Industrialization: Factory Estate in Kwai Hing

INDUSTRIALIZATION:

KWAI HING

ARCH2058 Modern Architecture ASSIGNMENT 3: GUIDEBOOK

葵 興

| Fall 2021

Industrialization: Factory Estate in Kwai Hing Chan Lok Yan, Alison (3035702920) Ho Wan Ching, Melody (3035700233) Foo Kwan Yee, Queenie (3035699501)

Kwai Hing Industrial Estate Tour Kwai Hing MTR station is in the Kwai Chung Region which is one of the most important industrial areas in Hong Kong. Being a coastal region that is connected to the Rambler Channel, Kwai Chung Region is an ideal location for industrial development. Heavy industries that need to be close to the sea could be built here, e.g. Kwai Tsing Container Terminals, oil depots, and concrete batching plants. The government thus reserved ample land for both heavy and light industries for economies of scale. Flatted factories were concentrated around the Tai Lin Pai Road. Rapid industrial activities were in place until the 1980s when Hong Kong’s economic structure shifted from the secondary sector to the tertiary sector. In this tour, we will walk around Tai Lin Pai Road and visit three sites: Kwai On Factory, Eastern Sea Industrial Building, and Luen Tai Factory to study the industrial development of Kwai Chung in relation to the change in Hong Kong’s economic structure. Kwai On Factory, a public factory estate that will be demolished, shows the rise and fall of industries (past and present) under changing economic and social settings. Eastern Sea Industrial Building shows the most advanced technologies employed by factories during their peak period.

Finally, Luen Tai Factory, a revitalized factory, shows the future of industrial buildings and their potential.

1 Kwai On Factory Kwai On Factory was a public factory estate built in 1979, coordinated by the Housing Authority. It consisted of 15 storeys, providing 805 units. It is the oldest among the remaining six active industrial buildings under the department’s management. It was built to provide resettlement units for factories that were affected by the Tsuen Wan MTR line construction in 1978. Its design followed the I-form resettlement building prototype Mark 5 Block and its layout and facade were very similar to public housing due to their simultaneous development under the resettlement program since 1954. One similar feature is that all the units in Kwai On Factory were arranged back to back surrounded by an external corridor, which resembled the look of Hong Kong public housing. Despite the high occupancy rate, Kwai On Factory will be demolished in 2022 and rebuilt into public housing to help ease the housing problem.

2 Eastern Sea Industrial Building Built in 1975, Eastern Sea Industrial Building is located in Kwai Cheong Road, Kwai Chung. The project is designed and carried out by Peter Y.S. Pun, a local engineer. It is an 8-storey building with the highlight of its facade characteristics.

Having the style of Brutalism, the building only consists of simple geometric shapes with straightforward lines. From its elevation, the structure is clearly observed. Within the frames, materials are filled in. At the bottom level, the granite blocks are applied to the facade, while gravels are used to cover the walls of higher storeys. Between each floor, horizontal beams are made with concrete, intersecting the concrete columns. Thus, the use of material shows the rawness of the architecture.

This architecture contributes to the process of industrialization due to the introduction of prefabricated precast concrete. This technology is then widely used in a variety of construction projects.

3 LUEN TAI INDUSTRIAL BUILDING (Life@KCC) Luen Tai Industrial Building, situated at Kwai Cheong Road, is a 10-storey industrial building constructed in 1973 to accommodate the thriving manufacturing production in Hong Kong. It was historically used by the electronics, clock and watch production companies.

In react to the shifting economic structure, tenants in the building has moved out and leaving the building not optimally utilised. In 2010, Sun Hung Kei Architects & Engineers Ltd. took over the management of the building and started the revitalisation project. In 2018, the construction is completed and the building has renamed as life@KCC, serving F&B and retailing services. Luen Tai development is a pioneering project in adaptive reuse of industrial buildings. It unleashed the potentials of rejuvenating industrial heritage in Hong Kong while offering a new spatial experience to different stakeholders. It is termed to be the “seed of Regeneration”.

The development and design features of public factory estates in relation to Hong Kong’s economic and social settings Lok Yan, CHAN Introduction The secondary industry was Hong Kong’s central economic pillar from the 1950s to the 1980s, and its significance declined in the late 1980s when Hong Kong’s economic focus shifted to the tertiary sector1. The economic structure and the social settings were reflected in the rise and fall of public factory estates. As the government’s role is to make decisions according to society’s general situation and needs, the development of public factory estates thus reflects the overall condition of industrialization in Hong Kong. This essay will discuss the development of public factory estates concerning Hong Kong’s economic, social and historical aspects while explaining how those aspects and in-

cidents affected the design of the factories.

The emergence of public factory estates: The favorable factor for rapid industrial development in Hong Kong (economic setting): There were numerous favorable factors for the rapid industrial development in Hong Kong since the 1950s, leading to the rise of public factory estates. The first factor was the civil war in China since 1946, which prompted millions of mainlanders to migrate to Hong Kong for food and security, contributing to the industries in Hong Kong2. To avoid the unstable political situation in China, Shanghainese textile merchants and experienced workers migrated to Hong Kong with machines, capital, and industrial knowledge3.

This marked the origin of Hong Kong’s garments and textiles industry. At the same time, the abundance of Chinese refugees moving to Hong Kong also provided a sufficient labour supply for rapid industrialization4. Be-

sides, China’s intervention in the Korean War and the subsequent trade ban imposed on China by the United Nations also made Hong Kong the ideal alternative place to set up factories for exporting goods5. All these enabled industrializations in Hong Kong.

Shek Kip Mei Fire and the resettlement program (social setting): The immediate cause for the emergence of public factory estates was the resettlement program after the Shek Kip Mei Fire in 19536.

It led to the design of the building prototype for governmental factory estates - Mark 1 & 5 blocks7. In the 50s, the Chinese refugees mainly clustered in squatter villages like Shek Kip Mei Village. These villages were a mix of living units and cottage factories, taking advantage of the cheap labour and land rent8.

The mixed land use became the catalyst for fires to happen9. The Shek Kip Mei fire thus happened when a shoemaker accidentally set the village ablaze during work10. The fire made the government realize that the simul-

taneous development of industrial buildings and housing was necessary to reduce fire risks and public discontent11. It then launched the resettlement program and designed the first building prototype - Mark Blocks for both factory estates and public housing12.

Factory estates were in I-form (Mark 5) or H-form (Mark 1), which comprised 5-7 storeys13. Following this prototype example, the government started building resettlement factory estates in 25 different resettlement areas to house the demolished cottage factories in the emptied squatter areas14. The resettlement factories also matched with the fast-paced industrial development15.

Kwai Chung Factory Estate (consisting of 4 blocks) built between 1966 and 1973 in the Kwai Chung Resettlement Area was one example under this social circumstance16.

Socio-economic factor influencing the design: resettlement needs Because of the simultaneous development of both factory estates and housing, both de-

signs were in similar styles, which differentiated government industrial buildings from the private ones. The resettlement policy and its needs greatly influenced the design.

One new building typology arising from the resettlement incident was the flatted Factory17. It refers to “a group of small industrial units located in multi-storeyed buildings sharing common services and facilities and having their undivided share in the land.”18 It was specially designed to fulfill the resettlement needs of the people19. As the squatter villages consisted of many small factories making diverse yet simple goods ranging from rubber shoes to torches, small industrial units could thus optimize the rental rate and satisfy workers’ needs20. This feature of flatted factories was firstly employed in the Cheung Sha Wan Factory Estate in 195721.

Kwai On Factory was also a flatted factory for the resettlement of the factories in Tsuen Wan and Kwai Chung, which were demolished under the Tsuen Wan MTR line construction and the cottage factories affected

by the Chai Wan cottage village fire in 198022.

Historical factor influencing the design: British influence Another factor that inspired the design of governmental factory estates was the British influence. Hong Kong was under British colonial rule from 1841 to 199723. Many architects employed in the Public Works Department were British, including the chief architect, Michael Wright, and architect, George Norton24. Norton was responsible for the design of Mark Blocks, and the design concept was derived from the British labour houses in the late 19th century25. Those buildings adopted a “back-to-backs” layout, meaning that they had two houses standing back to back to each other, sharing a common rear wall26. This back-to-back design was employed in the Mark Blocks and government factory estates as it allowed a flexible layout of space27. The middle wall partition of the standard units could be removed, letting industrialists partition their walls or combine

multiple units according to their needs28. The small-scale factories from the squatter villages could thus negotiate the use of space.

Another feature the architects borrowed from the British labour houses was the balcony access arrangement, which was the most prominent feature of public factory estates that differentiated it from the private factory estates on the facade29. It made it look very similar to the public housing in Hong Kong.

The balcony assessment was the common feature of British labor houses like the social housing development in Alton West, Bethnal Green, and Lawn Road30. Such arrangements were popular among the working class as they could reduce the construction fees31.

Only basic floor finishes and brick or concrete balustrades were needed in those balconies32. The decrease in building fees thus reduced the land rent, making the units more affordable. Besides, this feature was also integral to the design of the Department of Architecture in Bauhaus Dessau in 1927. It was then regarded as a “modern” feature

of buildings33. Because of economic reasons and design trends in modern architecture, the team of British architects from the Public Works Department considered the balcony assessment a desirable element for buildings designed for the working class34. They thus made this characteristic the essential feature of the Mark Blocks and the factory estates.

The development of public factory estates: The change in the management of public factory estates and design developments Between 1957 and 1973, the Public Works Department built eight factory estates following the Mark 1 & 5 Block styles with a layout of H and I forms, in coordination with the Resettlement Department35. In 1973, the Hong Kong Housing Authority was established, and it took over the management of the eight factory estates from the Resettlement Department36. The Housing Authority further built factory estates in nine different places between 1973 and 198437. Kwai On Factory

Estate was one of the examples built in 1979 to provide resettlement units for factories in Tsuen Wan and Kwai Chung38. The design of the new factory estates constructed by the Housing Authority was modified with updates in the facilities39. The size of the factory estates and the number of floor levels also increased significantly. Kwai On factory Estate had 15 storeys providing 805 units, and some of the factory estates developed later even had 26 storeys providing over 1000 units40. Besides, lifts and loading areas were also added to the design of new factory estates41. Despite the additions, the general layout, building form, and main building features were retained from the previous factory estates built by the Resettlement Department. For example, Kwai On Factory Estate resembled an I-form Mark 5 block with balconies wrapping around the building and back-to-back design42. Even with the modifications of lift services, the ramps in the middle of each floor were also retained to allow for the transportation of goods between floors. This feature of ramps

is less common in private factory estates43.

Demolition of public factory estates: Contraction of the secondary industry and the demolition of public factory estates: During the peak period, there were 17 factory estate buildings under the management of the Housing Authority44. However, since the late 1970s, the transition from Hong Kong’s economic focus from the secondary industry to the tertiary sector finally led to the demolition of public factory estates. Since the late 1970s, the increasing Hong Kong labour cost and land rent had unfavoured the industrial development in Hong Kong45. Coupled with China’s reform and opening-up policy, Hong Kong lost its advantage of being the ideal location for industries46. The low labour cost and land rent, vast land for business expansion, and the Chinese government’s preferential policies for foreign investment (e.g., tax incentives) attracted Hong Kong factories to be relocated in mainland China47. The decline

in Hong Kong’s industrial development led to the Housing Authority’s decision of gradually demolishing or revitalizing its factory estates starting from the 1990s48. The goal was to retrieve the land to fulfil the more urgent needs in Hong Kong, like providing public housing for the public49. For example, Chai Wan Factory Estate was the only retained H-form factory estate and was transformed into public housing Wa Ha Estate in 201650.

Nowadays, only six public factory estates are still in operation, including Kwai On Factory and Chun Sing Factory in Kwai Chung, Hoi Tai Factory in Tuen Mun, Sui Fai Factory in Sha Tin, Yip On Factory in Kwun Tong, and Wang Cheong Factory in Sham Shui Po51.

However, only Chun Sing Factory and Wang Cheong Factory will be retained while the other four will be demolished and rebuilt into public housing52. This marks the further contraction in Hong Kong industries and speeds up the diminishing of sunset industries like the bamboo steamer industry if the owners

can’t find a new industrial unit for relocation53.

Conclusion To conclude, economic and social settings in Hong Kong influenced the rise and fall of public factory estates and their design. Public factory estates are also close knitted to public housing as housing is inseparable from industries. On the one hand, Hong Kong’s rapid industrialization from the 1950s to the 1980s and public security concerns regarding fire hazards led to the rise of general factory estates.

On the other hand, the shift in Hong Kong’s economic focus from the secondary industry to the tertiary sector and the soaring demand for public housing led to their demolition.

Balcony

Back-to-back industrial units

Toilets Lift & stairs

Car park

Office of the Housing Authority

Drawing: Facade

Figure 1: Car park on the 1/F

Figure 2: Signs put up by the Housing Authority, “Please do not place any personal items in the public corridors. Violators can be prosecuted.”

Figure 3: Remaining workshops in Kwai On Factory

Figure 4: Remaining workshops in Kwai On Factory

Figure 5: Balcony access arrangement in Kwai On Factory

Figure 6: Ramps in the middle of each floor

Figure 7: Balcony access arrangement in Kwai On Factory

Figure 8: Stairs beside the lift in the middle of each floor

Figure 9: Stairs beside the lift in the middle of each floor

Notes

1. “香港今昔3 - 3 - Somanhing.com,” accessed December 22, 2021, http://somanhing.com/gotowalk/history/hktoday/3-3.pdf.

2. “Antiquities Advisory Board | 古物諮詢委員會,” accessed December 22, 2021, https://www. a ab. go v. h k /f o rm / H I A _ r e p or t _ win- c e 3 8 . p d f.

3. Ibid.

4. Ibid.

5. Ibid.

6. Ibid.

7. Ibid.

8. 衞 翠芷, 一型徙廈的設計基因—香港公屋原型 (Hong Kong: MCCM Creations, 2019).

9. Ibid.

10. 丘瑞欣 and 譚志榮 “為何政府工廠大廈都似公屋？ 建築學者解構分層分戶工廈的設計思維：同類設計 是香港發展出來先,” 明周文化 (明周文化, November 18, 2021), https://www.mpweekly.com/culture/%e8%a1%9e%e7%bf%a0%e8%8a%b7-%e7%9f %b3%e7%a1%a4%e5%b0%be%e5%a4%a7%e7%81 %ab-%e4%bd%99%e5%ae%b6%e8%81%b2-193216.

11. Ibid.

12. Ibid.

13. “Antiquities Advisory Board | 古物諮詢委員會,” accessed December 22, 2021, https://www.aab.gov. hk/form/HIA_report_win-ce38.pdf.

14. Ibid.

15. 丘瑞欣 and 譚志榮 “為何政府工廠大廈都似公屋？ 建築學者解構分層分戶工廈的設計思維：同類設計

16.

17.

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23.

是香港發展出來先,” 明周文化 (明周文化, November 18, 2021), https://www.mpweekly.com/culture/%e8%a1%9e%e7%bf%a0%e8%8a%b7-%e7%9f %b3%e7%a1%a4%e5%b0%be%e5%a4%a7%e7%81 %ab-%e4%bd%99%e5%ae%b6%e8%81%b2-193216.

“Antiquities Advisory Board | 古物諮詢委員會,” accessed December 22, 2021, https://www.aab.gov. hk/form/HIA_report_win-ce38.pdf. 丘瑞欣 and 譚志榮 “為何政府工廠大廈都似公屋？ 建築學者解構分層分戶工廈的設計思維：同類設計 是香港發展出來先,” 明周文化 (明周文化, November 18, 2021), https://www.mpweekly.com/culture/%e8%a1%9e%e7%bf%a0%e8%8a%b7-%e7%9f %b3%e7%a1%a4%e5%b0%be%e5%a4%a7%e7%81 %ab-%e4%bd%99%e5%ae%b6%e8%81%b2-193216.

“Flatted Factories Definition,” Law Insider, accessed December 22, 2021, https://www.lawinsider. com/dictionary/flatted-factories. 丘瑞欣 and 譚志榮 “為何政府工廠大廈都似公屋？ 建築學者解構分層分戶工廈的設計思維：同類設計 是香港發展出來先,” 明周文化 (明周文化, November 18, 2021), https://www.mpweekly.com/culture/%e8%a1%9e%e7%bf%a0%e8%8a%b7-%e7%9f %b3%e7%a1%a4%e5%b0%be%e5%a4%a7%e7%81 %ab-%e4%bd%99%e5%ae%b6%e8%81%b2-193216.

“Antiquities Advisory Board | 古物諮詢委員會,” accessed December 22, 2021, https://www.aab.gov. hk/form/HIA_report_win-ce38.pdf.

Ibid. 梁 建康, “葵安工廠大廈將於短期啟用.” 華僑日報.

1980. 衞 翠芷, 一型徙廈的設計基因—香港公屋原型 (Hong

24.

25.

26.

27.

28.

29.

30.

31.

32.

33.

34.

35.

36.

37.

38.

39.

Kong: MCCM Creations, 2019).

Ibid.

Ibid.

Ibid.

Ibid.

“Antiquities Advisory Board | 古物諮詢委員會,” accessed December 22, 2021, https://www.aab.gov. hk/form/HIA_report_win-ce38.pdf. 衞 翠芷, 一型徙廈的設計基因—香港公屋原型 (Hong Kong: MCCM Creations, 2019).

Ibid.

Ibid.

Ibid.

Ibid.

Ibid.

“Antiquities Advisory Board | 古物諮詢委員會,” accessed December 22, 2021, https://www.aab.gov. hk/form/HIA_report_win-ce38.pdf. 丘瑞欣 and 譚志榮 “為何政府工廠大廈都似公屋？ 建築學者解構分層分戶工廈的設計思維：同類設計 是香港發展出來先,” 明周文化 (明周文化, November 18, 2021), https://www.mpweekly.com/culture/%e8%a1%9e%e7%bf%a0%e8%8a%b7-%e7%9f %b3%e7%a1%a4%e5%b0%be%e5%a4%a7%e7%81 %ab-%e4%bd%99%e5%ae%b6%e8%81%b2-193216.

Ibid. 梁 建康, “葵安工廠大廈將於短期啟用.” 華僑日報.

1980. 丘瑞欣 and 譚志榮 “為何政府工廠大廈都似公屋？ 建築學者解構分層分戶工廈的設計思維：同類設計 是香港發展出來先,” 明周文化 (明周文化, November 18, 2021), https://www.mpweekly.com/cul-

40.

41.

42.

43.

44.

45.

46.

47.

48.

49.

50.

51.

52.

ture/%e8%a1%9e%e7%bf%a0%e8%8a%b7-%e7%9f %b3%e7%a1%a4%e5%b0%be%e5%a4%a7%e7%81 %ab-%e4%bd%99%e5%ae%b6%e8%81%b2-193216.

Antiquities Advisory Board | 古物諮詢委員會,” accessed December 22, 2021, https://www.aab.gov. hk/form/HIA_report_win-ce38.pdf. 丘瑞欣 and 譚志榮 “為何政府工廠大廈都似公屋？ 建築學者解構分層分戶工廈的設計思維：同類設計 是香港發展出來先,” 明周文化 (明周文化, November 18, 2021), https://www.mpweekly.com/culture/%e8%a1%9e%e7%bf%a0%e8%8a%b7-%e7%9f %b3%e7%a1%a4%e5%b0%be%e5%a4%a7%e7%81 %ab-%e4%bd%99%e5%ae%b6%e8%81%b2-193216.

Ibid.

Ibid.

Ibid. “香港今昔3 - 3 - Somanhing.com,” accessed December 22, 2021, http://somanhing.com/gotowalk/ history/hktoday/3-3.pdf.

Ibid.

Ibid.

“Antiquities Advisory Board | 古物諮詢委員會,” accessed December 22, 2021, https://www.aab.gov. hk/form/HIA_report_win-ce38.pdf.

Ibid.

Ibid.

“Hong Kong Housing Authority and Housing Department,” Flatted Factories, June 14, 2021, https://www.housingauthority.gov.hk/en/commercial-properties/leasing-information/flatted-factories/index.html.

Ibid.

53. 丘瑞欣 and 譚志榮 “為何政府工廠大廈都似公屋？ 建築學者解構分層分戶工廈的設計思維：同類設計 是香港發展出來先,” 明周文化 (明周文化, November 18, 2021), https://www.mpweekly.com/culture/%e8%a1%9e%e7%bf%a0%e8%8a%b7-%e7%9f %b3%e7%a1%a4%e5%b0%be%e5%a4%a7%e7%81 %ab-%e4%bd%99%e5%ae%b6%e8%81%b2-193216.

How does the introduction of new technology and design from industrial buildings contribute to the process of Industrialization?

Wan Ching, HO

Introduction Between the 1960s and the 1970s, there was a rapid development of industrial buildings and factories for manufacturing in Hong Kong. It was the time when textile industries1 and electronic industries were significant for the economy. Novel designs and new technologies were in place to answer the need of such rapid development of industries.

The industrial development consisting of the method of prefabrication and standardization, contributed to the future of architecture projects. In this essay, the characteristics of traditional and modern industrial architectures are discussed and compared. Through analyzing the Eastern Sea Industrial Building in Kwai Chung, the contribution to industri-

alization will also be discussed. Then, how architectures nowadays are under the influence of industrialization will be explained.

Characteristics of Traditional Industrial Buildings Before the 1970s, the majority of traditional industrial buildings were made with cement and covered with paint2. The facade of the buildings would never show the raw materials. Built in 1957, the Cheung Sha Wan Factory Estate3 was one of the oldest industrial buildings in Hong Kong. Through the observation of the facade, the type of materials used in the building progress could hardly be seen. The beams and columns for supporting structures were well hidden, due to the coverage of cement and green paint. Chai Wan Factory Estate which was another example built in 1959 showcased the similar construction style. The outer wall was constructed with cements either, in which there was lack of rawness. The facade showed no material

texture. Besides, all the material components were produced and created on site, leading to a long construction time. Thus, it could be seen that the preferable construction material was cement and paint with non-prefabricated components in traditional industrial buildings.

Introduction of new technologies and design Changes started to undergo in the 1970s with the introduction of new technologies and design styles to industrial buildings. Located in Kwai Cheong Street, Kwai Chung, the Eastern Sea Industrial Building was a turning point for construction development in the future. The project was carried out by engineer Peter Y.S. Pun4, the 8-storey high architecture was constructed in 1975. In that era, many other architects like Peter Pun were also engineers unlike previous decades. These architects often emphasised how the structure could be shown on the outer facade.

The trend of minimizing and strengthening the structure was on the rise in the 1970s.

The panel facade was the Eastern Sea Industrial Building’s most significant highlight.

From its arrangement of windows5, the differences in function on every floor can be well recognised. The bottom four floors contained fewer windows than the upper floors, while the lower floors had taller height unlike the upper ones. The lighting quality and spatial quality showed that the lower floors were used as storage and car park, while the upper floors were offices that required more light.

Under the influence of Brutalism, the building prioritized the rawness of material. Based on the view of the elevation, the architecture plainly involved several simple geometric shapes with clear lines. These elements were basically the outline of the structure.

Horizontal beams constructed with concrete intersected with thick concrete prestressed columns6, showed the cross between each level. In every single column, a triangular structure was extruded to support the beams interlocking. Besides, the staircases at two

edges and elevator acted as another main supporting structure, which could hold other prefabricated components. Moreover, the concrete columns were casted with a vertical groove in the centre. It was perfectly designed for the placement of pipe. Without the extra columns added inside, the strong structure provided great flexibility in its interior space. In terms of material, gravel and granite7 contributed to the buildings’ facade.

The material used in the lowest level was granite blocks, emphasizing the heaviness of the entire building. While for the taller storeys, each structure frame was filled with small irregular gravel pieces. No further plaster and paint were applied afterwards. Thus, such a choice of material could demonstrate the roughness and rawness on the facade.

The columns mentioned were formulated of prestressed precast concrete, which was a new technology introduced by Peter Y.S. Pun. This method that was first brought to Hong Kong by Peter Pun, posed a great influence in

the industrialization process. To achieve prestressed concrete, concrete has to be combined with steel cable reinforcement and later be casted. Then, the cable is stretched to three-quarters8 of its maximum strength. When concrete is filled in, the stress is released and concrete is compressed. As a result, this practice strengthens concrete and benefits the construction process. For precast concrete components, pre-assembled forms are manufactured in factories and later be shipped to the construction site directly. This technology increases the working efficiency due to the direct installation of concrete components without waiting for the site base to be done. In addition, the Eastern Sea Industrial Building project introduced the technology of prefabricated panels9. Every panel was constructed beforehand and consisted of a groove. During the construction, the components could be assembled without further casting and measurement, in which the construction efficiency was highly improved. This technology suited the rapid industrial development

in that era and further boosted the economy.

Therefore, the introduction of prestress and precast concrete to Hong Kong creates the large-scale manufacturing method of prefabrication, mechanization and standardization.

Case Study of projects in 1970s From the above analysis, it is obvious that there was a turning point in the 1970s. The introduction of prefabricated and precast concrete technology led to the change in the use of material between traditional and modern industrial estate. At that period of time, there was an increasing number of projects that started to apply such a technology. Also designed and constructed in the 1970s by Peter Pun, the Former Shaw Brothers Studio was one of the examples10. Guard House of Former Shaw Brothers Studio, located in the northern area of the employee’s residential estate, had applied ‘off form concrete finish’ and precast exposed spiral concrete staircase. The use of concrete corresponded to the idea of Brutalism. Moreover, the ware-

house of the studio also implanted precast components for exterior wall cladding and ventilation ducts. This method reduced the construction cost while improving the ventilation, when compared with traditional practice. The precast and prefabricated elements could contribute to the construction efficiency.

In the Present Nowadays, numerous projects are continuously using prefabrication and standardized technology. One of the recent massive projects, Hong Kong-Zhuhai-Macao Bridge, is the first bridge that applies prestressed precast concrete pile cap shell11. The pile cap is a major support of the bridge. Indeed, since the project is carried out at sea, the construction difficulty increases. It is impossible to cast the concrete near the construction site.

Thus, the new technology allows the precast pile cap to be transported by ship, and assembled directly to the bridge. Then the construction procedures are reduced while the accuracy remains. It can be seen that this

technology contributes a lot in future projects after the process of industrialization.

Benefits of Prefabricated, Prestressed, Precast Concrete Technology The above examples reveal that architects and engineers prefer to introduce prestress, prefabricated12, precast concrete strategy to the projects due to its countless advantages.

Firstly, the efficiency of construction increases. Since concrete is precast, the production environment13 can be well-controlled.

There are no climate constraints as components do not need to be produced on site, thus minimising the risk of failure . Also, the on-site congestion is prevented because of the just-in-time delivery. The mass concrete production further contributes to the efficiency. To add on, prestress concrete enhances the strength of the supporting structure.

Since this concrete is combined with cable reinforcement, the cables can be stretched three-quarters of its original length. Thus, the strong structure is long lasting while reduc-

ing the use of additional columns. Furthermore, precast concrete is cost effective. As the technology involves standardization, the procast components can be mass produced at a low price. Compared to precast and traditional reinforced concrete, the amount of precast concrete required is much less than traditional concrete. The strength of precast concrete reduces the maintenance cost while it has a longer lifespan. To wrap up, these advantages are the factors leading to the popularity of such a technology.

Conclusion It is clear that the prestress precast concrete technology introduced to the Eastern Sea Industrial Building contributed to the process of industrialization and influenced future architecture projects. Industrialization refers to the conversion of processes into the use of large-scale manufacturing such as prefabrication, mechanization and standardization.

Technology involves all these concepts that enhance the development of industries. The

facade and material specialness of the Eastern Sea Industrial Building further inspired more engineers to imitate the advanced strategy.

The turning point in the 1970s changed the construction material and strategy in countless projects. Such a low-cost mass production is continuously widely applied no matter what site in Hong Kong. To conclude, the introduction of new prefabrication technology, which is the process of industrialization, influences the construction projects till nowadays.

Office Prefabricated precast concrete columns

Gravels on facade

Beams interlocking with columns Storage area

Carpark

granite blocks

Drawing: Facade

Figure 1: Gravel on the facade

Figure 2: Prestressed precast concrete column

Figure 3: The interlocking beam and column structure contribute to the facade

Figure 4: Concrete columns in the car park on ground floor

Notes

1. “Economic History of Hong Kong.” n.d. Accessed December 22, 2021a. https://eh.net/encyclopedia/economic-history-of-hong-kong/.

2. “Life Cycle Design and Prefabrication in Buildings: A Review and Case Studies in Hong Kong - ScienceDirect.” n.d. Accessed December 22, 2021. https://reader.elsevier.com/reader/sd/pii/ S0926580513001556?token=0A4560155E0417D880F9D99096A953F02100FB49B26FB3EBCE5D06BF66E2 3638F017C064C8057BFCFCCE68CB32018FBB&originRegion=us-east-1&originCreation=20211210111833.

3.

“Travel in Kowloon > Cheung Sha Wan - Page 1/2.” n.d.

ThaiWorldView.

Accessed December 22, 2021. https://www.thaiworldview. com/hongkong/kowloon/cheungshawan.htm.

4. “紫荊功勛.”

Beijing: 《管理世界》 2012.

5. “粗獷主義建築：美與不美？留與不留？ 美 紙.” 2021. 美紙. https://www.facebook.com/ artandpiece/. August 30, 2021. https://artandpiece.com/%E7%B2%97%E7%8D%B7%E4%B8%BB%E7%BE%A9%E5%BB%BA%E7%AF%89%EF%B C%9A%E7%BE%8E%E8%88%87%E4%B8%8D %E7%BE%8E%EF%BC%9F%E7%95%99%E8%8 8%87%E4%B8%8D%E7%95%99%EF%BC%9F/.

6. Tsang,Hiu Ling. n.d. “Ways of Seeing：細看香港 摩登建築 - 20210425 - CULTURE & LEISURE - 明報OL 網.” 明報OL網. Accessed December 22, 2021. https://ol.mingpao.com/ldy/cultureleisure/culture/20210425/1619288720197/ways-of-seeing-%

7.

8.

9.

10.

11.

12.

13.

E7%B4%B0%E7%9C%8B%E9%A6%99%E6%B8%AF% E6%91%A9%E7%99%BB%E5%BB%BA%E7%AF%89.

Lai, Chun Wai. “摩登拾遺記｜隱藏在工業區 香 港建築史滄海遺珠—東海工業大廈（黎雋維） | 果 靈聞庫.” n.d. 果靈聞庫. Accessed December 22, 2021. https://collection.news/appledaily/articles/K4QAEX5PRFG4NHVJLCYZ7TFCWM. “Prestressed and Precast Concrete | The Prestressed Group.” n.d. The Prestressed Group. Accessed December 22, 2021. https://www.theprecaster. com/prestressed-concrete-precast-concrete/.

Lai, Chun Wai. “摩登拾遺記｜隱藏在工業區 香 港建築史滄海遺珠—東海工業大廈（黎雋維） | 果 靈聞庫.” n.d. 果靈聞庫. Accessed December 22, 2021. https://collection.news/appledaily/articles/K4QAEX5PRFG4NHVJLCYZ7TFCWM. Ho, Sheung Heng. “建築香港: 舊邵氏片場 的建築遺補.” 建築香港.

Accessed December 22, 2021. http://alfredhsh.blogspot. com/2017/10/FormerShawBrothersStudio.html. “港珠澳大橋香港接線 | Dragages Hong Kong.” n.d.

Dragages Hong Kong. Accessed December 22, 2021. http://dragageshk.com/zh-hant/project/hongkong-zhuhai-macao-bridge-hong-kong-link-road/. “紫荊功勛.”

Beijing: 《管理世界》 2012.

“Prestressed and Precast Concrete | The Prestressed Group.” n.d. The Prestressed Group. Accessed December 22, 2021. https://www.theprecaster. com/prestressed-concrete-precast-concrete/.

Life of Luen Tai Industrial Building - Adaptive transformation from booming industrial supporter to community business hub Kwan Yee, FOO Introduction In the post war era, Hong Kong has reached an unprecedented growth in its economy that is described by scholars as “something of an industrial revolution”1. Riding on the booming industrial activities, a new architectural typology has risen, the industrial buildings.

However, gone are the days when secondary industry thrived in Hong Kong. Due to the shifting economic structure from secondary to tertiary production, industrial estates face the destiny of obsolescence. Currently, approximately 1400 multi-storey industrial buildings remain, scattered in districts like Kwun Tong, Kwai Chung and San Po Kong, in a situation of a surging vacancy rate2. To deal with the decline of industrial development, a minority of industrial buildings were rehabilitated for

purposes other than industrial undertaking, while multiples of them were demolished and rebuilt for new developments, like offices and hotels3. This essay is going to delve into the transformation of industrial estate and one of the alteration methods - adaptive reuse, by using the development of Luen Tai Industrial Building in Kwai Chung as illustration.

Establishment of Luen Tai Building - The rise of Kwai Chung Tai Lin Pai Industrial estate Kwai Chung is one of the key industrial sites in Hong Kong that is clustered with various industrial buildings. Its development bagan soon after the construction of Castle Peak Road that connects Tsuen Wan and Sham Shui Po in 19194. Owing to the saturation of spaces in Tsuen Wan in the 1970s, Kwai Chung is an ideal alternative with its cheap land price and stable labour supply from nearby public housing estates and squatters. The government imposed efforts in boosting land supply in Kwai Chung for industrial development by

policies like land resumption, village relocation and reclamation. The reclamation project in Gin Drinker’s Bay has extended the land area by 500 million square meters5. On top of that, the geographical location of Kwai Chung is attractive because of its nearness to waterways, the construction of the major terminal port, Kwai Tsing Container Port is another contributing factor to the flourishing industrial development in Kwai Chung. Tai Lin Pai industrial area, where Luen Tai Industrial Building is located, was made available by the relocation of land use in the 1970s to cater the increasing demand of manufacturing factories, and the building was built in 19736.

Transformation of Luen Tai Building - The decline of industrial development and rehabilitation of the industrial building During 1980-1990, Hong Kong economies were reshaped from secondary production to tertiary services. Lots of industrial buildings are no longer optimally utilized since factory plants are relocated to mainland China for

lower rents and labour cost7. According to the planning department, the vacancy rate of industrial buildings in Kwai Chung is 4.6%8.

There is a call for land use restructuring and re-industrialisation to meet the changing socio-economic context. In 2010, the government initiated new temptative schemes to maximize land efficiency and release the development potential of industrial buildings, including the promotion of adaptive reuse.

According to Lands Department Practice Note Issue, conversion of the entire industrial building is allowed in “Other Specified Uses” annotated “Business” (OU(B)) zone taking into account the new business, office, industrial or industrial office buildings are free from polluting industrial uses and free of pollutants presented in industrial uses and dangerous goods. In 2016, the government further loosen the restriction by exempting waiver fees incurred for owners in wholesale conversion of industrial buildings aged 15 years or above in “Commercial”(C), “Other Specified Uses” annotated “Business” (OU(B))

and “Industrial”(I) zones into permissible uses, for instance, commercial centre, hotel or interim housing9. The implementation of the policy is a driving factor to encourage owners of private industrial buildings to replan their obsolete and vacant industrial site.

The focal point for Kwai Chung Industrial Area (KCIA) future development is proposed and included in the “Report on 2014 Area Assessments of Industrial Land in the Territory” by the Planning Department, it is encouraged to be retained for OU(B) zone which can promote the evolution of traditional industrial hub to general business area10. The actualisation of switching into a modern development intends to meet the new social demand through maximizing land potential. In 2010, taking on the advantage of the government policy, Sun Hung Kai Architects and Engineers Limited reached a consensus with the former owner of Luen Tai Industrial Building to revitalise the existing building into a modern shopping centre, named life@KCC. The

vision of the building aims “to execute commercial development to the highest standard in diverse aspects aiming not only to generate a renowned commercial hub but also to make the most of the environment to all its stakeholders including the local community”11. On top of generating economic return, social participation and interaction are highly valued.

The transformation of the 10-storey high industrial complex from a godown and factory to serve F&B, and retailing services began in 2011 and built on completion in 201812.

This project is honoured to be the “seed of regeneration” in the district from upcycling industrial heritage by bringing new life to its setting and organisation. The project also received the BEAM Plus Provisional Bronze grading for its effort in integrating sustainable and green elements into the design13.

Reborn of Luen Tai Industrial Building architectural analysis of adaptive reuse strategy

Adaptive reuse is defined as repurposing of an existing structure for new use14. It is a common way in architecture to maintain the heritage value of a building while meeting the changing patterns in present and future city development. Adaptive reuse can be classified into 8 taxonomies, namely preservation, interior renovation, veil, patch, facade makeover, hat, contemporary insertions and structural preservation15. The interventions alter the buildings to different extent in terms of either or a combination of concepts like integration, complementary and association16. In the case of revitalisation of Luen Tai Building, it is seen that interior renovation, veil, facade makeo-

Preservation

Interior Renovation

Veil

Figure 1: Adaptive reuse taxonomies1

Patch

Facade Makeover

Hat

Contemporary Insertion

Structural Preservation

ver and structural preservation are adopted in a way of integrating the existing with the new.

1. Structural preservation The original building structure is preserved

to a large extent, the maintained extruded beams and columns distinctively demonstrate the trace of old industrial buildings. In light of extra loads exerted to the building with the wholesale conversion and aging of materials, maintenance work is done to the structures in order to comply with the up to date building ordinance, such as strengthening reinforcement of the reinforced concrete for the retained columns and adding steel plates and beams with bolt connection to the beams17. Besides, as a traditional vertical complex, vertical accessibility is an important consideration. To alleviate the burden of the newly built elevators, one of the stairs next to the lift core was kept. The structure of the retained staircase together with the post beam structure of the building coexists in the staircase shaft. It is special in a way that the mid landings of the staircase are being run through by the main floor beams18. To achieve new safety regulation of the stairs while revealing its original appearance, maintenance was done at the most minimum lev-

el of changing the old balusters which were in poor conditions to simple modern galvanized mild steel balusters with an industrial touch19. The revealing external brick wall, staircase soffit and the strengthening steel structure with a thin layer of sealer and paint are the other revitalized designs showcased in the building that create a nostalgic atmosphere20. Structural preservation on one hand maintains the soul of the layout and space organisation in industrial building, on the other hand, reduces the amount of construction waste as compared with complete reconstruction that is more environmentally friendly .

2. Veil & Facade makeover In view of its precedent use as an industrial building, insolation is not of top priority in storage rooms and machinery oriented spaces.

Yet, visual and thermal comfort is demanded in the mall for the sake of a better shopping experience. Higher lux level for commercial spaces than industrial spaces is also a requisite in current building ordinances. Therefore,

part of the brick wall was torn down and replaced by new glazed wall to let natural light in and improve visual transparency in the interior space21. To create a more interactive facade, the 4th floor is also opened as an open podium, visitors can enjoy a boundaryless visual connection to the Kwai Chung community22.

To insert vibrancy into the monolithic rectangular block, green and sustainable elements are added to the facade. The installation of a large vertical green wall was designed to extend from the exterior of the building to the interior to create a lively and fresh atmosphere even when people are inside the building23.

3. Interior renovation Interior renovation is a big challenge to the rehabilitation project, it is done to achieve two main objectives: (1) to ensure safety and comply with the modern building regulations and (2) to maximise experience in the new commercial hub with the consideration of various stakeholders. Examples of interior

renovation are as follows. The former is related to technical standards for fulfilling different ordinances. As for passive fire protection measures, an additional staircase from the ground floor to the rooftop as means of fire escape, fire control centre, additional water tanks at basement and fire shutter were added to ensure fire safety24. Ramp, Tactile guide path, accessible toilets, lifts and associated facilities were built to fulfil the the Disability Discrimination Ordinance to provide barrier free accessible facilities to the disables25.

Additional sanitary facilities were constructed to cope with higher flow of population and meet the Building(Standards of Sanitary Fitments, Plumbing Drainage Works and Latrines) Regulation26. Regarding better layout and circulation, large openings were made on floor slabs for escalators, so people can access each floor in a more convenient way that improves both vertical and horizontal circulation in return. Moreover, A structurally independent underground water tank and pumping room were setted up to handle

the additional water consumption electrical equipment in F&B services that support the local living demand and leisure activities27.

In short, adaptive reuse in Luen Tai Industrial Building has adopted an integration method of the coexistence of the old and new that perform functions and support the daily operation of the mall in a harmonious way. Despite the new facilities that add on the spatial experience and meet the modern building ordinances, preserving traditional industrial features is another star in the revitalisation project.

Conclusion To sum up, Luen Tai Industrial Building has undergone the transformation from booming industrial supporter to community business hub.

The successful example is a pioneering project that encourages the restructuring of industrial estate and prove the value of industrial heritage. Whether the vacant industrial buildings should stay or not would be a question worth deep thought and adaptive reuse would be one of the future development directions.

Signboard Logo Wall

Terrace

F&B

monolithic Concrete block

聯

聯

泰

泰

工

工

業

業

大

大

廈

廈 Windows

Green wall

F&B

F&B Signboard Entrance

Entrance

Drawing: Facade comparison (a) renovated facade (b) old facade

Figure 3: vacant interior space of Luen Tai before renovation2

Figure 5: new interior space of life@KCC mall

Figure 4: maintainace work on structure during renovation3

Figure 6: retained stairs next to the newly built lift core

Figure 7: preserved columns with maintainance

Notes 1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 200 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 184 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 184 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 200 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 200 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 200 Tan, Yongtao, Chenyang Shuai, and Tian Wang. (2018) “Critical Success Factors (CSFs) for the Adaptive Reuse of Industrial Buildings in Hong Kong” International Journal of Environmental Research and Public Health 15, no. 7: 1546. https://doi.org/10.3390/ijerph15071546 REPORT ON 2014 AREA ASSESSMENTS OF INDUSTRIAL LAND IN THE TERRITORY, chapter 3 Findings of “Industrial” Areas (2015) Planning Department, https://www.pland.gov.hk/pland_en/p_study/ comp_s/industrial_report_2014/chapter/ch_3.pdf Revitalisation of Industrial Buildings, Extract of Paragraph 71 to 73 of The Chief Executive’s 2018 Policy Address. (2018), https://www.landsd.gov. h k / e n / l a n d - d i s p o s a l - t r a n s a c t i o n / l a n d - t r a n s a ction/revitalisation-industrial-buildings-2018/policy-address-revitalisation-industrial-buildings.html REPORT ON 2014 AREA ASSESSMENTS OF INDUSTRIAL LAND IN THE TERRITORY, chapter 3 Findings of “Industrial” Areas (2015) Planning Department, https://www.pland.gov.hk/pland_en/p_study/ comp_s/industrial_report_2014/chapter/ch_3.pdf life@KCC, Revitalization of Luen Tai Industrial Builing, PLY Union Ltd., https://www.plyunion.hk/14015

12. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 204 13. BEAM Plus Existing Buildings Certified Projects 2020 (2020), Hong Kong Green Building Council Limited and BEAM Society Limited, https://beamplus10.hkgbc.org.hk/ beam-plus-existing-buildings-certified-projects-2020/ 14. What Is Adaptive Reuse Architecture and Why It’s Important (2020), Masterclass, https://www. masterclass.com/articles/adaptive-reuse-architecture-guide#what-is-adaptive-reuse-architecture 15. Kelly Goffiney, Adaptive reuse taxonomies, Indianapolis: Reconstruction Continuity, https://archinect.com/klgoffiney/project/indianapolis-reconstruction-continuity 16. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 34-35 17. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 218-225 18. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 218-225 19. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 218-225 20. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 218-225 21. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 218-225 22. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 218-225 23. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 218-225 24. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 218-225 25. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 218-225 26. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 218-225 27. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 218-225

Photo notes

1. Kelly Goffiney, Adaptive reuse taxonomies, Indianapolis: Reconstruction Continuity, https://archinect.com/klgoffiney/project/indianapolis-reconstruction-continuity 2. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 206 3. 祈宜臻, 活現築蹟 : 工廈•活化•新生, 第 1 版 (2019), 210

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Policy Address. (2018), https://www.landsd.gov. h k / e n / l a n d - d i s p o s a l - t r a n s a c t i o n / l a n d - t r a n s a ction/revitalisation-industrial-buildings-2018/policy-address-revitalisation-industrial-buildings.html life@KCC, Revitalization of Luen Tai Industrial Builing, PLY Union Ltd., https://www.plyunion.hk/14015 BEAM Plus Existing Buildings Certified Projects 2020 (2020), Hong Kong Green Building Council Limited and BEAM Society Limited, https://beamplus10.hkgbc.org.hk/ beam-plus-existing-buildings-certified-projects-2020/ What Is Adaptive Reuse Architecture and Why It’s Important (2020), Masterclass, https://www. masterclass.com/articles/adaptive-reuse-architecture-guide#what-is-adaptive-reuse-architecture Kelly Goffiney, Adaptive reuse taxonomies, Indianapolis: Reconstruction Continuity, https://archinect.com/klgoffiney/project/indianapolis-reconstruction-continuity

The Modern Architecture Guidebook Hong Kong’s built environment represents a unique site of inquiry in the global history of the Modern Movement. The Modern Architecture guidebook series draw from an inter-disciplinary toolkit of knowledge, references, and field studies to understand the processes at work in the built environment. Each walking tour in the series begins with one of the 98 MTR stations in Hong Kong as the meeting point.

First opened in 1979, this modernist infrastructure has produced a city rationalized around transportoriented development. Organized around key themes (industrialization, colonization, environment, internationalization, migration, decolonization, counterculture, and globalization), the guidebooks present a critical yet open perspective towards the implications of large-scale modernist schemes on the environment and community.

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