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

Left: The K11 shopping mall, hotel, and serviced apartment development (centre) on Hanoi Road is now Tsim Sha Tsui’s tallest building.ScaleURA developments often visually dominate their surroundings, especially projects built onlarge sites.Although the podiums are not much taller than surrounding buildings, the absence ofhuman-scaled details on their facades make them look out of scale and difficult to relate to.At small building sites, the increase in density results in “pencil towers”, such as the Vista inSham Shui Po.Why do URA developments look so big?URA developments appear so large because of:1.2.Context. They are located in old neighbourhoods where the existing buildings andblocks are much smaller and finer in comparison.It has powers of compulsory resumption, so the URA is able to assemble larger sitesthan private developers in old neighbourhoods, and is often allowed to build overstreets, creating superblocks. This effectively gives it extra plot ratio. (See box.)Large sites feature multiple towers, which depending on their configuration, may create a“wall effect”.It may appear that the URA is allowed to build to higher densities than private developers,but in fact this is not the case. URA developments are not allowed to exceed maximumBuildings (Planning) Regulations plot ratio and site coverage, and if the URA wants toexceed statutory plot ratio or height requirements it must apply for TPB permission in thesame manner as private developers. 1573.4.The Buildings (Planning) Regulations allow commercial podiums to cover the entiresite up to a height of 15 metres (about 4-5 storeys). Where sites are big, podiums canappear very bulky.The towers on top of podiums often use up less site coverage than is permitted, and aretherefore allowed to be taller. Developers have financial incentives to build tall narrowtowers because this leaves more podium-top space for private recreational facilities, andhigher floors command higher prices. Therefore, bulky podiums are combined withvery tall towers. If the towers are arranged in a wall formation, the development looksenormous even though the towers’ site coverage is actually small.455.URA buildings are usually required to provide open space, GIC facilities, and pedestriansetbacks. These come with standard GFA incentives. Open space and GIC facilities aredeductable from site coverage and GFA calculations, while pedestrian setbacks underthe Buildings Ordinance are compensated with bonus plot ratio.6.Big buildings are required to have more parking facilities, which are also GFA deductible.This can add considerable bulk to podiums.