Made of Crisis - Rejuvenated Industrial Buildings Lead Valuable Economic Hub for SMEs by Matthew Ying

R ej u v e n a t e d I n d u s t r i a l B u i l d i n g s L e a d Va l u a b l e E c o n o m i c H u b fo r S M E s

1 st Adv iso r: I v an Kuc ina 2 nd Adv iso r: Attilio Te rragni

CO N T E N TS

03 abstract

08 the crisis

26 the solutions

46 site analysis

86 programmatic diagram

96 case precedents

104 comparison & algorithm

112 design

R ej u v e n a t e d Industrial Buildings L e a d Va l u a b l e Economic Hub for SMEs

00_abstract Matthew Ying To recognize a city growth, its strength in economy is always a significant fact and reference. However, a sudden rapid growth of economy and change of economic nature causing a common phenomenon of industrial recession zones around the world. The economy is changed from industrial and manufacturing-based economy to service-based economy. If the balance between these two type of economies cannot be maintained, many social and economic problems are resulted within this unhealthy economy as consequences. Gentrification is the most typical result of speedy urban growth expansion. During its urban development, demolish existing buildings by replacing new skyscrapers is the most common and customary way to achieve the changing of the urban fabric in Hong Kong. In fact, buildings always have their second opportunity to serve the city and benefit the people. Buildings, in terms of architecture, they represent history, cultural and experience over time to both city and citizens. It is always a valuable action to preserve buildings during development. Not only the identity of a city can be emphasized but also can educate people through the history, cultural and collective memories. These are the most important elements to unique and distinguish the quality of a city. With the support of local government, revitalization of buildings is easier to be implemented. There are many successfully revitalized examples, such as The Gasometers of Vienna is converted into residential buildings and the industrial district in Beijing is convented into an Art Zone . Hong Kong, an international urban city with rapid economic growth, also facing the phenomenon of gentrification. To illustrate the industrial recession, history is dated back into the 1950s. The Korean War embargo imposed by United Nations in 1950 was a significant catalyst for Hong Kong industrialization. However, problems of overpopulation and overdevelopment on Hong Kong Island and Kowloon pulled back the development. The government was prompted to seek for places to allow the continuous growing of existing manufacturing industry.

designed by Ebenezer Howard, an English founder of The Garden City Movement. With the concept of “Garden City”, he aimed to propose the mixed development of industrial, commercial and residential areas with low-rise buildings. Kwun Tong Road, the original coastal line before reclamation, then became a boarder between the industrial area and commercial and residential areas. After the reclamation, Kwun Tong Bypass over the promenade became the new coastal line. With the development of MTR ﬂyover along Kwun Tong Road and the new coastal line, they act as a ring around the new development area to further emphasize the separation of two areas until now. In the beginning, Kwun Tong was not a successful industrial town due to the lack of infrastructures and facilities support. Residents settled in Squatter Huts, however, the poor living condition in Squatter Huts caused many health and environmental problems. Thus, the government tried to resettle these residents into resettlement blocks. Meanwhile, there were a large amount of Chinese moved to Hong Kong because of political instability. Sudden among of immigrants further worsen the situation in terms of living area. Despite that, limited provision of space in squatter huts and resettlement blocks encouraged people to stay in the open areas and corridors more often which provided opportunity for neighbourhood engagement. The shared facilities such as toilets, kitchens and wells also strengthened the sense of community. Furthermore, during the bloom of manufacturing industry, there was a common norm within the neighborhood. Workers would assemble small parts of products at home with children and neighbour. Exchange of knowledge and opportunity of work were given under this environment.

Kwun Tong, located in Eastern Kowloon Peninsula, was chosen to be the ﬁrst satellite town in Hong

Later in 1960s, the government tried to improve the problems by developing new public housing, for instants, Ngau Tau Kok Estate, Lam Tin Estate and Sau Mau Ping Estate around the industrial area. These estates provided huge among of manpower. Infrastructure was developed to support the urban growth. Buses were started delivering people to different districts. The transportation flow was increased drastically. In the 1970s, MTR was finally

Kong. With its location and geographic terrain advantages, reclamation was easier to be executed. More lands are provided for further industrial development. The urban planning of Kwun Tong was

extended to Kwun Tong. A better and eﬃcient connection to the other places were resulted. Thus, Kwun Tong became an all-rounded industrial town in Hong Kong.

Nonetheless, the economy of Hong Kong was transformed into a service-based economy in the late 1980s. Simultaneously, factories were moved back to China due to the low rent and large supply of labour force in China because of the implementation of Open Economic Policy. As a result, the manufacturing industry was declined in Hong Kong and turned into a de-industrialization period. Industrial units were vacated in the market. Meanwhile, the housing properties were not affordable by people due to the failures in housing policy and travel policy. Unexpectedly, it provided opportunities for cheap renting and spacious units within industrial buildings. Different fields of people, such as artists, musicians and Small Medium Enterprises (SMEs), took this chance and started to work or live in the buildings. Taking the advantages of spatial quality in the industrial buildings, an unimaginable variety of industries were started to grow. They formed their own culture and community inside unintentionally and deviated the usage of industrial buildings from the past. The result of diversity is always a significant ingredient for a sustainable economic development. However, this harmonious situation did not last long. There is only profit making in the perspective of government and businessman when the government started to renew the industrial buildings. With introducing a new law, the government tried to turn those vacant and old industrial buildings into A-grade office buildings, luxury shopping malls, hotels and modernized rental buildings. As a result, those artists, musicians and SMEs were forced to move out due to the rising of rent. Meanwhile, people were said that misusing the factories under the Hong Kong Law regrettably and they were evicted continuously. Satirically, this situation is caused by the negligence usage of industrial buildings of government and the obsoleted regulation undeniably. Surprisingly, these circumstances contributed an environment for the urban growth and new opportunities for the

the total business units and provided job opportunities to almost 1.3 million persons. SMEs can, and often do, embrace social, environmental and economic sustainability as part of their business operations even when it might not be their intentions. In the 1980’s, Hong Kong economy was at the peak together with Taiwan, Singapore, and Korea (Four Asian Tigers). At the same time, the economy in the United States was going down, there were economists analyzed the success of Four Asian Tigers were because of the small scale companies were more flexible in operation to adapt agilely to different environments. According to this incident, flexible management is one of the keys to success in companies. From the Blessing White Research of employee engagement report 2011, employees who have more authority on decision making and closer relationships with customers tend to be more engaged. Employee engagement is important for a company as SMEs are easier to achieve because of its small structure and unnecessary bulky policy. Departing from the current political system, historical background of the industrial era and the contextual areas that caused the issues which affecting the industrial district development, this thesis works with a larger contextual area with accomplishing a more comprehensive understanding in government planning. By working on Kwun Tong, the largest industrial district in eastern Kowloon Peninsula of Hong Kong. The proposed architecture is aimed to introduce a threshold diversifying the economy and intensifying social activities of industrial building by rejuvenate the building through the focusing on economic, social and contextual environment perspectives. Destruction and implantation are the means to reconstruct the industrial building physically. By

development of SMEs. Investors with less ﬁnancial resources can also survive in this highly commercialized, high investment cost and

partly destruct the parts that cannot be repaired or serve the context and society which lower the value of building, the valuable ingredients will be

monopolized economy. Small Medium Enterprises (SMEs) in Hong Kong are the manufacturing enterprises with less than 100 employees and non-manufacturing enterprises with

preserved. They are the history which can strengthen the identity of city and educate the public. Thus, destruction leads to constructive by introducing new opportunities. Meanwhile, implanting new or contrast elements can generate new type of urban fabric

less than 50 employees. Up to June 2016, there were around 320,000 SMEs in Hong Kong which is 98% of

characteristic. These elements become ingredients bringing new experience and understanding of a

space. By integrating destruction and implantation with the existing context, the architecture becomes a unique product of that area which reinforce the existing building and environment. In order to improve the resilience of spaces within the building to meet the diversify economic activities, the idea of ambiguity is applied. In terms of architecture, the elements of building can be changed according to time and different activities. In terms of social, users can participate in designing the spatial arrangement to achieve spatial variation and flexibility, and diffuse hard boundaries. By this, a more humanized and characterized space is created and a sense of belonging is built up. Furthermore, the diffusing of hard boundaries encourages social and economic interaction and idea exchange between different units, which act as a threshold engaging people within the comfortable and harmony spaces. Thus, the building itself can adapt to the environmental change and urban development over time. The urban fabric and the value of building is retained to benefit the people and city by maximizing its resilience. Apart from the physical and spatial reformation, the building provides new platform to allow economic activities. By taking the advantages of flexible and engagement characteristics into account, the SMEs would be the focusing group within the existing economy. It is easier to expand their economic activities through the low rental rate and spacious units of industrial building. Different type of programs, such as temporary programs and scheduled programs are introduced to contribute the economic typology and network. Through the SMEs taking turns to promote their products in the public exhibition or multi-function area, interaction between SMEs, residents and city is increased. It is a great opportunity to converge people in order to build up and strengthen the society. Thus, a new urban environment based on the new industrial typology is shaped with the participation of different parties and actors gradually. The building not only rejuvenates the economy but also integrates with the existing urban fabric which contribute benefit in terms of economic, social and contextual environment over time.

A typical picture of Hong Kong which can be easily found on the internet. Does it really representing Hong Kong? What lies behind the prosperity in the picture?

Source: urbanchina.org

01_the crisis

â&#x20AC;&#x153;An imagined place or state in which everything is unpleasant or bad, typically a totalitarian or environmentally degraded one.

The opposite of utopiaâ&#x20AC;&#x153;

Source: oxforddictionaries.com

Elderly living in a cage in a well-developed city, Hong Kong.

Political instability - Umbrella Revolution (Hong Kong, 2014)

An illustration of Hong Kong setting in a dystopian future. (Nivanh Chanthara) People protesting againest Grey goods trader from China Source: cdn.asiancorrespondent.com timedotcom.ďŹ les.wordpress.com tv.on.cc

the thesis will begins with questioning...

why are p e o p l e having their life in i n d u s t r i a l b u i l d i n g s

1.) relaxation travel policy for china 2.) Multiple-entry endorsement 3.) overloaded the transportation system and faciliticaty 4.) extremely high rental fee for retail shops 5.) small businese cannot survive 6.) lack of diversity in econnomy 7.) small businesses have to seek for cheaper place 8.) EXISTING REGULATIONS (60â&#x20AC;&#x2122;S-70â&#x20AC;&#x2122;S) ARE NOT UP-TO-DATE 9.) household price index have gone up 10.) decline of manufacturing industry 11.) rental fee decrese in industrial building 12.) cheap subdivided flats

relaxation t r a v e l p o l i c y f o r m a i n l a n d c h i n a

Multiple-entry e n d o r s e m e n t

2016 january to august chinese visitors percentage

2 8 , 3 8 3 , 2 4 1 (total amount of visitors From china to HK)

3 7 , 2 9 5 , 7 9 2 (total amount of visitors to HK) Source: Immigration Department

of the tourists are from China

Hong kong has became a place f o r . . .

+ l u x u r y

which

M a r k e t

leads

e x t r e m e l y h i g h rental fee for retail shops RENTAL INDICES FOR HONG KONG PROPERTY MARKET ( 1999 = 100 ) Index 240

DOMESTIC 220

OFFICES 200

RETAIL FLATTED FACTORIES

180

160

140

120

100

40 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 10 1 4 7 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016

social conflict between local residents and the visitors has become so m a n i f e s t Source: scmp.com

The retail industry has taken these developments as a major threat to its s u r v i v a l

The government promised to cut down the in-flux of tourist by 20% It was estimated that the economy could lose HK$40 billion a year and 10,000 jobs with such a cut to the individual travel scheme

20%

Source: scmp.com

T h e e c o n o m i s t s have warned such act will bring to a

Ripple effect

but a f

why f e

is c

it t

easily e d ?

monopolized e c o n o m y is resulted lack of

from the diversity

a healthy economic system shouldnâ&#x20AC;&#x2122;t rely on a single industry

manufacturing

2.5% others

0.5%

social and personal services Public administration

construction

8.8%

26.8%

Total fourth 3.8

employment quarter of

in the 2015 was million.

Import/export wholesale retail trades accommodation food services

30.2%

d i s t r i b u t i o n

19.9% ďŹ nancing and insurance business services professional real estate

information and communications postal and courier services Transportation storage

11.3% Source: gov.hk

THE INFLUX OF TOURIST HAS CAUSED THE RISE OF RENTAL FEE. PEOPLE WITH LESS FINANCIAL RESOURCE HAVE TO SEEK CHEAPER PLACES TO CONTINUE THEIR BUSINESSES

retails

1,375

office

buildings

industrial

542

buildings

160

average Rental fee comparison of 2016 August in HKD (per sqm)

Up to now, there are already numerous industries moved into the industrial buildings deviating the original use and providing a new experience for their customers as an alternative entertainment and leisure.

restaurant studio office workshop religious use sport center bakery live house

residential retail tea house museum partyroom cafe flea market farm

r e c o n s t r u c t i o n scheme is to d e m o l i s h old buildingS an d l u p r h o

to build x u r y i v a t e u s i n g

Inadequate supply of land & public housing d

s u p p l y

PRIVATE DOMESTIC ($/Square meter)

annual

PRICE

INDICES

3 00

250

200

150

100

2 005

2 006

2 007

p i n

2 008

r f

2016 Hong kong family Average HKD 29,100 2016 Hong kong housing average HKD 5,591,000

2 00 9

2 0 10

i a

income

2 0 11

c i

2 0 12

2 0 13

2 0 14

2 0 15

e n

rate

price

Family average income rate vs. housing average price

*in hk with 19 years of net salary you can buy a flat

D e m o g r a International Affordability

ireland

united states

japan

canada

singapore

united kingdom

australia

hong kong

new zealand

p h i a Housing Survey

Demographia international housing affordability survey Housing affordability rating categories median multiple

rating Severely Unaffordable

5.1 & Over

seriously Unafforable

4.1 to 5.0

Moderately unaffordable

3.1 to 4.0 3.0 & Over

affordable

hong kong has been the top of the list for the past 6 years

02_solutions

to have a more comprehensive understanding of the problems, by elaborating keywords from the crisis to seek for a solution.

keywords conservation p re s e r v a t i o n a d a p t a t i o n r

a m b i g u i t y o

s p e c u l a t i v e d e t a c h a b l e d i s j u n c t i o n c

n o n - g o v e r n s u s t a i n a b l e e

r e j u v e n a t e d e s t r u c t i o n necglectedness i n ďŹ&#x201A; e x i b l e c e r t a i n t y u n n a t u r a l s

a t t a c h a b l e c o n n e c t i o n p g

a o

n v

n e

d i m i n i s h e q u a l i t y e

i m p l a n t a t i o n s u b t r a c t i o n

#Sustainable

How to make a building sustain in an economical, sociological and contextual facets of the term?

Economy

Social

Agglomerate people with common interest, share the same thoughts and visions

Provide platforms for users to expand network

Create long-term ďŹ nancial value

Empower the others

Context

Common grounds are created

People are connected

Social Coherent and positive energy will be generated

Enhance diversity in industries

Architecture as educator

ReďŹ&#x201A;ect its identity

To oďŹ&#x20AC;er what the context area is missing and more accessible for public

Strengthen neighborhood relationship and emotional bondings

public will be enlightened and understand the value of the buildings

intergation to the social life and urban fabric, make it as part of the organ. Allowing it to adapt to the constant changing context.

1 Tenement buildings in Hong Kong

Hong Kong residential highrise by Michael Wolf

The architects turned a tremendous infrastructure into an elevated park oﬀers a continuous views of the Hudson River and the city skyline from the chaotic city streets. Which provided with greenary space, ampitheatre and street furnitures and preserved part of the railway for an alternative leisure space in New York

2&3

Intergation to the social life and urban fabric or to provide something the place is lacking of, make it as part of the organ. Allowing it to adapt to the constant changing context. It has become more difficult to distinguish a lifestyle that is specific to a place from one that is globalized. In order to breaking the norm, the architecture should offers specific customization, and kindle a sense of self-awareness within a community. Allow users to have certain ownership and share responsibility which allows individual input. Create social infrastructure allows integration and intensify interaction

#Destruction #Implantation

How be

make

destruction constructive

Why destructing buildings?

Natural Diaster

Cannot catch up with city development

Disrepair

Cannot provide society needs

Lost value

How can we preserve the buildings?

Transformation

New perspective

Partically destruct the part which cannot be repaired or not serving the context and society

Preverse the valueable part

To teach younger generations the history of our city

Induce new opportunities

Strengthen the city idenity to againest globalization

Stimlate the city and urban fabric

If there is no destruction there will be no rooms for construction. A lot of movement/ school of thoughts appear after destruction, i.e. Modernism appeared after WWI.

If the destruction can introduce new opportunities , it is constructive.

Mei Ho House Youth Hostel was the first resettlement house in Hong Kong after the disastrous fire in 1953 bured down the whole squatter area in Shek Lip Mei. Coincidentally, it also became the reference for the first generation of Hong Kong public housing. Shek Kip Mei, Hong Kong

This act can be done in places with collective memory and rich history background, partially torn down the parts which cannot be improving people both physically, mentally and understanding the history.

The former building consist of 42 vertical concrete tubes, which unmistakably lacking of open space as an museum. Heatherwick’s solution is to demolish part of the concret silo and partically carving out some of them. Which creates a phenomenal senery allowing the visitors to appraciate the structure of the tubes, simotinuously conserving the spirit of the architecture. Zeitz Museum of Contemporary Art Africa, Cape Town, South Africa

How implantation can activate an existing building / e n v i r o n m e n t Why implantation?

inertia use of space.

Implantate contrasting elements to generate new type of usage

To provide missing elements to the buildings

Superimposition of spaces and materials lead to new experiences

To give new meaning

and missing elements in the society

collision of various spaces and materials, new types of space and a visually stimulating composition can be created.

Existing structures can be reenforced

A localized unique product of the city is created

Arouse awareness of the coexist of the old and new

Depends on the environment, a completely contrasting programme can work as an activator of a space which may due to the inertia of the previous use of space.

Wan Chai Visual Archive a tenement building turned into a service apartment with an exhibition on the ﬁrst ﬂoor to provide a platform to let visitors and the neighbors to have a more clear understanding on the history of Wan Chai Wan Chai, Hong Kong

A competition done by Wolfgang Tschapeller ZT GmBH. The methodology is by subtracting undesirer elements which no longer ﬁt in the current usage. With implantation of new programs and merging exisiting programs to introduce a new typology in favour of inducing new possibility between the school and the musum. Not to mention in preserving the framework of the building blocks. University of Applied Arts Vienna, Vienna, Austria

Former slaughter house in Spain turned in a cultural hub with minimal touch on the existing architecture. Intermediae Matadero Madrid, Madrid, Spain

Plug-in City is a mega-structure with no buildings. It was just a massive framework. Which dwellings are in form of cells that can be replaced by other standardized components as it doesn’t ﬁt to the current needs and circumstances. Plug-in City, Peter Cook 1964

Implantation of new programs or change of spatial arrangement and elements to give existing building a new meaning.

Contrasting materials can bring new experiences and change how ones understanding a space on other senses led aware of the existing element

3 &4

integrate with existing context, make it as a unique product of that place

#Ambiguity #Adaptation

how a m b i g u i t y can broaden o p p o r t u n i t y , encourage onesâ&#x20AC;&#x2122; motivation and connect people Why ambiguity?

Because certainty causing behavior of people to be framed

The less motivation he gets as he has already predicted or projected the ultimate outcome. He is less willing to try other new things.

How?

Allow changes in space

Blurred boundaries allow programmes to change both of their spatial and functions characteristics

Resilience use of space

More humanize

Easily adapt to constant changnig of events

Users can involve more on the spatial organization/decision making

engage interaction

Forming community

More characterized space

Sense of belonging

Create Spaces are characterized by the presence of adjacent programs and structures. The morpology of these spaces will be changed upon users behaviour. Involve kinetic

The rotatable facades blurred the boundary between indoor and outdoor. It created a dialogue with the pedestrians and urban fabric, moreover it also has a welcoming gesture. Storefront for Art and Architecture, New York, United States Fusuma and shoji combined the functions of closing and opening for a more flexible use of space. Houses in Japan are characterized with multipurpose rooms. This design is originated with the court nobility of the Heian Period. They used to hold banquets and ceremonies in their personal living space. To achieve more flexiability, they did not build doors, walls, or other fixed partitions. Yet simply used the fusuma to divide spaces.

No physical boardary or boarder

The Curtain House with a simple concept of using the curtain to diﬀerentiate the indoor and outdoor space without structure in between. It subtlety merges the two spaces. An ambiguous status is established. Curtain Wall House, Tokyo, Japan

Users are allowed to use the space freely upon their desirers it allows variation and induces opportunities Housing for a poor community. The design provided families with half a house and they built the rest, within a deﬁned structural framework. The project was self-initiated and the ﬁnal dwellers of the houses were involved in the design process. Iquique, Chile

how an existing building can be adapted to different eras Why adapt?

Catch up the pace with rapid development

Continue serving the society

To retain its value

What?

Cross programming

Change of programs

Temporary programs

Scheduled programs

Direct way to keep the existing enevolpe and retain urban fabric

To bring excitment to the society

Platforms are provided

Exhibition / Seminar

Boarden people’s views

People take turns to promote their products

Exchange ideas and knowledge

Reach out to diﬀerent levels of people to increase businesses

Chances to collaborate with diﬀerent units

no strong statement of particular event is p r e s e n t e d

Chai Wan Factory Estate, renovated in 2015 into a public housing estate, Wah Ha Estate. It has released to the market in 2016. Chai Wan, Hong Kong

Rooftop Republic is a social enterprise. By using organic farming to spread out the importance of sustainable living and urban farming and to engage community, educational insititutions. Central, Hong Kong

1 3

D2 Place was an industrial building and renovated in 2013 and converted into a shopping mall. They oﬀered their rooftop to hold diﬀerent events. Lai Chi Kowk, Hong Kong

Former Police Married Quarters renovated into a creative hub to hold shops, exhibitions and restaurants. Sheung Wan, Hong Kong.

1 2 3 4

2 4

Changing functions Temporary programs Scheduled programs To keep only the minimal structural framework so that the interior/ space could be changed over time to adapt to different use in different era, by different people

#Connection

How to connect people by the mean of memory or morphology?

Architecture symbolizes a point reference in time

from individual memory to collective memory, architecture can impact what and how we remember.

It experiences the layers of history

the architecture will interact with the users to ďŹ nd their idenities

A framework to understanding space and time

Reinvent the old typology to reenacting the past in a contemporary way

Sense of belonging

Connection will be made

03_site analysis

Introduction

KWUN

TONG

INTRODUCTION Study

Background

In 1950s due to the overpopulation and development on Hong Kong Island and Kowloon. The government decided to turn Kwun Tong into the ﬁrst satellite town of Hong Kong. With the location and geographic advantages recalmation was easiler to be executed to increase the supply of land for the industrial district.

Regarding to the rapid growth of economy. Hong Kong had shifted her industry from manufacturing to services. In 1980s, China had changed into a more open econmict policy, numerous of factories had moved to China because of the low rent and labour force. Hong Kong was facing a de-industrialization period. Vancancy of units started to appear on the market.

Considering the Korean War embargo imposed by United Nations was a catalyst for Hong Kong Industrialization. However, Kwun Tong was not a successful Industrial town in the outset. Because with the lack of infrastructures and amenities in town.

In recent years, by cause of the failure in travel policy, housing policy and supply-driven market. Together with goverment negligence on the use of industrial buildings. A huge amount of people and companies were started to smuggle in these buildings to avoid the high rent in other highly commercialized areas.

After years of development. Government had built a few housing estates, Ngau Tau Kok Estate, Lam Tin Estate and Sau Mau Ping Estate respectively around the Industrial area in order to provide manpower to the area. Buses and mini-vans were started to transport people from different districts. The transportation flows had incresed drastically. In 1970s, MTR was finally extended to Kwung Tong. Resulting into a well rounded industrial town of Hong Kong.

KWUN TONG

TSUEN WAN + KWAI CHUNG

Reclamation at Kwun Tong, 1954

Reclamation area

Land reclamation map of East Kowloon Kwun Tong District Area: 11.05 square kilometers

Industrial Area Kwun Tong District Coastal line before 1887

KWUN Song Dynasty

TONG

Kwun Tong was a place for salt industry and under the government supervision

DEVELOPMENT 1953

TIMELINE

Design of the new industrial area began

2001 Town Planning Board made Kwun Tong industrial area (The largest industrial area in HK) to be reconstructed as the“Other Speciﬁed Uses” annotated “Business” zone

Beginning of 1990s The declining of Hong Kong textile industry

2005 Urban Renewal Authority re-launched the Kwan Tong Redevelopment Project

2006 The largest commercial contemporary art space in Hong Kong was opened in Osage

2016 Government had chosen 11 industrial buildings in Hong Kong and evicted improper users. Due to an earlier ﬁre disaster in Cheung Sha Wan industrial building in July

1954

1957

Start of reclamation

Finished 1st phase of reclamation Huge construction of the industries and residences afterwards

1956

1959

Designed KT into an industrial city within 120 thousand population

The earliest residential garden and the conďŹ rmation of Kai Liu Resettlement Estate

1960 Kwan Tong Advisors Committee designed the city centre; targeted population at 250 thousand people

End of 1980s

1977

Artists, South Asia people continually moved into Kwan Tong (Mainly industrial areas and malls)

Start of Kowloon Bay reclamation (Finished at 1990)

1989

1972

The opening usage of Kwun Tong MTR

First Cross-Harbour Tunnel was built

THE RISE & FALL OF HONG KONG I N D U S T R Y 1949 Increase of Manpower 1850s Shipbuilding

Unstable political issue in China. Caused an exodus of migrants into Hong Kong. Mostly were experienced labours. Often they started their businesses with their family. Small and medium size companies were the majority of the economy.

Since Hong Kong was opened for trade, it needed some ports for ship and warship ﬁxing. Therefore this was the ﬁrst heavy industry of Hong Kong. 1920s Modern Management

Pre-war 1,200 Factories 90,000 Labours

1949 Post-war 1,266 Factories 81,571 Labours

1900s Machinery for Production

1863 Investment from Europe

1850s-1860s Inﬂux of Capital

1941

of Hong Industry

1863

Fall

1900

1850

The Rise Kong

1920

Chinese capitalists arrived in the 1920s and 30s from Southeast Asia, Shanghai and Guangzhou, introducing modern management into their industrial enterprises.

More European companies came to invest on the shipbuiding industry especially for the British. 1941-1945 Japanese Occupation WWII

After the Taipei rebellion many people ﬂed to Hong Kong from Guangdong. They brought their capital and manpower which boosted the manufacturing industry.

Manufacturing industry interupted for 3 years and 8 months.

During that time British didnt consider Hong Kong to be favourable for manufacturing because of lacking of natural resources, thus the light industry mostly were established by Chinese merchants.

1950s The Rise of New Industries Textiles, garments, plastics, watches and electronics took their places as pillars of the manufacturing sector in post-war period.

1960s Export Centre of East Asia

1980s Shrinkage of Manufacturing Industry

1980

Small and medium size companies were moving to China.

1970

Electronics Industry Blossomed

1960

The Rise of New Industries

1950

The recognition of craftmanship, oversea companies from Switzerland and Germany also invested their businesses in HK. American and Japanese companies setting up factories producing radios, televisions, communication equipments and compact electronic parts in HK.

1970s Production base of many overseas brand products

1950 Catalysts for Hong Kong â&#x20AC;&#x2DC;s Industrialization United Nations imposed trade ambargo on China & HK by cause of the Korean War. As a result, people turned to manufacturing from transportation, banking, insurance etc., as an alternative economic opportunity. Products including: Rubber, plaster, petroleum, iron and steel.

Squatter Hut

Tenement House

Resettlement House

Industrial Building

f l e y

1850

1941 1945

o a c g

1900

evolution i n d u s t r i w o r k s p a t y p o l o

Pre-war 1,200 Factories 90,000 Labours

Workspace B (Light machiney textile works) Balcony

for

Workspace A (Heavier machiney for metal or plastic works) Living Space

Verandah

Post-war 1,266 Factories 81,571 Labours

Tenement House

All kind of local materials

Squatter Hut

Ambiguous typology between live and work spaces. Facade and balcony emphysis on idenitiy and enhance communitcation.

No clear deďŹ nietion of programs. Squatter houses were scattered on the site and shaped by the topography with chaotic circlution.

1980

1970

1960

1950

Roof Workplace/ Warehouse/ Oﬃce Dormetry Canteen Loading/ Unloading Entrance

Resettlement House

Industrial Building

Standardized arrangement with mixed programs like oﬃces, canteens, warehouses to shorten production time.

H-shaped ﬂoor plan with standardized arrangement and shared programs in the centre. Two huge communal areas on ground ﬂoor.

Tenement Pre-war Post-war

House to period

Typical Tenement House

Ambiguous typology between live and work spaces. Facade and balcony emphysis on idenitiy and enhance communitcation

Living Space

Workspace B (Light machiney for textile works)

Workspace (Heavier machiney for metal or plastic works)

Balcony

Depth: 24m Width: 5.2m Depth of Balcony: 2.2m Storey: 3 Floor Height: Approx. 4m

Verandah

Tenement houses in 1850s

Tenement houses in 1880s

Tenement houses in Sai Wan 1960

Business Structure Employmen t

S i z e o f b u si ne ss

/ Family

Employer + 2~3 Employees

Economy S al ary F l o w

Family

Product Flow

Employer + Employees

Localize

Manufacturing Approach

+ In-house

+ Handmade

Light Machinery

Cultural + Social Wellbeing Relation ship C o mmu ni ty

Close bon din g

St re et s c a p e

C o nce ntrati ve

Commun icative

Squatter Post-war

hut period

No clear deďŹ nietion of programs. Squatter houses were scattered on the site and shaped by the topography with chaotic circlution.

All kind of local materials, mostly corrugated steel and wood

Storey: 1-2 Floor Height: Approx. 3m

Amateur labours working in squatter hut

Children working in squatter hut

Squatter huts industrial area

Business Structure Employmen t

/ Freelance

Employer + 2~3 Employees

Economy S al a ry Flow

Family

Manufacturing Approach

Handmade

Cultural + Social Wellbeing C o mmu ni ty

Relation ship

Close bon din g

Irre g u l ar Po cket S p ace

Chaotic

r e s e t t l e m e n h o u s P o s t - w a p e r i o

t e r d

H-shaped ďŹ&#x201A;oor plan with standardized arrangement and shared programs in the centre. Two huge communal areas on ground ďŹ&#x201A;oor.

Kwun Tong Resettlement house in 1950s

Business Structure S i z e o f b u si ne ss

Employmen t

Employer + 2~3 Employees

Family

Economy S alary Flow

Employer + Employees

Manufacturing Approach

+ In-house

+ Handmade

Light Machinery

Cultural + Social Wellbeing Relation ship

Close bon din g

I n d u s t r i a l B u i l d i n g s Pre-war to P o s t - w a r p e r i o d Typical Industrial Building

Standardized arrangement with mixed programs like oﬃces, canteens and warehouses. Programs were detached by ﬂoor.

Roof

Workplace/ Warehouse/ Oﬃce Dormetry Canteen Loading/Unloading

Depth: 24m Width: 52m Storey: 5-12 Floor Height: Approx. 4m

Entrance

Kwun Tung industrial area in 1970s

Business Structure S i z e o f b u si ne ss

Employmen t

+ Employer + 100+ Employees

Economy S alary Flow

Housewives

Regular Labours

Manufacturing Approach

+ In-house

Outsource + Processing Service

Light Machinery

Cultural + Social Wellbeing

St re et s c a p e

Commun ity

Ho mo g e ne o u s

Less in timate

BASIC INFORMATION

00 B efo re t h e g overn m e n t d e ci d e d t o t u r n Kw u n Tong as a satellite city. Tsuen Wan and Kwai C h u n g w ere t h e fi r s t p r i o r i t i e s a s p o t e n i a l develo pm en t s . H o w eve r , t h e q u a t t e r h u t s i n Kwun Tong were in ver y ba d co n d i t i o n . Th u s , t h e g overn m en t w an t ed t o re s o lve t h e p ro bl e m fi r s t by replacing the quatter huts with resettlement b lo c ks t o b en ei fi t t h e a dj a ce n t i n d u s t r i a l di s t ri c t .

Kwun Tong 1st phase of reclamation - before and after

Kwun Tong squatter huts in 1955

Progression of

1977 1984

1968 1976

Reclamation

Kowloon Bay

Kai Tak Airport runaway extention completed in1974 Cha Kwo Ling

Kai Tak Airport

Phase 1 Kwun Tong Industrial area + Phase 2 Ngau Tau kok

1946 1967

Yau Tong

1925 1945

Original coastal line

Now

KWUN

TONG

DEVELOPMENT

01 I n du s t ri al Peri o d Th e o ri g i n al i dea o f Kw u n To n g i n 1 9 t h ce n t u r y w as “ Garden C i t y” by E be n ez e r H o w a rd , a lo w - ri s e di s t ri c t w i t h g re e n a r y . I n d u s t r i a l , c o m m eri c al an d re s i d e n t i a l w e re cl e a r ly s eperat ed. Un fo rt u n l a t e ly , i t w a s fa i l e d be ca u s e o f t h e i n flu x o f m i g r a n t s fro m Ch i n a a n d S o u t h As i a. I t w as i m po s s i b l e t o fi t eve r yo n e i n Kw u n Tong. Dispite there were newly built re s et t l e m e n t b l o c k s l i ke K ai Li u R es et t l em en t E s t at e. H o w ever, i t w a s ove r l o a d e d . T h e refo re , s qu at t er h u t s an d u n a u t h o r i z e d bu i l d i n g s w e re flo o ded i n Kw u n To n g a g a i n .

Kwun Tung industrial area in 1970s

Kwun Tung resettlement blocks in 1970s

Ebenezer Howard

The original Garden City concept by Ebenezer Howard, 1902.

L IA

Garden City

MERCIAL

I ND

RIA

RES I DEN

Kwun Tong City Planning in 1954

Residential Resettlement

Reclamation in process

Industrial district

KWUN

TONG

DEVELOPMENT

02 Po s t - I n du s t ri al Peri o d Aft er t h e dec li n e o f i n d u s t r i a l p e r i o d . Kw u n To n g i s fac i n g i t s de- i n d u s t r i a l i z a t i o n p e r i o d . O l d i n du s t ri al b u i ldi n g s a re be i n g t o r n d o w n a n d replaced by commerical highrises like hotels, s h o ppi n g m alls an d o ďŹ&#x192; ce bu i l d i n g s . Va n ca n t o f i n du s t ri al b u i ldi n g s s t a r t e d t o a p p e a r o n t h e m arket . R es u lt i n g sm a l l co m p a n i e s t r y i n g t o s qu eeze i n t o t h es e b u i l d i n g s i n t h e g rey a re a o f t h e law .

View to industrial area from Yu Man Square

Yan Chun Lane after the evitcion

Kwun Tong City Planning Today

Kai Fuk Road Flyover

Infrastructure Barrier Industrial area is isolated from the rest of Kwun Tong district regarding to earlier topography, reclamation develpopment and the concept of “Garden City” by Ebenezer Howar. Furthermore, re-enforced by traﬃc-oriented design in the modern time.

MTR overhead railway

Kwun Tong Bypass

Infrastructre Rigidly arranged in order for working eﬃciency purpose in the industrial period. Linkage between residential and industrial areas are now relying on pedestrian bridges.

Urban Pattern Rigid pattern symbolized the rise of industrialization. As the residential area is laying on the mountain which shaped it in a more organic fabric.

Kwun Tong Promenade

Super-zoned Mono-functional and disconnected with surrounding.

Allotment Even overall the public agreed the industrial buildings should be preserved. But the commerical buildings are gradually taking over Kwun Tong.

Kai Tak Cruise Terminal (Former Kai Tak runaway)

Land

St. John The Baptist Catholic Primary School

Use

Ning Po College

Yee On Street Market Holy Trinity Lutheran Church

Kwun Tong Government Primary School

Ngau Tau Kok Maternal & Child Health Centre

Ngau Tau Kok MTR

Wharf T&T Square Lai Yip Street Cooked Food Hawker Bazaar

Industrial Area

Urban Area

Expantion of Urban Area

Shui Wo Street Municipal Services Building CCC Kei Chi Secondary School Yue Man SquareRedevelopment area PCCW Training and Development Centre

St Barnabas' Church Kindergarten Delia Memorial School

CCC Kei Faat Kindergarten

Hong Kong Student Aid society

Kwun Tong Community Centre

Hong Kong Public Records Building

Kwun Tong MTR Kwun Tong Swatow Baptist Church

Vocational Training Centre

Christian family Service Centre

Shine Skills Centre APM Shopping Mall

Kwun Tong Driving School

Other SpeciďŹ ed Uses

Government

Commerical

Open Space

Residential A

Redevelopment

Residential B

Footbridge

KWUN

TONG

DEVELOPMENT

03 Kwun Tong Town Cent re R ed evel o p m en t + K ai Ta k R edevelo pm en t I n rec en t years deve l o p e r s a n d g ove r n m e n t s t art ed t o i nvo lve m o re o n s u r ro u n d i n g a re a s . C u rren t ly t h e i n du s t r i a l d i s t r i ct i s s a n d s w i t ch e d b et w een t w o redeve l o p m e n t a re a s , Kw u n To n g Town Centre and Kai Tak. Kwun Tong Town Cen t re R ed evel o p m en t p roj ect i s t h e m o s t en o rm o u s re d eve l o p m e n t i n t h e H o n g Kong history Gentriﬁcation has become a norm fo r Kw u n To n g . Th e t em po rary m arket a n d l o ca l s t o re s a re be i n g re p l a c e d by t h e c h ai n -s t o res w h i ch are n o t aﬀo rt ab le fo r t h e p rove r t y t o co m s u m e t h e i r dai ly es s en t i als .

Population Growth in Kwun Tong

578,502

587,071

1996

610,368 600000

1991

700000 562,427

587,423

622,152

ESTIMATE 639,900

500000 400000 TARGET 250,000

300000 200000

TARGET 120,000

2016

2011

2006

2001

1981

1960

1956

100000

KAI TAK D EVELO PM ENT

KWUN TO NG IND USTRIAL D ISTRICT KWUN TO NG TO WN CENTRE RED EVELO PM ENT

Master plan of Kai Tak Development

Master plan of Kwun Tong Town Centre redevelopment

Source: 2011 Population Census

CURRENT INDUSTRIAL BUILDINGS SITUATION

04 Th e ec o n o my o f H o n g Ko n g w a s t r a n s fo r m e d i n t o a s erv i c e-b as ed ec on o my i n t h e l a t e 1 9 8 0 s . Si m u lt an eo u s ly, fac t o r i e s w e re m ove d ba ck t o C h i n a du e t o t h e lo w re n t a n d l a rg e s u p p ly o f lab o u r fo rc e in Ch i n a be ca u s e of the i m plem en t at i o n o f O p e n E co n o m i c P o l i cy . I t prov i ded o ppo rt u n i ti e s fo r ch e a p re n t i n g a n d s pac i o u s u n i t s w it h i n i n d u s t r i a l bu i l d i n g s . D i ﬀeren t ﬁ elds o f p e o p l e , s u ch a s a r t i s t s , m u s i c i an s an d Sm all Me d i u m E n t e r p r i s e s ( S ME s ), t o o k t h i s c h an c e an d s t a r t e d t o w o r k o r l i ve i n t h e b u i ldi n g s . Taki n g t h e a d v a n t a g e s o f s p a t i a l qu ali t y in the industrial bu i l d i n g s , an u n i m ag i n ab le v ari et y o f i n d u s t r i e s w e re s t a r t e d t o g ro w . Th ey fo rm e d t h e i r o w n cu lt u re a n d c o m m u n i t y i n s i de u ni n t e n t i o n a l ly a n d d ev i a t e d t h e u s ag e o f i n du s t ria l bu i l d i n g s fro m t h e p a s t

Industrial buildings in Kwun Tong

Mismatch Due to Economic Restructuring

Stock of private ï¬&#x201A;atted factories

Floor area in million (sqm)

17.2M sqm 20

10 6.7M sqm Floor space requirement for manufacturing industries 5

0 1984

1986

1988

1990

1992

1994

1996

1998

2000

2002

2004

2006

2008

( 4 .7%)

0-1 4 YE A R S 65

( 4 .5%)

50 YE A R S OR A B OVE

54 3

( 3 7.8% )

3 0-4 9 YE A R S

BUILDING AGE OF INDUSTRIAL BUILDINGS IN URBAN & NEW TOWN

761

(53%)

15-29 YEARS

Total: 1,436

*More than 40% of the industrial buildings are less than 30 years old in Hong Kong

2010 (Year)

Former Industrial Zones Rezoned to Other Uses

Other Uses OU(B) Industrial Zone 300 Hong Kong Island

250

Kowloon

New Town

255

150

No. of Buildings

200

100

Other Areas

Fanling/Sheung Shui

Sha Tin

Tuen Mun

Tsuen Wan

Kwai Chung

Ma Tau Kok

Kowloon Bay

TWS/DH/SPK

Mong Kok

Cheung Sha Wan

Kwun Tong

Chai Wan

Aberdeen/ Ap Lei Chau

During the past decade, over 250 hectares of industrial land have been rezoned for non-industrial uses, mostly to OU(B). The size is equal to 230 football ďŹ elds

Industrial buildings in Kwun Tong

230

Industrial buildings redeveloped for other uses in the past 20 years in Kwun Tong

Below 30 30-40 40-50

Industrial Buildings Price and Rental Indices 600

500 Price 400

300

Rental

200

100

2008

2009

2010

2011

2012

2013

THE

NUMBERS

BEHIND KWUN

TONG

6 2 2 , 152 Kw un Tong

8.8%

TOTAL P OP UL ATI ON OF H O N G KONG

91.2%

Source: 2011 Population Census

16.3%

11.8%

65+

0-14 12.1% 15-24

AGE GROUP 30.1% 45-64 29.6% 25-44

64,856 Degree 69,459

22,746

No schooling/ Pre-primary

Sub-degree

139,792

22,746

Primary

Diploma/ Certificate

ED U CATIONAL AT T AINMENT

174,871

128,686

Upper Secondary

Lower Secondary

291,438 Male

SEX P R OPORTION

330,714 Female

Self-employed E m p l o y e proportion signicficately

& r s are low

Before the government decided to turn Kwun Tong as a satellite city. Tsuen Wan and Kwai Chung industrial district.

Economic activity status

Proportion of Working Population

Proportion of Persons not in Working Population

Unpaid Family Workers

Home-makers

Employers

Others

Self-employed

Students

Employees

Retired

264,663

300000

150000

100000

100000 50000

17,460

Employees

7,469 Employers

Unpaid Family Workers

621

Self-emplyed

50000

102,850 50,984

69,349

Proportion of Working Population and Non-working Population

46%

54%

2 9 0 2 13

331939

Source: 2011 Population Census

108,756

Retired

200000

150000

Students

250000

200000

Others

250000

Home-makers

300000

Kwun

Tong

Labour

Force

Distribution 1,781 Others

24,286

11,326

Miscellaneous social and personal services activities

Manufacturing

25,632 Construction

41,243 Public administration, education, human health and social work activities

14%

65,876

TOTAL LAB OUR FORCE

23%

Import/export, wholesale and retail trades

14% 40,876 Real estate, professional and activities business services

10%

5% 3%

10%

14,370

29,084

Financing and insurance

Transportation, storage, postal and courier services

9,005 Information and communications

29,084 Accommodation and food services

Source: 2011 Population Census

CHARACTER

MEDIUM-SIZED

SMALL ENTERPRISES

05 SMEs c an , an d o ft en do , em b race s o ci a l , e nv i ro n m e n t a l a n d e co n o m i c susta i n ab i li t y as part o f t h ei r b u s i n e s s o p e r a t i o n s eve n w h e n i t m i g h t n o t be thei r i n t en t i o n s . In th e 1 9 8 0 ’ s , H o n g Ko n g ec o n o my w a s a t t h e p e a k t o g et h e r w i t h Ta i w a n , Si ngapo re, an d Ko rea ( Fo u r As i an T i g e r s ). At t h e s a m e t i m e , t h e e co n o my i n the U n i t ed St at es w as g o i n g do w n , t h e re w e re e co n o m i s t s a n a ly z e d t h e succe s s o f Fo u r As i an Ti g ers w ere be ca u s e o f t h e s m a l l s ca l e co m p a n i e s w ere m o re flexi b le i n o perat i o n t o a d a p t a g i l e ly t o d i ffe re n t e nv i ro n m e n t s . Acco rd i n g t o t h i s i n c i d e n t , flexi b l e m a n a g e m e n t i s o n e o f t h e key s t o s u cce s s i n co m pan i es . Fro m t h e B les s i n g W h i t e R e s e a rch o f e m p l oye e e n g a g e m e n t repor t 2 0 1 1 , e m p l oye e s w h o h ave m o re au t h o r i t y o n d eci s i o n m aki n g an d close r relat i o n s h i ps w i t h c u s t o m e r s t e n d t o be m o re e n g a g e d . E m p l oye e engag em en t i s i m po rt an t fo r a c o m p a ny a s S ME s a re e a s i e r t o a ch i eve becau s e o f i t s s m all s t ru c t u re an d u n n e ce s s a r y bu l k y p o l i cy .

Deﬁ na t i o ns o f S ma l l M ed i u m - s i z e d En ter p r i c e s

<100 Employees

<50 Employees

32 0 , 0 0 0 S M Es 1 , 30 0 , 0 0 0 J o b Oppo r tu n itie s

Manufacturing enterprises with fewer than 100 employees and Non-manufactugarded enterprises with fewer than 50 employees are regarded as small

98% OF TOTAL BUSINESS UNITS

and medium enterprises

46% OF TOTAL EMPLOTMENT

04_programmatic diagrams

EXISTING INDUSTRIES CATEGORY

HUNG TAT INDUSTRIAL BUILDING I.T. Metal Construction

Textile Food Exporter

Clothing Nametag Bespoke Design Logistic

Fashion Retailer Cosmetic

Photoshooting Plastic Advertising

Wholesaler Printing Branding & Advertising

Art Studio Interior Design

Video Production Engineering Electrical Potting Resins

Design & Production Medical Products Garment

Publisher Kitchen Design

Watch OďŹ&#x192;ce Furniture

Printing & Hot Blocking Technology Manufacturing

Design Metal Flashlight

Porcelain

I.T. Garment Air Conditioning

Plastic Mould Garment

Courier Leather

Credit Card Production Technology Engnieering

Clothes Hanger Garment Trading

Lighting Zipper

Organic Food Toy Cosmetic Workshop

Wholesaler Design Firm Art Studio

TV Service Furniture Laundry

Trading Textile

Engineering Wire Manufacturing Logistic

Wines Cellar Interior Design Garment

Real Estate

Welding Garment Photoshooting

Bakery Plastic Maufacturing Engineering

Snooker & Darts Architectural Firm Publisher

Building Materials Printing

Plastic & Metal Factory Trading

Technology Cosmetic

Travel Agency Textile

Garments Export, Wholesaler Paper & Plastic Bags Industrial Machinery

Printing Plastic Manufacturing Stationary

Technology Trading

Manufacturing Travel Agency

WANG KWONG INDUSTRIAL BUILDING

Printing Cosmetic

3 Electronics Engineering

Trading (Paper) Houseware

Warehouse Paper Products

Engineering Electronics

Germent Cosmetic Workshop

Investment

1 Art & Craft Products Wooden Cases

Electronic

Dim Sum Restaurant

Party House Construction Photoshooting

Trading Industrial Machinery

CAPELLA HTR Investment

I.T. Handbags and Travel Goods

Marketing Fashion

Technology Industrial Machinery & Equipment Telecom

Security Control Equipment & Systems Management Consulting Services Telecom

FOOD

Printing

COSMETIC FINANCING

Technology

MANUFACTURING

Technology

BUSINESS SERVICES COURIER & STORAGE

Textile

ART & DESIGN

Textile

CONSTRUCTION ENTERTAINMENT

Sports Stadium

PRINTING AND PUBLISHING INFORMATION &COMMUNICATION IMPORT/EXPORT TRADE & WHOLESALE

2. 3% E N TE R T A I N M E N T

2. 3% F I N A N CI N G

3. 6 % BUSI N E S S S E R V I CE S

3. 6 %

39.6%

FOOD

I MPORT/EXPORT TRA DE & WHOLESA LE

2. 9 % C O S M E TI C

2. 9 % C O U R I E R & S TO R A G E

5.8 % M A N U F A CTU R I N G

5.8 % P R I N TI N G & P U B LI SH I NG

EXI STI NG IND USTRI ES P ROPORTI ON

7.2 % C O NSTR U CT I O N

14 .5%

10. 2%

A RT & DESI GN

I N F O R M A T I O N & CO M M UNIC ATIO N

2.3% 2.3%

2.9% 2.9% 3.6% 3.6% 5.8%

ENTERTAINMENT FINANCING COSMETIC COURIER & STORAGE BUSINESS SERVICES FOOD

MANUFACTURING

5.8% 7.2% CONSTRUCTION

PRINTING & PUBLISHING

10.2%

INFORMATION & COMMUNICATION

14.5%

ART & DESIGN

39.6%

IMPORT/EXPORT TRADE & WHOLESALE

EXISTING PROGRAM INDICATION

HUNG TAT INDUSTRIAL BUILDING

WANG KWONG INDUSTRIAL BUILDING

CAPELLA HTR

THEOREM 1909

“In terms of urbanism, the indeterminacy means that a particular site can no longer be matched with any single predetermined purpose. From now on each metropolitan lot accommodates - in theory at least - an unforeseeable and unstable combination of simultaneous activities, which makes architecture less an act of foresight than before and planning an act of only limited prediction. Since each of these sites is to meet its own particular programmatic destiny - beyond the architect’s control - the Skyscraper is the instrument of new form of unknowable urbanism. In spite of its physical solidity, the Skyscraper is the great metropolitan destabiliser: it promises perpetual programmatic instability” (Rem Koolhaas, Delirious New York)

PROGRAM MATIC DIAGRAM

Boundary / noun: a line which marks the limits of an area; a dividing line TERRACE

WORKSHOP

Blurring (blur) / verb: make or become unclear or less distinct; obscure. noun: a thing that cannot be seen or heard clearly.

COMMUNAL SPACE / PANTRY

ROOFTOP MARKET / TERRACE

MEETING ROOM

OFFICE

ADVERTISMENT

.Ambiguity / noun: The quality of being open to more than one interpretation or meaning; (ambiguous) adjective: indistinct, obscure, not clearly deямБned, uncertain. (Oxford English Dictionary) SEMI-OUTDOOR GALLERY

GALLERY

AUDITORIUM

TERRACE

WORKSHOP

COMMUNAL SPACE / PANTRY

ATRIUM MARKET

OFFICE

MEETING ROOM

LA Y

D IS

IS D IS P

TERRACE

SEMI-OUTDOOR EXHIBITION

EXHIBITION

WORKSHOP

COMMUNAL SPACE / PANTRY

ATRIUM MARKET

MEETING ROOM

LA Y P IS D

WORKSHOP

TERRACE

ADVERTISMENT

OFFICE

COMMUNAL SPACE / PANTRY

Y LA

LA Y

Y LA

MEETING ROOM

DISPLAY

WORKSHOP

TERRACE

PLAZA

extension frames provide terraces for leisure and characterized envelopes, also, the obsoleted typology of buildings.

boundaries it welcomes to the public in order to enhance collaboration, openness, community, sustainability and accessibility

more openings allow natural light to penetrate through the buildings and enhance visual connection.

double volume space for vertical connection of programs and provide a sense of hierarchy in the rigid typology of industrial buildings

new internal staircase to connect the nodes and fast connection

set back the walls to break down the monolithic corridors and allow users to

transparent rooms can create contrast with existing materials. it can house the products of companies in a scheduled time for promotion.

change according to users behavior.

communal area for sharing knowledge and experience.

â&#x20AC;&#x153;it is not the strongest of the species that survive, nor the most intelligent, but the one most responsive to changeâ&#x20AC;? Charles Darwin

hold the market place

Imaginary Spatial Quality

05_case precedents

What

this?

0% 8808 polygons

50% 4404 polygons

75% 2202 polygons

90% 881 polygons

95% 440 polygons

98% 176 polygons

99.3% 62 polygons

99.6% 35 polygons

99.7% 26 polygons

99.9% 8 polygons

Definition “We have no perspective which is not constrained by a context; we have no context which is not deﬁned by past and projected perspectives, Our previous perspectives consititute a contextual background for our present interpretations and the perspectives that we are capable of taking with respect to our current situation. Insofar as we also "reckon with the possible," our expectations and projections help to deﬁne our present context.” (Merleau-Ponty)

Definition

When less deďŹ nitions are given, users will interpert an object or a space with their past experience. Under this circumstances uncertainty can bring up more freedom, choices and possibility. Therefore, diďŹ&#x20AC;erent interpetation of a same spatial environment will occur.

Case

Precedents

The series of selected precedents are aimed to explore the strategies of how blurring the boundaries can achieve an obscured and less distinct of programs and functions. As a result, a more ﬂexible and resilience use of space can allow the actors to have more freedom and choices which are beneﬁt by the ambiguity of boundaries.

Inta ng ib l e E le m e n t s

T a n g i b l e E le m e n t s

T a n g ible E le m e n t s

“Forest of Light”

“Kait Workshop”

“Teshima Art Museum”

Sou Fujimoto

Junya Ishigami

Ryue Nishizawa

“Blur Pavilion”

“Memorial to the Murdered Jews of Europe”

“Yokohama Terminal”

Diller+Scoﬁdio

Foreign Oﬃce Architects

Peter Eisenman

“The undetermined is not a simple imperfection in our knowledge or a lack in the object: it is a perfectly positive, objective structure which acts as a focus or horizon within perception.” Gilles Deleuze

Intangible

Elements

“Forest of Light” - Sou Fujimoto Spotlights can draw attention to the objects from its surrounding while replicating the spotlights its functionality will be diﬀused. Moreover, when the layers of light aggregating together an obscured boundaries can be created.

Source: http://images.Adsttc.Com/media/images/570e/2504/e58e/ cef2/f400/015a/slideshow/copyright_laurian_ghinitoiu_fu jimoto_(1_of_31).Jpg?1460544765

The thick layer has made the boundaries became obsured and less distinct

“Blur Pavilion” - Diller+Scoﬁdio The constant changing of form and density of moisture have make it unpredictable and impossible to distinct the space and literally changed the architecture into a landscape element.

Source: http://www.Dsrny.Com/projects/blur-building/blur-ni ght-view-copy.Jpg

100

Tangible

Elements

“Kait Workshop” - Junya Ishigami The space in Kait Workshop is sorely deﬁned by clustering thin columns with diﬀerent densities into all directions without any interruption, it gives people a feeling of endlessness. The boundaries remain obscured, actors will participate the use of space by their own understanding. Source: http://images.Adsttc.Com/media/images/55f8/0635/d4f7/b7b9/ 9400/0122/slideshow/ishigami-kait-07.Jpg?1442317870

“Memorial to the Murdered Jews of Europe” - Peter Eisenman The massive volumes are pure geometrical forms. Yet the aggregation of volumes following the undulating topography of the site and sinks into the ground which makes the intervention of concrete blocks look like a natural landscape. Moreover, when duplication happens, it makes spatial environment becomes indeterminate. Source: http://images.Adsttc.Com/media/images/570b/a99c/e58e/c e29/ac00/02f9/slideshow/berlin_memorial_detail_from_a bove_2.Jpg?1460382098

101

Tangible

Elements

“Teshima Art Museum” - Ryue Nishizawa The shell is made out of seamless concrete and responding to the surrounding contour. The absence of right angles between wall, roof, and ﬂoor have made it diﬃcult to identify the borders.

Source: https://pbs.Twimg.Com/media/ca71mnsugaa-ldh.Jpg

“Yokohama Terminal” - Foreign Office Architects The Yokohama Terminal presents as an infrastructure, an extension of the carriageways to the sea. Nonetheless, the design has merged the promenade, furniture, walkways and different programs into an undulating surface. By the means of an undulating surface, it has loosened the programs. The unidentified borders allow the occurrence of rich and unexpected behaviors. Source: https://c1.Staticflickr.Com/4/3475/3226373104_0b00d5170f_b.Jpg

102

Flexibility

Yona Friedman, the pioneer who foreseen the static architecture is not equipped for today society because of the rapid change and development. Amateurs should have the rights to control their spatial environment. A simple structure with slender supports above the built environment is proposed. Mobile components like dividers and base surfaces should be moveable. In contrast, the infrastructure forms the ﬁxed element of the city. Which is used collectively and remains ﬁxed. “La Ville Spatiale”(1958) - Yona Friedman

In order to deal with the postwar rapid development and changes, Fun Palace was not intended to design as a building but a social interactor, a scaffolding-like structure. The formation of space sorely depends on the movable wall panels and the escalators. If the arrangements can not meet the needs anymore, it can be dismantled and reconfigure. Thus, redundancy of space and circulation would not exist. As a result, it is highly adaptable to the different social conditions in favor of meeting varying needs and desires of the individual. Hence, an endless variation constructive architecture results. Later, The Fun Palace has become the model of the Pompidou Centre.

“Fun Palace”(1961) - Cedrice Price

The design is influenced by the unbuilt project Fun Palace of Price. The construction of Pompidou Centre is built inside-out with only a skeleton holding all the programs, services are placed on the outside and colored to distinguish their functionalities. Thus, the zigzag escalator and lifts are also placed on the outside and painted in red to represent circulation. The intention is to free up the interior space and maximize the flexibility to interact with different events. “Pompidou Centre”(1971) - Renzo Piano

Source: Http://68.Media.Tumblr.Com/558c253da40049dfe1b33a7fdc2938e8/tumblr_obr2ho7oyn1qd0i7oo1_1280.Jpg Http://www.Worldarchitecturenews.Com/news_images/21461_1_funpalace.Jpg Https://s-media-cache-ak0.Pinimg.Com/originals/ce/b0/97/ceb0970c61942078845643c7dbc2250c.Jpg

103

06_comparison + algorithm study

104

Comparison

different industrial

s qua t t e r hut

resettlement hou se

Indu strial bu ilding

small

large

enclosure

outward

inward

advertisment

primitive

sunscreen + clothes hangers

AC + pipe duct + canopy

nodes

void

short cut

interconnected

chaotic

semi outdoor corridor

long corridor + elevator

mixed

shared

detached

close bonding

less intimate

continuous in between space

community

program

circulation

connectivity

medium

attachment

mass

T e n e m e n t h ous e

buildings

105

Facade

View from Tsun Yip Street Playground

studY

View from Hung To Road

Collage generated from the existing facade

106

Algorithm e x i s t industrial

of i n g area

OUTDOOR INF OR M AL USE OF SPACE OCCUPYIN G THE STREET

INF OR M AL USE OF SPACE OCCUPYING THE ALLEY

107

INF OR M AL U SE OF TEMPORARY STRUCTURE ADVERTISMENT + GRAFFITI

RECONFIGURATION OF FACADE

RECONFIGURATION OF BALCONY

108

INDOOR INF OR M AL U SE OF LOADING AREA SHORT CUT

CHANGE OF MATERIALS

109

INF OR M AL U SE OF CORRIDOR

PRIVATIZED PUBLIC SPACE_IN BETWEEN SPACE

SUBDIVIDED SPACE

110

IN F OR M AL U SE OF ROOF + STAIRCASE

PRIVATIZED PUBLIC SPACE

RECONFIGURATION OF CIRCULATION OBSTACLE

111

07_design

112

s i t e pl a n

KMB Kwun Tong Depot

A M

113

Landmark East

Tsun Yip Street Playground

Tsun Yip Cooked Food Market

114

St r at eg y Diagrams

Elevator Cores

Shared Pocket Spaces

Vertical Circulation

Incompatible Programs Engagement

Oﬃces

Circulation + Programs

Combination of Various Sizes

Street Extensions + Interruption of Oﬃce Typology

Atrium

Voids

Visual Connection

115

ex p l od ed diagram

Rejuvenated Industrial Buildings Lead Valuable Economic Hub for SMEs Kwun Tong, Hong Kong

116

El ev at ion a_T sun Yip Playground

117

el ev at ion_ Hung to road

118

sec tion aa

Roof Terrace

Stepping Terrace

Workshop

Common Area

Multi-purpose Room

Seminar Hall

Atrium Library

Promotional Booth

Flea Market Cafe

M&E

Parking

Warehouse

Main Entrance

119

Shop

section bb

Roof Terrace

Multi-purpose Room

Exhibition Terrace

Promotional Booth

M&E

Parking

Auditorium

Unloading Area

Lift Lobby

120

Unloading Area

of f ice comp artment_ separated

121

of f ice com p a rtment_ combined

122

P at h of experience

Viewing Deck Auditorium

Flea Market

Promotional Area

Unloading Area + Warehouse Entrance

90 Library Common Area

Flea Market

123

U nf old ed section

90 Library Common Area

Flea Market

90 f

90 Roof Stepping Terrace

Workshop Exhibition Terrace

Multi-purpose Hall

124

TSUN YIP STREET PLAYGROUND MAIN ENTRANCE

HUNG TO ROAD ENTRANCE

125

FLEA MARKET

OFFICE SPACE

126

EXHIBITION TERRACE

ATRIUM

127

yingmattheww@gmail.com m: +49 152 36667537 +852 97543386

PROGRAM MATIC DIAGRAM

Boundary / noun: a line which marks the limits of an area; a dividing line TERRACE

WORKSHOP

Blurring (blur) / verb: make or become unclear or less distinct; obscure. noun: a thing that cannot be seen or heard clearly.

COMMUNAL SPACE / PANTRY

ROOFTOP MARKET / TERRACE

MEETING ROOM

OFFICE

ADVERTISMENT

GALLERY

AUDITORIUM

TERRACE

WORKSHOP

COMMUNAL SPACE / PANTRY

ATRIUM MARKET

OFFICE

MEETING ROOM

LA Y

D IS

IS D IS P

TERRACE

SEMI-OUTDOOR EXHIBITION

EXHIBITION

WORKSHOP

COMMUNAL SPACE / PANTRY

ATRIUM MARKET

MEETING ROOM

LA Y P IS D

WORKSHOP

TERRACE

ADVERTISMENT

OFFICE

COMMUNAL SPACE / PANTRY

Y LA

LA Y

Y LA

MEETING ROOM

DISPLAY

WORKSHOP

TERRACE

PLAZA

extension frames provide terraces for leisure and characterized envelopes, also, the obsoleted typology of buildings.

boundaries it welcomes to the public in order to enhance collaboration, openness, community, sustainability and accessibility

more openings allow natural light to penetrate through the buildings and enhance visual connection.

double volume space for vertical connection of programs and provide a sense of hierarchy in the rigid typology of industrial buildings

new internal staircase to connect the nodes and fast connection

set back the walls to break down the monolithic corridors and allow users to

transparent rooms can create contrast with existing materials. it can house the products of companies in a scheduled time for promotion.

change according to users behavior.

communal area for sharing knowledge and experience.

â&#x20AC;&#x153;it is not the strongest of the species that survive, nor the most intelligent, but the one most responsive to changeâ&#x20AC;? Charles Darwin

hold the market place

Imaginary Spatial Quality

05_case precedents

What

this?

0% 8808 polygons

50% 4404 polygons

75% 2202 polygons

90% 881 polygons

95% 440 polygons

98% 176 polygons

99.3% 62 polygons

99.6% 35 polygons

99.7% 26 polygons

99.9% 8 polygons

Definition

Case

Precedents

Inta ng ib l e E le m e n t s

T a n g i b l e E le m e n t s

T a n g ible E le m e n t s

“Forest of Light”

“Kait Workshop”

“Teshima Art Museum”

Sou Fujimoto

Junya Ishigami

Ryue Nishizawa

“Blur Pavilion”

“Memorial to the Murdered Jews of Europe”

“Yokohama Terminal”

Diller+Scoﬁdio

Foreign Oﬃce Architects

Peter Eisenman

Intangible

Elements

Source: http://images.Adsttc.Com/media/images/570e/2504/e58e/ cef2/f400/015a/slideshow/copyright_laurian_ghinitoiu_fu jimoto_(1_of_31).Jpg?1460544765

The thick layer has made the boundaries became obsured and less distinct

Source: http://www.Dsrny.Com/projects/blur-building/blur-ni ght-view-copy.Jpg

100

Tangible

Elements

101

Tangible

Elements

Source: https://pbs.Twimg.Com/media/ca71mnsugaa-ldh.Jpg

102

Flexibility

“Fun Palace”(1961) - Cedrice Price

103

06_comparison + algorithm study

104

Comparison

different industrial

s qua t t e r hut

resettlement hou se

Indu strial bu ilding

small

large

enclosure

outward

inward

advertisment

primitive

sunscreen + clothes hangers

AC + pipe duct + canopy

nodes

void

short cut

interconnected

chaotic

semi outdoor corridor

long corridor + elevator

mixed

shared

detached

close bonding

less intimate

continuous in between space

community

program

circulation

connectivity

medium

attachment

mass

T e n e m e n t h ous e

buildings

105

Facade

View from Tsun Yip Street Playground

studY

View from Hung To Road

Collage generated from the existing facade

106

Algorithm e x i s t industrial

of i n g area

OUTDOOR INF OR M AL USE OF SPACE OCCUPYIN G THE STREET

INF OR M AL USE OF SPACE OCCUPYING THE ALLEY

107

INF OR M AL U SE OF TEMPORARY STRUCTURE ADVERTISMENT + GRAFFITI

RECONFIGURATION OF FACADE

RECONFIGURATION OF BALCONY

108

INDOOR INF OR M AL U SE OF LOADING AREA SHORT CUT

CHANGE OF MATERIALS

109

INF OR M AL U SE OF CORRIDOR

PRIVATIZED PUBLIC SPACE_IN BETWEEN SPACE

SUBDIVIDED SPACE

110

IN F OR M AL U SE OF ROOF + STAIRCASE

PRIVATIZED PUBLIC SPACE

RECONFIGURATION OF CIRCULATION OBSTACLE

111

07_design

112

s i t e pl a n

KMB Kwun Tong Depot

A M

113

Landmark East

Tsun Yip Street Playground

Tsun Yip Cooked Food Market

114

St r at eg y Diagrams

Elevator Cores

Shared Pocket Spaces

Vertical Circulation

Incompatible Programs Engagement

Oﬃces

Circulation + Programs

Combination of Various Sizes

Street Extensions + Interruption of Oﬃce Typology

Atrium

Voids

Visual Connection

115

ex p l od ed diagram

Rejuvenated Industrial Buildings Lead Valuable Economic Hub for SMEs Kwun Tong, Hong Kong

116

El ev at ion a_T sun Yip Playground

117

el ev at ion_ Hung to road

118

sec tion aa

Roof Terrace

Stepping Terrace

Workshop

Common Area

Multi-purpose Room

Seminar Hall

Atrium Library

Promotional Booth

Flea Market Cafe

M&E

Parking

Warehouse

Main Entrance

119

Shop

section bb

Roof Terrace

Multi-purpose Room

Exhibition Terrace

Promotional Booth

M&E

Parking

Auditorium

Unloading Area

Lift Lobby

120

Unloading Area

of f ice comp artment_ separated

121

of f ice com p a rtment_ combined

122

P at h of experience

Viewing Deck Auditorium

Flea Market

Promotional Area

Unloading Area + Warehouse Entrance

90 Library Common Area

Flea Market

123

U nf old ed section

90 Library Common Area

Flea Market

90 f

90 Roof Stepping Terrace

Workshop Exhibition Terrace

Multi-purpose Hall

124

TSUN YIP STREET PLAYGROUND MAIN ENTRANCE

HUNG TO ROAD ENTRANCE

125

FLEA MARKET

OFFICE SPACE

126

EXHIBITION TERRACE

ATRIUM

127

yingmattheww@gmail.com m: +49 152 36667537 +852 97543386

129

130