Planning Department The Government of the Special Administrative Region Agreement No.: PLNQ 44/2006

Public Engagement Programme for the District Study

Final Report

CC AA RR EE

Centre of Architectural Research for , Elderly, Environment and Excellence Ltd.

In collaboration with

The Community Participation Unit, PlanArch Consultants Ltd. The Department of Architecture The Chinese

March 2008

Public Engagement Programme for the Hung Hom District Study

Final Report

Table of Contents Page

1. Introduction 1

1.1 Study Background 1.2 Structure of the Public Engagement Programme

2. Stage 1 PEP 3

2.1 Summary of Stage 1 PEP Activities 2.2 Views and Opinions Received from the Public

3. Stage 2 PEP 6

3.1 Summary of Stage 2 PEP Activities 3.2 Summary of Public Comments Received

4. Conclusion 11

Public Engagement Programme for the Hung Hom District Study – Final Report

1 Introduction

1.1 Study Background

The Planning Department commissioned a district review study for the Hung Hom waterfront area in December 2006. The overall objective was to formulate a comprehensive district plan to guide the planning and design of the Hung Hom harbour-front areas with a view to creating an attractive, accessible and vibrant waterfront for public enjoyment and integrating the new development areas with the adjoining waterfront districts and Hung Hom hinterland.

To facilitate public participation throughout the process of the Hung Hom District Study (HHDS), the Planning Department appointed the Centre of Architectural Research for Education, Elderly, Environment and Excellence Limited, in association with the Community Participation Unit of Department of Architecture, The Chinese University of Hong Kong and PlanArch Consultants Limited (PEP consultant) to design, prepare and carry out a 2-stage Public Engagement Programme (PEP) to collect public views on the enhancement of the Hung Hom harbour-front areas.

The PEP, carried out in conjunction with the Harbour-front Enhancement Committee (HEC), aimed at providing a platform for the stakeholders, local residents, members of the public and Government to exchange views on the enhancement of the Hung Hom harbour-front areas with a view to formulating a comprehensive district plan for the areas, which was built upon community consensus and could meet the various needs of the society.

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1.2 Structure of the Public Engagement Programme

The PEP for the HHDS comprised two stages, with Stage 1 carried out in February 2007 and Stage 2 carried out between August and October 2007.

Stage 1 - Envisioning Stage

The Stage 1 PEP involved gathering views from relevant stakeholders and the public mainly through a brainstorming session and a questionnaire survey as to their perception of the Study Area and visions on how the Hung Hom harbour-front area could be enhanced. These views then served as inputs for the HHDS consultant in formulating a draft District Plan for the Study Area.

Stage 2 – District Plan Refinement Stage

Upon formulation of the draft District Plan by the HHDS consultant, the Stage 2 PEP presented the Plan to the public with a view to gathering feedbacks on the proposals for further refinement. Major activities of the Stage 2 PEP included a roving exhibition, a public forum and briefings to various organisations and bodies.

PUBLIC ENGAGEMENT PROGRAMME FOR THE HUNG HUNG HOM DISTRICT STUDY HOM DISTRICT

Formulation of a Comprehensive Public Inception and Baseline Review Engagement Strategy (Provide baseline information to facilitate public comment)

Undertaking of Stage 1 Public Engagement Activities District Plan Formulation (Feedback from public as inputs to the Study) (Draft District Plan)

Undertaking of Stage 2 Public Engagement Activities

(Feedback from public for refinement of the District Plan Finalization proposals)

This above diagram shows the relationship between the PEP and the HHDS.

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2 Stage 1 PEP

2.1 Summary of Stage 1 PEP Activities

The Stage 1 PEP was carried out in February 2007. Under this stage, perception of the Hung Hom district and visions on how to enhance the area from relevant stakeholders and the public were collected through site visit, brainstorming session, questionnaire survey and briefings to district councils. These views served as valuable inputs for the HHDS consultant in formulating the draft District Plan for the Hung Hom District Study.

2.1.1 Site Visit and Brainstorming Session

Site Visit and Brainstorming Session of the Stage 1 PEP were held on 3 February 2007. About 200 invitations were sent out to various stakeholders. The total number of participants for the site visit and brainstorming session were respectively 35 and 61, including representatives from

- City District Council and Council - Government Bureaux / Departments - Public Utility Companies - Green Groups - Harbour Concern Groups - NGOs - Hung Hom Local Residents - Property Management Companies - Property Developers - Relevant Enterprises / Business Organizations - Academics - Media

The programme started with a site familiarisation tour. Since there were different characteristics and issues pertinent to various parts of the Study Area, for the purpose of the site visit, the Study Area was divided into three sub-districts. Participants had a choice of visiting one of these sub-districts.

The guided site visit aimed to let participants have a direct and “hands-on” connection to the area. Site visit handout outlining key issues and core elements of the Study Area to facilitate discussion was distributed. The strengths, weaknesses, opportunities and constraints were discussed.

After the tour, the participants proceeded to the brainstorming session venue and were divided into five groups with other participants. After a presentation on the baseline review of the Study Area by the HHDS consultant, representatives of each site visit group were invited to share their initial views on the sub-districts they had visited.

In the small group discussion session, handout was distributed to facilitate more in-depth discussion to further develop stakeholders’ vision for the Hung Hom harbour-front and formulate the planning and sustainability principles. Representatives of each group then presented their discussion results, with the aid of drawings, notes and sketch maps.

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Site Visit Brainstorming Session

2.1.2 Questionnaire Survey

The questionnaire survey aimed to collect views of the wider public as to how they perceived the existing characteristics and what they considered as issues of Hung Hom and its adjoining Areas. It also examined the preferred future roles of the harbour-front. Principles for harbour-front planning and development in Hung Hom and adjoining areas were also covered in the questionnaire. Results of the survey provided quantitative data which supported findings from the brainstorming session and site visit. The design of the questionnaire had taken into account the Harbour Planning Principles and Sustainable Development Principles as indicators and could be quantified for further analysis and assessment where possible.

The survey was conducted from 3-10 February 2007. A total of 346 numbers of the questionnaires were received, 333 of which were valid after discounting the incomplete questionnaires. They consisted of 40 collected at the brainstorming session, 204 from roadside interviews in Hung Hom District, 53 from business operators and 36 from mail/fax.

2.1.3 Public Briefings

The Planning Department and consultants briefed the members of District Council and Yau Tsim Mong District Council on the Study and associated PEP on 18 January 2007 and 15 February 2007 respectively. The Planning Department and consultants also provided similar briefings to Members of the HEC Sub-committee on Harbour Plan Review on 31 January 2007. The purpose of these briefing sessions was to explain the background and content of the Study and to seek members’ concerns and views about the future Hung Hom harbour-front development.

2.1.4 Written Submission

Two written submissions respectively from Property and Owners/Tenants/Residents in were received on 14 and 17 February 2007.

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2.2 Views and Opinions Received from the Public

The findings of Stage 1 PEP served as valuable inputs for the HHDS in formulating a draft District Plan for the Area. Views and opinions, as well as specific suggestions, were solicited from the stakeholders in the brainstorming session and district council meetings. Quantitative data were obtained from questionnaire survey which supported the findings. The results helped to prioritize the importance of various issues and to establish development strategy for the Study, though it should be recognized that it may not be possible to find solutions for every problem and issue identified or raised.

The findings from the brainstorming session and questionnaire survey were similar, with both gearing towards the same direction for formulation of a development strategy of the Hung Hom District. There were four issues that received significant attention from the participants/respondents:

2.2.1 Connectivity – Enhancement to Intra-District and Inter-District Linkages

Local community was concerned about transport and pedestrian connectivity between the harbour-front and adjoining area. Specific locations for improvement and suggestions on enhancing connectivity were identified by participants to improve intra- and inter-district linkages.

2.2.2 Harbour-front Enhancement

Majority of the participants envisioned the new harbour-front in becoming a place for leisure and recreational uses with quality design. In the brainstorming session, participants elaborated their visions and favoured the idea of providing passive facilities near residential uses while active facilities such as entertainment, leisure, recreation, small-scale commercial and cultural activities could be provided in non-residential areas.

2.2.3 Development Density

The disposition of new buildings in the Study Area received much attention, especially the development of CDA site. The local residents generally had a strong sentiment of regulating development density along the harbour-front to prevent possible “wall-like effect”.

2.2.4 Incompatible Land Use

Participants had identified a number of existing uses within or in proximity to the Study Area which were incompatible with the surroundings, such as: 1) MTR Hung Hom Terminal (formerly Kowloon-Canton Railway Corporation (KCRC) Freight Yard, and hereinafter referred as MTRC Freight Yard); 2) International Mail Centre; 3) Funeral facilities; and 4) Green Island Cement (Holdings) Ltd. pier. These uses should be relocated to more suitable location.

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3 Stage 2 PEP

3.1 Summary of Stage 2 PEP Activities

Taking into account the public comments received at the Stage 1 PEP, the HHDS consultants then formulated a draft District Plan. In the course of formulating the draft District Plan, views from the HEC Sub-committee on Harbour Plan Review had been sought. The Stage 2 PEP was commenced on 30 August 2007 and end on 20 October 2007. The main aim of the Stage 2 PEP was to present the draft District Plan to the public for further comment with a view to refining the proposals.

Major components of the Stage 2 PEP included: - Roving Exhibition - Public Forum - Briefings to Council and Yau Tsim Mong District Council - Briefings to (TPB), and Planning Sub-committee of the Land and Building Advisory Committee (LBAC) - Engagement Meetings with Local Residents

In order to facilitate the Stage 2 PEP, publicity materials including Public Engagement Digest, Poster and Feedback Form were distributed to the public through the above activities, webpage and direct mailing. The public was also informed of the programme through press release and advertisements on district newspapers. With wide publicity and promulgation, the public participated actively in the programme and provided valuable opinion on the proposals.

3.1.1 Roving Exhibition

Roving exhibition was held at the Metropolis Mall and Home World, Whampoa Garden on 7-9 September and 10-13 September 2007 respectively. The opening hours were 10:00am to 8:00pm. There were a total of around 3,650 visitors to this event.

During the roving exhibition, the proposals of the draft District Plan were presented through display panels and a massing model. The exhibition provided direct interaction opportunity for the public to express their opinions on the proposals. Consultants were on duty during the exhibition period to explain the proposals and answer public inquiries. The public was encouraged to express their opinion by returning the feedback forms.

Roving Exhibition

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3.1.2 Public Forum

Public forum was held at the Hong Kong Polytechnic University on 15 September 2007. More than 500 invitations were issued to the Members of HEC, Legislative Councillors, District Councillors, Government Officials, Local Resident Associations, Property Management Companies, Quasi- Government Organizations, Developers, NGOs, Utility Companies, Chambers of Commerce, Business Associations, Hotels, Professional Institutes, Academic and Schools. There were 129 participants attending the forum.

The PEP consultant, being the facilitator of the public forum, oversaw the rundown and facilitated the forum discussion. During the public forum, the PEP consultant summarized the findings from the Stage 1 PEP. The HHDS consultant then presented the proposals to the participants with the aid of powerpoint slides and 3-D animation, followed by a Question and Answer session.

Public Forum

3.1.3 Briefings to Kowloon City District Council and Yau Tsim Mong District Council

The Planning Department and consultants briefed the members of Kowloon City District Council and Yau Tsim Mong District Council on 6 and 27 September 2007 respectively. The purpose was to explain the draft District Plan and seek members’ views on the proposals.

3.1.4 Briefings to the Town Planning Board and Planning Sub-committee of the Land and Building Advisory Committee

On 7 September 2007, TPB was briefed on the proposals of the draft District Plan formulated under the Study and the framework for the Stage 2 PEP. The preferred schemes for the four Potential Development Sites identified within the Study Area, the proposed measures for enhancement of the public realm and improvement of connectivity of the Study Area were presented. On 26 October 2007, the representatives of Planning Department and the consultants provided further information on the proposals and reported the initial outcome of the Stage 2 PEP to the TPB Members.

On 8 October 2007, the representatives of Planning Department and the HHDS consultant presented the background and objective of the Hung Hom District Study and the proposals of the draft district plan to the members of the Planning Sub-committee of the LBAC.

3.1.5 Engagement Meetings with Local Residents

The Planning Department and the PEP consultant were invited to attend two engagement meetings with local residents organized by the Kowloon City District Councillors and Whampoa Garden Owners Representatives' Committee on 3 and 5 October 2007 respectively. More than 100 local residents participated in the meetings.

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3.1.6 Written Submissions

A total of 20 written submissions were received from local residents, owners incorporations, district councillors, professionals, political party, property management company and the former KCRC. Names / Organizations Date of Submission Mr. Paul Zimmerman 4 September 2007 WONG, HUI & CO. Solicitors (on behalf of a resident of 14 September 2007 Harbourfront Landmark) Mr. Raymond Pun Lai Tun 16 September 2007 呂志清 (Resident) 20 September 2007 謝健良先生 (Member of the Chartered Institute of Logistics and 9 & 30 October 2007 ) Mr. Jordon Chow 13 October 2007 方昭貴 /潘國熊 /陳錦祥 /何德昌 /張何雅萍 16 October 2007 (Representatives of 2nd Harbourfront Landmark Owners ) Former KCRC 17 October 2007 吳美樺 (Chairman of Whampoa Garden Lily Mansions (Site 9) 18, 20 & 30 October and 9 Owners Representatives Committee) December 2007 Whampoa Garden Lily Mansions (Site 9) Owners Representatives 20 & 29 October 2007 Committee Mr. David Au – Practising Town Planner, Whampoa Garden 20 October 2007 Resident The Office of Kowloon City District Councillor Ms Starry Lee 27 October 2007 Ms. Linda Wong – Vice-chairperson, Kln. W., 29 October 2007 The Office of Kowloon City District Councillor Mr. Chan Ka Wai 4 November 2007 Customer Service Office, 16 November 2007

3.1.7 Feedback Forms Received from the Public

The purpose of the feedback form was to collect views on the draft District Plan proposals in respect of the future land use and development form for the four Potential Development Sites, the enhancement of connectivity and enhancement of public realm recommended under the Hung Hom District Study. The period for submission of feedback form was from 30 August 2007 to 20 October 2007.

A total of 599 feedback forms were received. 34 of those were considered duplicate and 565 of those were considered valid. Amongst the valid feedback form, 72% of the respondents resided in Hung Hom District, 60% of the respondents aged between 31 to 50 years old and 19% aged between 51 to 60. Most respondents (68%) received tertiary education or above and 26% received secondary education.

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3.2 Summary of Public Comments Received

The public generally considered that the draft District Plan proposals had responded to the four main issues of concern raised by the public in the Stage 1 PEP. The public views on the draft District Plan proposals received via various engagement activities were clear and consistent.

3.2.1 Land Use and Development Control for Potential Development Sites (PDS)

PDS 1 - MTRC Freight Yard and International Mail Centre (IMC) - The public in general queried the need for 2 hotels and a majority considered the proposed density and height of the hotel excessive. - Although the feedback form result indicated that most respondents agreed to develop the site for waterfront-related tourism, commercial and leisure uses, they preferred more open space and greenery instead of commercial uses. - The public generally considered that the MTRC Freight Yard, IMC and Green Island Cement (Holdings) Ltd. pier should be relocated to provide a continuous promenade connecting Hung Hom southwards with and northwards with Kai Tak and , and they also raised concern on the implementation programme. - Some reminded that the Government should fully consult respective operators and users as well as to seek their agreement on any relocation plans if their land rights would be affected. - There was suggestion to include the triangular area of MTRC vested land to the north of the and the Cross Harbour Tunnel Toll Plaza to form a larger Potential Development Site for comprehensive review purpose.

PDS2 - “Comprehensive Development Area” & Adjoining Open Space Site - Residents queried the need for hotel and commercial development at the “CDA” site and objected hotel development above the proposed Public Transport Interchange (PTI). Some suggested that an open-air PTI would be more preferable instead of enclosed design. - Apart from retail, commercial and hotel uses, they called for alternatives land use proposals (e.g. open space for leisure and recreation uses, G/IC for community uses, other innovative land use proposals, etc.) for the public to comment and choose. Simply presenting variations in development parameters of the same land use proposal was not adequate. - It was generally considered that the proposed plot ratio and building height of PDS2 was too high, and the development density and building height should be lower than those of Whampoa Garden. - Plot ratios ranging from 0 to 4.5 was suggested. - Stepping down profile of both building height and plot ratio towards waterfront should be imposed. - The public supported the provision of urban park but considered that the proposed size was not adequate. They suggested extending the proposed urban park to cover the whole or part of the “CDA” site. - Government should include conditions relating to disposition of buildings in the Conditions of Sale / OZP to avoid “wall-like” development and to preserve the view corridor.

PDS3 - Hung Luen Road “Residential (Group A) 2” Site - The majority considered the building height of 120mPD excessive and requested that it should be lower than that of Whampoa Garden. - Plot ratios ranging from 0 to 4.5 was suggested. - Imposition of stepping down profile of both building height and plot ratio towards waterfront was suggested. - They called for alternative land use proposals other than residential use, for example open space for leisure and recreation uses, G/IC for community uses, other innovative land use proposals and etc. Simply presenting variations in development parameters of the same land use proposal was not adequate. - Government should include conditions relating to disposition of buildings in the Conditions of Sale / OZP to avoid “wall-like” development and preserve the view corridor.

PDS4 - Tai Wan Shan Park - There were strong local sentiments against the relocation proposals of the basketball court for waterfront-related commercial and leisure uses such as small-scale café.

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- Nearby residents considered that the basketball court was highly utilized, whilst commercial uses in this locality were not needed and would create a nuisance for residents.

3.2.2 Enhancement of Transportation and Connectivity - Although the public generally welcomed the connectivity enhancement proposals, some commented that the proposals could not address the overall traffic problems of the district, in particular traffic congestion and segregation by the existing road network. - There were also concerns on the possible adverse traffic impact brought about by the proposed tourist and commercial activities, which might worsen the existing traffic congestion problem. - A comprehensive transport improvement measure in tandem with the land use proposals was suggested to put forward in the District Plan.

3.2.3 Enhancement of Public Realm - Many respondents indicated that they would like to have more public open space and greenery instead of commercial uses. - The public supported the provision of urban park but considered that only scattered pockets of open space were provided in the draft District Plan proposals. They suggested appropriate land use and connectivity measures to integrate the fragmented open spaces. - The public welcomed the proposals of waterfront promenade and streetscape enhancement.

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4 Conclusion

The 2-stage PEP provided a platform for the stakeholders, local residents, members of the public and the Government to exchange views and visions on the enhancement of the Hung Hom harbour-front areas with a view to formulating a comprehensive district plan for the areas. Taking into account views received during the Stage 1 PEP, the HHDS consultant had formulated initial proposals for the Study Area in the form of a draft District Plan. These proposals were then presented to the public for comment at the Stage 2 PEP. The HHDS consultant will, in the light of the comments received, finalize the enhancement proposals of the District Plan, which will serve as a guide to the future development of the area and as a basis for revision of the relevant statutory OZPs and administrative town plans, where appropriate.

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