ARCHITECTURE DEPARTMENT CHINESE UNIVERSITY OF HONG KONG
MASTER OF ARCHITECTURE PROGRAMME 2009-2010 DESIGN REPORT
SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
HO Chun Wang, Steven May 2010 3 1 5 OCl iM2i i
UNIVERSITITY "/M SggivLIBRARY SYSTEfSTEMM
SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
You are not allowed to do anything but shop SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
You can not escape from shopping SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
Shopping mall is your new home SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
rivately wned • ubiic s^pac e Regaining Publicness in POPS SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
This edition first printed in December. 2009
All rights reserverd. No part of this publication may be reproduced, stored in a retrieval system, or transmit- ted, in any form or by any means, electronic, mechanical, photocopying, recording or otherwise without the prior permission of the publisher.
Author: Steven Ho Thesis adviser: HendrikTieben 14 Graduation. Master of Architecture,CUHK
School of Architecture. The Chinese University of Hong Kong Room SI4,Wong FooYuan Building, Shatin, New Territories, Acknowledgements Hong Kong SAR. China This report is a document studying privately owned public spaces in Hong Kong. Since the first POPS was introduced in www.arch.cuhk.edu.hk 1980s, we are loosing our public spaces.The government did not take the responsibility to provide high quality public spaces architecture@cuhl<.edu.hk for citizens, but it just dedicate our public spaces as a kind of present giving to developers without any control. We are Tel +852 2609-6583 not only loosing our public spaces, but we also loose our right to enjoy and use public spaces. It is my hope that this thesis Fax +852 2603-5267 demonstrate a new type of POPS integrating with retail and civic function to regain the publicness of public'space.
Printed and in Hong Kong The book owes thanks to professor HendrikTieben who has given critical and valuable comment on this topic. Support and criticism from all of the professors, academic staff and colleges are very important. Finally, the author would like to thank his family giving great support during this year, without them this book would never exist. SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
Part BACKGROUND STUDIES Schedule Crisis Flow Chart Part 111 DESIGN DEMONSTRATION 11 Thesis Abstract 50 Potential site -TaiWai station 12 Statistics 51 Original planning concept 52 Future development 53 Necessity of civic programs 54 Design strategies Part I I RESERACH 56 Relationship between retail and civic programs 57 Differences between PS & POPS 19 Consumption and urban life 58 Process of development 20 Shopping habits in Hong Kong 60 Distribution of mass 21 HK as city of shopping 62 Spatial hierarchy of landscape , 22 Critical changes in shopping development 63 Programs location 23 Railway and Malls 24 Impact of Comprehensive Development Area (CDA) 25 Change in living form 26 Climate change 27 Typology of shopping 31 Definition of Public spaces 32 How public is public space? 34 Restrictions in ... 36 Is public space dead? 42 Disintegration of programs 43 Integration of programs 44 Integration of POPS and Mall Contents 47 Program organization in mall SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
Mapping ^Oiagrams
JMapplhg Bt Diagrams 'Mflppmg & Diagrams' Model studies
Booklet Documentation
ffsUidies: Overseas POPS 'stucile&r public
RelMionshlp beiweert shoppiny, cuiturfi- Ri city
Privatized Public Spaces
Shopping & the City
• Mid-term Review SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
WfflififlT tLS* - ’ ®/ j . •ff: 9AJviyUitJcltiracU.bi«BiMUCDi / mUMkUbMlMM V ,, 1 M ’ K mm A V BJi • wtm»mmx, TfcoMWft ti « * K « .7 t _ raw •SS ® ^isMg^ij^ S f j M • • ’ …… SSS? Hi! 12 ’ • S5E K BS a f « ’ ® . S High Tea. Hieh Tea, a ’ 40,000 ’ « S “‘ ‘JA M RiS • ’ fi a : ’ . ® deed of dedication. KU) K it, . B Bsia * M ij r j «— 12 . g— • a a r http:"hk.ap[)le.nextmedlaxom/teni()late/apf)le/art_maln.[)hf>nssJd=M08022S&jec_ f j S f J. 15 P r^i^tiftj. 2009 03 23
.-.. f ?JSfiSi/ & 15 KIS . . » H . Jospor . H S . - « • 2003 7 2005^ Open,Space Pub- ® « —‘ ft a a A ^, iSitWJHit^'hMife. « ®j . .~ Crisis & 11 — . 3 . ’ ffi a - i . ’ SSilJSS^ . Ejffi Bflm ’ ( a ’ • « 5 0 r j • • ii ’ (Sf ff ff • - • S ‘ 3 ,mmmv. inmaL^mam^ii^mm ffi ttg f t 24 200 15 15 144 _ _ r „ „ K ‘ . U . ftsrasga Open Spao.J ’ f j . Public Open -• J - . . - . (" ^ ! i a S T. Sp.c,J • ’ ’ J • »
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ns, - . , Open Space J Uzk . _ _ 7 . M Open SpacJ • in—L fi s hra ’ S ® « . 2005 …——..-. KU Jg ft I <4’ …… . ^ ® ’ . i . . I W . f j • . http7/hk.apple.nextmedia.com/template/apple/art_maln. «, ® http7/hk.myblog.yahoo.com/hamham-hamlet/artlcle?mld=66l php!:ssjd=20090323&secjd=4104&artjd= 12S2S449 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
tilV . Flow Chart •A brief history of shopping in Hong Kong and study how ^ different factors such as policies and climate influences w» m
:• ^'lioppmg as'cIaiVy life ^Analysing the factors enhancing consumer culture in •contemporary city. :-HK as city of shopping Development < Change in living form Climate chan Impact of comprehensive development area (CDA) besign Strategies I. Public street linked with existing public spaces to
Crisis: • I .* Typology of shoppir_ •transformation the city Problems of Private Statistic: •Street > Market > Arcade > Supermarket > Department >:2. Public park serves as city centre/ destination Owned Public Spaces Giving a general —••store > Shopping centre > Shopping mall >:3. Diversity of programs: (POPS)in Hong Kong view of POPS in •-Civic programs in private sectors •Comparing different types of shopping in terms of scalp, circulation, -•:4. Hierarchy/variety of public spaces accessibility, openness and porosity, thus to analysis the relationship between *.publicit^^ajid those factors. -Covered walkway, street, courtyard, park, sunken garden
: * HaflsVS* ll^uBIfc'spaces ^Comparing the difference between malls and public •spaces in terms of management policy and regulations. •Yet to redefine the definition of public space.
: toVverslty VS Homogeneity •Comparing the differences of programs between street iand mall in relations to the publicity
BACKGROUND INFORMATION RESEARCH DESIGN DEMONSTRATION SHOPP
Designs on ' A the Public The Private Lives of Now YorkV ^. Public Spaces ‘‘ , ‘ B. Destroy HK j
OJECT ON THE CITY 2 fstovon MiU'S & Malcolm Mile::, ctl by chuihua juciy chuncj, jcff rey > rem koolha.is. tsuhcj lt?onq Consuming |H|if |..Cities Nffi iOIDETESIGW SCHOOOL WOPPiPiQ
"wtt&mhit john mcmorrou
The Structural Transformation of th<* Public Sphere An Inquiry into >\ ‘ CrtU^gory ofBo«rgw>? Sodctj
hv Tffomai Jiiugfr SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
Phenomena Background Research Studying and comparing different types of Why shopping mall and open space? Privatization of public realm in Hong Kong I. Development of shopping in Hong Kong shopping architecture in terms of scale, -Mall as city centre Since the Hong Kong government tries The development of shopping was circulation, accessibility, openness and Investigating the relationship between to improve the urban environment influenced by public policies such as the permeability in relation oif its publicness. mall and city, shopping malls has been by providing public spaces in private new town developments since 70s and the transformed from a component of city to properties, developers are encouraged introduction of podium & Comprehensive What is "Public Space"? the prerequisite of urbanity. Malls not only to provide extra public spaces in their Development Area (CDA).Those policies I. ParksVS Malls serve as the iconic centre of city but also projects while part of the floor area had great impacts on architectures By comparing the restrictions in parks and provide physical spaces for social activities, could be exempted. Privatization of public of shopping In terms of organization, malls, we challenge the definition of public as a result shopping malls has replaced spaces seems to be the trend of urban complexity and bulkiness. spaces in contemporary city and seek a every aspects of urban life. However, city development in high-density city like Hong meaning of public life. centre should also function as a "place", Kong. On paper, this idea makes sense. 2. Shopping contemporary life where "every body occupies its place". City However, how public are those "public This part of 2.The role of centre should help one to construct his spaces"? Most of them are inaccessible for research is going public spaces in own identity and relate to himself to the public and our rights are restricted in those to anal/sis the contemporary city history of that place. areas. In response to the failure of many of factors enhancing The decline in the those spaces, we have to reconsider this consumer culture Thesis quality of public -Investigating the relationship between approach and reinvent this kind of spaces in HK as city of spaces indicates malls, public spaces and city by regaining publicity of public spaces that shopping. Shopping that we have to Case study: e.g. Namba Park in Osaka by can truly promote public life in our city. malls have merged rethink the role of Jon Jerde to residential Abstract public spaces in our Thesis statement and railway city. Public spaces Potential Site This thesis will investigate the possibility developments, the change in form of living are no longer simply functioned as urban Taiwai station is proposed as experimental of using privatized public spaces as and the development of railway shorten the void like the lung of city. Public spaces site where provide large empty space design strategy for shopping complex, distance from our home to shopping malls, should be a hybrid of actual physical spaces for development, railway provides good by integrating civic functions and retails encouraging the consumption activities in and active public spheres, but active public infrastructure of transportation and stable to create a new type of public realm to daily life. On the other hand, people prefer spheres require accountability to function, pedestrian flow for the shopping complex. transform the city. It provides an alternative to stay at indoor area because of hot and private corporation could be one of the template of urbanization based on the humid environment in Hong Kong, this accountable bodies. Shopping malls provide process of hybridization of malls, civic also enhances the role of mall as the most good setting for public activities, on the programs and public spaces, enriching the favourite gathering place. other hand public space could act as the city's public offering by extending public spatial strategy to organize the mall. sectors in private properties. 3.Typology study:
11 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
Statistics
12 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE
No. of POPS in HK
District total area (sq.m) L Inside malls (sq.m)
Central and Western 712
Southern 110
Wan Chai
Kowloon City
Kwun Tong
Sham Shui Po
WongTai Sin
au Tsim Mong
Tai Po
Tuen Mun
ShaTin
Tsuen Wan 17333 j Total number of POPS in HK = Total POPS area in HK = 374 cases 27022L6 sq.m Data from: http://www.bd.gov.hk/chineseT/dedicated_iireas.html http://www.Iand$d.gov.hk/tc/Iegco/pos.htm 13 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Total POPS area in HK= Data from:. V ’,,‘‘ http://vsfww.bd.gov!>ik/chincscT/dcdicatcd_arcas.html^ http://www.Iandsd,Eov.hk/tc/lcgco/pos.htm . 14 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 1 4 Estimate maximum bonus area = I 3*6 X HSBC main building* *This estimation Is based on the following definition: (I) Dedication of sot back area at street level for the purpose of public passage The permitted site coverage and plot ratio for the building may be exceeded to an extent calculated In accordance with Building (Planning) Regulations (B(P) R).The maximum additional plot ratio thus approvable is five times the area so dedicated or 20% of the permissible plot ratio, whichever is the less. In addition^ the BA may exempt areas accepted as dedicated for use as public passage from GFA calculations. (II) Dedication of an area within or through a building at ground level or other floor levels for public passage.The BA may In return for this type of dedication allow the concessions by way of granting modifications of the relevant B(P) R provlsionj.The extent of the concessions, which ma/ be granted by the BA according to individual merits, ranges from exempting the dedicated area from GFA calculations to allowing bonus plot ratio and site coverage for the development. Normally the bonus site coverage, if allowed, will be equivalent to the extent calculated in accordance with B(P)R 22(l).The maximum bonus plot ratio, In terms of additional GFA, generally will be at multiples of the dedicated area (five times for dedicated area at ground level and two times for areas at other floor levels) subject to the total bonus in return for the dedication not to exceed 20% of the permissible plot ratio with the dedicated area being exempted from accountable GFA. http7/www.$usdev.org.hk/en/pdf/Pnap233_eng.pdf 15 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Distribution of POPS within malls TsuenWan I7333sqm 17.7% Gentral and Western 20010 sqm 20.1% Most of the POPS inside malls are located at Central ad Western district, more than 20% of the whole area. It is because Central the financial core of HK, where most of the mega mall are located. However, it surprised that Tsuen Wan is the second one explanation of this phenomenon because of the latest residential development in that district, where provides large area of Data from: .http://www.bd.goy.hk/chlneseT/dedicated_ai shopping malls. http://www.lancJsd.gov.hk/tc/legco/pos.hun 17 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 18 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Working Daily life in HK f 1 Shopping SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Preference for Retail Outlets and Aspirations on Retail Provisions No need to develop r s in HK and had In the survey, a card listing out different types of retail stores was shown to per- No need to develop more of existing shopping areas, sons aged 12 or above and they were asked which type of stores they preferred No need to develop more shopping areas in HK nor shopping areas in HK but the for going shopping. Among the various types of retail stores, a substantially larger enlarge the size of existing size of existing shopprng proportion (61,9%) preferred going shopping at "stores inside shopping malls" than should be enlarged, "street-front stores" (7.0%), "hawkers I street stalls" (2.9%), "special bazaars like those at Women's Street and Temple Street" (1.8%) and "upper floor stores" (0.2%). The remaining 26.1 % had no preference. Shopping Mall need to develop more shopping areas In HK,6I.3% Views on the need for further development of shopping areas In Hong SanpJ rvey. 2005, httpV/www.pland.gov lik/p stiidy/c SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE HK as city of shopping Perceived popular shopping locations of mainland and foreign visitors Among these six types of stores, a com- tors preferred going shopping, the views paratively larger proportion of retailers of retailers seem to be more diverse. (42.5%) perceived that local residents pre- Although "stores in malls" remained to be ferred going shopping at "stores in malls" the type of stores mentioned by a com- while 24.7% mentioned “common street- paratively larger proportion of retailers front stores". Less than 5% mentioned the (25.6% to 28.6%), about one-fifth of retail- remaining four types of stores and 17.7% ers mentioned "stores in theme shopping considered that local residents had similar streets" (18.6% to 19.3%) and “common preference for all the six types of stores. street-front stores" respectively (15.8% to 17.8%) and 16.3% to 17.1 % of retailers Regarding the type of stores at which visi- did not know which type of stores visitors referred. Impact of Cross-boundary Shopping on Business Volume Local residents Mainland residents All retailers, irrespective of their years tivities among local residents would remain of operation in their current premises, at the same level as now and 12.9% did not were asked about their perception of the have any opinions in this regard. cross-boundary shopping activities of local residents and Mainland residents in the Similarly, half (51.8%) of the retailers con- next three to five years. he findings are as sidered that the cross-boundary shopping follows - activities among Mainland residents would increase in the next three to five years Half (50.8%) of the retailers considered while 6.0% held the opposite view. 24.1 % that the cross-boundary shopping activities thought that such activities among Main- ^fir among local residents would increase in the land residents would remain at the same Sample lize; (730) nqxt three to five years while 4.5% held the level as now and 18.1% did not have any Ba$c{ All retailers interviewed opposite view. 31.8% thought that such ac- opinions in this regard. 21 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE ,970:The 1st phase of new pfiase'of' town development began rtew town clevelopment ^ Critical changes in (TsuenWan.ShaTin & Po. Sbeung Shui Tuen Mun) HYuen Long)^ shopping development 842:Thelst street In HK: r\/ r .'… / V 1890:The I st shopping arcade In HK: DepartM stdm i Lonef/miiord ( iM "H |850:Thelst department store in HKm ^^ ^ r HlVXI IVI/M^iJ * 1907:The I st local department store: ^^ ——,. ^ 1960'Th<^ Jn Japwiwe depwminutdwiia. ^ s_p_ Centres SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Da!:a from: hit(>://en.wikip CDA zoning was introduced many years ago as temporary planning measures Tor major developments such as those above railway depot and MTR stations. CDA zoning is a type of land use designated in statutory town plans where is intended for the comprehensive development/redevelopment of the area for residential aiuJ/or commercial uses with the provi- sion of open space and other supporting facilities.This zoning is to facilitate appropriate planning controls over the development mix, scale, design and layout of development, taking account of various environmental, traffic, infrastructure, and other constraints (TPB, 2005).CDA developments imposed on large sites that allow developers to build larger residential or commercial complex. It resulted the enlargement of shopping mall.This result can be seen from the graph, Since 90s, the size and number of shopping malls is generally increased with the number of CDA developments. Although the complex is well organized in itself, its relationship to the surroundings is really poor. 24 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE The first podium type development was introduced since 70s, podium has become the dominate type of residential building. According to the building regulations, it is allowed 100% site coverage under 15m and the first 3 floors are allowed for non-domestic use only. Thus most podiums are Shopping Mall used for either shopping malls, car parks or club houses.The introduction of podium enhanced the development of shopping malls and also changed our living form. Open public spaces have .been Public housing replaced by podium, where the public life take place. Private housing Domestic Households by Type of Housing * I ^^ ^lamfii III, I'll 'II!.. m m _ Average living area per person in public housing Data from Hong Kong Annual Digest of Statistics 25 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Compz iring to the other cities in Europe and US, Hong Kong is the most h ot and humid city. People prefer to stay in indoor area with air conditioning instead of open areas. Shopping malls p rovided comfortabl e indoor environment which explain one of the reasons that open public space is not successful in HK com paring to those in the West. Average temper ature in different cities AIR ZnHHrTMMf 1989-2008 +0.23 "C/ |. 1947-2008 +0,23 '>C/decade +0,16 < C/decacie Average relative humidity in different cities if- Year (1947 -2008) In post-war years from 1947 to 2008, the average rise amounted to 0.16°C per decade.The warming at the Hong Kong Observa- tory Headquarters has become faster in the period 1989 to 2008, at a rate of 0.23°C per decade. 1 26 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE al tUi r^i 7 .iliU( ] !' L- _ ^ J _. ——L I L—-J I'L^ N I 1 r-1 c BrS: 11 •I, 1 •——i ]1 ^ ___ • II :r . I •J \J B] { PK ‘ nr Liii a J .,1 f—_, p L.i 1 1 6-CLi 27 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE B. Circulation > / I C.Accessibility • Semi- public (1000-2200) 28 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE I…‘..…i I I I I I I I I . Enclosed with courtynr Enclosed with Atrium Enclosed with public _ 3JM. SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 30 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE I I. is open and sensible to all citizens,Jess oi|ggrTdeK f 11 (jt ra?:e, ethnicity, a^ or socio-economic level :: , : ’ ., 2. no fees or paid tickets are veq^e&^r entrants discriminated based off backgrqiind- ^ ‘ ,-J ,,, 3. should not be applied ai^ restrictions or rules otherfR.ahj law ordinance, e.g. rfg dirig :dr“ijs c6dc!,:tra&h1g, bagging, ad- • • . V! . ‘ r \r vertismg ";:' ,• . •_, • • : ..• •••...…, cannot limit one's speech^beyond what iS reasc^^ble^ ~ m Pl^ tjfe ik in p^vity, on govern-' •f-y me^-'Ownei'p'foperty.,.then thei^ krouId brittle if any oppot- tunity to exercise their rights of freedom of expression. “ ^ —Supreme Court of Canada, defending right to poster on public utility poles and hand out leaflets in public government-owned buildings ,.•* ^ '' SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE EDWARD How DENISON ARCHITECTURAL HISTORIAN AND PHOTOGRAPHER e mai^ki LONDON tmov^yi mm mmm mmm ~ •••i mmm •Security guard apprpSohes deckchair. Guard says: Tm gofnfto have to move you, IcMed my management to see if I could leave ypuihere, but they said no' lA'Sfi^ 'What are the rules? ^l^^^ays: Tm sorry but you'll have to move. the rule no deckchairs? sdys-.mi aintut them away so lO'uard savs 'Yes. You know that St James's Park l\\m. [N^dkes a sip) officer san Tm ssrious. if you ufcc rit hav^ra Uke It away from you' IS jMSt afpund the corner or you can sit up there |WCririnlc it from th« iMCupsf « offjfbr wyi; Thafs fine, |[po1ptin|toward National Gallery], GLA [Greater] w can't see \\1 & w^cauqhl on the cameras?' Loooon^Uthority] ownsfferea. Westminster :e ys: "No. We jirti saw you here. 1 cameras In this aica, if tliey [fiWng we'll get sent back out Nrc ''fl«r uys: "OK. Hav« « lovely d«y' 32 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE ji f, , ^ The Times Square Open Piazza and its surTounds including the pavements and vehicle lay-bys collectively called the Amenity Grounds ) are STRICTLY PRIYATELYlOWNED PROPERTY _ & . fiffi If • = _ ‘Tl- ^ 1. ® _. deft®®. liXI [ '1 , ra liii iKfiics rt. s aun® 5'3 K. y ‘.., 2. 2rThe surrounding pavementsjexcludihg the vehicle access afeas and vehicle lay-bys) ire restricted for pedestrian passage only and for no other purpose. . ffl A. ^!^ 55 IS B .ffi f_ S 5^ ^!5. t? it ffi ‘, 1. p 3 itf• Mfeiiflifeas !!U EzE K Wy‘t ffi ® fif . . . !tt4i I m 5. A t>Jo dogs other pets shall be allowed or cause to be brought in or onto the Amenity Grounds. E ‘ I n its s. la 7. M Ji .L . J “ . Jj/ 7. No public broadcast to be made nor any musical instrument shall be played on or in any [^rt of the Amenity Grounds without first having obtained the prior written 8. ^^ ^^ . ® a. - 9. ,'il . . ” ‘ 10. A • 10. No demonstration pr sit-in of any kind or in any form is permitted in or upon any part of or anywhere within the Amenity Grounds. 11 ; ® i!M ’ pflBM teffi . m ffl 1 g ma ttff ;ja,, & ¥5| ”SKW® ® 4 14 5^ t . Iji 14 No person shall bring or cause to be brought onto the Amenity Grounds any food or drinks except with the prior written approval of the Building manger and no person shall place or leave any things or obstructions in or on any part of the Amenity Grounds. 15 9 .•,,) ^ &’ 4 0! iiJiV"? '| li . Sffl ffffi 16. •’ . ,0. ISSflSifS^&ISISfJ^llif 1^ ® 1 20 ’ , • 20 The Building Managers security personal on duty on and within the Amenity Grounds have full authority to stop aiw activity or to expel any person from the area . b " for breaking any of the Rules governing the use amdenjoyment of the Amenity Grounds. 33 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE http://www riverv.illeymall.com/info/codeofconduct.cfn hltp://www.lehtghvalleymall.comAip!oad/23 pdf • Interpretation • In this Regulation, unless the contort orhorw Hours of opening and closing - The Park opens dnil/ from 8 a I. Protection of grass.flowct-bcds and pl.ints mission of ‘in/ illegnl act, ns defined by f distributing handbills, soliciting nnci pel No per^n shail, in the Park, walk, run, stand, sit or lie upon ^a) any grass, turf or other place where notice to keep off such grass, turf or other \ / / O ‘ . I •‘.., . .... • • • •• ^••‘ •• • 8. Photographing, videotaping or filming require the prior written consent of mall man- blace is exhibited i o, w my flowor-bed. shnib or pinnt or any gioiind in coiirsc of pccpnrntion as a flowor-bcd oc for the growth of any tree, slu'ub or pnnt :or agement] icgligcntly foul or pollu •rcss ih.1t is identified as "gnng rcl.itcd" through l.iw cnforccnic I physicnl foi ce, obiccno hngu.igo. obsccnc gestures or i nciril. i No person shall cause or suffer any dog or other pet animal belonging to him, or in his sically oi. vot bnily i (Charge, to enter_pr remain in the Park. u.illy oxplicit hngu: 6.Viihicles - (.1) No person shnll, cxccpt in tli or tricycle _• carry nnd lond therein: (b) The sold/ for the convcynncc of n child Of nn in of porsonnl cffccts. 7. Bills and ncticos • No person ih.^ll disinbi Yelling, screaming, singing, playing of musi- Flying of kites, model aircraft or other devices are: ^ • — • cal instruments, radios or tape players, or prohibited in the Park: r • 1 W • I W • otherwise communicating in a manner 10. Use o( bcnchcs . Restriction^ • ^^ • •s ^^ i• n• • • • •which creates noise of sufficient volume No person shalljie upon or put his feet on any sitting to impinge on the hearing or peace of the other patrons of the centre, bench Engaging in _ion«commcrcial expressive activity wiihoui the prior written permission of iho ninnngciDcnt of the comrc. I- spcicific (ISC purposes nnd relevant r Soliciting money or other contributions or donations, or. distribution comnici c(nl iidvcrtising or promotiomi inatcrinl of an/ kind, or offering s.implcs of items which arc sold nvnihblc for sMc or nvailablo In cxclirmgc for n donation or contribution, oxcopt witli prior written pet niisiion of the mnnr>gomcnt of the conti o, Failing to be fully clothed, or wearing apparel which has obscene language, obscene ges- tures, or racial, religious or ethnic slurs which are likely to create a disturbance. 14. Obstructions to vis keeper or other public No sitting on floors, planters, handrails, stairs, escalators or trash receptacles. jMo person shall operate or play, or make any sounds on, any musical or other instru-j Loitering, delaying, lingering remaining idle about the exterior of the property. ment, including any gramophone ofj"aciioappar;^s..9jr.sing …song for the sick of Any other bclnvioiii- or nctivity thnt 1 annoyance for other Park users; Tables and chairs are provided for the purpose of eating and meals purchased at the Mall :|6.The Park Management reserves the right in refusing admit; .!;}ce.f6r aoy...P food court. Loitering or other activities not specifically authorised by mall management habitually disregards any of the aforesaid rules & regulationsj will not be allowed & without prior noticc. uiWi of ihc Pni k nrc at Using the Mall for purpose other than shopping is prohibited without prior written per- per sonal injuries howiocv_ 34 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE G mmmmtmrn Forwarding Vacation Logout fer HO, Chun Wang (sQSOdHS) INBOX: RE: Enquiiy of Festival Walklnft) INBOX: Re: New Town Plaza - Contact Us (8 of 77) Delete| Reply | Reply to All | Forward | Redirect | Blacklist | Message Source! Save Print Delete | Reply | Reply to All | Forward | Redirect | Blacklist | Message Source | Save as | Print Date: Fri, 9 Oct 2009 12:19:46 +0800 Date: Wed, 07 Oct 2009 16:43:11 +0800 Rltf^lyiftftStt^FeSfii^ W4lfc^[email protected]> From: New Town Plaza I - Promotion we regret to' inform you ttiat we cannot accoriiraodate yonir request ttiis time „ We appreciate "^aur inter^&st: in our centre and wlsli yoii the Thank you for your e-mail. Unfortunately, we regret to inform you that we cannot accorrmodate your request :this Dear Steven,.. ‘ time. We appreciate your interest in our centre and wish you a: the success in your research. Thanks We thank you for your email and are sorry to inform you that your request cannot be entertained. Best regards, • Best regards, TSWFfPlkt&s Gloria Ng We thank you for your email and are sorrf to' iMmm tfiEt yoy r reqy est cannot be entertained From: Emailto: s0804116!3inailserv• cuhk. edu.hk] Sent: Tuesday, October 06, 2009 12:57 AM - On Tue 6i10/09 01:22, Steven Hosend: To: FW Shopping Subject: Enquiry of Fescival Walk Information —Original Message —— No reply from IFC Mall, APM, Langham Place & Mega box. From: Steven [email protected] Dear sir/madam. Sent Tue 6/10/09 01:22 Subject: Re: flew Town Plaia - Contact Us Hi, I am an architectural student from CUHK, we are working on a . reserach abouc shopping mails in Hong Kong recently. We would like to Name :Steven Ho collect some information about Festival Walk for the case study, such Email :[email protected] 'regulations, rules and rescriccions of people's behaviour inside the Message ;Dear sir/madam, Hi. I am an architectural student from CUHK, we are working on a reserach TV.-, s 1 -T-t ^ . 4. . ^ 9 B« o-1 r -F^v f ><0. vfaaQT-.ac-Vi ill 1 l-rm -i Tii-Fo-CTO.at-i T. 35 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE •• <‘--..l . 1 • • • w • ‘ Is public s_e de “If a place can jbe [clefinecl a^, relational,' histoHcal and coricerned with identity, theri-a space which cannot be defined as relational, or historical, or concerned with identity will be a non-place."/ ‘ I (Auge 1995:78). SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 37 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE ik . .It— ...... :...... — r ••... m Tai Po Market SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Isolated open spaces GIC and shopping mall Circulation inside mall Bridges networks t ,: <,...... .....-fv ••••'- yv: ir *__ ...... ‘ Jcj'ri _ r 'I •.....J 1/ H — /Z _ .1 V L ( 1 —- There are a quite number of government buildings adjacent Bridges networks add the second skin of city. The mall The development of IFC created a large area of open space to the IFC mall, but those buildings are just located in some functions as central core drawing all the pedestrian flow but those public spaces are separated by busy traffic roads. left-over spaces, this disintegration of programs resulted inside. Although most of the buildings are linked by this xAfUt^rtwhere^ arp inaccessible for publicThe open spaces just confronting situation between buildings. network efficiently, the street culture is sacrificed due to functions as visual green and urban void due to the weak connections the separation of pedestrian flow. IFC Mall 39 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 40 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Books.Arts & Gifts Fashion Food & Beverage Health & Fitness Home Appliances & Electronics Jewelry & ccessoriw Personal Care & Beauty Travel Accessories Office Florist Cinema Hotel Services Department Stores Fragmented open spaces Hong Kong ventilatior^^ij^ Electricity substation ‘ “ Homogeneity of program 41 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE m 42 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Integration of programs ewTown Plaza, SHOPPING MALLAS PRIVATELY OWNED PUBLIC SPACE Integration ~ of POPS and Mall Namba Park located in the city centre of Osaka, adjacent to the shop- ping district. Namba Parks was conceived as a large park, forming a dra matic new identity of the city, a natural intervention in Osaka's dense and i. harsh urban condition. Alongside a 30-story tower, the project features ; a lifestyle commercial centre crowned with a rooftop park that crosses multiple blocks while gradually ascending eight levels. In addition to pro viding a highly visible green component in a city where nature is sparse, the sloping park connects to the street, welcoming passers-by to enjoy its groves of trees, clusters of rocks, cliffs, lawn, streams, waterfalls, ponds and outdoor terraces. Beneath the park, a canyon carves an experiential path through speciality retail, entertainment and dining venues. Namba Parks creates a new natural experience for Osaka that celebrates the interaction of people, culture and recreation. Namba Park. Osaka by Jon Jerde 44 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Gallery lUimrmKim) Amphitheatre The sloping nature of the park serves as a green and highly vis- Bridal Salon ible oasis in a city where nature is sparse. By connecting to the ^^ Opening Hours: 10-24 jtreet, the sloping park plane will draw people up and into the Parks I reject among groves of trees, green spaces, water features and lutdoor terraces, where they can dine, read, socialize, or simply .king in views of the city. |Namba parks not only provides retail within itself, but also is integrated with some civic programs, such as gallery, open theatre ^^ Opening Hours: 11-21 nd church. Moreover, the development is also included a office er and residential high rise.The diversity of programs enrich Street publicness inside the building, enhancing Namba park as the entral core of the city. Sidewalk mmMM public open street is designed passing trough the mall, which (^Opening Hours: 00-24 jlink the existing shopping area in Osaka and the department Residential larby. Open-air "canyon" path that reinforces the conne< with nature while forming the primary circulation pattern. Office tower ® It iNamba Park is located next to the train station. Since Namba sta- is one of the main transportation hub in Osaka, large amount f people would pass through the mall that provides stable flow ,f people inside the mall, reinforcing the retails and other sup- rting facilities. SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 46 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Cinema ^I^Z i FoodlGtuifcfi Greenery ,Mr^gnct to Namba Parks attract people Entrance Re^t Car park XinerrtI (Wy VL J Cinema ft" • - \ f^T IHi^yif M .q TT"""*^ Ice^ftink ^-ffguEE __ ItL: “ Festival Walk -yI - — U I-. Reta_|h : iMen's FaShio'rT I I I I -———‘~J. _ _ _ ~~ - . : - — - — J__I i -"r I H " } - r II ""-"Ca^arbar pari i Liii-L^., ^SBSiilHW Langham Place Distknce ulll..^__I ..... S.>. I !=i—-JlI^ailiJEbppd.GOurt, , ii! I "n lU. ~ • 1 ]j.•—^ij^^jSy^JJj N.^. - !i 1 • __!r LJ-_..^i...." I;':." :'• ._ Cat" fjark 47 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 05 AIMS Quality should be achieved in public spaces Accessible for all User friendly and lively CONSULTANCY STUDY ON PUBLIC OPEN SPACE IN Place for social interactions PRIVATE DEVELOPMENTS [POSPD] Design and Management Guidelines January 2010 • Uniquely stimulation experience Design Guidlines Commissioned by: Expansion of the design guidelines tjE^i Development Bureau IMOMimmilollMHooglu work with the urban context Consultancy Team: Rocco [Xiign ArchKKti Ltd. School o( Archlticturt, CUHK LandElttt Surnyori Ud. programs and activities integration ROCCO V comperhensive design guidelines SHOPPING MALL AAS PRIVATEL:i»YT OWNEi^wiNHDU ruoi-.ivPUBLIC- SPACr/Av^E[ Differences between PS & POPS Problems of sealed envelope ... ..•- I I Public Space Privately Owned Public Space Management I By Goverment By Private coperation Sealed envelope prevent access from outside Laws only Additional Restrictions No interaction between inside and outside Rules No direct access to POPS • High density of retail programs reduced publicity of POPS . Public spaces..! Public spaces,,/^ Locations Reasons ^ Problems f Solutions Mainly on the Ground Floor Multi-levels Climate > Sealed Envelope Openness C..Publjc spacc$> w^l Privatization of Public spaces. ^B^ubhcspac^^ ^^ Security Publicity Op6 ncss Public spaces m Access Control > Low Premeability Porocity Outdoor Outdoor/ Indoor Max. Sale Volume- Bulkiness Scattered Concentration of Homogenous Diversity of Programs Diverse Programs Monotonic Programs m Retail “ Programs Programs -surrounded by civic, cultural, or communial _ surrounded by shopping related programs programs 49 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 51 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE A. Street Network _< + i Full site coverage is allowed in typical development, but it kills the street life and blocks the circula- tion on ground level. Internal street should be provided and connects with the existing street network. 52 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE B.Acessible Landscape Typical development New Design In typical development, POPS usually located on the top of the mall, where is not freely accessible. By reversing the arrangement of POPS and Mall, the POPS could be accessible for the public. 53 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE C. High Porosity Limited access is designed in generic mall, it could be through the MTR station only. More access points should be placed on the envelope enhance te circulation on SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE D.Variety of public spaces street Plaza Sunken Plaza Different types of public spaces should be intro- duced in the developemnt, which can provide different experience and enhances the spatial quality. Courtyard Promenade 55 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE E. Integration of public space and activities Integration of landscape with programs, both them support each other. X 56 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE F. Interweaving of public space and retail Retail In typical development, retail and public spaces usually separated that creates isolation of public spaces.The main problem of public spaces in hk is lack of sup- portive programs. By weaving the retails and public spaces together, both them can support each other. Overlapping area provides rooms for activities, and activi- ties attracts people together in the space. V 57 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE G. Program diversity Education Food Library Restaurant Shopping Culture Theatre Retails Sport Entertainment Leisure landscape Cycling paf Cinema Civic Commercial 58 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 59 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Potential ite - Tai Wai station Problems: I. Lack of city centre Taiwai station functions as large transportation hub for the East rail line and Ma On Shan line, but there are not enough public and civic programs and public spaces to support it as city centre. yyg^.-. v-v-v •••K -" •• 2. Lack of civic programs ShaTin is the district centre in the original city planning, most of the main civic programs were concentrated there, However,Tai Wai would be another centre due to the development of railway,The population in Tai Wai will be similar as Ma On Shan after the completion of the residential developments. It is necessary to increase the number of civic programs to support the population. 3. Fragmented city Tai Wai is formed by many old wall villages, they gives the history and value of the city.Those villages are just lo- cated around the railway station. However, as the station is located at the centre of the city, it was separated as North part and South part.The design challenge is how to integrated the old villages with the mall and interconnect the fragmented islands in the city. 60 SHOPPING MALL AS PRIVATELY OWNEDPUBLIC SPACE Original planning concept The original planning forTaiWai was based on a centric organization. Open spaces wer located at the city centre, surrounded by low rise residential buildings. Higher buildings were built near the mountains, such a layout created an open landscape in theTaiWai old area so that residents could have an open view of the sky and the mountains. Planning Organization diagram Density-Distance diagram Density SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Future development -Shatin-Central line Density-Distance diagram The proposal included the exten- sion of East Rail Line across Victoria Harbour to Hong Kong Island and Density the extension of Ma On Shan Line to West Rail Line via East Kowloon. This project will start construction in 2010 while the Tai Wai to Hung Horn section will be completed in 2015 and Cross Harbour section to be completed in 2019.[ 12] This project will definitely secure the llllil importance of Tai Wai as a transport hub of Hong Kong. City Centre -Residential developments Above the Tai Wai (Station) Main- tenance Centre, a HK$20 billion Planning Organization diagram residential-commercial development Rallwc i project by Cheung Kong is currently in progress scheduled for comple- tion in 20l0.The plan is to build 12 River Developments on the tc Developments on the top of 50-stories high residential towers Taiwai Station Taiwai Maintenance Centre with a total construction area of High density residential buildings • A i Jit+Ji), 313,955 square meters as well as 25,890 square meters for the gen- Low rise residential buildings eral public's use.When completed will offer 4,304 flats to families, two High rise residential buildings schools and one community facility. Jjim:; This residential project will raise the population of Tai Wai significantly. SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE >intcd out that: the site should be used for GIC purpose, which was the original I pccss for the ‘‘CDA(l)', planning intention, as it was located in the central part of the valley hat residents were not inl in Tai Wai and was within walking distance to local residents. He _a result, they could not |e early noted that the Director of Health would consider [to reprovision the |C Green Sense collecting i iBfmiagL —• I• 70% of ihc respondents were not aware of the tails of (he approved development at the application Postmaster General would be happy to further look into the viability of|relocating one of the existing post offices the DLCS supported the in 2001 strongly objcctcd to Ihc planning ( Ircgrcttcd the Government of ncglccting their provision o|f more basketball courtsj the Secretary for Education had jphortagc of various GIO" no objection to reserve more school sites; and the locals had requested commented by the CTP/UD&L of PlanD, [the rezoning propos^ !>jccts was approved; would be a better development scheme! than the comprehensive high-rise residential and commercial development due to less visual impact an j more landscaped green area] and (iii) the Board should not only focus on land revenue and development relevant planning Ihc site should be used for GIC (iv) to placc higher density residential buildings above rail stations was no planning intention, as it was locatcd in the ccntral pari of the valley longer a desirable development pattern, which contravened the urban in Tai Wai and was within walking distance to local residents. He design principles stipulated in Chapter 11 of the HKPSG; noted that the Director of Health would consider to reprovision the existing Lck Yuen Maternal and Child Health Centre to Tai Wai; the (V) the approved CDA development was totally unacceptable to local Postmaster General would be happy to further look into (he viability residents which would destroy the existing < of relocating one of ihc existing post ofliccs; the DLCS supported the theirs provision of more basketball courts; the Sccrcmry for Education had no objection to reserve more school sites; and the locals had requested (vi) it was stated in the HKPSG that during the development ] 2007 Plan No. S/ST/ SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Design strategies I. Re-introducing public space Originally the centre ofTai Wai was an public space which was a well-known cy- cling park and amusement park.Those area have been developed as train station and maintenance centre. It is necessary to re-introduce the public space for future development of the city.This public space would be connected with the others where locate in other new towns, these will create a new network between differ- ent districts. 64 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Design strategies -r., > 7 ( •. V vc .A s SL te:: : mw-am 2. Re-creating city centre . Interior public street linked existing street connecting thg cjty Public park serves as city centre/ destination _ Shopping mall provides entertainments for citizens Diversity of programs: -Civic programs in private sectors Hierarchy/variety of public spaces -Covered walkway, street, courtyard, park, sunken garden 65 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Process of development Fragmented landscapes Central landscapes Interchange route fit fr <‘'r d/ ' 66 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Junctions Massing 6 Bridges % Two junctions connects the Serval volumes are inserted Bridges are provided in differ- routes together, providing short into the site providing spaces ent levels which allows better cut for interchanges. for different functions. circulation within the buildings. 67 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Scheme A Scheme Scheme C Scheme D Studying the connection between waterfront and inner city Studying the connections between the main street to thi Studying organization of massing ba the circulation and Active frontage on the envelope provides transitional ares landscape. public housing area, creating a main pedestrain walkway people flow in different area. for active programs, creating interaction between indoor through the city. and outdoor. 68 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 69 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Distribyitio •£ ^ Scheme I Scheme 2 Scheme 3 FI at-h orizo n tai e rive lope Haricai envelope vvitii inter -100% site coverage -Bulkiness -Too tall for retail -Sealed envelope not welcoming -Opaque -Circulation • Low permeability • No hierarchy of space -Form not suitable for shopping mall SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Scheme 4 Step4 Bridges provide continuous circulation within buildings Step I Step2 Step3 Scattered masses distribute in the site Variation in building height gives Active envelope create interactions hierarchy between indoor and outdoor 71 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Sp^y// /\/i hi Sunken Pl^ 72 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE —.... //• / / .. .•..\ y •/. / ’ / ,1 f / , Busiest area fbr retail ~7T/ > ' ^ / ‘ i s \ \ Cw • ^e^fS alic programs Cdnnecti c\t] / ‘‘ n 73 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Relationship between retail and civic programs Central Activities 00 00 BBM+ + muQiiii Openness Publicness Mall Public Civic Mall Public Civic 1800 06 00 hnJ f 12 00 Activation of programs during the day 74 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Program comperlson: Generic Design and New design proposalA rV ^•-•"-"^ —-.y • / Cutural Theatre Che Kunq Temple 75 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE elopments Above theTalWai (Station) Maintenance Centre, a HK$20 billion residential-commercial development project by Cheung Kong is currently In progress scheduled for completion in 20l0.The plan Is to build 12 50-stories high residential towers with a total construction area of 3I3,9SS square meters as well as 25.890 square meters for the general public's use.When completed, it will offer 4,304 flats to timilies, two schools and one community facilit/.This residential project will raise the population ofTalWal significantly. Due to the height of the development nearby, residential development will be eliminated in this project to preserve the view corridor through the district Existing Situation II ...... I.…..11. CEIL iMlfl^Miliii y ..|p •••• Proposed development by developer Ml^—Mi U^iiiillillUliii _i_ «—— New design Strategy 111 i j^^^PC^" . •••• SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Circulation New street network is introduced In the development, which provides a seamless movement on ground level and connect the north and south part of the district The Podium (Club House) landscape on upper level provides a direct connection from water front to the Inner part of the district Water front (Shing Mun River) Connections between city and transportation interchange route SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Summer - August 09 00 am 01 00 pm 04 00 pm Z ^^ … Overall Shading in the day 78 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Winter - December 09 00 am 01 00 pm 04 00 pm z Overall Shading in the day SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE SHOPPING MALL AS PRIVAT ELY OWNED PUBLI C SPACE 81 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE r j • _ rr 82 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Z Cycling Path \ . Access z \ / V Exsiting cycling path —Lifts Main cycling path _ Staircase/ramp Splinter cycling path _ connections to station Cycling Slow Stair Ramp Lift New cycling paths should be provided and connect Wider Stairs and longer steps Ramps provides continous Lifts allows easy movement between with the existing cycling network from Shatin to staircase provides extra spaces surfaces for seamless different levels for children, eldly and Taipo. It creates destination and provides an unique for activities and additional movement between different handicapes. attraction for the development. It also transforms the performence. levels. restricted atmosphere in POPS. 1 83 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Pedestrain Path Activities Primary path Splinter path Walking Experience Shop Frontage Long, straight pedestrain routes should Transparent shop frontages should be avoided. A walking network with be provided along the public space. alternating street spaces and small Entrance should opens to the street. square could create psychological effect of making walking distances seem shorter. X X 84 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Greenery Amenities Greenery Trees Groves Grass Movable Seating Grass should be combined with trees Trees provide shading and Planters not only provide visual movable seating should be and groves and provides extra spaces reducing greenhouse gas. They green but also can be used as provided in public spaces to for sports and other activities. should be combined with integrated seating. offer possibility of choice sitting spaces. Leaves provides according to different a pleasent combination of situations. shadow and sunlight. Fixed Seating Seatings should be placed according to site specific qualities and provide unobstructed views to the surrounding activities. 85 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Shop frontage Greenery Amenities 86 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE \ 7 St IK 87 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Section through the main spine Canyon spine is craved between the landscape area. Cycling path and greenery are placed in the middle, which creates two pedestrian paths with different atmosphere. Groves of trees are arranged randomly and no railing is installed in order to minimize obstructions, which encourage slow movement along the spine. o 88 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 89 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Section through the sunken plaza The sunken plaza serves as the main attraction point in the POPS, where provides space for different performance and activities. Light wells are provided above the PTI, which provides natural light and better air ventilation to improve the spatial quality in that area. 90 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE © Section through the covered atrium The central spine passes through the mall and connects with the covered atrium. The public space connects the covered sem outdoor space on higher level. The atrium enhances the visual connections between the indoor shopping environment and POPS. SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE \ I WliiP^lt. k 93 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Section through the entrance plaza The pederast path is opened to one side, where provides a wider view towards the entrance plaza. Skylights are installed between the pedestrian and cycling path, which provides natural lighting for the covered walkway underneath. 94 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE mmwi. 95 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE V / 96 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE ju——IL ,J,„,.,.,! i,. iL,{. iMIfeJfjiltU. mLmL SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE eve I 0 Retails & F?OPS 98 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE f A 99 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Level Sports & POPS Kindergarten 100 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 101 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Education & POPS 102 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE • W , • t ^ I : 103 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 104 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE L ^g yyprifirniytim?^?^^^^^ 105 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE f? Fragmented Landscape Privatized Landscape Linked Landscape Public landscape =7% of site area only The site is surrounded by Fragmented landscapes/ The scheme proposed by private coperation only Fragmented public spaces would be linked by a parks/ public spaces, because of lack of supportive provided little area for public open space where central public space that creates a continuous program and weak accessibility, some of the public located along the river side. Moreover a massive landscape through the city.The central landscape also spaces are seldom used by the residents. podium will be built in the site, podium landscape is provide access to water front and connects with only for private use. cycling tracks.This central landscape brings the blue and green spaces deeply into the heart of the city and create a new transformation for the whole area. Existing Situation Generic Development New Design Strategies \ J SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE fr Transportation only Homogeneity of Programs Hybridization of Programs art In -ng^,... The site was classified as CDA due to the development of MOS lines and Most of the area are designed for retail uses, even there is a post The main intervention of the project is providing a continuous landscape SC line, the site will be developed as main transportation interchange secondary school in the development, there is no interaction between linking with the surroundings. By hybridizing different programs, it creates point after the completion of SC line. As a result, it provides a great them.The school is isolated in an area where is Inaccessible.The proposed unexpected interactions between them, civic programs enhances the potential for retail development in this area. design by developer just bring us a massive residential development, it foils publicity of the public spaces. to response the current situation. Existing Situation Generic Development New Design Strategies 107 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE f / / o Disconnected pathways Privatized walkways Hybrid networks i 3 ut The station and bus terminal separated the city, Although The proposed development provides i I connection through The new strategies is to provide 24 hours open public bridges were provided to connect the two sides, but it create ; the city, However, that walkway can be Lccess ed during the pathways to connect the city.The central landscape helps unpresent walking experience. operation of mall. to complete the network of cycling tracks and fms as the destination of the network. Existing Situation Generic Development New Design Strategies 108 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE / r \ Limited Access Controlled Access High Permeability ••• mwmm .D U U < _ _ The site connected to the station by 24-hours open The proposed scheme modify the existing bridge, Public landscape provides 24 hours access to the corridor and can be reach by three entrances only so the bridges act as the main entrance for the mall. water front. More entrances are provided to linked Residents have to go through the mall in order to with the surroundings that improves the accessibility. reach another side of the city. Moreover, there is no other extra access to connect the water front. Existing Situation Generic Development New Design Strategies J J 109 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Public street network - Government-managed Leisure landscape - Private-managed Shopping mall - Private-managed Civic facilities - Government-managed Public street network Is Introduced on the ground floor level, it provides Landscape Is Introduced through the whole development, the landscape The buildings provides rooms for commercial activities where located on The civic facilities mainly located on higher level of the building. so that they free access for the public to the development. serves as connection between different buildings, and also connects the the top of the landscape. serves as attraction programs for the pedestrian flow. surrounding playground which creates a continuity of landscape In the city centre. 110 --" SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE Advantages of private mangament • Better design quality of public space compare to government owned < • Better related-services provided • POPS/Cycling landscape as attraction point • Unique shopping experience • Transform the restricted atmospheres in typical POPS • Attracting people (bikers) from Shatin to Taipo Namba Parks as example iis, •(Vmi i ril*""*] tar SiiiH; B^ IrHrv! mm^i •aavMtai* JQSBS •«.•»••»«».>•»" 111 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE What do the developers think about the POPS in Hong Kong? Interview with Director & Chief Operating Officer K.C Leung and Property Development (Architecture) Chief Manager Roger Y.P. Ma of The Wharf (Holdings) Limited (Developer & Management of Time Square) Date: 22th May 2003 I (interviewer) L K.C.Leung M RogerY.P.Ma I Design facilities provide— I: About the design facilities, did you consider providing some tables and seating for public use? L: L: What do you mean by tables and seating? 1: gather stay rather than...... I: I mean some facilities for people to sit or gather, so they can stay longer, rather.than… L: in fact, vicinity, B create environment, _ ...... shopping mallli f f BiJS provide that in the past, but we do now, because we are concern that." In fact, there are a lot of elderly sitting along the Canal Road, or some people usually stay ther L: We didn' t provide that in the past, but we do now, because we are concern that." In fact, there are a lot of elderly sitting along the Canal Road, or some people usually stay there and do nothing, you can see that situation very often. We worry about that it would create an environment where those people would sleep and take up all the seating here. In other words, it would create an atmosphere., This shopping mall is not for those elderly to stay. I don' t mean that." M Discriminate ...... M: Discriminate them- L : discriminate but in faCt iS image, B design ...... "12• need, even open plaza idea…… bench, lean on) L: I am not discriminate them but in fact it CreateS an improper image and atmosphere, so we didn t provide any tables or benches, and also we find that" it Isn' t very wide there, where is not suitable to do so. Howeveiwever you can find that t there is certain need for resting facilities, so we nave some ideas in the open plaza*" we don' t put benches but some railings, which people can lean on them. 109 79 Extracted from the thesis "A study of private/public space in Hong Kong" by Too, Wing-tak, Ken, HKU 112 SHOPPING MALLAS PRIVATELY OWNED PUBLIC SPACE References I. Don Mitchell, The right to the city: social Justice and the fight for public space, New York : Gullford Press, c2003. 2. Hu Enwel, Hong Kong Style, TOM (Cup Magazine) Publishing limited, 2005 · 3. Hu Enwel, Hong Kong Style 2: Destroy HK, TOM (Cup Magazine) Publishing Limited, 2005 4. Hu Enwel, Hong Kong Style 3: a city should be built this way, TOM (Cup Magazine) Publishing limited, 2005 5. Kristlne F. Miller, Designs on the public :the private lives of New York's public spaces, Minneapolls :University of Minnesota Press, c2007 6. Fumihiko Makl, Nurturing dreams :collected essays on architecture and the city, Cambridge, Mass.: MIT Press, c2008 7. Michlel Dehaene & Ueven De Cauter. Heterotopia· and the city : public space In a postclvll society, New York : Routledge, 2008. 8. Matthew Carmona and Steve Ties dell, Urban design reader, Oxford :Architectural Press, 2007. 9. Chuihua judy Chung, Harvard Design School guide to shopping, Koln :Taschen ; Cambridge, Mass.: Harvard Design School, 2001. I0 . Steven Miles and Malcolm Miles. Consuming cities, New York, N.Y.: Palgrave Macmillan, 2004. 11. jurgen Habermas,The structural transformation of the public sphere :an Inquiry Into a category of bourgeois society, Cambridge, Mass.: MIT Press, c 1989. 12. Davld C. Thorns, The transformation of cities :urban theory and urban life, New York : Palgrave Macmlllan, 2002. 13. Mario Gandelsonas, X-urbanlsm :architecture and the American city, New York : Prlnceton Architectural Press, 1999. 14. Jerold S. Kayden, the New York City Department of City Planning, the Municipal Art Society of New York, Privately owned public space :the New York City experience, New York :John Wlley, c2000. I5. Blueprint· The llmlu of public space, No. 281, London :Wordsearch Ltd 16. AA files: annals of the Architectural Association School of Architecture No. 56, London :The Association 17. 19UJ~. Theil city : ftmtl!l~llll.ftlfi: ~UtJIJS/Pl,2006. 18. ~;lit.ljL, Invisible Logic: Hong Kong as aslan culture of congestion, JOJJ;t: JllJOJ:k:!J!IfiWiU, 2009 - 113 SHOPPING MALLAS PRIVATELY OWNED PUBLIC SPACE Appendix Rallwny Dt•vt>lopm ~ @ http:/lwww.hyd.gov.hk/eng/publlc/publlcatlons/newsletter/lssue52/eng/E2.PDF 114 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE :www.gr««n»*ns«.org.hk dj® MSS M raiWK ® ra r J (other Specified Uses)— mtm 7 I• »»^ ffij • ’ ffl® ‘ ®^ • ffi SKH • 7 ’ rasy • 33 • W • ’ JBSii?^ ;fiJIHM^ K SJ r J (Residential) ’ • HE J (Comprehensive Development Area), iH• ME ’ "(^ ^ ) (8 ), Ewiwii! M «• i® 50 «« inigiw . 5 n 4 isE ( a ) ‘+ • • . (2) M m 473 MHitt • ® « ® • ffi ’ ® ® e sa• , HE • ffi flS ’ • W • MffliM • {} • ME n R • W ’ ’ 0 • ® ’ • ffl m JRSfl • 7 W ffi ’ • ’ H® a• • 73% R ft M WH! ’ ffitt/BK • ffi nil tt IB J . __ fli (Master Layout Plan) • ® a ® I ® IS • a KBJi • @ ?P • M fl H • ®— • ttM • 11 ’ mffi M • fi ?S !SWBWj • S a • US • R • Sf5 • • • (1?• S 1) 3S SJi IRtt! ® • 8J%S M wan M • E • 8 ?f ’ ® ’ Kfiffl at • a a&fiwwsfls • 5M ®RfflM K ’ wm® • fflSiWJi 115 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE A/ST/691 / ni Composite • m - mPD • slorcv(s) in resnect of ApnUcatlon No. A/ST/691 (j) Abcml 89 % Site coverage (k) R 2,900 Flats (a) A/ST/691 No.ofunils Application no. (1) - Private 8,500.00 m: (b) la/ ni Open Spacc - Public • :>1 Location/Addrcss Ma On Shan Line Tai Wai Staiion She. Sha Tin, New (m) ^ - t|t ||£ Private Car Parking Spaccs 849 Tcrrilorics. mmmn • ^ x\L iK (iV. Motorcycic Parking Spaccs 90 (c) itMiffiffl 48 88 About ,3 .00 m: No. of parking • iji Bicyc e Parking Spaccs 475 Site area spaccs and loading/ - Loading/Unloading Spaccs 60 (d) S/ST/23 unloading spaccs 3 Plan Approved Sha Tin Outline ZoninR Plan No. S/ST/23 - 4i Coach Lay-Bys - Car Lay-Bys 8 (e) Zoning ''Comprehensive Development Area “ 62 (0 t|l / HI A/ST/ 5 / ‘ SKI • M ^4* _ ? -IMW , W • Applied Use/ ( ^?^ ) ( The information it provided for cosy refcrenc« of the general public. Under no circumstancci will ihe Town Dcvclopmcnl Planning Board accept any liabilities for the use of ihe infbrmalion nor toy inaccuracies or discrepancies of the Proposed Amendments (with Minor Relaxation of Maximum information provided. In ease of doubt, reference should always be made lo ihe submission of ihc npplicanL Gross Floor Area ) to the Approved Master Layout Plan under Application No. A/ST/625 for Comprehensive Commercial/Residential Dcvclopmcnl cum Educational Institution (Post-secondary College) ^ («) W Plot ratio R/immt'^ Domestic 190,480.00 About Total floor area 3.94 and/or plot ratio Non-domcslic 77,000.00 Aboul 1.59 including • Retail 62,000.00 - Post-secondary 15.000.00 ColICRC jll! Total noor area 267,480.00 About 5.53 (h) jn Domestic 8 No. of block Non-domcslic JT] Composite (i) H / Domestic • m 8 mm Not Exceeding 199. Building hcighl/ No. of storeys 41 - 5IM storcy{s) 1 Podium 1 / ® Sky including Ourden/Firc refuge floor :tUlJ Non-domcslic - m Nol Exceeding 38.5 ( _E)niPD 5-9 IB storcy(s) mi 2 JlK Da emcnl includliiR hnp-//www n7p tph gnv hlf/mv_Framfildynftfall_appra 116 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE 16 Application for Proposed Amendments (with Minor relaxation of maximum GFA) to the Approved Master Layout Plan Under Application No. A/ST/625 for Comprehensivprehenslve Commercial/Residential Development cum Educational Institution (Post-Secondary College) at Tal Wai Station, Executive Summary air penetration and visual permeability of the development. The set-back design of the podium. In particular setting back from Shing Mun River Channel, and provision of pedestrian piazzas would enhance ventilation and visual amenity, providing a more comfortable environment whilst offering a better design that helps to promote the identity of An application (A/ST/625) for comprehensive commercial/residential Development cum Educational circulation of the development and pedestrian accessibility will Institution (Post-secondary College) at Tai Wal Station site ("the Site") was approved by the Town benefit both railway users and Tai Wai residents. Planning Board at its meeting on 29 July 2005 (hereafter referred as the "Approved Scheme"). -The proposed direct link from the Tai Wai railway station plalfomi to Iho shopping centre will enhance accessibility which encourages people to use public transport. Proposed amendments to the Approved MLP Tho proposed amendments are in full compliance with Iho planning intention of "CDA (1)" in the Amendments to the Approved Scheme are needed to accommodate additional GFA for the Approved Sha Tin OZP for providing a good quality comprehonsivQ development above Tai Wai Post-secondary College (PSC) as requested by Education Bureau in response to Ihe announcement by the Chief Executive in his 2009 - 2010 Policy Address that the Government will In striving to achieve optimal development, the proposed development has been carefully designed outlook of Hong Kong. In addition, based on further design development being undertaken, the to minimize potential Impacts on existing site and surrounding environment as far as possible. scheme has been fine-tuned for overall improvements to the 2005 Approved Master Layout Plan The tochnical assessments with respocts to traffic, noise, drainage, sewerage, visual and air (MLP). The Corporation has taken this opportunity to include these minor amendments that would ventilation aspects have demonstrated that the proposed amendments under application are not generate materia changes to the Approved MLP Into this submission. acceptable and there wilt be no adverse technical impacts as a result of the proposed changes. Compared with the Approved Scheme, the proposed amendments under application Include the increase of PSC GFA which exceeded Iho maximum GFA stipulated In the OZP, deletion of kindergarten with its GFA absorbed Into the PSC to meet Government's initiatives, minor changes in building height/no. of storey, minor changes In the form of buildings and disposition of building blocks (Including incorporation of PSC with the podium, reduced podium bulk and Improvements to tower arrangements), revised car parking provision, change In location of a footbridge connection, addition of one basement level in the commercial podium, changes In internal layout, an overall improvement to the traffic and pedestrian circulation arrangement and changes in landscape design of the proposed development. Planning Merita Despite these changes, the major development parameters approved for the site, including the no. of towers, commercial gross floor area and domestic gross floor area remain unchanged. With the proposed changes, the .the following improvements when compared to the previous design: Upgrading of the PSC possible for a degree-awarding Institution to servo the local community and provide a better learning environment for students. Tho maximum heights of the towers are reduced which would minimise development bulk. 117 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE FIGURE 3.1 MASTER LAYOUT PLAN - BLOCK PLAN 118 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE ' —J KEY PLAN KMCNtj. nRLF\JOCItSTOftEYS APPROVED MLP }tTOnCYt» PT"'") CAR^ARKAIOAONO iREAXX • •' 1 AJHI.CMOWQ AARA . .0TATlUNV« ^^•RAILWArRUATt fAcustmt KWIM (DMM OPtdATWO MM Of "TI I3" MeMCMTMlWUt h. “ ’…- 1 rwFww ti««w« . ... hm 'X' TAIWAI STATION FIGRURE 3.13 DIAGRAMMATIC SECTION A-A iofjX''"" 0 PROPERTY DEVELOPMENT {NOV 2009) ©MTR 119 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE \ TAIWAISTAIION Aftil-m MA ON SSHAI N LINE PROPERTY DEVELOPMENT (NOV 2009) WiVIIK 120 SHOPPING MALL AS PRIVATELY OWNED PUBLIC SPACE LEGEND 1, TENNIS COURT 2, LAWN 3 CHILDREN PLAY AREA 4. TRELLIS 5. PAVILION 6. SWIMMING POOL ,,CHILDREN POOL I. CLUBHOUSE I. TENSILE STRUCTURE I SITTING AREA .WATER FEATURE :.SKYLIGHT TAI WAI STATION MA ON SHAN LINE FIGURE 4,1 MASTER LANDSCAPE PLAN PROPERTY DEVELOPMENT (NOV200D) ®MTR 121 / • : v ARCHITECTURE LIBRARY THESIS Overdue Fines on Thesis HKSl.OO per hour 4 hrs. Time Due 1 1 3 MAR 2013 - 5 NOV 1 \ \ ’ /. qpp mi f : A 1 8 ,Ubc /zUi2 i .. 2 b SbH Ml \ •1 9 M tAM nrtM -3 oci whN • 16 nc! MAR 2013 ^ \ (): pyvu 1 7 nnj -7 MAP 9m -1 (r V \ CUHK Libraries 004644187