Strategic assessment of building adaptive reuse opportunities in Hong Kong

There is an increasing complexity and interplay between all the issues associated with property portfolio decisions. This paper explores the relationships between financial, environmental and social parameters associated with building adaptive reuse. An adaptive reuse potential (ARP) model is developed and discussed in the context of its application to the Hong Kong market. The model can assist in the transformation of the traditional decision-making processes of property stakeholders towards more sustainable practices, strategies and outcomes, by providing a means by which the industry can identify and rank existing buildings that have high potential for adaptive reuse. This in turn enhances Hong Kong's ability for sustainable, responsive energy and natural resource management by allowing issues regarding excessive and inappropriate resource use to be identified and assessed, and enabling appropriate management strategies to be implemented. The ARP model proposed in this paper provides, illustrated by a real case study, an important step in making better use of the facilities we already have and the residual life embedded in them.     

港岛城市剖面

文章借用建筑学上的剖面概念,将其应用到城市尺度的形态分析和空间解读上。作者选取香港中环地区的中环至半山由自动扶梯系统覆盖的城市区域,作为诠释这一概念的具体案例。建筑剖面的传统意义被移植至城市剖面中,即在某一方向上剖切实体之后,通过观察剖切面上空间元素之间的关系,探寻彼此的内在结构,乃至这种城市结构空间背后的特殊历史过程和社会推力。香港岛的地理特征和100多年来城市化过程所形成的带状城市分布使得港岛具有剖面性格,而中环至半山的自动扶梯系统提供了一条重要的剖切线索。通过剖面方法解析,作者希望在城市形态学的分析方法上有新的突破。     

香港的城市规划体系

由于土地资源匮乏 ,加上历史和政治原因 ,香港是一个与众不同的城市地区。从历史回顾、规划法规体系、行政体系和运作体系等方面评述了香港的城市规划体系。     

香港市区更新策略与实践的回顾——以荃湾、观塘市中心项目为例

香港作为人口高度集中的世界级城市,市区更新是其战后城市规划与建设的主要内容之一。因市区老化问题日益严重。且涉及政府、发展商及社区居民多方利益而使市区更新的推动过程困难重重。该文回顾了香港市区更新的历史进程并总结各个时期市区更新的主要内容和特点．通过介绍荃湾和观塘市中心两个实践项目,分析市区更新在策略与管理机构方面的变革,着重介绍2001年市区重建局成立以来香港近十年市区更新工作强调可持续发展理念并强化公众参与意识的经验。该文可为内地城市当前的城市发展提供参考。     

香港空中步道城市设计的启示

从分析空中步道系统入手,总结了香港城市设计特点,并以南京中心区为例,讨论了其应用的必要性和可能性。     

香港历史地段“再生”案例的可持续性评价

香港针对历史建筑更新的政策中,一个显著特点是对历史建筑实施综合开发利用。不过,香港的历史城区再生计划,却并不支持对其进行综合再利用的方式。因此,不少人批评,香港的城市特色也正在大规模的城区重建当中不断失去。近几十年来,香港的历史城区在再生重建过程中,许多以前的城市集体空间或社区邻里空间都被纳入了私人发展商再开发的范畴。围绕香港利东街——这个香港市区重建局与民间保护团体之间存在激烈冲突的案例,通过可持续性评价分析,探讨了香港的历史城区,如何在城市保护过程中达到发展地方经济、建立和谐社区、以及繁荣当地旅游业的多重目标,从而实现香港城市的可持续发展。     

城市更新中旧建筑再利用初探

通过对城市更新中旧建筑再利用的产生与发展历程的阐述，得出旧建筑再利用的必要性和其基本过程与理论方法，以期为我国城市更新旧建筑再利用的未来探索之路提供相关素材。     

高密度城市中心区的交通策略——以香港城市中心区为例

香港是土地资源少、人口密度大的代表城市,面对城市中心区高密度的发展环境,香港采取一系列措施以解决交通问题,并取得了成效。     

Factors affecting environmental sustainability of urban renewal projects

Urban renewal programmes offer an opportunity to improve the environmental sustainability of urban areas by creating well-designed and well-constructed built environments. In this study, the contributions of built environment design elements to environmental sustainability were evaluated through a questionnaire survey with the participation of 323 people who previously worked in urban renewal projects. Implementing factor analysis, interrelated elements have been gathered under five factors: ‘transportation and accessibility’, ‘conservation of natural resources’, ‘built environment quality’, ‘supporting social life’ and ‘high-density usage’. To identify the importance weights of these factors, analytic hierarchy process (AHP) analysis was carried out with 40 academics and practitioners. Based on the results, ‘conservation of natural resources’ was found as the most important factor affecting the environmental sustainability of urban renewal projects. It is expected that the results of this study shall guide a wide range of urban renewal stakeholders, extending from designers to citizens, along the path of creating environmentally sustainable cities.     

香港郊野公园规划建设经验借鉴及启示

在城市快速发展的过程中如何保护生态环境,为市民提供游憩休闲空间,香港郊野公园建设为目前处于快速城镇化发展阶段的中国城市提供了一个可资借鉴的样本。借助郊野公园建设,香港在人多地少的客观情况下,保护了全港3／4的生态空间,在提高环境质量的同时,还为市民提供了丰富的游憩休闲空间。梳理香港郊野公园30余年历经初创、筹划和现固3个阶段的发展历程,从法规制度、规划设计、实施管理3个层面分析其成功的经验所在,并从管理体系、关注需求、政策合力及生态教育四个方面探索香港经验对上海下一步郊野公园建设的启示意义。     

香港的城市规划与发展

在梳理香港城市发展历程及不同阶段城市规划的重点任务的基础上,重点聚焦在住房政策、新市镇开发和市区重建3个反映香港城市规划与发展较有特点的领域,以时间为脉络,分析了上述城市政策的演变过程和主要特点。     

运用对策论分析和思考城市更新的若干问题

对策论是一种重要的社会科学研究方法,在经济、社会、环境等领域有广泛的应用。该文在介绍对策论基本内容的基础上,运用对策论理论分析城市更新中的一些典型问题,进而从对策论求解的角度提出改善措施,最后通过城市更新实例来说明该措施的可操作性。     

Challenge-driven design for public housing: The case of Hong Kong

Public housing (PH) has existed in Hong Kong for six decades. Previous and current challenges that have been encountered over time function as a collective driver for design progression. However, such challenges have remained under research to be able to draw useful lessons from them. To understand how this established motif can suit the sustainability-consciousera, this study uses Hong Kong as a representative case for sub-tropical compact cities by critiquing its PH design against multiple constraints. The objective of this study is to trace the historical relationships between challenges and design progress as well as to assess current and future implications of sustainability trends on PH design. By synthesizing data from literature, policy documents, and empirical evidence, this research develops an evolution map for PH design in Hong Kong that is driven by seven major challenges. Based on this map, a conceptual framework for intersecting considerations that envisages five main future prospects toward future PH design is also established.     

香港"活化历史建筑伙伴计划"及其启示

历史建筑的保护与更新规划难以落实的一个重要原因是其运营模式、制度保障、资金保证及公众参与不够完善.为保存香港珍贵的历史建筑,并以创新的方式加以利用,香港政府推出了"活化历史建筑伙伴计划",取得了良好的社会效果.可借鉴香港的成功经验,通过设立专门机构及完整的制度、创建"伙伴"关系、加大公众参与力度等措施,推动内地历史建筑...     

Management contracting in Hong Kong

Despite technological advancement in building techniques, new construction tools, equipment, and plant, and a greater variety and better quality of construction materials, the construction industry is generally regarded as one making slow progress in productivity. Here the potential of management contracting as a contracting method is considered in depth. Analysis includes assessment of its fundamental features, cost-benefit analysis and practical applications. The feasibility of its adoption in Hong Kong is evaluated.     

街景人情 ——香港老区民居建筑及街貌保护与活化发展

在20世纪初,英国政府为她管治的香港订立了一套划时代的《建筑及公共卫生条例》,将当时英国最先进的结构及卫生标准,融合华人起居模式与岭南营造技术,演变出一类当年特色的建筑类型,称为“唐楼”,是日战之前香港华人的主要民居建筑。我国民居研究一向偏重传统村镇的建筑,鲜有将香港20世纪初外观或工艺不起眼的市区民间屋宅纳入。然而经过分析其背景及设计,就发现“唐楼”其实是结合中西民居文化理念的历史先锋。此外,文章通过研究 “唐楼” 的价值和特色,探讨如何保护及展示其特色,以见证重要的建筑历史阶段,希望可以填补我国近代民居研究的空缺。文章亦将分析香港近年几个活化再用的唐楼项目,尝试为近代都市华人民居的可持续发展寻找新的路向。     

Urban soil characteristics and limitations for landscape planting in Hong Kong

Soils in urban areas have not received adequate attention in relation to landscape planting. Recent urban tree surveys in Hong Kong identified many arboricultural problems related to stressful habitat conditions including edaphic ones. Soil constraints in the crowded city are acute and yet relevant data are lacking. This project evaluated in the field and laboratory 100 soil samples obtained from sites of varied natural and disturbance history at difficult roadside tree-pit sites in urban Hong Kong. An extensive range of physical and chemical properties were assessed to establish baseline information on soil limitations to amenity-vegetation growth. Most soils have lost natural soil horizons with morphological features of fill materials such as poor structure and artificial layering. They are excessively stony and coarse-textured, with abundance of building rubble and other foreign substances. The extensive soil compaction, associated with structural degradation and loss of porosity, is inimical to aeration, drainage, storage of plant-available moisture, and root growth. Release of carbonate from the calcareous construction waste has induced alkaline pH, with consequences on micronutrient and phosphorus deficiency. Organic matter contents, and the related supply of essential nitrogen and phosphorus, are all meager. The capacity to hold nutrient bases and the amount held in available forms are both inadequate for vigorous plant performance. There are signs of pollution by heavy metals, especially lead, which are derived from air-borne sources related to vehicular traffic. The results help to ascertain the need for soil tests in landscaping endeavors, to reinforce a weak link in landscaping programs, to establish a package of recommendations to improve urban soil management, to enhance the cost-effectiveness of greening programs, and to augment urban-tree performance so as to reduce recurrent management liability and burden.     

香港慢行系统和行人环境规划

香港在地少、人多、车多的情况下,锐意改善城中的行人环境和实行城市绿化,对市区内较旧地区则采用地区改善计划的方式,不需大规模重建或新发展,亦能改善旧区环境,避免通常大规模重建对小区所造成的滋扰.地区改善计划以"容旧纳新"代替了"破旧立新"的概念.地区改善项目能以较低成本提早落实,亦具可持续性及能保留地区特色.亦简略介绍了...     

Investigating the intentional quality risks in public foundation projects: A Hong Kong study

Since foundation projects are one of the most complicated construction activities, many unforeseeable and invisible conditions and uncertainties will be investigated during the construction processes. The importance of examining risk management in foundation projects had pressing harder as short-piling experiences gained from the Hong Kong construction. Various types of quality risk should not be avoided throughout the construction development, including site condition, managerial and contractual factors. This paper identifies the typical factors affecting the three main categories defined in risk management in conducting foundation projects from various construction professionals. Intentional quality risk found to be difficult in handling the real responsibilities. This study will also present alternative solutions for controlling these quality risks and the effectiveness of these solutions has been tested. The findings from the study provide useful references to the construction industries.     

Private Rental Housing in Hong Kong

This paper examines selected aspects of housing policy and its influence on private rental housing in Hong Kong. Its ambitions are modest, in part because so little research has been conducted on the sector, as a consequence of the small size of the sector as well as the concentration of socio-political, economic and policy analyses on the other major housing sectors, namely public renting and home ownership. It is argued that a fundamental function of private renting, to provide a functional substitute and counter-balance to distortions in the market for private home ownership, has been systematically undermined in Hong Kong. In spite of its historical importance in meeting Hong Kong people's housing needs, the sector's decline has been steep and it can now be fairly described as a marginalised tenure, despite incomplete structural adjustment post- Asian Financial Crisis. It is suggested that a fundamental reason for the decline of the private rental sector has been the impact of government policy, which undermined the private rental sector and thus an important element of the market mechanism in housing provision. The government's ideology of home ownership has also functioned to transfer lower middle-income families into the owner occupied sector. Although the Hong Kong government has not been as overtly hostile to this sector as governments have been elsewhere, it nevertheless also seems to envisage no real role for the private rental sector in a housing delivery system molded by policy preference for home ownership, rather than fostering viable economic competition by also facilitating an efficient private rental sector.