The Urban Renewal Authority launched a "demand-led" plan in 2011 and suspended applications in 2016. The Chief Executive Officer of the Urban Renewal Authority said today (17th) that 208 applications were received during the period. About 50 of them are located in the area of Yau Ma Tei and Mong Kok, but only three The successful implementation of the project was attributed to the lack of flexibility in the operation and the low benefit of the redevelopment of a single building on the site. It is hoped that the improvement plan will be re-applied in Tsuen Wan and Sham Shui Po next year.
Only 3 projects were successfully carried out after receiving 208 applications in 5 years
Wei Zhicheng mentioned in his blog that the "demand-driven" program was launched in 2011, and applications will be suspended after the fifth round of applications in 2016. The URA received a total of 208 applications during the period, of which about 50 cases were located in Yau Ma Tei and Mong Kok. Within the scope of the building, but only 3 projects were successfully carried out.
Only a single building can be built and the planning benefit is low
He said that the number of buildings, site area, boundary, location and other parameters involved in each application are all submitted by the owners based on their own needs.
When a case meets the application threshold set at the time, and the feasibility of the reconstruction project meets the technical requirements of the environment, transportation, and infrastructure facilities, the URA will generally accept it and carry out the reconstruction according to the conditions of the application project.
Although this type of project can improve the living environment of the residents, the project can generally only be built into a "single building", and the planning benefit is low.
For example, in the three projects implemented in Yauwang District, each site area is less than 1,000 square meters. The smallest project covers an area of only 470 square meters and can only build 69 residential units.
According to the current Building (Planning) Regulations, newly built buildings with a height of more than 61 meters (generally about 20 floors can be built) can only occupy one-third of the area of the redevelopment site, including public facilities such as lifts and passages. Finally, the remaining floor area of each floor that can be used for residential and commercial shops is low. In addition to the unsatisfactory design efficiency of the site, the redevelopment of individual single buildings also limits the feasibility of integrating adjacent land for planning and development in the future, and fails to create more for the community. Great benefit.
Inflexibility and failure to make full use of plot ratio
Wei Zhicheng also mentioned that in some cases, the buildings did not reach the site area, the required title holders and other application thresholds were unsuccessful. Several old buildings located in Mong Kok East submitted applications. Because the buildings are scattered in different locations and the site area It is also too detailed. The project failed to pass the threshold. Some buildings are as high as nine floors. The remaining plot ratio accounts for less than 10% of the approved plot ratio of the relevant lot. The income after reconstruction is not enough to cover the huge expenses in the acquisition of title and construction projects. The incentive for private participation in redevelopment is very low; and although the remaining buildings are only five storeys high, there is still a plot ratio available for development, but due to the limited site area, it is difficult to rebuild into an independent development project, wasting the remaining plot ratio of the building. Not fully utilized.
He believes that the transfer plot ratio tool can be used to propose the remaining plot ratio of the reconstructed building and transfer it to a site within the Yau Mong study area that is adjacent to the railway station and has high-density development potential. Compared with the old "demand-led" model, the original site must be rebuilt. It is more flexible in implementation, and can also release and make full use of the development potential of the land, increasing the supply of residential, commercial and community facilities in the area.
As for old buildings with "exporting" plot ratios, if they are in serious disrepair and need to be demolished, the vacated land can also be used for other suitable purposes according to its size, such as designing as a community open space.
Wei Zhicheng mentioned that Mong Kok East is one of the five development nodes proposed by the Yau Mong Research. Through redevelopment, a large amount of open space can be provided, and the aqueduct located at Huaxu Path will be converted into a large waterway park for the public to relax and enjoy.
(Urban Construction Bureau mock design drawing)
One-site multi-use model enhances land development potential in old districts
Secondly, Wei Zhicheng hopes to use another "street integration" tool to integrate the proposed reconstruction of the old buildings and the street into a project with a larger site area and more complete boundaries for development, and appropriately increase the buildable floor area of the site; Furthermore, the community facilities adjacent to the old buildings, such as land for garbage stations, parks, playgrounds, gymnasiums, etc., can be included in the project scope, and the land development potential of the old districts can be enhanced through the “one site, multiple use” model, and at the same time. And upgrade the old facilities in the area to improve the overall environment.
He shared an example. Earlier, he suggested that the aqueduct of Huaxu Path should be converted into a waterway and a large waterway park should be built to cooperate with the adjacent revitalization project to integrate the area into a hub for leisure, recreation and cultural activities, and fully utilize the urban renewal. benefit.
Application of Tsuen Wan Sham Shui Po next year after not abandoning the demand-led model improvement plan
The plan is to suspend accepting applications in 2016. Wei Zhicheng said that the public mistakenly believed that the relevant plan had been cancelled, and reiterated that the "demand-led" model has not been abandoned; on the contrary, the operation is being reviewed, and the experience and implementation details will be summarized as soon as possible to improve, so that full application will start next year Study on the planning of the two old districts in Tsuen Wan and Sham Shui Po.
Wei Zhicheng said that the "demand-led" plan will be restarted in Tsuen Wan and Sham Shui Po next year.
(Information Picture/Photographed by Zhang Haowei)
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