“Defect Rectification”

Hong Kong’s HK$5.5 billion new government headquarters is falling apart just three months after it opened

Crooked wall fixtures, chipped railings, torn wallpaper, stained walls and signboards held up by masking tape in the Legislative Council: the recent outbreak of legionnaire’s disease is not the only problem at the Hong Kong government’s expensive new headquarters.

Three months after lawmakers moved into the Legco complex, they are still confronted daily by a long list of flaws in the building. This came after the legionnaires’ disease bacteria was found in the water at the dining hall of the Legco building and many other locations in the government offices next door.

“The electric cables for a switch near to my office on the sixth floor have remained exposed since I moved in,” said Wong Kwok-lin, a Federation of Trade Unions lawmaker. “I never dare to touch it as I don’t know whether or not it’s getting electricity.”

Photos posted this week on Facebook highlight shoddy workmanship inside the complex, which is located on the site of the former Tamar naval base. In one photo, an alarm button and handicapped door-opening button are fixed to the wall at haphazard angles. In another, the sign for the Steward and Catering Services Office is attached to the wall with masking tape.

Lawmakers and visitors to the complex complain that stone walls are stained by paint and water, the wood railings inside lifts are heavily chipped, wallpaper is torn inside conference rooms, wall panels rattle when lift buttons are pressed and floors wobble and creak underfoot. Water fountains have been sheathed in plastic, possibly due to concerns about legionnaire’s disease.

Yesterday afternoon, the toilets’ salt water supply was abruptly suspended due to “emergency repair,” forcing building occupants to flush toilets with water from the sinks. No explanation was given.

“It almost seems as if it is a very worn-out building, but it’s not, it’s new,” said Civic Party councillor Audrey Eu Yuet-mee. “Once, one of the ceiling fixtures fell off when I was passing by. Luckily it didn’t fall on my head.”

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How Tall is Too Tall?

Dubai. Photo by Zeyad T. Al-Mudhaf

The Burj Khalifa defies the imagination. It stands nearly one kilometre above the streets of Dubai, spanning a total of 163 floors — 209 if you could the maintenance levels in the building’s spire. When it was completed in 2010, at a cost of more than US$1.5 billion, it was by far the world’s tallest building and almost certainly its most extravagant.

That extravagance was made all the more apparent by the economic turmoil that shook the world just before the Burj was set to open. Dubai was on the verge of bankruptcy, saved only by a US$10 billion bailout from the ruler of nearby Abu Dhabi, for whom the Burj was ultimately named. With most floors standing vacant and maintenance costs as dizzyingly high as the building itself — it takes a full four months just to clean the windows — the Burj revived long-standing questions about the sustainability of super-tall skyscrapers.

Those questions are especially relevant in Asia, where seven of the world’s ten tallest buildings can be found. Another 30 buildings taller than 300 metres — generally considered the limit between an ordinary high-rise and a “super-tall” — are now under construction in South Korea, China, Taiwan, Vietnam, Thailand and India.

“It’s an ego thing,” says co-founder of Singapore’s WOHA Architects, Richard Hassell. “I think a lot of the developers themselves have a ‘mine’s bigger and better than yours’ mentality. I think cheap energy was bad for architecture because people could basically make any kind of building comfortable, and that freed up the building to be anything they wanted it to be, so architecture’s become a bit lost in gratuitous form-making. The Dubai ‘look-at-me’ architecture. It’s a bit of a dead end.”

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Land Reclamation — At What Cost?

Construction of a new underground highway built on the last bit of land reclamation permitted in Victoria Harbour

If you are reading this somewhere in Hong Kong, odds are you’re sitting on a piece of land that was once a part of the sea. Since 1851, more than 60 square kilometres of land has been reclaimed from Hong Kong’s waterways, an area greater than Kowloon and nearly as large as the whole of Hong Kong Island.

Most of that reclamation took place along the shores of Victoria Harbour. That practice will come to an end next year with the completion of reclamation for the Central-Wan Chai Bypass, the last project permitted under the Protection of the Harbour Ordinance, which was passed in 1996 after a rash of reclamation proposals left the public worried that Victoria Harbour would one day disappear under a mountain of landfill.

Land in Hong Kong remains scarce, however, and the government remains intent on keeping reclamation in its toolbox. “It is necessary to resume land production by reclamation of an appropriate scale outside the Victoria Harbour so as to provide land to sustain the social and economic development of Hong Kong in the long run,” said the Permanent Secretary for Development (Works), Wai Chi-sing, last May. The government is now conducting a study of possible reclamation sites. Public consultations will begin next month.

Though Hong Kong has been reclaiming land for the better part of two centuries, it is a markedly different city than it was a century or even a decade ago. These days, nearly every major infrastructure project meets with controversy. Opposition to major development projects is often fierce, as was the case with last year’s protests over the construction of the Express Rail to mainland China. In such a stormy atmosphere, is more land reclamation really feasible?

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Small Houses, Big Impact

Sam Wan was 10 years old when his father, an officer in the Royal Hong Kong Police Force, died in the line of duty. Reeling from his death, Wan’s family moved from their Tsim Sha Tsui apartment back to their ancestral village, Tai Po Tsai, where they owned a small tile-roofed house.

The year was 1966 and the village couldn’t have been more different from Kowloon. Situated on a small plateau beneath Razor Hill, about halfway between Clear Water Bay and Sai Kung Town, Tai Po Tsai was a centuries-old collection of ramshackle houses and farm fields. Almost everyone in the village was related to a common ancestor. Most of them made a modest living.

“The villagers were small-scale farmers — they grew rice and vegetables for sale in the market in Sai Kung,” recalls Wan. “Their income was not very good, so most of the male villagers went outside to work as sea crew members. Some went to England to work as labourers or in Chinese restaurants.”

But things were changing. Shaw Brothers had opened a film studio nearby in 1961 and many of the studio’s employees, including some future film stars, started renting houses in the village. Then, in 1972, a revolution: the government passed the Small House Policy, which gave each male villager and his descendants the right to build a 700 square foot house in the village, without having to pay a land premium or licence fee.

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Hong Kong’s Generic Cultural District

Call it déjà vu: five years after Norman Foster’s plan for the West Kowloon Cultural District was scrapped in the face of massive public controversy, another Foster plan for the district has been chosen.

On Friday, the authority in charge of developing the cultural district announced that Foster’s bid was selected over rival plans by Rem Koolhaas and local architect Rocco Yim. It’s not a surprising decision, but it’s a disappointing one, because Foster’s plan is by far the least interesting and most unambitious of the lot.

Foster’s original plan, unveiled in 2001, called for a giant canopy to be built over most of the 40-hectare site, but the government’s decision to let a single property developer take control over the entire district angered the public, forcing it to send the entire cultural district concept back to the drawing board.

Last August, three new master plans were unveiled to the public. Each of the plans had to conform to a set of basic criteria, including the same amount of performance space, exhibition space (including a new contemporary art museum, M+), park space, commercial space and residential space. (The commission was to develop a master plan only; the design of its specific components will be determined later.)

Foster, Yim and Koolhaas took this mix of ingredients and produced plans that were strikingly different. Foster’s plan called for a giant city park with most of the residential, commercial and institutional uses clustered in a single waterfront strip. Yim imagined the site as a vast, multi-leveled, green-roofed complex linked by various levels of passages. Koolhaas’ plan was by far the boldest, with a strong conceptual element that saw the cultural district broken into three urban clusters, inspired in spirit by ancient Chinese villages and in form by Hong Kong’s traditional urban fabric, street markets and all. Each cluster would be separated by green space, some of which would be used for farming.

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A Walk Around Luen Wo Market

Hong Kong’s gloomy winter chill has set in, and with no indoor heating, the best thing to do on a cold day is to set off for a brisk walk. That’s what I did two weeks ago when I took the train up to Fanling, the last major suburb before the border with Shenzhen, where I wandered over to the market town of Luen Wo Hui.

Though it seems old in comparison to what surrounds it, Luen Wo was actually a modern development master-minded by a group of wealthy Fanling property owners in the 1940s. A market was built in 1951 to serve the surrounding farms and villages. Over the course of the 1950s, the surrounding area was developed with shophouses into a regional commercial centre meant to compete with the nearby market town of Shek Wu Hui, about 20 minutes away by foot.

(The story behind Luen Wo’s development is actually quite fascinating, with inter-family rivalries, accusations of price-gouging, rural politics and the influx of Chinese refugees after 1949, many of whom were farmers from around Guangzhou and who resumed their agricultural practices in Hong Kong. It’s all covered in sociologist Chan Kwok-shing’s essay on Luen Wo Hui.)

Luen Wo quickly became economic and political centre for the surrounding area. There were rice shops, dry goods stores, travel agents, barbershops and a cinema, as well as bars that served British troops stationed in nearby military bases. In the 1980s, Fanling was designated as a New Town — a focal point for new population growth — and intense development followed.

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An Afternoon in Taipa

Macau is selling its soul to the gods of gambling but there are still places to admire the city as it once was. One of those places, surprisingly enough, is the old village of Taipa, just a poker chip’s throw away from the grotesqueries of Cotai, the reclaimed land now home to casinos like the Venetian and the City of Dreams.

Most of Taipa consists of fairly anonymous apartment towers, but the village at its heart is a likable mess of ramshackle Portuguese houses, sleepy streets and small businesses. The tourists that venture here tend to stick to the main commercial district, where they line up to buy Macau-style pastries and pork chop buns. Walk a block away from the bakeries and you’ll find yourself immersed in a quiet kind of life that might soon disappear from Macau altogether.

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Rethinking Urban Renewal in Hong Kong

This is a feature story that was originally published in the July 2010 edition of Muse magazine. The photos accompanying this article were taken around the Graham Street Market in Central.

Standing in the soggy heat of a late spring afternoon, Katty Law reflected on the irony that it took a movie a mere two months to do what she has been fighting to achieve for two years. “We’ve been talking about Wing Lee Street for so long,” she said, looking up at a rusted balcony on this sleepy street in Sheung Wan. “But we couldn’t convince the government to save the whole street.”

That was before the makers of Echoes of the Rainbow picked the street — with its single row of tong laus built just before and after World War II — as the perfect backdrop for their weepy drama about a shoemaker’s family in 1960s Hong Kong. After the movie won a prize at the Berlin Film Festival, dozens of photographers, schoolchildren and sightseers started visiting the narrow street, recording the details of an urban scene that has become nearly extinct in Hong Kong. As the crowd of pilgrims grew, heritage advocates raised their voices and a group of architects, engineers and urban planners joined in, urging the URA to preserve all of the buildings on Wing Lee Street.

Government officials were listening. In a surprise announcement, the Secretary for Development, Carrie Lam, announced that Wing Lee Street would be withdrawn from the urban renewal site. For Law, co-founder of the Central and Western District Concern Group, the announcement was only a temporary respite from the overall battle to persuade the government to rethink its entire approach to urban design. Her aim is to get the government to encourage development that is sensitive to the environment, that enhances the city’s streetlife and sense of community and that respects Hong Kong’s history and heritage. “Right now, developers can do whatever they want, and they’re facilitated by the government. We need planning controls,” she said.

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How to Lose a Sense of Place

You can’t touch the sculpture in front of Langham Place. It’s a nice bronze piece by Larry Bell, and it looks great from a distance, but if people touched it, their oily hands would ruin the metal. So there’s a security guard stationed out front, all day, every day, to make sure nobody crawls onto the sculpture’s tree-like limbs, which, most cruel of all, seem to invite you to climb them, or at least lean on them.

Since it opened five years ago, Langham Place has become one of the most recognizable landmarks in Mongkok. Its 700-foot office tower, capped by a glowing dome, can be seen from throughout the city, including my kitchen and bedroom windows, where I take strange comfort in its constant presence. The mall underneath is home to an independent radio station and a huge, unforgettable atrium ringed by outdoor café terraces. The last adjective I would use to describe Langham Place is “bland,” which can’t be said for most malls.

The way Langham Place treats the streets around it is another story. The entire complex occupies two narrow city blocks, connected by large enclosed footbridges above street level. One block is home to the office tower and shopping mall; the other contains a luxury hotel, minibus terminus and community centre. As you’d expect from such large buildings sandwiched onto such small blocks, the effect is that of a tunnel — you’re walking down the street past buildings of varying height and suddenly the sun disappears, the wind blows harder and you’re surrounded by huge, featureless walls. Whereas the interior of the mall is memorable and engaging, its exterior is a triumph of commercial gigantism.

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Saving an Historic Site — Then What?

When Cynthia Lee Hong-yee found out that her family planned to sell her grandfather’s private garden to developers, she returned from the United States to take photos of the lush greenery and eclectic Western-influenced Chinese architecture.

“I was capturing some of the details and I realized I just couldn’t capture Dragon Garden’s greatness,” she said. “It has to be experienced.”

She realized the garden needed to be saved — and it was up to her to do it. After a contentious battle with the relatives who owned the garden, Lee managed to persuade her uncle, Lee Shiu, to save it from redevelopment by purchasing it from his brothers and nephews for HK$100 million. The plan, after that, was to donate the garden to the government, which would then open it to the public.

That was in 2006. Since then, the garden, which is located on the shores of the Rambler Channel just west of Sham Tseng, has sat in limbo, free from the threat of demolition but with no concrete plans to restore it and open it to the public. The Lees’ original offer to donate the garden was rebuffed by the government. It later changed tack and said it could take over the site, but would not guarantee how it would be used in the future.

As Hong Kong debates how best to preserve its heritage, the case of Dragon Garden poses a question that has proved surprisingly hard to answer: once you’ve saved an historic site, what do you do with it?

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The View from West Kowloon

The biennale of architecture and urbanism that took place in West Kowloon earlier this year was underfunded and underattended, but it was also an example of what shape Hong Kong’s future “cultural district” could take. The official plans call for museums, concert halls, public squares and other well-defined, well-regulated spaces, but what the biennale showed was that the most successful and imaginative uses of space are often those that are planned the least. By scattering installations along a waterfront promenade and using an overgrown vacant lot for artistic interventions, film screenings, forums and outdoor concerts, the biennale created its own ad-hoc cultural district, one that was far more thought-provoking than any government-imposed cultural centre could ever be.

Alas, big buildings make for better photo-ops than scruffy fields, so West Kowloon will eventually be dug up and turned into something more respectable. This summer, Sir Norman Foster, Rem Koolhaus and local architect Rocco Yim will unveil three new proposals for the district. Originally, the cultural district was conceived as a tourist attraction, but after it was revealed to be little more than a property-development boondoggle — a single property developer would be given the multi-billion-dollar contract to build the whole thing — it was sent back to the drawing board in 2006. Since then, it has ignited a wide-ranging discussion on the state of the arts in Hong Kong; whatever happens now, it seems clear that public pressure is on the government to ensure that the cultural district exists for the benefit of Hong Kong people, not just for property developers and the businesses that profit from tourism.

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The Old Mid-Levels

Hong Kong’s Mid-Levels has always been a wealthy place, home first to the city’s Western elite and then to a broader mix of local and expatriate professionals. Its narrow, hilly streets were once lined by mansions, rowhouses and lowrise apartment blocks, but that has gradually given way to a kind of vertical suburbia where giant apartment towers sit atop parking garage podiums that face the street with blank walls and driveways.

These hostile, extravagant constructions make the Mid-Levels an unpleasant place to walk around, despite the overall quietude and the abundance of greenery. But there are still a handful of streets that retain a pleasant human scale. These are streets where pedestrians are greeted by big windows, balconies, rough-cut stone walls and small shops, not over-the-top fountains, hotel-style lobbies and massive driveways.

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Tongren Road’s Last Stand

This is a collection of pictures of the last night the infamous Tongren Road strip was open and functioning.

Tongren Road runs right through the commercial heart of the Jing An district in Shanghai. A very small strip (like half a block) of this road was one of many red light districts that are scattered through out the city. What made this particular strip interesting was that it existed for a quite a long time surrounded by some of the most expensive real estate in Shanghai and China. On December 17th, this notorious half a block was shut down in preparation for the Expo in 2010. There is also a billion-plus-dollar development going up right across the street. The new Kerry Center office complex and a Shangri-La hotel will open in two years.

While I don’t normally frequent areas like these, I have to admit that I always had a soft spot for Tongren Road. It was its long-lasting grittiness and sleaziness amongst the immediate gentrification that surrounded it that made it unique.

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A/C/City

Air conditioning is a bit like a narcotic: once it claws its way into your life, you begin changing yourself to accommodate its demands. When air conditioning became common in Hong Kong, it changed the very fabric of the city, shrinking windows, destroying verandahs, turning streets into dripping, humming corridors meant to serve the useful space, which moved indoors.

In the past, Hong Kong architecture emphasized shade and ventilation, with arcaded sidewalks and large windows. The new architecture of A/C turned its back on these traditional ways of coping with a hot climate, eventually creating a city that struggles with a severe urban heat island effect and wall-like buildings that block the wind and trap pollution.