Telford Gardens, developed by MTRC (1980)

”

• 41 residential tower community with commercial, retail, institutional and recreational facilities • sits above Kowloon Bay depot, the largest rail car storage facility in the MTRC system • since Telford Garden, the city has added increasingly more sophisticated TODs

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

N IO

BOURHOOD IGH E N

ST

ST AT

TOD Diagram

RES MET 0 80

SIT

A typical TOD model in urban context.

N TRA

HUB ION T A tion Sta

SIT

N TRA

M E

TE

Key Aspects of TOD:

RS

TE M E

ARE A O F

MAJOR TRANSIT STOPS

RS

EASY WALKING DISTANCE UE INFL

NC

E

MIXED LAND-USE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

Typical TOD models

New Town Model

Community Integration

Point Incubation

High Growth Hub

Connectivity

TOD ANALYSIS

Hong Kong - IFC & LOHAS

100% Car Use Flow of people spread out

Allan CHONG / Alvin SUN / Erika FUNG

Rail (MTR) + Walk Concentrate flow of people High density development surrounding the station, wihtin walking distance.

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

Olympic Station

Kowloon Station

LOHAS Station

Adjoining Model

Top Side Model

Depot Model

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

TOD key factors •

• • • •

Maximize the benefit of development land-use and transit by integrated planning.

Utilize Public Transport and add value to Urban Development and Effect of Interchange.

Extend the value of transit coverage with and improved integrated planning and design.

Not only consider land economic benefit, but also stress on integration of social facilities and services with TOD, lead to win-win.

Meet market needs by adopting and effective development phasing and mixes to ensure long-term TOD benefit.

Source: Sam CHOW, ARUP Transportation Department Manager

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

Government’s Transport and Planning Policies • Railway as the transport backbone.

• High density development around stations.

• Property development integrated with depot/station to support the railway.

• Rail-based development to achieve sustainable living.

Source: MTR Corporation

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

R P DEVELOPMENT CONCEPT 1. Rail-oriented community (Rail + Waling as a living style) 2. People-vehicle segregation (A safe and healthy living environment) 3. Station-Property Integration (A compact development with seamless connections) 4. Ample open space (A strategy to mitigate high density)

Source: MTR Corporation.

HKD BILLION

R + P MODEL

15 RAILWAY SUBSIDIARIES OUTSIDE HONG KONG PROPERTY DEVELOPMENT PROPERTY OWNERSHIP AND MANAGEMENT HONG KONG RAILWAY OPERATIONS

10

5

0 -2

Railway patronage alone is unable to generate sufficient commercial returns.

MTR is able to capture value created from the railway to help bridge the funding gap of new railroad projects.

2001

2002

2003

2004

2005

2006

2007

2008

2009

2010

Source: Pardon (2014). Principles and Practices of TOD .

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

100 90

500 450

HONGKONG TRAMWAYS

400

70

350

60

CMB/NWFB/CITY BUS

40 30 20

MTR

10

PERCENTAGE SPLIT

CMB/NWFB/CITY BUS

300 250 200 150 100 50

0

COMBINED

HONG KONG TRAMWAYS

MTR

0

50

Annual Passenger Journeys (Million)

80

PERCENTAGE

PUBLIC TRANSIT

On Hong Kong Island, the four major public transport organizations are the New World First Bus Services Ltd. (NWFB), the CityBus Ltd. (Citybus), the Hongkong Tramways Ltd. (Hongkong Tramways) and the MTR Corporation Ltd. (MTR).

PASSENGER JOURNEYS

Revealed from those graphs, it indicates a gradual growth of public transport in hong kong, within which the MTR has the most significant contribution in the past years ever since its presence, which at the same time takes over passengers from old tramway.

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

Source: Td.gov.hk. (2018). Transport Department - The Annual Traffic Census 2016.

Annual Passenger Trips (Million)

Franchised Buses 4.1 million (33%)

Railway 4.7 million (37%)

Trams 0.18 million (1.4%)

Ferries 0.13 million (1%) Residents’ Services 0.23 million (1.9%) Light Rail 0.49 million (3.9%)

Public Light Buses 1.8 million (15%)

Taxis 0.93 million (7.4%)

KMB

CMB NWPB/CITY BUS

MTR

KCRC

TRAM

CMB

RMB

TAXI

The operation of the MTR and KCRC were merged in 2007. The passengers travelled by MTR and KCRC are counted once in MTR local line passenger journeys a er the merger.

PUBLIC TRANSIT

Distribution of Average Daily Public Transport Patronage in 2016

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

MTR Corporation in Numbers – 2016

2

Over

27,000

5.59million

Over

96,000

Staff Worldwide

Residential Flats Managed

Average Weekday Patronage in Hong Kong Passenger Journeys on-time

99.9%

Over

46,000

Advertising Units

Over

1,300

Station Shops

Property Development Packages Awarded

Leasing

Retail Properties

48.4%

of over

210,000

Share of Franchised Public Transport Market

2 18

square metres

About

New Rail Lines Opened

18,000

Serving

Districts

in Hong Kong

5.64million

Average Weekday Patronage Outside of Hong Kong

9 6

Railway Services

Residential Units to be built

2

New Railway Projects are in Progress

43 km

will be added to the Hong Kong Network

in Cities Outside of Hong Kong

2

MTR Corporation

Annual Report 2016

3

ARCH7072_STUDIO TOD ANALYSIS

Transit-Oriented Development

Transit-oriented development (TOD) is an initiative of the Government that has railway at its core. In accordance with this strategy, the framework for public transport in Hong Kong reflects the concept of “rail hubs” supported by secondary modes of road-based transport. One key objective of TOD is to utilise Hong Kong’s limited land resources in a prudent way by promoting intensified development near railway stations. It also aims to facilitate efficient, mass transportation of Hong Kong’s population in an environmentally-friendly way and to make optimal use of restricted development opportunities in Hong Kong’s built-up areas wherever technically feasible.

As a result of the Rail plus Property model, we have supported TOD at stations all over our network. This map illustrates a few examples of our success stories.

Please move the cursor over the marked stations to read more.

Hong Kong - IFC & LOHAS

Alvin SUN, Allan CHONG, Erika FUNG

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

415,900 m2 of fully integrated offices, retail and hotel facilities • 2 office towers total 254,190 m2 of floor space • 59,460 m2 retail area in a multi-level podium • A deluxe hotel and deluxe serviced apartment suites • Transport interchange for public buses, minibuses, taxis, • hotel limousines and tour buses with more than 1340 car parking spaces • Extensive public and private open space, entertainment, recreational community facilities.

IFC & Hong Kong Station

TOD ANALYSIS

Hong Kong - IFC & LOHAS

330,000m2 of mass residential development, shopping centre and public transport interchange • built on 34.8 hectares of reclaimed land • 50 residential towers, offering 21,500 apartments to accommodate 58,000 residents in the site area • sit above the MTR LOHAS Park Station • 45,000 m2 shopping centre • a public transport interchange, five schools and other government facilities, e.g. elderly centres, day nursery • The GFA for domestic purposes is up to 1,600,000m2 • retail GFA will occupy up to 50,000m2 • includes a 19,000m2 central park and 330m2 of seafront promenade.

Phase 3 - Hemera Phase 1 - The Capitol Phase 2- Le Prestige

Phase 4 Wings At Sea

Allan CHONG / Alvin SUN / Erika FUNG

LOHAS Park

TOD ANALYSIS

Hong Kong - IFC & LOHAS

L O H A ◐❁士壆䳻◔ S

330,000m2 of mass residential development, shopping centre and public transport interchange

• built on 34.8 hectares of reclaimed land • 50 residential towers, offering 21,500 apartments to accommodate 58,000 residents in the site area • sit above the MTR LOHAS Park Station • 45,000 m2 shopping centre • a public transport interchange, five schools and other government facilities, e.g. elderly centres, day nursery • The GFA for domestic purposes is up to 1,600,000m2 • retail GFA will occupy up to 50,000m2 • includes a 19,000m2 central park and 330m2 of seafront promenade.

Phase 3 - Hemera Phase 1 - The Capitol Phase 2- Le Prestige

Phase 4 Wings At Sea

IFESTYLE F

EALTH

ND

USTAINABILITY

◐❁士壆䳻◔

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

signage

Human scale?

psychological timing

Context Enclose?

Loose?

Regulation

WALKING EXPERIENCE

NAVIGATION

Lighting

Podium

ACCESSIBILITY Layers Podium driven

20mins presentation

Depot driven

Site background

PHASING

CONTENT SCALE / DENSITY

Reclamation

OPEN SPACE

Green space

‘Private’ open space?

Role Create population

Temporary facilities

Diversity Extension of the current site

daily needs

Mixed Programmes transportation

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

CHAPTER 01

PHASINGS

TOD ANALYSIS

Hong Kong - IFC & LOHAS

CENTRAL IFC & MTR HISTORICAL MAPPING

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

LOHAS

IFC & MTR HISTORICAL MAPPING

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

CHAPTER 02

SCALE & DENSITY

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

INTERNATIONAL FINANCE CENTER

3% public space 17% apartment

LOHAS PARK, TSENG KWAN O >1% school

11% hotel

PLOT RATIO

17% shop 57% office

1.5% open space

PLOT RATIO

15

5

415,900 m2 G.F.A.

1,670,000 m2 G.F.A.

vs Comparing IFC and Lohas Park, IFC has a compact mixed-use programme as the plot ratio is 15. It has a purpose of serving the people within the existing context, while Lohas Park is a independent scheme that serves the community itself.

2% retail

96% residential

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

TKO STATION

18 m 0 0 0 (1 m in

Cycling tracks

s in cl cy g )

SHEUNG WAN STATION

HONG KONG STATION 0m

50

CENTRAL STATION 500m

1800m (10 mins cycling ) JUNK BAY ADMIRAITY STATION

LOHAS PARK

Scale Density Diversity Context

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

M

M

M

B

B

max. 15 mins MTR (+waiting time)

B

B

News Summary:• Only one supermarket now in LOHAS Park • People have to travel to TKO for buying daily needs • Requesting fresh market to be built by the government in LOHAS 8000 Flats are available in LOHAS now, while 2172 flats are constructing

Problem related to: Programme balance, phasing & planning Scale

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

CHAPTER 03

OPEN SPACE

TOD ANALYSIS

88%

LANDSCAPE COVERAGE

Hong Kong - IFC & LOHAS

40%

% over site coverage

Accessibility to open space?

Does the podium landscape apply to every case?

LOHAS park has almost the whole site covered with green spaces which is also accessible by the public, whereas the landscape coverage in IFC is 40%, and mostly commercially oriented with relatively uneasy accessibility.

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

EXPERIENCING OPEN SPACE / GREEN THROUGH WALKING?

Unless the destination is the open space, actually no one know the green space is situated on the roof of the mall. For workers, they usually pass through the shopping mall to the office, and for the visitors, they just stay around in the mall.

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

PUBLIC

PRIVATE OPEN SPACES FOR PUBLIC

EXPERIENCING OPEN SPACE / GREEN THROUGH WALKING?

Different situation in Lohas Park, as residents (only) can experience the open space although through the shopping mall. As the destination normally for residents is their home. Green spaces are surround them before arriving the lobby of the residential tower.

TOD Analysis TOD ANAL YSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

LANDSCAPE ACCESIBILITY

LOHAS park has almost the whole site covered by green spaces according to its materplan, however the whole construction is not finished yet. Despite the parts still undergoing construction, those present parks are gated for private use only which is not accessible by the public. As for the landscape coverage in IFC, which is 40%, the roof top area are not well-used, and the path arrive there is relatively uneasy to find.

Green Space Commercial

Commercial Road MTR Commercial Shops MTR

Commercial

IFC

Commercial Commercial Commercial

Road Commercial Bus Terminus

Depot MTR

LOHAS Park

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

Public Space as an Experience

Public Space as a Destination

Public Space at IFC mall

Public Space at IFC roof top

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

PUBLIC SPACE INACTIVE

The public space at the roof top area of IFC is currently inactive. Although it has great view, sunlight, natural ventilation and large open space, people rarely come to this place. One reason is the difficulty in accessibility, and the other might be in lack of specific program to attract flow.

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

PUBLIC SPACE REACTIVATION

If well designed, developed and managed, such a great public space could be re-activated to better serve the local community, as well as contributing to maximize the land potential of this area. Programs such as art events, exhibition, music show, etc. Could potentially be well introduced into here.

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

CHAPTER 04

ACCESSIBILITY

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

IFC

人車 分隔

PEOPLE / CAR SEPARATION LAYERS LOHAS PARK

Divided in many layers Weather-proof access ‘cake scheme’ development

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

500m walking distance

500m walking distance

B

B

12m

34m

13m

50m

PODIUM DRIVEN MODEL OFFICE

FOOTBRIDGE

CARPARK

RESIDENTIAL

DEPOT

HOTEL

MIXED-USE

TRANSPORT

SHOPPING MALL

24m

DEPOT DRIVEN MODEL Both rely on footbridges and podium

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

BEFORE INTERNATIONAL FINANCE CENTRE LAYERS

Layers have been developed in central urban fabric since 1960. As the reclamation works were continuously processed every decade, many covered skyways were built for connecting the old reclamation site to the new one. This phenomenon allows IFC to be designed as the current option, which is a large podium at the bottom, and connecting the existing skyways.

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

EVOLUTION

No podium 1960

Single podium

Link podium

Bulk podium 2010

Mixed-use development

Jardine House (1970)

William R. Leigh, “Great City of the Future,” Cosmopolitan, November 1908

layers / podium / mixed-used

Central (1960)

Hopewell Centre (1980)

Central (1970)

Exchange Sq. (1988)

Tai Koo (1980)

IFC (2003)

Kowloon station (2007)

Kowloon station (2010)

TOD ANALYSIS

Hong Kong - IFC & LOHAS

No podium

Single podium

Link podium

Allan CHONG / Alvin SUN / Erika FUNG

Bulk podium

WHY?

The 1966 method of development control, the principle of which has remained in effect to this day, allows 100% site coverage for the lower portion of a building up to a certain height (usually 15m), and reduced site coverage for the upper portion beyond that height. The resultant architectural form has become a familiar sight in Hong Kong today: a free-standing high-rise residential tower block with open space all round, and perched on a commercial podium base that occupies the full extent of the building site.

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

The skyways is a weaving system to connect podium by podium, it can eventually extend to admirality.

Through this skyway to Hang Seng Bank, it can extend to the Central peak area.

PIER

PIER / JARDINE HOUSE

Skyways become a ma jor street for Central’s people.

BRIDGES CONNECT PODIUM

MACAU FERRY PIER

EXCHANGE SQUARE

HANG SANG BANK

There are 5 exits in IFC for connecting the existing skyways, which allow circulation without ground

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

SCHOOLS

KINDERGARTEN ELDERLY CENTRE

1 LOHAS PARK STATION

2

RECREATION CENTRE

3

1

2

3

4

OPEN SPACE YOUTH SERVICES CENTRE

4 COMMUNITY CENTRE

KINDERGARTEN

DISABLE TRAINING CENTRE

ELDERLY CENTRE PRE-SCHOOL

SCHOOLS

KINDERGARTEN SCHOOLS KINDERGARTEN

500m walking distance

LOHAS PARK COVERED WALKWAYS Over 60% of walkways in Lohas park are outdoor covered walkways, while the remaining are the linkage inside the shopping mall. Lohas park emphasises open space, and in fact plants are situated along walkways for most cases. As the site contains 13 residential packages, walkways become a network to connect each other and the community based buildings or centre.

50m

24m

DEPOT DRIVEN MODEL CARPARK

RESIDENTIAL

DEPOT

FOOTBRIDGE

TRANSPORT

SHOPPING MALL

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

CHAPTER 05

NAVIGATION

TOD ANALYSIS

Hong Kong - IFC & LOHAS

ORIENTATION / NAVIGATION on podium & footbridge

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

500m walking distance

12m

34m

13m

PODIUM DRIVEN MODEL

Buildings, context and activities navigiate people • Enclosed space • Context • Looking downward

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

500m walking distance

DEPOT DRIVEN MODEL

50m

24m

Signages (currently) is the only way to provide orientation • • • •

Loose arrangement Massive (scale) Looking upward Identical

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

CHAPTER 06

WALKING EXPERIENCE

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

retail F&B

THE PIER

ROUTE 2

ROUTE 1 Route 1: 3 mins 25s Route 2: 3 mins 50s Route 2 is usually chosen unconsciously - may it rely on some criteria?

MTR tracks

FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

retail F&B

1st escalator

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 1 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

32m

retail F&B

5m

RETAIL

RETAIL PLATFORM

MTR concourse

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 1 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

32m

retail F&B

5m

RETAIL

RETAIL PLATFORM

MTR concourse

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 1 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

32m

retail F&B

5m

RETAIL

RETAIL PLATFORM

MTR concourse

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 1 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

32m

retail F&B

5m

RETAIL

RETAIL PLATFORM

MTR concourse

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 1 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

32m

retail F&B

5m

RETAIL

RETAIL PLATFORM

MTR concourse

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 1 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

retail F&B

2nd escalator

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 1 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

retail

7m

F&B

7m 5m

3rd escalator

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 1 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

retail F&B

9m

skylight

7m Atrium

7m

THE PIER

7m 5m ROUTE 2

ROUTE 1

MTR tracks

Route 1 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

32m

retail F&B

5m

RETAIL

RETAIL PLATFORM

MTR concourse

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 2 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

32m

retail F&B

5m

RETAIL

RETAIL PLATFORM

MTR concourse

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 2 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

retail F&B

2nd escalator

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 2 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

retail

7m

F&B

7m 5m

3rd escalator

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 2 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

retail F&B

THE PIER

9m

skylight

ROUTE 2

7m Atrium

ROUTE 1

7m 7m 5m MTR tracks

Route 2 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

retails / F&B

retail

open space

F&B retails / F&B

IFC arcade

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 2 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

retails / F&B

retail

open space

F&B retails / F&B

IFC arcade

THE PIER

ROUTE 2

ROUTE 1

MTR tracks

Route 2 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

retail F&B

9m

skylight

7m Atrium

7m

THE PIER

7m 5m ROUTE 2

ROUTE 1

MTR tracks

Route 2 FROM MTR TO THE PIER

WALKING EXPERIENCE

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Route 2 is usually chosen unconsciously May it rely on some criteria?

Non-human scale Constant spatial arrangement Signage Artificial light

Allan CHONG / Alvin SUN / Erika FUNG

Human scale Spatial diversity Programme / open space Natural light

3 mins 25s 3 mins 50s Route 1 Route 2

retail F&B

32m 5m

32m 5m

RETAIL

RETAIL PLATFORM

RETAIL

9m

RETAIL skylight PLATFORM

7m Atrium

7m 7m 5m 32m

THE PIER 5m

RETAIL

RETAIL PLATFORM skylight

9m 7m

Atrium

7m

ROUTE 2

7m

32m

5m 5m

RETAIL

RETAIL PLATFORM

ROUTE 1

9m

skylight

retails / F&B open space

7m

retails / F&B

Atrium

7m 7m 5m

retails / F&B open space retails / F&B

MTR tracks

9m

FROM MTR TO THE PIER

WALKING EXPERIENCE

skylight

9m

7m Atrium

7m 7m 5m

skylight

7m Atrium

7m 7m 5m

TOD ANALYSIS

Hong Kong - IFC & LOHAS

PHASING

SCALE / DENSITY

OPEN SPACE WALKING EXPERIENCE

NAVIGATION

Allan CHONG / Alvin SUN / Erika FUNG

short scale? or Diverse Programme phasing? long

existing site extension

small context

support

Temporary diverse Programme phasing

creating population

large context

open

Experiencing

Private

Destination

natural light

human scale

activities

artifical light

‘purpose’ scale

empty

signage

identical

building

variety

Permanent

psychological timing

TOD ANALYSIS

Hong Kong - IFC & LOHAS

THANK YOU

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Other information may relate to the question section.

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

IFC & LOHAS PARK TRANSITS SYSTEM

LEGEND

MONG KOK

MONG KOK

KWUN TONG

TSIM SHA TSUI LOHAS PARK

IFC

CAUSEWAY BAY

CENTRAL ADMIRALITY

QUARRY BAY

The location of those two TOD projects illustrates a typical difference in terms of transit-linkage, as for IFC, it is in the city center already, which is highly developed with enormous transportation options for reaching any other places in the Hong Kong region. However, LOHAS park is currently a developing site, which does not have as many transportation options as IFC yet.

TOD ANALYSIS

IFC TRANSIT SYSTEM HONG KONG station is the eastern terminus of the Tung Chung Line and Airport Express, situated between Man Cheung Street and Harbour View Street, Central, Hong Kong Island, and sits underneath the International Finance Centre (IFC). It takes 38mins to arrive the airport. It also connects to Central for transitting Central Line and Hong Kong Line.ventually in services in 2011.

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

LOHAS PARK TRANSIT SYSTEM LOHAS Park Station Public Transport is a temporary outdoor bus station at the MTR station exit A. It provides 5 bus routes and 1 mini-bus route for the residents. The walking distance between LOHAS Park phase 1 to the station is approximately 200 meters. In the government planning perspective in 2002, two interchanges (at the MTR exit and Wan Po Road) are compulsory in the tender document. The original plan was constructed in 2001 and completed in 2010. After completion, the ownership of the station would be return to the government from MTR properties. In fact, MTR is the primary transport system in the planning of the LOHAS park. Bus was still considered to be relatively ‘low environmental transport’ in the area. As the number of residents keep increasing, 3 bus routes were eventually in services in 2011.

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

ACTIVATES SURROUNDINGS

OR NOT? Many festivals, concerts, art galleries had been hold at the central harbour front for many years since the IFC was situated in 2002. In fact, this choice of location for activities was relatively successful as IFC with the MTR terminal provide sufficient people volume to the site.

However, in terms of the planning and accessibility, the walking experience on the temporary covered bridge is accepted as bad publicly. It has no green elements or aesthetic elements either. Although busking activities are usually happened on the bridge, it has no opportunities for people stop walking.

Top right - Art Central Top left - Dragonland music festival Bottom right - AIA amusment park Bottom middle - E-sport & music festival Bottom left - The only bridge to connect the activities site to IFC

TOD ANALYSIS

Allan CHONG / Alvin SUN / Erika FUNG

Hong Kong - IFC & LOHAS

MCL WELL ON SHOPPING ARCADE

EAST POINT CITY

In Sheung Tak Estate, a night food market operates every night.

SHEUNG TAK ESTATE

POPCORN

LOHAS MALL?

DAILY NEEDS THE ONLY OR CHOICE?

BALANCE

Variety or the only?

What make the community unique?

Well on shopping centre is becoming the only one mall that provides a relatively cheap rent to the community, the rent is in between HKD 7,000 to 10,000 per month. The tenant said this price has been maintained for 6 years. Without this place, they were no longer to continue the business and even not possible to move into TOD shopping malls or other malls by LINK Reit as the high rent they may suffer.

While we maximise the benifit from connectivity and transportability, we should not supersede the problem that may create to the community.

TOD ANALYSIS

Hong Kong - IFC & LOHAS

Allan CHONG / Alvin SUN / Erika FUNG

MANAGEMENT PROBLEM

Properties management team sometimes restrict the using rights in the public space. It turns open spaces become not open anymore. 陳展浚 (將軍澳民生關注組) 說將軍澳是睡房社區：「人們返來只係瞓 覺。你製造天橋城市，天橋好多業權本屬政府擁有，但管理權屬港鐵和 發展商，連地鐵站附近的空地也撥給港鐵管理。本來公契寫明可做一般 活動，但最終由發展商界定。基本上這些地方沒什麼可發生，除非發展 商批准。實際上我根本沒有渠道申請搞社區活動。」

Mr. Chan, TKO community group member, describes TKO is an area for sleeping only. ‘People come back for sleeping. Many ‘bridges development’ situated in here, bridges are owned by government originally, however, the managing right was distributed to the MTR or to developers, even in the case of open spaces. In the deed of mutual covenant, it states that people can hold activities on the bridges. However, unless the permission was granted by the developers, people usually cannot hold any community activities in the open spaces.