Treating the Symptoms - A Critical Review of ... - Civic Exchange

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128110 Chan, B. W. (2002), “The history of building management in Hong Kong: Enactment of the Building ManagementOrdinance [Cap. 344] and its effectiveness”, presented at First Regional Conference on Private Building Management,http://www.buildingmgt.gov.hk/file_manager/en/documents/8.pdf, downloaded 15 October 2009.111 Mutual Aid Committees began to be established in 1973 under the supervision of District Offices under the HomeAffairs Department. Their original purpose was not building management exclusively, but to improve communicationbetween the government and the public, to facilitate neighbourliness, and to carry out social campaigns (i.e. againstcrime or to promote hygiene). Scott, J. L., “Structure and function in an urban organization: the mutual aidcommittees,” Journal of the Hong Kong Branch of the Royal Asiatic Society, 22, 1982, pp. 1-30.112 Brownlee, I., personal interview, 25 June 2009.113 See HKSAR Home Affairs Department (2008), “Assistance provided by the Home Affairs Department to owners”,Formation of Owners Corporation, http://www.buildingmgt.gov.hk/en/formation_of_owners_corporation/4_4.htm,downloaded 14 October 2009. Also see Wong, L. C., “A helping hand for Hong Kong’s old buildings,” presented atChartered Institute of Housing Asia Pacific Branch 40 th International Housing Conference, 24 November 2006, http://www.cih.org.hk/publication_dnload/events2006112401/LC Wong (2).pdf, downloaded 14 October 2009.114 Brownlee, I., unrecorded presentation at Civil Society Summit on Urban Renewal held by the Hong Kong Council ofSocial Services, 6 June 2009. Also Brownlee, I., personal interview, 25 June 2009.115 HKSAR Office of the Ombudsman, “Case summary: complaint against the Buildings Department for delay in takingfollow-up action after serving a demolition order”, case ref: OMB 1998/1604, March 1999, http://www.ombudsman.gov.hk/reports/1999_03_04.DOC, downloaded 12 July 2010.116 Au, C. K., “HKSAR Legislative Council Finance Committee’s Examination of Estimates of Expenditures 2009-2010”,Reply Serial Number DEVB(PL)087, 16 March 2009, http://www.bd.gov.hk/english/documents/SFCQ2009/DEVB(PL)087.pdf, downloaded 15 October 2009.117 In 2000, 10,481 statutory repair orders were issued. This rose to 56,028 in 2002, then fell back to a relatively stableaverage of 32,000 cases per year between 2003 and 2008. Instances of compliance meanwhile climbed from around10,000 in 2000 to around 28,000 in 2008. Buildings Department, Monthly Digest, January 2005 and June 2009, http://www.bd.gov.hk/english/documents/index_statistics.html, downloaded 12 July 2010.118 HKSAR Buildings Department (2009), “Buildings safety inspection scheme (voluntary)”, Public Services, http://www.bd.gov.hk/english/services/index_exist2_pmb.html, downloaded 15 October 2009.119 HKSAR Legislative Council, Official Record of Proceedings, 17 December 2008, http://www.legco.gov.hk/yr08-09/english/counmtg/hansard/cm1217-translate-e.pdf, downloaded 15 October 2009.120 Wong, O. (2010), “Why the city needs legislation on building safety”, South China Morning Post, 30 January 2010.121 HKSAR Legislative Council Panel on Development (2008), Mandatory building inspection scheme and mandatorywindow inspection scheme: target buildings, inspection items, and operational procedures, http://www.legco.gov.hk/yr07-08/english/panels/plw/papers/dev0624cb1-1602-5-e.pdf, downloaded 15 October 2009.122 Ho, L. S., “Rent control: its rationale and effects”, Urban Studies, v. 29 no. 7, 1992, pp. 1183-1189, http://www.ln.edu.hk/econ/staff/rentcontrol.pdf, downloaded 12 July 2010.123 Lam, W. M. (2004), Understanding the Political Culture of Hong Kong, New York: ME Sharpe, pp. 65-72.124 HKSAR Government (1997), “Rent Control”, Hong Kong Yearbook 1997, http://www.yearbook.gov.hk/1997/ch13/e13f.htm, downloaded 12 July 2010.125 Ibid.126 HKSAR Legislative Council Panel on Housing (2003), Landlord and Tenant Consolidation Ordinance – Relaxation ofSecurity of Tenure [CB(1) 785/02-03(03)].127 Ho, L. S. (1992), op. cit.128 Ibid.129 Brownlee, I. personal interview, 25 June 2009.130 Nissim, R. personal interview, 18 May 2009.131 Census and Statistics Department (2009), “Loans and Advances for Use in Hong Kong by Economic Sector”, HongKong Annual Digest of Statistics 2009 Edition, p.247.132 Brown, S. personal interview, 19 June 2009.133 Brown, S. personal communication, 3 June 2009.134 Studwell, J. (2007), Asian Godfathers, Essex: Profile Books, pp. 100-101.135 HSBC Holdings plc (2008), Annual Report and Accounts 2008, p.88. http://www.investis.com/reports/hsbc_ar_2009_en/report.php?type=1&zoom=1&page=2, downloaded 19 November 2009. In 2008, Hong Kong’s contribution toHSBC’s global profits leapt to 59% due heavy losses in North America.136 Yam, J. (2009), “Evolution of a 70% loan-to-value policy”, http://www.hktdc.com/info/mi/a/ef/en/1X05WT9C/1/Economic-Forum/Evolution-Of-70-Loan-To-Value-Policy.htm, downloaded 12 July 2010.137 HKSAR Legislative Council, Official Record of Proceedings, 16 September 1998, http://www.legco.gov.hk/yr98-99/english/counmtg/hansard/980916fe.htm, downloaded 12 July 2010.138 Ibid.139 HKSAR Legislative Council, Official Record of Proceedings, 21 February 2001, p.152, http://www.legco.gov.hk/yr00-01/chinese/counmtg/floor/010221cd.pdf, downloaded 12 July 2010.140 Land Registry (2010), “Statistics of Agreements for Sale and Purchase of Residential Building Units: Primary andSecondary Sales (2002-2009)”, Statistics, http://www.landreg.gov.hk/en/monthly/agt-primary.htm, downloaded 12 July2010.141 For aggregated historical data, see City University of Hong Kong and Hong Kong Housing Authority (2007), ”OtherHousing Statistics – Private Domestic Property – Completions (1979 to 2007)”, Hong Kong Housing Home Page, www.cityu.edu.hk/hkhousing/hs/others/HKsupW6_79-07.htm. For recent data, see Rating and Valuations Department(2010), Hong Kong Property Review 2010, www.rvd.gov.hk/en/publications/hkpr10.htm, downloaded 12 July 2010.142 Rating and Valuations Department (2010), Hong Kong Property Review 2010, p. 15, www.rvd.gov.hk/en/publications/hkpr10.htm, downloaded 12 July 2010.143 Bank of East Asia, News Release: BEA’s Relaxed Mortgage Terms Help Homebuyers of Aged Property – Enjoy Long RepaymentPeriods up to 30 years, 25 April 2007, www.bea.com/FileManager/EN/Content_2396/pld20070425e.pdf, downloaded12 July 2010.144 HK Government Special Committee on Compensation and Betterment (1992), Report of the Special Committee onCompensation and Betterment, Hong Kong: Government Printer, p. 35.145 Brownlee, I., personal interview, 25 June 2009.146 Land Development Corporation (2000), The LDC Experience: 12 Years of Urban Renewal 1988-2000, Hong Kong:Government Printer, p. 72.147 Lai, L. (1997), Town Planning in Hong Kong: A Critical Review, Hong Kong: City University Press, pp. 52-54. Also seeHKSAR Planning Department (2002), HKSAR Legislative Council Panel on Planning, Land and Works – ComprehensiveDevelopment Area Zoning on Statutory Plans [LC Paper No. CB(1)1508/01-02(02)], p. 3, http://www.legco.gov.hk/yr01-02/english/panels/plw/papers/plw0426cb1-1508-2e.pdf, downloaded 16 October 2009.148 Brownlee, I., personal interview, 25 June 2009.149 Land Development Corporation (2000), op. cit., p. 34.150 HKSAR Planning Department (2002), op. cit., p. 2.151 HKSAR Legislative Council Panel on Development (2009), op. cit.152 Views to this effect were expressed by the Hong Kong Institution of Engineers, the Hong Kong Institute of Architects,the Hong Kong Institute of Real Estate Administration, and legislator Christine Loh, among others.153 So, U., “URA slammed for seeking to profit in Sham Shui Po plan”, The Standard, 10 November 2007.154 Wong, L. C. (2006), op. cit.155 HKSAR Legislative Council, Official Record of Proceedings, 3 July 2003, pp. 8328-8329.156 HKSAR Urban Renewal Authority (2009), All Projects By Districts, http://www.ura.org.hk/html/c800000e1e.html,downloaded 18 June 2009. These figures exclude joint URA/Housing Society projects, for which pre-redevelopmentGFA figures are not readily available. They also exclude “linked sites”, in which the government grants the URA agreenfield site with which to subsidize a nearby redevelopment project.157 HKSAR Legislative Council (1999), Subcommittee to study the Urban Renewal Authority White Bill: The Administration’sresponse to major concerns raised by various organizations at the Subcommittee meetings held on 19 and 24 November 1999,p.13, http://www.legco.gov.hk/yr99-00/english/hc/sub_com/hs01/papers/a527e01.pdf, downloaded 12 July 2010.158 Town Planning Board, “Master Layout Plan for Proposed URA Hanoi Road Development Scheme K11”, DevelopmentSchedule (K11/MLP/7/Amendment 2),Planning Application No. A/K1/208, 2 June 2005.159 Town Planning Board (1991), Decision rendered 27 September 1991 (Not Accepted/Rejected), on PlanningApplication Case No. A/K3/206 for 8 Argyle Street. Available at Statutory Planning Portal, http://www.ozp.tpb.gov.hk/,downloaded 12 July 2010.160 Jacobs, J. (1961), The Death and Life of Great American Cities, New York: Random House 1993 edition, pp. 233-244.161 Krier, L. (1984), “Urban Components”. in eds. Larice, M. and Macdonald, E. (2006), The Urban Design Reader,Routledge, pp. 241-250162 Pong, Y. Y., personal interview, 21 July 2009.
163 Ng, K. S. (1997), “Land Acquisition for Urban Renewal and Urban Design by Land Development Corporation”,Masters Thesis, Department of Architecture, University of Hong Kong, p. 52.164 HKSAR Buildings (Planning) Regulations, Chapter 123F, Schedule 1.165 Pong, Y. Y., personal interview, 21 July 2009.166 Cookson Smith, P., (2006), op. cit., pp. 129-130.167 Ibid., p.130.168 HKSAR Land Development Corporation (2000), op. cit.169 Cheung, B. (2009), “Building an Environmentally Sustainable Future for Hong Kong”, speech given on 22 May 2009,http://www.ura.org.hk/usrAtt/100000/CURA_speech_-_22May09_(2).pdf, downloaded 10 July 2009.170 Before 1999, the elected Urban and Regional Councils were responsible for managing municipal services in HongKong, including parks and recreational facilities. The Urban Services Department was their executive arm. Its duties weretaken over by the Leisure and Cultural Services Department when Tung Chee-Hwa abolished the Urban and RegionalCouncils in response to their mishandling of the bird flu (H5N1) outbreak of 1997.171 Yan, C. Y. and Li, V., “Upmarket bar’s rooftop garden is public space”, South China Morning Post, 5 April 2009.172 The term “planning gain” refers to the practice of requiring private developers to build public facilities in return forplanning permission.173 HKSAR Development Bureau, “Provision of public facilities in private developments”, paper presented for discussionat Legislative Council Panel on Development meeting, 8 December 2008, pp. 10, 16, 17, http://www.legco.gov.hk/yr08-09/english/panels/dev/papers/dev1208cb1-319-3-e.pdf, downloaded 26 July 2009.174 Wong, O. and Ng, J.,“Renewals must follow green code, URA says”, South China Morning Post, 12 May 2009.175 It is not clear whether the URA’s green measures include following the HK BEAM standard in all future developments.However, even if it does, HK BEAM is less stringent than international green building certification standards such LEEDand BREEAM. The LEED for Neighbourhood Development scheme actually operates at the neighbourhood levelrather than that of individual buildings, and includes factors such as walkability, transport linkages, economic and socialdiversity, pedestrian environment, and open spaces. US Green Building Council (2007), “LEED for NeighbourhoodDevelopment Rating System – Pilot Version”, http://www.usgbc.org/ShowFile.aspx?DocumentID=2845, downloaded 28July 2009.176 A study done in New York City comparing two residential neighbourhoods in Queens with comparable car ownershiprates and access to public transport found that residents of the neighbourhood with abundant off-street parking were28% more likely to drive to work than residents of the neighbourhood where off-street parking was less available.Weinberger, R. et al. (2008), New York: Transportation alternatives, http://www.transalt.org/files/newsroom/reports/guaranteed_parking.pdf, downloaded 12 July 2010.177 Pong, Y. Y., personal interview, 21 July 2009.178 HKSAR Legislative Council Panel on Home Affairs Subcommittee on Heritage Conservation (2007), Preservation ofthe Open Air Bazaar at Tai Yuen Street and Cross Street [LC Paper No. CB(2)290/07-08(01)], http://www.legco.gov.hk/yr07-08/english/panels/ha/ha_hec/papers/ha_hec1113cb2-290-1-e.pdf, downloaded 12 July 2010; HKSAR LegislativeCouncil Panel on Home Affairs (2007), Relocation of Licensed Hawkers at Tai Yuen Street (South) and Cross Street (East),Wan Chai [LC Paper No. CB(2)2417/06-07(02)], http://www.legco.gov.hk/yr06-07/english/panels/ha/ha_hec/papers/ha_hec0711cb2-2417-2-e.pdf, downloaded 12 July 2010; Town Planning Board, “Master Layout Plan for URA Schemeat Wanchai Road/Tai Yuen Street (I.L. 8953) Wan Chai, Hong Kong” Plan No. H9/MLP4A, 11 September 2004.179 HKSAR Urban Renewal Authority (2009), Mong Kok Revitalization Project, http://www.ura.org.hk/html/c804000e7e.html, downloaded 12 July 2010.180 HKSAR Planning Department (2007), Public Consultation Digest – Area Improvement Plan for the Shopping Areas ofMong Kok, http://www.gov.hk/en/residents/government/publication/consultation/docs/2007/digest.pdf, downloaded 12July 2010.181 Carmona, M. et al. (2003), Public Places Urban Spaces: The Dimensions of Urban Design, Oxford: Elselvier, p. 187.182 HKSAR Urban Renewal Authority, Press statement on ‘wall effect’ allegations, 25 February 2007.183 Chui, T., “Tsuen Wan pleads for air”, The Standard, 26 February 2007.184 Town Planning Board (2008), Minutes of the 386 th meeting of the Metro Planning Committee held at 9 a.m. on 5.12.2008,p. 30, http://www.info.gov.hk/tpb/en/meetings/MPC/Minutes/m386mpc_e.pdf, downloaded 12 July 2010.185 Ng, J, “Kwun Tong tower needs 20 metre cut”, South China Morning Post, 24 January 2009.186 Smith, PC (2006), The Urban Design of Impermanence, Hong Kong: MCCM Creations, p. 29.187 HKSAR Legislative Council, Official Record of Proceedings, 17 January 2007, p. 3909, http://www.legco.gov.hk/yr06-07/english/counmtg/hansard/cm0117-translate-e.pdf, downloaded 12 July 2010. Also see Yu, FJ (2009), “Western Market,presence of absence”, Hong Kong Stories, Hong Kong: Journalism Media Studies Centre, University of Hong Kong, 9April 2009, http://jmsc.hku.hk/hkstories/content/view/771/9015/, downloaded 12 July 2010.188 HKSAR Urban Renewal Authority, Acquisition Policy July 2009, http://www.ura.org.hk/html/c906000e1e.html,downloaded 12 July 2010; HKSAR Urban Renewal Authority (2008), “Rehousing and Ex-gratia CompensationPolicies”, Compensation & Re-housing, http://www.ura.org.hk/html/c910000e1e.html, downloaded 9 August 2009.189 Jacobs, J. (1961), The Death and Life of Great American Cities, New York: Random House 1993 edition, pp. 244-261.190 HKSAR Legislative Council, The LegCo Reporter 2005-2006, Issue 5, 24 November 2005, http://www.legco.gov.hk/yr05-06/english/legco_rpt/l_rpt_1124.htm, downloaded 12 July 2010.191 HKSAR Legislative Council, Motion on ‘developing diversified hawking and bazaar economic activities’ moved by HonWONG Kwok-hing at the Legislative Council meeting of Wednesday, 14 November 2007, http://www.legco.gov.hk/yr07-08/english/legco_rpt/legco_motion11152-e.pdf, downloaded 12 July 2010.192 HKSAR Planning Department (2009), Hong Kong Planning Standards and Guidelines, Chapter 4 para. 1.10, http://www.pland.gov.hk/pland_en/tech_doc/hkpsg/full/ch4/ch4_text.htm - 1.8 Standards for Provision of Open Space,downloaded 29 January 2010.193 HKSAR Urban Renewal Authority (2005), Annual Report 2004-05, p. 29, http://www.ura.org.hk/usrAtt/222000/2005_05_mds.pdf, downloaded 12 July 2010.194 Smith, P. L., “At risk in Hong Kong: a slice of hawkers’ magic”, New York Times, 14 June 2007, http://www.nytimes.com/2007/06/14/world/asia/14iht-hong.1.6136617.html, downloaded 12 July 2010.195 HKSAR Urban Renewal Authority (2008), Urban Renewal: A Sensible Balance – Annual Report 2007-2008, p. 42.196 HKSAR Legislative Council Panel on Development (2009), op. cit., Annex I, http://www.ursreview.gov.hk/eng/doc/20090623_panel_paper_1_annex.pdf, downloaded 12 July 2010.197 HKSAR Urban Renewal Authority (2008), op. cit., pp. 55, 88.198 Information Services Department, “LCQ 6: Unauthorized building works”, Press Release, 12 December 2007, http://www.info.gov.hk/gia/general/200712/12/P200712120181.htm, downloaded August 17 2009.199 Hong Kong Housing Society, “Building management and maintenance scheme”, Our Business, http://www.hkhs.com/eng/business/pm_bmm.asp, downloaded 12 July 2010; HKSAR Buildings Department (2010), Building Safety LoanScheme, http://www.bd.gov.hk/english/services/index_bsils.html, downloaded 12 July 2010.200 Information Services Department, “Operation Building Bright to create many job opportunities (with video)”, PressRelease, 26 February 2009, http://www.info.gov.hk/gia/general/200902/26/P200902260200.htm, downloaded 12 July2010.201 HKSAR Legislative Council Secretariat (2008), Built Heritage Conservation Policy In Selected Places, p. 50.202 Ibid., p. 48.203 Ibid.204 HKSAR Urban Renewal Authority (2009), “Welcome to Roof Garden of Woo Cheong Pawnshop Building Cluster”,pamphlet distributed by URA staff at J-Residence rooftop garden.205 Wan, W., “The preservation of Wo Cheong Pawn Shop building cluster – make or break?”, presentation at CityUniversity of Hong Kong, 18 April 2009, http://bst.cityu.edu.hk/photo/seminar_materials/2009Talk2.pdf, downloaded12 July 2010.206 Hong Kong Institute of Architects (2004), A Study on Historical and Architectural Context of Wan Chai Market, http://www.few.hk/isproject/cd/doc/WanChai_Marke_study_final.pdf, downloaded 13 July 2009.207 The Lifestyle Group, “About Western Market”, http://www.westernmarket.com.hk/eng/about.htm, downloaded 21August 2009.208 Chau, W., “Our Town,” Hong Kong Magazine, 10 October 2008.209 HKSAR Urban Renewal Authority, “URA commenced two preservation cum revitalisation projects”, News and Notices,19 September 2008, http://www.ura.org.hk/html/c1002083e290b.html, downloaded 12 July 2010.210 The author attended one of the URA’s public forums at the Boys’ and Girls’ Clubs Association at 3 Lockhart Road inWan Chai on 18 July 2009. The tone there was overwhelmingly negative, although different stakeholders expresseddissatisfaction for entirely different reasons. The URA’s summaries of its public engagement exercises are available athttp://www.ursreview.gov.hk/eng/publication.html, downloaded 12 July 2010.211 Nissim, R., personal interview, 18 May 2009.212 Brown, S., personal interview, 19 June 2009.213 Wong, O., and Leung, P., “Inspected buildings could be certified,” South China Morning Post, 4 February 2010.214 Brown, S., personal interview, 19 June 2009.215 Wyler, S. (2008), “A history of community asset ownership”, Development Trusts Association website, http://www.dta.org.uk/aboutus/history, downloaded 6 February 2010.129
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The Local Context:Evolving Communit
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Hong Kong Urban Design ConcernsHong
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12In 1998, the Planning Department
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Part I:14The URA —A Redevelopment
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Version 2:The Urban RenewalAuthorit
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URA Ordinance vs.Urban Renewal Stra
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How The URA WorksThe Cycle ofResump
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PART II:22The PoliticalEconomyof th
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The Institutional ContextNationaliz
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26traditionally given the Lands Dep
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28maximum allowable plot ratio —
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Left: Multi-ownership with inadequa
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Weak building maintenanceregulation
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Lack of FinancingOne significant pr
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Left: Graham Streetrequirement. 137
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Left: Graham Streetthe 1970s to ind
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From the point of view of private d
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The Built EnvironmentPart I discuss
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Left: The K11 shopping mall, hotel,
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Box 4Calculating Plot RatioPlot rat
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50Standardized ArchitectureStandard
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Left: Langham Place, blank facade o
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56Figure-ground diagram of Langham
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58This page: Footbridge network ove
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Left: Wo Tik Street - the only acti
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Public Open Spaces and Pedestrian P
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The MertonThe Merton in Kennedy Tow
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Left: The widened pavement along Sh
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Langham PlaceThere are often paveme
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Recreational Public Open SpacesQuan
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Hanoi Road K11 Open SpaceSize: 1,20
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Page 100 and 101: Top: A naturally gentrified street
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Page 104 and 105: 104Luxury shopping at the K11 mall
Page 106 and 107: 106A building rehabilitated by the
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Page 112 and 113: 112Wan Chai Market. Built in 1937,
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Page 118 and 119: 118Conclusion
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Page 122 and 123: Appendix 1Name of projectAddress/lo
Page 124 and 125: Name of projectAddress/locationArea
Page 126 and 127: 126Endnotes1 HKSAR Planning Departm
Page 130: Room 701, Hoseinee House,69 Wyndham
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