URA's new model to rebuild Jianshanli to avoid serious losses Wei Zhicheng: the impossible becomes possible

The URA announced the launch of two redevelopment projects in the Sham Shui Po district last Friday (24th), including the "Kem Shan Lane/Fuk Wah Street" and "Cheong Wah Street/Cheung Sha Wan Road" in Cheung Sha Bay. They are expected to be completed in 2028 at the earliest.

The Chief Executive Officer of the URA, Wei Zhicheng, stated in his blog today (26th) that Kenshanli is a large group of dilapidated old buildings with a large number of property rights. If the reconstruction alone involves high acquisition and development costs, it will cause serious losses. However, this reconstruction is positive. Reflecting the new thinking of the URA for urban renewal, using geospatial data analysis to assist planning decision-making, and using the urban renewal model of "plan first, then project", the building complex in Kenshanli was originally almost an "impossible task". , And update its contiguous range as a whole.

Less than 10% of the remaining floor area in Kenseon Lane can be built, and the incentives for reconstruction are very low

Wei Zhicheng pointed out that the Jianshanli complex is a two-column 9-storey building involving 90 street numbers. The current residential density of the complex is close to the development density permitted by the current planning and regulations.

He said that compared with the redevelopment projects implemented by the URA and private developers in the past, the ratio of the remaining buildable floor area generally exceeds 50%, and the remaining allowable floor area of ​​the Jianshanli project only accounts for less than 10% of the total allowable development area. If the “project-led” model is adopted and the reconstruction of the old buildings in Jianshanli is the sole consideration, because of the high acquisition and development costs involved, the income after reconstruction will not be enough to cover the huge expenditures for the acquisition of property rights and construction projects. The incentives for reconstruction are very high. Low.

The acquisition cost is close to 10 billion yuan

For such projects with low incentives for private redevelopment, the owners can only expect the URA to assist in handling them.

However, if we continue to use the current URA to estimate the purchase price of a 7-year-old building in the same district from the property owner, it is assumed that the owner-occupier can receive a purchase price of about 18,000 per square foot for a rough assessment. The acquisition and compensation expenses involved in the buildings in Jianshanli area will be close to 10 billion yuan. In the face of such high acquisition costs, the project will suffer serious income shortage.

Wei Zhicheng revealed that in the next few years, the URA will have to deal with the acquisition and resettlement compensation projects in Kowloon City, Mong Kok, and two civil service cooperatives. The two first home projects of Xixin Village and Huanran Yiju Phase II will involve a total amount of capital of 100 billion yuan. If the reconstruction project of Jianshanli, which is seriously inadequate, is dealt with at the same time, it will cause considerable damage to the URA. Heavy financial commitment.

Wei Zhicheng said that the Jianshanli project broke through the reconstruction dilemma with a regional planning plan.

(Urban Construction Bureau blog)

Wei Zhicheng described that it was difficult to deal with the reconstruction of the building complex in Kenshan Lane, but the URA team tried to examine the government land resources near the building complex, including temporary construction sites for unscheduled long-term development purposes, outdated recreational and public facilities, and other government land resources from a regional level. , To seek opportunities for urban renewal, and use the strategy of "plan first, then project" to formulate a suitable urban renewal plan. The regional planning plan of the Sham Shui Po District can achieve the following three breakthroughs.

First of all, the government land adjacent to the building complex of Ken Shan Lane will be included in the development and re-planned. The development potential of the lot will be fully utilized during the redevelopment, so that the remaining allowable floor area of ​​the entire site can be constructed as a ratio of the total allowable development area. The increase to nearly 80% has facilitated the reconstruction of "ultra-high-density" and large-scale old buildings such as Kenshan Lane, and improved the lives of local residents.

Wei Zhicheng, Chief Executive Officer of the URA.

(Information Picture/Photographed by Zhang Haowei)

An 18-storey high-tech government facility complex built on Changhua Street

At the same time, under this plan, outdated recreational and sports facilities in the district, as well as government land that has no long-term use, will also be updated and upgraded.

For example, the site of the Cheong Wah Street Project is divided into A and B. A piece of government land in Site B. Because of the irregular shape of the land, the ground also involves the MTR Tsuen Wan Line pipeline. It has not been developed for many years and only used As a temporary government engineering warehouse.

Through planning, the URA included the construction site in the project scope and converted it into a recreational park for residents to enjoy, freeing up land resources and giving the land new community functions.

The land will also construct an 18-storey new government facility complex, including the provision of a new gymnasium to reposition the recreational and sports facilities of the Cheung Sha Wan Stadium in Site A.

Finally, the Sham Shui Po district is densely packed with old buildings, narrow pedestrian walkways and insufficient barrier-free facilities. It is particularly inconvenient for residents, especially the elderly and children, to travel. There is also a lack of recreational facilities and community activities in the district.

These are problems that have always been caused by outdated planning in the old districts, and can only be completely dealt with through the renewal of the old districts.

Set up more shared community spaces with residents

To this end, when planning and designing new buildings in the two projects, the URA will free up land space and construct two footbridges across Cheung Sha Wan Road and the surrounding area of ​​Ken Shan Lane, connecting Ken Shan Lane and Cheung Sha Bay. Road community facilities to enhance the connectivity of the north-south pedestrian network in Sham Shui Po.

In response to the lack of space for community activities, the team also made good use of ground space, set up more community spaces shared with residents, and applied the concept of "place creation" to create more diverse lives for residents and enhance the livability of the area.

Create a livable Sham Shui Po as a model for the acquisition of ultra-high-density old buildings

Wei Zhicheng hopes that this Sham Shui Po planning plan will not only benefit the thousands of residents living in Ken Shin Lane, but also bring greater planning benefits to the citizens of the entire region, creating a livable Sham Shui Po.

He also hopes that this plan will serve as a model for the URA, the government, and even private developers in the future when dealing with "ultra-high-density", large and disrepaired old buildings such as Kenshanli in the old districts. "Impossible" becomes "possible."

The URA "Health Code" 3.0 loads the information of the investigator's vaccination electronic vaccination card.

(Urban Construction Bureau blog)

URA launches "Health Code" 3.0 to display investigators’ vaccination records

In addition, as vaccination becomes more popular, Wei Zhicheng pointed out that the URA's "Health Code" has also been continuously optimized, and an enhanced version 3.0 has been launched, which can load the vaccination electronic vaccination card information.

He pointed out that all the investigators responsible for the population freeze in the reconstruction project had received two doses of the new crown vaccine and had undergone a deep throat saliva test before conducting the investigation. Only after the result was negative, could they participate in the freeze population survey. work.

When investigators visit households, they can display the latest version 3.0 of the "Health Code", which contains the investigator’s vaccination record and related QR code (pictured below), as well as the negative result of the deep throat saliva test, so that the households can be updated. Peace of mind, so that the work of freezing the census can be completed smoothly.

Suddenly imagine that there is a certification body to promote the mutual recognition of different "health codes" to promote the popularization of "health codes"

Wei Zhicheng suddenly wanted to make a hypothesis that if there is a certification body in society that promotes mutual recognition and data sharing of "health code" systems in different places, it can authenticate the "health code" of the URA, and the URA "health code" "You can connect with the "Yuekang Code" in the Mainland, so that URA colleagues can use the "Health Code" to enter the Mainland and be exempted from compulsory quarantine. It is also known as the URA "Health Code" 3.0. It is unknown whether it will be a promotion. The "health code" is popularized and serves as an example.

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