revitalization projects (case study) - ekeo

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Revitalization Projects (Case Study) Cheung Fai Industrial Building No. 133 Wai Yip Street Kwun Tong, Kowloon, Hong Kong

Pioneer Place 33 Hoi Yuen Road Kwun Tong, Kowloon, Hong Kong

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Location Map (Pioneer Place & Project East)

Project East

Pioneer Place

133 Wai Yip Street

33 Hoi Yuen Road

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Revitalization Measures – Implementation Status

(22%)

The package of measures to facilitate redevelopment and wholesale conversion of older industrial buildings (the “revitalization measures”) came into operation on 1 April 2010 and expiring by 31 March 2016. Latest status as follows: –

Special Waiver - Eligibility Criteria

The industrial building should be at least 15 years old (counting from Occupation Permit date);

The building should be situated in "Industrial", "Commercial" or "Other Specified Uses";

The application should be jointly submitted by ALL owners of the building;

All newly proposed uses in the building should be under the category of “Always Permitted” in the respective zone or otherwise a “Planning Permission” will be required by the TPB;

There should be NO increase in building height & building bulk;

Any minor demolition to the existing building structures must be < 10% of the total GFA of the existing building

NO increase in GFA after conversion

proposed conversion works have to be completed within three years from the date of execution of “Special Waiver".

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Under Industrial Buildings Revitalization measures, to enjoy Wholesale Conversion at $0 waiver fee for change in use of entire existing building (during the lifetime of the building or until expiry of the current lease), SPECIAL WAIVER has to be applied to Lands Department. Eligibility :

Special Waiver - Application Procedure

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General Hurdles/Difficulties

CAR PARKING - During Waiver application process, the requirement for car parking spaces provision for office/commercial buildings is higher than that for industrial buildings (about 4 times !) as stipulated under "Hong Kong Planning Standards and Guidelines (HKPSG)”. It is very difficult for the existing industrial building to meet these stringent requirements :

Industrial buildings - 1 car parking space per 600-1200m2 GFA

Commercial buildings - 1 car parking space per 150-300m2 GFA

Solution - to persuade Transport Department (TD) to exercise flexibility approach i.e. DISCRETION in accepting lower provisions for car parking spaces based on site-specific traffic situation by proving that :

applicant has made the best use of all existing spaces (e.g. use of decked mechanized parking) within the original buildings

the subject site is located within a walking distance of 500 m from public transport services, including MTR stations, public transport interchanges, or franchised bus/green mini-bus stops of no less than 5 routes

there are surplus parking spaces available for hourly rental by visitors near the subject site.

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LIGHTING & VENTILATION –

Under Buildings (Planning) Regulation 29 & 30 :

‘ Every storey of every building used or intended to be used for the purpose of OFFICE shall be provided with effectual means of lighting and ventilation ….. Such natural lighting and ventilation shall be provided by means of windows (Prescribed Window) fulfilling the following:

aggregate superficial glass area in windows is NOT less than 1/10 of floor area and windows being faced directly into the external air ; and

windows can be opened in prescribed manner to an extent at least equal in aggregate to 1/16 of floor area,

However, there may be insufficient prescribed windows on the original building envelope, thus violating the regulations and creating problems.

Solution To fully utilize all available façade enclosure to turn into glazed / openable windows

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Solution To conduct more in-depth survey on the existing condition of the subject building;

To consult Registered Structural Engineer (RSE) for appropriate remedial measures including structural strengthening and even ‘re-casting’ of concrete elements

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UNPREDICTED EXISTING BUILDING CONDITION Discrepancies between existing

building condition and ‘approved plan’ record e.g. column dimension, beam width/depth, structural level etc

dilapidated building condition being more severe than expected e.g. spalling concrete, seriously eroded reinforcement bar, water leakage etc.

The Building – Before Conversion

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- Built in 1973 - GFA ~ 230,000 sfg - Typical Floor Plate ~ 21,000 sfg - G/F – 10/F

Facing Wai Yip Street

The Building – Before Conversion

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Facing Hoi Yuen Road

Project Program (4 years)

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Longer than normal case;

Spent almost 1 year to convince TD to lower the car parking requirement.

Reduced Loading/Unloading & Car Park Nos.

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Existing Provision (Before

Conversion)

Planning Standard

(HKPSG)

New Provision

(After Conversion)

• 15 nos. L/UL

• 90 nos. Car Park

• 8 nos.

Motorcycle Space

• 14 nos. L/UL

• 9 nos. Car Park

• 15 nos. L/UL

• 11 nos. Car Park

• 2 nos. Motorcycle Space

After Conversion – Ground Floor

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Shop

The Building – After Conversion (Nov 2014)

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- Central A/C System - Low-E double glazed curtain wall - Bronze standard for BEAM Plus

Design Architect Marketing Consultant

Executive Architect

Building Management

T.S. Chu Architects Ltd.

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Facing Hoi Yuen Road

The Building – After Conversion (Nov 2014)

Main Entrance (G/F)

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Main Entrance (G/F & 1/F)

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After Conversion – 3rd Floor

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Outdoor Garden

Existing Flat Roofs

Atrium Green Wall (3/F – 10/F)

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Probably one of the tallest green wall (8 storeys) in HK

After Conversion – 4th to 10th Floor

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Atrium Void with Green Wall

Area of Loss GFA due to Atrium Space

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Floor Small Atrium (SF) Large Atrium (SF)

TOTAL

10/F 390 790 1180

9/F 390 790 1180

8/F 390 790 1180

7/F 390 790 1180

6/F 390 790 1180

5/F 390 790 1180

4/F 390 790 1180

TOTAL 8,260

After Conversion – Roof Floor

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Area for Future Roof Extension

~ 5,500 Sq.Ft.

Typical Corridor

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Washroom

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Washroom

Executive Washroom

Stacking Plan (Leasing Status)

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Prospects: Shipping, Garment, Showroom, Insurance, Banking, Consultancy, IT related, etc.

Area(sf G)

10/F 21,0939/F 21,0938/F 21,0937/F 21,0936/F 21,0935/F 21,0934/F 21,0933/F 19,0622/F 26,7151/F 26,715G/F 9,987 Shop 1 Leased, Retail and Car Park

Total 230,130

Under Negotiation ($22-$25)

Leased

Retail / Semi-retail

Floor Pioneer Place

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133 Wai Yip Street (Project East)

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Business Plan - Repositioning

Current Future

Industrial Grade A Office

G/F - Shop

G/F – 2/F - Shop

1/F – 12/F & Top Floor 3/F – 12/F & Top Floor

193,000 sf. (GFA )

Project East – The Team

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Client : Hayson Development Limited & Meriton Development Ltd. Authorized Person : & Project Manager Design Architect :

Executive Architect :

Registered Structural Engineer : E&M Engineer : Quantity Surveyor : Environmental Consultant : Property Manager : Main Contract Main Contract : :

Project East – Proposed Conversion

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Façade Design Facing Wai Yip Street

Existing Building

Project East – Development Programme

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Target Construction Completion Date : November 2015

Conversion Completion

Conversion Start

Building Consent

Special Waiver

Special Features of Project East

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Reduced Nos. of Loading/Unloading (L/U) and Car Park

Existing Provision

(Before Conversion)

Planning Standard

(HKPSG)

New Provision

(After Conversion)

8 – 12 nos. L/UL ; 81 – 109 nos. Car Park ; 2 nos. Disabled Car Park

6 nos. L/UL ; 11 nos. Car Park (incl. Disabled)

1 no. L/UL ; NIL Car Park ; NIL Disabled Car Park

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New Ground Floor

WAI YIP STREET

Legend: - Demolished Structure in BLUE

Old Ground Floor

SHOP


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GREEN Balconies

In sub-divided Office unit, Green balconies are created: To Introduce more natural sunlight into the office interior space; To create pleasant semi-outdoor space for office users; To enrich building façade design;

GREEN Balconies

OFFICE


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BEAM Plus (New Buildings Version 1.1)

The conversion of this vacant industrial building for other more gainful uses is itself a sustainable way to conserve natural resources and reduce construction waste. We would like to go one step further by engaging into BEAM Plus assessment. 4 major areas are covered: 1. Material, 2. Water Use, 3. Energy Use & 4. Indoor Environmental Quality

Appendix – Proposed Conversion

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Façade Design Facing Lai Yip Street


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Interior Design G/F Main Lobby


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OLD Vs NEW DESIGN


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OLD Vs NEW DESIGN


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OLD Vs NEW DESIGN

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THANK YOU

The information contained in this presentation is confidential and intended solely for discussion purposes only.

Information has been provided to us by sources deemed reliable, but no warranty or representation is made to its accuracy.

revitalization projects (case study) - ekeo

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