50
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commercial/residential development:
(c) approximately 10 per cent. (24.6 acres) of the total area should be allocated for public open space:
con-
kitchen, balcony and WC, arranged in such a way that even if the bal- cony were to be enclosed sufficient light and ventilation would still be available, and would, by Housing standards. accommodate
six persons,
lower floors, and it is suggested that advantage should be taken of the
for Government to contours struct a car park at Possession Point below the public open space: such a car park would provide parking for Authority the
about 180 cars. Though some post war buildings are scheduled for de- molition it is intended that there should be no unnecessary interference with existing property, provided it is
and in good condition
represents economic development of the site.
(d) full provision should be made for primary schools to meet needs of the expected population on redevelopment. A limited number of sites for secondary schools should also be provided within the district, leaving the balance to be provided elsewhere.
The district has been sub-divided into 16 Urban Renewal Areas, and one of these, bounded by Queen's Road. Hollywood Road and Shing Wong Street, having an area of 12.8 acres and a population of 20.000. has been chosen for detailed study as a Pilot Scheme.
In this area there are virtually no public open
space or educational facilities. A large proportion of it is divided into very small lots which be developed economically and a great many of the buildings are potentially dangerous.
cannot
In the proposed use zoning im- provements are planned for Queen's Road and Hollywood Road as well as Tung Street which runs north/south. Other streets which have no value for traffic circulation, are eliminated in the process of amalgamating the very small existing sites.
to:
The net result of the replanning is
(a)
(b)
provide ten sites for commer- cial/residential development
varying from 15,530 sq. ft. to 25,000 sq. ft. in area;
sites for one primary school and one secondary school: (c) a site for an unspecified Gov-
ernment building;
(d)
1.35 acres of public open
space.
The report states that a limited amount of car parking (about 200 cars) should be possible within the new buildings without detriment to the commercial development of the
Composite Building
To illustrate a possible develop- ment of one of the sites within the Pilot Scheme area, and to assist the Working Party in making a financial
assessment
of its proposals, plans have been prepared for a composite building with shops, car parking, and 15 domestic floors, providing accom- modation for 2.160 people in 360 flats.
This form of development, it is stated, is typical of what could be built by private enterprise or a Gov- ernment-aided body on any one of the ten sites in the Pilot Scheme area. A model has been prepared to illustrate the full development poten- tial of the Pilot Scheme area.
The plan drawn up for a possible composite building within the scheme
shows a block with a site area of 24,590 sq. ft. The whole of the ground floor and lower ground floors
are for commercial development with shops, service space, car parks and pedestrian circulation with access at different levels off the adjoining road. Thirty-nine shops of varying sizes, each with cockloft storage faci- lities, are provided, with 32 car parks adjoining the service area.
Above this commercial develop ment, and surrounded by open cir culation space,
15 domestic floors with 24 flats per floor are planned. Each flat is provided with a small
The Report points out that it is not intended that developers should be required to develop in accordance with this building plan. It is meant to give an indication of the type of development that could be expected within an Urban Renewal Area.
"The future population on full de- velopment of the Urban Renewal Area", says the Report, "will depend on occupancy rates, which cannot be directly controlled in private develop- ment. Investigations show that in re- cent post-war residential buildings, where a considerable portion of let- table floor space is given for kitchens, toilets and balconies, the occupancy rate is about one person per 70 sq. ft. of gross floor area.
"Based on this occupancy rate the total population for the Pilot Scheme on full development would be in the vicinity of 20,000. Though this does not represent any increase in the pre- sent estimated population, it is ac- hieved after setting aside sites for schools, public open space and other community purposes and it also al- lows for a very considerable reduc- tion in overcrowding (70 sq. ft. per person gross compared with the pre- sent standard of 25 sq. ft. per person gross)."
Financial Assessment
The report goes on: "In considering the Pilot Scheme we have examined the financial aspects in so far as the cost of acquisition of the land is con- cerned, the amount of compensation that might be payable to tenants, and the revenue that may be expected from the sale of land not required for community purposes.
However, as
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Far East Architect & Builder September, 1966