Issues related to Sustainable City

City

CASE STUDIES OF SUSTAINABLE DEVELOPMENT

5E Production (2011-2012)

Chapter 1

Urban renewal & revitalization Lorem ipsum dolor sit amet, ligula suspendisse nulla pretium, rhoncus tempor placerat fermentum, enim integer ad vestibulum volutpat. Nisl rhoncus turpis est, vel elit, congue wisi enim nunc ultricies sit, magna tincidunt. Maecenas aliquam maecenas ligula nostra.

Section 1

Introduction WHAT IS URBAN RENEWAL?

In this project, the focus is on the Urban renewal process in Sham Shui Po as

1. Urban renewal is a common measure to solve urban decay by adopting 4Rs – redevelopment, rehabilitation, preservation and revitalization. For instance, the project of London Dockland in UK is the largest urban renewal project in the world for freeing up the land for the London Olympics in 2012.

urban problems associate there. Hence, it is worth contemplating the urban decay

2. Hong Kong government carried out similar means in order to solve urban decay by setting up the Urban Renewal Authority.

They aim at improving housing quality, upgrading existing infrastructure and transport facilities, providing adequate open space and community facilities and using the land in a better way to avoid land use conflicts. For example, Langham Place in Mongkok was a result of urban renewal (redevelopment).

building pattern. The causes of these problems are incomprehensive land use

in Sham Shui Po. For example, old and low-rise buildings are present. Poor living environment can be estimated due to exposure of wire and steel bar. Double parking problem is witnessed while narrow roads and limited parking space cannot afford the high parking demand in Sham Shui Po. Noise pollution is also a problem appear in this district due to large amount of vehicles. Air pollution is correlated with high traffic flow and poor air circulation caused by narrow streets and dense planning and lack of maintenance of old buildings.

In Sham Shui Po, the main means to deal with these urban problems are redevelopment and rehabilitation. These two means can ‘’address Hong Kong's acute urban decay problem and improve the living conditions of residents in dilapidated urban areas, adopt a "people first, district-based, public participatory" approach in its work, adopt 'Redevelopment and Rehabilitation' as its core activities, preserve buildings with heritage value, and revitalize areas which are within URA's project sites, implement best-practices with regard to sustainable development; and build a quality city through appropriate development density, land use planning, urban design, greening, local culture, heritage preservation and revitalization’’

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Section 2

A case of redevelopment in Sham Shui Po Fuk Wing Street Project information Address: Fuk Wing Street Area:1384 square meters Affected buildings: 8 Affected population: 246

The Sham Shui Po Project Development in Fuk Wing Street was completed in November 2008. The total GFA was increased, From 5,129 square meters to 12,453 square meters. It provided 173 residential flats and 255 square meters of open space.

After the redevelopment, we can see the new residential buildings which improve the image of the area. At the same time, it raises the land rent. People who are living in Fuk Wing Street will have a better environment and the new buildings are easier to maintain than the old buildings. Meanwhile, the open space

provides a better quality of life. The people who live nearby can enjoy the new facilities.

Pros

Cons

Land can be fully utilized through comprehensive redevelopment scheme.

Both time- and moneyconsuming during land acquisition and assembly.

Land use conflicts can be reduced. For example, the noisy come from the market can be reduced caused by mixed land use.

Resettlement is required and it causes the breakdown of the old community/social ties.

Overall infrastructure can be improved.

(No. of public toilets may increase)

Destruction of collective memories

Transform the old district to a modern economically viable community.

Pushing up the land price, attracting the wealthier class.

Can generally solve urban problems (urban decay). For example, the living environment in Sham Shui Po improved a lot.

Shut down of local business especially the Apliu market when source of customer is resettled.

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Section 3

A case of rehabilitation in Sham Shui Po i.)

Apliu Street (Wah Tang Building)

Pros

Cons

Extend the useful life of the buildings such as Wah Tang Building in Apliu Street.

Unable to solve the root of urban decay. It is because although the living environment was improved, it was still poor in hygiene and other social problem (double parking and poor air circulation).

Money-saving measure as no demolition is required.

Many cause land wastage (economic development) especially areas near the Sham Shui Po MTR Station.

Basic information Address: 139-141 Apliu Street Year built: 1968 Total no. of units: 54 Latest comprehensive works: Sep 2006 Major scope of works: From the Urban Renewal Authority, the building has done concrete repair, external and internal common area re-painting, repair the drain pipes, replacement of fresh and flushing water pipes, reparations public window and improve main lobby work.

After the rehabilitation, we can see the out-looking of the building had been improved. For example, there is no more exposure of wire and the wall has been repainted. Therefore we can conclude

No resettlement is required. Local community can be maintained.

Incentives offered by the government to refurbish the buildings.

that the people living there have a better living standard as the environment had been improved.

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Section 4

Redevelopment or rehabilitation?

According to the case studies, the projects of redevelopment and

caused by urban sprawl and rehabilitation but ensures it

rehabilitation in Sham Shui Po are evidently underway. More

developing as a whole. A modern economically viable community

future redevelopment is also in the pipeline for better living

with less land use conflicts, better infrastructure and prosperous

environment, serene social structure and tourist attraction as a

development in sheer enormity can be grown seemingly, which is

modern town in Hong Kong.

compatible with the international city.

For short-term development, rehabilitation is more efficient

All in all, the speed and actions of the government are the

than redevelopment. Since only refurbishment and repairs of

most considerable factor in launching projects of redevelopment

electrical devices and water supply are required, rehabilitation

and rehabilitation in Sham Shui Po. In another word, the

can be completed within short time and thus retain local color

simultaneous implementation of redevelopment and rehabilitation

and residents’ living pattern, with concerns to high population

may bring procrastination unexpectedly, due to different primal

density of Sham Shui Po and various business activities. Local

motive to work them out and their incompatibility in advantages

residents, owners and hawker’s daily bread and livelihood can be

and concerns. What is to be done are better coordination of

maintained.

redevelopment and rehabilitation carried out by the government

Nevertheless, for long-term development, redevelopment is

or an ultimate choice between them.

more effective than rehabilitation. Although it may take long-time measurement, disassembling of dilapidated buildings and tattered structures, and large-scale construction of modern amenities, it has covered those cons of rehabilitation like high maintenance cost and unresolved root problems of the ageing town. It prevents the town from suffering in bad consequences 5

Chapter 2

Urban ecology Urban ecology is a new branch of environmental studies that seeks to understand the natural systems of urban areas and the threats that face them. Urban ecologists study the trees, rivers, wildlife and open spaces found in cities to understand the extent of those resources and the way they are affected by pollution, over-development and other pressures.

Urban ecology research helps people see their city in a new way - as part of a living ecosystem with valuable resources that promote better health and quality of life. The information it produces helps urban residents and policymakers make informed decisions and take action to restore these resources before they are lost.


Section 1

Urban environmental problems MAJOR ISSUES 1. Urban heat island effect 2. Wall effect 3. Air pollution

Urban heat island effect Urban heat island effect means the temperature of urban areas is much higher than that of rural areas. If urban areas are being compared to rural areas, the vegetation cover is really insufficient in urban areas. That’s why the evapotranspiration rate in urban areas is relatively lower. Moreover, buildings block surface heat from radiating into the cold sky and this problem is getting worse.

Wall effect Wall effect is a negative air effect in urban areas, which is usually caused by high density of uniform buildings (especially those are high-rise). With the high rate of urbanization in Hong Kong and the great demand of residential areas, vertical developments are omnipresent. However, this adversely impact air circulation, as the air is trap by the buildings. In a survey, it is recorded that there are 105 out of 155 housing estates having a wall-like design (a survey from environment group, Green Sense), as developers of housing estates are financially motivated to maximize the view. And a new town, Tseung Kwan O, is the ‘best example’ for the wall-like buildings development.

Air pollution (poor air quality) Without demur, air pollution is really serious in Hong Kong. This is mainly caused by the constructions and the large number of diesel vehicles. Carbon dioxide, particulate matter and nitrogen dioxide are massively outputted by these urban activities. Not only the flora and fauna, humans are also being affected. The poor air quality many health problems to people such as respiratory diseases.

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Section 2

Rooftop planting as a solution ENVIRONMENT 1. Air Quality -Better air quality since green plants help to absorb carbon dioxide.

- Greater Scenic visibility by reducing city smog. *The above effect is not significant but only if large areas are covered.

2. Reducing Urban Heat Island Effect - Less air-conditioning since the plants helps to absorb heat from the above sunlight and cool down the top of the building.

-Hence reduce heat pollution associated energy production. *The above effect is not significant but only if large areas are covered.

* Very low efficiency, because most locations in Hong Kong are close to the sea.

Making storm-water infrastructure a relatively small issue for the city compared to other cities.

4. Sound Absorption

-Plants and soils in the garden help to absorb noise from the outside environment (noise from roads and cars) -Slightly quieter environment. * Very low efficiency, it benefits the top floors below the green roof and from noise from above only.

ECONOMY 1. Building Insulation and Energy Efficiency

3. Water Management

- Air-conditioning costs might be reduced by around 15%

-Costs on storm-water infrastructure such as sewage treatment, can be reduced.

* Moderate efficiency. Benefits are likely to be appreciated by upper floors only.

-Contaminated storm-water entering the ocean is reduced since the water doesn’t pass through the street’s drainage system.

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Section 3

Difficulties of roof-top gardens First, in years to come, older module designs may not be

Forth, as trays may be easier to dismantle they may invite

available making replacing of parts difficult. Plastic trays will

developers to be only half-committed to green roofing. If

eventually deteriorate in the sun, even UV-resistant plastic. This

modules are rigidly connected or buried with soil above then the

compromises the aging benefits that green roofs offer over

removal may be as cumbersome as normal extensive green

conventional roofs. There is also the possibility that cheap copies

roofs.

using inferior short-aged plastics may flood the market. Hence, transportation and stacking difficulties and expenses may be higher, especially for larger tray systems. Larger cranes may be needed in many cases.

Last, there is the possibility of roots growing through drainage holes in open module systems and compromising the roof slab below (particularly from undesirable self-seeding weed trees).

Uneven roof surfaces below the tray system may collect water.

Second, as being self-contained, trays may be slightly more

As this water may not evaporate away fast enough it may create

prone to drying out, requiring more watering and care. (Tray

breeding grounds for mosquitoes.

systems must have adequate soil depth and water reservoir layering to overcome this).

Third, some tray systems have fixed soil depths which limits the overall design. The planting designs and maintenance pathways layout are largely dictated by the uniform squares of the trays.

The exposed grids lines may also detract from the aesthetic qualities of a continuous landscape.

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Section 4

Pedestrian scheme Pedestrian scheme is a planning considerations in transport and

(c) Mixed priority streets – Priority is shared between pedestrian

land use planning, which refers to the separation of pedestrians

activities and vehicles.

from vehicles through pedestrian schemes and grade-separated

but coloured block paving will be introduced to distinguish the

pedestrian walkway systems. The general concept is to reduce

mixed priority streets from other traffic streets.

the overall vehicular traffic and divert some traffic from the core areas so as to establish pedestrian activity areas in places where pedestrian volume is high.

Under the proposed schemes, the core areas would be

Vehicular traffic will not be restricted

Why pedestrian scheme?

Separation of pedestrian walkway from traffic demonstrates the following benefits.

designated as pedestrian priority areas.In these areas, streets are

It can improve pedestrian safety and mobility. It ensures smooth

classified according to the level of priority given to the

pedestrian flow and movement, adequate pedestrian linkages are

pedestrians as follows .

provided between major activity nodes, minimize conflict

(a) Fully pedestrianized streets (full-time pedestrianization)-The streets will be closed to vehicular traffic throughout the day except for emergency. (b) Time restricted pedestrianized streets (part-time pedestrianization) - Vehicular traffic will only be permitted during certain hours of the day mainly for loading and unloading purposes (normally between 12 midnight to 12 noon).

between pedestrians and vehicles and hence reduces risk of traffic accidents. Therefore, the overall pedestrian environment can be improved.

Besides, it promotes walking as a transport mode. It can reduce people’s uses of vehicles, hence emission of greenhouse gases and pollutants. Air pollution is reduced while the air quality of the city is improved.

10

Pedestrian Schemes for Causeway Bay, Mong Kok and Tsim Sha

Sai Yeung Choi Street South,Nelson Street, Soy Street, Tung Choi

Tsui.

Street.

Two common features of the identified priority areas i.e.

iii.) Tsim Sha Tsui

Causeway Bay, Mongkok and Tsim Sha Tsui, are the heavy traffic flow and heavy pedestrian flow in these areas. i.)Causeway Bay There are substantial commercial, retail and other economic activities in Causeway Bay. Insufficient road space to accommodate both vehicular traffic and pedestrians may result in traffic accidents. In order to improve the environment and safety for pedestrians, Transport Department has already implemented pedestrian schemes in the more crowded parts of Causeway Bay. These include: Jardine’s Crescent, Paterson Street, Russell

Tsim Sha Tsui is a notable tourist destination. Haiphong Road and Peking Road are the principal pedestrian corridors, which link the commercial developments along Canton Road to Nathan Road.

The peak pedestrian demands in these roads are about 10,000 pedestrians per hour. In order to improve the environment and safety for pedestrians, Transport Department has implemented a number of pedestrian schemes in Tsim Sha Tsui. The following traffic calming streets have been implemented: Ashley Road, Canton Road,Haiphong Road, Hankow Road, Ichang Street, Lock Road

Street, Foo Ming Street, Great George Street, Kai Chiu Road, Lan Fong Road, Lee Garden Road, Yun Ping Road ii.) Mong Kok There are substantial commercial, retails and other economic activities in Mong Kok. During peak hours, the pedestrian flow at Sai Yeung Choi Street South is up to about 25,000 pedestrians per hour. Insufficient road space to accommodate both vehicular traffic and pedestrians also contributes to traffic accidents. In order to improve the environment and safety for pedestrians, Transport Department has already implemented pedestrian schemes in the more crowded parts of Mong Kok. These include: 11

Section 5

Difficulties of pedestrian schemes First, since there is quite a number of the footpaths and

design of any pedestrian scheme would not create serious traffic

sidewalks in Hong Kong which are too narrow, sometimes unruly,

problems on other roads in the vicinity. Otherwise it would shift

crowds who are always in a hurry competing for the limited

the traffic and environmental problems from one location to

space. Thus, it is difficult to cross roads at the ground level. The

another without net gain to the community. Yet, the footpaths in

competition between pedestrians and cars are fierce at certain

Hong Kong are difficult to be maintained and that will cause

junctions.

safety problems and together with the noise and air pollution

Moreover, signage is often inadequate. There are also many barriers to pedestrian movement. Pedestrians crossing the street are sometimes unaware that vehicles may be turning across their path during the walk signal, which can result in a serious conflict.

Crossing pedestrians may also lack an understanding of the

from road traffic. Therefore, people, especially with respiratory diseases, will suffer a lot if they are not being well planned. (i) To reduce air pollution – High efficiency - By discourage access for non-essential vehicles.

flashing “DONT WALK� phase of the signal, which can produce

Vehicles are slowed down through the use of traffic calming

unsafe crossing behaviors.

measures, such as speed tables, kerb build-outs, sharpened

Nevertheless, as the size of pedestrian areas is limited in Hong Kong, the needs of the elderly and the disabled are not fully taken care of. Also, there is little place to rest and inadequate protection from bad weather.

Last but not least, whilst pedestrianization is desirable from pedestrian and environment standpoint, it is imperative that the

corners, road narrowing, gateways, etc. , which ease traffic flow of the Traffic Calming Street. Less polluted gas emission from the idling car engines concentrate on the busy road. Ease the air pollution problem cause by the traffic by dispersing of concentrated vehicles.

- Create more space for planting trees and greening.

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Footpaths are normally widened and on-street parking spaces are reduced as far as possible. Hence there is more space for planting trees and greening on footpaths. Greening can improve air quality by absorbing carbon dioxide. (ii) To improve pedestrian safety and mobility, and overall pedestrian environment –High efficiency -Widened Footpaths This helps to increase mobility and of pedestrian.

-Less vehicles entering the Part-time Pedestrian Street and Traffic Calming Street This helps to increase safety and mobility of pedestrian.

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Chapter 3

South Island Line (SIL) The South Island Line (East) will be a mediumcapacity railway connecting the MTR network at Admiralty to the Southern District of Hong Kong, via new stations at Ocean Park, Wong Chuk Hang, Lei Tung and South Horizons - a distance of approximately 7 km. A train stabling and maintenance depot will be located in Wong Chuk Hang.

Section 1

Introduction to South Island Line (SIL) THE STUDY OF SOUTH ISLAND LINE

To alleviate the traffic congestion problem in the Southern District, the construction

1. Brief introduction of South Island Line

of South Island Line (SIL) was proposed since early 1980s and it was concluded in

2. South Island Line (East) 1. Effectiveness in solving traffic congestion of Southern District 2. Potential negative impact and limitations 3. Evaluation of two stations of South Island Line (East)

one of the ten major infrastructure projects in the Policy Address in 2007.

The South Island Line (East) will be a medium-capacity railway connecting the MTR network at Admiralty to the Southern District of Hong Kong, via four new stations at Ocean Park, Wong Chuk Hang, Lei Tung and South Horizons with a distance of approximately 7 km. The travelling time from Admiralty to South Horizons will sharply decreases to 10 minutes.

1. Ocean Park Station - Tourist development of Southern District

A close connection between local residents, Southern District Council and the

2. Brief introduction of Ocean Park Station

parties throughout the project. Different perspectives were considered in order to

3. Change of land use 4. The effect on Ocean Park 4. Wong Chuk Hang Station - Residential development of Southern District

MTR Corporation has been maintained so as to strike a balance between different fulfil principles of sustainable development.

Construction of the South Island Line (East) is commenced in 2011 and is expected to be completed in 2015.

1. Brief introduction of Wong Chuk Hang Station 2. Change of land use

15

Section 2

Is SIL effective in solving traffic congestion in Southern District?

Railway is an efficient, safe, convenient means of transport,

However, as the SIL will be connected to Admiralty Station and

it can reduce journey time since the time required for travelling

the future Shatin-Central Link, residents there may switch their

from South Horizons to Admiralty is expected to be reduced from

mode of commuting from using private transport to massive

half an hour or more to just 10 minutes, in another word almost

public transport. Consequently, not only shall it reduce the

70% of commuting time is saved.

pressure of road traffic, air pollution and noise pollution can also

There is definitely a need to construct a railway. The

capacity of Aberdeen Tunnel is nearly saturated as there are about 2900 vehicles passing through the tunnel everyday. This

be lessened. It is a long-term benefit generator of economy, society and environment, conforming to the principles of sustainable development.

figure is close to the upper flow rate limit of the tunnel, which is 3000. Hence, it is believed that the problem of traffic congestion at Aberdeen Tunnel and Southern District at bottlenecks in central business district can be alleviated as a patronage of 20000 people per hour during the peak is estimated.

Southern District is the only district in Hong Kong without railway system among eighteen districts and there are only less than ten bus routes connecting Southern District with Kowloon, New Territories and the offshore islands. The connectivity of Southern District is relatively low compare with other parts of Hong Kong.

Thus, it is common that residents there would usually rely on private cars, leading to excessive car flow of Aberdeen Tunnel.

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Section 3

Potential negative impact After developing SIL, it is expected that there will be a southward expansion of the central business district; at that time the railway will be placed in an even more significant role. Increase of flow and population brought the construction, so it may not really solve the problem. There will be about 4700 small-to-medium size flats and several shopping malls in the future. There will also be a public transport interchange constructed; hence there will be more vehicles using Aberdeen Tunnel and also roads of Southern District. The effectiveness of the construction is doubted.

Since the threshold population of Southern District is not high enough, medium-capacity train is adopted. However, it is criticized that the repairing and maintenance cost is too high; to use highways or Aberdeen Tunnel is even more economical. It is also said that the construction could only divert man flow but not solving the problem of traffic congestion.

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Section 4

Ocean Park Station The Ocean Park Station is the second station of SIL. It will be

Park. And hence, the construction of the SIL could facilitate the

above ground with three entrances. The main entrance will

further development of Ocean Park. There will be an expansion

connected directly to the entrance plaza of Ocean Park via a

of the ocean park and three theme hotels will be built to attract

dedicated footbridge. Two additional entrances will serve nearby

more tourists. In this case, the recreational and commercial land

residents. An underground Park and Ride facility will be provided

use in southern District will be increased.

to allow car users to interchange with the railway.

Change of land use

The immediate effect would be an increase of transport

land use. Due to the provision of parking facility, the pressure of the original parking space during the holidays can be reduced.

Also, the increase of parking facility let people interchange with

Residential land use many also increase. In the proposal, two additional entrances will be provided to nearby residents, this mean that the accessibility of residential area which near the Ocean Park will become higher. This may attract some private sectors develop housing at there. Therefore, residential land use will increased.

the railway, this can encourage people take public transport

To here, it can conclude, the land near Ocean Park Station, will

instead of private car when they travel long distance. So the air

be fully developed.

quality of the surrounding area could be improved.

After completion of Ocean Park Station, citizens and tourists only need five minutes from Admiralty Station to the Ocean Park. The connectivity between central business district and Ocean Park would be sharply increased. Due to higher accessibility after built up the South Island Line, it will attract more visitors to Ocean

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Section 5

Impact on Ocean Park Undoubtedly, there will be more tourists going to Ocean Park as there will be the construction of hotels. With accommodation, tourists will be more willing to consume in the park. And as there will be more tourists and visitors going to Ocean Park, it is necessary that it has to have further expansion. And it may be possible that the entrance fee of Ocean Park will increase in the future. As the result, Ocean Park may have more profits, also gain more reputation among the world theme park. In Future, the tourism industry of Hong Kong will boom.

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Section 6

Wong Chuk Hang Station The Wong Chuk Hang Station is the third station of SIL. Wong Chuk Hang Station will be located above the Staunton Creek Nullah. Heung Yip Road will be widened to accommodate a public transport interchange directly beneath the station to allow passengers to connect with the railway system from feeder services easily. To connect with existing and future commercial and hotel developments in Wong Chuk Hang, a new footbridge will be constructed and an improved pedestrian walkway to the Shum Wan area will be provided. A new footbridge connecting Kwun Hoi Path and a footpath along the southern bank of the Staunton Creek Nullah will also be provided, allowing direct access from the Aberdeen Promenade to the station at Wong Chuk Hang. A new depot located at the ex-Wong Chuk Hang Estate site will support South Island Line (East) train maintenance; the track inside the depot will be sunken below the adjacent ground and fully enclosed to eliminate noise from the depot operation.

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Section 7

Change of land use The proposed Wong Chuk Hang Station will be located above

times, in which the superstructure will be built

the Staunton Creek nullah. Heung Yip Road will be widened to

in the fourteen enjoy unrivaled views of the residential

accommodate a publish transport inter-change directly

buildings, all buildings will be built with the terrain

underneath the station to allow passengers to easily interchange

is undulating, height from 27 to40 stores, providing a

with the railway system from feeder services.

total of 4,700 residential units.

To connect with the future hotel and commercial developments in

The planning intention of zoning the Wong Chuk Hang Business

Wong Chuk Hang, new footbridges will be constructed and an

Area is for general business use, such as non-polluting industrial,

improved pedestrian walkway to the Sham Wan area will also be

office or other commercial uses, so as to provide greater

provided.A new footbridge connecting Kwun Hoi Path and the

flexibility in the utilisation of existing industrial and industrial-

footpath adjacent to the Staunton Creek Nullah will also be

office buildings in the area, and in the development of new

provided, allowing the direct access from the Aberdeen

buildings for commercial and non-polluting industrial uses. After

Promenade to the station at Wong Chuk Hang.

rezoning, the industrial area is gradually transforming with the

In order to support railway construction, the Government has allocated land station superstructure of the SIL Wong Chuk Hang and Ocean Park, near the station for MTR for property development expenditure to subsidize the railway. MTR latest to set the size of the Wong Chuk

completion of new business buildings and hotels, which is in line with the planning intention. The MTR South Island Line (East) to be completed in 2015 will also promote the redevelopment of industrial buildings in the Wong Chuk Hang area for business use.

Hang Station property development, the land area of 60 70

As such, hotels have been built or would be built on three sites

000 square feet, to be built at the depot, major shopping centers

with an aggregate area of some 0.37 hectares, representing

and properties above, the plot ratio of 6.6 eight

about 4.5% of the land in the WCHBA. 21

Section 8

How does SIL change the urban morphology in Wong Chuk Hang?

MTR South Island Line in 2011 has been officially begin its

beneficial through this project undoubtedly as it could facilitate

opening in 2015. In order to support railway construction, the

the development of various economic activities in the Southern

Government allocated land station superstructure of the SIL

District. There will be more tourists going to Ocean Park due to

Wong Chuk Hang and Ocean Park, near the station for the MTR

higher accessibility and hotels will be built so as to align with its

for property development expenditure to subsidize the railway.

growth. While a rapid growth in Wong Chuk Hang should be

Wong Chuk Hang Station property development scale, the land area of 670000 square feet will be the construction of the depots, shopping malls, public transport facilities and properties above approximately 4700 units which the superstructure will be built in the fourteen enjoy unrivaled views of the residential building height from 27 to 40 storeys. The project for the construction of

witnessed after the construction of SIL. There will be more housing estates as well as some accommodation for further tourist development. As the construction of SIL is could benefit Hong Kong economy in long term and its construction takes into account of sustainable development, the merits of this project should outweigh its drawback.

large and medium-sized units, 20% of the total number of small units in the area of 50 square meters only.

Conclusion

After evaluation, it is believed that it is worthwhile of the

construction of SIL as it is quite effective in solving the problem of traffic congestion at Aberdeen Tunnel despite some potential negative impact. Although only two out of the four stations in SIL are examined, it can be seen that the Southern District is

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Section 9

How does SIL favour tourist development in Southern District?

The project is to revitalize the entire Southern District, thus

One of the tourist spot in Wong Chuk Hang is "The Factory"

leading to the creation of job opportunities as well as boosting

because it is no ordinary industrial building. A developer

Hong Kong's economy. It is also suggested redeveloping the

revamped the one of the factories into a new innovative space

Aberdeen Promenade to bring in business opportunities,

for creative businesses. It is not a conventional office building.

developing museum using traditional fishing harbour as major

There are film, media and design studios and there are also art

theme, and promoting the unique temples along Aberdeen

galleries. Nowhere else in Hong Kong can be find so many local

harbour as a tourist attraction. Appropriate development plan of

artists and creative talents working together in one place. The

Wong Chuk Hang to tie in with the tourism development in

Factory has been described as a 'cool, loft conversion'. The

Aberdeen and hence, with the construction of SIL, more tourists

funkiest aspect to the whole building undoubtedly is the facade

would visit Wong Chuk Hang and futher develop into a tourist

of the factory conversion.

spot other than Ocean Park.

Also, the Jumbo Kingdom in Wong Chuk Hang is one-of-a-kind.

Although the Southern District has great potential in being

It has been much appreciated by locals and tourists alike, and

developed into a centre for tourism, there are only some isolated

has become a scenic landmark of Hong Kong. A 'must-see'

tourist attractions and the Wong Chuk Hang area is still a

destination for visitors from overseas, it has played host to

rundown industrial area which has not been redeveloped into a

numerous international dignitaries and celebrities, and more than

commercial area despite the relocation of factories to the north.

30 million other valued visitors and guests. The construction of

According to the assessment of the Second Railway

SIL would be more financially viable.

Development Study, if a greater number of large-scale development projects are not carried out in the Southern District, a railway in the Southern District will not be financially viable.

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Chapter 4

Intercity transport Generally, transport refers to the movement of and goods from one place to another. Vehicles are used for carrying cargo, freight and people to different places. There are different transport modes, including land, water and air. And together with movement of vehicles, passengers and pedestrian, they form traffic In the following chapter, we are going to examine specifically the intercity transport, connecting between Hong Kong and other Chinese cities.

Boundary crossing facilities will also be examined.

Section 1

Future intercity transport projects I.

Lok Mau Chau Loop

Lok Ma Chau Loop(The Loop) was announced to be one of the

Guangzhou. It aims at providing a fast and convenient railway service linking the three places.

ten major infrastructure projects in 2007. The area of the Loop is

It will facilitate the social and economic integration of Hong Kong

mainly covered by flat land and swampy land. Area of the Hong

with cities in the Pearl River Delta as well as other major cities in

Kong side is mainly rural area and for cultivation, which is near to

the Mainland, and thus enhancing Hong Kong's position as a

the Mai Po Nature Reserve. It has high Proximity and great

regional hub.

connectivity to ShenZhen by using Lok Ma Chau Spur Line and ShenZhen Metro Line.

The Loop is a joint study on planning, environmental and engineering feasibility. For long term, it is the economic development to both cities, complementing with high-tech research and development facilities as well as cultural and creative industries. Hence, after building of it, can bring the mutual benefit to both cities and provide quality environment and convenience to user.

II.

Express Rail Way Link

The concept of a one-hour living circle within the Pearl River Delta area may materialize, and cultural and academic exchanges will also be promoted.

The Express Rail Link will create approximately 11,000 employment opportunities during the peak of construction. It will also facilitate growth in other industries such as catering and retail and tourism.

It is more environmentally friendly than aircraft in terms of energy conservation and reduction in gas emissions. It will enhance the sustainable development of Hong Kong

The Guangzhou-Shenzhen-Hong Kong Express Rail Link (XRL) is an express rail link connecting Hong Kong, Shenzhen and

25

Section 2

Hong Kong-Zhuhai-Macau Bridge (HKZMB) I.

Location

The bridge starts at Western Lantau Island in HK, linking up both

and China may be attracted to move in to Tung Chung, for its improved connectivity to China.

Macau and Zhuhai. In order to shorten commuting time and

As a intercity project of such huge scale, vast job opportunities

achieve one-hour living circle, the site chosen in Lantau is the

are created and available labour forces will increase.

closet location to the other two cities.

II.

Potential benefits and Locational advantages

Proximity to HK international airport favours further transportation development in order to alleviate accelerating flow of people.

Tourism in Lantau island can be greatly boosted. As Lantau Island is famous for its cable car, Ngon Ping 360 and Tian Tan

The HZMB will connect with three major expressways, namely the Jing-Zhu Expressway, Guang-Zhu West Expressway and Jiang-Zhu Expressway, and then to the Mainland’s fast expanding road network. Therefore, major cities in the West Bank of Pearl River Delta like Guangzhou, Zhongshan, Jiangmen, etc can be reached easily.

III.

Changes to population characteristics and land uses.

Buddha, advanced development in transport can attract more

Aided with improved infrastructure, more travelers are expected.

tourists from the mainland to come and visit.

Businessmen, tourists, workers and people of different purposes

Connectivity and accessibility of the new town, Tung Chung, will be enhanced as a result. Being far away from central business district, Tung Chung can now enjoy high population flow as the

are anticipated to travel more to HK due to the better accessibility. China-HK workers or businessmen are likely to stay in Lantau Island for its proximity to the mainland.

accessibility is higher. Economic activities there are boosted.

With more population and traffic flow, transportation land uses

Besides, people who have to frequently commute between HK

increases so as to alleviate the possible traffic congestion.

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Commercial activities flourish in Tung Chung due to more tourist flow and comparatively lower rent than places near CBD. Banks or other professional services will gradually increase to support mainland entreprenures because convenient transport.

Residential areas grow because both HK and mainland people start to move in. As Tung Chung is a new town, HK people may choose to move it when its accessibility rises. Mainland people choose to live in Tung Chung since it is close to the city boundary, which enables fast commuting.

IV.

Possible environmental impacts

Reclamation of two artificial islands may cause various kinds of pollution. Water pollution may result when public or rock fill are deposited onto the seabed. Turbidity of water will then increase.

Air pollution is unavoidable when construction starts. Dust and ashes will be blown out in the air, lowering the air quality of the place. Marine ecosystem will also be disrupted.

Once after the accomplishment of the construction, huge traffic flow is anticipated to come. Therefore, emission of air pollutants and respiratory suspended particulates skyrockets. When its under North Westernly wind, particularly serious in winter, the pollutants will be all blown to HK, devastating the air quality.

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Section 3

HKZMB Boundary-crossing facility I.

Location and brief background

The Boundary-Crossing Facilities are designed exclusively for supporting goods and passengers using the HZMB. The HKBCF will be located on an artificial island reclaimed in the Northeast of the HK international Airport and North of Tung Chung new town.

The facilities are used for cargo & passenger clearing and vehicle inspection facilitates, offices for frontline departments such as Immigration Department, public transport interchange II.

Locational advantages and potential benefits

The construction of TMWB and TMCLKL help turning HKBCF into a transportationally important island.

III.

Changes to population characteristic and land uses.

There shall be no significant population changes as the artificial island is solely for clearance purpose. Residential and recreational facilities are not the major concerns of HKBCF. However, HKBCF adds more transportation and institution land use to the island. HKBCF is designed to be a multi-modal transportation hub and centralize all custom checking and

The Boundary crossing facilities are on an artificial island next to

clearance work. Thus, both transportation and institution land

HKIA and Tung Chung new town with good transportation

uses are important for HKBCF.

connectivity. Also construction of Tuen Mun Western Bypass(TMWB) and Tuen Mun-Chek Lap Kok Link (TMCLKL) enhance the accessibility of the HKBCF, with various modes of transports available.

Thus, the HKBCF can then be developed into a logistic hub as it connects major transportation means such as HKIA, Skypier, Airport Express Line and Tung Chung Line, which foster economic growth with the area.

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Section 4

Do the rise of transport connectivity and economic benefits outweigh the massive reclamation work?

In a modern city like Hong Kong, economic development is

can get in touch with. Therefore, even Chinese are socially

unavoidable and undeniable. Though a certain extent of

unwelcomed; they are unstoppable to travel Hong Kong.

environmental destruction is done, public desire to make more profit through more communication with China seems to grow over the need to conserve the environment.

A series of reclamation work, building in total three artificial islands and constructing a large-scale cross-boundary bridge undoubtedly harm the environment. Water, air and land pollution

From an economic perspective, construction of HZMB can

are resulted due to heavy reclamation and waste disposed from

definitely upgrade the existing infrastructure, with higher

construction. Artificial islands not only destroy natural landscape,

accessibility and connectivity, more flow of people and thus

but also disrupt the marine ecosystem. Aquatic animals possibly

business, more tourists available. The economic benefits are

found such as white dolphins may be harmed or killed.

tempting and necessary. Besides having more interaction with China in order to have more business opportunities, continue the development in HK is urgent. Among the Four Asian Little Dragons in the 1980s, Hong Kong is now lagging behind due to lack of land and natural resources. It is understood that the government has to establish close economic partnership with

Under the principle of sustainable development, neither of the three principles should be neglected. As students right now, we can only hope that government can manage the environmental impact assessment well to minimize the environmental impacts as well as supporting the continual robust growth of economy.

China and also building transportation means to connect with the mainland. Economic growth is a must.

In the eyes of general citizens, although most of the Hong Kong people are reluctant to have more contact with Chinese businessmen, they are the most resourceful people Hong Kong 29

Chapter 5

Kai Tak Development According to the Administration, the mission for Kai Tak is to develop it into "a Distinguished, Vibrant, Attractive and People-oriented area by the Victoria Harbor". The total planning area of the Kai Tak Development (KTD) spans over 320 hectares, covering the 280-hectare exairport site and its adjoining Wong Tai Sin, Kowloon Bay and Kwun Tong. According to the Explanatory Statement of the approved Outline Zoning Plan, the development area is able to accommodate about 86 000 residents with quality living environment. The total estimated capital cost for the various projects, including the cruise terminal, public housing development scheme, Kai Tak River, Environmental Friendly Linkage System (Monorail), the Tourism Node etc., is expected to be over $100 billion.

Section 1

Cruise Terminal Given the geographical advantages and the well-developed

Route. The first berth, which is able to accommodate the

tourism industry, it favors the development of cruise journey. The

aforementioned world largest cruise vessel, is expected to come

existing Ocean Terminal in Tsim Sha Tsui, though having a high

into service in mid-2012. The construction of the second berth id

accessibility, is not able to meet the increasing demand and

expected to be finished in 2015.

rapid development. The government aims at developing Hong Kong into a leading regional cruise hub providing state-of-the-art and user friendly facilities with efficient & quality services. In accordance with the principle of “zero reclamation� in Victoria Harbour, the cruise terminal is developed at the former Kai Tak Airport runway with two alongside berths, accommodating the largest cruise vessel in the world. Its apron area is 850 metres long and it is estimated to clear 3000 passengers per hour. The cruise terminal has a high flexibility in hosting exhibition, conferences and meetings while a healthy and vibrant environment is promoted by sunlight from the four atria.

The proposed bridge over the Kwun Tong typhoon shelter was set to connect the old town with the Kai Tak redevelopment area, together with Kowloon Bay, and at the same time support the Environment-Friendly Linkage System (EFLS) which is a monorail transport system. The government is now looking for an alternative route or the possibility of extending the rail system by connecting the monorail to the Kwun Tong and Kowloon Bay MTR stations. The monorail system is a part of the final stage of the Kai Tak development targeted to be completed in 2023 which is a 9-kilometre rail having, as proposed, 12 stations. It is a fully automated driverless system operating with a 2-minute headway.

Also, its sustainable design is much environmental friendly with

It has a capacity of about 250 passengers with its form of 2-car

light and rain saving facilities reducing adverse impact to the

train. The whole journey would take only about 20 minutes under

natural environment. It is well-connected to the Tourism Node

the average speed of 40 km/hr. It is hoped that it can act as a

and the other parts of Kai Tak Development and Hong Kong by

catalyst in energizing the old Kwun Tong under redevelopment,

the proposed Shatin-to-Central Link and the Central Kowloon

assisting Kwun Tong to become the second central business

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district of Hong Kong after Central and Tsim Sha Tsui, as

terminal, allowing passengers and locals to travel within a short

proposed by the Hong Kong Government. It is also an

period of time.

environmental friendly mass transit transport with no roadside emission, protecting the environment while improving air quality

Is the cruise terminal a sustainable project?

of the region.

Locational advantages of the cruise terminal 1. It makes good use of the abandoned Kai Tak Airport and transform it into the new Kai Tak area with numeral landuses, including, of course, the cruise terminal, residential area and other recreational facilities, without any reclamation of the Victouria Harbour, in accordance to the plan of “zero reclamation�

2. It is near to the proposed second central business district of Hong Kong------ Kwun Tong. The Kwun Tong district provides a huge population for the region, resulting in an increase in number of economic activities in the region, quickening the pace of development.

3. The existing infrastructure provides a basic transport network for the terminal, allowing its operation in the early stage of the whole KTD. It can act as a base for its further transport and infrastructural development, for example, the Environmentally Friendly Linkage System.

4. The Shatin-to-Central Link will be established as early as 2018 and the Central Kowloon Route project is also on the way. They increase the connectivity and accessibility of the cruise 32

Section 2

Residential development in KTD At the Panel Meeting in May 2010, some Members raised the point that an important objective of KTD is to facilitate redevelopment of adjacent old districts, providing residential landuse to accommodate the surging population of Hong Kong.

In the 2010-11 Policy Address, the Chief Executive announced that to enable implementation of the resettlement scheme as an alternative to cash compensation for affected owner or occupiers in redevelopment projects under Urban Renewal Authority, the Government would like to reserve public residential sites in the Kai Tak Development area for the URA’s resettlement. The first 500 units are reserved for the former residents of Pak Tai Street and San Shan Road in To Kwa Wan. The first suitable site identified is located at the north apron area adjoining the public housing under construction, having proximity to the proposed Shatin-to-Central Line and the cruise terminal with complete seaview. The site which measures up to 1.13 hectare is capable of producing about 1 000 modest, affordable, austere and environmentally sustainable flats of small and medium sizes ranging from 40 to 60 square metres. The first phase of the site is aimed to be ready for the issue of land grant by April 2012.

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sustainable

not sustainable

foster economic development increase in economic and commercial activities promote development of tourism industry increase the number of tourist visiting Hong Kong create job opportunities economically

workers of constructions / staff in cruise terminal / sales in shops well-developed infrastructure and transport network increase accessibility and connectivity (Shatin-to Central Link, the Central Kowloon Route and the EFLS) increase in price of land and properties

money and time consuming spent on construction and may be further delay in the future shifting of existing economic activity in abandoned airport temporary car parks or golf course has to move to other places

land developers can earn more profit better living environment more open space in the region preserve local heritage socially

remnant of the Lung Tsun Stone Bridge reduce the traffic congestion widening of road ease housing demand provides both public and private housing

increase population density urban problems will occurs if the population density or traffic flow exceed the holding capacity destruction of collective memory complete transformation of Kai Tak Airport mean the lass of collective memory rise of property price only rich people is attracted causing inequality among the rich and poor

enhance air quality EFLS has no eission of green house gas reduce of water pollution environmentally

cleaning of Kai Tak Nullah energy-saving design

construction work cause pollution noise, air and water pollution are created

reduce use of electricity eg. Using natural sunlight from the four atria in cruise terminal

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Section 3

Morphological changes 1. Commercial and industrial land use There will be an increase in commercial land use. The cruise terminal stimulates economic and commercial activities in the region and commercial land use such as shops, the ‘tourist node’ and offices would be set up at Kai Tak. Hotels and service apartments can also be found.

There will be a slightly increase in industrial land use. Back up

There will be an increase in transportation land use. The cruise terminal building is built while bus terminal are required to connect the Kai Tak are and other part of the city through buses, taxis etc. Stations of the Shatin-to Central Link and the Environmentally Friendly Linkage System will also be built. The central Kowloon route will be established, too.

3. Recreational land use

services of the cruise terminal such as maintenance and food

Recreational land use will greatly increase. The Metro park will be

manufacturing is required. Workshops or factories may be set up

established while the multi-purpose stadium provides area for

in the region. Yet, the increase would be relatively small as

doing sports and other recreational activities. Open space and

industrial activities are not in the main stream of Hong Kong

promenade from Cha Kwo Lang to To Kwa Wan is also reserved

production.

for residents and locals so as to establish a better living

2. Residential and Transportation land use There will be an increase in residential land use. Private housing

environment.

4. Institutional and other land use.

estates are built by the government while private developers

Institutional and other land use will increase, too. Schools are

develop private housing at Kai Tak. With its infrastructure and

planned to be built in the region, providing educational facilities.

living environment, land developers may further develop private

Social and communities centres are also essential in the region.

housing in the neighboring district, further increasing the number

The centralized cooling system will be built so as to provide

of residential land use.

centralized air conditioning to the whole Kai Tak Development area.

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