November 27, 2003

Alternative One : Harbour Front for Central, Wan Chai and Causeway Bay

Introduction

The High Court has ruled that the Government’s proposals for the waterfront in Wan Chai and Causeway Bay are excessive. While that decision is still subject to appeal, it is apparent that if the approach advocated by the Court was applied to the Central Waterfront reclamation, then that too would be considered excessive.

It is possible to achieve a world class waterfront from Central to Causeway Bay with significantly less reclamation than that currently proposed by Government. The Alternative Harbour Front Plan indicates how this can be done while significantly increasing public access to the harbour.

This document briefly explains the approach taken. It is conceptual, based on sustainable development principles, good urban design and landscape opportunities, and does respect some basic engineering requirements. Other normally accepted engineering approaches may need to be reconsidered and a more sustainable approach adopted.

Fundamental Assumptions

The following fundamental assumptions have been made:-

1. The over-run tunnel for the Airport Railway will need to be completed so as to enable the Hong Kong Station and the Airport Railway to operate as designed;

2. To build the Airport Railway over-run tunnel, the Star Ferry Pier will need to be relocated;

3. The Central – Wan Chai by-pass will be built as designed in tunnel and reclamation. Provision of this underground by-pass will enable a reduction in roads on the reclamation and will provide opportunities for reduction of traffic and environmental improvements elsewhere in Central and Wan Chai;

4. On the reclamation only limited small scale development which facilitates the public enjoyment of the water front and harbour will be permitted.

5. The number of surface roads can be reduced and the major road, Road P2, is reduced in scale and becomes the Northern Avenue.

The following describes the proposals and the differences with the Governments plans.


Proposals for Central

The general line of reclamation is reduced by approximately 60 to 100 metres and now is located some 10 – 15 metres outside the proposed alignment of the Central Wan Chai Bypass.

The extent of reclamation on the western edge is now defined by the location of the existing Pier 7 and a seawall angled back towards the By-pass alignment, to facilitate tidal movements. The relocation of Pier 8 to this new sea wall allows for a significant reduction in reclamation while still enabling good public access to the harbour.

A new location is identified for the Star Ferry piers, closer to the existing piers and appropriate for the approved design of the Star Ferry as an icon on the waterfront. The existing Pier 7 and proposed Pier 8 should be considered as public piers to enable public access to the harbour as previously provided by Blake’s Pier and presently provided by Queen’s Pier.

The reduced reclamation formed in this western area provides a major public waterfront park as an extension to the Statute Square open space corridor. The Government's proposal for a “Ground Scraper” commercial building is deleted along with associated roads. The park would be approximately 150 metres wide by up to 300 metres long and would have an area of approximately 3.9 ha.

The former Road P2 is replaced by the Northern Avenue which extends from Man Cheung St. at the IFC to join Hung Hing Road in Wan Chai. This proposed road is reduced from dual three to dual two carriageway to reduce negative environmental and amenity impacts while the existing Hung Hing Road will be slightly widened and upgraded to provide an alternative east-west surface route for traffic. The alignment has been modified to utilise existing roads such as Lung Wui Road, Convention Avenue and Hung Hing Road, and to maximise the waterfront promenade.

The reclaimed area between the new sea wall and the Northern Avenue becomes the Public Promenade. It is a large space with a width of between 170m and 70m, sufficient to accommodate many different areas for different functions. Sufficient waterfront related commercial development sites have been identified to cater for public needs and to create interest. Buildings will be no greater than 2 stories high (15mPD) and located adjacent to the Northern Avenue for servicing. The amount of building proposed is significantly reduced from that proposed by Government

Areas of existing and reclaimed land to the south of the Northern Avenue have been reserved for Government, Institutional and Community Uses. The Tamar site has been retained as G/IC for public buildings, but could be reserved for open space use in conjunction with the use of the harbour front.

The total area of the Central Reclamation is now only approximately 15.1 ha compared with approximately 25.4 ha in the Government’s plan.


Proposals for Wan Chai

The ramps to and from the Central and Wan Chai By-pass in the vicinity of the Convention and Exhibition Centre have been retained so that there is benefit in relieving traffic flows in Wan Chai.

The alignment of the reclamation follows the By-pass with some curvature introduced to the east of the existing Convention Centre to assist with maintaining tidal flows. The Wan Chai Ferry Pier is relocated but in a similar position to the existing pier. It should be developed as a tourism feature on the waterfront rather than being just a Ferry Pier.

The alignment of the Northern Avenue follows the existing Hung Hing Road which is retained and slightly improved in width. This will now pass to the south of the tunnel portal and retain the connection to the existing flyover, providing an easterly connection to the IEC and Causeway Bay.

The existing Wan Chai Swimming Pool and Sports Ground remain unaffected. There is no additional development proposed in the Wan Chai Area and the proposed Convention Centre Stage 3 Extension is deleted. The removal of this additional development removes the need for additional roads and additional reclamation.

The Harbour Front between the Northern Avenue and the new sea wall is reserved as a public promenade with some small scale waterfront related entertainment and commercial uses.

The proposed marina to the west of the Yacht Club is deleted as there will be adequate water area retained within the existing Causeway Bay typhoon shelter.

The reclamation in this area is generally reduced in width by 50 to 100 metres. It is now approximately 8.7ha compared with approximately 14.6 ha in the Government's scheme.


Proposals for Causeway Bay

The Central Wan Chai By-pass becomes elevated as it passes across the existing Yacht Club site, it then passes across the typhoon shelter on a bridge structure linking into the IEC. There is a need to provide additional land to replace the facilities lost to the Yacht Club so that their marine related activities can continue unaffected. However, there is no need to reclaim land under the elevated road within the typhoon shelter. The new bridge structure should become a design feature rather than a visual obstacle, as it will be located in a dominant position.

The proposed KCRC rail tunnel will be partially built through the typhoon shelter and a vent building will be required on an area of reclamation in front of the World Trade Centre and Excelsior Hotel. Reclamation in this location will also remove an area of dead water which is polluted.

The only additional reclamation proposed in the typhoon shelter relates to the provision of a public promenade of approximately 10 metres in width to the north of the KCRC Vent Building, and further to the east where the existing water front is basically retained, but modified to improve the seawall and waters edge so that it provides a closer relationship to the water for pedestrians. Rehabilitation to a more natural environment should be considered, possibly with a beach and recreational activities. This is possible as the typhoon shelter is the only portion of the whole waterfront which is sheltered by an existing breakwater and is therefore not subject to significant wave action.

The Harbour Park is deleted.

It is considered necessary to provide improved pedestrian connections with the hinterland and Victoria Park.

It is assumed that the existing boats used for residential purposes in the eastern part of the typhoon shelter will be removed and the people re-housed as was originally proposed by Government. This design of the waterfront through the typhoon shelter will therefore retain a significant area of sheltered water for the mooring of boats and possibly other recreational water-based activities. A continuous pedestrian connection of 5 - 10 metres in width along the eastern edge of the typhoon shelter to North Point could be provided by using existing public land or by provision of a boardwalk of up to 10 metres in width.

The width of the reclamation would be reduced by over 100 metres in places. The total area of reclamation proposed in this area is approximately 1.4 ha compared with approximately 12.2 ha in the Government's scheme which included the Harbour Park.

Conclusion

This Alternative Harbour Front plan illustrates how there is tremendous scope for providing a magnificent public waterfront while reducing the amount of reclamation to the minimum needed for the construction of the Central to Wan Chai By-pass. This is achieved because commercial use of the formed land is significantly reduced and surface roads have been minimised.

This Alternative Harbour Front proposal will result in a reduction in reclamation of approximately 51.7%, or 27 ha, of that proposed in the Government's Scheme, while still providing the Central to Wan Chai By-pass. There would also be a significant reduction in implementation costs and expenditure of public funds through the major reduction in the scope of engineering works.

(area in hectares) Government Proposals Alternative Proposals Reduction
Central Reclamation 25.4 15.1 10.3
Wan Chai 14.6 8.7 5.9
Causeway Bay 12.2 1.4 10.8
Total

52.2
100%

25.2
48.3%
27
51.7%

Conceptual Map

Please click on image below for larger image.

Posted by RealityMaster at November 27, 2003 10:26 PM