This chapter of the research briefly discusses the background, masterplan, history, and other essential features of Kwun Tong Town Center Redevelopment Project.

Background and Master Plan on an evaluation of the effectiveness of urban renewal under Urban Renewal Authority

        In Hong Kong, Kwun Tong is an impoverished district. This area had been flooded with migrants and refugees from China mainland since the 1950s. Most of them had low-income jobs while others had no jobs. For transforming the city into an industrial hum, the colonial government of British set 5 hectares regarding commercial usage and 34 hectares regarding residency in 1954 (Kwun Tong Vision, 2006). Surroundings of The Yue Man Square along with it were reconstructed in the form of a town center. It's north connected with the residential area and its south combined with the industrial sector. Ignoring a large number of workers combined with factors, a lot of workers relied on tiny businesses like chophouses and pawn shops, etc. (Edward, 2014).

        Kwun Tong MTR line has been extended to meet the Yau Ma Tei and area of Kwun Tong. Around the district of Kwun Tung, an urban development further increased with this certain metro line. Ever since the 1980s, mainland China's reform and low rent along with cheap labor attracted a lot of entrepreneurs causing them to shift their factories towards Guangdong province. At present in these abandoned buildings, one a few corporations remain.

        Furthermore, many residential units developed during 1960-1970 which used to live in low conditions, they stick to URA for conducting revitalization of such regions. Therefore, the revitalization project concerning the town center of Kwun Tong primarily announced the commencement of LDC in almost 1998 but the commencing failed. And then, it was put in the agenda of URA in the year 2015 (Yung, Conejos, & Chan, 2016).

        KTTCP or Kwun Tong Town Centre Project is one of the humongous projects carried out by URA. Almost 570,000 square feet of area is covered by it. Two parts are included in the project: Kwun Tong Road, Hip Wo Street, and Mut Wah Street encompassing the main site and Yuet Wah Street and Hong Ning Road at Main site's northeast (see Figure1).  Approximately, 523 shops, residential units in 1653, and people 5000 will be affected by it. In 2008's December, master design strategy for the site, Yuet Wah Street was approved by the board of Town Planning. In the next year in January, the plan for the Main site was also approved. The master plan stated that Yuet Wah Street was the very first city to be revitalized (in 2014, it had finished). This specific area was turned into a residential area with the accommodation of 300 units. Moreover, the space of Club Health Centre in Kwun Tong was expanded more than forty percent for offering more efficient services regarding the medical or healthcare (URA Press Release, 2007).

        Main Site is a long-lasting project with five phases that are evaluated to consume 12 years for completion in 2021. Into a district of Kwun Tong, this site will be redesigned with public facilities, office space, commercial premises, private housing areas, and over 8,700 square meters of space is occupied with green land and gardens (URA Press Release, 2007). In this site, the landmark will be developed into a commercial center with an oval shape and multi-purpose with underground traffic or transport interchange which the footbridges connects to the station of MTR (see Figure.2).

Emerging Gentrification in Redevelopment

Hike of Housing Price and Displacement on an evaluation of the effectiveness of urban renewal under Urban Renewal Authority

            With the promulgation of the redevelopment project by URA, the rates of housing near the project will increase and will go over the affordability supported by original occupants. In 2014, the Yuet Wah Street had finished and was redesigned into "Park Metropolitan," and upmarket residence is occupying units up to 299 (see Figure.3). When it comes to URA, it is the beneficial and legal owner of accommodating areas and properties. Sino Land Company Ltd meanwhile is the holding and developer corporation of Metropolitan Park (Julie Clark, 2018). HK$11,417 was the entry price for every square foot before selling, and Sino Land set it in 2013 on 25^th October (see Figure.4). For examining the increment in prices after revitalization, data by registered transactions during 2014 Nov-2017 Feb was collected. It was shown in Table 2 that almost 295 units had been purchased by the August of 2016. After 2013, the average of transaction prices increases drastically which exceeded the compensation standard developed by URA which is HK$ 5937 for every square foot on the national market rate of a seven-year-old (Grange & Pretorius, 2014).

        Kwun Tong is impoverished historically and a household’s income on monthly-basis in it quite less compared to the Hong Kong’s average standard. For examining the income of a household in a redesigning area, the information was gathered from DSIA or Detailed Social Impact Assessment StageⅡ. According to the Figure 5, about 35 percent of households earned below HK$10000 every month and among surveyed households 1401, only 10 percent has been getting a social relief. But raising the housing rate has initiated a residents’ displacement (Qian, 2018).

        295 units have been sold by Aug 2016 at the average rate of HK$ 8.2 million on every unit. According to the compensation scheme of URA, almost seventy percent of occupiers-owners had gotten the package of compensation in between By contrast, according to URA's compensation scheme, about 70% of owners-occupiers had received the compensation package between HK$ 2.5 million-HK$ 2.3 million including the allowances of ex-gratia which were not enough for covering housing costs in areas which were redesigned. Due to it, it has been strategized that those who are unable to afford living or the accommodation, they will be simply relieved while other new occupants will enter the vicinity and occupy the place (Grange & Pretorius, 2014).

Reshaping Neighborhood Morphology on an evaluation of the effectiveness of urban renewal under Urban Renewal Authority

        For Teochew and Hakka immigrants, a traditional settlement is nothing but the Yuet Wah Street (mainland China, Guangdong Province, and Chao-Shan area). Special association of kaifong by traditions of Chao-Shan have been formed by the neighborhood like pigeon racing and Obon festival which are one of the integral parts of life. Acquaintances are the ones that support a business which families operate around the street of Yuet Wah. Therefore, commercial activities and kaifong associations have become an interaction network of the neighborhood among these individuals. With a thorough interview of officials compromising URA’s former board, the strategy concerning the cultural preservation has only the target on such traditional or historical cultures those authorities accredit. Meanwhile, the demolition of minor and information cultures is very likely.

        Hawkers and family-oriented businesses were the key commercial activities before revitalization which preserved a living costs’ low level. Moreover, decreased expenses of rents relying on old buildings also backed the cheap accommodation up for Yuet Wah’s low-income communities (Li, 2007). Once redevelopment is finished, relocation linked with disparity and displacement of occupants will shatter such a close interaction that neighbors have among them. In Figure 7, places of rehousing are presented for those owners who occupy the redesigned area. In Kowloon and Kwun Tong, almost 46 percent of property owners will have buy again and relocate while other 54 percent will go far away.

Development Design Concept on an evaluation of the effectiveness of urban renewal under Urban Renewal Authority

    From political parties and green groups, rising voices are asking for more strictness on the Project's development density. This way the environment will not have to suffer. Moreover, the impact on the environment would also be less. Other voices collide that doing such will harm not the financial feasibility but also the attractiveness of the project.

URA has listed five guiding keys and principles in the PCD or Public Consultation Document which has always been the base of an efficient redevelopment:

Broad public participation and consultation in design and planning;

Accepting the prevailing compensation of URA along with rearranging policies and terms by those who were impacted;

Mine the effect by phased development and preserve the area’s economic glow;

For a town center of the 21^st century, adoption of a visionary design;

Ensuring the financial sustainability with financing plans which are prudent.

    For the center, the plans approved by TPB signified the commencement of procedures and plans which were statutory for the huge project. Most of the project's big aspects are results from effective consultation and communication with the public which includes community-friendly aspects, general community, greening, wide open space, and fashionable design.

    5.35 hectares are occupied of the total area. Moreover, the center project is supposed to offer a 400, 000 sq. Meters of total floor space compromising of 8,700 sq. Meters for open space, 32,000 sq. Meters community and governmental institutions, 160,000 sq. Meters for a residential area, and 210,000 sq. Meters for commercial purposes. Furthermore, the open space will be landscaped and meticulously designed for offering a place to the public for nothing but the enjoyment of the public. The final design has been based on all the opinions which were received from the public mainstream.

    In the redesigned scheme, all the view of stakeholders and occupants has been paid attention to in the final design. Efforts have also been put into the act. Particularly, twelve huge aspects have been included in the project to show the participation of the community in the plan. Following are the ones which are included in the plan: bazaar based on the kaifong-style, landmark features, modernistic features, residential and commercial purposes, and a diversity of architecture and designs for the community;

A satiable and sufficient plot ratio for the town center so to accommodate all the population of almost 600,000 people of Kwun Tong.

A specific and authentic height of the building for freeing up more open space for the public to use it according to their activities.

There are landmarks in such a center in the form of an oval shape along with a civic center in the form of a cone for public transport.

A garden with a terraced design with many water aspects and features.

Almost thirty percent of the green coverage of the whole area.

Expanding the garden for preserving old trees.

A transport interchange resistant to every type of weather.

For widening pedestrian paths and roads, utilizing a set-back style for buildings.

In the north for streets, setting the complex of commercial buildings along the road of Kwun Tong and making it act as a noise barrier.

Attention and priority should be offered to the redesigning of buildings.

For the enhancement of connectivity between the surrounding and site, setting a fine network of tunnels and footbridges.

Furthermore, with the implementation of such well-designed structures, it is expected that noise pollution will be decreases and air ventilation would be optimized. The summarized details of the project are attached in Appendix B.

References on an evaluation of the effectiveness of urban renewal under Urban Renewal Authority

Basant Maheshwari, Vijay P. Singh, Bhadranie Thoradeniya. 2016. Balanced Urban Development: Options and Strategies for Liveable Cities. Springer,.

Beadle, Lynn. 2001. Tall Buildings and Urban Habitat. CRC Press, .

CSFP. 2015. Consolidated Statement of Financial Position. https://www.ura.org.hk/f/publication/2016/19_consolidated_statement_of_financial_position.pdf.

Davis, Jamaal. 2012. 5 Reasons Why Urban Renewal is So Important to the City of Richmond, Virginia. October 12. https://theglobalgrid.org/5-reasons-why-urban-renewal-is-so-important-to-the-city-of-richmond-virginia/.

Edward, S. H. 2014. Urban Renewal – a Case Study in Hong Kong. FIG Congress 2014 Engaging the Challenges – Enhancing the Relevance Kuala Lumpur, Malaysia.

Ejinsight.com. 2017. URA under fire for big change to Kwun Tong redevelopment project. September 25. http://www.ejinsight.com/20170925-ura-under-fire-for-big-change-to-kwun-tong-redevelopment-project/.