過渡 TRANSITIONS Porposals of intervention for sustainable transformation of a former industrial area in Hong Kong Hong Kong is a city in transit. First as a commercial entrspot, then as British colony and finally as a world-wide fincancial centre, the metropolis hosts the different manifestations of these ever-changing realities. The need to accomodate a copious population, the scarcity of space and the needs of a well developed urbanized area caused the strong manipulation of the urban landscape by means of urban policies. The infrastructure of density that results involves the major public works for the mobility network, the 60 km2 of reclaimed land, the skyscrapers that replaced the colonial architecture, of which only few examples remained today and finally a reconstruction pace that replaces buildings as soon as they reach 50 years. Among the ongoing redevelopments, one of the most important refers to the former Kai Tak airport, closed down in 1997 and since then object of the investigation for the new design of the area. The close-down influenced transformation on the sorrounding areas, where real estate values increased, the height limits for new constructions were cancelled and a strong pressure towards redevelopment hit the former industrial zones. This thesis analyses the case study of a former industrial ares deemed to become the new Central Business district and aims to find out what are the architectural values to be preserved, the environmental actions to be taken and to point out the path towards a sustainable transition. By connecting disused areas, industrial buildings and the coastline, my design tries to crossbreed the monofunctional district with collective spaces that consider one of the contemporary trends of the population, creative production.
過渡
TRANSITIONS
Porposals of intervention for sustainable transformation of a former industrial area in Hong Kong
Università degli Studi di Ferrara - Corso di laurea magistrale in Architettura - A.A. 2012/2013
Relatori : prof. Etra Occhialini, prof. Romeo Farinella Correlatori : Prof. Wallace Ping Hung Chang - Arch. Mario Assisi
Laureanda : Sara Dughetti
0
Pearl River Delta : the endless city
Guangzhou 14.000.000 inhabitants 7.434 km2 1.708 inh/km2
Dongguan 8.200.000 inhabitants 2.465 km2 3.335 inh/km2
People’s Republic of China
Shenzhen 8.200.000 inhabitants 2.020 km² 4.059 inh/km²
Zhongshan 3.120.000 inhabitants 1.800 km2 1.734 inh/km2
Zhuhai
Hong Kong
1.500.000 inhabitants 1.653 km2 896 inh/km2
Guangdong
7.000.000 inhabitants 1.104 km² 6.250 inh/km²
Macau
550.000 inhabitants 28 km² 17.857 inh/km²
urbanization 1985
administrative borders
urbanization 1995
SAR borders
urbanization 2011
Pearl River Delta
1:300.000 10 km 20km
0
Population of the PRD
PRD. Economic incidence and exchange 10%
700
20%
PIL
35 30 25
investimenti stranieri diretti
20 15 10
25%
5 0 1985
SEZ Special Economic Zone
1990
1995
Hong Kong
Shenzhen
Zhuhai
Macau
2005
2000
Dongguan
Guangzhou
600 500 400 300 200 100 0 1985
scambi
2010
Scambi in Milioni di USD
45 40
Cina
Totale
1990
1995
Export
PRD
2000
2005
2010
Totale
Import
SAR Special Administrative Region
Pearl River Delta 2020
85 %
Hong Kong in the PRD
19.242 USD
urban population
GDP per person
80
60 %
year-old
tertiary and services
other cities PRD 449,9
life expectancy
GDP PRD 665,2
HK 215,3
0,1% agriculture
32,4%
8,1% industry 91,9% services
million USD
67,6% 2,4% agriculture 50,3% industry 47,3% services
1911
1921
October foundation Revolution of CCP
過渡
1935
1949 1950 ‘53-’57 1958
1960
foundation Agrarian I five-year Great Leap Publication Mao plan Zedong of the PRC Reform of the Forward becomes “little red law chairman book”
TRANSITIONS
1966
Cultural Revolution starts
1972
1972 ‘76-’80 1976 1978
1980
4 Special Zhou Enlai President V five-year Mao dies. Open Deng door policy Economic Nixon and the 4 plan Zones PRD visits modernmaximiz- Xiaoping opens to China ing growth viceization chairmain HK
Proposte di intervento per la trasformazione sostenibile di un’area ex-industriale ad Hong Kong.
1981
1984
Deng visits de Maoifica- Guangdong tion
‘86-’90 1987 1989 ‘91-’95 1997 ‘97-’00 2002 ‘02-’03 2005 VII Land-use Law of five-year Reform in transfer of plan Guang- Land-use reform of rights in dong traditional Shenzhen industry
Università degli Studi di Ferrara - Corso di laurea magistrale in Architettura - A.A. 2012/2013
2009 2010 2013
2015
XX Canton Shanghai planned Burst of Article 23 VI Deng VIII IX SARS and people Ministerial anniver- Tower in becomes urbanizafive-year Xiaoping five-year sary Guang- Free-Trade tion 70% epidemic protests conference plan - PRD dies plan Tiananmen zhou Zone Guangdong WTO Gold Coast “socialist Square of China market economy”
Relatori : prof. Etra Occhialini, prof. Romeo Farinella Correlatori : Prof. Wallace Ping Hung Chang - Arch. Mario Assisi
Laureanda : Sara Dughetti
1
Hong Kong infrastructure of density main roads railways New Towns project area
urbanized reclaimed land
scala 1:15 000
urbanized land
5 km 10km
0
Extension / urbanization
Density by district < 4 000 inh/km2
LONDON
4 000 - 10 000 inh/km2
population : area :
10 000 - 25 000 inh/km2 25 000 - 40 000 inh/km2
SEOUL 8 308 369 1 572 km2
population : area :
HONG KONG 10 140 000 605.21 km2
population : area :
7 184 000 1 104 km2
> 40 000 inh/km2
Building high
Housing typologies respond to the high density of the city. Economic developmente made housing standards improve.
1955
1974-1975
1993
Comprehensive development
Advanced Prefabrication
Oi Man Estate
Mark I
resettlement estate
2005
Tin Yiu Estate
The Harbourside Kowloon station
480
780
667
402
2400
2750
2400
1600
11,5 m2
23 m2 33 m2 118 m2 6,5 m2
2,2 m2
9.2 m2
20 m2
Economic sectors’ effect on GDP source: HKSAR_Annual Digest of Statistics_2012
25% 20%
finanza
15% 10%
cultura
ART
5% 0
industria
1965
1960
1975
1970
1980
1985
1995
1990
2000
Financial centre (world’s second)
Industrial boom
2005
2010
Disneyland opening
Economic development and city shape How economic base influenced the shape of the blocks
Industrial block
Proposte di intervento per la trasformazione sostenibile di un’area ex-industriale ad Hong Kong.
M+ new contemporary art museum
lot occupation
41%
68%
TRANSITIONS
Cultural centre
lot occupation
lot occupation
過渡
ART
Financial block
Università degli Studi di Ferrara - Corso di laurea magistrale in Architettura - A.A. 2012/2013
56%
Relatori : prof. Etra Occhialini, prof. Romeo Farinella Correlatori : Prof. Wallace Ping Hung Chang - Arch. Mario Assisi
Laureanda : Sara Dughetti
2
Kowloon East beyond
the airport The airport moves
Reclaimed land how the coastline and the sorrounding settlments change
1887
1967 Building age Legend:
1997 - 2013 1980 - 1997 < 1980
industrial areas
1980
1:20 000 100 m 0
500m
1997
?
POST
Proposals zero reclamation policies
airport closed down
1997
consequences
Transformation
industrial buildings are replaced by
Commercial buildings
grade A office buildings
2001
460 ha 133 ha 260.000
total area reclaimed land estimated population residential commercial government, administration services and other uses (cruise terminal...) green areas
Speculation
Residential buildings
cancellation og heights limits due to airport activity causes “pencil towers” on top of traditional blocks
Polarization
Shopping malls
2012
nuovi shopping malls are built close to transport nodes, residential complexes and transformation areas
310 ha 0 ha 90.000
total area reclaimed land estimated population residential commercial government administration other specified uses (stadium, cruise terminal...) green areas
過渡
TRANSITIONS
Proposte di intervento per la trasformazione sostenibile di un’area ex-industriale ad Hong Kong.
Università degli Studi di Ferrara - Corso di laurea magistrale in Architettura - A.A. 2012/2013
Relatori : prof. Etra Occhialini, prof. Romeo Farinella Correlatori : Prof. Wallace Ping Hung Chang - Arch. Mario Assisi
Laureanda : Sara Dughetti
3
Kowloon East water system
. 400
. 300
. 400
Hong Kong elevation and cuntry parks
40% of Hong Kong territory is occupied by country parks. Coutry parks are mainly located on the inner hills while coasts are almost everywhere urbanized
. 500
country parks . 250
. 100
Pearl River Delta- Hydrography Hydrography of PRD is very complex on the western bank, where agricultural lans minly locates, while the eastern bank has water reservoirs and a protected landscape with many country parks country parks
.3
agriculture
primary treatment works . 250
water catchments water subcatchments -5
direction of water flow dry water flow interceptor typhoon shelter
-5
- 10
- 15
-5
- 15
1:20 000 100 m 0
500m
- 15
- 20
-5
-5
- 20
Water quality in the Victoria Harbour
- 15
Water quality is determined by WQO (water wuality objectives). In particular: dissolved oxygen, inorganic nutrients, ammonia nitrogen and e.coli counts. Failing the WQO causes increase of algae and other organisms that can be harmful in great quantity causing turbidity and odours
min max
min max
min max
min max
min max
min max
Diss. Oxyg. TIN Ammonia Nitrog. max
E. coli
max
max
Causeway Bay
Yau Ma Tei
To Kwa Wan
max
Kwun Tong
max
Aldrich Bay
max
Chai Wan
Exceptional climatic events HK climate is characterised by high periodicity of rainfalls that reach the condition of tropical cyclones. High urbanization close to the inner elevations, ageing sewage system in older parts of town caused landsliedes and flooding despite the sophisticatd meteorological system.
Typhoons
Main causes of water pollution :
total rainfall rainy days (quantità di pioggia giornaliera > 0.1 mm)
x
date
20
The chosen site presents a high level of water pollution due to inadequate water excahnge, industrial activities, ageing pipelines, boat discharges
400
6/2008
150
15
70 60 50
7/2006 6/2005 4/2008
0
ground
7/2001
10 200 5
100
0
過渡
TRANSITIONS
Possible solutions : Interception and filtering of surface water before introducion in the enclosed water body
0 1
Maximum flooding between 2001 and 2008 in Hong Kong source: Drainage Services Department
rainy days (day)
300 total rainfall (mm)
max flooding depth (cm)
500
2
3
4
5
6 7 Mesi
8
9
10
11
12
filter zone
monthly mean of total rainfall and rainy days source: Hong Kong Observatory
Proposte di intervento per la trasformazione sostenibile di un’area ex-industriale ad Hong Kong.
Università degli Studi di Ferrara - Corso di laurea magistrale in Architettura - A.A. 2012/2013
Relatori : prof. Etra Occhialini, prof. Romeo Farinella Correlatori : Prof. Wallace Ping Hung Chang - Arch. Mario Assisi
Laureanda : Sara Dughetti
4
Kwun Tong in Transition Yip On factory 1978 public ownership 11 floors gallery building
Grandeur factory 1966 multiple ownership 12 floors
Hidden Agenda music and culture
Initial fashion designers
South China factory
Kirii factory
1970 multipla ownership
1969 multiple owner. 7 floors
Easy-pack artist precinct incubatore d’arte
The Salt Yard photography gallery
Meyer Industrial building 1971 multiple ownership 12 floors
Osage gallery
Crystal Industrial building
galleria d’arte
1960 single ownershio 12 floors extruded block
Seapower Industrial Center 1973 multiple owner. 11 floors
Former bus depot 1960 multiple ownership 5 floors vacant
The battle stage drum school
Hoi Luen Industrial Center 1985 multiple ownership 14 floors megablock
Camel Paint building Block 3 1980 multiple ownership 15 floors extruded block
Kwun Tong Industrial Center 1980 multiple ownership 12 floors megablock
Factory workers 1960/2000 Decrease in factory workers population
200.000
190.000
Tertiarization
new buildings for grade A offices 150.000
130.000
100.000
100.000
Industrial identity
80.000
edifici con valore testimoniale del passato industriale
60.000
50.000
Hoi Bun rd 56 1991-2012 single ownership 13 floors
0 1960
1980
2000
Kowloon Flour Mill
Social variation
source: Research Report on History and Heritage of KT/KBBA
occupazione degli edifici industriali da parte di artisti e creativi
Industrial / Financial buildings
1966 multiple ownership 9 floors
ART
Increase and decrease of buildings quantity
Dah Keung godown
Typology evolution
300
1969 single ownership 12 floors
257 221 200
100
37 13 2005
1957
1962
Simple extrusion
Set backs
Podium tower
Buildings Ordinance with details regulations - building density controlled by volume
0 2001
1955
2010
source:Research Report on History and Heritage of KT/KBBA
Height of building walls in relation to street width Building top of 63.5/68 degrees
Plot ratio and site coverage were introduced to replace volume limitation as a mean of density control
Street activities - facade occupation at grounfloor
retail
legend
food
Mapping of main activities at ground floor
retail
accessible activities
unaccessible activities
restaurants
banks
food
shops
property agents
car service
heavy activities car park/garage
過渡
TRANSITIONS
Proposte di intervento per la trasformazione sostenibile di un’area ex-industriale ad Hong Kong.
Università degli Studi di Ferrara - Corso di laurea magistrale in Architettura - A.A. 2012/2013
Relatori : prof. Etra Occhialini, prof. Romeo Farinella Correlatori : Prof. Wallace Ping Hung Chang - Arch. Mario Assisi
Laureanda : Sara Dughetti
5
Strategy San Po Kong 12%
Differentiate the economic base
New attractors
Two buildings are chosen for their heritage value, location and ownership conditions to become nodes of the cultural network
Growing influence of creative industries on Hong Kong’s economy and the social mix of the district, make it important not to erase the cultural fabric but foster its development despite the ongoing redevelopment. Yip On factory Creative industries - % GDP
Kwun Tong Bus Depot
6% 5%
Kowloon Bay 4%
4% 3% 2%
Creatives in industrial buildings by district
1% ‘05
‘06
‘07
‘08
‘09
‘10
‘11
Ngau Tau Kok 10%
Kwun Tong 25%
Preserve industrial identity
total in Hong Kong
% creative by district
Significative buildings and ownership
public ownership
Industrial buildings represent the majority of the building stock in the district. Highlighting the industrial buildings that have specific architectural features and favourable ownership conditions, a network of cultural conversion is proposed.
vacant
Builsings by use in Kwun Tong - mq
5000 4000
private ownership
3000
single
2000
multiple
1000 mq Grade A office
Industry & office
Factories
Landscape infrastructure
buildings
Connect city and water
nodes
water flow direction
Definition of a coastal linear park with cross-connections to the existing fabric on strategic nodes. Introduction of a landscape infrastructure that manages, collects and filters waters before introduction in the water body.
temporary dams purification ponds
collection and managing of rainwater system
60% unaccessible waterfront
paths blocks for further construction linear park
Voids on the edges
existing green areas
underused areas
vacant areas
過渡
TRANSITIONS
Proposte di intervento per la trasformazione sostenibile di un’area ex-industriale ad Hong Kong.
Università degli Studi di Ferrara - Corso di laurea magistrale in Architettura - A.A. 2012/2013
Relatori : prof. Etra Occhialini, prof. Romeo Farinella Correlatori : Prof. Wallace Ping Hung Chang - Arch. Mario Assisi
Laureanda : Sara Dughetti
6
Landscape infrastructure
A
A
scala 1:5000 50 m 0
100m
One park, three parks The linear park is subdivided into three segments, that differ as for extension and relation to the sorroundings
dimension
morphology
water system
3.20
typhoon shelter
3.20
2.30 0.44
0.00
-1.37
pathway
flooding levee
riparian area
secondary watercourse
artificial hill
main watercourse
temporary detention pond
stormwater collection canal
driveway
street stormwater collection canal
road and elevated driveway
section AA - 1:500
過渡
TRANSITIONS
Proposte di intervento per la trasformazione sostenibile di un’area ex-industriale ad Hong Kong.
Università degli Studi di Ferrara - Corso di laurea magistrale in Architettura - A.A. 2012/2013
Relatori : prof. Etra Occhialini, prof. Romeo Farinella Correlatori : Prof. Wallace Ping Hung Chang - Arch. Mario Assisi
Laureanda : Sara Dughetti
7
Landscape infrastructure
1
2 3
4
1 Kowloon Bay Park
1
2
3,20
2
stormwater collection canal main waterflow
3
water settling ponds
4
water meander
1
Runoff water collection, sediment and filtering path, water quality refinement and finally introduction in the waterbody
5
temporary detention basin
6
nutrients removal ponds
7
riparian zone
8
floating vegetation
9
hydrophilic vegetation
2,30 3
-1,37 3,20
7
8
-1,37 3,20 9 3
5 3,17 1,00 -1,42
m a.s.l.
1,50 dragonboat training
3,17
water sport outdoor sport 6
flora protection fauna protection
1:2000 50 m 100 m
0
2 Underneath the flyover
Resilient landscape
Boardwalk on the waterside, internal strip equipped for open air events. Interception of runoff water from industrial area, preliminary filtering and drainage outside the waterbody
1
1
stormwater collection canal
2
underneath the flyover area
3
riparian zone with flight of steps
4
floating vegetation
Landscape of the park adapts to water depth variation depending on rainfall intensity.
m a.s.l.
3,10
A
3,27
panoramic view
3 1.70
1,70 equipped space for events
3,00
2
market space
4
section AA - 1:1000
A
3 Kwun Tong Nullah Naturalization of existing nullah. Section widening, vegetated levee, made permeable. Gabion dams that slow the waterflow and filter water.
1
stormwater collection canal
2
gabions temporary dams
3
riparian zone
4
stepped bank
4
2
m a.s.l.
B
3
4,77 -0,50
1
1.00 4.77
5
outdoor sport
outdoor events
flora protection
section BB - 1:1000
fauna protection
Linear park
B
Operation of the 3 parts 1 Kowloon Bay Park
過渡
TRANSITIONS
Proposte di intervento per la trasformazione sostenibile di un’area ex-industriale ad Hong Kong.
2 Underneath the flyover
Università degli Studi di Ferrara - Corso di laurea magistrale in Architettura - A.A. 2012/2013
3 Kwun Tong Nullah
Relatori : prof. Etra Occhialini, prof. Romeo Farinella Correlatori : Prof. Wallace Ping Hung Chang - Arch. Mario Assisi
Laureanda : Sara Dughetti
8
Urban reuse Yip on factory estate
service cores and vertical connections
floorplan 3rd floor
common spaces
Elevated square
floorplan 2nd floor
ground zero raises to allow public functions connected to the building conversion controlled flexibility
Green connection The building is directly connected to the linear park through a green axe departing from it new function
floorplan 1st floor
floorplan groundfloor
temporary residencies
1 single rooms
temporary residencies
6 dormitories
temporary residencies
3 triple rooms
esposizioni, eventi, bar
mercato / ristorante
uffici servizi e impianti
Yip on factory estate
financial aid
g in us rity ho tho hk au
joc clu key b
building
t
en
pm lo ve au de ure b
ated dedicciation asso
Ene
rgiz
tion
ula
pop
s ist
t
ing
users
loon
management
legenda: private owner
NGO
public
population
過渡
Kow
d te ion ca t di cia de sso a
ur
TRANSITIONS
1960’s
1970’s
1980-81
2000
2009
2013
industrial boom
construciton of two flatted factories in Kwun Tong
construction of Yip On factory estate with lift
demolition of two estates
policy for “Revitalizing industrial buildings”
need for spaces for culture and creativity
Proposte di intervento per la trasformazione sostenibile di un’area ex-industriale ad Hong Kong.
Università degli Studi di Ferrara - Corso di laurea magistrale in Architettura - A.A. 2012/2013
collaboration with NGO’s building conversion and management
selected tenants for creative activities compatible with residence
Relatori : prof. Etra Occhialini, prof. Romeo Farinella Correlatori : Prof. Wallace Ping Hung Chang - Arch. Mario Assisi
functional mix with temporary residence
new cultural center
Laureanda : Sara Dughetti
9
Urban reuse Kwun Tong Bus Depot
functions
platform
existing
floorplan first floor
floorplan roofing
Permeability ground zero becomes a go-through covered square, that connects the building to the sorroundings
fluxes
Green connection The existing park in front of the building pemnetrates the built environment subversing the relationship between inside and outside
vertical distribution
floorplan ground
hanging garden relax and events
music room
auditorium services and machines
offices
restaurant laboratories and retail
shop services and machines
temporary detention ponds
Bus depot
700
m
500 m
t
rgiz
i ist
ing
Kow
loon
beneficiari
UFFICI
d te ion ca t di cia de sso a
r tu
gestione
UFFICI FINANZA
Ene
ne
UFFICI BANCA RISTORANTE NEGOZI CLUB
rio ta to rie iva op pr
pr
en
pm lo ve au de ure b
ated dedicciation asso
zio
ola
pop
joc clu key b
edificio finanziamenti
legenda: private owner
NGO
public
population
1992
1994
1997
1998
purchase by a private
first project
second project
third project
developer
過渡
TRANSITIONS
Proposte di intervento per la trasformazione sostenibile di un’area ex-industriale ad Hong Kong.
2001
Università degli Studi di Ferrara - Corso di laurea magistrale in Architettura - A.A. 2012/2013
2013 classified significative building
negotiating table between owners and EKEO
Public announcement for design and management of cultural centre
Relatori : prof. Etra Occhialini, prof. Romeo Farinella Correlatori : Prof. Wallace Ping Hung Chang - Arch. Mario Assisi
Restoration and public opening
Laureanda : Sara Dughetti
Management and units rental
10