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

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Box 4Calculating Plot RatioPlot ratio is the ratio of a building GFA to the area of the site that it is built on. Ifa building site is 1,000m 2 , and the plot ratio is 6, then it would have a gross floorarea of 6,000m 2 .Plot ratio and building heightPlot Ratio = Gross Floor Area ÷ Site Areatherefore:Plot Ration × Site Area = Gross Floor AreaPlot ratio, which is a measure of density, should not be confused with building height. The same plot ratio can produce buildings of vastly different heights,depending on their site coverage. If the plot ratio is 6, and a building covers 100% of the site, it would be 6 storeys high. If the building covered just 50% of the site,leaving the other 50% as open space, then the building would be 12 storeys high. If site coverage is only 25%, the building would be 24 storeys high.48
One large site yields a higher GFA than several smaller onesOne advantage the URA has over private developers is the ability to build over streets. This enlarges a site and yields extra GFA. For example, the K11 project hasa site area of 8,299m 2 , of which 1,200m 2 was provided by incorporating the former Cornwall Avenue into the project site. This increased the permitted GFA by 17%from 85,188m 2 to 99,588m 2 , excluding bonus floor area obtained in exchange for pedestrian setbacks. 15849
Page 7: The Local Context:Evolving Communit
Page 10 and 11: Hong Kong Urban Design ConcernsHong
Page 12 and 13: 12In 1998, the Planning Department
Page 14 and 15: Part I:14The URA —A Redevelopment
Page 16 and 17: Version 2:The Urban RenewalAuthorit
Page 18 and 19: URA Ordinance vs.Urban Renewal Stra
Page 20 and 21: How The URA WorksThe Cycle ofResump
Page 22 and 23: PART II:22The PoliticalEconomyof th
Page 24 and 25: The Institutional ContextNationaliz
Page 26 and 27: 26traditionally given the Lands Dep
Page 28 and 29: 28maximum allowable plot ratio —
Page 31 and 32: Left: Multi-ownership with inadequa
Page 33 and 34: Weak building maintenanceregulation
Page 35 and 36: Lack of FinancingOne significant pr
Page 37 and 38: Left: Graham Streetrequirement. 137
Page 39 and 40: Left: Graham Streetthe 1970s to ind
Page 41 and 42: From the point of view of private d
Page 43 and 44: The Built EnvironmentPart I discuss
Page 45 and 46: Left: The K11 shopping mall, hotel,
Page 50 and 51: 50Standardized ArchitectureStandard
Page 53 and 54: Left: Langham Place, blank facade o
Page 56 and 57: 56Figure-ground diagram of Langham
Page 58 and 59: 58This page: Footbridge network ove
Page 61: Left: Wo Tik Street - the only acti
Page 65 and 66: Public Open Spaces and Pedestrian P
Page 67 and 68: The MertonThe Merton in Kennedy Tow
Page 69 and 70: Left: The widened pavement along Sh
Page 71 and 72: Langham PlaceThere are often paveme
Page 73 and 74: Recreational Public Open SpacesQuan
Page 75: Hanoi Road K11 Open SpaceSize: 1,20
Page 78 and 79: 78Clockwise from left: The ground f
Page 81 and 82: The MertonTotal size (sites A and B
Page 83 and 84: General ObservationsLandscapingGene
Page 85: The URA also announced that it had
Page 88 and 89: Box 6The Counterproductive Pursuito
Page 91 and 92: Opposite, clockwise from top right:
Page 93 and 94: Social ImpactSocially sustainable d
Page 96 and 97: Left: Western Market has become pri
Page 98 and 99:
98This spread from left: This anony
Page 100 and 101:
Top: A naturally gentrified street
Page 102 and 103:
102Comprehensive redevelopment disp
Page 104 and 105:
104Luxury shopping at the K11 mall
Page 106 and 107:
106A building rehabilitated by the
Page 108 and 109:
According to town planner Ian Brown
Page 110 and 111:
110
Page 112 and 113:
112Wan Chai Market. Built in 1937,
Page 114 and 115:
114
Page 116 and 117:
116
Page 118 and 119:
118Conclusion
Page 120 and 121:
120
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 128 and 129:
128110 Chan, B. W. (2002), “The h
Page 130:
Room 701, Hoseinee House,69 Wyndham
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Treating the Symptoms - A Critical Review of ... - Civic Exchange

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