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Author(s)
Re-generation of the city hub in Central: intermingle of old and

new urban developments for year 2030
Choi, Kam-lung, Franky.;
Citation
Issued Date
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Rights
2002
http://hdl.handle.net/10722/65218
The author retains all proprietary rights, (such as patent rights)

and the right to use in future works.
RE-GENERATION OF THE CITY HUB IN CENTRAL:

INTERMINGLE OF OLD AND NEW
URBAN DEVELOPMENTS
FOR YEAR 2030
by
CHOI Kam Lung Franky
DISSERTATION
Submitted in partial fulfilment of the requirements for

The degree of Master of Science (Urban Planning),
The Centre of Urban Planning and Environmental Management,
The University of Hong Kong
JUNE 2002
R E - G E N E R A T I O N O F T H E C I T Y H U B IN C E N T R A L
Intermingle of Old and New Urban Developments for 2030
DISSERTATION
CENTRE OF URBAN PLANNING AND ENVIRONMENTAL MANAGEMENT

SUPERVISOR : DR. ROGER CHAN
UNIVERSITY OF HONG KONG
CANDIDATE : MR FRANKI CHOI

CANDIDATE NUMBER: 1990044682
RE-Generationof the City Hub in Central:

Intemingle ofOld and New Urban DevelopmentsforYear 2030
Contents
CONTENTS
Page
CONTENTS
ABSTRACT
iv
ACKNOWLEDGEMENTS
LIST OF FIGURES
vi
LIST OF TABLES
viii
LIST OF ABBREVIATIONS
ix
CHAPTER ONE
1.1
1.2
1.3
1.4
1.5
1.6
1.7
INTRODUCTION
RE-generation of the City

RE-generation of Central
Aims and Objectives
1.3.1 Study Aims
1.3.2 Study Objectives
Scope of Study
1.4.1 Study Area
1.4.2 Study Brief
1.4.3 Study Timeframe
Theoretical Framework
1.5.1 City Hub within City Hub
1.5.2 Sustainable Urban Development
Study Methodology
1.6.1 Appreciation of the History of Central
1.6.2 Appraisal of Study Area
1.6.3 Formulation of Study Aims & Objectives
1.6.4 Formulation of Study Theoretical Framework
1.6.5 Formulation of Year 2030 Development Parameters
1.6.6 Appraisal of the Current Planning Mechanism
1.6.7 Case Studies Appraisal
1.6.8 Formulation of Planning Intervention
1.6.9 Formulation of Year 2030 Master Development Plan
1.6.10 Interviews with Stakeholders
1.6.11 Master Development Plan, Development Principles & Guidelines
Recommendations
Organisation of Study
June 2002
1
2
5
12
13
18
Page i
RE-Generation of the City Hub in Central:

Intermingle ofOld and New Urban Developments for Year 2030
CHAPTER TWO
2.1
2.2
Contents
THEORETICAL FRAMEWORK
Past & Present Role of Central

Future Role of Central
2.2.1 Global Trend of Information City Development
2.2.2 City Hub within City Hub
19
21
CHAPTER THREE STUDY AREA

3.1
3.2
3.3
Regional Planning Perspective

3.1.1 Pearl River Delta Region
Local Planning Perspective
3.2.1 Hong Kong and Its Central Business / Financial District
Appraisal of Study Area
3.3.1 Antiquities and Monuments
3.3.2 Art and Culture
3.3.3 Commerce and Finance
3.3.4 Sustainable Environment
3.3.5 Pedestrian and Vehicular Circulation Network
3.3.6 Residential Housing
3.3.7 Urban Re-development
3.3.8 Urban Tourism
3.3.9 SWOT Appraisal
CHAPTER FOUR
4.1
4.2
38
40
PLANNING PARAMETERS FOR CENTRAL 2030
Development Parameters
4.1.1 Strategic Planning Level
4.1.2 Sub-regional Planning Level
4.1.3 Local Planning Level
Current Planning Framework
4.2.1 Planning Department
4.2.2 Lands Department
4.2.3 Town Planning Board
4.2.4 Urban Renewal Authority
4.2.5 Antiquities and Monuments Office
4.2.6 Hong Kong Tourism Board
4.2.7 Central & Western District Board
June 2002
34
62
79
Page ii

CHAPTER FIVE
5.1
5.2
5.3
CASE STUDY
The Shanghai Experience

5.1.1 Pudong New Area Development
5.1.2 Lujiazui-Huamu Sub-Area Development
Appraisal Study
5.2.1 New Identity of City Hub
5.2.2 Innovative Planning Mechanism
5.2.3 Urban Design and Planning Attributes
Case Study Conclusion
CHAPTER SIX
6.1
92
105
111
URBAN DEVELOPMENT GUIDELINES

FOR CENTRAL
New Planning Momentum

6.1.1 Urban Design Commission
6.1.2 Conservation Area Working Committee
Urban Development Design Guidelines
6.2.1 Master Development Plan
6.2.2 Development Principles & Guidelines
6.2
Contents
113
116
CHAPTER SEVEN CONCLUSION

7.1
7.2
7.3
7.4
7.5
Introduction
Background to the Recommendations
Rationale behind the Recommendations
Planning Interventions
Growth or Decline
REFERENCE
135
135
136
137
138
139
APPENDICES
Al
APPENDIX
Hong Kong Planning Area No. 4

Draft Central District Outline Zoning Plan
No. S/H4/11 Explanatory Statement
A2
APPENDIX
II
Hong Kong Planning Area No. 24

Draft Central District (Extension)
Outline Zoning Plan No. S/H24/5
Explanatory Statement
June 2002
Page iii
RE-Generation of theCityHub in Central:

Intermingle ofOldand New Urban Developments for Year 2030
Abstract
ABSTRACT
The legacy of Hong Kong, the transformation of a fishing village into a metropolitan
city, is created from the intermingling of East and West at this special geographical
location. Hong Kong's plan for further success was set out in the Chief Executive's
Policy Address 2001, aimed at making Hong Kong a City Hub in the Southeast Asia.
Central is at the heart of Hong Kong. Urban development radiates from this city
nucleus to form the skeleton and tissues of the city. Central is seen to be the 'City
Hub within City Hub' for the future. In this proactive vision, it is necessary to find
the strategy to transform the present setting to meet the objectives of the future city
vision. This /?-generation process needs a new urban planning vision, strategy and
framework, a new approach to city design and development, to pave the way to create
the Asian City Hub.
This research study addresses the captioned issue in a multi-disciplinary approach. It

is proposed that an Urban Design Commission is set up, with a new set of Urban
Development
Design
Guidelines
for
Central
including
a District
Master
Development Plan and Development Principles & Guidelines. With a district-based

urban design and planning mechanism, it is proposed to intertwine the old and new
urban developments for year 2030. This approach could also serve as a pioneer
scheme to be further implemented throughout the other districts in Hong Kong. It is
argued that the overall quality of city development would be comprehensively
upgraded through these changes so that Hong Kong could be transformed into a
vibrant city hub in Asia Pacific Rim.
June2002
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RE-Generaton of the City Hub in Central:

Intermingle ofOld and New Urban Developmentsfor Year 2030
Acknowledgement
ACKNOWLEDGEMENTS
I would like to take this opportunity to thank all the staff at the Center of Urban
Planning and Environmental Management, University of Hong Kong in guiding my
professional studies for this three-years part-time academic course. My sincere
gratitude is expressed to my supervisor, Dr. CHAN C K Roger for his insight advice
throughout the process of preparing this dissertation. My warmest thank is also
extended to the following educators and councilors who have contributed invaluable
opinion during interviews, course lectures, seminars, workshops and forums:
Hon HO ST Edward, SBS,JP

Prof LUNG PY David, SBS, MBE.JP
Mr.CHANTakChor
Mr. CHAN Choi Hai
Mr. IP Kwok Him
Mr. LAM Andrew
Mr. TANG Roger
Mr. LEETK
Mr. WONG H M
Mr. CHAN CS Stephen
Ex-Legislative Councillor(1987-1997)
Legislative Council, HKS AR Government
Chairman
Antiquities Advisory Board, HKSAR Government
Vice Chairman
Central & Western District Council, HKSAR Government
Legislative Councillor
Legislative Councillor
Executive Director Designate
Urban Renewal Authority, HKSAR Government
Assistant Director
Urban Renewal Authority, HKSAR Government
Assistant Director
Planning Department, HKSAR Government
Senior Environmental Protection Officer
Environmental Protection Department, HKSAR Government
Chief, Cultural Heritage Department
Cultural Institute, Macau SAR
I also thank the following organizations that have offered helpful assistance during my
information research:
Antiquities and Monuments Office, HKSAR Government, Hong Kong
Census and Statistics Department, HKSAR Government, Hong Kong
Central and Western District Council, HKSAR Government, Hong Kong
Lands Department, HKSAR Government, Hong Kong
Map Library, Hong Kong Central Library, HKSAR Government, Hong Kong
Planning Department, HKSAR Government, Hong Kong
Shanghai Pudong New Area Administration, Shanghai
Tourism Commission, HKSAR Government, Hong Kong
Urban Renewal Authority, HKSAR Government, Hong Kong
Last but not least, I would like to thank for my beloved family and friends who have
always been supporting me at the University of Hong Kong.
June 2002
Page v

IntemingteofOM and NewUrbaiDewtopmaits for Year 2030
List of Figures
LIST OF FIGURES
Figure 1
Study Area
9-10
Figure 2
Study Methodology
17
Figure 3
Evolving Urban Structure in the Pearl River Delta
36
Figure 4
Antiquities and Monuments
42
Figure 5
Art and Culture Site
44
Figure 6
Commercial and Financial Site
46
Figure 7
Environmental Site
48
Figure 8
Pedestrian and Vehicular Circulation Network
50
Figure 9
Residential Site
52
Figure 10
Urban Re-development Site
54
Figure 11
Urban Tourism Site
56
Figure 12
Metroplan Development Strategies
70
Figure 13
Future Business Nodes Development
70
Figure 14
Commercial and Business Corridor
73
Figure 15
Tourism and Recreational Links
73
Figure 16
Overall Zoning Map of Pudong New Area
96
Figure 17
Geographical Location Map of

Lujiazui-Huamu Central Financial District
100
Figure 18
Overall Location Map of

100
lime 2002
Pagevi

List ofFigures
Figure 19
Overall Zoning Map of

101
Figure 20

Zhuyuan Commercial & Trade Sub-Zone
102
Figure 21
103
Longyang Commercial & Residential Sub-Zone
June 2002
Figure 22
Overall Central Avenue Map
104
Figure 23
Conceptual Sketch
118
Figure 24
Schematic Sketch
119
Figure 25
Conservation Area & Public Realm
125
Figure 26
Historic & Cultural Corridor
126
Figure 27
Conservation Area
127
Figure 28
Pedestrian Circulation Network
128
Figure 29
Preservation of Local Heritages and Buildings
129
Figure 30
Urban Axis & Path Connection
130
Figure 31
Green Corridor & Nodes
131
Figure 32
Master Development Plan
132
Paaevii
RE-Generation ofthe City Hub in Central:

Interminele ofOldand New Urban Developments for Year 2030
List of Tables
LIST OF TABLES
June2002
Table 1
Antiquities and Monuments in Central
41
Table 2
Local Heritages in Central
41
Table 3
Art and Cultural Site in Central
43
Table 4
SWOT Appraisal
57
Table 5
Hong Kong 2030 Study Review
63
Table 6
Hong Kong 2030 Working Papers
64
Table 7
Hong Kong 2030 Planning Issues
65
Table 8
Metroplan Major Objectives
68
Table 9
Metroplan Action Items
71-72
Table 10
Aims of Urban Renewal Authority
87
Page viii

Intermingle ofOldand New Urban Developments forYear 2030
List of Tables
LIST OF ABBREVIATIONS
June 2002
AAB
Antiquities Advisory Board
AMO
Antiquities and Monuments Office
ASEAN
Association of Southeast Asian Nations
BD
Buildings Department
CBD
Central Business District
CA
Conservation Area
CAMC
Conservation Area Management Committee
CDA
Comprehensive Development Area
CFD
Central Financial District
CWDB
Central and Western District Board
CWRDS
Central & Wanchai Reclamation Development Study
DPAP
Development Permission Area Plan
DPG
Development Principles & Guidelines
DPS
Discrete Planning System
ESB
Economic Services Bureau
FDI
Foreign Direct Investment
GDP
Gross Domestic Product
GIC
Government, Institution or Community
HAB
Home Affairs Bureau
HKIA
The Hong Kong Institute of Architects
HKIE
The Hong Kong Institute of Engineers
HKILA
The Hong Kong Institute of Landscape Architect
Page ix

Irtenninde ofOldand New Urban Developments for Year 2030
June 2002
List of Tables
HKJP
The Hong Kong Institute of Planners
HKIS
The Hong Kong Institute of Surveyors
HKSAR
Hong Kong Special Administrative Region
HKTB
Hong Kong Tourism Board
HPS
Hybrid Planning System
IT
Information Technology
KCR
Kowloon Canton Railway
LCSD
Leisure and Cultural Services Department
LD
Lands Department
LDC
Land Development Corporation
MDP
Master Development Plan
MLP
Master Layout Plan
MSAR
Macau Special Administrative Region
MTR
Mass Transit Railway
OLDS
Office Land Development Strategy
OZP
Outline Zoning Plan
PlanD
Planning Department
PLWB
Plan, Lands and Works Bureau
PNA
Pudong New Area
PRC
People's Republic of China
PRD
Pearl River Delta region
PSS
Policy Secretaries System
RPS
Regulatory Planning System
Page x
/^-Generation of the City Hub in Central:

IntemJndeofOM and New Urban Developments for Year 2030
June2002
SCEC
South China Economic Circle
SCR
Sovereign Credit Rating
SDA
Special Design Area
SHSEZ
Shanghai Special Economic Zone
SOIA
Social Impact Assessment
SUSDEV21
Sustainable Development 21
SWOT
Strength, Weakness, Opportunity & Threat
SZSEZ
Shenzhen Special Economic Zone
TC
Tourism Commission
TDS
Territorial Development Strategy
TDSR
Territorial Development Strategy Review
TPB
Town Planning Board
TPO
Town Planning Ordinance
UDC
Urban Design Commission
UDDG
Urban Design Development Guidelines
URA
Urban Renewal Authority
URAA
Urban Renewal Action Area
WTO
World Trade Organisation
YRD
Yangzi River Delta
ZDOEA
Zhujiang Delta Open Economic Area
ZEZ
Zhuhai Economic Zone
List of Tables
Pagexi
RE-Generation of the
City Hub in Central
CHAPTER ONE
INTRODUCTION
/f-GnerationofthcCit\HubinCaitraI:
Intermingle of Old and New Urban Developments for Year 2030
Chapter One
CHAPTER ONE INTRODUCTION

The Genius Loci'constantly demands new interpretations in order to survive.
It cannotbefrozenbut has to be understood in relation to the needs of thepresent
Such a dynamic concept of the term 'Place' representsthesole basis
for a creative adaptation to an existing setting.
Christian Norberg Schulz
1.1
RE-GENERATION
OF THE CITY
A city is a living organism. It is formed, it grows and transforms in pace with societal
development to fulfil the need of human living. A city has generations but unlike
human generations, the city will transform herself into the next generation on her own
either in a random or ordered manner, or in both of them at the same time. Every city
has a nucleus from where the city expands. This city nucleus agglomerates its most
significant elements, with social, institutional, political and economic subsets, in both
tangible and intangible dimensions. The framework of the city is structured and is
expressed in the urban spatial hierarchy. The history of city growth is recorded in its
urban fabric and pattern embedded with local heritage and culture.
When the city is transformed for the next generation, the juxtaposition of multiple
forces of urban development creates a dynamic tension in shaping the future city model.
The force of the preceding city development forces will be 'RE'-orientated for the
formulation of new city development directives. Spatial context will be 'RE'-formed
and policy content will be 'RE'-composed to meet the forthcoming demand. This '#"positioning process involves multi-levelled coordination from both policy planning to
physical planning.
June2002
Paael
A&Generationofthe City Hub in Central:

Chapter One
The role of city centre to the overall city development should also be '/?"-visited. The
significance of the preceding city centre framework should be '/?"-valued for the
establishment of a new matrix of city mechanism. This 'ft"-think, '/?"-structure and
'/t"-vitalization framework could formulate an innovative urban planning approach
for the next city generation development.
As a whole, this holistic process of
intermingling old and new development parameters is the '/?-generation of the city'.
In the case of Hong Kong, the '/?-generation of Central' is the most representative
scenario to examine the 'ft-generation of Hong Kong'.
1.2
/^-GENERATION OF CENTRAL
After the ceding of Hong Kong to Britain in accordance to the Treaty of Nanking in
1842, Central has served as the city nucleus for the growth of Hong Kong for over one
hundred and fifty years. During the first generation of city development, Central was
the core urban settlement area concentrated along the seafront with trading business.
From 1860s to 1900s, Central stepped into the second stage of city growth. Most of
the available flat lands along both sides of Queen's Road had been fully occupied.
Urban expansion towards mid-levels, Wanchai and Kowloon Peninsula occurred under
the constant growth of population and trade.
In the early 1900s, the third generation was denoted by various reclamations along the
shorelines of both Hong Kong Island and the Kowloon Peninsula. In Central, this new
shoreline was bounded by the then new Connaught Road and was crowded with
June 2002
Page 2
R&Geam&m ofthe City Hub in Central:

Intermingle of OM and New Urban Developments for Year 2030
Chapter One
abundant ferry and wharf facilities along the water-edge. Expansion of the urban areas
was at both sides of Victoria Harbour was encountered.
From the 1950s-1980s, under the great immigration pressure from China, the city
stepped into the fourth generation of physical expansion. The concern for social quality
of life led to the establishment of the City Hall in 1962. Reclamation was extended
beyond Connaught Road to provide land for new business development in Central.
From the 1980s to 1990s, the wave of global economic activity gave Central its fifth
spatial transformation. Reclamation was extended further into Victoria Harbour to set
out a platform for the construction of the tallest financial office tower in Hong Kong.
The existing built-up area of Central was further crowded with commercial
development from Queen's Road Central towards the seaside. New medium to highrise residential developments were accompanied by new cultural and tourist-orientated
business and both mushroomed among the old residential properties along the hillside.
Partial urban redevelopment had also been executed to start off the demolition of
dilapidated structures for new property developments. The administrative, legislative
and executive bodies of the government were located at the fringe of Central injunction
close to the former Governor House and adjacent to the district open spaces such as
Hong Kong Park, Chatter Garden, as well as Zoological and Botanical Gardens.
In view of the '^"-version of Hong Kong to China after 1997, Hong Kong has set up
new agenda of local administration under the 'One Country Two System' arrangement.
The 'Hong Kong 2030' planning vision and strategy projection, enforced by the
June2002
Page 3
/t&Generationofthe City Hub in Central:

InterningfeofOU and New Urban Developments for Year 2030
Chapter One
government of the Hong Kong Special Administrative Region (HKSAR), is one of the
major steps in steering the new self-governing administrative approach for the
forthcoming development of Hong Kong.
In the case of Central, there are now various government departments and pressure
groups raising their concerns over the future development of Central. The Antiquity
and Monument Office (AMO) has focused on the preservation and/or rehabilitation of
historic buildings, as most of the colonial-style buildings are concentrated in Central.
The Central and Western District Board (CWDB) is concerned to retain local district
character and heritage, since they are the best examples to illustrate the history of both
Central and Hong Kong as a whole. The Tourism Commission (TC) shares its concern
as it is this unique cultural essence that interests the foreign visitors.
The newly
established Urban Renewal Authority (URA) is paying more attention to the urban
redevelopment issues in particular to the aging residential zones. The Leisure and
Cultural Services Department (LCSD) is concerned to provide more quality open space
and cultural activity in this district. These pressures will assist Central to be further
transformed into the sixth generation of urban development and redevelopment.
From this it can be seen that this notion of a balanced city development has become the
major goal of the forthcoming stage of city growth. The implementation of a holistic
approach to sustain the vibrancy of the urban development will be of prime importance.
This could both increase the vitality of Central and the dynamism of Hong Kong. Since
the city nucleus is the soul of the city, this 'ftE-generation' concept will be the new
driving force for the cultivation of a new city hub in Central.
June2002
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XS-Gmsratioaof the City Hub in Central:

tatenringteofOM and New Urban Developments for Year 2030
1.3
A I M S A N D OBJECTIVES
1.3.1
STUDY AIMS
Chapter One
The Study Aims are responding to the latest urban planning strategic development in
Hong Kong as per the 'Hong Kong 2030 Planning Vision and Strategy' review. The
three major components of the Study Aims are listed as follows:
a)
To establish the new role of Central in the context of 'City Hub within City
Hub'. As per the 'Hong Kong 2030' study, the cultivation of Hong Kong as a
new city hub in the southeast Asia-Pacific region is regarded as an essential
goal. Therefore, the /?-generation of Central as the city hub in Hong Kong
will be a significant means to demonstrate the effectiveness of the planning
implementation at the territorial planning level;
b)
To derive the corresponding administrative policy and mechanism in the context

of 'Central as the City Hub'.
In fulfilling this vision, there should be new
inputs and/or interventions executed to meet the new vision. This new policy
mechanism should streamline the current administrative and operative process,
as well as activate a proactive urban planning approach for the development of
Central;
c)
To generate the urban development guidelines in the form of Urban

Development Design Guidelines for Central. These guidelines are composed
of Master Development Plan and Development Principles & Guidelines such
June 2002
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A&Generationoftne City Hub in Central:

InteriTingfeofOtd and New Urban Devtiopments for Year 2030
Chapter One
that a set of flexible design principles can be formulated as development

guidance for all the forthcoming developments in Central.
1.3.2
STUDY OBJECTIVES
Through the setting of the captioned Study Aims, the following Study Objectives
should be tackled and fulfilled:
a)
/IE-discover the Local Characters of Central:

The appraisal of the history of Central and Hong Kong is a re-collection process
to re-capture the legacy of the past. The profundity of history is to be treasured
through the appreciation and preservation of architectural heritage, urban
streetscapes, local landmarks and cultural and social activities.
b)
&C-frame the Urban Planning Mechanism:

The current planning system is to be re-examined. New planning interventions
on urban development control are to be formulated as an effective and
comprehensive planning mechanism.
The result of local community and
district-based consultation and participation in the planning process is to be

incorporated to give a more comprehensive input to the planning study.
c)
fl-enrich
the Tourism Development:
Central is a place of tourist interest.
It is a multi-faceted district full of
historical and contemporary architecture, art and craft shops, cultural

performance spaces and retail malls. Tourism facilities and tourist spots linkage
are also to be strengthened.
June2002
Page 6
ASGmntfon of the City Hub in Central:

Intemingfe of Old and New Urban Developments for Year 2030
d)
Chapter One
/?-position the Development Potential of New Reclamation Land:

The new reclamation between Central and Wanchai along the waterfront offers
a good opportunity to resolve the over-crowded area at the core of Central.
Civic, cultural, tourist and economic aspects are to be strengthened while the
functional linkage from seaside to hillside is to be enhanced.
e)
/?-orientate the Urban Renewal Strategy:

The Urban Renewal Authority is to be responsible for identified urban
redevelopment projects, either on a district-based or a scattered site basis.
Central would become an aging district in the near future as a result of the
degrading structures at the mid-level. Under the urban renewal scheme, local
heritage sites and spots favoured by tourists are to be retained and enhanced.
f)
^"-establish the Residential Community:

Housing in Central lacks a sense of community at present. There has been little
consideration of this aspect over the years.
The planning framework and
facility provision for the elderly population is inadequate and dilapidated

buildings have present important societal problems. The community identity of
Central is to be established for the local community.
June 2002
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K-Generation of theCit> Hub in Central:

IntenringteofOM and New Urban Developments for Year 2030
1.4
Chapter One
SCOPE OF STUDY
1.4.1 STUDY AREA

The area of study covers the major part of Central where the early settlement is situated
and the new reclamation is planned. This is the sixth generation of transformation to
meet the new demand of city growth in Central for Year 2030 (see Figure 1)
The Eastern boundary of the study area is set along Cotton Tree Drive but Admiralty
and Hong Kong Park are excluded. The alignment of Tim Ying Avenue is extended
towards the planned reclamation area as a dividing line between the future 'new'
Central and 'new' Admiralty. The profile of the reclamation area will adopt the current
government proposal as shown in the Outline Zoning Plan (OZP).
The South boundary starts from the junction of Cotton Tree Drive and Upper Albert
Road, through Upper Albert Road to Caine Road, and ends at its junction with Ladder
Street. Hong Kong Zoological and Botanical Gardens are excluded.
The Western boundary is set from Ladder Street, through Queen's Road Central, a
short portion of Bonham Strand and Man Wa Lane, and down to Rumsey Street. The
Shun Tak Centre, deemed as the edge of Sheung Wan, is excluded. The boundary
between Central and Sheung Wan is indeed not very obvious.
This demarcation
follows the existing city fabric to form as tidy a boundary edge as possible.
The North boundary of the Study Area is the Victoria Harbour.
June2002
Page 8
RfiOsieration of the (itv Hub in Central:

IntemingleofOldandNew Urban Developments for Year 2030
Chapter One
Source ofPhotosfromAntiquities & Monuments Office arc! Horig Kong Tcurism Board
June2002
Pace 10
l?E<kneraoonoftbe City Hub in Central:

Intarninrie of Old and New Urban Developments for Year 2030
1.4.2
Chapter One
STUDY BRIEF
As stated in the Study Aims and Objectives section, the focus of this study will be on
the use of urban planning mechanisms and the generation of urban development
principles for Central. This Study is investigative and follows no precedent. The
content and framework are specially planned to fulfil this research requirement. As a
result, the whole research process should be regarded as a unique intervention on urban
planning study. The research outcome is presented as a set of development principles
and a Master Development Plan. However, they are neither to be regarded as an end of
themselves nor are they meant to be rigid recommendations strictly imposed onto the
existing urban planning mechanism. In fact, the essence of the research outcome in this
study is complementing the current and future trend of urban planning mechanisms in
Hong Kong. It is considered that through the establishment of a new planning context,
the content of development principles can be refined to meet the changing demand and
societal structure of the future.
1.43
STUDY TIMEFRAME
Every city is continuously evolving; therefore, the re-directing process becomes critical
to narrowing the gap between current planning assumptions and the future
opportunities. Nevertheless, the setting of a Study Timeframe helps to fix the research
objective. In order to complement the "Hong Kong 2030' planning research carried out
by the HKSAR government, this research study also sets the timescale to Year 2030 in
such a way that parallel planning research could be supplemented and compared
whenever appropriate.
June2002
Pagell
AEGeneratknoftheCty Hub in Central:

IirterninefeofOM and Nw Urban Developments for Year 2030
1.5
1.5.1
City Hub within City Hub
Chapter One
The vision of establishing Hong Kong as an Asian City Hub, as stipulated in the Hong
Kong 2030 Planning Vision and Strategy document, is the key element in this study. In
order to become the centre of activity and importance in Asia, Hong Kong should
demonstrate its unique character as a city hub where elements of old and new, east and
west can mingle harmoniously in a 'diversified but unified' manner. These dynamic
polar forces have been the factors of success in the past and present. The key issue is to
ensure that this unique mix continues in the changing city. As the centre of gravity of
Hong Kong, Central should also embrace the political directive set our in 'City Hub
within City Hub\
1.5.2
Sustainable Urban Development
In the formulation of a city hub, it is essential that the urban development is sustainable
socially, economically and environmentally.
In order to set up a new level of urban
planning administration for Central, there is a corresponding need to set up a new

organisational mechanism to enable the achievement of the planning vision. Therefore,
the Urban Design Commission
(UDC) is recommended to intervene in the current
urban planning mechanism in order to create a new approach to sustainable urban

development in Hong Kong.
The Urban Design Commission will be the future key organisation bridging urban
design and urban planning.
It should re-structure the current 'top-down' land-use
planning approach through the introduction of urban design principles based on the
June 2002
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^-Generation of theCh} Hub in Central:

Intermingle of Okl and New Urban Developments for Year 2030
Chapter One
district. This new system would allow different sets of urban development issues to be
agglomerated into a single force urban design planning. All the aforementioned issues
would be covered in a consolidated manner: planning of heritage conservation, urban
redevelopment, environmental quality, tourism, art and culture, pedestrian and traffic
circulation. Thus, opportunities would exist for the unique characteristics of each place
to be sustained in this new wave of urban development, with input from both the
government and local community levels. The next city transformation would create a
balanced sustainable city.
Urban design principles could be imposed on urban developments under the scrutiny of
Planning & Lands Bureau (PLB) included Lands Department (LD), Planning
Department (PlanD) and Buildings Department (BD).
Moreover, Urban Design
Commission (UDC) could enforce inter-bureaux coordination, such as Antiquities

Advisory Board (AAB) under Leisure & Cultural Services Department (LCSD) of Home
Affairs Bureau (HAB), Tourism Commission (TC) under Economic Services Bureau
(ESB), and Urban Renewal Authority (URA) under Planning & Lands Bureau (PLB).
This centralized coordination channel would enhance an in-depth implementation of
^-generation concept in an effective manner.
1.6
STUDY METHODOLOGY
This Study Methodology that follows is to be read with reference to the overall flow
chart (See Figure 2).
June2002
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KE-Generation of the City Hub in Central:

Internmgte of Ofcl and New Urban Devdopinents for Year 2030
1.6.1
Chapter One
Appreciation of the History of Central
A mapping stage of the process: Through the literature review and a detailed walkaround in Central, the historical significance and background of the place is revealed in
a layered manner and the value of the architectural heritage, streetscape, and local
landmarks can be thoroughly appreciated. This has formed the database for further
research and design consideration.
1.6.2
Appraisal of Study Area
An initial understanding of the place: The research involves a Master Development

Layout Plan proposal so, to co-relate the present physical status with the future
development programme, it has been necessary to carry out a Strength, Weakness,
Opportunity and Threat (SWOT) analysis. Analysis diagrams and a concise appraisal
form the base plan for comparison and design reference.
1.6.3
Formulation of Study Aims and Objectives
The identification of the major issues and focus for further elaboration would be
presented in the following sections.
1.6.4
Formulation of the Theoretical Framework
Setting the research skeleton for onward debate and discussion: This formulation sets
the sub-sections into a coherent sequence for studying.
June2002
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/fCer3tionoftheC% Hub in Central:

Intermingle ofOld and NmUrtian Developments for Year 2030
1.6.5
Chapter One
Formulation of Year 2030 Development Parameters
Setting an order on priorities in new developments: Through this formulation process

that gives different weighting and importance is given to each attribute and hence
results in a variety of city typologies. The theme of this sixth city generation will be
the controlling factor to determine the development parameters reflecting the space,
time and dimension.
1.6.6
Appraisal of the Current Planning Mechanism
An analysis of the current planning mechanism and to understand the deficiencies: The
current planning mechanism was generated for previous generations and it needs
modification to meet the need of the next city. The first step is to review the current
mechanism to offer space for further intervention and innovation.
1.6.7
Case Study Appraisal
Quoting from the case study of Shanghai before introducing the section on policy
interventions:
The key factors leading to the successful enhancement of a city's
characteristics and potentials are examined. A review is made of both the urban design
and policy planning issues to aid a more comprehensive review process.
1.6.8
Formulation of Planning Intervention
Upholding important societal values and introducing them into the planning mechanism
in an interactive manner: Social coordination can be achieved by planning policies that
respond to social change and developmental needs of the city.
A new planning
intervention is a set of creative concepts which, blended with the existing framework,
June 2002
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Ac-Generation ofthe City Hub in Caitral:

Intenrinde ofOld and Nm Urban Developments for Year 2030
Chapter One
resolves existing planning deficiencies and revitalizes the planning mechanism to give
a coherent link of urban planning policy and city development.
1.6.9
Formulation of Year 2030 Master Development Plan
Generating a set of hypothetic proposals based on the experience learned and

conclusions drawn from the previous sections: The outcome is supported by literature
reviews, interviews and comments received throughout the research period. The plan
presented is not meant to be rigid but is flexibly opened to further adjustments in
response to societal changes. By and large, the aim is to make a balanced response to
socio-economic, environmental and political developments in particular since the REversion of sovereign to China in 1997.
1.6.10 Interviews with Stakeholders

Plays an important role in the research process: The interviews took place at various
stages of this study. They were undertaken to present the available research findings to
the stakeholders for their opinions. These opinions and policy ideas are considered for
the development of Master Development Plan.
1.6.11 Master Development Plan, Development Principles &

Guidelines Recommendations
Conclusion of all the research outcomes in the format of Master Development Plan and
Development Principles & Guidelines: Urban Development Design Guidelines for
Central. This is an experimental approach; an attempt to a more comprehensive urban
planning approach to city development than is possible with present land use planning.
This document is the summary of findings and is the conclusion to the research study.
June2002
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/M>C.eneration of the CityHub in Central:

InternindeofOld and New Urban Devdopments forYear2030
Chapter One
FIGURE 2 STUDY METHODOLOGY
June2002
PageU

Intermingleof Old and New Urban Developments for Year 2030
1.7
Chapter One
ORGANISATION OF STUDY
The organisation of research study is phased in the following chapters to cover the
captioned issues listed in Section 1.6:
a)
Chapter One
Includes item 1.6.3 as an Introduction to the initial

background of this dissertation research.
b)
Chapter Two
Includes item 1.6.4 as the Theoretic Framework for the

affirmation of research and the directive.
c)
Chapter Three
Includes items 1.6.1 & 1.6.2 as the Study Area for the
baseline study.
d)
Chapter Four
Includes items 1.6.5, 1.6.6 & 1.6.10 as Development

Parameters for Year 2030 for the establishment of
development foundation.
e)
Chapter Five
Includes items 1.6.7 as Case Studies Appraisal for the

cross-reference of other relevant cases.
f)
Chapter Six
Includes item 1.6.8, 1.6.9 & 1.6.11 as Planning

Mechanism & Momentum for the revitalization of current
planning mechanism, with intervention ideas for Urban
Development Design Guidelines for Central.
g)
Chapter Seven
The Conclusion for the final conclusive remarks of this

dissertation research.
June 2002
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ABGenention ofthe City Hub in Central;

lrternmgteofOBandNe\\UrixmrMdopitientsforYear2030
CHAPTER TWO
2.1
ChapterTwo
PAST & PRESENT ROLE OF CENTRAL
After the first landing of British troops at Possession Point in Sheung Wan on 25
January 1841, Hong Kong underwent the British colonial development.
The first
British settlement was concentrated along a narrow strip of land on the northwest shore
of Hong Kong Island, and developed into Chung Wan, now know in English as the
Central District.' Political, religious, legal and military facilities were built to form the
earliest social community. The British Government house, Supreme Court, Central
Magistracy, Flagstaff House, Central Police Station, Victoria Barracks and Victoria
Prison are the remaining historical buildings of that era. Since the earliest days, Central
District was regarded as the political and military centre of the city.
After the declaration of Hong Kong as a free entrepot on 7 June 1841, 'Queen's Town'
was established at Central as the commercial and political centre. In 1843, 'Queen's
Town' was renamed as 'Victoria City' to commemorate the coronation of Queen
Victoria in 1837. By this time, business was well developed and Hong Kong was
regarded as the trading bridge between east and west. From 1843, 'Lower Market',
'Middle Market' and 'Upper Market' were set up from Jervois Street to Tai Ping Shan
to accommodate the many Chinese trades2. With booming business, the first bank
came into operation in 1845. The stock exchange, gold and silver exchange market and
'Leung (1998), p. 20
Ibid, p. 21
AE^nerolnnoftheCfty Hub in Central:

IntBTtinsfe of Old and New Urban Devdopmrnts for Year 2030
ChapterTwo
other banking businesses mushroomed. Central District was transformed into both the
trading business centre and financial centre at the Pearl River Delta Estuary.
With the concentrated settlement of westerners, many foreign religious organisations

came and have their headquarters in Central District.
Roman Catholic, Church of
England, Canossian, Shang Kung Hui, Baptist, London Missionary, French Missionary,
Lutheran Tsung Tsin, Jewish and Islam were the key religious organisations at that time.
The Catholic Cathedral of Immaculate Conception, St. John's Anglican Cathedral, The
Mosque in Shelly Street and Ohel Leah Synagogne are the representative religious
buildings. Church sponsored colleges were established to offer formal education to the
local population. The first government school, Central School, was opened in 1862,
which was renamed as Victoria College and the then Queen's College3. Central District
was regarded as the place where religious and education of Hong Kong was fostered.
After the lease of the New Territories and until the late 1930s, Hong Kong experienced
a long period of steady societal growth. However, the Japanese invasion of Hong Kong
was one of the most remarkable and distinctive events in 1941-1945 war and at the end
only 600 thousand remained in the territory.
After the war, the huge flow of
immigrants from China provided a low-wage labour force for the boom of light
industries in the 1960s-70s. Financial and trading industries were developed swiftly to
keep up with the booming economy. With the demand of commercial and trading
development, Central District underwent several stages of reclamation for the
construction of a new commercial zone along the seafront. Since the 1980s, Central
Leung (1998), p. 25
-GenerationoftheCit>HubinCaitral:
Intantinde of Old and New Urban Developments for Year 2030
ChapterTwo
was further expanded under the wave of the global economy and to become the core
commercial and financial centre.
As can be seen from this brief history, Central has been the true city centre continuing
leading representations of the political, military, commercial, financial, religious, and
education establishments.
Change has occurred in Hong Kong as in any classical
British colonial city, and has continued to do so through a post-colonial transformation,

and then towards a ' World-class City" in China as envisaged by the Chief Executive of
the Hong Kong Special Administrative Region (HKSAR).
2.2
FUTURE ROLE OF CENTRAL
In response to this 'World-class City' ambition, the trend of city development in a

global context should be one of the key modelling references for the city planning in
Hong Kong. Globalisation has already been a key element to generating a series of
global cities, included New York, London and Tokyo, as well as sub-regional cities like
Singapore and Hong Kong.
Various world movements arise at different periods of
history and are the ones that drive significant global changes. Because of their various
social, cultural or economic characters, each global city will react differently to those
world movements. As the Metropolitan City of the region, Hong Kong has to establish
its own approach to address the issues.
June2002
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/^-(kfleratwnofthe City Hub in Central:

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2.2.1
Chanter Two
THE GLOBAL INFORMATION CITY
The Information City movement is the most relevant among other international
movements to the space, time and urban planning context of Hong Kong. Castells put
forth the theory of this Information City in 1989.
He projected that information
technology would open up a new domain in the urban-regional process of structural

change through the interaction between society and technology. He suggested that
there are two equally dynamic sectors within the growing economy, the informationbased formal economy and the labour-based informal economy. They would be the
major polarizing forces in global economic development. This theoretical framework
has obviously been realized in society already. Metropolitan cities become centres of
knowledge-intensive activities that create nodal points in economic geography, while
labour-intensive activities are concentrated on the fringe in close proximity to these
metropolitan cities, taking up service-based and production-based industries.
The
formation of a 'Dual-City' would become a classic theme of urban sociology4.
The key implications of the theory on the urban planning level should be previewed
when a city is being transformed into the future Information City. From Castells's
theoretical explanation, the more heavily interdependent the world economy and local
economy become, the more information technologies are used to handle decisionmaking processes. The organisational logic would become more independent from the
societal logic; but simply, the more the local economy becomes global, the local culture
will be marginalised and the culture will slowly weaken5.
4
5
Moreover, information
Castells (1989), p. 224

Ibid, pp. 170-171
June 2002
Pace 22
REGamtina ofthe City Hub in Central:

Intermingle ofOM and New Urban Developments for Year 2030
Chanter Two
technology development can be located almost anywhere in the world provided there is
appropriate access to the sources of innovative labour and a supportive environment 6 .
Every city must mow be concerned to provide the environment and educated workforce
necessary to attract information technology. This calls for an international city hub
planned to support the set up of a knowledge-intensive city centre generated from
Castells's 'Dual-City'
Theory. Central should be strengthened to cultivate an efficient
and effective flow of information, and to support the needs of workers from different
social-cultural backgrounds. Therefore, the new Information
City Centre should be
situated in a geographical location with international status and a high degree of

freedom and liberty. Furthermore, it should also have multi-facet connections with the
surrounding labour-intensive cities to lead the information technology development in
the region.
Therefore, with its 'World
City'
framework
and well-established
international platform, Hong Kong is presently the best location to fulfil the role of
Information City at the Pearl River Delta region.
As previously stated, the anchoring of information technology development depends on

the sources of innovative labour and supportive environment.
A sophisticated
telecommunications and air transportation infrastructure are the pre-conditions to

become
the
new
financial
institution
associated
the
information
technology
development 7 . As a metropolitan city, Hong Kong has been developing into a global
city model equipped with the necessary pre-requisites, and the sources of innovative
6
7
Castells, p. 72
Ibid, p. 340
June 2002
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A&GenenôftheOyHubbiCaitral:
Intenrinde of CHd and New Urban Developments for Year 2030
Chapter Two
labour could be acquired from foreign, local and Mainland China markets. This further
strengthens Hong Kong's claim to this role.
With regard to the supportive environment, an improved relationship between Hong

Kong and Shenzhen could provide a unique 'Dual-City' setting. The Innovation and
Technology Commission of HKSAR government has given the directive of
spearheading Hong Kong as a world-class knowledge-based economy. This economic
ambition of transforming Hong Kong from labour-intensive industry towards a
knowledge-intensive economy is in line with the key trend of global economic
development in this forthcoming Information Technology Era. Across the boarder,
Shenzhen as one of the Special Economic Zones in China, has captured major
economic investments from Hong Kong since Open Door Policy in 1978. With the
advantage of low labour costs, the labour-intensive industries continue to mushroom in
Shenzhen and other Chinese cities close to Hong Kong.
However, after entry into the World Trade Organisation (WTO) in 2001, China will
adopt an even more active role on the global economic stage. With greater direct
foreign investment in particular to the financial and technological domains, Shenzhen
shows a potential for development similar to Hong Kong over the past century.
Furthermore, Shenzhen continues to offer a low wage labour force to attract labour
intensive industries, and direct foreign investment for advance technological
development.
Consequently, with its particular identity, Shenzhen could have the
opportunity of developing into a 'Dual-City' with the vast amount of intellectual and
June20Q2
Page 24
A&GenerationoftheCity Hub in Central:

IntenringteofOM and New Urban Developments for Year 2030
Chapter Two
land resource. Shenzhen would be the most powerful counterpart to Hong Kong in the
Pearl River Delta context.
Therefore, the '^-generation of Central' being originated as a district-wide urban

planning issue, is indeed directly hinged with the territorial-wide city development
issue on ' The positioning of Hong Kong in this Pearl River Delta region to face the
Information Technology Era'. The further development of Central becomes the most
urgent response to address this issue. Further to Castells's 'Dual-City' theory and the
captioned situation, it is reasonable to judge that Hong Kong and Shenzhen could enter
an inter-dependent 'A Tale of Two Dual-Cities' scenario. This research study adopts
the theoretic position that both Hong Kong and Shenzhen would develop their own
Information City Centre focused upon a knowledge-intensive development, with their
respective labour-intensive activities both located at the cross-boarder zones in-between
Hong Kong and Shenzhen, as well as in other Chinese cities within the Guangdong
Province. This special geographical evolution is based on the following assumptions:
a)
Hong Kong, as well as Shenzhen, would adopt the mode of Information City
development as described by Castells in the book 'The Information City';
b)
Both Hong Kong and Shenzhen would keep their local economic market
conditions open, and enact relevant statutory policies, to cultivate an
information-based formal economy through interaction with the global economy;
c)
Shenzhen would have the capacity to absorb most of the labour-based informal
economic development generated from the polarization effect
Information City;
of the
RE< ieneration of the Cit\ Hub in Central:

IntemingteofOldand New Urban Developments for Year 2030
d)
Chapter Two
Both governments would provide appropriate resources to sustain the

Information City, linked to the local Sustainable City development parameters,
striking a balance for a unique 'glocalizea" city development pattern for this
Hong Kong-Shenzhen partnership;
e)
Both governments are willing to adopt the Pearl River Delta regional
development as the top priority, with their respective territorial interests in a
secondary priority whenever dilemma exists.
In-depth theoretical analysis of Castells's theory of Information City as per Item (a) is
beyond the scope of this research study but needs further economic research. Items (b)
and (c) are supplementary statements to support the implementation of Castells's theory
in the regional context. Items (d) and (e) extend the framework of Information City
theory to include other important attributes of city development within urban planning
conditions. From the captioned attributes, two key Information City Centres would be
generated within the region, one in Hong Kong and the other in Shenzhen. They would
form a unique entity as the regional economic centre of Southeast Asia. Meanwhile,
there would be other smaller Chinese cities able to offer their large labour force with
low wage rates in a peripheral development pattern around these two Information Cities.
In the case of Hong Kong, the choice of Central as the future Information City Centre
of both Hong Kong and the Pearl River Delta region will be further discussed in the
Chapter 3 Study Area.
Apart from considering the global trend of Information City development, the city
centre should also contribute to the local planning development in this global-local
June 2002
Page26
R"-Gtnerat*MioftheCit\HubinCai(ral:
Intermingle of OH and New Urban Developments for Year 2030
inter-link.
Chapter Two
According to Castells's theory, since the societal logic would become
increasingly independent of the organizational logic of information technology

development, the new techno-economic paradigm would focus on the globalisation of
power flows while the significance of place-based social logic would be depressed. In
other words, the booming information technology would not cultivate any local societal
developments, as the inter-connection is minimal according to Castells's theory.
In order to activate the local societal logic, Castells suggested several strategic
directives to /?-instate the importance of place-based societal logic through cultural,
economic and political attributes as follows8:
a)
On a cultural level, the local identity and its historical roots should be preserved
although societal logic is independent of the techno-economic logic.
The
expression of collective memory and symbols of recognition should be

emphasised, and preferably extended into communication codes and arenas. In
this way, place-based societal identity could be re-gain and given cultural
identity and continuity;
b)
On an economic level, every city should find its specific role and identity in the
new informational economy. For every city, the main source of productivity is
the capacity to generate and process new information data, manipulate labour
and organisation capabilities in the Information Technology Era. The major
societal attributes, including educational, intellectual and social milieu, would
Castells, pp. 350-353
flf-Ck-neration of the Cit> Hub in Central:

InterningfeofOld and New Urban Developments for Year 2030
Chanter Two
become significant in fostering and attracting the labour involved in the

information technology domain. In this way, place-based societal logic would
be reconnected to the techno-economic system and would attract the skilled and
professional labour force essential to the success of local economy;
c)
On the political level, local government should encourage public participation

to support a collective strategy towards the re-vitalization of the area.
Interactive communication systems and community-based multimedia centres
are powerful tools to enhance this participation, while innovative social projects
could create a new socio-spatial structure, so that historic time and social space
could converge towards the ftE-integration of knowledge and meaning within
the new Information City.
The concluding remarks emphasises the juxtaposition of cultural, economic and

political attributes as the core elements of the city, in order to strive for a balance
between societal and techno-economic logic under the wave of the information
technology movement. This cultural-economic-political tripod will be strengthened to
replace the colonial church-military-institutional tripod in the urban centre.
2.2.2
City Hub within City Hub
After previewing the global trend towards the Information City, the theoretical
framework for the local city development should be formulated. The key focus on this
theoretical framework is the Global-Local Annex.
Connection of world movement
theory with local city evolution, through design translation into urban design and
June 2002
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AEXknerationofthe City Hub in Central:

faterninrieofOldand New Urban Devekpments for Year 2030
Chapter Two
planning parameters, is put forth in this research study. A new holistic district-based
planning mechanism is proposed to add to the current planning system, so as to
engender an integrated urban design and planning framework across the full span of
sectoral activities. A District Master Development Plan is to be established with a
planning-district zoning system connected to the current political-district zoning system.
The proposal of a district zoning plan as the key connector between territorial
principles and local physical planning is the core objective of this study.
In this
research, 'Central' is planned as a pioneer "District Planning Unit' to execute the

District Master Development Plan exercise. With the march of time, the same District
Master Development Plan approach could be applied at other district planning units to
meet their individual locality. An overall District Master Development Plan of Hong
Kong could be composed in this 'jag-saw puzzle' manner for the future Asian City Hub,
while Central would become the City Hub within City Hub of Hong Kong.
On #-steering the future role of Central, the new cultural-economic-political tripod as

stated in Section 2.2.1 is regarded as the key to the sixth ^-generation of Central. The
implications of the City Hub within City Hub development are as follows:
a)
Cultural RE-generation
Further to Castells's emphasis on the importance of enlivening cultural developments,

in order to enhance place-based societal logic in the Information Technology Era, the
socio-cultural attributes are proposed as the dominant urban development force to
Central. Central is one of the few districts with concentration of invaluable cultural
items. These include the ever-firstly built City Hall, examples of architectural heritage
/fC-GenerationoftheCit>HubinCaitrd):
Chapter Two
of the colonial period, art, performing and exhibition galleries, and internationalised
sub-cultural venues in Soho and Lankwaifong. However, the existing settings of the
captioned cultural precincts are fragmented in nature and they lack strong linkages with
the future Central extension area. Therefore, the theoretical framework to sustain the
future cultural /?-generation in Central should include the following scope of planning:
Preservation and revitalization of invaluable culture and heritage containing the

collective memory of the Hong Kong;
Enhancement of the existing cultural precincts and the establishment of more

appropriate cultural platforms to increase cross-cultural interaction;
Establishment of the connections between the existing cultural nodes from hillside
to the newly planned seafront development of Central.
b)
Economic RE-eeneration
Because the economic network is so complex, this research can only review three major
economic pillars of the future development of Central, namely finance, information
technology and tourism economics.
On finance, Premier Zhu Rongji of People's
Republic of China Government offers his opinion in Boao Forum for Asia dated 13
April 2002 that Hong Kong should continue its current role as the International
Financial Centre of the Southeast Asia, in parallel with the economic boom of China
in the forthcoming decades9. Since most foreign investors see Hong Kong as an
economic middleman, Hong Kong should benefit from the growing economy in China.
This should ensure a continuation of the current financial role of Central with a shift
According to Zhu Rongji's speech at Boao Forum for Asia, April 12-13, 2002, Boao, Hainan Province,
China, an estimation of 7% annual economic growth rate would be achieved in China in the
forthcoming decades.
June 2002
Paee30
W&Generaoonofthe City Hub in Central:

IntarnmgteofOldandNewUrtianDewkipinentsforYear^
ChapterTwo
towards the Chinese market as the key financial generator in the future. Central should
create a pro-active financial environment to foster the success of the International
Financial Centre under keen competition among other Asian countries.
Booming Information Technology (IT) should stimulate a vast economic development

in IT-related business.
In Central, most of the economic activity is financial and
business management.
The implication of the growth of IT is to strengthen the
connection between companies in a closer business network. At the same time, it

would also open more opportunity for business through worldwide IT connections.
This centralising process would lead Central to be an even more important financial
and business centre on the global stage, especially in the regional context.
In the Financial budget 2002-2003, the HKSAR government has affirmed that tourism
would be one of the most important economic pillars for Hong Kong. The degree of
contrast between metropolitan and local cultures is a unique local characteristic that
differentiates Hong Kong from other Chinese coastal cities. It is this ambiance, where
east meets west and old meets new, that gives local uniqueness and identity. This is
particularly strong in Central due to its long history. However, this unique quality, as it
relates to history, is fixed in its location and cannot be decentralised. Therefore, the
aim must be a good balance of old and new for the benefit of 'Economic Ecology' and
to support tourism and cultural developments. This is the unique challenge in Central
where high land value coexists with low land resource.
June20Q2
Paae31
fl&GenerationoftheCity Hub in Central:

IntemingfeofOM and New Urban Developments for Year 2030
Chanter Two
The urban design framework to sustain future economic /^-generation in Central could
be summarized as follows:
Cultivate a high quality environment in Central as 'Quality of Life' is a crucial asset

in attracting highly educated and demanding personnel 10 ;
Sustain the tourist economy by emphasising the preservation of local culture and
identity with a balanced old and new urban area.
Also, facilitate tourist-related
business development with appropriate planning controls.
Political
RE-peneration
Following Castells's vision, the Information City would produce intemationalisation of

communication and cooperation at the expense of place-based societal logic.
As
previously argued, to redress the balance and give the local societal value its due
significance, Castells suggested that innovative social projects, such as interactive
communication system and community-based multimedia centre, can create a new
socio-spatial structure to sustain the local identity.
The basic rationale is the
encouragement of public participation appropriate channels.
The collective social
aspiration could become a key planning force in shaping the direction of the future city.
Moreover, Castells argued that the transformation, metropolitan to local, can be

observed in a constant manner from the macro-economic and a micro-social
perspective". The social stratification system would be profoundly affected and the
balance of social, economic and environment progress could be subsequently redirected.
From this, a new city pattern would evolve to meet the changing opportunities and
10
Castells, p. 52
" Ibid, p. 197
June 2002
Paee32
K&Generarionofthe City Hub in Central:

Inteminde of OM and New Urban Developments for Year 2030
Chapter Two
constraints, but to achieve this, a more sensitive response mechanism would be needed
for future development control.
Moreover, there should be empowered through
legislation to contribute to shaping the vision of the future. This is one of the essential
characteristics of sustainable development.
In summary, the sixth /?-generation of Central should be the first district to be planned
with a modified legal planning framework to response to local partnership and social
equality issues. The theoretical framework on the political #-generation of Central
should provide platforms, such as community-based multimedia centres, to encourage
public participation.
June2002
Page 33
City Hub in Central
CHAPTER THREE
STUDY AREA
exoneration ofthe City Hub in Central:

InttmmgfeofOld and New Urban Devdopments for Year 2030
CHAPTER THREE
3.1
Chapter Three
STUDY AREA
REGIONAL PLANNING PERSPECTIVE
Following the theoretical framework, this section will examine the linkage between
'think global' and 'act local'. A macro review of the regional planning perspective will
be conducted, so as to offer a brief understanding of the urban development context of
Pearl River Delta (PRD) region. This research information will be inter-related to the
development potential of the Study Area, so that regional elements can be employed to
ftE-position Central for the future.
3.1.1
PEARL RIVER DELTA REGION
The PRD region has been linked into a mega conurbation or "megalopolis", a term first
coined by Gottman.
This region includes the Zhujiang Delta Open Economic
Area
(ZDOEA) of some 28 cities and counties, the provincial capital city Guangzhou, The
Shenzhen
Special Economic
Zone (SZSEZ) and Zhuhai Economic
Zone (ZEZ), 4
bounded zones, 3 state-level export and technological zones 12 . A tripartite regional

structure has been formed in the region, namely Hong Kong-Shenzhen chain, MacauZhuhai chain, and Guangzhou 13 .
With the boom of the global economy, the vast
amount of Foreign Direct Investment (FDI) forms two major economic corridors in the
region as the key to evolving urban structures. These geographical alignments are the
east-corridor of Guangzhou-Shenzhen-//og Kong Special
Administrative
(HKSAR), and the west-corridor of Guangzhou-Zhuhai-Afcrcaw Special
12
13
Region
Administrative
Chan, R. (1998), pp. 57-58

LiS.M. (1998), p. 85
June2002
Page 34
/?&GeneratxmoftteCiry Hub in Central:

IirterninefeofOld and > ^ Urban Developments for Year 2030
Chapter Three
Region (MSAR) (see Figure 414). These economic corridors have established platforms
for socio-cultural and physical interflows among the cities.
On the socio-cultural
aspect, local cultures in the Delta has been modelled on Hong Kong as a leading city
model; physically, the large proportion of developments, massive housing estates,
commercial and industrial investments, imitate similar projects in Hong Kong15. Thus
Hong Kong has been a leading influential pattern in social, physical and economic
developments in PRD region.
However, this global economic movement has generated competition among cities,
many of which seek to become regional hubs; Guangzhou, Shenzhen and Zhuhai;
HKSAR and MSAR, are no exception.
In the past, market-forces have helped to
formulate different paces and patterns of city growth in the PRD region. However, due
to the rapid regional economic boom, it is observed that un-coordinated strategies have
led to unnecessary repetition. The five infra-structural airport developments within the
region are an example frequently quoted. Therefore, economic planners raise concern
about the waste of labour and capital within the broadly defined South China Economic
Circle (SCEC) including Pearl River Delta, Hong Kong, Macau and all the countries of
Association of Southeast Asian Nations (ASEAN)16.
14
15
16
Chan, R. (1998), p. 63
LiS.M. (1998), p. 83
Cheng, Y. S. J., p. 418
REGeaastim of the Ot>Hub in Central:

htenMrieofOM and New Uihen DevelopmentsforYear 2030
FIGURE 3
June2(IU2
Chapter Three
EVOLVING URBAN STRUCTURE

IN THE PEARL RIVER DELTA
Pace36
-Generation of theOtv Hub in Central:

Interninrie of OB and Nwl'rbanDevdopirents for Year 2030
Chapter Three
The response of particular localities to the world movement has already defined their
respective niches in the global economy, as well as the way they are organized
internally, whether economically or spatially17.
Guangzhou has been planned to
become a regional logistics and transportation hub18; SZSEZ aims at promoting the
economic re-structure on financial, service and transportation developments, while low
value-added manufacturing operations are no longer welcomed ' 9 ; Zhuhai has
investigated various kinds of logistics and transportation infrastructures to enhance
economic development in line with adjacent cities20; Macau has chosen tourism as their
top priority of economic investment as reflected in their high-profile tourism-related
developments.
The recent international tender for world-class casinos, and the
construction of Macau International Airport are two such examples.
In a similar way, the /f-positioning of Hong Kong in the regional context has become
the hottest topic within the city, even now as this study is under preparation. Concern
here is focused on the collaboration of cities to achieve greater planning synergy, so
that sustainable planning can be achieved at a regional level. Chief Executive, Tung
Chee Hwa, talking on 08 May 2002 said that Hong Kong should become one of the
major cities of China and the World City of Asia. What London is to Europe, New
York to North and South America, so Hong Kong is proposed to be for Asia. Hong
Kong is an important international financial and service centre, a centre for trade, for
business regional headquarters, for logistics, transport, tourism, and a gateway to the
17
Li S.M. (1998), p. 92
According to Television Broadcast Limited TV Program: 'News Insight' dated 02 May 2002
" Chan, R. (1998), p. 67 & p. 72
20
Li S.M. (1998), pp. 103-105
18
June 2002
Paae37
AEGeneranonoftheCity Hub in Central:

Inteminde ofOM and New Urban Developments for Year 2030
Chapter Three
Mainland of China 21 . This /{^-positioning approach coincides with the viewpoint of

some local academics in Hong Kong who suggest that Hong Kong could be
1
ManhattanizecT22.
However, the author of this research study is of the opinion that it
should only be 'Manhattanized 'in spirit rather than in as a direct imitation of

Manhattan, as each locality should reflect its unique opportunities and constraints. This
suggestion raises concern about the need for the continuing 'Internationalisation' of
Hong Kong, the key factor of its success in the past. The continuation of this special
quality is important as it brings a solid confidence to all kinds of international Foreign
Direct Investment (FDI). These in turn cultivate both local and subsequently regional
economic prosperity.
3.2
LOCAL PLANNING PERSPECTIVE
After the general review of the world movement in Chapter 2, and of regional
developments in the PDR region in Section 3.1, this section will focus on mapping the
ever-developing forces with the local planning directive, in such a way that a dynamic
three-dimensional city framework could be assembled.
3.2.1
HONG KONG AND ITS CENTRAL BUSINESS / FINANCIAL DISTRICT
The agglomeration of cities in the PRD region will eventually form a regional city
network.
The regional centres and sub-centres within it will form invisible links to
tackle regional issues.
The multi-facetted city characters will strengthen the ever-
expanding intercity collaborations, and they will plug into the global city network.
21
22
As per Chief Executive's speech at Airport of the Year 2002 Celebration Reception dated 08 May 02
LiS.M.(1998),pp. 103-105
June2002
Page 38
EGenerauon ofthe CHy Hub in Central:

IntermmdeofOld and New Urban Developments for Year 2030
Chapter Three
Within this network of city linkages, the local planning level of each city would have
its own city hub to enhance its regional or global role. The status of Central to Hong
Kong is similar to Manhattan to New York, The City to London, and Lujiazui Central
Financial District (CFD) to Shanghai. These places are City Hubs within City Hubs
that act as iconic representations, and perform as key functions of the cities. In Hong
Kong, Central has performed as the city centre in the past. With the expansion of
commercial and financial business towards the neighboring districts such as Admiralty,
Wanchai, and Causeway Bay to the east and Sheung Wan to the west, the demarcation
of the Central Business District (CBD) has become blurred. Moreover, through the
operation of Mass Transit Railway (MTR) and Kowloon Canton Railway (KCR), new
business sub-centres have mushroomed at Quarry Bay, Taikooshing, Tsim Sha Tsui,
West Kowloon District, Sha Tin and Tsuen Wan.
This city expansion incorporates the 'Centralized' and 'De-centralized' principle that
has become a common phenomenon in the modern metropolis. As a result, the domain
of CBD is expanded through improved transportation, and this is even further extended
through advanced information technology. Even so, the city hub is still considered an
important geographical place representing the city and the society. The significance of
the city hub as a place for meeting is intensified, as urban spatial quality is a reflection
of local culture, history and values.
Therefore, the cultivation of Central as an
international city hub should also exhibit the city character of Hong Kong. This visible
'quality of Internationalisation' should be the key parameter in parallel with the
Information Technology global momentum of urban development in Central.
June2002
Paae39
/^-Generation of the CH\ Hub in Central:

3.3
Chapter Three
APPRAISAL OF THE STUDY AREA
The critical focus of this research study is concentrated upon urban design and
architectural planning, instead of socio-planning or economic-planning. Therefore, the
assessment is categorised into the following frameworks:
Antiquity and Monuments: A search of the historical heritage of Central;
Art and Culture: A search of the locations with significant local and international
cultural background and development;
Commercial and Financial: A search of the existing commercial and financial

footprint for re-planning purposes;
Environmental: A search of the existing urban conditions included greenery, air

quality and traffic noise;
Pedestrian and Vehicular Circulation Network: A search of the unique elevated

pedestrian footbridge and outdoor escalator network.
Residential: A search of the morphology of residential developments and the

provision of markets, pocket parks and recreational facilities;
Urban Re-development: A search for opportunities for further city expansion and
development;
Urban Tourism: A search of locations with tourism value.
Apart from the above, a Strength, Weakness, Opportunity and Threat (SWOT) analysis
will be conducted to examine the overall urban design and planning system, and in
particular the inter-relationship of old and new urban developments in Central.
June2002
Page 40
/^Generation of theCit} Hub in Central:

IntermingfeofOldand New Urban Developments for Year 2030
3.3.1
Chapter Three
ANTIQUITIES AND MONUMENTS
The Antiquities and Monuments Office (AMO) has registered most of the significant
antiquities as Declared Monuments under the protection of Antiquities and Monuments
Ordinance Chapter 53. The aim is to preserve, as living city exhibits, historical value
invested in physical build form or urban structure (see Table 1).
TABLE 1 - ANTIQUITIES AND MONUMENTS IN CENTRAL23
Duddell Street Steps and Gas Lamps
The Exterior of the Old Supreme Court
St. John's Cathedral
Former French Mission Building
Central Police Station Compound

"
Former Central Magistracy
Victoria Prison Compound
Ex-Government House
The Exterior of the Helena May *
Flagstaff House *
St. Joseph College *
Apart from the official Declared Monuments, there are some other examples worth
preserving on the local Urban Tourism level. However, due to the property right issue
or the classification of AMO selection criteria, these places are not chosen for
protection under the Ordinance.
This implies that they are under the threat of
demolition whenever re-development is threatened. In order to reinstate the importance

of local city heritage further legal protection is necessary. This study will analyse the
current planning constraints in Chapter 4, and proposes planning resolution in Chapter
6. The places of interests, not under the protection of local regulations, are listed:
TABLE 2 - LOCAL HERITAGES IN CENTRAL
Pottinger Street
On Lan Street
- Stone-slab street from Central Police Station
- Old Chinese tenement blocks as
to Queen's Road Central
classical residential design of the past
The Cenotaph & Statue Square
The Catholic Cathedral *
- The most significant Catholic church
- The war memorial monument and the
in Hong Kong since early times of
adjacent colonial-style open-space
settlement
Hong Kong Visual Art Centre *
Battery Path
- Former Victoria Barracks
- Granite-paved ramp to former Governor Hill
Fringe Club
- Edwardian-style building in 1892
* Beyond Study Area boundary
23
According to Antiquities and Monuments Office website information in June 2002.
June 2002
Paee41
REGamfoo ofthe City Hub in Central:

InterningteofOM and New Urban Developments for Year 2030
3.3.2
Chapter Three
A R T AND CULTURE
As the city centre, different layers of local Chinese culture and westernised sub-culture
have been cultivated in Central since the 1840s. Nowadays, these places of art and
culture have become significant elements stimulating the life of the city (see Table 3):
TABLE 3 - ART AND CULTURAL SITE IN CENTRAL

Communal
Facilities
City Hall
City Hall was constructed in 1962 as the pioneer cultural complex in Hong
Kong. This project complex was designed in Modern Movement style,
with exhibition, auditorium, theatre, library and other performance venues.
Central Market
Central Market offers a multi-functional space along the interior pedestrian
circulation corridor leading to the Central Escalator System. However, due
to the poor spatial quality, there are not many exhibitions being held at this
venue with insufficient lighting and poor air circulation.
Hong Kong Park *
Hong Kong Park has provided a variety of venue, such as Visual Art
Centre, amphitheatre and other multi-functional spaces for a variety of
exhibition or performance events.
Commercial based Facilities
Fringe Club
Fringe Club is an active art organiser with frequent art exhibitions, and a
wide range of performances. It offers these commercial-based art facilities
to complement the variety of venues demanded by the commercial market.
Atrium of The Landmark
The Landmark provides an interior atrium space that offers a multifunctional all-weather venue for leisure gatherings in Central. This
circulation node with footbridge corridor offers an alternative kind of
exhibition and performance venue in associated with commercial business.
International Financial Centre
The International Financial Centre provides music performance and art
exhibition venues on the shopping corridors as a mini-scaled art-related
facility.
Nevertheless, it demonstrates the importance of cultural
development within this concentrated commercial space in Central.
Temporary
Facilities
Chater Road Pedestrianisation Scheme

Chater Road is pedestrianized every Sunday under Transport Department
Pedestrianization Scheme. The blocked road would be occasionally used
as an art performance venue by pressure groups and other organizers as a
free art performance venue.
Beyond Study Area boundary
June2002
Page 43
June2002
FIGURE 4
ANTIQUITIES AND MONUMENTS
InHTTilmdpofC)M autd New I 'rtwn l)oloi)niaits ferYgaj a m
ft$Gteumfc of the City Hob in Central:
Page 4
Chapter Thro
Jream
FIGURE 5
ART AND CULTURAL SITE
ffXkncratnn of (he C Hub in Central

lnlmiiiiefcof()MandNCTvl'rtiiinlX^ckii)i)iailsftir>nu-2l(l
Page 44
Chapter Three
RBGeomtiaa ofthe City Hub in Central:

imcrnira^ of OM and New Uttenrêtopmmls for Year 2030
33.3
Chapter Three
COMMERCE AND FINANCE
Commerce and finance dominate the existing land use in Central. As the International
Financial Centre, an effective utilisation of land resources is essential to sustain
competitive viability in the future.
The first layer of commercial and banking offices grew along both sides of Des Voeux
Road as a continuation of historical development. Afterwards, more commercial office
spaces are built along Queen's Road Central to meet the market demand. Financial
premises started to emerge from the then new reclamation land, included Exchange
Square and International Financial Centre.
The general commercial development
pattern leads towards the seaside and depicts the city development process in the urban
area.
With the scarcity of land, new banking premises found other development
opportunity at the hillside in-between Garden Road and Cotton Tree Drive. This
reflects that there is insufficient land supply to fulfil the demand. The forthcoming
New Central Reclamation addresses this issue.
As well as office spaces, retailing and dining business developments are in different
degrees of demand. From grand shopping mall to street-side shops, or even lane-side
small business, the booming retail business has to fulfil both the working class as well
as local and foreign visitors. However, the insufficiency of dining area is supplemented
by the special lunch delivery express system commonly found in Central. Meanwhile,
Soho and Lankwaifong have a great international reputation stimulated through tourist
magazines. This reflects the demand for a wide variety and quality of retailing and
dining space especially at the peak lunch period during the weekdays.
FIGURE 6
COMMERCIAL AND FINANCIAL SITE
ff/f-t&wration of the City Mubiti (\-nu~A

Charter Three
^-OsieratjoiiofthcCh>HiibinCaitral:
IntairingteofOM and Nm Urban Developments for Year 2030
3.3.4
Chapter Three
SUSTAINABLE ENVIRONMENT
The environmental quality of Central should be examined in terms of the provision of

green space, air quality and noise pollution control at the district level. The majority of
green open space is concentrated at the eastern side of Central, where Hong Kong Park,
Chater Garden, Hong Kong Zoological and Botanical Gardens are located. The public
open space at City Hall, St. John's Cathedral and The Centre become key green lungs
within this densely developed district. In the western part of Central, there are several
open spaces and landscaped gardens scattered in the mid of housing. Meanwhile, there
are other kinds of interior public space, such as the atrium of The Landmark with
fountains and plantations, and bamboo plantation at Central Building.
They are
alternative green lungs within the city hub. Moreover, the Central & Western District
Board (CWDB) welcomes environmental improvement proposals from private
developers to upgrade pavements and street furniture, and to provide more tree planting
along roadside at their own cost, so as to create a greener district as a collaborative
joint-force24.
As far as air quality and noise pollution control are concerned, due to the heavy traffic
flow along Connaught Road Central, Des Voeux Road Central, Queen's Road Central
and Caine Road, there is less opportunity to improve the situation on a district level.
Nevertheless, the implementation of Highways Department Pedestrianization Scheme
at Lankwaifong is a good example of providing a more pedestrian-orientated space for
leisure and recreational purpose.
24
According to Central and Western District Board General Meeting No. 14.
June2002
FIGURE 7
ENVIRONMENTAL SITE
Kl J. kl KT.ltii I of the CHy Hub 11 ( Vi Hi1 il:

Intmaigt' of OM and New I 'rimn DcvchpmmtsforYear 211X1
ESS 48
ClgiUcr Ihn*
K-GtraatkmoitheCiryHubinCartral:
IntenrinrieofOM and New Urban Developments for Year 2030
3.3.5
Chapter Three
PEDESTRIAN AND VEHICULAR CIRCULATION NETWORK
The main vehicular arteries in the area's network running east-west are: Connaught
Road Central, Des Voeux Road Central, Queen's Road Central and Caine Road. With
the construction of new traffic expressway under the forthcoming reclamation area, the
rates of traffic flow should be reduced and diversified. The major north-south vehicular
roads are: Cotton Tree Drive, Garden Road, Ice House Street, Wyndham Street,
Arbuthnot Road, Old Bailey Street, Lyndhurst Terrace and Aberdeen Street.
The pedestrian circulation network of elevated pedestrian walkways, footbridges and

dedicated pedestrian circulation pathways through private property are unique to
Central. This network is connected with the portion at Sheung Wan, and is to be
extended towards the new International Financial Centre II, new property developments
on the new reclamation area, and through to a portion of Admiralty.
This
comprehensive circulation system is an intervention of an urban design scale, as it

creates an effective and safe segregation of vehicles and pedestrians on a district level.
This pedestrian system is connected at intervals with the longest-ever public outdoor
escalator spine that runs from Queen's Road Central up to Conduit Road to form a
three dimensional web.
Following the success of this concept, the Planning Department has proposed a
'Groundscaper' concept in which a low-rise landscape podium deck is to extend from
the existing Star Ferry Carpark towards the harbour's edge. This is to act as a major
pedestrian connection, which is also to be linked with the captioned pedestrian
circulation network as a whole.
June 2002
FIGURE 8
PEDESTRIAN AND VEHICULAR CIRCULATION NETWORK
Ri'-Ccncratkm of the City I lub h Central:

Inlmiiingk-of OM and New I rhan IXndonmmt*for\ ear affl
Page 50
Chapter Three
/?&Generation of the City Hub in Central:

Interninde of Old and New Urban Developments for Year 2030
3.3.6
Chapter Three
RESIDENTIAL HOUSING
The current residential developments are mainly concentrated above Wellington Street,
which is the demarcation between the major commercial domain, and the mixed used to
the south.
Between Wellington Street and Caine Road, the residential buildings are, in the main,
aged medium-rise buildings, developed over single or a small number of continuous
building lots. Curvy and sloped streets, accommodating the steep hilly gradient, are set
in diagonal layout pattern over the relatively orthogonal street pattern of the area. The
small streets, narrow lanes and pocket parks punctuate this residential domain, making
the area fragmented and attractively varied.
Apart from a few newly developed residential towers, the sense of modernity is absent
in this district, except in SoHo and Lankwaifong where the tourist industry pours in
new social life, with contributions from the outdoor escalator network that transports so
many tourists to make the area lively. These special attractions make the area one of
the most desirable for foreigners to live and to socialise, and hence rents are very high.
However, the area lacks facilities to support the local residents. Even though there are
various pocket parks along Aberdeen
Street, they are sub-divided
compartments and fences off by chain-links.
into small
What space there is lacks variety and
there are no facilities to meet the various demands of the residents.
June 2002
Page 51
lire 2002
FIGURE 9
RESIDENTIAL SITE
InkTniitA'of Oti aiKl Nov I'riwii Dndmiiiiaiti lor W a r Wtt
gmiencratkin of the Cit>-1 lub h Central:
Pag 52
Chapttr I nree
K-Generatwnofthe City Hub m Central:

IntenrindeofOld and New Urban Developments for Year 2030
3.3.7
Chapter Three
URBAN RE-DEVELOPMENT
In the recent past, there have been two urban redevelopments in Central that have
become significant landmark; they are The Centre as one of the tallest buildings in
Hong Kong, and Grand Millennium Plaza. These redevelopment projects clear up the
dilapidated and fragmented sites as comprehensive redevelopment projects.
During this research period, the Urban Renewal Authority (URA) stated that there is no
tentative or planned urban renewal programme in Central. However, since the study is
concerned with urban development towards 2030, the existing tenanted buildings could
become old and dilapidated by that time, and hence they are considered as urban
renewal areas in the context of this study. At the start of the urban renewal process, the
main concern is the re-allocation of accommodation or compensation for the affected
tenants. Since part of the captioned area is currently merged with SoHo, it is assumed
that the property market may be interested in redeveloping it because of its commercial
potential. Even though there may be involvement of the URA, should commercial
interest be insufficient, this study will not further consider the implications of reaccommodate or compensation here, as it is beyond the scope of the study defined in
Chapter 1.
Apart from the building age issue, since the HKSAR government has announced the
tentative Central extension involving the relocation of the existing Post Office, Star
Ferry and the demolition of the public carpark nearby, these sites are classified as
potential redevelopment areas within the new Central extension boundary.
A7-<^M-.i(HioltlK( U\ lliihiiUiiilr.il
June 2002
FIGURE 10
URBAN RE-DEVELOPMENT SITE
Intermingle of OH and New 1 rhui DoduumentsforYear 2IB0
Page**
_ClwEterThrae
Jt&Generafanofdie City Hub in Central:

InternindeofOM and New Urban Developments for Year 2030
3.3.8
Chapter Three
URBAN TOURISM
From the perspective of Urban Tourism, the attractiveness of a city is evaluated from
its potential for sustainable tourism.
architectural
heritage,
historical
Tourist visits focus on the urban contents:
background,
contemporary
buildings,
future
development proposal, local culture, environmental ambience, dining and entertainment,

and all sorts of events that make up the daily life of the metropolitan city as a whole.
Urban tourism is encouraged and enforced by the Hong Kong Tourism Board (HKTB)
through the introduction of 'City of Life' programme, of which the Heritage and
Architecture Walks: Hong Kong Island is one of the events. A trail is suggested
passing through the selected landmark projects in Central such that the tourists can
experience the city on their own with an explanatory guidebook (see Figure 11).
Recently, HKTB has launched another programme titled "Meeting the People: Guided
Architectural Tour' for which local architects are invited as tour guides for foreign
visitors. New routes and events are under discussion with the aim of introducing
visitors to local professionals as well as showing the physical side of the city. It is
hoped that this will cultivate exciting interactions.
For the promotion of tourism as one of the major economic pillars, both programme
coordination and physical planning are equally important. With this background, it is
worth identifying a Cultural and Tourism Corridor in Central so as to encourage urban
tourism and support it with facilities and the enhancement of the existing qualities
evident along it. This aspect would be further elaborated in Chapter 6.
line 2002
FIGURE 11
URBAN TOURISM SITE
KMiikrattmiil'llk'l'ihlliiliinCVmr.il:
Inlnnagk-iif OH and Ntw I 'rfaun nnriwmmtsforVcar ami
Page 56
Chapter'Hiret
REGaxrstkm ofthe City Hub in Central:

faternJnrieofOM and New Urban Developments for Year 2030
3.3.9
Chapter Three
SWOT APPRAISAL
From the captioned Study Area analysis, the existing physical urban development in
Central is reviewed.
Meanwhile, a Strength, Weakness, Opportunity and Threat
(SWOT) analysis is prepared as an overall appraisal of future urban planning. In order

to have a consistent comparison, the captioned sub-topics for items 3.3.1 to 3.3.8 are
used in this SWOT appraisal section:
TABLE 4 SWOT APPRAISAL
Antiquities and
The strength of Central is the high concentration and
Monuments
preservation of historical heritage, in particular of colonial
architecture, which best demonstrates the transition from the
British sovereignty to the modern HKSAR self-governance
period. Therefore, Central should continue as a living exhibit
of the history of Hong Kong in its physical urban form.
Art and Culture
The weakness is that nearly all of these monuments are

scattered around the district, rather than forming an important
element of urban design.
The opportunity is that the preservation or rehabilitation of

these significant antiquities could be used as key urban design
elements in the coming 6th ftE-generation process if adequate
urban design guidelines are introduced.
The threat is that heavy air pollution could cut short the
lifespan of the antiquities.
The strength is that the City Hall complex is the only place
that represents local cultural development. However, as
westerners like to visit or stay in Central, different kinds of art
and sub-culture are supported. The Fringe Club, numerous art
galleries, Lankwaifong and Soho cater for the cultural tastes of
westerners and western-educated Chinese
The weakness is that there is not enough support for local art
development. One major reason is that the local support for
art is not as strong in Hong Kong in general as it is in other
foreign cities, also there are is insufficient variety in the
existing art venues.
flf-Generation of theCH} Hub in Central:

Intenrinde ofOld and New Urban Devetommts for Year 2030
Commercial and
Financial
Environmental
Chapter Three
There is an opportunity is to form a cultural corridor linking

the key art venues across Central to provide a greater variety
of indoor and outdoor multi-purpose spaces to stimulate more
art appreciation in this high density district. This plan could
also encourage the public to experience and learn more about
art activities through a variety of spatial media. With the
removal of old buildings and the completion of the new
Central extension, there should be more available space for art
promotion.
The threat is that if old buildings, especially the tenant

buildings at Lankwaifong and Soho Area, are torn down, these
sub-cultures would disperse and the current strong identity of
the area would be lost.
The great strength of Central is the high-density concentration

of commercial and financial offices closely related to the stock
exchange. This is very convenient for business and makes for
easy interaction. Even with the increasing use of Internet
conferences, cyber business format cannot replace the
traditional face-to-face meeting.
They simply enhance
international communication in making business decisions.
Therefore, the concentration of business offices, financial
venues and banks is essential for an international financial
hub.
The weakness is that the supporting facilities, in particular the

pedestrian circulations, are highly congested; leisure area and
dining areas are seriously inadequate downgrading the quality
of the place.
An opportunity emerges after the execution of the new Central

reclamation. More communal facilities could be offered to
enliven the quality of the working environment.
The threat is that, with the expansion of the commercial

business area in and around Central, the demand for traffic
circulation, pedestrian networks etc. will increase. Unless
there is a well-designed linkage system, the existing
circulation pattern may be over-loaded and an effective
linkage between the old and new Central areas may be lost.
The strength is the existence of Hong Kong Park, Statue

Square, Chater Garden, Botanic and Zoological Gardens that
provide the only green lungs in Central.
WiT-Generation of the Ot> Hub in Central:

Interning of Old and N w Urban Devetoniaitsfor Year 2030
Pedestrian and
Vehicular
Circulation
Chapter Three
The weakness is that the environmental quality of Central is

comparatively low due to the high vehicular flow rates and
dense built up area, which brings air and noise pollution.
The opportunity is that the Central and Western District Board

and the local public could become more aware of the
sustainable and green movement. Even the private sectors are
willing to initiate the greening of Central by planting more
trees where pavements have adequate width to plant them.
More 'green' linkages would improve the city.
The threat is that there is a lack of an overall greening policy

to sustain the environmental quality of Central. As a result,
the captioned private sector participation will remain partial
and fragmented without a comprehensive improvement to the
district.
The strength is the establishment of the elevated pedestrian

walkway system that has achieved a district-wide segregation
of pedestrians from the traffic circulation.
The weakness is the congestion of pavements observed at peak

hours in particular in the narrow streets and side lanes. Also
due to the relatively small building lot sizes inherited from the
previous urban development, car parking space is insufficient.
The opportunity is to establish more major circulation

corridors in both latitudinal and longitudinal dimensions,
either through pedestrianisation schemes or dedicated public
passages within private developments.
However,
implementation involves planning and lease coordination,
such as bonus plot ratio allowance to offset the provision of
the captioned public passage in private areas. The existing
insufficient carpark provision could be resolved by
constructing underground carpark in the new reclamation area.
The threat is that after the completion of commercial and

entertainment projects on the new reclamation area, there
would be even more traffic circulation in the district. A
careful planning of traffic circulation is required to control the
traffic issue.
fl&Gencration of the Ch> Hub in Central:

Residential
Urban
Redevelopment
Chapter Three
The strength is that the major residential zone is located at the

mid-levels, separated from the major commercial area by a
transitional medium-rise tenant-building zone with ground
floor shops and commercial space.
The weakness is that the existing open space cannot cultivate a

strong communal centre for the residential zones due to their
scattering locations and poor design layout. The street-side
market is not hygienic due to the air pollution from passing
traffic.
The opportunity is that, during the redevelopment of the

dilapidated tenant buildings around Soho Area, the communal
open space could be re-located to provide better facilities for
the local residential community. Moreover, narrow lanes
could be merged with building sites to make a better realignment of residential lots for a more efficient use of land.
The threat is that, due to the scattered location of flat

ownership, the redevelopment of residential buildings may
need the involvement of Urban Renewal Authority. Since
URA has no redevelopment programme in Central currently,
the pace of overall ftE-generation may be prolonged, and in
turn affect the establishment of a modern international
financial hub in Central.
The strength is that the existing urban renewal projects in the

Centre sets a high redevelopment standard that upholds the
identity of the place.
The weakness is that the urban renewal process is inflexible

and involves a lengthy period of compensation or re-allocation
of housing.
The opportunity is that an alternative means to redevelop the

place comprehensively could be set up through the authority
vested in the Urban Renewal Ordinance and related
regulations. With this instrument used during the preparation
of Master Development Plan, all the dilapidated buildings
could be redeveloped and could offer greater flexibility for the
re-design of urban area.
The threat is that this redevelopment may spoil such existing

contexts as SoHo, and relevant precautionary planning has to
be arranged to sustain the special sub-cultural activities there.
/J&GenerationoftheCity Hub in Central:

Intermingle ofOld and Nm Urban Developments for Year 2030
Urban Tourism
June2002
Chapter Three
The strength is that the richness of context in Central provides

a good platform for the expansion of urban tourism in Hong
Kong.
The weakness is that the supporting facilities are insufficient

and more coordination is needed in the overall development of
local urban tourism.
The opportunity is that urban tourism could be mixed with the

art, cultural and heritage preservation programmes, in such a
way that a comprehensive revitalization scheme could create
mutual benefit for /?-generating Central.
The threat is that some places (as listed in Table 2) of interest

to tourists are not under the protection of any local regulations.
Therefore, they would be demolished whenever redevelopment proposal are posted, unless the redevelopment
sectors are willing to preserve them at their own expense. The
other issue needing attention is the inadequate management of
tourism. As one example, the congestion caused by the
Philippines maids at Central on Sundays and major public
holidays affects the image of Hong Kong as an international
tourist city.
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fl-Generaiion oftheChy Hub in Central:

CHAPTER FOUR
4.1
Chapter Pour
PLANNING PARAMETERS
FOR CENTRAL 2030
DEVELOPMENT PARAMETERS
The current planning framework adopts a three-tier system from Strategic Planning
Level, Sub-regional Level to Local Planning Level. This traditional planning process is
a hybrid system composed of the Regulatory Planning Mechanism and a Discrete
Planning Mechanism. The Planning Laws, Ordinances, Statutory Strategy and Plans
form the regulatory skeleton of planning control, while Planning Application and Rezoning Requests establish the base of discrete planning decisions on a case-by-case
basis. This planning framework was inherited from the British planning system, and
modified as a planning mechanism for colonial city development in Hong Kong. After
the re-version of sovereignty in 1997, and the emphasis of 'One Country, Two
Systems', there is an opportunity to re-structure the current planning mechanism to
meet the new planning momentum as stated in the previous Chapters. This section will
cover the analysis of the core inter-linked issues of urban planning policy and physical
urban design of the topic.
4.1.1
STRATEGIC PLANNING LEVEL
The Hong Kong 2030 Planning Vision and Strategy is the latest comprehensive
planning review and evaluation of the planning studies and policies, and sets the key
planning directives for future development.
This covers the major Territorial
Development Strategy (TDS), Territorial Development Strategy Review (TDSR),

Consultancy Studies of Scenarios on Long Term Development of Hong Kong, and
Studies on Sustainable Development for Hong Kong in the 21 st Century (Tables 4&5).
R&Gaxn&ia ofthe City Hub in Central:

InternmgfeofQMaiidNew Urban Developments for Year 2030
TABLE 5
HONG KONG 2030 STUDY REVIEW
Chapter Four
i0
1. Consultancy Study on Scenarios on Long Term Development of Hong Kong (2000)

2. Study on Sustainable Developmentfor Hong Kong in the 21st Century (2000)
3. Territorial Development Strategy (1984)
4. Territorial Development Strategy Review (1998)
5. Study on Development Trends in Guangdong Province (1993)
6. Third Comprehensive Transport Study (1999)
1. Second Railway Development Study (2000)
8. Planning and Development Study on North East New Territories (on-going)
9. Planning and Development Study on North West New Territories (on-going)
10. South West New Territories Development Strategy Review (on-going)
11. South East New Territories Development Strategy Review (on-going)
12. Metroplan (1991)
13. Stage 1 Study on Review of Metroplan (1998)
14. Stage n Study on Review of Metroplan and the Related Kowloon Density Study Review
15. Comprehensive Assessment of Redevelopment Potential in the Metro Areas of Hong Kong
Island, Kowloon, New Kowloon and Tsuen Wan-Kwai Tsing (1997)
16. Planning and Development Study on Hong Kong Island South and Lamma Island (on-going)
17. Northshore Lantau Development Feasibility Study (on-going)
18. Feasibility Study for the South East Kowloon Development (1999)
19. Survey to Ascertain Parameters used for Forecasting Employment Distribution (1998)
20. Second Survey to Ascertain Parameters used for Forecasting Employment Distribution
21. Study on Urban Renewal Strategy (2000)
22. Study on Tonggu Waterway (1999)
23. Third Port Development Strategy Review (1998)
24. Study on Port Facilities Development Strategy (on-going)
25. Port Back-up Facilities and Land Requirements (2000)
26. Feasibility Study for Tseung Kwan O Port Development at Area 131 (on-going)
27. Feasibility Study for Additional Cross-Border Links (2000)
28. Study on Cross-Border Travel (1997)
29. Cross-boundary Travel Survey (2000)
30. Visitors and Tourism Study for Hong Kong (1996)
31. Study on Hotel Supply and Demand in Hong Kong (2000)
32. Strategic Overview of Major Airport Developments (on-going)
33. Study on the Provision of Industrial Premises and the Development of Planning Guidelines
and Design Parameters for New Industrial Areas and Business Park (1996)
34. Industrial Land Development Strategy (1996)
35. Study on the Propensity for Office Decentralisation and the Formulation of an Office Land
Development Strategy (1998)
36. Hong Kong Business Park Study (2000)
37. Strategic Sewage Disposal Strategy Environmental Impact Assessment Study (2000)
38. Deep Bay Water Quality: Regional Control Strategy Study (1998)
39. Study on Update on Cumulative Water Quality and Hydrological Effects of Coastal
Developments and Upgrading of Assessment Tool (2000)
40. Feasibility Study of Waste-to-Energy Incineration Facilities (on-going)
41. Sludge Treatment and Disposal Strategy Study (2000)
42. Study on Pollutants in the Atmosphere and their Transport over Hong Kong (2000)
43. Study of Air Quality in the Pearl River Delta Region (on-going)
44. Urban Design Guidelines for Hong Kong (on-going)
45. Planning Study on the Harbour and its Waterfront Areas (on-going)
* Study reviews related to the Re-generation of Central are highlighted above
According to HKSAR Planning Department Hong Kong 2030 Vision and Strategy formal website.
/^-Generation ofthe Cirj Hub in Central:

IntermmdeofOtlandNw Urban Developments for Year 2030
TABLE 6
Chapter Four
HONG KONG 2030 WORKING PAPERS Z l
1. Hong Kong 's Third Economic Transformation and the Development of Innovation
and Technology
2. Tourism Planning
3. Planning Frameworks of Guangzhou, Shenzhen, Zhuhai and Macau
4. Baseline Review of Port Facilities and Future Requirements
5. Population and Employment Assumptions for the Base Scenario
6. Requirements for Major Strategic Facilities
7. Mega Trends Impacting Hong Kong
8. Hong Kong Residents Living in the Mainland
9. Built Heritage Preservation
10 Ecological Footprint
11. Quality of Life
12. Aging Population and Planning for the Elderly
13. Urban Renewal and Rehabilitation
14. Studies on Home Office Activities in Hong Kong Review of U.S. and Singapore
Experience in Mix-use Developments and its Applicability to Hong Kong
15. Review of U.S. and Singapore Experience in Mix-use Developments and its
Applicability to Hong Kong
16. Review of International Experience: Selected Leading Cities - Part II
17 Major Development Constraints and Opportunities
18 Development Interface Between Hong Kong and Mainland
19 High-technology Development in the Pearl River Delta
20. Culture and Arts Development
21 Regional and Hong Kong's Transport Network Planning Framework
*
Study reviews related to the Re-generation of Central are highlighted above
This strategic document is currently under preparation and consultation review, with
four stages of study, namely Stage 1 Agenda Setting, Baseline Review and
Identification of Key Issues, Stage 2 Examination of Key Issues, Stage 3 Formulation
and Evaluation of Scenario and Options, and Stage 4 Formulation of Development
Strategies and Response Plans. Public Consultations are arranged at the end of each
stage to gain citizens' opinion. Study reviews and working papers related to the regeneration of Central are highlighted in the captioned tables, and the relevant subjects
reflect the complexity of Central as a subject of planning study. The whole planning
review process is to be completed by mid-July 2002.
/JEGenerationoftheCity Hub in Central:

Interning of OM and New I rbanDevetommtsfc>rVtar 2(130
Charter Four
In this comprehensive review, the focus is on the overall territory-wide policy plan
from a macro-perspective. Among the key planning issues, the followings are interrelated to the urban development in Central (see Table 6).
TABLE 7
HONG KONG 2030 PLANNING ISSUES 28
Overall Land Supply
Population Forecasts
Housing
Office
Urban Renewal
Transport
Last round of TDSR

Sub-regional studies and Development Strategy
Reviews including Metroplan
Hong Kong Population Projects 2000-2029
prepared by Census and Statistics Department in
2000
Housing Demand Assessment and the Associated
Studies
Study on the Propensity for Office
Decentralisation and the Formulation of an Office
Land Development Strategy (OLDS)
Study on Urban Renewal Strategy
Stage II Study on Review of Metroplan and the
related Kowloon Density Study
Third Comprehensive Transport Study CTS-3
Tourism
Visitors and Tourism Study for Hong Kong
Conservation
Broad Conservation Strategy under TDSR
Recreation
Cultural Facilities
Environment
Leisure Habits and Recreation Preferences and

Review of Hong Kong Planning Standards and
Guidelines
Cultural Facilities - A Study on their Requirement
and the Formulation of New Planning Standards
and Guidelines
Environmental Baseline Conditions and Strategic
Environmental Assessment under TDSR
This broad planning approach has established the fundamental development framework
for the entire territory of Hong Kong, but without any possible breakdown for districtbased data.
Moreover, most of the captioned information is under preparation,
therefore, the projection of land demand, population growth, commercial and office
28
RECeneratton of the City Hub in Central:

Intenrinste of OM and >^v Urban Deve^mentsfor Year 2030
Charter Four
demand, and other planning figures for Central at Year 2030 are not available for
academic research. Nevertheless, this study is not meant to be another government
planning study in the same methodology as the current planning practice, but rather
oriented towards the urban design input at local district level. Therefore, there will be
more emphasis on the planning issues related to the physical urban space, with further
recommendations via a Master Development Plan at Chapter 6.
As can be seen from the captioned table summary, the Strategic Planning Level should
also consider the influence of world movement issues argued since Chapter 2. The
world movement momentum and consequent influences could be important factors to
differentiate the hierarchy and significance of the whole set of planning issues. Its
impact should not be limited to the IT domain, as it is inter-linked with the value of
locality, in particular to socio-cultural, economic and political aspects. Therefore, the
Strategic Planning Level should also highlight this consequential importance such that
the planning system in Hong Kong could tie-in with the global planning network.
Moreover, even though there is a lack of a National Planning Level under the current
'One Country, Two Systems' mechanism, the Strategic Planning Level should also
make reference to the National Planning Level of PRC whenever appropriate, so as to
match national changes.
In fact, the Strategic Planning Level of Hong Kong should also take consideration of
national issues between HKSAR and PRC. Hong Kong has a comparatively higher
rating than China in the Sovereign Credit Rating (SCR) due to the global recognition of
Basic Law. The prescribed framework of 'One Country, Two Systems' formulated in
June2002
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Chapter Four
the Sino-British agreement became the hybrid political structure of Hong Kong. This
quasi-constitution provides HKSAR government with a high degree of autonomy in
administrative, fiscal, economic and social policies, under the domain of Chinese
territory. Hong Kong could enjoy high degree of transparency supported by freedom of
speech, and become the showcase for China's experiment with a capitalist market
economy.
However, the policy-makers of HKSAR government are challenged by the
lack of electoral legitimacy, while at the same time, there is a growing demand for
political and administrative accountability in the territory29.
As a result, the HKSAR government should enact adequate political reform to reflect
the public demand for better governance in Hong Kong. The recent new politically
appointed Policy Secretaries System (PSS) is one of the civil service reforms of the
HKSAR government. Even though there should be a more direct response to the issue
of freedom of speech and public participation in the policy-making process of Hong
Kong, it has been building up the international confidence of foreign investments in
Hong Kong as either the regional investment centre, or the most accountable
investment gateway to China.
The accession of China into World Trade Organisation (WTO) is considered as a

mixed-blessing for Hong Kong. On one hand, this should lead to an even faster growth
and products in Hong Kong included Gross Domestic Product (GDP), investment flows
and exports should benefit the trade balance, service and financial sectors. On the other
hand, the role of middleman should be diminished. Moreover, the accelerating pace of
29
According to Standard & Poor's 'Sovereign Credit Rating Report' on HKSAR Government dated 13
May 2002 and on People's Republic of China Government dated 22 Oct 2001.
June 2002
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Chapter Four
liberalization in China demands the revitalization of existing cartels in Hong Kong30.

Therefore, Hong Kong should defend its political independence and autonomy under
the Basic Law in order to secure global confidence.
4.1.2
SUB-REGIONAL PLANNING LEVEL
At Sub-regional Planning Level, Metroplan is the major long-term plan to guide the
urban development in the Metro Area. The objectives of Metroplan are more geared
towards the search for development opportunities and improvements on a 'subregional', or indeed a 'macro-district' urban area. The major objectives of Metroplan
are outlined in Table 7:
TABLE 8
Metro Plan Major Objectives31
1. To enhance the role of the Metro Area as an international finance and

business centre
2. To capitalise on the outstanding heritage, leisure, recreation and economic
potential of the Harbour
3. To identify areas requiring regeneration or redevelopment to facilitate the
urban renewal process
4. To conserve major landscape features and enhance the urban form for
creation of a high quality townscape
5. To optimise new housing opportunities to satisfy a diversity of housing
demands
6. To achieve a more even distribution of job opportunities to reduce crossharbour traffic demands
7. To create a high quality urban environment
8. To ensure future development does not exceed transport and other
infrastructure capacities
In the past, most new city developments have been executed on reclaimed areas, or to
replace redundant fabric. However, after this period of city growing, the focus has
0
According to Standard & Poor's 'Sovereign Credit Rating Report' on HKSAR Government dated 13
May 2002 and on People's Republic of China Government dated 22 Oct 2001.
According to HKSAR Planning Department Metroplan formal website.
June2002
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/^-Generationof theCh) Hub in Central:

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Chanter Four
been redirected towards renewing the existing built areas (see Figure 13). The regeneration of Central is undoubtedly one of the target areas. With the dominance of
office accommodation in Central, Metroplan suggests that the decentralisation of
business and office nodes to locations with attractive settings and close to hi-tech
institutions with high quality housing, would become a trend in the Metro Area (see
Figure 14). This could imply re-allocation of the majority of office development to
other potential districts, such that the Central Business District (CBD) could continue
to provide a high quality city hub environment and ambience.
Moreover the
decentralization process reflects that there is a growing demand for the complementary
provision of hi-tech resources and quality housing near the office area. This coincides
with Castells's vision that information technology development would stimulate the
demand for IT input in everyday life, which is obviously more critical in the business
world; on the other hand, the call for quality housing at the CBD is a new trend of CBD
design, and this specific demand is reflected in Beijing CBD design, in which office
buildings will account for half the total space, apartments for one quarter, and the
remainder will be used for shopping, service, culture and entertainment32.
This
combination of functions aims at enlivening the CBD so that a wide variety of city life
could be achieved throughout days and nights of the year, as a multi-facet city hub of
the city.
According to Beijing Central Business District Planning Press Release official website.
/iEGenerationoftheCity Hub in Central:

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F I G U R E 12
June2002
Chapter Four
METROPLAN DEVELOPMENT STRATEGY
Page 70
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Chapter Four
In a recent review of Metroplan, the focus on economic opportunity is accompanied by

the proposal to develop main retail centres and corridors, tourism and recreational
attractions (see Figures 15 & 16). These call for the cultivation of concentrated
shopping and visitor spots clustered with a wide variety of experiences in easily
accessible locations, improvement of environment for visitors and local people in terms
of land use, buildings and spaces, and enhancement of existing facilities.
This
emphasises the importance of inter-district linkage in the overall economic and tourism
strategies. Central plays a key role in the captioned economic and tourism corridors, as
it is regarded as one of the most favoured tourist districts concentrated as it is with a
great variety of interests and shopping venues. Therefore, on this sub-regional planning
level, the concerning future development is the inter-connection with other districts
through these specified corridors, for the benefit of the overall economic planning of
Hong Kong.
The Metroplan study also proposes the major urban development and improvement
action items (see Table 8):
TABLE 9
33
METROPLAN ACTION ITEMS
33
Overall Land Supply
Rationalise extent of new reclamation
Population Forecasts
Housing
Control density to ensure a population level within

infrastructure and environmental capacities
Nil
Office
Nil
Urban Renewal
Older districts suffer from substandard buildings, poor

street layout, pedestrian/traffic conflicts, and mix of
incompatible land uses
According to HKSAR Planning Department Metroplan formal website.
June2002
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Transport
Tourism
Conservation
Recreation
Cultural Facilities
Environment
Chapter Four
Adjust land uses and road arrangements to reduce

traffic and land use interface problems
Efficient and environmentally acceptable movement
patterns can only be achieved by limiting vehicular
traffic growth and increasing use of rail and pedestrian
transport modes
Maximise convenience of railways by increasing
network connectivity, providing attractive pedestrian
linkages to stations, limiting parking provision at
employment centres served by public transport
Improve efficiency of public transport by better
coordination of different modes
Enhance the tourism potential of existing attractions
Introduce new clusters of tourism attractions/ recreation
facilities at key locations, especially on the waterfront
Enhance the quality of life of people in Hong Kong and
to maintain Hong Kong as a key tourism destination,
attractions and facilities in Metro Area to be expanded
Maximise attractiveness of pedestrian movement by
creating traffic-free pedestrian areas, separating
pedestrians and vehicles, providing well-designed
pedestrian routes
Promote heritage preservation and rehabilitation to
create attractions
Improve open space and pedestrian linkages
Metro Area offers big city attractions in a striking
setting, with the Harbour constituting a major resource
and integrating feature
Improve accessibility to and along the Harbour
waterfront and linkages between attractions
Provide civic facilities and amenities
Nil
Main environmental concerns in Metro Area are
deteriorating air quality and excessive noise due to
increasing vehicular traffic
Mitigate noise impact at source by building
underground roads or providing other protection
From the captioned comparison of Table 6 and Table 8, it is clear that Metroplan gives
insufficient emphasis to Office, Housing, Conservation and Cultural aspects, which are
indeed essential to the CBD planning, as demonstrated in the latest Beijing CBD
development.
Therefore, the emphasis of a balanced CBD development should be
further stressed in both the Sub-regional Planning and Local Planning Levels.
June 2002
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F I G U R E 14
June2002
Chapter Four
COMMERCIAL AND BUSINESS CORRIRDOR
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4.1.3
Chapter Four
LOCAL PLANNING LEVEL
At the Local Planning Level, there are three types of statutory controls, namely Outline
Zoning Plan (OZP), Development Permission Area Plan (DPAP) and Urban Renewal
Action Area (URAA). OZP offers the general level of statutory regulation in the Metro
Area; DPAP controls the rural development area, while URADS covers the renewal
action areas determined by Urban Renewal Authority (URA). Since URA confirms
that there is no specified urban renewal area at Central, the research study will focus on
Outline Zoning Plan.
The aim of an OZP is to indicate the proposed land-uses and major road systems of
individual planning scheme areas, such as Commercial, Residential, Government,
Institution or Community (GIC), Comprehensive Development Area, Conservation
Areas, Open Space, Green Belt, etc. In order to elaborate the explanation, a set of notes
listing all the always-permitted development categories is shown in Column 1, and for
those needing further Planning Application in Column 2. Explanatory Statement, not a
part of OZP, is attached to clarify the planning intentions and objectives of the various
land-use zones. The current OZP for Central is mainly divided into two parts, one for
the existing Central, and the other one for new Central Extension. For the existing
Central portion, the OZP has the same site profile as the existing city fabric, while the
Notes spell out the key planning directives in a similar land use zoning as the existing
city. For the Central Extension portion, the government takes a bold planning approach
and announced the new OZP in early February 2002. The extent of reclamation is
much reduced after the serious complaints of five professional institutes, namely The
Hong Kong Institute of Architects (HKIA), The Hong Kong Institute of Engineers
June2002
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Chapter Four
(HKIE), The Hong Kong Institute of Landscape Architect (HKILA), The Hong Kong
Institute of Surveyors (HKIS) and The Hong Kong Institute of Planners (HKIP) in 2001.
The new OZP is prepared in a previous planning study, namely Central and Wanchai
Reclamation Development Study (CWRDS). The key land use zoning proposal, and the
appraisal of the planning logic are as follows:
a)
Ground-scraper from the existing Star Ferry carpark towards Victoria Harbour
In this Comprehensive Development Area (CDA) site a low-rise commercial podium is

proposed to extend the commercial activity from inner Central towards seaside. The
podium roof is to be transformed into a landscaped spine as the main pedestrian
circulation to the seafront promenade;
In this planning proposal, the main aim is to provide a visual corridor from the Hong
Kong Bank towards Victoria Harbour.
This low-rise structure with an open-air
landscape deck could serve as a rooftop garden linkage the old Central with the new
seafront. It forms the edge of the commercial and financial premises at the waterfront
promenade. Most importantly, this site is at a location where the different land uses
meet. These include the ferry terminals to outlying islands, Hong Kong Station, City
Hall, the waterfront promenade and its related commercial business. Therefore, this
urban spine should be carefully integrated with the surrounding context to enhance the
fluidity of public circulations at all levels of connection.
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b)
Chapter Four
Central-Wanchai By-pass through Central towards Western District
This vehicular artery is one of the most important thoroughfares on the northern coast
of Hong Kong Island. It aims to enhance traffic efficiency towards the western end of
Hong Kong where new development, such as the Cyber Port development, and other
new projects are located.
When considering the surrounding traffic networks, it is obviously that this traffic bypass has to take the proposed road alignment indicated in the OZP. In terms of traffic
circulation, this could reduce the traffic loading at Connaught Road Central and Des
Voeux Road Central. In terms of urban design, its submerged roadwork takes an
appropriate engineering approach to avoid fragmenting the waterfront promenade from
the main part of reclaimed land. However, the location of ventilation ducts should be
cautiously planned to minimize air pollution to the promenade.
c)
HKSAR Central Government Complex
The waterfront site in-between the People's Liberation Army Hong Kong Garrison
Headquarters and the Citic Tower are reserved for the future HKSAR Central
Government Complex and a Civic Square. The public expresses different views on the
allocation of this site. Some support the idea of creating a landmark project for the
identity of HKSAR government at the heart of the city, and others are concern with the
land value issue and argue that it would be wiser to sell it to the private sector.
The majority of space allocated in the Central Extension is government-related GIC

facilities, open space, transportation roadwork and an underground railway station.
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Therefore, this new area of reclamation could not be regarded as an extension of the
CBD as it contains no financial and business activity. In fact, it is predominantly a GIC
zone, in which the new HKSAR Central Government Complex and Civic Plaza form
the focus.
However, as proposed, the new headquarters is no more than another
government office complex similar to that in Wanchai. Due to the lack of communal
and commercial activities, as well as difficult access, the open space at the Wanchai
Government Complex is under used. Learning from this, the Central Government
Complex should be designed to overcome these shortcomings and to encourage the
pedestrian flow towards the Civic Centre and waterfront promenade.
The proposed Civic Square is indicated as a large piece of open space without any
particular spatial quality.
Therefore, in order to enhance the accessibility and
permeability of the square, it should be designed so that the Civic Square relates
directly to the waterfront promenade. In this way, the citizen would be encouraged to
gather and express their view towards the government, and even the governance of the
National Government, acting like another piece of Victoria Park located on the seafront.
d)
Waterfront Promenade and Related Commercial and Leisure Land Use
'Returning the waterfront to the public' is a major planning objective of government

policy34. Throughout the territory, new waterfront promenades are proposed or are
being built at different locations of the city, such examples are Tsim Sha Tsui and Tsim
Sha Tsui East, Ma On Shan, Siu Sai Wan, Tuen Mum and so on. Since this promenade
34
According to HKSAR Planning Department's planning objectives.
June2002
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Chapter Four
in Central is at the heart of the city, the contents of promenade design should be
different from those serving the other localities.
This waterfront promenade should be similar to that at Tsim Sha Tsui serving as a
focus festivities place for both foreign tourists and the local community. However, the
OZP planning proposal indicates that the strip from Central to Wanchai is mostly for
GIC usage, accommodating the People's Liberation Army Hong Kong Garrison
Headquarters, Central Government Complex, Civic Square, open space, sewage plant
and undesignated GIC sites. Apart from a limited piece of commercial and leisure land
in front of City Hall and Army Headquarters for waterfront-related business, the openair promenade has no other type of non-GIC activities. This implies that the provision
of new commercial and office space is restricted to a minimum in this area. The
attractiveness of the promenade becomes a focus for the cultural, leisure and
recreational activities only. The commercial value to justify this extent of reclamation
is doubted, as is the popularity of this promenade.
Therefore, there should be
encouragement to provide more commercial and entertainment related facilities, both

above and below underground, to increase the activity on the promenade. Moreover,
this seafront strip of land, being the main link between the CBD and Hong Kong
Station in Central and the exhibition and conference venues in Wanchai, could be a
potential development of trading-related and tourist-orientated business to catch this
flow of commercial movement along the promenade.
June 2002
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e)
Chanter Four
Marine Basin & Military Berth
Apart from the land development, there is a proposal to provide a Marine Basin
adjacent to the Hong Kong Convention and Exhibition Centre Phase II project, in order
to provide some water-related activity at the promenade. However, the public resists
the re-introduction of a military berth in the middle of the promenade. It is argued that
military forces should not be re-introduced to the centre of Victoria Harbour after the
handover of Hong Kong to China, as Hong Kong is not governed by a military state
sovereign. Moreover, as Hong Kong covers such a small area, it would not make a
great difference to set the military accommodation on the periphery of the city, rather
than in the central hub of Victoria Harbour.
4.2
CURRENT PLANNING FRAMEWORK
The section that follows will give a concise review of the current urban planning
mechanism, which involves the major governmental departments as follows:
4.2.1
PLANNING DEPARTMENT
a)
Statutory OZP Zoning
The OZP provides a general statutory framework of land use zoning. Occasionally it
specifies requirements such as low-rise or medium-rise building height controls, in
order to regulate development potential and site boundaries.
This shows that the
current OZP planning system is evolving to include some urban design parameters in a
relatively subtle manner. This is mainly due to the fact that the fundamental and
original nature of OZP is a broad land-use zoning approach to city planning. With the
increasing complexity of urban development, the government intents to exercise greater
K-Gemration of theCh> Hub in Central:

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control over the urban design matters. As the current planning mechanism has no
statutory urban design element, the government has to count on professional planning
studies, such that prepared for the Central-Wanchai Reclamation Area, to offer
planning inspiration for inclusion into the OZP. The government has not set up a
mechanism to handle this important urban design issue, it has only partially expanded
the original land-use zoning of the OZP to cope with this matter in an ambiguous
manner. Therefore, the current planning approach lacks a holistic device to achieve a
modern urbanism of quality in Hong Kong.
In fact, the Planning Department has been producing a set of non-statutory interdepartmental plans, namely the Layout Plan with an urban design approach at a lower
hierarchy than the OZP. This aims to facilitate inter-departmental coordination among
Transport Department, Highways Department, Environmental Protection Department,
Lands Department, and other related authorities for the new city developments at
reclamation areas and in satellite towns. These planning findings can be incorporated
by the Lands Department into the Lease conditions. However, the Layout Plan is nonstatutory and it is not available for the whole urban Metro Area. The main reason is
that the government finds it difficult to re-define the potential of a developed district
within an overall urban design concept, preferring to continue the present situation
under the influence of the market instead of statutory force. However, until areas are
aged and seriously dilapidated, without any possible interest being shown by private
sectors, the URA is powerless to introduce statutory enforcement. In conclusion, the
existing Metro Area generally lacks a statutory comprehensive urban design plan to
REGenendion of the City Hub in Central:

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regulate future city development.
Chapter Four
In other words, the OZP cannot function as a
statutory plan offering overall urban design parameters in the Metro Area.
b)
Urban Design Guidelines for Hong Kong
The HKSAR Government, aware of the importance of urban design as a tool to regulate
the city development launched the preparation of Urban Design Guidelines for Hong
Kong in 2001, in order to lay down the urban design criteria to be implemented on a
planning level. The proposed guidelines are currently under public consultation and
have not yet been officially published. Nevertheless, the guidelines are drafted on a
macro-planning scale without any detail urban design implication on a district planning
level. For example, the concern for the ridgeline has been covered under Metro Plan in
the past, and this draft Urban Design Guideline is only concerned with setting
observation or assessment points in order to make planning judgements. Therefore, the
level of urban design consideration as stated in the design guideline is beyond the local
district level.
Another concern is that the Urban Design Guidelines, such as the
segregation of vehicle and pedestrian circulation, are drafted only as a code of good
planning practice, and of most of them are over-general. Most planning students and
practitioners consider that the guidelines should have greater influence at a district
planning level to address the unique character of each district.
c)
Planning Application and Re-Zoning Request
As explained in the previous section, the OZP has two columns listed in the Notes. If
the proposed development matches any one of the 'always permitted' land-use
categories in Column 1, Planning Application is not required.
June2002
For those listed in
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Column 2, Planning Application, a Master Layout Plan or Master Landscape Plan is

usually required to demonstrate the compatibility of the proposed development with the
surrounding context. For those not listed either in Column 1 or 2, Re-Zoning Request
is required for further detail consideration with adequate justification and substantiation
from the applicant. The Town Planning Board (TPB) considers the application on a
case-by-case scenario. This produces a Hybrid Planning System (HPS) in Hong Kong,
which is different from the Regulatory Planning System (RPS) or Discrete Planning
System (DPS) in foreign countries. Currently, Hong Kong adopts OZP as part of the
Regulatory Planning System.
Beyond this and separate from it, with little open
discussion about their decision making process, is the Discrete Planning System
operated by the Town Planning Board.
This Hybrid Planning System could be
regarded as offering greater freedom for the private sector when submitting proposals
for consideration of the government; on the other hand, it lacks a proactive
responsibility from the government in implementing urban design development on a
district planning level.
In summary, there is a lack of any overall urban design
planning in this Metropolitan City, for both existing and new development.
The
relationship between regulatory and discrete planning should be revised to give a more
consolidated city-planning directive.
4.2.2
LANDS DEPARTMENT
a)
The Lease Conditions
As stated in the previous section, the current planning mechanism relies upon the Lands
Department converting the OZP or Layout Plan details into Lease and special
development conditions. Both existing building lot re-developments and new town
/{^Generation oftbe City Hub in Central:

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Chapter Four
developments have to comply with the specific development control through

contractual rather than statutory control.
The dilemma is that it is up to the Lands Department to determine the extent of

planning detail to be written into the Lease.
The Lands Department bases their
assessment on land value, in determining the appropriateness of development

conditions. Therefore, it is argued that this transfer of authority takes responsibility for
urban design coordination away from the government.
Firstly, there has been no
consideration of urban design quality in the land-use zoning of the OZP. Secondly,
once the Lease is written it becomes inflexible, if not impossible, to make further
design amendments whenever necessary. Thirdly, there is no statutory authority to
control the implementation of urban design throughout the territory. Fourthly, the
government has no administrative mechanism to address this civic demand for quality
public space.
Consequently, some private developers present pioneer schemes to
upgrade pedestrian pavement at their own cost, and seek the government's support to
take over routine maintenance35. These schemes include the provision of tree planting
and street furniture.
Such negotiation allows the private developer to upgrade the
pavement finishes to match their building design, and set up street signage for
advertisement. The need for this kind of cooperation reflected the demand of a higher
quality of urban space in the Metro Area. However, with the lack of urban design
framework in the current planning mechanism, there are no design criteria for assessing
the issue. Moreover, this raises the question of whether upholding urban quality at
public area should be the responsibility of the government or the private sector. The
Refer to Central and Western District Board Regular Meeting No. 15.
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central question is whether the government should take the lead in upgrading urban
space, in order to realise their vision of Hong Kong as a world-class city.
b)
The Lease Mechanism
Another concern about the Lease mechanism is that it is a building-lot-based contract

between government and landowner. Should the building owners fail to fulfil their
obligation prescribed in the Lease, this failure is not regarded as non-compliance to the
statutory regulation. As a result, it is regarded only as a contractual dispute between
the government and the landowner.
In the past, there have been cases where the
landowners delay or even refuse to complete the designated public works as specified
in the Lease conditions. In these cases, the government exercises its statutory authority
to hold-up the issuance of Buildings Department's Occupation Permit and the Lands
Department's Certificate of Compliance, specifying the time limit that the landowners
have to comply all the Lease conditions. However, it is not uncommon that these
disputes are settled after the landowners have paid the punishment fine to the
government still not complying with the specified public works spelled out in the Lease.
This is an example of 'commercial compromise' at the expense of the public interest.
From this captioned analysis, it can be seen that the current mechanism is led by the
Planning Department, and executed through a Lease determined by the Lands
Department. For planning issues beyond the scope of the current OZP mechanism,
authority is transferred from the Planning Department's planning coordination level to
the Lands Department's Lease determination level. The Lands Department is the sole
authority determining the level of planning input to the Lease. Concern for market
A&Generationofthe City Hub in Central:

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Chapter Four
value informs every decision in the process. This market value-led approach cannot
math the demands of the public works. As a result, the Lands Department without the
presence of Town Planning Board will arrange a District Land Conference to settle the
conflicting public work demands of relevant government departments. Consequently,
the compromised output of different departments brought together in the revised Lease
conditions may not fully comply with the intension of the Planning Department.
Within this scenario, there will be a tendency for any civic values and, in particular, any
inte3rest in urban design to be ignored. In conclusion, there should be a new planning
mechanism to manage the urban design development in Hong Kong to mitigate any
overlapping or lack of authority in this aspect.
4.2.3
TOWN PLANNING BOARD
The Town Planning Board (TPB) is established through the Town Planning Ordinance
(TPO) under the Plan, Lands and Works Bureau (PLWB) and independent from the
Planning Department.
Their main task is as a planning adviser to determine the
acceptance of Planning Application and Re-zoning Request of OZP submitted from the
private sectors through the Planning Department. Apart from that, it also reviews
Master Layout Plan (MLP) submissions under the OZP Comprehensive Development
Area (CDA) development requirement, or TPO Section 16 Re-zoning submission. In
the past, the Lands Department also requested another set of MLP submissions under
the Lease, but with slightly different submission criteria.
In recent years, the
government has streamlined this complicated administrative process by having the

Town Planning Board MLP submission as the reference base for both authorities to
refer to, so that the private sector now has no need to submit two sets of similar MLPs.
JtBGeneraOoo ofthe City Hub in Central:

Chapter Four
This planning approach adopts the mechanism that the private sector prepares the
planning proposals for the approval of the TPB. This procedure only covers the
prescribed system described above. Therefore, there should be an active initiation from
the government to take care of other urban areas not covered under the captioned
system in order to uphold the quality of urban space.
One of the most direct means is to extend the scope of the existing Master Layout Plan
system to cover all areas, but there is debate as to whether it should be the private
sector or the government authority preparing the plans. It is argued that the private
sector could bring in more innovative ideas to response to market forces. On the other
hand, the civic value and public interest should not be judged or even compromised by
market value. Therefore, the government should determine and enact urban design and
planning policies that are so important to societal values and public interest. As a result,
the government should set up criteria and guidelines to define the fundamental
underlying urban design development principles for the sake of better urban quality.
This could also help to increase the accountability and transparency of the government.
The Town Planning Board has also participated in various kinds of planning study
reviews, including commenting upon urban renewal MLPs. These were organised by
the past Land Development Corporation (LDC) and are now under the control of the
current Urban Renewal Authority (URA). Undoubtedly, it is extremely important that
the TPB has urban planning and design professional and technical support, in order to
make their judgement with the most appropriate choices in this case-by-case
assessment mechanism. The TPB should continue to serve as an independent authority
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to comment the planning proposals and application. In addition, there should be a new
cross-departmental organisation, such that the management of urban design
development would be centralized under one roof, to enhance inter-departmental
coordination and speed up the process of urban design for all areas of Hong Kong.
4.2.4 URBAN RENEWAL AUTHORITY

The Urban Renewal Authority (URA) was established in May 2001 to implement an
urban renewal programme consisting of 200 new projects and 25 uncompleted projects
of the Land Development Corporation (LDC) in the next 20 years. It is responsible for
the urban renewal projects at nine Urban Renewal Action Areas at Kwun Tong, Ma
Tau Kok, Sai Ying Pun, Sham Shui Po, Tai Kok Tsui, Tsuen Wan, Wan Chai, Yau Ma
Tei and Yau Tong. The aims of URA are summarized as follows:
TABLE 10 AIMS OF URBAN RENEWAL AUTHORITY 36
1 To regenerate the run-down parts of Hong Kong through a combination of
redevelopment, re vital ization and rehabilitation, resulting in the improvement of the
city's physical appearance, preservation of district features and enhancing the
quality of living environment.
2 To assemble large piece of land for comprehensive planning with a view to
improving a district's overall environment, bringing benefits to the local community
with the provision of much-needed community facilities and open spaces.
3 To adopt a people-oriented approach to ensure that the affected owners and tenants
are handled with sympathy, understanding and in a fair and equitable manner.
Special care will be given to the elderly and the disabled.
4 To preserve Hong Kong's culture and heritage, district features and buildings with
historical value while redeveloping old districts.
5 To pursue excellence in project planning, building design and construction, with
particular emphasis on environmental friendliness, maintenance efficiency and
durability.
6 To minimise dependence on public purse and to achieve a balance between costs
and revenues in the long-term with sound management of financial resources.
36
Refer to Urban Renewal Authority official website.
June2002
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During the renewal process, issues concerning redevelopment, rehabilitation,

resumption of land, compensation, land reform and heritage preservation will be
executed under one roof.
Moreover, the URA has implemented Social Impact
Assessment (SOIA) and Public Consultation on re-development schemes. The set up of

an Urban Renewal Social Service Team is to enhance its socially oriented policy.
The URA has specified Special Design Areas (SDA) at re-development locations with
special heritage interest; such areas contain significant architecture or historical relics.
The purpose is to ensure that the local colour of the community and the historical
characteristics of each place are retained. In cases where heritage buildings are not
Declared Monuments, the URA can liaise with relevant government departments to
offer the transfer of plot ratio from the heritage building sites to an associated URA redevelopment site to protect architectural heritage from land value consideration. This
process has to acquire the support of the Finance Committee of the Legislative Council,
Buildings Department, Lands Department, Town Planning Board and Antiquities and
Monuments Office.
Even though the URA has established the platform for the consideration of heritage
protection during the re-development process, their scope of duty is only limited to
those dilapidated urban areas where the old building sites are of no interest to the
private sectors. As a result, the question arises: at what stage should the government
intervene to protect and improve the quality of urban space?
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4.2.5
Charter Four
ANTIQUITIES A N D MONUMENTS OFFICE
The Antiquities and Monuments Office (AMO) is the core statutory authority
responsible for all historical heritages throughout Hong Kong.
Their brief is to
conserve places of historic interest, searching for, identifying and recording a wide
range of heritage items37. In urban areas, the AMO has prepared a comprehensive
internal list identifying all the important heritage buildings in Hong Kong. However,
unlike URA, which has its own compensation system for land resumption, this list
remains an internal document. The AMO has to face the dilemma of declaring
historical buildings as Listed Buildings and Declared Monuments.
If the list is
published, the declaration will draw public attention to the support for preserving the
building with significant local character; however, there is a danger that landowners
may worry that it will affect their future redevelopment plan, and may demolish
immediately.
As a result, the AMO has set up an internal communications network within Lands
Department, Buildings Department, Planning Department and Town Planning Board.
Whenever there is a redevelopment proposal at locations specified in the captioned
AMO internal building list, the relevant departments will notify the AMO for further
advice.
This shows that the current planning mechanism is unable to protect the
undeclared historic buildings at all, even though the AMO may have identified the
example several years before. Moreover, there are examples of local interest worth
keeping that are not presently identified on the AMO list as a Declared Monument, the
granite steps at Pottinger Street are one such example. Surely, there should be a layer
37
Refer to Antiquities and Monuments Office official website.
June2002
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within the district planning system, which ensures the protection of all these elements.
In conclusion, should there not be an intervention in the planning mechanism to
overcome this dilemma on a district-based planning level?
4.2.6 HONG KONG TOURISM BOARD

The Hong Kong Tourism Board (HKTB) operates under the Tourism Commission (TC)
to expedite the promotion of tourism industry in Hong Kong. In recent years, there are
different programmes to promote the 'City of Life'; a number of these are concerned
with exploring the city and its local heritage.
In June 2002, HKTB launched a
programme titled 'Meet the People'. Architectural Guided Tours arranged by the
architectural professionals introduce the local areas of interest to foreign visitors. The
author of this study is one of the participants determining the route of the visit trail.
This interactive participation aims at enhancing the standard of service given to tourists.
The HKTB positions themselves as promoters of urban tourism, without any

participation in urban design planning. Nevertheless, the concern of the HKTB is to
cultivate a higher demand for a well-planned urban design with tourism as one of the
significant planning parameters to be addressed.
In Macau, the Macau Cultural
Institute and Macau Government Tourist Office jointly support preservation,

transformation and rehabilitation of historical heritage.
Therefore, the Macanese
tourism has a formal link with the city planning and in consequence cultivates a rich
context of urban spatial quality and tourist interests.
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There should be immediate revision of the planning system to enhance the urban
tourism parameter in the urban design process. The current planning mechanism in
Hong Kong, should include urban tourism as one of four economic pillars set out in the
Chief Executive Policy Address 2002
4.2.7
LOCAL DISTRICT BOARD
The Central and Western District Board, and other District Boards over the territory,
have taken up the consultation role in the current planning mechanism.
It has no
statutory authority over the planning decision, but forms a link between the government
and the local stakeholders. The role of the District Board is to review and comment on
government proposals and to convey any collective public opinions.
However, urban planning proposals are usually interlinked with macro government
policies and strategies. These involve professional and technical issues beyond the
framework of the District Board. As a result, under the request of the District Boards,
the professional institutes recently assigned their delegated representatives to sit the
District Board meetings, to assist in the resolution of technical issues. This implies that
there is a need for greater knowledge, and in particular within urban design, within the
District Board. Moreover, due to their consultant status, the District Board is unable to
enforce the implementation of local district planning under their capacity. This calls
for an inter-governmental discussion to decide how better to satisfy the need for
stronger input to urban design development.
June2002
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City Hub in Central
CHAPTER FIVE
CASE STUDY
RE-Generation oftheCity Hub in Central:

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CHAPTER FIVE
5.1
Chapter Five
CASE STUDY
THE SHANGHAI EXPERIENCE
For 150 years, Shanghai has been China's leading financial, political and industrial
centre with a reputation for great intellectual leadership. Nowadays, it is regarded as
the most developed economic region in China with a high degree of urbanization. A
new Megalopolis has been generated with four urban hierarchies: Shanghai, Nanjing
and Hangzhou as the three super-large cities; Wuxi, Suzhou, Zhangzhou and Ningbo as
four large cities; together with 17 medium-size cities and 30 small cities1.
In 1982, The State Council set up the Shanghai Economic Zone covering 10 cities and
55 counties in the Yangtze River Delta (YRD) region.
In 1988, a comprehensive
review of urban planning was conducted in Shanghai to deal with the administrative
#E-definition, socio-cultural /tE-orientation, economic ftE-vitalization or National REconstruction, and to define physical constraints against population pressure. One of the
major developments in a planning re-structure was the devolution of decision-making
to the district level in order to stimulate greater participation from the local population2.
On 18 April 1990, Premier Li Peng of the People's Republic of China Government

officially sanctioned the Pudong New Area (PNA) development.
This 'Greater
Shanghai Plan' aims at revitalizing Shanghai into an advanced Shanghai Special

Economic Zone (SHSEZ) for the entire Yangzi River Delta (YRD) region, spanning
most of the Jiangsu, Zhejiang, Anhui and Jiangxi provinces, which comprise an area of
1
2
Chan, R (1998), pp. 51-52

Ibid, p. 49
/fGenerationofthe City Hub in Central:

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350 square kilometres between the east bank of the Huangpu River, Shanghai main
water arterial and the East China Sea3.
5.1.1
PUDONG NEW AREA DEVELOPMENT
The Huangpu River divides Shanghai into two geographically district regions known as
Pudong and Puxi. In the Ming Dynasty, the Pudong region specialized in agricultural
production of cotton and textile manufacturing.
In 1843, this role as an agricultural
catchment area was transformed into treaty port for entrepot trade. By 1854, Shanghai
Municipal Council was established to plan for a commercially viable urban
infrastructure, in particular for the improvement of communication, transportation and
other municipal hygienic facilities in the foreign settlement areas. Except for the small
strip of territory contiguous along the river developed for transportation purposes,
Pudong was basically beyond any foreign municipal control. After the establishment of
the Republic in 1912, this un-touched piece of land was upgraded with infrastructure
networks to match the standards in foreign settlement areas. A Chinese municipality
was established to unify the whole Shanghai as one administrative whole 4 .
In April of 1912, Sun Yatsen outlined his ideas for the 'Great Port of Pudong' as a key
'National Re-construction' project of China. The objective was to strengthen the nation
by both political unification and economic development.
The selection of a port
development site at Pudong was justified by three main rationales: Firstly, the foreign
forces and settlements had not officially developed Pudong, therefore, a new Chinese
identity could be established on this virgin piece of 'Chinese' land.
3
4
Macpherson(1994), pp. 61-63

Ibid (1994), pp. 63-65
Secondly, the
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development of Shanghai entailed complex international and domestic issues, while

Pudong was free of foreign influence and relatively free of domestic controversy.
Thirdly, property values in the Central Business District of Shanghai were 3,000 to
6,000 times higher than the initial land cost at Pudong. Therefore, it was considered
more appropriate to locate the new port and commercial site at Pudong from the
economic point of view. The 'Great Port of Pudong' was regarded as the site of a
future new city centre embodied with Sun Yatsen's Sanmin Zhuyi, "Three Principles
of the People': political, socio-cultural and economic actions, with 'National Reconstruction' and urban planning united together. However, Sun's plan was never
implemented since national unity and reconstruction had still not been achieved at his
death in 19255.
In 1946, Shanghai City Planning Board was established to prepare the draft 'Master
Plan for Shanghai' by both Chinese and foreign technical experts. The emphasis was
on a fifty-year city plan for successive stages for the entire Pudong New Area over a
period of fifty years.
The plan also concerned the balance of Pudong and Puxi
developments, with transport connections, infrastructure network provisions and

environmental impact taken into account. Pudong was planned as a residential and
agricultural district in the Master Plan. It was thought that Puxi already provided an
adequate amount of commercial land; while industrial development in Pudong was not
preferred to avoid air contamination to Puxi by the prevailing southeast seasonal wind.
However, since the provision of a massive infrastructure was a pre-requisite to arouse
Macpherson(1994), pp. 66-68
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the incentive of private investment, the proposed plan was not implemented due to the
heavy losses and damages incurred during the eight years of Japanese occupation6.
After the transition to Communist rule in 1949, there was no significant development of
the Pudong New Area due to the lack of an adequate infrastructure. Until 1978, a key
policy made the special zoning areas for experimentation in market economics and the
encouragement of foreign investments.
So, Shanghai became regionalized as a
province-like urban units aiming at obtaining a wider tax base and developing
autonomy in local decision making. The wave of economic advancement is further
framed in the 'Comprehensive Plan of Shanghai' approved by the State Council in
1988.
According to urban development guidelines, the Pudong New Area was
designated a modernized region reminiscent of the past achievement of Shanghai7.
From 1990 to present, the Pudong New Area has seen massive the urban development.
Pudong has an area of 522.75 sq. km within the territory of Shanghai of 6,340.05 sq.
km.8. The new urban development has planned for an area of 177 square kilometres to
be constructed in phases over a 30-40 years period. These make up the total city area
of Shanghai to 350 square kilometres. The size of the Pudong New Area would
become equivalent to the existing city downtown of Shanghai. An open layout pattern
is adopted to subdivide the site into five distinctive complex sub-areas, namely
Waigaoqiao-Gaoqiao sub-area, Qingningsi-Jinqiao sub-area, Lujiazui-Huamu sub-area,
Beicai-Zhangjiang sub-area and Zhoujiadu-Liuli sub-area. Inner ring roads and outer
ring roads are constructed to enhance both intra and inter transportation circulation with
6
7
8
Macpherson (1994), pp. 71 -73

Ibid (1994), p. 76
According to the official website of Shanghai Pudong New Area. Shanghai. China
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other cities. In order to stimulate trade, a 'Free Trade Zone' is constructed at Gaoqiao
Port to supplement the port trading development.
Meanwhile, 'Pollution Free'
industries, such as high technology development, are encouraged and supported by

scientific and educational zones in close proximity to each other.
Multi-level
communities are constructed in parallel with sub-area developments included

commercial, cultural, residential, recreational, and public utilities. A green belt of 2-3
kilometres in width is reserved to separate the built-up areas from the agricultural land
for a better cooperative ecological development (see Figure 5)9.
FIGURE 16 OVERALL ZONING MAP OF

PUDONG NEW AREA
Shanghai Pudong New Area
Macpherson (1994), pp. 76-77
June2002
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From 1990 to 2000, the Municipal Government of Shanghai has expedited the
establishment of the Pudong New Area from initial policy making, project initiation,
functional development up to all-round social development. By the year 2000, the
urbanized part of Pudong had reached 100 sq. km., of which 60 sq. km. is in the key
development zones. The main financial framework is performed in Lujiazui Finance &
Trade Zone where international finance institutions are congregated. New high-tech
business is emerging and is concentrated in the Jinqiao Export Processing Zone.
Waigaoqiao Free Trade Zone and the harbour area perform integrated services for free
trade, bonded warehousing and export processing. Zhangjiang Hi-Tech Park is the
development base for high-tech industries of modern bio-pharmaceutics, information
technology and microelectronics10.
The Municipal Government of Shanghai anticipates that towards the Year 2010, urban
land-use will be re-structured to form a new city business centre spanning across the
Bund in Puxi and the Lujiazhui area in Pudong.
Moreover, new infrastructure
development included a modern highway system, port facilities and a new international
airport constructed at Pudong". All these would eventually turn Pudong and Shanghai
into the Metropolitan City of the 21st Century.
5.1.2
LUJIAZUI-HUAMU SUB-AREA DEVELOPMENT
Among the five sub-area developments, Lujiazui-Huamu is one of the most outstanding
areas designated as the Central Financial District (CFD) of Shanghai. This area covers
an area of 28 square kilometres opposite the thriving Bund with a contrasting old and
10
11
According to official website of Shanghai Pudong New Area, Shanghai, China

Chan, R (1998), p. 51
June2002
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new development ambience at both sides of Huangpu River (see Figure 6, 7 & 8 12). In
1991, the Municipal Government jointly organised an international consultation with
expertise from United Kingdom, France, Japan and Italy on the urban planning and
design of this CFD. In 1992, after evaluating the consultation report, the Municipal
Government compiled 'Recommendation on Planning and Urban Design of Lujiazui
Central Financial District'. A steering group further refined the development proposal
for formal reporting to Standing Committees of the Municipal People's Congress and
Municipal Political Consultative Conference in November 1993, finally approved by
the Municipal Government in Dec 199313.
The importance of Lujiazui-Huamu CFD urban planning development is its planning

mechanism. Apart from the traditional Central-Government-led planning model, this
urban planning exercise involved a consultant-led planning model with expert input
from both local and foreign professionals. Moreover, the involvement of the Municipal
Government and a new Quasi Government Corporation, (Shanghai Pudong New Area
Administration re-organised on 1 Jan 1993 and Lujiazui Finance and Trade Zone
Development Company established on 10 Sept 1990), is a new breakthrough in the
planning system specially designed for this unique CFD development. This helps to
enhance foreign investment as well as to achieve the most international planning and
urban design for Pudong. The role of Central Government became primarily regulatory
while Municipal Government took most of the planning decisions'4.
12
13
14
According to official website of Shanghai Lujiazui Finance & Trade Zone

Li (1995), p. 61-63
Ibid, pp. 64-66
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Intermingle of OM and New Urban De\dopments for Year 2030
Chapter Five
The Lujiazui-Huamu CFD has an area of 1.7 square kilometres for the provision of 4
million square metres of building area included 75% office and hotel use, 16% retail
use, 2.4% cultural and recreational use and 6.6% residential use. It is regarded as the
'Passageway of Commerce and Trade and Culture' with conference centre, exhibition
hall and commodities markets. Landscape accounts for 34% of the total development
area. The aim is to establish a modernized ecological garden city in Shanghai. Century
Avenue, some 5,000 metres long, is the major urban design axis passing through the
district as the traffic distributor. Meanwhile, a Riverside Promenade of 2,500 metres
long and 100 meter wide is the cultural, tourism and recreational spine along Huangpu
River facing Puxi Area. Century Avenue extends the city to the Zhuyuan Commercial
and Trade Sub-zone where major shopping and retailing business are located. It is
further extended towards Longyang Comprehensive Sub-zone where there is
commercial and residential development15 (see Figure 9,10 & 1116).
15
16
According to official website of Shanghai Lujiazui Finance & Trade Zone

Ibid
June2002
Page 99
VJE-Generationofthe City Hub in Central:

InternrngfeofOM and >tewUrtianDevttoDinents for Year 2030
June2002
F I G U R E 17
GEOGRAPHICAL LOCATION MAP OF

LUJIAZUI-HUAMU CENTRAL
FINANCIAL DISTRICT
FIGURE 18
OVERALL LOCATION MAP OF

FINANCIAL DISTRICT
Chapter Five
Page 100
/{^Generation ofthe City Hub in Central:

FIGURE 19 OVERALL ZONING MAP OF

FINANCIAL DISTRICT
Chapter Five
/{Exoneration ofthe City Hub in Central:

InternindeofOki and New Urban Devetopiaints for Year 2030
F I G U R E 20
June 2002
Chapter Five
O V E R A L L ZONING M A P O F
ZHUYUAN COMMERCIAL &
T R A D E SU B -Z ON E
Page 102
/f-Generation of the Cit> Hub in Central:

Intmim^ ofOM and NwUitenDevdopn^ts for Year 2030
F I G U R E 21
June2002
Chapter Five
O V E R A L L Z O N I N G M A P OF
LONGYANG COMMERCIAL &
RESIDENTIAL SUB-ZONE
Page103
RE-GenerationoftheCit> Hub in Central:

Intermingle of OM and New Urban Develnnmmis for Year 2030
F I G U R E 22
June2002
Chapter Five
OVERALL CENTRAL AVENUE MAP
Page 104
Rf-Generation of theCh> Hub hi Central:

Iritertrinde ofOld and New Urban Devdopmailsfor Year 2030
5.2
Chapter Five
APPRAISAL STUDY
The Appraisal Study is mainly focused on the qualitative achievement of Shanghai in

the urban planning and design aspects. These achievements include the establishment
of a new city hub identity, implementation of the innovative planning mechanism, and
special considerations of urban design and planning attributes. In order to take this
Shanghai Appraisal Study as an effective comparison, the following sections have
included cross-reference to Hong Kong for delineation purpose.
5.2.1
NEW IDENTITY OF CITY HUB
The ultimate importance of the Pudong New Area is the establishment of a national
identity for 'New China' through this international city hub development.
The
prosperity of Shanghai is regarded as a direct reflection of the prosperity of China as a

whole in the new millennium era. Therefore, the establishment of a multifunctional,
export-oriented and cosmopolitanised urban area, through a forward-looking Master
Layout Plan urban planning process, is extremely important17. This new city model of
the Pudong is flourishing with economic, socio-cultural and political balance, and the
urban design and planning framework has become a key model for other economically
expanding cities in China. A modern Chinese metropolis has been established and
Shanghai now mingles with the global city network.
17
Refer to official website of Pudong New Area, Shanghai, China
June 2002
Pagel05
R&GenerafonoffeGty Hub in Central:

Inteminde of Old and New Urban Developments for Year 2030
5.2.2
INNOVATIVE PLANNING MECHANISM
a)
Master Layout Plan System
Chapter Five
The planning of Shanghai was started in 1912 by Sun Yatsen. Through the years, there
were different Master Layout Plan proposals illustrating their vision of the Great
Shanghai at different timeframes of the century. This history of collective planning
efforts provides a strong base for Shanghai to assemble a comprehensive planning
framework for the mega urban development in Pudong New Area. This approach is not
merely a partial land-use zoning mechanism, it also illustrates the strength, weakness,
opportunity and threat of the city prior to the proposal for a well-integrated urban plan
and urban design proposal.
b)
District-Base Planning Organisation
In this process, of particular interest is the fact that the People's of Republic China
offered autonomy for the Municipal Government in Shanghai to establish taskorientated organisations. The Pudong New Area Administration and sixty-two other
conglomerates transformed from Shanghai Finance & Trade Zone Development
Company are the key contributors responsible for developing large tracts of the Pudong
New Area, running comprehensive businesses and taking care of co-ordination work
within the Lujiazui Finance & Trade Zone. This unique District-Based Planning
Organisation anchors for all aspects of development such that a well-organised
structure provides an efficient and effective planning decision mechanism for the
benefit of the city. The quasi-government units offer a flexible planning system to cope
with the capitalist market force under the Socialist Re-construction retaining Chinese
characteristics.
KE-Oraration of theCit> Hub in Central:

hitmring|eofOMand>ÛrtanDevek)pinentsforYear2030
c)
Chapter Five
Participation of Professional Expertise
In the Master Layout Plan process both local and foreign professional experts were
invited to offer an international perspective on the urban design of the Pudong New
Area.
This special international urban design policy is unique under the current
planning management of China, and in recent years has only occasionally been
executed in Special Economic Zones, such as the new ecological city hub design in
Shenzhen. Generally speaking, this approach aims to provide more opportunities for
external professionals to participate significant territory-based planning projects.
d)
New Land Parcel Concept
The Pudong New Area has adopted a new land parcel concept to expedite the objective
of stimulating more Direct Foreign Investment (DFI). The most special attribute is the
Transfer of Land Use Right. There are various designated land parcels within Lujiazui
CFD available for both Chinese and overseas investors according to the "Land Law of
the People's Republic of China". The period of land-use rights could amount to 40-70
years. The Chinese partner may use land-use right as part of its investment to set up
joint venture with foreign investors.
The transferee of the land-use right, after
acquisition of the right within the validity of the transfer contract, may assign, present,
lend, or pledge the right subscribed to a third party18. This planning policy arouses the
incentive of foreign investments in Lujiazui CFD to match the national economic
policy of China.
18
According to official website of Shanghai Foreign Investment Commission
June2002
Pasel07
KCenerationoftheCityHiib in Central:
InterningteofOkl and New Urban Developments for Year 2030
5.2.3
URBAN DESIGN AND PLANNING ATTRIBUTES
a)
Political Attribute
Chapter Five
The selection of Pudong New Area for new urban development is founded on its
distinctive separation from the Puxi Area where most of the 'colonial' architectural and
urban developments remain.
Pudong becomes the new Chinese city centre for
Shanghai where the Central Financial District, Commerce and Trading sub-area, as
well as Conference and Exhibition sub-area are located. Meanwhile, the Municipal
Government of Shanghai has acquired most of the landmark projects along Huangpu
River of Puxi Area and taken them into national ownership. These historical buildings
are all well preserved represent the memory of "Old Shanghai'. This arrangement
shows that the Municipal Government has great respect for history and prepared to
protect the historical treasures. The different characteristics of Pudong and Puxi further
emphasises uniqueness of Shanghai as significant coastal Chinese city, other than Hong
Kong Special Administrative Region, where 'East meets West' fosters an international
platform for multi-facet networking. Therefore, for the case of both Shanghai and
Hong Kong, the co-existence and interplay of both old and new city elements is the best
way to demonstrate their international characters in history, demonstrating a respect for
different global cultures and to embracing an international city hub in the global city
network.
b)
Socio-Cultural Attribute
The Pudong, as a newly urbanised zone without inherited history, establishes a new
urban socio-cultural network.
Century Avenue serves as the main city artery
connecting Lujiazui-Huamu CFD from Huangpu River at northwest towards Central
K-Ckneration of the OnHub in Central:

Chapter Five
Park at southeast. This diagonal city axis is 5,000 metres in length and 100 metres in
width. A linear avenue layout is integrated with asymmetric zigzag lanes that expand
the coverage of socio-cultural area. Along this avenue, a series of land plots for
modern cultural facilities mingle with commercial, service, entertainment and real
estate developments, Chinese Botanic Gardens, green zones and sculpture plazas. A
Riverside Promenade of 2,500 meters in length serves as the urban ecology promenade
along the waterfront of Huangpu River.
It is composed of a series of platforms
touching the water, green slopes, semi-underground compartments and sightseeing

routes so that tourism, greenery, transportation and service facilities are well integrated.
All these serve as key socio-cultural platform for both local and foreign visitors. As a
result, the provision of an urban design framework plays an essential part in cultivating
the socio-cultural city life of an international city hub, which is equally important for
global cities like Shanghai and Hong Kong.
c)
Economic Attribute
12
Financial
The Pudong New Area has an urban area that reached 100 sq. km. in the year 2000, of
which 60 sq. km. are key development sub-areas. Major economic spatial zonings are:
Lujiazui Finance & Trade Zone
as
Central Financial District
Jinqiao Export Processing Zone
as
High- tech Businesses District
Waigaoqiao Free Trade Zone
as
Free Trade & Export District
Zhangjiang Hi-Tech Park Zone
as
Information Technology District
Among the above sub-areas, Lujiazui Central Financial District (CFD) has a character
most similar to the Central District in Hong Kong where an international platform for
June2002
Paael09
/SEGenerationoi theCity Hub in Central:

IrtarninsfcofCHdand New Urban Developments for Year 2030
finance and trading is established.
Chapter Five
The key landmark projects are located in this
centralized financial district. The financial vibrancy is sustained by the decentralized

Zhuyuan Commercial and Trade Sub-area and Longyuan Commercial and Residential
Sub-area. Zhuyuan Sub-area provides an abundance of office spaces in close proximity
to Lujiazui CFD at a relatively lower rental cost. Longyuan Sub-area acts as another
decentralised city node providing another band of commercial premises and residential
developments to support Lujiazui-Huamu CFD.
This deliberate planning model is
similar to the city development in Hong Kong, with Central as Lujiazui CFD,
Admiralty as Zhuyuan Sub-area and Wanchai as Longyuan. As a result, the setting of
'centralized' and 'decentralized' sub-areas are important to sustain the vibrancy and
expansion of the city hub through sub-city node network.
ii)
Urban Tourism
Apart from the financial development, Urban Tourism is another key economic project
in the Pudong.
According to the Shanghai statistic Bureau, there were a total of
approximate 3,720,000 tourists visited Lujiazui CFD in 1999; and earning 23.6 billion
RMB yuan in revenue in 2000, which accounting for 5.2 percent of the city's GDP 19 .
Shanghai Municipal Government realized that both overseas and domestic tourists are
lured by the sightseeing and shopping opportunities in the Pudong, of which the highrise buildings, parks, waterfront entertainment centres, and other unique projects are the
most dominant character of Lujiazui CFD.
Urban Tourism will be extensively
increased when the magnetically levitated railway line and other public transportation
19
People's Daily "Shanghai in Tourism Season" dated 16lh Oct 2001.
June2002
PagellO
/?-Generation of the Cit> Hub in Central:

IrrtenrindeofOkl and New Urban Developments for Year 2030
Chapter Five
networks are established in the years to come20. In other words, Urban Tourism could
provide a major economic income for a metropolitan city where the city itself is the key
living exhibit.
Hi)
Conference & Exhibition
After National Reform and the Open Door Policy introduced in 1979, exhibitions and
conferences have become another significant pollution-free sector as a new spur to
economic growth in Lujiazui CFD.
They serve as a catalyst for boosting the
development of the overall local economy in the area of urban tourism, with hotels,
entertainment and associated trades. Although the Internet is one of the most important
means for communication, many businessmen still think that exhibition and conference
activities could anchor twice the results with half the effort through face-to-face
dealings, and hence more business opportunities could be arouse21. Therefore, Lujiazui
CFD has a well-planned provision of conference and exhibition venues within the
district to enhance the competitiveness of the city. In the case of Hong Kong, the major
conference and exhibition venues are located at Wanchai district.
Therefore, the
linkage from Central CBD towards Wanchai should have an interlocking urban design
strategy so that a well-composed range of global-finance-related accommodations
could be mixed effectively to provide a better service to the global users.
5.3
CASE STUDY CONCLUSION
After the appraisal comparison between Shanghai and Hong Kong, the similarities and
differences of both global financial city hubs become defined. In Hong Kong, due to
20
21
People's Daily "Shanghai's Pudong Becomes Major Tourist Destination" dated 12th Feb 2001.
People's Daily "Exhibitions: New Economic Spur In Shanghai" dated 6th Jan 2000
June2002
Paaelll
/&XkmTation ofthe Ciry Hub in Central:

Interninde of Old and New Urban Developments for Year 2030
Chapter Five
lack of space, the old and new urban developments are concentrated within the same
district while Shanghai has most of the historically significant buildings in Puxi and
new development projects in Pudong. This spatial parameter creates a different set of
constraints. Obviously, Hong Kong has a dilemma: should it preserve its historical
buildings, or maximize land values for new projects?
Shanghai demonstrates very
positive support for the values of historical and cultural heritage.
From the
conservation point of view, these projects should be developed into the best exhibits of
cities, as their historical values could never be replaceable. From the perspective of
urban tourism, they are important contributors of high value-added tourist spots, which
are the key ingredients of city character.
Moreover, Shanghai also suggests the planning mechanism critical for the success of a
thorough execution of planning objectives from policy stage to physical realisation.
This transition from a national policy base towards a local district execution base has
been a huge success, turning Shanghai within 10-years into a metropolitan city, even
though the planning of Shanghai has taken about 80 years it was only executed in 1990,
80 years after its inception. It is this affirmative and effective planning regime that is
worth considering in the planning context of Hong Kong.
June2002
Pagell2
City Hub in Central
CHAPTER SIX
URBAN
DEVELOPMENT
GUIDELINES
FOR CENTRAL
fl-Ceneration of the City Hub in Caitral:

CHAPTER SIX
Charter Six
URBAN DEVELOPMENT
GUIDELINES FOR CENTRAL
6.1
NEW PLANNING MOMENTUM
6.1.1
URBAN DESIGN COMMISSION
Further to the review of the current planning mechanism in Chapter 4, and the ideas
gained from the Shanghai Pudong New Area case study in Chapter 5, this section
recommends the establishment of an Urban Design Commission (UDC) as the
centralised coordinator for the execution of urban design development in Hong Kong.
The aims of the UDC, under the supervision of Planning and Lands Bureau, are:
To enhance the urban design quality of Hong Kong through the writing of
Urban Development Design Guidelines, to include Development Principles
and Guidelines and a Master Development Plan. These guidelines aim to
uphold the urban development quality through responsive planning, and by
addressing both the global planning issues and local planning demands;
To pursue excellence in the interplay of old and new urban development,

fulfilling the government policy and objectives, and leading towards a
sustainable community and environment in the future;
To enhance district-wide urban design
coordination
among
different
government departments and stakeholders for effective planning;
To be responsive to the overall urban environment, in particular to the

preservation of city fabric, historical value and local district character, during
the process of change;
June 2002
Page 113
KECeneratioooftheCiry Hub in Central:

Intermingte ofOld and New Urban Developments for Year 2030
Chanter Six
To uphold civic value and public interest in the urban design and planning
process, and ensure they are considered in balance with economic, sociocultural and political considerations.
This new planning system aims at agglomerating different sets of urban considerations
to form a single forceful urban design planning procedure. Heritage conservation,
urban re-development, reclamation, art and culture, tourism, environmental quality,
traffic and pedestrian circulation should all be included. It is intended that, with design
input from both the government and local community, the unique characteristics of
each place should be made more sustainable, through this integrated urban design and
planning process.
In view of the current Hybrid Planning System (HPS) adopted in Hong Kong, the UDC
could provide a more consolidated urban design framework, creating greater
transparency in the planning process.
The Master Development Plan (MDP) is
conceived to be under the Outline Zoning Plan (OZP) and to act as a new layer of
statutory plan, regulating the urban development on a district-base. The extent of
discrete planning will subsequently be reduced and the HKSAR government will
become more accountable to the public in its decision-making. This intervention will
allow the Urban Design Commission (UDC) to take a lead in inter-governmental urban
planning coordination such that:
The enactment of urban design will be more effective as the Master

Development Plan will form a new layer of statutory control to avoid any
ambiguity of planning intention. Any act of non-compliance will become a
statutory instead of a contractual issue;
June2002
Page 114
/{^Generation ofthe Cily Hub in Coitral:

Inteminde of Old and NmUiban Developments for Year 2030
Chapter Six
The formulation of urban design principles will become locality-specific with

detail design notes written to avoid the over-simplified general statements in the
Public Consultation Paper on the Urban Design Guidelines for Hong Kong;
The planning intention will be incorporated in the Lease. This will be counterchecked with the Lands Department to ensure the consistency and continuity of
urban design elements incorporated into the Lease conditions;
The overlapping or lack of authority in certain aspects of the planning process

will be regulated;
Urban modernisation and improved environmental quality will be implemented

on a broader base, avoiding the assumption that all such work will be confined
to dilapidated districts and sites;
Heritage conservation will be enforced in the new statutory planning level, as

cultural heritage becomes one of the significant urban design considerations;
The overall economic development will be enhanced, tourism will be

introduced as a major urban planning and design factor;
The communication between District Board and local stakeholders will be

further enhanced, especially with the support of professional expertise from the
UDC in collaboration with relevant organisations and institutes;
The urban design and planning study will be comprehensively developed over
the entire district, instead of focusing only on new areas of reclamation, new
satellite towns and urban renewal areas;
The overall management of legislative, regulatory, land zoning, lease, financial

budget, liaison and consultation could be executed under the same roof to
enhance a well-coordinated enforcement of urban design and planning.
flE-CerKrationoftheCityHub in Central:
IntmiinA-of ( ^ and > ^ Urban Devekpments for Year 2030
6.1.2
Chanter Six
CONSERVATION AREA MANAGEMENT COMMITTEE
The concept of Conservation Area Management Committee (CAMC) is generated as a

quasi-government organisation to regulate the development of a Conservation Area in
long term. This concept is similar to the management system in Shanghai Lujiazui,
where a local organisation is authorized to develop the land in large tracts, and to
operate the business of the Lujiazui Finance & Trade Zone. Therefore, this CAMC will
be a joint-venture unit with financial investment from private sector to take up the
business development of the Conservation Area, under the supervision of the Urban
Design Commission, and the Planning and Lands Bureau of HKS AR government.
The aim of the Conservation Area is to specify the extent to which special urban design
is required to uphold and enhance the architectural, cultural, social, and historical
identity of the place. The essence is to balance these local qualities with the identified
major city developments, namely tourism and business, so as to foster a better urban
design strategy that will benefit the society as a whole.
6.2
URBAN DEVELOPMENT DESIGN GUIDELINES
The generation of Urban Development Guidelines is to allow an integrated design

approach to agglomerate world movement issues, regional and local planning
coordination, site opportunities, planning interventions and case study inspirations into
a single Master Development Plan with explanatory Development Principles and
Guidelines.
/i&Generalion ofthe City Hub in Central:

Chapter Six
According to Castells's theoretical framework, the Information Technology movement

has influenced the world order, and in turn affected the relationship between the global
economy and technology, and the local socio-cultural and political environment. As
the development of 'globalization' has become so prominent, the strength of local
characteristics, in particular the history and culture and urban character, become
significant. Therefore, the overall urban plan of Central is reviewed, and challenging
urban design ideas are introduced to illustrate the possibilities.
The two broad concepts shown include the establishment of Historic and Cultural
Corridor as a green connection from the hill (Caine Road) to the waterfront promenade.
This starts from the existing Central Police Station and runs to the future Civic Square
on the reclamation site. The second concept is the formation of a Conservation Area
containing the existing commercial and residential mixed-use zone around the Central
Police Station.
The existing urban fabric is preserved as a reflection of the city
morphology since the Colonial period.
A series of design sketches, from conceptual to schematic format are presented as a

record on the process of urban design development. Further explanation to the urban
design strategy will be elaborated in the next sections.
June2002
Page 117
June2082
June 2002
FIGURE 24
SCHEMATIC SKETCH
RfX leatnbw of the Cil> 1 lub h Central'

InBrmrefcofOM and NffYl'rtraDexttopmmKforYear 2W0
/{^Generation ofthe Oty Hub in Central:

IntenringfeofOB and New Urban Developments for Year 2030
6.2.1
Chanter Six
MASTER DEVELOPMENT PLAN
The Master Development Plan proposed in this section will elaborate on the design
details in two broad aspects: the Historic and Cultural Corridor and Conservation Area.
a)
Historic and Cultural Corridor
1)
Central Police Station
The urban design of this corridor starts at the existing 19th century Central Police
Station. This was located at the commanding height in the district. This Declared
Monument could be converted into the Hong Kong City Museum recording the city's
evolution, and with the Central as the living exhibit. This museum should also record
the history of Sun Yat-san who claimed that Hong Kong has offered the most
inspiriting education for his future.
2)
Art & Cultural Corridor
An Art & Cultural Corridor is to be established along the route from the Police Station
to the former Governor's House. This connection should be enhanced with a more
spacious pedestrian path, which would include an indoor art gallery running parallel
with it. The roadside would be enriched with landscape and furniture. Art-related
business should be specified along this art corridor, with the Fringe Club as a climax.
The interlink of east and west is expressed through exhibition and performance. Off
this corridor is a side link to Lankwaifong, enhancing enhance the interaction with the
sub-culture of the place. This corridor is extended towards the former Governor House
through an environmentally friendly green path.
/^-Generation of the CH> Hub in Central:

Interningte ofOld and New Urban Devdopirents for Year 2030
3)
Chapter Six
Former Governor's House
The former Governor's House is an iconic landmark in the colonial history of Hong
Kong. In the past, Governor's House garden was open to the public to appreciate the
spring flowers was an annual festive event. With the re-version to China after 1997,
both the interior of the building and its exterior garden could be opened to the public.
Moreover, an outdoor terraced plaza with greenery could be constructed at the north
side of the building to act as an anchor node providing more outdoor recreational area
along the Historic and Cultural Corridor.
4)
Existing Government Headquarters & St. John's Cathedral Precincts
The existing Government Headquarters is a classic institutional-style building of its

period. Due to its close proximity to the Governor's House, St. John's Cathedral and
its surrounding precincts, the present government headquarters should be earmarked as
a low-rise building zone for communal or institutional uses, such as art, culture, or
other related recreational purposes. One view is that it should convert into an artists'
hub similar to the Fringe Club, to attract a wide variety of international artists to
stimulate cultural exchange at this Metropolitan City. The existing precinct around St.
John's Cathedral should be preserved to reflect the original townscape
5)
Skv-walk Linkage
Proceeding from through the St. John's Cathedral precinct is a formal plaza and
skywalk linking Chater Garden to the new HKSAR Government Headquarters and
Civic Square. This will form a transition from the curvy organic path to a linear rigid
city square signifying the entry to a modern Metropolitan City.
refinements:
Recommended
/te-QmerdOonofthe City Hub in Central:

Inteminde of Old and New Urban Developments for Year 2030
Chapter Sk
Adjusting the alignment of Des Voeux Road, Central to streamline traffic flow;
Re-provision of green space beyond the junction of the old Bank of China to
make a greener environment and to continue the flow of greenery from the
uphill area to the seafront promenade;
Relocation of the existing multi-storey carpark to the underground carpark at

the reclamation site;
Revision of the land parcel of the existing Hutchison House during its further
re-development in order to provide a major skywalk connection towards the
Headquarters and seafront promenade;
Preservation of City Hall that stands as a pioneer landmark of the cultural

development in Hong Kong. Moreover, this is one of the most representative
projects of its period and is designed in the International Style.
6)
HKSAR Government Headquarters. Multi-media Civic Centre and Civic Square
The Historic and Cultural Corridor leads to the new HKSAR Government Headquarters,
Multi-media Civic Centre and Civic Square along the waterfront promenade. The
proposed location of Headquarters is revised and different from that shown in the
current OZP. The aim is to provide significantly more commercial and office space
than on the previous government headquarters site and along the waterfront promenade,
to justify the economic effectiveness of the reclamation process. A Multi-media Civic
Centre is provided in accordance to Castells's recommendation.
This aims at
encouraging public participation in civic matters through the information technology

channel, in order to enhance political development and to foster a more democratic
June 2002
Page 122
/TC-GenerationoftheCity Hub in Central:

lnternindeofOldandNw I
rtmDeMtomentsforYear2(0
Chapter Six
society. This openness of political environment will be an anchoring point to enhance

the attractiveness of Hong Kong for the highly trained multi-national professionals.
")
Waterfront Promenade
The width of waterfront promenade is kept to the appropriate scale similar to that along
Tsim Sha Tsui waterfront. This area will become one of the most festive areas in the
heart of the city with a wide variety of recreational, leisure, and entertainment events
supported by related commercial activities. This promenade also serves as the key
waterfront connection between the new Central and Wanchai.
b)
Conservation Area
The Conservation Area is composed of all the medium-rise 'commercial-residential'

mixed-use housing area, the Central Police Station, the Lankwaifong and SoHo. It is
extended eastwards to include the former Governor's House.
The set up of the
Conservation Area aims at 'the enhancement of the architectural, social and economic
sustainability, character and quality of the area'. In fact, the quality of urban space, in
particular the streetscape and small business premises along the roadside, are of
particular interest to the tourist. The city fabric here dates from the early settlement,
and it is this local character with appropriate urban scale that cultivates a unique sense
of place not found in other areas. Moreover, apart from the western style dining and
entertainment businesses, the proposed Conservation Area is a popular residential area
for foreigners. This gives the district its particular neighborhood ambience. The future
re-development of the Conservation Area should put emphasis on the following issues:
&Go*ralionoftheCk>Hi*inCentral:
h*mrinAofOtdand!NwlrbanDeNdopmeiilsforVear2aM)
Chapter Six
Limitation of building heights to the current medium-rise height, giving

medium-density development;
Provision of small-scale commercial business at ground floor to create a unique

sense of neighborhood;
Provision of pedestrianized zones within the Conservation Area to enhance the

circulation within the tight pattern of streets;
Encouragement of a w ider variety of street activities such as art performance,

'Al Fresco' dining and 'on-street' business, with the provision of ancillary
facilities and street furniture, to cultivate the sense of liveliness;
To enhance the greenness of the place, the provision of various types of open
space, including pocket parks and landscape circulation spines;
Encouragement of business development at both ground and upper floor level

along the Central Escalator to maximize the commercial development potential;
Continuous development of the Lankwaifong and SoHo areas which have

acquired such an international tourist reputation;
The construction of a lift and bridge to link Lankwaifong across Wyndham

Street
and
Arbuthnot
Road
into the converted
police
station,
thereby
dramatically improving circulation throughout the area in question;
Provision of more communal facilities to encourage the fusion of daily social

life within the district;
The construction of a lift and bridge to link Lankwaifong across Wyndham

Street
and
Arbuthnot
Road
into the converted
police
station,
thereby
dramatically improving circulation throughout the area in question.
Jire2WC
Page 124
FIGURE 25
CONSERVATION AREA & PUBLIC REALM
Rh< kncration oflhc C> Hub il Cailrat

Intemirek of OM and New I Wan Devctopmgns (or Year 211VI
Page 125
<M*>r**
June2002
FIGURE 26
HISTORIC & CULTURAL CORRIDOR
/-< iiKT.itkHI iil'llx'I il\ I luh in Cmli-il:

Inttrnjigle ofOM and NOT Vitan DCTdopmcntsforYeir 2100
Kl -i kiKT.itki of the Cil>' Hub in Centrab
June 2002
FIGURE 27
CONSERVATION AREA
Intcrmrelc ofOM and Nov I r h a n Uewjopmaits for Year 2C30
June2002
FIGURE 28
PEDESTRIAN CIRCULATION NETWORK
RE-GenaaSm of the Cty HubtaCentral:

Intmirek- of OB and New Urban neretapmenp; lor Year 2030
ELEVATED PEDESTRIAN
CIRCULATION N E T W O R K IN
CENTRAL
Pgl28
FIGURE 29
PRESERVATION OF LOCAL HERITAGES AND BUILDINGS
A ' M <iM-.K>n of the Cilx Hub hi Ciiilr.il:

lnfcrmilglc of M and Nml'rtBnl>?>dopniaifefiy Year 2030
June a2
FIGURE 30
URBAN AXIS & PATH CONNECTION
Klf-Generalionoftix(*> IlubkiCentral:
lnlcmiMElcof OB and New 1 rtimi DndopmentsforYear 2030
FIGURE 32
MASTER DEVELOPMENT PLAN
RE-Generation of the City Hub n Central:

lntiini^rfOMiidNe>vt'rhai[>\elapment5lbr\ear2a30
14.
15.
16.
17.
18.
19.
20.
9.
10.
11.
12.
13.
4.
5.
6.
7.
8
1.
2.
3.
CONSERVATION AREA
ESCALATOR
CENTRAL POLICE STATION /
HONG KONG CITY
MUSESUM
ART GALARY WALK
GREEN CORRIDOR
FORMER GOVERNER HOUSE
GREEN NODE 1
ST. JOHN'S CATHEDRAL
PRECTNCTS
GREEN NODE 2
SKY WALK
GREEN NODE 3
MULTIMEDIA CIVIC CENTER
NEW HKSAR GOVERNMENT
HEADQUARTERS
CIVIC SQUARE
HKSAR GOVERNMENT PIER
WATERFRONT PROMENADE
COMMERCIAL COMPLEX
MTRC/KCRC INTERCHANGE
STATE SQUARE
LEGISLATIVE COUNCIL
Chapter Six
REGaaentiaa of the Ck>Hub in Central:

lntenmigleofCtfand^Ûrt)anDe\ttoDinentsforYear2naO
6.2.2
Chapter Six
DEVELOPMENT PRINCIPLES AND GUIDELINES
The aim of Development
Principles and Guidelines (DPG) is similar to that of the OZP
Explanatory Statement, of which the prescribed zoning principles are elaborated. The
DPG is the complementary explanation of the Master Development
Plan (MDP).
It
should include not only the zoning related issues, but also the urban design parameters
to be implemented. A MDP involves a multi-level of urban design considerations (see
Figures 25-31), some zoning issues need to be further explained, such as the re-zoning
conditions for the re-location of the New HK.SAR Headquarters site; some urban design
issues need to be specified, such as the implementation of stepped height profile for
building re-development, or even the provision of street furniture, plantation and
signage at certain locations along the pedestrian walkway.
As a result, this Development Principles and Guidelines should be included into the
statutory framework in order to complete the whole set of Urban Development
Design
Guidelines (UDDG).
In Section 6.1, the general urban design principles and rationale are explained with
design rationales.
In this section, the original intention is to prepare a draft set of
Development Principles and Guidelines for Central, so as to supplement the urban

design of Master Development Plan. However, after reviewing the extent of details to
be involved, in particular that each sub-zones expressed in Section 6.2.1 should have its
own specification on urban design and development criteria, and further consultation
should be executed to acquire opinions from different stakeholders.
June2002
Page 133
ASQuMfcMf theCit) Hub in Central:

tnternwrie of OB Mid New Urban DeveJopments for Year 2030
Chapter Six
Therefore, in this section, the aim and objective of Development Principles and
Guidelines is generally explained, which could become an independent topic for further
research study in the format of urban design workshop or dissertation writing.
JUW2Q02
Page 134
City Hub in Central
CHAPTER SEVEN
CONCLUSION
RE-Generation of the Ch> Hub in Central:

IntermndeofOMarriNewUrtianD^^^
CHAPTER SEVEN
7.1
Chapter Seven
THE CONCLUSION
INTRODUCTION
As demonstrated in the collated research of the previous chapters, there are a number
of clear conclusions arising from this study that point towards the implementation of
urban design planning at a physical level. However to enable such implementation,
the political will is necessary at the highest level in the HKSAR.
7.2
BACKGROUND TO THE RECOMMENDATIONS
The theoretical backbone to the study describes and tests the idea of the Information
City in the 21st century. It indicates, with particular reference to Castells, that the
success of a city as a Global Hub is dependent as much on its cultural and
environmental quality as upon the ability for the city to provide the IT infrastructure
and commercial office space to support developing business in this Information
Technology era. In testing Castells's theory against both Shanghai and Hong Kong, it
is shown that both the Global and the Local economies do indeed have separate
identities and agendas. From the two case studies and references beyond this research,
it is shown that each global hub must exploit its particular characteristics and ensure
that they are in balance with the sophisticated working environment appropriate to the
highly trained multi-national professionals that are needed to work in it. Also it is
argued that Hong Kong acting as an independent city is no longer viable and that
linkages and partnership with Guangzhou and Shenzhen will strengthen the Pearl
River Delta Region, make clearer the definition of the local economy and its locality,
and that together the cities will, with better inter-city coordination, form the
Information Megalopolis of South East Asia.
&Generation of the City Hub in Central:

lrtmrtôfOMandNewUitjanDftdoDmentsforYear2Q30
Chapter Seven
Unlike Shanghai, which has the new city on the Pudong New Area, and the old on the
Puxi, Hong Kong's Information hub is geographically adjacent to the heart of the old
colonial city.
In Hong Kong, Chinese and Western intermingle.
Cathedral, law
courts, naval and military relics, police headquarters, old granite streets with their
Chinese markets and the original city park all sit next to and within the financial
centre and main retail areas.
The stages of reclamation have accommodated
increasingly large-scale development as it has proceeded, and finally the government

has realized the importance on the edge of Victoria Harbour on the one hand, and the
green peak that is behind Central on the other. It is recognized that these are the two
defining natural features that give the "Hub within the Hub" its unique character.
7.3
RATIONALE BEHIND THE RECOMMENDATIONS
There are two complementary economic drivers, Urban Tourism and the Information
City, that are satisfied by the same strategy. The study area defined in Chapter 1 is
located next to the major park and includes the new proposed reclamation area,
Central, Lankwaifong, SoHo, and the area up the hill including the former Governor's
House, Fringe Clubs, etc. This is the area most notable for the richness of its heritage,
shops, restaurants and bars. The concept of conservation is not as widely understood
in Hong Kong as it is in Europe where legislation has been in place for the past thirty
year. But it is argued that, if some control is not exercised on anything other than
declared monuments, the quality of the place will slowly be eroded to the detriment of
its tourist potential. Consequently it is recommended that a new layer of planning
control is to be introduced with solid authority enacted by relevant ordinance.
/iC-Goieratian of the City Hub in Central:

lrtmiAffiteofOklandNewUihanDevEtopmmtsforYear2(l30
7.4
Chapter Seven
PLANNING INTERVENTIONS
The key planning interventions of this study are summarized as follows:
An Urban Design Commission (UDC) should be formed under the Planning

and Lands Bureau to which the URA and the Planning Department would be
answerable.
It is responsible for the preparation of Urban Design
Development Guidelines (LDDG) includes the Master Development Plan

(MDP) and Development Principles and Guidelines (DPG) for the district.
The UDC would also enhance the liaison with the other Policy Bureaus and
Commissions, such as the Tourism Commission, to expedite the process of
urban design development in Hong Kong.
The most important area of heritage or architectural interests would be

designated as Conservation Area (CA) in which development would only be
permitted if seen "to enhance the architectural, social and economic
sustainability, character and quality of the area". The development control
will be under the supervision of the UDC, and the management will be the
responsibility of a quasi-govemment or quango organization solely established
for that particular Conservation Area.
Under the LDC, there would be a mechanism to ensure that strategic urban
design plans are enacted in areas of special importance.
Such an area is
illustrated in the design for a historical and cultural corridor depicted in

Chapter 6.
The UDC would be responsible for all the legal procedures
involved in the fulfillment of the scheme, including the gazette, the OZP, the
Lease, public consultation and other relevant statutory issues.
/f&Generation of the City Hub in Central:

IntermwrieofOldandNew Urban Devehnments for Year 2030
7.5
Chapter Seven
GROWTH OR DECLINE?
Castells's projection of the model of the Information City is shown to have validity.
This being the case, the HKSAR must take seriously the need to strengthen the
cultural, economic and political environment in which the international community
will feel confident to invest and operate. The background of Hong Kong's success
has been an ambiance of "laissez faire". Its continuation is of importance but it must
be realized that it is necessary for the government to invest its own capital to protect
the layers of history and strengthen the culture that make Hong Kong unique and
which will increasingly contribute to its financial income and status.
The Master Development Plan in Chapter 6 explores one locality of importance; there
are many more projects that need similar attention. The West Kowloon Reclamation
Art, Cultural and Entertainment Project is one of the best signal projects to illustrate
the significance of urban design.
It would show to the global community the
seriousness of the government to rise to expectations. The /?-Generation of the City

Hub in Central is a similar opportunity that would also demonstrate the ability of
Hong Kong to provide public space of a quality expected for a capital and global city.
To ignore this need would show a serious lack of commitment and would be a sign
that the stated aim of the world-class city set out by the Chief Executive in his Policy
Address 2000 is unlikely to be achieved.
The research undertaken in this study
supports this conclusion.
June2002
Page 138
City Hub in Central
REFERENCE
RECatera&xi of (he City Hub in Central:

lnttrmtorie of OM and Nw Urban DeMtoirents for Year 2030
Reference
REFERENCE
PUBLICATION
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Census and Statistics Department (1997), 1996 Population Projection By-Census: Main
Tables, Census and Statistics Department, HKSAR Government, Hong Kong.
Census and Statistics Department (1997), Hong Kong Population Projections 19972016, Demographic Statistics Section, Census and Statistics Department, HKSAR
Government, Hong Kong.
Census and Statistics Department (2001), Population Census 2001: Summary Results,
Census and Statistics Department, HKSAR Government, Hong Kong.
Chan, R (1998), Regional Development in the Yangtze and the Zhujiang Delta Regions,
The Guangdong Development Model and Its Challenge, City University of Hong Kong,
Hong Kong.
Cheng, P H (2000), A Century of Hong Kong Roads and Streets, Joint Publishing (HK)
Co. Ltd., Hong Kong.
Cheng, Y S J (1998) (ed), The Guangdong Development Model and Its Challenge, City
University of Hong Kong, Hong Kong.
Cuthbert, A R & McKinnell, K G (1997), Ambiguous Space, Ambiguous Rights Corporate Power and Social Control in Hong Kong, Cities, Vol. 14 No. 5, pp 295-311,
London.
Friedman, J (1997), World City Futures: The Role of Urban and Regional Policies in
the Asia-Pacific Region, Hong Kong Institute of Asia-Pacific Studies, Chinese
University of Hong Kong, Hong Kong.
Hal, E (1992), Mapping Hong Kong: A Historical Atlas, Government Information
Services, Hong Kong Government, Hong Kong.
Hong Kong Special Administrative Region (2000), Information Pamphlet on Town
Planning Bill, HKSAR Government, Hong Kong.
Hong Kong Special Administrative Region (2001), Policy Address 2001: Building on
Our Strength, Investing in Our Future, HKSAR Government, Hong Kong.
Hong Kong Special Administrative Region (2001), Policy Objectives 2001, HKSAR
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Intermfciete of Old and New I roan Developments for Year 3ttn
Reference
Lai, W C L (1997), Evolution of the Contractual Nature of Land Use Control in Hong
Kong, Political Order and Power Transition in Hong Kong, edited by Li, P K, pp 231 253, The Chinese University Press, Hong Kong.
Leung, P W (1998), Heritage of The Central and Western District. Hong Kong. Central
and Western Provisional District Board, HKSAR, Hong Kong.
Li, C M R (1995), Review on Plan Formulation and Implementation in Lujiazui:
Significance and Prospect of Pudong Development in Shanghai, unpublished M.Sc.
(Urban Planning) dissertation. University of Hong Kong, Hong Kong.
Li, S M (1998), Pearl Rivesville: A Sur\*ev of Urbanization in the Pearl River Delta,
The Guangdong Development Model and Its Challenge, City University of Hong Kong,
Hong Kong.
Lynch, K (1972), What Time is This Place?, MIT Press, Cambridge, Mass.
Lynch, K (1990), City- Sense and City Design: Writings and Projects of Kevin Lynch,
edited by Banerjee, T & Southworth, M, MIT Press, Cambridge, Mass.
Macpherson, K L (1994), The Head of the Dragon: The Pudong New Area and
Shanghai's Urban Development, Planning Perspectives 9, pp. 61-85E. & F.N. Spon,
Routledge.
Nan, E (1996), Postmodern
New York.
Urbanism (Revised Edition), Princeton Architectural Press,
Ng, M K & Cook, A (2001), Building Sustainable Communities: The Wanchai

Experiment. Center of Urban Planning and Environmental Management, University of
Hong Kong, Hong Kong.
Norberg-Schulz, C (1980), Genius Loci: Towards a Phenomenology
Academy Editions, London.
of
Architecture,
Planning Department (1998), Projections of Population Age Structure: By District

Board District and WGPD Board District, 1997-2006, Planning Department, HKSAR
Planning Department (1999), Hong Kong Planning Standards and Guidelines, Planning
Department, HKSAR Government, Hong Kong.
Planning Department (2000), Urban Design Guidelines for Hong Kong:
Document, Planning Department, HKSAR Government, Hong Kong.
Consultation
Planning Department (2001), Urban Design Guidelines for Hong Kong: PublicConsultation II, Planning Department, HKSAR Government, Hong Kong.
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Reference
Planning Department (2001), Hong Kong 2030: Planning Vision and Strategy Stage 1
Public Consultation - Consultation Report. Planning Department, HKSAR Government,
Hong Kong.
Public Consultation - Supplement Notes. Planning Department, HKSAR Government,
Hong Kong.
Public Consultation - Consultation Digest. Planning Department, HKSAR Government,
Hong Kong.
Planning Department & Hong Kong Tourism Association (2000), Planning Study on
the Harbour and its Waterfront Areas - An Assessment of the Potential of the Harbour
for Tourism Purposes. Study Framework. Work Programme and Notification of Public
Consultation, Planning Department, HKSAR Government, Hong Kong.
Planning Department & Hong Kong Tourism Association (2001), Planning Study on
the Harbour and its Waterfront Areas - Harbour Planning Framework First Public
Consultation. Planning Department, HKSAR Government, Hong Kong.
Planning Department & Hong Kong Tourism Board (2002), Planning Study on the
Harbour and its Waterfront Areas - Stage I Public Consultation Report, Planning
Department. HKSAR Government, Hong Kong.
Planning Department & Shankland Cox Asia Ltd (2002), Stage II Study on Review of
Metroplan: Opportunities and Constraints- Second Public Consultation. Planning
Department, HKSAR Government, Hong Kong.
Planning Department & Temtory Development Department (1999), Enhancement of
Victoria Harbour. Planning Department, HKSAR Government, Hong Kong.
Standard & Poor's (2002), Sovereign Credit Rating Report for Hong Kong Special
Administrative Region Government 2002, Standard & Poor's, Hong Kong.
Standard & Poor's (2002), Sovereign Credit Rating Report for People's Republic of
China Government 2002, Standard & Poor's, Hong Kong.
Town Planning Board (2000), Town Planning Board Annual Report 2000, Town
Planning Board, HKSAR Government, Hong Kong.
Transport Bureau (1998), Third Comprehensive Transport Study: Consultation
Document, Transport Bureau, Government Secretariat, HKSAR Government, Hong
Kong.
Transport Bureau (1999), Hong Kong Moving Ahead: A Transport Strategy for the
Future, Transport Bureau, Government Secretariat, HKSAR Government, Hong Kong.
K&GenerationoflheCily Hub in Central:

tntenrrete of OM and Mew Urban Developments for Year 2030
Reference
Transport Department (1999), Annual Traffic Census 1999, Traffic and Transport
Survey Division, Transport Department, HKSAR Government, Hong Kong.
Yeh, G O A (1996) (ed.), Planning Hong Kong for the 21st Century, Center of Urban
Planning and Environmental Management, University of Hong Kong, Hong Kong.
Yeh, G O A (1999), Bibliography on Socio-Economic Development and Urban
Development in Hong Kong, Center of Urban Planning and Environmental
Management, University of Hong Kong, Hong Kong.
MINUTES
Central & Western District Board (2002), Central & Western District Board Regular
Meeting Minutes So. 15, Central & Western District Board, HKSAR Government,
Hong Kong.
NEWSPAPER
Choi, K L F (2001), Green Space Travel. Hong Kong Economic Times, 24* August
2001 Section CI3.
Choi, K L F (2001), Searching the Lifeline of the City. Hong Kong Economic Times,
14th September 2001 Section CI3,
Choi, K L F (2001), Perspective of Community Participation in Urban Planning. Hong
Kong Economic Times, 26* October 2001 Section CI 3.
People's Daily (2000), "Exhibitions: New Economic Spur In Shanghai", People's Daily,
6* Jan 2000.
People's Daily (2001), "Shanghai's Pudong Becomes Major Tourist Destination",
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Wong, W S (2001), Unification of the Over-complicated Planning System, Hong Kong
Economic Times 26th October 2001 Section CI 3.
ORDINANCE & GUIDELINE
Antiquities and Monuments Ordinance
(Cap 53)
Building Ordinance
(Cap 123)
District Councils Ordinance
(Cap 547)
Town Planning Ordinance
(Cap 131)
Urban Renewal Authority Ordinance
(Cap 563)
Hong Kong Planning Standard and Guidelines
Urban Design Guidelines for Hong Kong Public Consultation II
June 2002
PaaeJ42
R&Genmtkn ofthe City Hub in Central:

htenrmste of Old and New Urban Developments for Year 20V)
Reference
EVENTS & FORUM

Architectural Conservation Programme organized by the Faculty of Architecture,
University of Hong Kong dated 26 & 27 January 2002 and 2 February 2002.
City Forum on 'How to build a Vibrant Hong Kong under the Financial Deficit'
organized by Radio Television Hong Kong dated 24 February 2002.
Hong Kong 2030 Consultation Forum I & II organized by Planning Department,
HKSAR Government dated 15 December 2001 & 26 January 2002.
Hong Kong Tourism Board 'Meeting the People' programme jointly organized with the
Hong Kong Institute of Architects, Cultural and Heritage Trail in Central programme
dated 01 & 08 June 2002.
'Meet the People' Architectural Tour Programme co-organised by the Hong Kong
Institute of Architects and Hong Kong Tourism Board.
Urban Design Guidelines for Hong Kong Public Consultation Forum I & II organized
by Planning Department, HKSAR Government dated 18 March 2000 & 8 Sept 2001.
Urban Design Seminar Workshop I & II organized by Hong Kong Institute of Planners
& Hong Kong Institute of Architects dated 5 & 19 May 2001.
WEBSITE
Beijing Central Business District Planning Press Release
http: wAvw.cyzs.com eng0208.htm
HKSAR Antiquities and Monuments Office
http: w-ww.lcsd.gov.hk.CE Museum Monument
HKSAR 2002-2003 Financial Budget
http: w-ww.budget.gov.hk eindex.html
HKSAR Hong Kong 2030: Planning Vision & Strategy
http:/ www.info.gov.hk planning/infoserv/publication/newsletter/22001/200 l_2a_e.htm
HKSAR Innovation and Technology Commission
http://www.info.gov.hk/itc/eng/about/mission_and_values.shtml
HKSAR Planning Department: Hong Kong 2030 Planning Vision and Strategy
http://www.info.gov.hk/hk2030/hk2030content/home_eng/2030_e.htm
HKSAR Planning Department: Projections of Population Distribution 2001-2010
http://www.info.gov.hk/planning/index_e.htm
HKSAR Planning Department: The SUSDEV 21 Study
http://www.info.gov.hk/planning/index_e.htm
JuneMCB
Page 143

lntermrete of Old and New Urban Developments for V ear 2030
HKSAR Policy Address 2001
http: www.policyaddress.gov.hit paOl eindex.html
HKSAR Policy Objective 2001
http: www.policyaddress.gov.hk paOl object_e.htm
HKSAR Population Census 2001
www.info.gov.bk censtatd eng whatsnew'Olc/0 lc_index.html
HKSAR Press Release 08 May 2002
http://www.info.gov.hk gia general 200205 08/0508258.htm
HKSAR Urban Design Guidelines for Hong Kong Public Consultation II
http: www.info.gov.bk planning pstudy progs/udg digeng/urban cover.htm
HKSAR Urban Renewal Authority
http: wAVAv.hkura.org html c I OOOOOe 1 .html
Shanghai Foreign Investment Commission
http: www.investment.gov.cn english 24-25.htm
Shanghai Lujiazui Finance & Trade Zone
http: www.sh.com zone lujiazui develop index.htm
Shanghai Pudong New Area. Shanghai, China
http: pudong.shanghaichina.org
United Nations Division for Sustainable Development
http: www.un.org partners. civil_society/m-susdev.htm
Reference
City Hub in Central
APPENDICES
City Hub in Central
APPENDIX I
HONG KONG PLANNING AREA NO. 4

DRAFT CENTRAL DISTRICT OUTLINE ZONING PLAN NO. S/H4/11
(Being a Draft Plan for the Purposes of the Town Planning Ordinance)
NOTES
(N.B. This forms part of the Plan)
(1)
These Notes show the uses or developments which are permitted at all times in the vanous
zones on the Plan and the uses or developments which may be permitted by the Town
Planning Board, with or without conditions on application. Where the permission of the
Town Planning Board for a use or development is necessary, the application for such
permission should be addressed to the Secretary of the Town Planning Board, from whom the
appropriate application forms may be obtained.
(2)
Any use or development which may be permitted in accordance with these Notes must also
conform to anv other relevant legislation and to the conditions of the Government lease
concerned.
(3)
(a)
No action is required to make the existing use of any land or building conform to this
Plan until there is a change of use or the building is redeveloped.
(b)
Any change of use, and any other development (except minor alteration) or
redevelopment, in respect of the land or building must be permitted in terms of the
Plan or, if permission is required, is in accordance with the permission granted by the
Town Planning Board.
(c)
For the purposes of subparagraph (a) above, "existing use of any land or building"
includes (i)
(ii)
before the publication m the Gazette of the nonce of the first statutory plan
covering the land or building (hereafter referred as 'the first plan'),
a use in existence before the publication of the first plan and that use has
continued since it came into existence; or
a use approved under the Buildings Ordinance; and
after the publication of the first plan.
a use permitted under a plan and was effected during the effective period
of that plan and the use has continued since it was effected; or
a use approved under the Buildings Ordinance and permitted under a
plan prevailing at the time when the use was approved under the
Buildings Ordinance.
(4)
Except as otherwise specified by the Town Planning Board, when a use or change of use is
effected or a development or redevelopment is undertaken as permitted in terms of the Plan
or is in accordance with a permission granted by the Town Planning Board, all permissions
granted by the Town Planning Board in respect of the site of the use or change of use or
development or redevelopment shall lapse.
- 3 S/H4/11
COMPREHENSIVE DEVELOPMENT AREA (Cont'd)
Remarks
(1)
Pursuant to section 4A(2) of the Town Planning Ordinance, an applicant for permission for
development on land designated "Comprehensive Development Area", shall prepare a Master
Layout Plan for the approval of the Town Planning Board and include therein the following
information :
(i)
the areas of proposed land uses, the nature, position, dimensions and heights of all
buildings to be erected on the area;
(ii)
the proposed total gross floor areas for various uses, total number of flats and flat sizes
where applicable;
(iii)
the details and extent of Government, institution or community and recreational

facilities, parking spaces, and open space to be provided within the area;
(iv)
the alignment, widths and levels of any roads proposed to be constructed within the
area;
(v)
the landscaping proposals within the area;
(vi)
programme of building development in detail;
(vii) an environmental assessment report to examine any possible environmental problems

that may be caused to or by the proposed development and the proposed mitigation
measures to tackle them; and
(viii) such other information as may be required by the Town Planning Board.
(2)
On land designated "Comprehensive Development Area", no new development or addition,

alteration and/or modification to the existing development shall result in a total development
or redevelopment in excess of a maximum gross floor area as specified for each sub-area as
set out below or the gross floor area of the existing development whichever is the greater;
Sub-Area
Restriction
CDAH )
A maximum gross floor area of 415,900m::

for retail shops, offices and hotels.
CDA(2)
A maximum gross floor area of 55,740m- for

retail shops, offices and hotels.
- 4
S/H4/11
COMMERCIAL/RESIDENTIAI,
Column 1
Uses always permitted
Ambulance Depot
Ancillary Car Park
Bank
Barber Shop
Beauty Parlour
Canteen
Clinic/Polyclinic
Educational Institution (in a commercial building
or in the non-domestic part of a commercial/
residential building only)
Exhibition or Convention Hall
Fast Food Shop
Flat
Government Staff Quarters
Government Use (not elsewhere specified)
Hotel
House
Money Exchange
Office
Photographic Studio
Place of Public Entertainment
Police Reporting Centre
Post Office
Private Club
Private Swimming Pool
Public Car Park
Public Library
Public Utility Installation
Residential Institution
Restaurant
Retail Shop
School (in free-standing, purpose-designed
school building, in a commercial building or in
the non-domestic part of a commercial/
residential building only;
Service Trades
Showroom excluding Motor-vehicle Showroom
Social Welfare Facility
Staff Quarters
Utility Installation for Private Project
Column 2
Uses that may be permitted with or
without conditions on application
to the Town Planning Board
Broadcasting, Television and/or Film Studio

Commercial Bathhouse
Cooked Food Centre
Educanonal Institution (not elsewhere specified)
Government Refuse Collection Point
Hawker Centre
Hospital
Market
Mass Transit Vent Shaft and/or Other Structure
above Ground Level other than Entrances
Massage Establishment
Motor-vehicle Showroom
Off-course Betting Centre
Pawn Shop
Petrol Filling Station
Place of Recreation, Sports or Culture
Printing, Publishing and Allied Industries
Public Convenience
Public Transport Terminus or Station
Religious Institution
School (not elsewhere specified)
Service Reservoir
5 S/H4/U
RESIDENTIAL (GROUP A)
Column 2
Column 1
Ambulance Depot
Ancillary Car Park
Canteen
Clinic/Polyclinic
Flat
(in public housing estates only)
House
Post Office
Private Club
Public Library
(in public housing estates only)
School (in public housing estates or freestanding, purpose-designed school building
only)
Staff Quarters

Cooked Food Centre
Educational Institution
(other than in public housing estates)
Hawker Centre
Hospital
Hotel
Pawn Shop
Printing, Publishing and Allied Industries
Public Car Park
Public Convenience
(other than in public housing estates)
School (not elsewhere specified)
Service Reservoir
(Please see next page)
6 S/H4/U
RESIDENTIAL (GROUP A) (Cont'd)
Column 2
Column 1
In addition, the following uses are also permitted

as of right on the lowest three floors, including
basement or basements, of the building :
The following uses need planning permission if

they are proposed on any floor above the lowest
three floors, including basement or basements, of
the building :
Bank
Barber Shop
Beauty Parlour
Fast Food Shop
Money Exchange
Office
Photographic Studio
Restaurant
Retail Shop
School
Service Trades
Bank
Barber Shop
Beauty Parlour
Fast Food Shop
Office
Photographic Studio
Restaurant
Retail Shop
Service Trades
Remarks
Mobile communication radio base station(s), with an equipment cabinet not bigger than 4.5 metres x
4.5 metres x 3.2 metres (length x width x height) within or on the roof-top of a
multi-storey building, and antenna(e) not bigger than 0.6 metre x 0.6 metre x 2.5 metres (length x
width x height) at the side or on the roof-top of a multi-storey building, are always permitted.
- 7 -
S/H4/11
RESIDENTIAL (GROUP B)
Column 1
Ancillary Car Park

Flat
House
Private Swmiming Pool
Public Library
Staff Quarters
Column 2
Ambulance Depot
Bank
Barber Shop
Beauty Parlour
Clinic/Polyclinic
Fast Food Shop
Hawker Centre
Hospital
Hotel
Market
Office
Photographic Studio
Post Office
Private Club
Public Car Park
Public Convenience
Restaurant
Retail Shop
School
Service Trades
- 8
S/H4/11
GOVERNMENT. INSTITUTION OR COMMUNITY
Column 1
Ambulance Depot
Ancillary Car/Lorry Park
Cable Car Route and Terminal Building
Canteen
Clinic/Polyclinic
Cooked Food Centre
Driving Test Centre
Fire Station
Hawker Centre
Hospital
Judicial Facility
Market
Pier
Plant Nursery
Police Station
Post Office
Public Bathhouse
Public Car/Lorry Park
Public Convenience
Public Library
Public Swimming Pool
School fin free-standing, purpose-designed
school building only)
Service Reservoir
Underground Pumphouse
Vehicle Pound
Wholesale Food Market
Column 2
Abattoir
Animal Pound
Aviary
Bank
Columbarium
Correctional Institution
Crematorium
Dangerous Goods Godown
Fast Food Shop
Flat
Funeral Depot
Funeral Parlour
Funeral Services Centre
Garden of Remembrance
Holiday Camp
Hotel
House
Marine Fuelling Station
Office (other than Government Office)
Photographic Studio
Private Club
Quarantine Station or Quarantine Lairage
for Animals
Radar, Telecommunications Electronic
Microwave Repeater, Television and/or Radio
Transmitter Installation
Refuse Disposal Installation
Restaurant
Retail Shop
Sand Depot
School (other than in free-standing, purposedesigned school building)
Service Trades
Sewage Treatment/Screening Plant
Staff Quarters
Warehouse/Godown
Zoo
- 9 S/H4/11
OPEN SPACE
Column 1
Ancillary Car Park

Aviary
Changing Room
Park and Garden
Plant Nursery
Playground/Playing Field
Public Convenience
Refreshment Kiosk
Zoo
Column 2
Barbecue Spot
Cooked Food Centre
Fast Food Shop
Hawker Centre
Market
Pier
Public Car Park
Restaurant
Service Reservoir
- 10 S/H4/11
OTHER SPECIFIED USES
Column 2
Column 1
For "Pier"
As Specified on the Plan
Government Use
Bank
Fast Food Shop
Hotel
Manne Fuelling Station
Office
Public Car Park
Restaurant
Retail Shop (not elsewhere specified)
Service Trades (not elsewhere specified)
Remarks
Kiosks not greater than lOnr each in area and not more than 10 in number for use as retail shop and
service trades are considered as ancillary to "Pier" use.
For "Pier / Helicopter Landing Pad"

Government Use
Bank
Exhibition or Convennon Hall
Fast Food Shop
Hotel
Manne Fuelling Station
Office
Public Car Park
Restaurant
Remarks
(1)
Kiosks not greater than 10m2 each in area and not more than 10 in number for use as retail shop
and service trades are considered as ancillary to "Pier" use.
(2)
Mobile communication radio base station(s), with an equipment cabinet not bigger than 4.5 metres
x 4 5 metres x 3 2 metres (length x width x height) withm or on the roof-top of a
pier,' and antenna(e) not bigger than 0.6 metre x 0.6 metre x 2.5 metres (length x w,dth x height) at
the side or on the roof-top of a pier, are always permitted.
- 11 S/H4/U
OTHER SPECIFIED USES (Cont'd)
Column 1
Column 2
For "Elevated Walkway"

Bank
Fast Food Shop
Service Trades
For All Other Sites fNot Listed Above)


Staff Quarters
Utility Installation not ancillary to the Specified Use
- 12 -
S/H4/1 J
GREEN BEIT
Column 1
Agricultural Use
Ancillary Car Park
Barbecue Spot
Forest Plantation
Plant Nursery
Public Convenience
Refreshment Kiosk
Service Reservoir
Tent Camping Site
Wild Animals Protection Area
Column 2
Animal Pound
Aviary
Clinic/Polyclinic
Columbarium
Crematorium
Flat
Funeral Depot
Funeral Parlour
Funeral Services Centre
Garden of Remembrance
Grave
Holiday Camp
House
Mining and Quarrying
Private Club
Public Car Park
Quarantine Station or Quarantine Lairage
for Animals
School
Zoo
City Hub in Central
APPENDIX II
HONG KONG PLANNING AREA NO. ?4

DRAFT CF.NTRAI, DISTRICT rEXTFNSION^ OUTLINE ZONING PLAN NO. S/H24/S
(Being a Draft Plan for the Purposes of the Town Planning Ordinance)
NXOES
(N.B. These form part of the Plan)
(1)
These Notes show the uses or developments which are permitted at all times in the various
zones on the Plan and the uses or developments which may be permitted by the Town
Planning Board, with or without conditions on application. Where the permission of the Town
Planning Board for a use or development is necessary, the application for such permission
should be addressed to the Secretary of the Town Planning Board, from whom the appropriate
application forms may be obtained.
(2)
Any use or development which may be permitted in accordance with these Notes must also
conform to any other relevant legislation and to the conditions of the Government lease
concerned.
(3)
(a)
No action is required to make the existing use of any land or building conform to this
Plan until there is a change of use or the building is redeveloped.
(b)
Any change of use, and any other development (except minor alteration) or
redevelopment, in respect of the land or building must be permitted in terms of the
Plan or, if permission is required, is in accordance with the permission granted by the
Town Planning Board.
(c)
For the purposes of subparagraph (a) above, "existing use of any land or building"
mcludes (i)
(ii)
(4)
before the publication in the Gazette of the notice of the first statutory plan
covering the land or building (hereafter referred as 'the first plan'),
a use in existence before the publication of the first plan and that use has
continued since it came into existence; or
a use approved under the Buildings Ordinance; and
after the publication of the first plan,
a use permitted under a plan and was effected during the effective period
of that plan and the use has continued since it was effected; or
a use approved under the Buildings Ordinance and permitted under a plan
prevailing at the time when the use was approved under the Buildings
Ordinance.
Except as otherwise specified by the Town Planning Board, when a use or change of use is
effected or a development or redevelopment is undertaken as permitted in terms of the Plan or
is in accordance with a permission granted by the Town Planning Board, all permissions
granted by the Town Planning Board in respect of the site of the use or change of use or
development or redevelopment shall lapse.
- 2 -
S/H24AS
(5)
Road junctions, alignments of roads, railway, tram tracks and boundaries between zones may
be subject to minor alterations as detailed planning proceeds.
(6)
Temporary uses (expected to be 5 years or less) of any land or buildings are permitted in all
zones as long as they comply with other Government requirements and there is no need for
these to conform to the zoned use or these Notes. For temporary uses expected to be over 5
years, the uses must conform to the zoned use or these Notes.
(7)
In all zones, the following uses are always permitted :

Amenity Area, Bus/Tram/Public Light Bus Stop or Layby, Cycle Track, Footbridge,
Footpath, Railway Station Entrance, Railway Structure below Ground Level, Nullah,
Open Space, Pedestrian Area, Pedestrian Subway, Promenade, Public Utility Pipeline
Reserve, Service Lane, Street, Taxi Rank.
(8)
In the area shown as 'Road', uses except those listed in paragraph (7) above and those listed
below require permission of the Town Planning Board :
Central Divider, Drive Way, Elevated Road, On-street Car Park, Road Tunnel, Tram
Track, Rail Track.
(9)
Unless otherwise specified, all uses, including storage and caretakers' quarters, directly related
and ancillary to the permitted use are always permitted and no separate planning permission is
required.
HONG KONG PLANNING AREA NO. 24
DRAFT CENTRAL DISTRICT (EXTENSION)

OUTLINE ZONING PLAN NO. S/H24/S
Schedule of Uses
Page
COMMERCIAL
COMPREHENSIVE DEVELOPMENT AREA
GOVERNMENT, INSTITUTION OR COMMUNITY
OPEN SPACE
- 1-
S/H24/5
COMMERCIAL
Column 2
Column 1
Ambulance Depot
Ancillary Car Park
Bank
BarbeT Shop
Beauty Parlour
Canteen
Clinic/Polyclinic
Fast Food Shop
Hotel
Money Exchange
Office
Photographic Studio
Post Office
Private Club
Public Car Park
Public Library
Restaurant
Retail Shop
School
Service Trades

Public Convenience
Railway Vent Shaft and/or Other Structure
Staff Quarters
Remarks
On land designated "Commercial", no new development or addition, alteration and/or modificat
the existing building(s) shall result in a total development or redevelopment in excess of a max
building height of 131 metres above Principal Datum.
- 2 -
S/H24/S
COMPREHENSIVE D E V E L O P M E N T AREA
Column 1
Column 2
Without conditions on application
Ancillary Car Park.

Bank
Barber Shop
Beauty Parlour
Clinic
Fast Food Shop
Hotel
Money Exchange
Office
Photographic Studio
Post Office
Private Club
Public Car Park
Pub'ic Convenience
Public Library
Public Transport Terminus or Stanon
Restaurant
Retail Shop
Service Trades
Staff Quarters
Remarks
- 3 -
S/H24/5
COMPREHENSIVE DEVELOPMENT ARFA (Cont'd)

Remarks
(1)
Pursuant to section 4A(2) of the Town Planning Ordinance, an applicant for permission for
development on land designated "Comprehensive Development Area" shall prepare a Master
Layout Plan for the approval of the Town Planning Board and include therein the following
information :
(1)
the areas of proposed land uses, the nature, position, dimensions and heights of all
buildings to be erected on the area;
(ii)
the proposed total gross floor areas for various uses;
(iii)
the details and extent of Government, institution or community, recreational and

public transport facilities, parking spaces, and open space to be provided within the
area;
(iv)
the alignment, widths and levels of any roads proposed to be constructed within the
area;
(v)
the landscaping proposals within the area;
(vi)
programmes of development in detail;
(vii)
an urban design study report to explain the urban design concept;
(viii)
an environmental assessment report to examine any possible environmental problems

that may be caused to or by the proposed development and the proposed mitigation,
monitoring and audit measures to tackle them;
(ix)
a traffic impact assessment report to show that the development mix/intensity is

sustainable by the capacity of the transport and road proposals; and
(x)
such other information as may be required by the Town Planning Board.
(2)
The Master Layout Plan should be supported by an explanatory statement which should
contain an adequate explanation of the development proposal including such basic information
as land tenure, relevant lease conditions, existing condition of the site, the character of the site
in relation to the surrounding areas, principles of the layout design, assumptions, design
population, type of Government, institution or community, recreation and open space
facilities.
(3)
On land designated "Comprehensive Development Area", no new development or addition,

alteration and/or modification to the existing building(s) shall result in a total development or
redevelopment in excess of a maximum building height of 50 metres above Principal Datum
for the medium-nse commercial development on the western part and a maximum building
height of 16 metres above Principal Datum for the low-nse landscaped deck with commercial
facilities below on the eastern part of the "Comprehensive Development Area" zone as
indicated by a pecked line on the Plan.
S/H24/5
- 4
GOVERNMENT, INSTITUTION OR COMMUNITY
Column 2
Column 1
Ambulance Depot
.Ancillary Car/Lorry Park
Canteen
Clinic/Polyclinic
Cooked Food Centre
Driving Test Centre
Fire Station
Hospital
Judicial Facility
Pier
Place of Recreation. Sports or Culture
Police Station
Post Office
Public Car/Lorry Park
Public Convenience
Public Library
School (m free-standing, purpose-designed
school building only)
Bank
Fast Food Shop
Helicopter Landing Pad
Hotel
Office (other than Government Office)
Photographic Studio
Private Club
Above Ground Level other than Entrances
Restaurant
Retail Shop
School (other than in free-standing, purposedesigned school building)
Service Trades
Sewage Treatment/Screening Plant
Staff Quarters
Remarks
- 5 -
S/H24/5
GOVERNMENT, INSTITUTION OR COMMUNITY (Cont'd)

Remarks
On land designated "Government, Institution or Community" ("G/IC"), no new development or
addition, alteration and/or modification to the existing buildmg(s) shall result in a total development
or redevelopment in excess of the maximum building height for each sub-area set out below :
Sub-area
Restriction
GAC(l)
A maximum building height of 50 metres above Principal Datum
G/TC(2)
G/IC(3)
G/IC(4)
- 6 -
S/H24/5
OPEN SPACE
Column 1
Ancillary Car Park

Changing Room
Park and Garden
Playground/Playing Field
Public Convenience
Refreshment Kiosk
Column 2

Fast Food Shop
Pier
Public Car Park
Restaurant
Road Vent Shaft and/or Other Structure
above Ground Level
- 7 -
S/H24/5
Column 2
Column 1
For "Elevated Walkway" Only

Bank
Exhibition Hall
Fast Food Shop
Restaurant
Retail Shop
Service Trades
For "Pier" Only

Government Use
Bank
Fast Food Shop
Restaurant
Remarks
(1)
No new development or addition, alteration and/or modification to the existing

building(s)/structure(s) including roof-top structures, projections and advertisement signs shall
result in a height in excess of 13 metres above Principal Datum or the height of the existing
building(s)/structure(s) whichever is the greater.
(2)
Minor relaxation of the stated building height restnction as stated in paragraph (1) above, based on
the merits of individual development or redevelopment proposals, may be considered by the Town
Planning Board on application under section 16 of the Town Planning Ordinance.
(3)
(4)
x 4.5 metres x 3.2 metres (length x width x height) within or on the roof-top of a
pier, and antenna(e) not bigger than 0.6 metre x 0.6 metre x 2.5 metres (length x width x height) at
- 8 -
SZH24Z5.
OTHER SPECIFIED USES(Cont'd)
Column 2
Column 1
For ''Pier and Associated Facilities" Only

Bank
Fast Food Shop
Restaurant
Remarks
(1)
Except the Clock Tower, no new development or addition, alteration and/or modification to the
existing building(s)/stmcture(s) including roof-top structures and advertisement signs, shall result
in a height in excess of 21 metres above Principal Datum or the height of the existing
building(s)/structures(s) whichever is the greater.
(2)
Minor relaxation of the stated building height restriction in paragraph (1) above, based on the
merits of individual development or redevelopment proposals, may be considered by the Town
Planning Board on application undeT section 16 of the Town Planning Ordinance.
(3)
(4)
x 4 5 metres x 3 2 metres (length x width x height) within or on the roof-top of a
pier, and antenna(e) not bigger than 0.6 metre x 0.6 metre x 2.5 metres (length x width x height) at
- 9 -
S/H24/5
OTHER SPECIFIED USES (Cont'd)
Column 2
Column 1
For "Waterfront Related Commercial and Leisure Uses" Only

Government Use
Public Car Park

Road Vent Shaft and/or Other Structure
above Ground Level
Remarks
On land designated "Other Specified Uses" ("OU") annotated "Waterfront Related Commercial and
Leisure Uses", no new development or addition, alteration and/or modification to the existing building(s)
shall result in a total development or redevelopment in excess of the maximum building height for each
sub-area set out below :
Sub-area
Restriction
OU( 1)
OU(2)
OU(3)
For All Other Sites fNot Listed Above)


Staff Quarters
>
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Title

Re-generation of the city hub in Central: intermingle of old and

Choi, Kam-lung, Franky.;

The author retains all proprietary rights, (such as patent rights)

RE-GENERATION OF THE CITY HUB IN CENTRAL:

CHOI Kam Lung Franky

Submitted in partial fulfilment of the requirements for

CENTRE OF URBAN PLANNING AND ENVIRONMENTAL MANAGEMENT

CANDIDATE : MR FRANKI CHOI

RE-Generationof the City Hub in Central:

RE-generation of the City

RE-Generation of the City Hub in Central:

Past & Present Role of Central

CHAPTER THREE STUDY AREA

Regional Planning Perspective

PLANNING PARAMETERS FOR CENTRAL 2030

RE-Generation of the City Hub in Central:

The Shanghai Experience

URBAN DEVELOPMENT GUIDELINES

New Planning Momentum

CHAPTER SEVEN CONCLUSION

Hong Kong Planning Area No. 4

Hong Kong Planning Area No. 24

RE-Generation of theCityHub in Central:

This research study addresses the captioned issue in a multi-disciplinary approach. It

Development Plan and Development Principles & Guidelines. With a district-based

RE-Generaton of the City Hub in Central:

Hon HO ST Edward, SBS,JP

RE-Generation of theCityHub in Central:

Evolving Urban Structure in the Pearl River Delta

Antiquities and Monuments

Art and Culture Site

Commercial and Financial Site

Pedestrian and Vehicular Circulation Network

Urban Re-development Site

Urban Tourism Site

Metroplan Development Strategies

Future Business Nodes Development

Commercial and Business Corridor

Tourism and Recreational Links

Overall Zoning Map of Pudong New Area

Geographical Location Map of

Overall Location Map of

RE-Generation of the City Hub in Central:

Overall Zoning Map of

Overall Zoning Map of

Overall Zoning Map of

Longyang Commercial & Residential Sub-Zone

Overall Central Avenue Map

Conservation Area & Public Realm

Historic & Cultural Corridor

Pedestrian Circulation Network

Preservation of Local Heritages and Buildings

Urban Axis & Path Connection

Green Corridor & Nodes

Master Development Plan

RE-Generation ofthe City Hub in Central:

Antiquities and Monuments in Central

Local Heritages in Central

Art and Cultural Site in Central

Hong Kong 2030 Study Review

Hong Kong 2030 Working Papers

Hong Kong 2030 Planning Issues