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

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70Portland StreetLangham PlaceArgyle StreetShanghai StreetLangham hotelShantung StreetReclamation Street2m Pedestrian Setback in blueN
Langham PlaceThere are often pavement widening setbacks around major commercial developments suchas Langham Place because it is assumed that a large commercial building will generate a lotof pedestrian traffic.There is a 2m-wide setback virtually all the way around Langham Place (see opposite),including a corner setback with a small sculpture/seating area on Argyle Street. These yieldeda bonus GFA of not more than 5,565m 2 . There are also two pedestrian footbridges betweenthe shopping mall and the community centre in Langham Hotel, yielding a bonus GFA ofnot more than 840m 2 .The widened pavement is set under the podium’s overhang, providing shade and potentiallycreating an attractive colonnaded shopping arcade. However, the shopping mall is internallyorientedand few of the shops have street entrances, which discourages pedestrian use. Plannerscannot control the orientation of shops, which is determined by the mall’s management, butmost shopping malls can be expected to be internally-oriented since their strategy is to retaincustomers inside for as long as possible.71Clockwise from left: 2m-wide setback around Langham Place; map illustrating setback;Portland Street side, where the shopping mall main entrance and cinema are located, seesa fair amount of pedestrian activity despite the absence of accessible shop fronts; ShanghaiStreet sees very little activity because it runs between the mall and the hotel with inactivefrontages on both sides, people mainly use this street to catch buses and taxis; smallsculpture and seating area on Argyle Street gets plenty of use despite its noisy and pollutedlocation, it is located on the short end of the block with other shops on adjacent blocks nearby;Argyle street one block West from the Langham Hotel, the pavement is crammed with peopledoing their grocery shopping.
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 48 and 49: Box 4Calculating Plot RatioPlot rat
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: Left: The widened pavement along Sh
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
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120
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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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