Revitalising Historical Buildings Through Partnership Scheme – Batch V Heritage Impact Assessment for Revitalisation of Luen Wo Market into Luen Wo Market – House of Urban and Rural Living September 2020 Prepared for Revitalising Historical Buildings Through Partnership Scheme – Batch V Heritage Impact Assessment for Revitalisation of Luen Wo Market into Luen Wo Market – House of Urban and Rural Living September 2020 Research Team Ms. HO Sum Yee, May BSSc(AS), MArch, PDip(Cultural Heritage Management), MSc(Conservation), Registered Architect, HKIA, HKICON Ms. NG Wan Yee, Wendy BA(AS), MSc(CHE), HKICON Ms. CHIM Wing Yi, Erica BA(History), MSc(Conservation), HKICON Acknowledgements We would like to acknowledge the following organizations and person for the use of their records, maps and photos in the report: Antiquities and Monuments Office Architectural Services Department Information Services Department Public Records Office Lands Department 聯和置業有限公司 李順福先生 香港番禺同鄉總會 TABLE OF CONTENTS Research Team ................................................................................................. ii 3.1.1 Luen Wo Market in operation (1951-2002).................................... 42 Acknowledgements ........................................................................................... ii 3.1.2 Luen Wo Market after ceased operation (2002 onwards) ............... 48 Table of Contents ................................................................................... i 3.2 Architectural Description of Luen Wo Market ....................................... 51 List of Figures ........................................................................................ iii 3.2.1 A brief background of market in Hong Kong ................................... 51 1. Introduction ................................................................................ 4 3.2.2 Design: Modern architecture with Art Deco influence ..................... 52 1.1 Background ........................................................................................... 4 3.2.3 Building type: market building ......................................................... 54 1.2 Methodology ........................................................................................ 4 3.3 Architect Mr. Mok York Chan 莫若燦 ................................................ 64 1.2.1 Part 1 – baseline study ..................................................................... 4 3.4 Comparative studies ............................................................................ 65 1.2.2 Part II – heritage impact assessment ................................................. 5 3.4.1 Bridges Street Market (1953, Grade 3) ........................................... 65 1.3 Site particulars of the Project Site ........................................................... 5 3.4.2 Yau Ma Tei Market (former Kansu Street Market, 1957) ................. 66 2. Site and context .......................................................................... 7 3.4.3 Comparison of post-war market in Hong Kong .............................. 67 2.1 Fanling .................................................................................................. 7 4. Statement of Significance ............................................................ 68 2.1.1 Pre-Colonial Period (Before 1898) .................................................. 8 4.1 Statement of Significance ...................................................................... 68 2.1.2 Early Colonial Period (1898 – 1920s) .............................................. 9 4.1.1 Historic Significance ....................................................................... 68 2.1.3 Village ........................................................................................... 10 4.1.2 Social Significance ........................................................................... 68 2.1.4 Agriculture .................................................................................... 11 4.1.3 Architectural Significance ................................................................ 68 2.1.5 Religion ......................................................................................... 12 4.2 Character defining elements (CDEs) ..................................................... 69 2.1.6 Military & Police ............................................................................ 13 4.2.1 Definition of terms ......................................................................... 69 2.1.7 Entertainment ............................................................................... 14 4.2.2 Setting and context ........................................................................ 70 2.1.8 Declared Monuments and Graded Historic Buildings in the vicinity of 4.2.3 Luen Wo Market - exterior ............................................................ 71 Fanling .......................................................................................... 16 4.2.4 Luen Wo Market - interior ............................................................. 79 2.2 Luen Wo Hui 聯和墟 (Luen Wo Market Town) ................................ 18 5. Revitalisation Proposal ................................................................ 84 2.2.1 Motivation of Establishing Luen Wo Hui ......................................... 19 5.1 Project objectives ................................................................................ 84 2.2.2 The Formation of Luen Wo Land Investment Company and Luen Wo 5.2 Proposed use ...................................................................................... 84 Hui ............................................................................................... 20 5.3 Statutory requirement .......................................................................... 84 2.2.3 Location of Luen Wo Hui .............................................................. 21 5.3.1 Planning and land requirements ...................................................... 84 2.2.4 The Planning and Construction of Luen Wo Hui ............................ 22 5.3.2 Compliance with the Buildings Ordinance ...................................... 84 2.2.5 Luen Wo Hui from 1980s to now ................................................. 31 5.3.3 Compliance with the fire services requirements .............................. 85 2.2.6 Features of Luen Wo Hui .............................................................. 33 5.4 Condition of fabric ............................................................................... 86 2.3 Luen Wo Market 聯和市場 ............................................................... 36 5.4.1 Description .................................................................................... 86 2.3.1 Luen Wo Market, Outdoor Market, and “Dawn Market”................ 37 5.4.2 Structural appraisal ......................................................................... 86 2.3.2 Luen Wo Market and the celebration of the National Day of the 5.4.3 Recommendations ......................................................................... 86 Republic of China .......................................................................... 40 5.5 Proposed layout and setting ................................................................. 94 2.3.3 Luen Wo Market as a tourist attraction ........................................... 41 6 Conservation Policies and Guidelines ........................................ 104 3. Architecture ...............................................................................42 6.1 Conservation Principles ...................................................................... 104 3.1 Architectural evolution ......................................................................... 42 6.2 Conservation Policies and Guidelines ................................................. 105 i 6.2.1 New use of Luen Wo Market ...................................................... 105 6.2.2 Preservation of built fabric ............................................................ 105 6.2.3 Addition and alteration ................................................................. 105 6.2.4 Setting and landscape ................................................................... 106 6.2.5 Interpretation .............................................................................. 106 6.2.6 Management & maintenance ........................................................ 106 7. Heritage Impact Assessment ..................................................... 108 7.1 Impact Level ...................................................................................... 108 7.2 Impact assessment ............................................................................. 109 8. Interpretation .......................................................................... 118 8.1 Key storylines .................................................................................... 118 9. Management ........................................................................... 121 9.1 Future maintenance and management ................................................ 121 9.2 Future development .......................................................................... 121 9.3 Documentation ................................................................................. 121 9.4 Implementation of HIA ...................................................................... 122 Bibliography .....................................................................................