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Neighbourhoods-Kennedy-Town.Pdf Grosvenor Final Cover FP.pdf 6 11/10/2017 16:45:54 C M Y CM MY CY CMY K Pull in to Kennedy Town on one of the iconic double-decker trams that ply its historic waterfront and enter a neighbourhood in transition. Here you’ll discover a lively mix of old, new and up-and-coming, where local institutions such as SHUN FAT ROAST MEATSp50 naturally coexist alongside newcomers like neighbourhood craft beer bar ALVY’Sp32, and where gleaming high-rises tower over historic tong lau. Encounter traditional culture at the all-but-hidden LO PAN TEMPLEp18 and discover VOL 1 KENNEDY TOWN cutting-edge new design works from the local MAKERHIVEp52 . Or simply grab a front-row seat on the Praya to the nightly spectacle that plays out as the sun descends behind the layered silhouettes of Hong Kong’s outlying islands, casting long pastel strokes across the sky. Welcome to the neighbourhood Foreword As professional property investors we are trained to think in terms of rates of return, yields, value and risk. Only recently has sustainability factored into the equation, and the field of measuring sustainability in its many forms remains nascent. This inaugural issue of The Neighbourhood is the culmination of more than two years of engagement with and research into Hong Kong’s neighbourhoods. We focus on Kennedy Town and present a complementary, though sometimes contrasting, range of views, context and insight into the community and the issues facing it. Grosvenor has been active in Asia for more than 20 years, and we are devoting more time to understanding the concept of neighbourhoods. We want to explore what the changing nature of our cities’ most dynamic districts means for our business as well as for those who live, work and spend time in them. Our philosophy of ‘Living cities’ guides our strategy, and fundamental to this is our desire to contribute to the enduring success of cities. With this publication, we hope to contribute to the ongoing discourse about development and change in Hong Kong through the lens of Kennedy Town — a neighbourhood in which we are active and will no doubt continue to be interested. We hope you find it stimulating and enjoyable to read. Benjamin Cha Chief Executive Grosvenor Asia Pacific 3 Kennedy Town A Historical Context TEXT & SKETCHES BY DR PETER COOKSON SMITH DR PETER COOKSON SMITH is the founder of URBIS consultancy in Hong Kong and author of several books on urban design in Asia. He is a past president of the Hong Kong Institute of Planners and the Hong Kong Institute of Urban Design. odern-day Kennedy Town is, as The Early Development Impetus are all neighbourhoods, a product of the waves of development that As Central District and Sheung Wan began to Mpreceded it. The rapid development along flourish in the 1870s, a similar problem arose the foreshore of Hong Kong Island began for the seventh Governor of Hong Kong, Sir in January 1841 with the arrival of Captain Arthur Kennedy. In the face of difficulties in (later Admiral Sir) Edmund Belcher, captain bringing about further reclamation along of HMS Sulphur, at what became known as the Central foreshore, Kennedy turned his Possession Mount and later Possession Point. attention to the large-scale development of This was closely followed by the construction the Western District in order to accommodate of Possession Street in Western Upper a rapidly growing population. This involved District, today’s Sheung Wan. Possession the reclamation of Belcher Bay, completed Point was connected to the new Sai Ying in 1886, which formed a linear strip from Pun Military Camp by a built thoroughfare, Cadogan Street to Shek Tong Tsui. Hollywood Road, and represented one of the first attempts at connective planning along In accordance with a long narrative of naming the foreshore of Hong Kong Island. Hong Kong’s streets, piers and places after colonial governors and occasional royal Hollywood Road was completed in 1842 visitors, Kennedy Town was named after along with an extension of Queen’s Road to Sir Arthur (alongside Kennedy Town New what is now Des Voeux Road and facilitated Praya), who also lent his name to Kennedy the early layout of Central District. To Road, which formed a necessary connection accommodate new development, early between the Central business area and Wan governors Sir George Bonham and Sir John Chai. It is perhaps worth mentioning in passing Bowring attempted to create new flat land that Kennedy’s other long-standing initiative through reclamation, but this was initially was to establish the Hong Kong dollar as the resisted by the entrenched trading firms burgeoning colony’s monetary unit. that had already set up offices and godowns along the Praya. However, a harbour In 1887, Armenian-British businessman Sir reclamation strategy was adopted under Catchick Paul Chater correctly perceived The narrow terraces to the south of the administration of Sir Henry Robinson in that the opening of the Suez Canal would Belcher’s Street in Kennedy Town 1862, and included the first naval dockyard. significantly reduce sailing time between house several heritage buildings 4 5 included Dr Sun Yat Sen, and plague hospitals Possession Street and Queen’s Road West to northern and western boundaries, Hill Road were established at the police station and the a new ‘red light’ quarter of Kennedy Town. and Pokfulam Road delineate the eastern new glass works in Kennedy Town to look A vibrant combination of hotels and places boundary, and Mount Davis Road forms the after victims. The Smallpox Hospital was of entertainment quickly generated a mix of southern limit. The result is a juxtaposition also built in the area by the Western District- meeting and gathering places, at a prudent of tall towers on the excavated platforms established Tung Wah Group of Hospitals distance from the more staid political and associated with Pokfulam Road, which in 1910, later becoming the Government business core of Central. house private residential estates such as The Infectious Diseases Hospital before being Belcher’s, completed in 2001. These create demolished after the Second World War. These waves of development have lent a built backcloth standing sentinel over an Kennedy Town several distinct personality older and more finely grained grid of streets The area’s first streets including Belcher’s traits. Its popular identification tends to at the lower level, with joined-together sites Street, Catchick Street, Cadogan Street and equate with the dense streetscape along that define the distinctive morphology of the Davis Street along with Kennedy Town New the older reclamation areas and that which inner district. Praya were laid out in the 1890s and later took place just prior to the occupation of consolidated into the new Western District. Hong Kong by Japanese forces in 1941. In Legally the area was defined as representing the post-war period, building platforms “ the western extent of the City of Victoria, and were enterprisingly carved out of the steep Western District as a a boundary stone to this effect, erected in hillsides below Pokfulam Road to form early whole evolved as an 1903, still stands at Sai Ning Street. Western public housing areas such as Sai Wan Estate, The tram terminates along Catchick Street, a District as a whole thereafter evolved as completed in 1958, and Kwun Lung Lau important trading developing entertainment district an important trading and godown district Estate, completed in 1967. and godown district during Hong Kong’s early colonial times, Europe and the Far East, and that this would becoming favoured for its transhipment Victoria Road, which forms the western during Hong Kong’s reinforce Hong Kong’s growing entrepôt role facilities. Its growth was the catalyst for the continuation of Belcher’s Street, snakes early colonial times and bring an accompanying need for new emergence of an affluent Chinese merchant around the western part of the island, wharves. Marine lots had been established class along with charity organisations such leaving behind this increasingly dense The first Draft Kennedy Town & Mount in 1841 but many had lost their harbour as Tung Wah and the Po Leung Kuk. matrix of streets that accommodate the most Davis Outline Zoning Plan was gazetted frontage through new road construction. rapidly changing cityscape on Hong Kong in October 1986. It was subsequently Chater’s innovative idea was to give the In addition, the need to reinforce coastal Island. Victoria Road will provide access to amended a number of times, the last being rights to reclaimed land to adjoining marine defences resulted in the early relocation the new branch campus of the University in March 2016. The object of the Plan is lot holders, thereby incentivising merchants of the Kennedy Town shore batteries to of Chicago Booth Business School, the to indicate land-use zonings and major to finance the process. The outcome was Mount Davis, permitting an intensification institution having secured and remodelled transport networks, and to illustrate the several tranches of new harbour reclamation of industry, marine and residential uses an ex-military heritage building complex at broad principles of development in order in both Central and Kennedy Town that adjacent to the harbourfront in the early the foot of Mount Davis overlooking the East to maintain the character and amenity of housed Hong Kong’s first docks. Catchick part of the 20th century. In the process, Lamma Channel. The school will be relocated the area. While the population according to Street bears the name of this illustrious Sands Street and Li Po Lung Path, together from its present Cyberport location to the the 2011 Census was 75,400, the planned pioneer, who went on to found some of the with the early hillside housing associated new 1,700-square-metre site in 2018 after population is in the order of 90,600.
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