Group Project

I：Process of redevelopment (Key players involved？

Milestone？Stage？)

-Stage
1. Initiation and planning:In 1996, New World Development proposed the idea of the
redevelopment of New World Center to build a mixed-use skyscraper that would blend with
commercial, residential, entertainment, and cultural spaces. It aims to provide a variety of
services and activities like shopping or having immersive art experience. It renewed the New
World Center into a cultural and vibrant region in order to seek opportunities of creating
positive economic impact for them.

2.Design of the composition building: For the design of the shopping malls and the hotels
inside, New World Development hired many kinds of professionals, such as Kohn Pedersen
Fox Associates (KPF) and LAAB Architects for interior design…

3.Regulatory approval of the government: Since 1998, New World Development begun
negotiation with the Land Department, Buildings Department, Planning Department for a
land lease and development agreement. In 1998, New World Development successfully
applied revising the land lease of New World Centre and need to pay for 513 millions to the
government additionally so as to extend the redevelopment area of New World Centre and
the hotel. In 2003, approved by the Land Department to redevelop around 70-floors high
building. In 2008, New World Development paid for 925 million of land premium again to
build a 60 floors high skyscraper(265m).

4.Closure and demolition of New World Centre:2009-2011 From 2009, New World
Development has been approved by the Buildings Department for demolishing the east and
west wings’s office building in stages, as well as other New World Development buildings,
and constructing a 63-story hotel including shopping malls.

5.Start of work of Redevelopment: 2012 The general contractor was Hip Seng Contracting
Company Limited, which is the subsidiary company of the New World Development. They
Several accidents were happened with 2 construction worker passing away and 4 workers
were injured in construction site.
6.Completion and occupancy of main building 2019
It creates with the $2.6 billion redevelopment in Hong Kong into an art and design district
with a Rosewood Hotel, office space, high-end residences, and retail. Breathtaking Victoria
Harbour views could be obtained of the iconic Hong Kong cityscape from Victoria Dockside

-Change of land use

1910-1970: Holt's Wharf (transport land use)
1982-2010: New World Centre (commercial land use)
2019-now: Victoria Dockside (commercial, residential)

Commercial includes hotel (I.e., Rosewood), office (I.e., Atelier),

shopping centre ( Musea)

Residential (Artus)

-Main buildings
1.K11 Musea: It includes a public art collection. The project aims to foment art, culture, and design in
Hong Kong.It consists of ten floors and an outdoor plaza. The outdoor plaza is a 2,000 square-feet
sunken plaza modelled as an amphitheater. The architecture also includes 50,000 square feet of green
walls.There is further claim that the development will include rainwater harvesting and that interior
parts of the building will be made in part of natural limestone and wood.

2.K11 Artus: a residential area within Victoria Dockside. It was inaugurated in 2019 as part of a US$2.6
billion development and has engaged New York-based architectural studio Kohn Pedersen Fox to
design the building and Hong Kong-based architectural firm AFSO for its interiors.

3.Rosewood Hotel: The hotel provides 413 guest rooms, 8 restaurants and lounges, fitness center, and
infinity swimming pool. It includes a banquet hall and the "Lai Mansion" on the fourth floor, with an
outdoor lawn with views of Victoria Harbor, 7 conference rooms and a 1,990-square-foot luxury suite
with a private terrace. There is an executive gallery "Rui Pavilion" on the 40th floor.

4.K11 Atelier: Found in 2017.The building’s interior was designed by Japanese Design Studio Simplicity.
The building’s main lobby includes a community space and a breakout area. The K11 Atelier comprises
a total of 435,156 square feet and includes a 270-degree view of Victoria Harbor. The façade of K11
Atelier is integrated with a photovoltaic solar system.

II: stakeholders during the construction process

-Public sector
Visual pollution (government)

It is no accident that the Victoria Dockside development Features a tall building that is extremely incompatible with

The surrounding area. Many inappropriate high-rise buildings Have been approved in Hong Kong through various

Procedures or system loopholes

It was not until 2003 that the government added the Urban Design Guidelines to the Hong Kong Planning Standards

And Guidelines. Then came the more comprehensive development Concepts mentioned above (visual corridor, mountain

Ridgelines, waterfront building height profiles, etc.). In The 2007–2008 Policy Address, to respond to the hygiene

Problems associated with SARS in 2003, Chief Executive Donald Tsang announced that there would be a review of

The OZPs of various districts in a step-by-step manner, and Where justified, revision of the relevant planning parameters

To lower the development density. By the end of 2011, the Town Planning Board (TPB) had reviewed 32 OZPs, incorporating

Building height restrictions and adjusting plot ratio

(Waterfront development and planning control: a case study of Victoria Dockside in Hong Kong)

-Private sector
NWD

the total GFA for the whole

2
site amounted to 324,078 m .
The land lease was modified
for a land premium of HK$513
million in 1998
the total GFA for the whole Site amounted to 324,078 m2. The land lease was modified For a land premium of HK$513

million in 1998. NWD’s Intention to attract visitors coincided with the new government’s Ambition to revitalize Hong

Kong

In 2001, NWD proposed to further modify the land lease By removing the height limit restriction for the entire site

Area varying maximum building height restriction ranging from 30 to 265 m was agreed upon

-Professionals
Architect

Some design features have been incorporated into the final design of Victoria Dockside to improve the cityscape.

The high-rise tower (K11 Atelier) has a subtle stepping form, in which the floor areas of some levels are reduced

unevenly at one of four edges to create a three-tiered height profile of 61 m, 230 m and 265 m

Mid-rise towers at 100 m also create a three tiered height profile. The shopping mall on the lower 7 levels -is a bulk structure

occupying the middle of the site, reaching to the southern and northern site boundaries up to a height of 44 m

The architectural design creates a sense of enclosure. The tightly sealed wall-like structure appears to deliberately

Frame views for targeted customers inside.

Surveyor

The most complex and challenging part of the project is the construction of a new 4-level basement, with part of the existing

basement structure that housed the plant rooms of the nearby still operating hotel to be retained. Arup’s innovative ‘double

top-down’ scheme, unlike the traditional top-down method, jumped down to the construction of the new B2 floor first. The

new B4 basement excavation and the new B1 construction then commenced concurrently as B2 was designed for the

construction load to support the new B1 and B2. This idea allows parallel construction for the structure above and below B2.

Multiple GSA models have been built and construction stage analysis was carried out to assess structural behavior and capacity.

This innovative method has speeded up the overall programe by six month

III：Expectations and impacts

-Government expectations/impacts (econ)

Expectations

At the beginning of the twenty-first century, the Hong Kong government adopted a series of strategies to attract

tourists and recreate a dynamic image, so as to create a “world-class harbor front”. Helped by The Individual Visit

Scheme in travelers drove much of the demand for hotels. The soaring number of tourists also led to expansion

of NWD’s hotel investment profile and the “New World Centre Enlargement Scheme” (新世界中心拓展计划) proposal

to build a new luxury hotel on a strip of land fronting the harbor

The Tsim Sha Tsui Waterfront Revitalization Plan (2015)Made this issue even more controversial. This plan was

Attached to the schedule of the New World Centre Redevelopment Project, in which NWD proposed to renovate the

Waterfront area from Salisbury Garden through the Avenue Of Stars to the Tsim Sha Tsui Promenade by introducing

Three new activity hubs comprising commercial and entertainment Facilities. Since there is an incentive zoning concept

To award extra buildable for areas for those developers Who dedicate for the public betterment, it makes sense that

The Lands granted additional GFA for the developer

Impact

The value created through the redevelopment capex is approx. HK$1.5bn p.a. Based on the HK$20bn CAPEX, this would mean

that the Unleveraged Yield on Cost would be approximately 7.6%.

Overall, the mall houses over 250 international brands and flagship stores with an Occupancy rate of over 95%. Many

international brands which are new to the HK market Such as MoMA Design Store opened their largest store in Asia, while other

popular F&B Brands such as Heytea, Chatterbox Café and. Fortnum & Mason have also established Their presence in the mall.

Social expectations/impacts
Expectations

The planning, development and management of Victoria Harbor and its harbor-front areas should maximize opportunities for

public enjoyment. Land required for and the impact from infrastructure developments, utility installations and land uses

incompatible with the harbor planning principles should be minimized.

K11 MUSEA

K11 MUSEA consists of 4,800 square meters of green walls, comparable in size to 18 global-standard tennis courts (Chin, K.,

2018). Therefore, the citizens nearby can visit the shopping complex and take a short break. Resonating with a serene

atmosphere, the green oasis recharges visitors’ batteries.

Chin, K. (2018, June 26). Aging Hong Kong Waterfront Gets a Face-Lift. The New York Times.

https://www.nytimes.com/2018/06/26/business/hong-kong-waterfront-real-estate.html

The Avenue of Stars

A fusion of plants that grew beside the waterfront under local climate has been chosen to be the greenery along the Avenue of

Stars (About AOS, n.d.). Pedestrians stroll along the Avenue of Stars when the sea breeze blows. Surrounded by soothing

ambience, people’s work-life balance is maintained.

About the Avenue of Stars (n.d.). https://www.avenueofstars.com.hk/en/about-aos/

Nuisance to the public during the construction period

The plan was met with resistance from more than 90% of the public association during the announcement period. It was because

there were concerns about the disruption to the public's use and enjoyment of the waterfront walkway due to the long duration of

construction (Charlie et al., 2022, p.10). The Avenue of Stars is a collective memory to all Hongkongers, but people could not

visit the storied promenade owing to the long extension of redevelopment process. In light of this, visitors were discontented

with the project during the construction period.

Xue, C. Q., Gu, Y., & Leung, Y. H. (2022). Waterfront development and planning control: a case study of Victoria Dockside in

Hong Kong. Urban Design International. https://doi.org/10.1057/s41289-022-00212-x

-Environmental expectations /impact

Expectations

Reduce 50% of energy intensity, carbon emissions intensity , reduce 15% of waste to landfill intensity, reduce 25%

water intensity (SV2030)

The Group is committed to lowering energy consumption And carbon emissions. NWD’s Sustainable Building Policy

Provides practical guidance for achieving a sustainable Property development lifecycle

Manage water consumption and potential Risks throughout the building lifecycle under the Sustainable Building

Policy. The Group implements “sponge city ”Features in property projects, where needed, to redistribute Water and

tackle flooding.

Coping with the urban heat island effect:

Along the urban waterfront at Victoria Dockside, bioclimatic design such as the use of temperature-regulating

materials, citywide plantations, and the utilization of water sources (Battista et al., 2016, as cited in Lan, H. N., 2021;

Karakounos et al., 2018, as cited in Lan, H. N., 2021) was carried out in order to alleviate the urban heat island effect.

The average temperature on the waterside is maintained and therefore this reduces the chance of people suffered

from heat-related illnesses and the impact of nearby ecosystems.

Using renewable energy:

The solar panels are mounted atop each mobile cart, so the sun’s energy absorbed can be used to generate electricity and

illuminates the carts (About AOS, n.d.). With less reliance on the electricity from power plants, undeniably, it is beneficial to the

environment.

Sustainable Green Architecture

K11 Musea include rainwater harvesting which provides 100% of irrigation water and a seawater-cooled, oil-free HVAC chiller

system, which reduces annual energy consumption by over 12% compared to the baseline of the stringent U.S. ASHRAE 90.1

standard.

Nature Discovery Park

Inside the K11 Musea lies a Nature Discovery Park on its podium. It is Hong Kong’s first Urban biodiversity museum and

sustainably-themed education park. Not only does this Park showcase a variety of rare plants, it also features tropical and native

plants, an Aquarium and naturally attract butterflies.

IV: Comparable countries and cases

- London Canary Wharf (reclamation)

o In 1950, the various ports employed 150,000, a large majority forming

the local community
 o The Local Impact Report published by the Canary Wharf Group PLC in
2018 has in bold “Canary Wharf supports … £40.4 billion gross value
added (GVA) £19.7 billion is directly attributed to the development.”
o By the 20th century, ships were steadily increasing in size, and the
Canary Wharf docks were struggling to cope. The deeper ports further
along the Thames started taking the lion’s share of the trade, and this
marked a decline for Canary Wharf. By the 1960s, the entire port
industry in London had faltered almost to a halt, and in the early
1980s, the docks were finally closed.
o Reichmann agreed to take on the regeneration work, in exchange for
substantial tax breaks from the government. (potential benefits in
K11)
o In 1991, it rapidly gained popularity among some of the UK’s biggest
companies, with banks such as HSBC, Citigroup, Morgan Stanley and
the Financial Services Authority taking up residence in the area.
Several major newspapers also moved in, along with other notable
businesses.
o Since 2014, Canary Wharf has been steadily expanding, and further
buildings are being constructed there all the time. At first, this was to
meet the increasing demand for London office space. However, rising
numbers of employees wanted to live near their place of work, and as
such, the first residential blocks were built.
o These days, Canary Wharf remains London’s secondary central
business district, but has taken on a new personality, as an upcoming
residential hotspot. Many retailers and restaurants have established
themselves here, along with music venues, gyms, cinemas and more.
The arrival of Crossrail only added to its appeal, bringing more
homebuyers and renters to the area.
o Gillham, B. (2019). (rep.). Was the development of Canary Wharf a
social success? Retrieved September 28, 2023, from
https://www.academia.edu/42829276/Was_the_development_of_Ca
nary_Wharf_a_social_success.
o Proper Local. (2020, August 27). Home. The Redevelopment History of
Canary Wharf. https://www.properlocal.co.uk/blog/162-the-
redevelopment-history-of-canary-wharf
- Barangaroo (Australia)
o New technology and limited heavy freight rail access make the site
unsustainable as a modern port facility in 1960s
o Became unused when facilities moved to another port in 2003
o planning laws include rigorous environmental impact studies, tender
processes, limits on building heights, trade-offs on design for the
public good and affordable housing requirements
o Only 2.5% reserved for affordable housing, whereas council strongly
recommended 20%
o The Carr state government, which in March 2006 declared Barangaroo
a “state significant site”. That meant the planning minister (at that
time Frank Sartor) became the approval authority for the planning and
development of the site.
 Since then the council has had no say over Sydney’s biggest
development in decades.
o “On what was once public land, we’ve ended up with ... an exclusive
outdoor shopping mall, an enclave of privilege and high prices, where
we... would feel out of place”
o Casino was built
 Only one casino allowed in Syndey, already exists
 Did not provide enough public benefits to justify the private
gains
o Jabour, B. (2015, September 30). The rise and rise of barangaroo: How
A monster development on sydney harbour just kept on getting bigger.
The Guardian.
https://www.theguardian.com/australia-news/2015/sep/30/the-rise-
and-rise-of-barangaroo-how-a-monster-development-on-sydney-
harbour-just-kept-on-getting-bigger