PRC Magazine #76

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8 PRESS

URA-managed development in Sham Shui Po receives 27 expressions of interest The Urban Renewal Authority has received 27 expressions of interest for its Fuk Wing Street redevelopment in Sham Shui Po. A shortlist of qualified developers will be asked to submit tenders. The project covers an area of about 596 m2 on Fuk Wing Street, between Castle Peak Road and Cheung Wah Street. The site should provide 90 or more flats with a residential gross floor area of about 4,471 m2 and 559 m2 of commercial gross floor area. URA Chairman Victor So Hing-who said the authority supported government attempts to increase the supply of real estate in Hong Kong.

West Island Line subway opening marks the end of lengthy works projects

The opening of a 3.3km extension to Hong Kong’s Island Line underground railway has connected western residential areas to the central business district. The West Island Line extension connects Sheung Wan to three newly-built stations – Sai Ying Pun, Hong Kong University and Kennedy Town – in a journey that takes 7 minutes, compared to a 30-minute bus ride over the same distance. Among the contractors, global management, engineering and development consultancy Mott MacDonald had worked on the project since 2009.The company designed the temporary works and construction sequences for the caverns, running tunnels, two station entrances, overrun tunnels at Kennedy Town and some associated slope works. “The significant depth of the tunnels and caverns, in the highly-urbanised location, certainly made this project one of the more complex,” says Mott MacDonald transport director Mark Swales. Other contractors included Meinhardt Group engineers, as well as joint venture partners Gammon-Nishimatsu WIL and Gragages-Maeda-Bachy Soletanche.

Times Square hosts exhibition into the legend and tradition of the lion dance The Legend of Lion Dance exhibition at Times Square got underway with a traditional eye-dotting ceremony late last month. This exhibition presents 36 dancing lions with work carried out by renowned needlework masters, workshops and performances.

A lion from Lo On Kee is a highlight. From the 1950s to the 1970s, master designer Lo amazed viewers from around the world, with most martial arts studios in Hong Kong using Lo’s lion heads. Also featuring heavily is Hong Kong’s Master Keung Wai Chi. Master Keung and his two brothers were raised in their father’s martial arts studio and have fostered the art and lion dance traditions. Keung is an avid collector of lion heads and designs dancing lions. He was the champion of the World Lion Dance Cup for three consecutive years from 2011 to 2013.

Phuket’s boat show re-writes records with biggest attendance in 12 years

More than 5,000 visitors and 51 vessels on display contributed to the biggest turnout at this year’s Phuket International Boat Show, held in January. “Having talked to many people at the show, the feedback from exhibitors and the interest from serious buyers has been very encouraging. We expect there to be a lot of business done after the show,” says event director Andy Dowden. The 12th edition of the four-day event saw a record attendance. Guests saw exhibits from Rolls-Royce, Aston Martin, BWM and Mini. “The quality of boats on display included many of the top brands from around the world as well as Thailand's leading dealers and brokerages,” says Dowden. “With boats from 32 ft (9.7 m) to 112 ft, the variety was impressive.”

Asian markets show continuing signs of softness, says RICS sentiment survey

David Hand shifts from JLL to Colliers to lead the Asia-Pacific division

The Global Commercial Property Monitor report published quarterly by the Royal Institution of Chartered Surveyors is showing continued softness in Asian real estate markets. The Occupier Sentiment Index in Hong Kong fell from +4 to -3 in the final three months of last year, while the Investment Sentiment Index remained in negative territory, -3. Tenant demand increased in both office and industrial sectors, but a sharp decline was reported in retail. Over the next quarter, rents are expected to grow in the office and industrial sectors, but fall in the retail arena. Elsewhere, in mainland China, slower economic growth has weighed on overall commercial property sentiment and headline rental value expectations are in negative territory. In Singapore, sentiment in the investment market has slid, with rents expected to decline in the industrial and retail sectors. In Japan, the near term outlook is still robust despite significant economic headwinds. The Global Commercial Property Monitor data is a good lead indicator of hard data.

David Hand has left JLL after 18 years to lead Colliers International work in the Asia-Pacific region.The chief executive will start work on 1 June. Hand will be responsible for the overall operation and management of Colliers’ Asia Pacific business and will drive Colliers’ strategic objectives throughout the region.

“David is a key hire for Colliers International. He is not only a great cultural fit, but also has experience growing businesses across multiple sectors,” said Doug Frye, Global President and CEO of Colliers International. Hand is well respected as an industry leader across Asia Pacific and is a recognised China expert.

He formerly instructed on real estate at Harvard GSD and was course leader for a similar course at Georgetown SCS, as well as lecturing on China’s property markets at Tsinghua University, Beijing.

報導 9

LWK and Partners celebrates in style at 30th anniversary cocktail party

LWK and Partners (HK) Ltd. celebrated 30 years of business in January, with more than 250 guests attending a cocktail party in Hong Kong. “In the last 10 years LWK has grown from an architectural firm into a multifaceted company,” LWK managing director Ronald Liang told guests. “Together with our own A-Grade design institute, we are glad to have extended our reach to other professional fields, such as master planning, landscape, interior design, heritage conservation, 3D printing, theme park and entertainment design, and art acquisition.”

LWK has evolved rapidly with more than 600 staff working in Hong Kong, Shenzhen, Shanghai, Guangzhou, Chengdu and Shenyang. Its holding company, C Cheng Holdings Ltd, was the first listed architectural service provider in Hong Kong and the mainland.

Asia Society Hong Kong Center (ASHK) publishes Heritage Revealed Delving into the historical context and modern use of the Former Explosives Magazine Compound in Admiralty, Hong Kong, ASHK Center proudly published Heritage Revealed in December 2014 and is now available for sale in ASHK and at the New York Centre.

The main objectives of this book, written in English and Traditional Chinese, are to reveal historical significances, connect the past with the present, share the architectural work and its use for the community, support Hong Kong government’s effort in heritage conservation, and commemorate the Asia Society Hong Kong Center’s transformation of the Former Explosives Magazine Compound.

The production of the first print run of Heritage Revealed was generously supported by the Hinrich Foundation, Jebsen & Co. Ltd., and the Cypress Group. Architectural conservationists, historians, the ASHK team and supporters joined in honouring the continuous hard work of those that made the site what it is today. Referring to the characteristics of the site, Chairman of Jebsen & Co. Ltd., Mr. Hans Michael Jebsen, said: “The fact that a site as important and unusual as the Explosives Magazine Compound was not only saved but transformed into a unique public space, is probably amongst the world’s best examples of revived historical architecture.”

HKIA’s cross-Strait design meeting, awards set for the end of March

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“Architecture, Culture, Place…” is the theme for this year’s Cross-Strait Architectural Design Symposium and Awards to be held at the JW Marriott Hotel Hong Kong on March 28. Hosted by the Hong Kong Institute of Architects, the event will celebrate design excellence in the mainland, Taiwan, Macau and Hong Kong. This year’s theme is a celebration of the past 10 years of designs that have contributed to better living, and the creation of an improved economic and social environment.

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“This is our second time to host the Cross-Strait Architectural Design Symposium and Awards. It is expected that the event could attract attendance of architectural elites from the four regions and promote exchange amongst these professionals,” says Daniel Chi, chairman of the organising committee. The morning session of the symposium will be a retrospective of the journeys of architects from the four jurisdictions. The afternoon session looks towards the future.

5

Kennedy Town Station opens for business

TFP Farrells has proudly announced Kennedy Town Station, the new terminus of MTR Island Line opened to great fanfare on 28 December, 2014. A company spokesperson stated that this was a rewarding moment for the practice in developing a station terminus in an old and heavily built-up district. Kennedy Town Station is a two-level structure with three entrances. Entrances are integrated with the re-provisioned playground and a green minibus boarding/alighting area. Natural materials and colours pay respect to the adjacent historic stone walls, colonised by 120-year-old Banyan trees, which were carefully preserved during station construction.

Commuters arriving by other means of road transport can transfer to MTR under a protective canopy extending from the station entrance. As the station is not deep into ground, residents take only one short escalator ride to reach the concourse level of the station, while the glassed-in entrances and lift shafts allow daylight to reach parts of the station interior. Community artworks adorn the concourse and reflect the unique characteristics of Western District. The extension of Island Line to Western District comprises three new stations, namely Kennedy Town, HKU 1-PRC-HEAD-AD-Esfahan.pdf 1 30/01/2015 6:21:40 PM and Sai Ying Pun stations.

10 PRESS

Tung Fat Ho’s velodrome project on shortlist for global specification award

Atkins called in to consult on marina study for Colombo Port City in Sri Lanka The China Harbour Engineering Company has appointed Atkins to assess the feasibility of incorporating a marina into the Colombo Port City development in Sri Lanka. The study will establish the demand for a marina and its size, the optimal mix of berths, onshore facilities, and research into the breakwater’s effect on the coast and adjacent Beira Lake stormwater outlet. “We are very pleased to work with CHEC on this project, the first major project under our memorandum of understanding for global strategic cooperation with China Communications Construction Company Ltd (CCCC) and our global cooperation agreement with CHEC signed in April this year,” says Atkins’ project director Philip Chiang.

The work of architectural ironmonger supplier Tung Fat Ho Building Material Ltd on the Hong Kong Velodrome in Tseung Kwan O has been recognised on the world stage.

The company has been shortlisted for a specification award by the Guild Architectural Ironmongers and Royal Institute of British Architects. Tung Fat Ho supplied 500 doors with about 200 ironmongery types to meet fire and building codes. Specification elements included heavy-duty products for high traffic flow, and automation systems for the convenience of cyclists.The company met aesthetic concerns by using curve-shaped or concealed products. “When we are facing challenges, instead of thinking what can we do, we are thinking of what we can be.That is why our clients choose us, as we can provide extra value to them,” says Tung Fat Ho general manager Simon Leung. The velodrome is an international-standard venue for cycling with seating for about 3,000 spectators.

A multidisciplinary team of economists, urban planners, urban designers, marina designers and water and coastal engineers from Atkins’ Asia Pacific and British businesses are involved. The Colombo project is China Harbour’s biggest property development undertaking.

"the Boutiq" Broadway Malyan-designed luxury apartment building opens Singapore’s The Boutiq, twin 10-storey-high apartment blocks, is open to residents. The development’s 130, one and two-bedroom flats and one to three-bedroom penthouses were designed by global architecture and design practice Broadway Malyan. The 39,972sqft residential towers offer residents sky gardens with recreational functions including a swimming pool, fitness suite and a bar.

“Our expert design team has partnered with the client to deliver an exquisite residential development that offers residents a restful sanctuary from the bustle of the city,” says practice director Ian Simpson. The development’s southerly orientation, its large windows and a passive design that incorporates natural ventilation, results in a light and airy environment. The practice provided architectural and landscape design services to the client, a consortium including Heeton Holdings, KSH Holdings and TEE International.

Colliers says Hong Kong’s Policy Address does little to increase land, flat supply

Rider Levett Bucknall claims three merit gongs at Quality Building Awards

The Hong Kong Policy Address unveiled few surprises for the construction industry, according to Colliers International. An analysis by the property services company’s executive director Simon Lo says Chief Executive Leung Chun-ying’s target of 480,000 public and private homes by 2025 much lower than the long-term average of about 28,000 homes a year delivered between 1980 and 2004. Colliers says the “market is sceptical” if the target can be met and do not expect any drastic increase of new housing supply over the short term.

Colliers says the government has been unable to add large scale sites to its land reserve, although some of the 150 sites may have their zoning converted into residential use. It is unclear how many home units may come from the 150 sites. Private residential prices will continue to rise this year but at a slower pace of between 3 and 5 percent, it says. Demand curbs brought in to suppress demand have had little impact on affordability.

Green Building Council wants Hong Kong to focus on four construction initiatives The Hong Kong government’s Policy Address moves towards greater environmental protection and green building have been welcomed by the Hong Kong Green Building Council. The council says the government should focus on four areas. The government needs to set a “higher objective” to reduce energy use, it says, over and above the 5% reduction in electricity consumption in government buildings over the next five years.

Green procurement practices could be accelerated by adopting the council’s Green Building Product Labelling Scheme. The council said it supported greater urban development but would like to see new development projects achieve at least a “Gold” rating under the BEAM Plus scheme. In its final suggestion, the council offered to work with the government to explore the feasibility of converting construction waste into recyclable materials.

Rider Levett Bucknall took home three merit awards from the Hong Kong Quality Building Awards in the non-residential new building and Hong Kong building renovation or revitalisation categories.The three projects were the Pacific Place Mall Contemporisation Project, the Urban Renewal Authority’s Revitalisation Project at Mallory and Burrows Streets in Wan Chai, and the Victoria Park Swimming Pool Complex. The Pacific Place project was the single largest transformation of retail mall renovation project in Hong Kong, and included an upgrade of the arcade interior, modernising common areas and external works areas, and the introduction of a purpose-built restaurant and café.

The URA’s Revitalization Project in Wan Chai saw the conservation and adaptive reuse of a cluster of 10 Grade 2 historic buildings. The Causeway Bay swimming pool complex meets international standards for aquatic sports contests.

報 導 11

12 PRESS

Concept store for Archetypal opens in Moon Street, Wan Chai

HOK back into stadia with buyout of sports, recreation designer 360 Architecture HOK has re-entered the sports and recreation market with the buyout of 360 Architecture, a 200-person firm that specialises in the design of wellness, entertainment and mixed-use facilities. HOK spun off its sports practice in 2008. The practice will be known as HOK Sports + Recreation + Entertainment and be led by Brad Schrock. The deal creates a leading sports, recreation and entertainment design firm with offices in Kansas City, Columbus and San Francisco in the United States.

“With stadia and arenas hosting more entertainment events, they can act as catalysts to invigorate urban districts or attract people to a specific region,” said Riccardo Mascia, HOK’s managing director in the Asia-Pacific region.

“By merging with 360, we can offer clients world-class sports and entertainment design teams that, together with HOK’s specialised design leaders in other building types, will bring truly integrated and exciting design solutions to cities across Asia.” The deal was first announced late last year.

Design integrity and the design process are the focus of newly opened, affordable furnishings and home accessories store run by Archetypal. At the newly opened store in Wan Chai’s Moon Street, Archetypal is committed to creating a one-stop platform for design-led products from all over the world, and to providing services that match the quality of our products for the Asian market.The January launch was highlighted by the showing of designer Michael Young collaboration with EOQ; the dub lighting collection. The collection combines the industrial beauty of extruded aluminium from China and the craftsmanship of hand-blown Czech glass. It was the first time Dub has been shown in Hong Kong.

報 導 13

Time capsule filled with art marks construction of M+ museum at wkcd

A time capsule filled with artworks by children was planted in the siteworks for the M+ building in West Kowloon in January. The time capsule marks the commencement of piling for a second flagship art and cultural facility, after the Xiqu Centre. “M+ is not just another museum. It is a clear demonstration of a future for contemporary art in Hong Kong, and underscores the commitment of the Government to enhance Hong Kong's position as an international art and culture metropolis,” West Kowloon Cultural District Authority chairman Carrie Lam told the audience at the ceremony.

The M+ museum, with an architecture team led by Herzog & de Meuron, will have a GFA of 60,000m2 and focus on 20th and 21st century visual art, design and architecture, and the moving image. The capsule will be uncovered and unsealed in 100 years’ time.

Benoy completes Bahrain Marina masterplan to create lifestyle haven A 150,000 m2 mixed-use project incorporating the Bahrain Marina Yacht Club is the centrepiece of a masterplan for the first phase of the Bahrain Marina Development.

The masterplan by Benoy, an architecture and interiors practice, includes residential, entertainment, leisure and hospitality options. A 5-star hotel, serviced apartments, shops, cinema and variety of food and beverage options are planned. Benoy’s head of MENA studios, Paul Priest, says the masterplan is inspired by the energy and natural beauty of Manama. A wide promenade will encourage visitors into the retail zones and help create a lifestyle icon. The development is designed to transform the waterside into a premier destination, with an appeal beyond the Gulf Coast region.

The development is for Amlak, the real estate investment arm and wholly owned subsidiary of Bahrain’s Social Insurance Organisation.

Bob Merrigan appointed to strengthen Hotels and Hospitality Group at JLL

Shenzhen Bao’an becomes JW Marriott’s second hotel in southern Chinese city

JLL’s Hotels and Hospitality Group has appointed Bob Merrigan as executive vice-president, hotel project services.

Merrigan brings more than 30 years of experience to JLL, including from his most recent post as vice-president of property services for Outrigger Hotels and Resorts in the Asia-Pacific region. Meanwhile, JLL’s Hotel Investment Outlook report has forecast hotel sales to grow 15% this year. The forward-looking, global analysis says outbound investment from the mainland will reach US$5 billion this year, up fivefold on last year. Scott Hetherington, Chief Executive Officer Asia, JLL Hotels and Hospitality Group, commented: “China’s policy change allows numerous investors to compete in international real estate for assets including hotels. We expect this heightened level of activity to become the new norm, and Chinese investors will gain scale in gateway cities.

We believe Japan will be the stand-out market in the region, led by the depreciation of its currency, the availability of stock and operating conditions.”

The ninth JW Marriott Hotels & Resorts property in mainland China has opened in Shenzhen. The 356-room JW Marriott Hotel Shenzhen Bao’an, designed by John Portman and Associates and interior design company Hirsch Bedner Associate, boasts contemporary interiors. The mythical phoenix is the inspiration for the hotel’s sleek, fluid curves and the pale blue guest room palette.

Thai hospitality group rolls restaurant design into management at twin outlets

The property is located in Shenzhen’s Qianhai development zone and is the nearest luxury hotel to Shenzhen International Airport. “Shenzhen is a vibrant city that kickstarted China’s opening its doors to the world so we are proud to introduce the ninth JW Marriott Hotel in China, and the second JW Marriott Hotel in Shenzhen,” said Henry Lee, Marriott International Greater China chief operations officer.

Guests are invited to explore two specialty restaurants and one lounge. It has ten multifunction venues with 2,600m2 of cutting-edge meeting and banquet space.

Offering interior design and food and beverage consulting services, Soho Hospitality has taken the leap into outright ownership and management.The company is currently engaged in the renovation of the Mövenpick Resort and Spa in Phuket, a 300-room serviced apartment property in Kuala Lumpur, a rooftop bar for Taj Hotels in Chennai, a nightclub for Starwood in Coimbatore, and a Mango Tree Bistro in Bangalore. Soho developed and opened Above Eleven in Sukhumvit Soi 11 in Bangkok in 2012.

It was the first Peruvian Restaurant in Southeast Asia, and took its design cues from an abstract art installation of a park experience. It features custom-designed structural trees, a maze in the entrance era and bathrooms serving as skyline observatories.

Newly opened is the second property, on the fifth floor of the Fraser Suites Sukhumvit luxury serviced apartments in Sukhumvit Soi 11. Charcoal is a 74-seat restaurant with a windowed tandoori kitchen presentation. For more information, please visit sohohospitality.com.

報 導 15

Mineral water brand uncorks visitor centre in China’s northeast

China’s Fu Wah Group to manage Park Hyatt hotel on Auckland waterfront Hyatt Hotels and Resorts will return to New Zealand in 2017, with the opening of the first Park Hyatt-branded hotel in Auckland. Fu Wah New Zealand, a subsidiary of Fu Wah Group, will hold the management agreement. “This has been an exciting year for the Park Hyatt brand, and we are honoured to collaborate with Fu Wah New Zealand on this landmark luxury development,” said Ratnesh Verma, Hyatt AsiaPacific’s senior vice-president, real estate and development.

The hotel will include 190 rooms, three restaurants and bars, event spaces, a spa, 25-m pool and a fitness centre on a prime location on Auckland Harbour. “Fu Wah New Zealand believes in the Park Hyatt brand, having recently purchased Park Hyatt Melbourne, and we are confident Park Hyatt Auckland will provide guests with the luxurious accommodations, culinary expertise and high-quality service for which the Park Hyatt brand is known,” says Verma.

A 2,500m2 exhibition space is at the heart of the new Nongfu Spring Brand Experience Centre in Fusong. Designed by Atelier Brüeckner, the centre introduces visitors to the Chinese mineral water brand and its origins in the Changbai Mountains region.

Visitors can take part in a number of experiences at the centre and adjoining factory, including a viewing tower and tours of the Moya Spring, with landscaping by Norway’s Jensen & Skodvin Architects. The visitor centre’s staged spaces are dedicated to the brand story, with media stations showing live images, offering a direct view into the filling machines. An installation of 25 living birch trees serve as a prelude visitor to experiencing the Changbai mountains.

Blueprint initiative sees Swire Properties launch accelerator, startup scheme

Financial Secretary John Tsang Chun-wah pictured with Swire Properties’ senior management. 財政司司長曾俊華與太古地產管理層合照。

The Blueprint initiative based in Swire Properties’ Cornwall House in Tai Koo was launched in January. Guests included Hong Kong’s Financial Secretary John Tsang Chunwah. The accelerator programme and 20,000 sqft co-working space is an attempt to support entrepreneurship in Hong Kong and nurture a culture of innovation. The previously unused space has been repurposed to house a “co-working community” that will offer ten technology startups free office space and mentoring opportunities. New applications will be taken every six months.

Large function area helps Regal Airport Hotel capture more worldwide awards

de Ricou Apartments at The Repulse Bay claims twin interior design awards The de Ricou Apartments claimed a distinction and best in class award in the residential interior design category at December’s Architecture and Design Awards.

The Repulse Bay Road development has 49 flats between 1,735 sq ft and 4,955 sq ft in a 36-storey property. Reopened in mid 2013 after extensive renovations, the flats are the first in Hong Kong to earn a Leadership in Energy and Environmental Design (LEED) Gold Certification for Alterations and Additions.

With a total investment of more than HK$300 million, the renovations improved light, space and warmth, says The Repulse Bay Co Ltd, a wholly owned subsidiary of The Hongkong and Shanghai Hotels Ltd. The apartments’ open-plan concepts offer flexibility for families, with high quality fittings and finishes. “These two prestigious accolades reflect not only the sophisticated design, innovative functionality and contemporary style of the de Ricou Apartment interiors but also the warmth and sense of home that permeate the entire property,” says The Repulse Bay general manager Andrew Whitaker.

Hong Kong’s Regal Airport Hotel has claimed by Business Traveller Britain’s Best Airport Hotel in the world for the 7th year running and the Best Airport Hotel from Business Traveller Asia-Pacific for the 14th consecutive year. The award recognised the hotel’s generous room size and capacity of the property’s Grand Ballroom. The ballroom can handle banquet and cocktail receptions for up to 1,500 guests or 80 banquet tables. It can also be easily partitioned into three banquet rooms. The ballroom is fully equipped with a built-in central stage, and has advanced audiovisual and lighting facilities, including the ability to handle a large LED screens. Regal Hotels International is one of the largest hotel operators in Hong Kong. The company is a member of the Century City Group which is a conglomerate publicly listed on the Hong Kong Stock Exchange.

16 Conference

Building for the future The British-based Institution of Civil Engineers shares its wisdom on infrastructure delivery with its Hong Kong members

Anyone living in increasingly urbanised Asia is familiar with the scale and potential for disruption caused by building massive infrastructure projects. With up to one-fifth of the world’s population projected to live in mega-cities by 2030, infrastructure development is set to accelerate and the challenges multiply. Every infrastructure project is designed to make cities function better.

Hong Kong is home to the world’s best infrastructure according to last year’s World Economic Forum. Among the most prominent projects are the high-speed rail link to Guangzhou, the Hong Kong-Zhuhai-Macau Bridge, MTR expansion and a third runway at Hong Kong International Airport.

Planning in Hong Kong takes an average of almost five years from inception to start of construction, and the city is first, according to consultancy EC Harris, or third by the Arcadis design consultancy, in rankings of the most expensive construction locations.

Collaborative approach Professor David Balmforth, the president of the London-based Institution of Civil Engineers, discussed the future of infrastructure planning in Hong Kong and the Asia-Pacific region in January.

“It’s much easier to manage cost if you’re in a collaborative work [environment] than if you’re in the traditional adversarial pattern. An adversarial contract fosters blame; a partnering contract fosters collaboration.”

As an advocacy organisation promoting best practices, ICE is currently working on Shaping Hong Kong, a report exploring how civil engineering can help achieve lowcarbon, high-density living. The final report is due in October. At his presentation at the Zero Carbon Building in East Kowloon, Balmforth outlined the necessity of implementing the New Engineering Contract, promoted by ICE, which focuses on collaboration and transparency over traditional, and dominant, adversarial work.

Sustainable and cost-effective infrastructure delivery is crucial for economic growth and improved quality of life, and Balmforth believes the two go hand-inhand.

Balmforth says infrastructure completion is not only at the mercy of slow planning and high costs, but projects are under pressure to be resilient and responsive to real world issues such as climate change and population growth.

High costs come early in a project’s life, and are generated by lack of direction and clarity in design and an industry culture that prioritises sticking to a budget rather than reducing costs. But that may be changing.

After the success of the initial 30 pilot projects under the scheme, the Hong Kong government committed to NEC contracts for all public projects this year and next.

The programme will equip “construction professionals with the skills necessary to be able to manage a high standard of specialised projects using the NEC3 ECC”.

The focus is on partnerships and collaboration.

The Engineering and Construction Contract (ECC) programme was launched in Britain in 2013, and the Construction Industry Council can see the programme becoming the industry standard throughout the Asia-Pacific region.

Process improved An example of the benefits of the approach are seen in the Fuk Man Road Nullah improvement in Sai Kung, delivered six months early and 5 percent under budget.

“There will always be cost fluctuations in any form of construction contracting; there will be labour costs, materials costs, the weather adds costs,” says Balmforth.

“What is more important is how we manage those costs. That brings me back to the partnering approach.

Text: Elizabeth Kerr

“Developing and operating infrastructure is intrinsically linked with not just the environment, but with the whole quality of life. To create good, sustainable communities for the future you have to have all parts of the jigsaw working together, of which infrastructure is a very important part. But it is only a part."

It’s not a case of ‘let’s build the infrastructure and then cope with the environment’.

It’s the other way around. Infrastructure needs to work as a part of the bigger picture and not isolation.”

Environmental focus Hong Kong’s less-than-stellar environmental track record is well documented.

The city suffers at the hands of precisely the kind of infrastructure it apparently needs desperately.

But Balmforth isn’t convinced the situation is that dire, and argues Hong Kong could become a beacon for the rest of the world.

“I think there are a number of important lessons Hong Kong can share with the rest of the world. It’s hugely urbanised, rapidly growing, it’s got large volumes of traffic movement and constrained borders. Many cities will be facing those problems,” he says, suggesting that the city is in a position to lead a sustainable urbanisation charge.

“In the way [Hong Kong] pioneered major infrastructure, there’s an opportunity here to pioneer future solutions, the next stage of urban development. There’s a massive opportunity to unpeg some of those difficult questions for the future. If we can’t deal with some of those issues here, where can we do it?”

會 議 17

基建為未來 英國土木工程師學會訪港交流，分享 基礎建設的建築智慧。

大型基建項目對日益增加的城市人口可謂司空見慣。預計到2030年全球高達五 分之一的人口將在巨型城市居住，基建需求只會有增無減，尤其亞洲將成為增 張最蓬勃的地區。 根據2014年世界經濟論壇所得，香港基建屬全球最佳。目前興建中的項目計有 廣深港高速鐵路、港珠澳大橋、地鐵延線、中環灣仔繞道及香港機場第三條跑 道。以上項目均旨在進一步提昇香港引以為傲的卓越效率，然而本地的基建發 展正面臨頗大挑戰。香港的相關規劃，從構思到動工建設平均耗時達五年，而 根據 EC Harris 及其母公司Arcadis 調查顯示，香港在建造成本方面分別位列 全球第一與第三。

協作方式 總部位於倫敦的英國土木工程師學會，主席 David Balmforth 教授在一月份訪 港，與本地分會會員及建造業議會共同研討香港的未來基建規劃。學會作為推 廣業內最佳作法的倡導組識，正撰寫《塑造香港》（Shaping Hong Kong）的 報告，探討土木工程實現低碳而高密度的居住環境的方法，報告最後版本定於 今年十月公布。 Balmforth 教授在零碳天地的演講中，概述推行由該學會提倡的新工程合同 （New Engineering Contract (NEC) ）的必要性，比起過往以傳統的支配性及 對立性工程，它更強調協作性與透明度。他指出基建完工易受規劃緩慢及高成 本所累，同時要具彈性及回應如氣候變化和人口增長等問題。 高昂開支早於項目初期階段已浮現，主要歸咎於缺乏方向與清晰設計，以及重 視不超支而非減省成本的行業文化。然而，這一切將可望改變。香港政府在推 行30個項目先導計劃取得成功後，將致力於2015及2016年在所有政府工程推 行NEC。計劃的關鍵乃裝備「建造業專才必要技能，利用NEC3 ECC達到專門 項目的高標準。它以夥伴關係和協作性等的核心NEC 原則作基礎。」工程和施 工合同 (ECC) 計劃自2013 年起在英國推行, 建造業議會預期計劃將成為亞太區 的新行業標準。

Image courtesy of Leighton Asia

(Left) Mr. Lee Shing-see, Chairman of Construction Industry Council, (Right) Professor David Balmforth, ICE President 2014 - 15 （左）建造業議會主席李承仕先生，（右）英國土木工程師學會主席 David Balmforth 教授

改善流程 其可行性見於西貢福民道的明渠改善工程，該項目提前六個月峻工並比預算低 百分之五。「任何形式的工程承包均無法避免成本波動，不論是人力、材料及 天氣延誤方面，更重要是如何控制。那就關乎建立夥伴關係，若身處一個合作 性而非傳統對立模式的工作環境，這會變得更輕鬆。對立性合約引發雙方指責 推卸 ，相反地協作性合約則促進合作。」Balmforth 教授解釋。 可持續的和符合成本效益的基建交付對世界經濟持續增長和在健康環境下提昇 生活質量至關重要，他認為這兩者確實不可分割。「若要做到，必先要明白所 有因素之間的相互關係。基建的興建與營運，不只和環境更和整體生活質素息 息相關。要為未來創造優秀、可持續發展的社區，必須讓所有組成部份配合得 天衣無縫，當中基建部份頗重要，卻不是唯一要素。先興建基建而再去配合環 境並不可行，反而是要讓基建在全局上而非單獨發揮作用。」

重於環保 香港毀譽參半的環境保護往績不用多費周章詳列，環境經常被聲稱所迫切需要 的基建工程破壞。可是，Balmforth 並不感到悲觀，認為香港能為世界起示範 作用。「香港有些重要心得可和全球各地分享，它高度城市化、增長急速，而 且交通繁忙、面積狹小。許多新興城市正面對同樣問題。他推論香港能擔當可 持續城市化的先驅，及樹立榜樣。「香港在重大基建領域的創新，為未來的解 決方案提供機會，指引城市發展的新模式。這裡擁有能解答未來難題的巨大機 遇… 若在香港也處理不了，還有哪裡能做到？」 翻譯：John Lo

18 REAL ESTATE

Thinking forward The trends that will shape the real estate market have been bubbling under; shaping the thinking of the region’s property services firms and surveyors. PRC Magazine looks at the wider picture that will shape the year.

This year is set up to be an interesting one.An interest rate hike has been expected for years but a clutch of other factors could be brought to bear on Hong Kong and the Asia-Pacific region, the same region that led the world out of its 2008 financial funk. Slowing economies in mainland China, Japan and Germany; the continuing uncertainty in the United States; potential volatility and over-pricing of office and industrial property; and rising production costs in the mainland and a shift from manufacturing are among the hurdles facing Asia this year.

In spite of the headwinds, Colliers International forecasts a rise in real estate transactions on the heels of a significant increase in supply. “There is pent-up underlying demand from both occupiers and investors, primarily due to the lack of stock, and that will gradually be satisfied,� Colliers interim chief executive for Asia Dennis Yeo said in December. Expiring funds with assets to sell, skyrocketing outbound mainland investment, an explosion in e-commerce, a strong logistics sector and overseas investors refocusing on an under-represented Asian region are all factors that should help smooth out a potentially bumpy year.

Text: Elizabeth Kerr Images: Brian Zhang & Samuel Lee

地 產 19

Office rebound

Murky future

Though the Asia-Pacific region’s rapid rebound after the financial collapse of 2008 has slowed, this year is expected to see a return to moderate GDP growth of about 5.5 percent. After a cautious 2014, rental yields in emerging markets such as Jakarta, Manila, Shenzhen, Bangalore and Chennai will see the strongest gains of about 3 to 4 percent, while core markets will be marked by low vacancies and strong demand.

New supply isn’t expected in Singapore until 2016, and Hong Kong is locked into China’s fortunes, making shaky demand a worry.

Thos same core markets, however, will post wildly disparate numbers. In its annual global office forecast, Cushman & Wakefield predicted that with “increasing regulatory oversight, office performance in the region’s financial centres of Tokyo, Hong Kong, Singapore and Shanghai will be mixed, depending on demand-supply dynamics as well as tenant bases.

“We do suffer from a lack of supply, certainly in the next couple of years, but we’ve known about that for a long time. From 2017 onwards it should be okay.”

The new Kowloon East business district, CBD2, will stabilise at rates and prices in line with Tsim Sha Tsui as more supply comes online. Prices may come down as much as about 5 percent. Expect prices in Central to return to growth, by as much as 5 percent.

“Japan’s economy is anticipated to weather the increase in consumption tax and establish a positive growth-inflation dynamic, as Prime Minister Abe looks to set his reforms in motion.”

“A lot of Hong Kong’s success is dependent on China. If we see a significant slowdown up north, that will have an impact on demand,” says Ben Dickinson, regional director and head of markets at Jones Lang LaSalle.

Tokyo, conversely, is expected to see its commercial market – one of the world’s biggest – outperform on the heels of strong corporate earnings.That city’s prime office space currently sits at about US$1,400 a square metre per year according to research by JLL, besting both Singapore and New York.

20 REAL ESTATE

地 產 21

22 REAL ESTATE

展望 2015年 香港及邻近的房地产市道在未来一年会如何发展？

兴旺的物流储贮业

2015 將是充滿變數的一年。過去幾年揮之不去的加息預期終成現實，然而帶 領世界走出經濟低谷的亞太區及香港將面臨一籃子因素的考驗。內地、日本和 德國經濟放緩，美國持續的不穩定性，加上寫字樓及工用物業的過熱和潛在波 動風險，中國生產成本不斷上升，以及各國陸續從製造業轉型皆是亞太區所面 臨的挑戰。

零售和工用物業在未來幾年將掀起翻天覆地的變化。電子商貿對傳統零售業的影 響持續，行業已因應進行廣泛的重新定位和品牌重塑。在香港，2014下半年後的 政治形勢使零售收入下跌，失去全球最昂貴零售物業的位置。高力國際商舖服務 高級董事麥海倫注意到：「奢侈品品牌銷售額正在下跌令租金回軟。然而並不意 味著市道崩潰，只是輕微作調整…平民化奢侈品將成火車頭。隨著內地市場成 熟，求量不求價將成為本港趨勢。」零售業佔香港整體經濟比重極大，2014年 第四季擔憂市道持續低迷的悲觀情緒瀰漫。佔中示威「特別在九月和十月，確 實對零售商影響相當顯著。但自11月已幾乎恢復正常。佔中運動最高峰的幾個 月內，中環及旺角生意跌幅較大。」仲量聯行地區董事及香港商舖部主管郭富 禮﹙Tom Gaffney﹚承認，「 有趣的是，尖沙咀一切如常 ，選擇繼續擴張的零售 商，即使暸解這場運動的深遠意義，卻並未因此而叫停計劃。」

儘管如此，高力國際預測區內房地產交投將在供應大量增加的情況下而上升。 「主要由於供應缺乏，用家與投資者的潛在需求目前被壓抑，這類需求將逐漸 得到滿足。」署任行政總裁楊煥杰於上年十二月分析。基金到期將旗下資產出 售結算，中國的對外投資猛增，電子商務方興未艾，物流業表現強勁，加上海 外投資者重新聚焦於過往受忽視的亞洲地區，應有助房地產市道安然渡過可能 顛簸滿途的一年。

写字楼市场反弹 雖然亞太地區的經濟增長，在2008年金融海嘯快速反彈後有所放緩，預計2015 年GDP將回到大約5.5％的適度增長。經過蓄勢待發的一年，雅加達、馬尼拉、 深圳、印度班加羅爾和欽奈等新興市場，租金收益率會錄得大約 3％ 到 4％ 的 強勁增長，核心市場方面將以低空置率及需求強勁為主調。然而各個核心市場 的表現會極為參差，高緯環球預測來年度的全球寫市樓市場，「隨著監管越趨 嚴格，東京、香港、新加坡和上海等金融中心將榮辱互見，取決於供求與租戶 組合。預計日本經濟隨着安倍首相加速及加大改革力度，應能抵受增加消費稅 的衝擊，重新踏上增長與通脹的正軌。」 預計至2016年前，新加坡不會有新供應，而香港與中國經濟的緊密相連亦相當影 響需求。按仲量聯行區域董事兼香港負責人龐定勤（Ben Dickinson）推測：「香 港的繁榮繫於中國。若內地經濟顯著放緩，必會影響需求。市場上供應不足，而且 仍會持續多幾年，其實已是眾所周知。2017年後，短缺情況會改善。」因供應增 加，打造成CBD2的東九龍新商貿區，其租金水平今年將回落5%，至與尖沙咀相 若的水平，中環區租金將重新上升5%。東京作為世界最大的商業房地產市場之 一，租金水平受惠將於企業盈利強勁而表現出色。根據仲量聯行研究，當地黃金 地段寫字樓每平方米每年租金約1,400美元，擊敗新加坡和紐約。 戴德梁行認為，寫字樓投資未來潛力將在印度和中國。印度的多元化高技術熟 練勞動力、 充裕新辦供應和低廉租金，已令其拋離中國成為最受歡迎的外判國 家，此外，中國從製造業轉型至高科技、金融和物流業，正重新塑造兩國的寫 字樓市場。「中國不再以傳統製造業為主，並已開始轉型至服務業，而且不再 歡迎成衣及低增值製造業進駐，相反覺得已具條件朝向資訊科技與高端生產。 」第一太平戴維斯中國區市場研究部負責人簡可（James Macdonald）分析。 新供應佔了整體市場的35%，可能導到未來一年租金有下調壓力。

根據世邦魏理仕的《2014年香港零售市場報告》分析，私人投資者情緒在2015 年應會改善，該公司數據顯示，2014第三季的訪港旅客人次、銷售和私人支出 均有增加，只有租金較上一季下降0.2％。「中國遊客轉向在其他市場購買奢 侈品的趨勢將繼續，窒礙高利潤的奢侈品牌在香港大舉擴張，因此租賃市場有 望由能同時吸引旅客及本地居民的中檔品牌驅動」，承接自去年起向非核心區 發展的趨勢。正當香港購物天堂的地位搖搖欲墜，首爾、新加坡和東京紛紛爭 奪這群內地豪客。另外雅加達、馬尼拉和胡志明市作為新興樞紐表現保持穩定。 與零售業息息相關的物流、工用和倉貯物業在2015年行情走俏。傳統及電子 商貿對工用物業影響甚微，戴德梁行研究表示雪梨、上海和新加坡三地的相關 板塊將增長至2017年，甚至香港今年亦會錄得增幅。「零售模式或已改變，但 存儲物品的實際空間需求仍在。我不認為這會打擊貨倉類物業價值。2015將遵 循2014年的趨勢，租金會錄得2至3％的增長。主要是儘管供應增加，大部份將 是自用性質… 配備載貨電梯和以斜坡進入的物業，兩者租金一向有所差距。 新項目將以載貨電梯為主流，設備和建築質量相對較佳。」高力國際香港工業 物業服務高級董事趙偉雄解釋。

地 產 23

日元低廉 刺激住宅市场

未来就是现在

日元相對疲弱，香港與台灣﹙台北為主﹚的樓價高企，泰國和印尼大規模社會變遷 令居民重新返回市中心，將構成2015年區內住宅市道表現堅挺的主要利好元素。

科技是影響房地產發展的一個新興主流趨勢，其重要性增加之速非一般人可料。 撇除對零售業的沖擊，及令工用物業復甦，科技變革的速度正靜靜地對房地產發 揮不斷增加的影響。

一直是住宅投資者天堂的香港，「面對著利率風險，加息說法過去五年不時浮 現但只聞樓梯響。展望今年討論將集中在加息時機… 雷曼危機發生前，按揭利 率接近6％而市場仍然頗健康。」加息會令交投減少，繼而令中小型住宅租金 上升。總言之，供應緊絀前提下價格仍會溫和上漲3至5%，一月剛發表的施政 報告並無措施增加供應。「除此之外，住宅市場既無負面亦無利好因素，將維 持相對穩定。」仲量聯行香港董事總經理曾煥平作結。 與香港一樣，台灣受惠於兩岸經濟合作框架協議，同樣面對供應不足問題。儘 管如此「內地居民、企業和機構投資者房產的需求不斷上升。過去數年兩岸經 貿關係顯著加強，中國企業蜂擁到台灣投資，帶動強勁需求。香港和新加坡推 行針對境外買家的強硬壓抑樓價措拖，使豪宅價格呈現跌勢。」台灣蘇富比國 際物業研究部負責人Kai Chen 解釋。台北豪宅價格亞太區內仍然落後，也預期 將穩步上揚，長線投資潛力優厚。 雪梨、墨爾本和新加坡來年保持平穩，東京今年再次成為亞太區內的寵兒。日元 貶值、奧運效應、永久地契所有權、強勁租賃需求 － 只有40％的日本東京居民 自置居所，以及大擂大鼓的安倍經濟學令東京過去兩年成為投資首選。2015年 的首要難題乃安倍能否在量化寬鬆擴大規模，十月上調消費稅或令消費收縮， 經濟衰退威脅未除等多方夾攻下成功保持增長。就目前而言，東京受歡迎程度 未減：利率預計將維持超低水平；大型基建陸續上馬，像只需40分鐘的東京名 古屋超高速鐵路將於2027落成。國會將審議法案，開放規模達400億美元的博 彩業，屆時樓價或像澳門般颷升，東京是世界上最多財富500強企業進駐之地， 國際人才偏向進駐東京核心區住宅，而且都知事舛添要一已定下雄圖大計，設立 特殊貿易區吸引亞太區及環球企業進駐。

新科技迫使社會重新審視現代辦公室面貌及其設施需求。議。根據萊坊的2014 年《全球城市報告》，移動通訊和平板電腦、無人飛機、機器人和3D打印等科 技，配合科技與創意產業的崛起，在設計和功能為新一代的工作間奠下基礎。 該等行業人才渴求非傳統、不拘謹，面積較小卻更開放的辦公環境，他們也偏 好人氣旺盛的舊區，像香港東區、東京的新宿，首爾的江南區等。 根據年度《城市動量指標》，未來幾年最熱門投資地點計有現存科技樞紐如倫敦紐 約，新興科技熱點像雪梨、墨爾本、班加羅爾及內羅畢亦榜上有名。「科技行業 推動房地產發展已是不爭事實。」仲量聯行全球研究部主管 Jeremy Kelly 指出。 「科技的奧妙是它永遠以意料之外的方式改變生活。80年代人人都把它掛在口 邊，於是辦公室亦依照那時期的體積笨拙電腦而設計。大家還以為交易需由真 人執行，電腦只是輔助，故此需要大量空間以容納人和機器還有電線糟。最後 當然全部落空。科技連遊戲規則也一併打破。」第一太平戴維斯環球研究部主 任 Yolande Barnes 憶道。

翻譯：John Lo

MARMOLEUM MODULAR OFFERS YOU AN ENDLESS CHOICE IN SHAPE, SIZE AND COLOUR TO CHOOSE FROM. creating better environments

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26 FEATURE

Designing buildings,

defining communities Geometry teaches us that the quickest way from A to B is a straight line. What the mathematics of shape and space cannot account for the twists and turns that creativity offers, or the almost infinite complexities that the environment imposes on design. To get from A to B, persistence and innovation are the keys. Elegance and vision are a must. The ability to transform is an imperative.

專 題 27

28 FEATURE

專 題 29

30 FEATURE

New World Centre, Shenyang, China 瀋陽新世界中心

Modern meeting places

The practice of 300-plus staff has a determined focus on the future. They are responsible for creating a series of signature developments that merge culture and commerce, but that always place people at the forefront of architectural expression.

A dynamic new hotel development at Tung Chung, close to Hong Kong’s international airport, will be connected to a waterfront promenade and plaza that is set to become a new tourist destination with many street level shops and restaurants, and is already drawing comparisons to San Francisco’s Fisherman's Wharf. In their work at Hysan Place, DLN created a new heart for commerce and culture in bustling Causeway Bay. More than just a new focal point for the area, the iconic destination also incorporates a series of notable sustainability measures, from hybrid cooling to reduce heat gain, to urban sky gardens.

Mixed Development at Jalan Segambut Kuala Lumpur, Malaysia 馬來西亞吉隆坡泗岩沬商住發展

In Shanghai, DLN-designed ASE Group Headquarters has reinvigorated a previously small and sleepy corner of this thriving mega-city, recently emergent as China’s financial centre and admired globally for its breakneck development, much of which is centred in iconic Pudong. However this urban regeneration has created much more than a single meeting place, but rather a new hub for technology, research and the semi-conductor industry.

Another interpretation of the modern meeting place is planned for Hangzhou, a 1-hour high-speed train ride form Shanghai. A project for developer Longfor Properties sees an effort by DLN to build a new focal point for a city eager to secure its own monumental architecture.

The design on the site in Binjiang district blends offices, retail and hotel accommodation. Beneath the glass-clad office tower, open spaces on the flanks of the mixed-use podium seep into the structure in a particularly organic way, mirroring the passage of pedestrians and drawing footfall into the building.The complex is inspired by indigenous landscapes around the eastern Chinese city.

The accents on the podium exterior are light-coloured stone finishes mimicking a native rock formation.

In rapidly developing cities the world over, the demand for quality office space can no longer be met by the traditional CBD. In Hong Kong specifically, Kowloon East involves major land use review. The area’s industrial buildings will be redeveloped and converted into offices, shops and services, and hotels.

The DLN-designed Kowloon Bay Office complex will help improve the city’s new CBD with the provision of ample green open space.

Buildings of significance

In Malaysia, a much-needed overhaul of the built environment on one of Kuala Lumpur’s arterial roads, Jalan Segambut, re-creates a connection to the river.

The DLN-led development consists of eight residential towers with basement car park, an office and one serviced apartment towers and a shopping complex.

In its work at the Taipei Metro Dome Commercial Complex, DLN is involved in the creation of a new focal point at the heart of the city’s historic core in Xinyi.

The bold design weaves commercial and tourist attractions around a 40,000-seat stadium and near a heritage-listed creative industry hub built into an upcycled factory. The Taipei Metro Dome is a bold new addition to the city which has forever changed the pulse of Xinyi.

The Shenglong Financial Centre in the Fujian capital of Fuzhou is a landmark tower, more than 200 metres tall, and with a total gross floor area of 156,000 square metres.

DLN’s graceful design maximises floor area and retains a visually appealing façade in the city’s first Grade-A office building. This is a dominant building in the new heart of the city’s business district. It towers over a bend in the Min River, itself a symbolic trade destination, and overlooks Fuzhou’s skyline.

New World Centre, Shenyang, China 瀋陽新世界中心

The thread tying all of these large-scale works together is urban renewal – often in areas of deep cultural significance.

專 題 31

Model business

“Finding the right logic to put together different functions or components within a single project, I would say that is always our thinking,” Mr Ng says.

The practice has been responsible for helping Hong Kong develop through the golden years and has transitioned from a Hong Kong hero into a regional powerhouse.

But what their current work reveals is the level of thoughtfulness in design and planning that makes the practice one of Asia’s most accomplished.

Mixed Development at Jalan Segambut Kuala Lumpur, Malaysia 馬來西亞吉隆坡泗岩沬商住發展

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灵活设计 重塑社区 幾何學讓我們知道直線是在兩點之間的最短距離；然而 形體與數學卻無法解釋只有創意才能產生的千變萬化， 或由環境加於設計的無限複雜性。若要成功將概念付諸 實行，堅持和創新固然是關鍵，優雅和遠見亦不可或 缺，而可塑性更加是主要的基石。

劉榮廣伍振民建築師事務所（香港）有限公司（下稱：DLN）從不甘於簡 單平庸之作，並敢於挑戰局限和隨機應變。擁有超過四十年歷史的 DLN， 為香港的城市面貌留下大小印記，設計出維港兩岸的不少商業及住宅項目， 印證了事務所於上世紀的70和80年代期間，與香港經濟一同躍飛的足跡。 從上世紀90年代開始，DLN 打造了各種標誌性項目，為香港今天的建築環境 奠下基礎，當中包括灣仔會議展覽中心第一期，以及一系列著名的摩天大樓 如中環中心及名鑄等。若然沒有這些傑出項目的出現，香港的天際線一定沒 有現在的豐富及引人入勝。 事務所目前策劃中的項目正以此為基礎，推動日益受重視的可持續環保設 計，打造出著重社會需要的多用途及商業建築項目，並為消費者重新詮釋 社區定義。事務所同時放眼四海，積極投入亞太地區內一系列的新穎建築 設計項目。

ASE Headquarters, Shanghai, China 上海日月光集團總部

專 題 33

設計哲學 DLN董事吳優文先生表示，DLN 於21世紀早期正式成立設計隊伍以培育設計 人才，致力提升設計質素。吳先生自團隊成立以來已是其中一員，見証著部 門於事務所內日益增強的影響力。 「我們在處理複雜設計方面擁有豐富經驗，並願意跳出框架靈活思考。」 他續說：「當接到任務時，我們總會反覆思考：『在這種特定情況下，什 麼才是最合適的解決方案？』」事務所亦以同一設計思考模式，套用至市 區重建的住宅設計上。

創造價值 近期讓 DLN 大顯身手的，是香港房屋協會旗下以「喜」字命名的五個小型 市區重建住宅項目，當中以「喜雅」率先推出市場，用以推動深水埗的舊區 重建計劃，以及帶領可持續發展的建築趨勢。 「喜雅是一個我們引以為傲的社區為本項目，深水埗現時仍保存著昔日五 至六層高的舊式建築面貌。上一代的父母在丁方斗室內將孩子撫育成人， 等到他們長大了，卻因房子太小而不能同住被迫搬走，令人感到惋惜。」 吳先生說。 因此喜雅由兩部分組成，上層是實惠且面積合理的私人單位，而下層平台 部分則是護老院，好讓年青家庭及長輩能夠繼續共聚一堂，促進家庭緊密 聯繫，並加強社區凝聚力。 喜雅盡顯實而不華的設計原則，對鄰近社區的影響正面，成功推動周邊更 多重建計劃，包括同樣由 DLN設計的其他四個「喜」字命名的重建項目。

跳脫思維 「我認為建築師需要保持那份不滿足於基本假設的態度，並時刻保持那份力 求進步的堅持。在辦公室裡，當每個人的構思融滙後，將結晶成為經得起時 間考驗的設計。」吳先生說。 DLN 的住宅設計，能切合各種環境及預算。位於香港司徒拔道的曉廬、西半 山蔚然及干德道天滙等標誌性項目均為事務所得意作品。最新的精品住宅項 目 － 跑馬地雲地利道的 Tagus Residences 充分展現他們在歷史悠久地區 興建住宅時，能兼容鄰近環境的設計。以玻璃幕牆作為大廈焦點，凸出建築 物之餘，亦能融入高密度地帶，保留該區的傳統元素。而聳立於西半山，樓 高53層的蔚然及鄰近同系列的新住宅項目，於致力提升半山區的舒適環境之 同時，亦顧及居民與發展商的需要。 「獲得BEAM白金認證的蔚然，本身有著不少複雜的考慮因素，尋找適當 的設計哲學，並將其運用於同一項目的不同功能或元素上，是我們的慣常 做法。」吳先生補充道。設計經過多次能源效益模擬，得出最佳通風及景 觀的座向。 DLN 的都市設計方案，致力減低項目對周邊社區的影響，例如車輛出入口 處將交通流量對街道的影響減至最低，擴闊行人道和於視線水平加設園藝佈 置，一一令社區及項目相得益彰。設計同時提高裙樓設計的美觀性，引入中 性色調，而褪入式設計則改善了行人視野。 「我們於外牆顏色設計上動了不少腦筋，以深淺不同的米色隨意搭配，營造 更活力、更生動、更年輕及國際化的感覺。」吳先生解釋。 ＤLN 以保持社區和諧，同時不損其卓越質素的設計而感到自豪。旗下項目 旨在令社區生活更多姿多采，惠及所有持份者，當中包括發展商、用戶，以 及一般市民大眾。ＤLN在發掘項目潛力及為社區增值的範疇上，累積了數十 年經驗，令公司在業界眾多的建設師事務所中屹立不倒。

Taipei Metrodome,Taiwan 台北巨蛋綜合發展

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Hotel Development at Tung Chung, Hong Kong 香港東涌酒店項目

舊城新姿 DLN於設計滙聚人流的大型建築項目上也是戰績彪炳，最佳例子為第一期灣仔 會展的設計，事務所在會議展覽場地的上方，興建一座甲級寫字樓、兩座酒店 及一座服務式住宅。 香港會展的落成乃標誌著香港及DLN 的發展重要轉捩點。「隨著時間過去，我 們面對的所有挑戰更為複雜，尤如會展的進化一樣，每一次新的設計工作皆比 之前的更難應付。但及後我們所得到的經驗卻是無價的，我們更可把這些經驗 靈活運用於其他國家建築設計上。」吳先生續說。 中國東北的瀋陽新世界中心及博覽館綜合項目是DLN推動市區重建的最新例子。 項目包括高達60層的建築物，以及其下方面積達281,270平方米的裙樓部份、商 場及會議展覽設施。 總建築面積約982,311平方米的瀋陽新世界中心項目包括展覽館、公寓、服務 式公寓、辦公樓和酒店。這個多用途發展計劃期望能為逐漸建立國際聲譽的瀋 陽市，注入全新經濟活力，兼讓新舊建築共冶一爐。

城中時尚 DLN 轄下三百多位員工矢志放眼未來，成功構思了一系列融合文化和商業元素 的著名建築，一如概往將「以人為本」的精神納入設計風格的最先考慮因素。 位於東涌的一個全新及充滿活力的酒店項目，鄰近香港國際機場，連接海濱長 廊和廣場，加入許多不同的商店和餐館，締造成一個媲美三藩市漁人碼頭的消 閑旅遊勝地。 DLN成功於車水馬龍的銅纙灣區的打造全新商業及文化集中地－希慎廣場。這幢 外型獨特的建築不僅成為該區的最新地標，更採用了一系列可持續發展設施，由 混合製冷以減少熱能吸收至城市空中花園等。 DLN設計的上海日月光集團總部，則成功活化刻下蓬勃發展中一片不起眼的小 角落。上海為新興的中國金融中心，以高速發展而聞名全球，當中大部份商業 發展均集中於浦東區。然而上述的市內重建計劃，不單止興建全新城中熱點， 更打造了一個集科技、研究和半導體行業的新樞紐。

Tunxi Comprehensive Development, Huangshan, China 黃山屯溪綜合發展

專 題 35

Longfor Binjiang Commercial Project 龍湖濱江文體商業大廈

Tunxi Comprehensive Development, Huangshan, China 黃山屯溪綜合發展

另一時下人流旺點亦可見於距離上海一小時高鐵車程的杭州，由龍湖地產興 建、DLN 設計的濱江文體商業大廈，將成為杭州標誌性建築物。這個位於濱江 區的項目雲集了辦公室、零售和酒店於一身。辦公大樓採用了玻璃外牆，下層 綜合用途的平台保留了滲入環保設計的開放空間，設計不但反映行人道的景觀， 亦帶動了進入建築物的人流。此綜合項目的設計靈感來自著名的杭州江南山水， 以淺色仿天然岩層凹凸設計點綴裙樓外牆。 在世界各地迅速發展的城市，舊商業區未能滿足優質辦公大樓的需求。以香港 來說，九龍東地區經過重新規劃，銳意打造成香港的新商業區。該地區的工廠 大廈將被重建，或轉化為辦公室、商店或酒店之用。DLN 設計的九龍灣辦公樓 項目，將提供充裕的綠色開放空間，締造舒適工作環境之同時，更為社區增值。

建業豐碑 馬來西亞吉隆坡主要幹道之一 Jalan Segambut 的大型項目，把舊倉庫用地建 築成由十座綜合住宅、辦公樓、與購物中心組成的新社區，連接周邊的Sungai Keroh河流，呈現社區的全新面貌。 藉着台北巨蛋綜合發展，DLN為信義區再創城市熱點。設計融合商業及旅遊景 點，圍繞著容納四萬座位的巨蛋體育館，毗鄰列入古跡的松山煙廠文創園區， 台北巨蛋將再徹底改變信義區的都市脈搏。 位於福建首府福州的升龍滙金中心是一座外形簡潔流麗的摩天大樓，超過200米 的高度，總樓面面積達15.6萬平方米。憑著典雅大方的設計，及善用建築面積的 心思，DLN把其打造為該市的首幢甲級寫字樓。升龍滙金中心位處濱江新商務區 的心臟地帶，聳立於貨運繁忙的閩江之上，俯瞰全幅州市景致。 以上的大型發展均屬都市更新項目，而且不少是位處蘊藏深厚文化根源的地區。

業界模範 DLN 為香港發展的黃金年代付出不少心血， 多年後已成功衝出香港並涉足亞太地區。他 們的思考周密的設計與規劃，正正使事務所 成為亞洲區最為人稱頌的建築事務所之一。

www.dln.com.hk

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Embracing an ancient spirit in a modern form Enjoy the moment is the philosophy on life shared by most residents of Chengdu. In developing Sino-Ocean Taikoo Li, they have a modern shopping plaza that provides a new international shopping experience, one that is both nostalgic and novel, where they can indulge their newfound spending power.

專 題 37

Sichuan is one of mainland China's most important provinces for industry, agriculture, tourism and culture. The capital, Chengdu, has in recent years been promoted into the ranks of the mainland’s new generation of “first-tier cities”. It was ranked as the country’s most liveable city last year on a set of characteristics that make a city, an “international city”.

The city is thriving, propelled by local business opportunities. An inventory of Chengdu’s development of retail brands shows that the city has benefitted from rapid economic development, the vigorous growth of tertiary industries and the rise of consumer spending power. It is now considered one of the top three cities for potential retail growth.

As of the end of December last year, 13 new development projects were underway in Chengdu with a total of more than 1.63 million square metres of retail space.When they are complete, Chengdu will become the biggest retail hub in western China.

A glimpse across the city shows many new commercial and shopping hot spots, often in a combination of high-rise office and residential towers, with low-rise shopping precincts. The architectural form and purpose of the Swire Properties and Sino-Ocean Land development Sino-Ocean Taikoo Li Chengdu is unique among the city’s shopping experiences.

History and commerce Sino-Ocean Taikoo Li Chengdu is a shopping area built around a series of lanes, which opened in the fourth quarter of last year. Located in the heart of downtown Chengdu, between the Chunxi Road business district and Hongxing Road pedestrianised shopping street, the development boasts more than 100,000 square meters of high-quality retail shopping in the development.

The project rewrites the rule book on shopping in Chengdu, with Sino-Ocean Taikoo Li Chengdu featuring an underground shopping area that leads directly into a metro station and has two underground parking lots.

The Oval Partnership was responsible for the architectural design of the project, the goal of which was to provide a modern interpretation of the traditional architectural style of the area. Throughout the site’s streetscapes and laneways, six ancient, restored buildings add to the mall’s rich sense of history. Sino-Ocean Taikoo Li Chengdu has seamlessly blended the old and the new, allowing visitors to enjoy the open air shopping and entertainment while they are immersed in a rich architectural heritage.

Comprised of criss-crossing streets and lanes, Sino-Ocean Taikoo Li Chengdu is defined by three large plazas, the composition of which creates an unusual shopping blueprint.The plazas are connected by a fast lane and slow lane.The fast lane combines the three main shopping streets, connects to the two plazas, and provides a taste of a metropolitan fashion. The slow lane is built directly around the Daci Temple, with lane-side al fresco cafes and retail outlets selling lifestyle products in an ambience that encourages unhurried living.

The most unexpected element of the project turns out to be the group of majestic temples known as Daci, with a history that can be traced back to the Tang Dynasty 1,300 years ago. With a major renovation recently complete, with its red walls surrounded by bamboo and a perimeter close to the project’s shopping and dining areas, Daci temple casts a strong image of life in the Tang Dynasty. The temples are not part of the mall project but the temple’s proximity to the mall is sure to attract record numbers of visitors.

The development also includes a hotel,The Temple House. Managed by Swire Hotels, it has 100 rooms and 42 hotelstyle residences housed in a 47-storey, 250,000 square metre, Grade-A office tower named Pinnacle One.

Text: Br yan Chan Images: Swire Properties & Br yan Chan

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Independent retail Within the development are 27 newly built two- and three-storey buildings embracing traditional Sichuan architectural elements such as sloping roofs with overhangs. They make use of modern materials using a steel structure that maximises headroom and minimises the size of supporting columns, catering to the needs of different brands’ store design requirements.

All the buildings are linked by upper floor bridges that, apart from creating easy navigation pathways, offer breathtaking views over and into the buildings and laneways.Views are free of obstructions from high-rise buildings allowing visitors to sit or stroll, enjoying sun sets, in one of the most relaxing retail environments in Chengdu.

Each brand’s creative use of space has created a variety of unique decors, all with a subtle reference to the environment. It celebrates ancient architecture but this restrained use of space by the tenants and their design teams is not accidental.

The Oval Partnership project director Henrique Almeida says each shop’s interior design required prior discussion with the landlord on how to maintain the project’s overall image. The mall’s 2-storey Starbucks outlet looks like a traditional farmhouse, for example, creating an affinity with the site. The outlet’s street-facing windows afford patrons a view of an endless stream of pedestrians.

The project’s major international fashion outlets are found on or near the mall’s tree-lined frontage and the lane adjacent to the metro has become the site’s main entrance. Here shoppers will find a Gucci store which dominates this prime location. Soft yellow street lighting bathes the area.

As visitors move into the tree-lined lane they come across other global favourites such as Hermes, Cartier and Ralph Lauren. Confirming a high-end pedigree, across the main street are parked a glittering ensemble of some of the world’s most prestigious automobiles.

The development houses the largest Muji flagship store in the world, covering more than 3,000 square meters over 4-storeys. In a reflection of the brand’s confidence in the spending power of Chengdu’s population, this is the first Muji to have the Chinese food and beverage brand Café & Meal and the Japanese furniture brand IDÉE. The store’s interior designer was leading Japanese designer Takashi Sugimoto who incorporated the concept of “fusion of art and stores” by using ancient paper and the store’s own goods for decoration. Hanging from the ceiling could be a row of small plastic box chandeliers or wooden products, while the walls are stacked with large plastic boxes, creating a unique artistic style, akin to a minimalist art museum.

專 題 39

Ancient incorporated Within the site, there are six buildings, rich in history, which brings a strong historical and cultural element to the project. Built in the early period of the Republic of China, the 1912-era Guangdong Hall was a place designed for Cantonese people in Chengdu to congregate and enjoy opera. After restoration, it will become a fully-equipped event venue for fashion show, music performances and exhibitions.

Built towards the end of the Qing Dynasty, Xin Lu was named after its last owner Pu Xin-lu. It is typical of Sichuan-style courtyard buildings. Following its restoration, it is now home to the high-end watch brand Blancpain’s first boutique in Chengdu.

In close proximity to Daci, Majiaxiang Ashram (1840) was completed in the late Qing Dynasty for use in meditation and as a home for Buddhists. The building will become a fine dining restaurant.

The buildings at 7 and 8 Zhanghuali Lane were a courtyard residence occupied by a wealthy family in the period of the Republic of China and a home belonging to a government official by the name of Li. The two buildings will become a high-end Spa outlet.

Built in 1840, No 15 Bitieshi Street was a government building used by lowergrade feudal officials to translate official documents between Manchu and Han Chinese languages. The building will be used as the lobby of The Temple House hotel after its restoration.

The 7.6-meter-high hexagonal tower built in the Ming Dynasty (1368) has two-layers made from dark fired bricks. The faces of the tower are engraved with decorative writing and pictures. The tower was used as a place to burn inscribed parchment, as a respectful method of disposal. It was known as The Tower of Treasured Writings.The tower will be kept in its original position at the Temple Plaza, one of the project’s plazas.

Connected past and future Sino-Ocean Taikoo Li Chengdu has amassed a large number of international brands and high-quality dining outlets.Two large businesses while occupying a vast basement space are a soon-to-be opened top viewing experience at the Palace Cinema and China's most beautiful bookstore Fangsuo Commune.

With the Chunxi Road Metro stop on the door step, several bus services and the city’s biggest underground parking space, Sino-Ocean Taikoo Li Chengdu will be where people congregate downtown.

Guangdong Hall 廣東會館

The development applies the multiple meanings of a new generation of lifestyle buildings, it is not only a beautiful shopping mall that also incorporates streets and plazas, bridges and pavilions, the development directly encourages visitors to engage in social interactions, to explore traces of local history, all the while showing a blend of ancient and modern. At this level, it is an expression of a common view shared by architects and the developers.

40 FEATURE

專 題 41

42 LANDMARK

Atkins integrates Aerospace and Architecture There could perhaps be no other design consultancy more suited than Atkins to be the author of the visionary new Asia Aerospace City (AAC) proposed in Kuala Lumpur, Malaysia. This is destined to become a preeminent hub for the aerospace industry in the region and globally. So it is appropriate that alongside providing the architecture and engineering of buildings,Atkins uniquely also has an extensive background in aerospace design and technology. This straddles projects as diverse as major new airport terminal buildings to the state of the art components parts and materials of aircraft wings. Indeed alongside Airbus and Boeing, Atkins must be a perfect target tenant for the facility it is designing.

Atkins has been leading the architectural design for MARA, the government agency responsible for education and entrepreneurship in Malaysia. The client’s vision is a unique one that will bring together Research and Development facilities both from the Global Aerospace Industry and a range of Malaysian Universities.

The architectural concept is inspired by the dynamics and technologies found in the aviation industry.The most striking example of this will be a set of large canopies that will be reminiscent in their form and construction to aircraft wings. These will assist the complex in its aspiration to become an instantly recognizable icon, visible both from street level and when approaching the adjacent airport from the air.

The buildings themselves will be carefully arranged to create nodes for various types of activities. The academic cluster includes professional training and R&D facilities and accommodation for about 2,000 students and will be partially operated by the University of Kuala Lumpur. These will link with a new hanger being built for training purposes. Other blocks will house R+D facilities for the world’s leaders in the manufacturing and design of aerospace products. These will be placed in close proximity to encourage a merging of academia and enterprise. Recreational and sports facilities will foster social interaction and create a vibrant campus environment. Workers and students will be encouraged to come together in these facilities for seminars or a simple football game. In the process they will build long term ties and networks.

The central cluster will cater for professional event functions. It will contain a convention centre and a hotel, which are designed to international standards meeting the needs of business and academic visitors. Additionally excellent restaurants, cafes and food courts will extend social interaction into the evening hours creating a lively destination not only for resident engineers and students, but also for visitors from outside the AAC. The ten storey R+D blocks will contain flexible open layouts that can accommodate offices, laboratories, professional training and the university facilities. Each building will be orientated to maximize the benefit of self-shading. Plant rooms and fire escapes are located at the west facing ends of the elongated building blocks, to protect the spaces from the afternoon sun. The primarily south and north facing glass facades of the office spaces will make use of external shading to the south. This will further reduce internal overheating while maintaining an optimum level of internal daylight.

The site overlooks an adjacent river and lake and this will offer natural green spaces along its banks. This landscape will flow into the campus weaving nature through the R+D blocks. Informal recreational and breakout spaces will be interspersed among these green spaces. The concept for the landscaping of the site is to retain the existing natural green areas as much as possible, while creating a visually striking new pattern that will be visually reminiscent of air streaming around airplane wings. These outdoor spaces will be car free, encouraging pedestrian movement. All pedestrian circulation routes will shaded and opened out to the natural breeze prevalent in this particular location. This will provide maximum comfort and encourage people to walk.

The integration of public transport is a critical part of the design. The goal is to reduce dependence on private cars and to minimize the impact on traffic on surrounding roads and highways. A light rail station is to be built a short walk from the complex and will connect to Kuala Lumpur’s city centre and to the nearby Subang Airport.

It is intended that public bus companies will also extend their services and connect to nearby residential, commercial and recreational areas. Additionally within the masterplan electric buses will supplement the transport network by serving the AAC and adjacent commercial and aviation-related light industrial facilities.

Atkins and MARA identified a sustainable approach to the design of the buildings as a critical component for the project. The main challenge was to provide a comfortable environment responding to Malaysia’s tropical climate by passive and sustainable mechanical means. For example the buildings have been carefully aligned to allow natural breezes through the outdoor areas.

But it will be the projects spectacular canopies that will draw the headlines. These canopies, 36,000m2 in area, are to be largely covered in photovoltaic panels, which will contribute significantly to on-site energy generation.

But it is perhaps inside these wing like canopies that their greatest value will be found. Ian Milne (Atkins Architectural Design Director) explains. “The internal structure and skin of the canopies will be a research project in themselves. It is hoped they will bring together research from Aerospace,Academia and Architecture.

It is intended that this cross fertilization from such a diverse range of sources will permit technologies that would be considered science fiction in the construction industry, but are tried and tested in the aerospace industry to find their way into this building structure. As a showcase project, this might show the value and relevance of the work done in the aerospace industry to sectors that at first perhaps appear totally unrelated.

地 標 43

Information and images: Atkins

44 LANDMARK

阿特金斯跨界技術 融匯航空及建築業

相信現今不會有比阿特金斯更適合的設計顧問，能為馬來西亞吉隆坡的全新亞 洲航空城(Asia Aerospace City, AAC)這個龐大複雜而極具視野的項目提供總 體規劃方案。

域則設有全球頂尖生產及設計航天產品公司的研發設施，與學術組群其他建築 相鄰而立，鼓勵學術和企業交流，亦可透過多元的康樂及體育設施增進社交關 係，營造一個充滿活力的優質校園環境。不論是講座研討會還是足球比賽，工 作人員和學生均可融合相處，築起友誼及人際脈絡。

項目落成後將成為區內甚至全球的航空基地之一，所以負責的單位除了提供建 築設計及工程等專業知識和服務外，也需要在航空設計和技術上擁有超高水平 才可勝任。阿特金斯的旗下項目總類繁多，包括設計大型機場航站以及研發先 進的機翼部件及材料等，為他們累積了不少有關航空業的設計經驗，絕對是為 設計此項目的不二之選。而且相信除了空中巴士及波音等行內巨頭外，阿特金 斯也會是航空城的合適租戶。

中央組群的設施則針對專業性活動及會議，設有一個國際級會議中心和酒店， 方便商界及學術人士到訪，設備一流餐廳、咖啡館和美食廣場，讓大家在忙碌 的一天過後，在傍晚時分輕鬆互動，除了亞洲航空城的工作人士及學生可享用 外，亦為外來訪客提供休閒之處。

阿特金斯一直為馬來西亞負責教育及創業的政府機構人民信託局(MARA)擔任項 目設計。客戶的遠景目標甚為鮮明獨到，他們期望將全球航空業和馬來西亞的不 同大學的科技研發匯合一起。

樓高10層的研發大樓以靈活的開放設計為主，能同時適合辦公室、實驗室、專 業培訓和大學設施等用途。每棟建築的座向皆經過計算，將本體遮陽的效能提 升至最高。機房及走火通道位於這長形建築的西端，從而減低工作間受太陽西 斜的影響。寫字樓空間南北兩面為玻璃幕牆，南面外牆加上遮陽裝置，進一步 減低室內熱度，但同時保持最佳採光。

航空城的建築設計靈感來自飛行動態技術，最顯著的當然是尤如展開機翼的大 型簷篷，讓整個建築物無論是從地上仰觀，或是從飛機上鳥瞰，均令人留下深 刻印象。 整個建築物經過精心籌劃，形成多元化活動空間。學術組群將設有專業培訓和 科技研發設施，以及能容納二千名學生的住宿設施，屆時將由吉隆坡的大學負 責部分的運作，以上設施將與一個嶄新作培訓用途的飛機修理庫相連。其他區 翻譯：Richard Lee

整個地段旁邊為河流及湖泊，草木青蔥，綠蔭婆娑，讓人可俯瞰這優美環境。 整個景觀與校園渾然天成地融合，讓研究發展區充滿大自然氣息，康樂及休息 空間則穿插於這些綠野之中。地段的景觀概念務求盡量保留現有的天然綠地， 同時營造煥然一新的視覺效果，讓綠地呈現如飛機翼繞流空氣的圖案。為鼓勵 大家步行，這些戶外空間不設車道，所有行人道皆設有遮蔭，讓大家行走時亦 可感受和煦微風，享受健步樂趣。

地 標 45

公共交通的配合是整個設計不可或缺的一環，項目極力減低對私家車的依賴， 以減少對周遭道路及公路所帶來的交通影響，因此項目附近將興建往返吉隆坡 市中心，及附近蘇邦機場的輕軌列車站。公共巴士公司也將擴展服務，把AAC 連接到附近的住宅、商業和康樂地區，而總體規劃更包括了電力巴士以增強整 體的交通網絡，與鄰近的商業和航空相關之輕工業設施銜接。 阿特金斯和 MARA 於建築物設計中採取可持續策略，視為設計之重要元素。 當中的一大挑戰，便是要顧及馬來西亞的熱帶氣候，使用被動及可持續的機械 設計來提供一個舒適環境，例如建築物通過縝密考慮排列，讓天然微風能貫穿 室外環境。 亞洲航空城的設施固然是一應俱全並為人所津津樂道，但壯麗的簷篷卻是最引 人注目。這些總面積達36,000平方米的簷篷大部分覆蓋著光伏電池板，為整個 航空城供應大量能源，但這些翅膀般簷篷的珍貴之處卻深蘊其中，阿特金斯建 築設計總監 Ian Milne 表示：「簷篷的內部結構及表面已是一個相當精密的研 究項目，希望能集合航空業、學術界及建築業的研究，藉著不同領域的人才集 思廣益，孕育出被建築業視為不可能的先進技術，把航空業久經考驗的技術引 進這個建築項目內。航空城作為一個標示性項目，本身也是把航空業的成就， 引領到其他行業的出色例子。」

2.

46 LANDMARK

Cross fertilization from other Aerospace Industries

In the Asia Aerospace City it is clear that the other related high-tech aerospace industries Atkins are involved with have had a major influence. These range from Airports and various aerodynamic forms for buildings to the smallest components of actual aircraft and high speed vehicles.

1.

有效發揮航空業 不同範疇的優勢 阿特金斯擁有多樣化的高瑞航空製作經驗，所以運用於 亞洲航空城的相關科技也帶來了重大的影響，令過程更 加暢順；當中包括了大型機場和空氣動力學建築物的設 計，以及小至實際的飛機和高速車輛的組件製作。

1. Airbus A380 Wingbox Certification

The A380 is the largest passenger aircraft in the world with a wing span of 80metres.

Atkins provided independent certification of the aircraft’s wing structure.

1. 空中巴士A380翼箱認證 空中巴士A380是全球最大的客機，翼展長達80米；阿特金斯為飛機的機翼結 構提供獨立認證。

2. Bahrain World Trade Centre

Atkins provided Architecture and a range of engineering design for this ground breaking building. The building achieved a word first by incorporating large scale wind turbines into its design. Its three 29m turbines, in combination of the form of the tower, permit it to be self sufficient for a large part of its power.

3. Next Generation of Composite Wing Research

阿特金斯為這突破性的建築提供建築及一系列的工程設計服務。該建築物將大 型風力發電渦輪機納入設計中，成為全球首創。三座直徑達29米的渦輪機精巧 地配合大樓的形狀，為整個建築物提供高比率的再生能源。

3. 新一代複合材料機翼研究

This research program is backed by the UK Government and is designed to help develop lightweight aircraft wings, exploiting Atkins state of the art knowledge of composite materials.

研究計劃由英國政府支持，利用阿特金斯在複合材料方面的先進專業知識，開 發輕巧的飛機機翼。

4. King Abdulaziz International Airport, Jeddah.

Atkins is leading the design and providing Architecture, Special Airport Systems and Information/communication technology, for this 640,000sq/m passenger terminal.

5. Bloodhound SSC

The extraordinary supersonic Bloodhound car is designed to achieve over 1000mph and to break the land speed record in 2015. Atkins are supporting with design and analysis of its components.

3.

2. 巴林世界貿易中心

5.

4. 吉達市阿卜杜勒阿齊茲國王國際機場 研究計劃由英國政府支持，利用阿特金斯在複合材料方面的先進專業知識，開阿 特金斯為這面積達640,000平方米客運大樓負責整體設計，同時提供建築設計和 特別機場系統及信息/通信技術等服務。

5. 噴射引擎車 這輛非凡的超音速Bloodhound快車，實現時速1000英哩的車速，於2015年打 破全球陸上速度的記錄，而阿特金斯則負責支持其組件設計及分析。

4.

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48 DESIGN

City -sh a pi n g a rch i t e ct s

kee p it e cl ect i c

If you were to stop and look around the next time you are at any number of highprofile corporate offices or major tourism destinations in Hong Kong, there’s a strong chance you’re peering at the work of interior architects Richards Basmajian.

David Richards and Peter Basmajian founded the company in 1986 and have credits on some of the best-known interiors created since then.The CLP Headquarters in Hung Hom, law firm Simpson Thacher & Bartlett, ship management company Seaspan, Colliers International and McDonald’s have all been designed by the practice. If you add their club, museum and tourism work for the likes of The Hong Kong Club,The Peak Tram Company’s interactive gallery, Sotheby’s and the original Hong Kong Maritime Museum at Murray House in Stanley, you’ll soon be able to tell that their work has played a serious role in shaping the lives of thousands of people each day.

One of the practice’s recent successes has been the interior for the Facebook Hong Kong office, perched over Victoria Harbour at One Island East in Quarry Bay. At the 2014 American Institute of Architects Hong Kong Design Awards, the Facebook project took home an Honour Award for Interiors and a Special Commendation for Interior Architecture at the inaugural AIA International Region Awards Ceremony.

The open-plan Facebook offices are decked out in fine style, as you might imagine for one the biggest technology companies on Earth.

The kitchen, with all the conveniences – the coffee machine being a paramount concern – sleek finishes and soft, recycled wood flooring and countertops, would not look out of place in an up-scale neighbourhood café in New York City. The food is, of course, free and the kitchen stocked with snacks.

The table tennis and treadmill with a work surface (for the ultimate in standing desks) might be Silicon Valley standard, but the unparalleled views over the harbour from the massage chair, and observation point with telescope, must make a job in this Facebook office one of the most sought after in the world.

Text: Michael Hoare Images: Richards Basmajian

Opening the Facebook offices in Hong Kong’s Quarry Bay district has created more than a little buzz, but the interior architects behind the office’s design have been knocking it out of the park since the 1980s.

設 計 49

Balanc e po int In this half of the 60th floor of the tower, there are no offices, reflecting the social media platform’s DNA to provide a communication tool without boundaries.

Desks are motorised for height adjustment to ensure that workers of any size can be accommodated in ergonomic comfort, sitting or standing.

“The office design embodies the culture and value of our company, which is, make the world more open and connected,” Jayne Leung, Facebook Greater China’s Head of Sales told Hong Kong Business last year.

Richards Basmajian have pulled off quite the balancing act in this 1,022 square metre, LEED-rated office. Against the confusion and potential for disruption that open plan offices can create, there are subtle sound-attenuating baffles.The hard floor, structural concrete, glass and steel are softened by carpets inspired by the Orient and recycled timber flooring. And the Facebook project includes four “cozys”, small-sized meeting spaces, that offer privacy and a measure of seclusion.

Richards Basmajian say that although some of the client’s performance specifications were onerous, they met and exceeded the brief with a design that shows their flair for interpretation – and an ability to customise a space in a way that ensures it is the essence of Hong Kong.

“There were many times when the design team became quite frustrated until we realised, at about two months into the process, that we had actually been ‘forced’ by this particular project manager, perhaps unwittingly, perhaps consciously, to think increasingly like Facebook staff ourselves: we had to become much more social,” says Peter Basmajian.

“It was a difficult birth but we are all immensely proud of the result.”

C h an g e o f p ac e The practice says they worked closely with the Facebook team, bringing the site to life over a period of six months, culminating in numerous trips to local showrooms for “that last piece” of eclectic furniture that would lend the interior a “home-away-from-home” feel.

It’s one of the trends shaping modern office design. Basmajian says more businesses are interested in providing environments that attract staff and keep morale high.

Information technology has inspired hot desks and allowed more people to work from home.

“There has, however, been a commensurate increase in the need for ‘phone booths’, small meeting rooms for one or two people,” he says.

The Facebook project by Richards Basmajian focuses on the practice’s abilities in office design, but the Sheung Wan studio has also worked on numerous residential projects, particularly clubhouses, as well as galleries and high-end retail outlets.

Sotheby’s 1,400 square metre gallery in One Pacific Place, for example, includes an auction centre and lecture hall.

Richards Basmajian are up front about the secrets to their success, saying that “a whole bunch of good people work here”, mostly designers or design technicians.

They say the work is kept eclectic and interesting - to keep people thinking.

“People who can think produce good work and stick around.”

50 DESIGN

都会设计 博采众长

假如有機會觀賞香港一些廣為人知的企業辦公室或旅遊景點，不難會遇上室內 設計公司 Richards Basmajian 的精彩作品。 由 David Richards 聯同 Peter Basmajian 在1986年創立的公司，不時打造出令 人讚不絕口的設計作品，奠定其業內舉足輕重的地位，項目包括紅磡中電總部、 盛信律師事務所、Seaspan(集裝箱船管理公司)、高力國際和麥當勞。如果把香 港會、山頂纜車互動畫廊、蘇富比，赤柱美利樓的香港海事博物館原址等會所、 博物館和旅遊景點的室內設計也計算在內，那麼你便可以想像得到，他們每一天 都在扮演著塑造成千上萬、深入民心的生活型態的重要角色。 公司新近完成的專案，是位於鰂魚涌港島東大廈的Facebook辦公室，俯瞰著整 維多利亞港的優美景色。項目曾榮獲2014美國建築師學會香港設計大獎的室內 設計榮譽獎，以及在美國建築師學會地區頒獎禮中獲得室內建築特別嘉許獎。 Facebook 貴為全球最大的科技公司，在香港分公司的開放式設計，絕對是理所 當然的象徵。以咖啡機為主角的茶水間與一眾利便配件，包括圓滑飾面設備、 再生木地板和流理檯面，彷彿置身紐約大街一家精緻咖啡店一樣，裡面放著各 式各樣免費提供的小吃。 乒乓球和跑步機可能是矽谷辦公室的標準，但可以躺在按摩椅上，或用望遠鏡瞭 望維港風光，也算是世間罕見；能在這樣的辦公室工作，必定令眾人趨之若鶩。

Facebook在香港成立分公司，可算是話題新聞；然而負 責該辦公室設計背後的著名設計事務所，早於上世紀80 年代已是鋒芒畢露。

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「孕育这个宝贝的过程很艰难， 但我们对这个结晶却深感自豪。」 步伐变革 最終 Richards Basmajian 與 Facebook 香港分公司合作無間，前後花了六個 月時間，不斷前往本地各陳列室搜羅不同傢俱作最終陳設，把辦公室賦予了新 生命，締造了「出門猶在家中」的感覺。 Basmajian 表示，這個項目帶動了現代辦公室設計之趨勢；越來越多企業樂意 提供舒適的工作環境，原因是可吸引更多人才，並有助保持士氣。資訊科技推 動更多案頭上的工作與交往，方便更多人在家工埋首工作。 「相對地，我們看到更多公司需要小型會議室：它們只需要可容納一至兩個人 便可。」他說。 除了在 Facebook 香港分公司這個專案，可全面展現其辦公室設計的能力之外， 工作室開設在上環的 Richards Basmajian 更參與了大量住宅專案設計，尤以會 所、畫廊和高端零售店的。在太古廣場一期的蘇富比畫廊就是當中的佼佼者；占 地1,400平方米，設施包括拍賣中心和演講廳。 被問及成功之道，Richards Basmajian 毫不保留，直言「在這裡擔當設計或設 計技術的都是優秀人才」。他們所做的項目都是博採眾長、兼收並蓄，有趣得 令人不停思考，他更認為「只有不斷思索的人，才可以做出好作品，並會在這 裡堅持下去。」

取得平衡 位於第六十層高的寫字樓，有一半地方作非傳統辦公之用，正正反映溝通無 界限的社交媒體基因。辦公桌既可以電動調節高度，確保個子不一的員工或 坐或站，也可以享有人體工學的舒適感。 「辦公室的設計體現我們公司對世界更開放、和更有聯繫的文化和價值。」 Facebook 大中華區銷售總裁 Jayne Leung 去年接受 Hong Kong Business 訪問時說。 辦公室總面積達1,022平方米，獲能源與環境先導設計評級，負責設計的 Richards Basmajian，成功把博採眾長和兼收並蓄的概念注入辦公室內。 開放式的設計可能會產生很多滋擾，設計師於是精心安排很多細緻的吸音 設施。混凝土、玻璃與鋼鐵等建材感覺堅硬冷酷，卻以富東方色彩的地毯 和再生木地板把質感中和，整個辦公室另辟四個小型舒適的會客空間，創 造私隱一隅。 設計師表示，一些客戶非常著重功能規格，而他們量身打造的空間設計， 每每在演繹才華之同時，也可以滿足甚至超越客戶的要求，並確保展現香 港獨有一面。 「我記得我們的設計團隊有多次變得沮喪，進入設計過程大約兩個月後， 我們才意識到這個專案的項目經理，在不知不覺間、又或是有意識地驅使 我們像 Facebook 的員工那樣思考：就是在社交上花更多功夫。」Peter Basmajian 說。 翻譯：Derek Leung

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School design in a class of its own A state-of-the-art international school campus in Sai Kung has helped set a new benchmark for the design of educational facilities

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Text: Michael Hoare Images: Collaboration Ltd.

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Breathing new life into old A drive for more sensitive development that preserves Hong Kong’s built heritage is ensuring that city’s administrative, financial and social fabric are preserved

structure dictated its redesign and extent of reconfiguration. Among the original aspects carefully preserved are the bronze-studded panel doors at the main entrance, the natural granite staircases with Grecian-motif balustrades, the main courtroom and one original detention cell as part of its contract.

Inside Courtroom No.1, its original components have been immaculately preserved, from its benches to its doors and ceiling panels, down to the worndown bronze surface of the security bars.

Consumers, constructors and clients have come together to question Hong Kong’s progress and pitfalls in preserving heritage buildings.The RICS International Heritage Conservation Conference, held in January at the Hong Kong Jockey Club, heard a series of moderated discussions on the successes and challenges of heritage protection.Two recent reprovisionings, one on each side of the harbour, make great case studies.

The Savannah College of Art and Design Hong Kong is based in the North Kowloon Magistracy building in Sham Shui Po. It is the only surviving example of neoclassical architecture in Hong Kong. It was designed by Palmer and Turner Architects, built in 1960 and decommissioned in 2005. In the 1970s, thousands of illegal immigrants passed through its doors to obtain residency under the government’s Touch Base policy.

SCAD Foundation Hong Kong Ltd., won the bid to revitalise the magistracy via the Revitalising Historic Buildings Through Partnership Scheme. A year later, in 2010, the former magistracy opened as Savannah College of Arts and Design Hong Kong. It was awarded the 2011 UNESCO Asia-Pacific Heritage Award for Culture Heritage Conservation, among other awards.

The campus hosts 600 students from 30 nations, with half of the student body from the United States or elsewhere. SCAD HK vice-president Robert Dickensheets says his organisation has extensive experience in heritage preservation gained from revamping campuses in Savannah and Atlanta in the US, and at Lacoste in France.

Surround sound audio equipment and large screen television were installed for its new function as a major lecture hall. One detention cell has been kept in its original condition, while the remaining ones have been “modernised” into meeting rooms and office space.

Structure first Portions of the buildings with little preservation value, such as the bulk of courtrooms and offices, have been reconfigured into classrooms and learning spaces.To prevent damage to its cast concrete walls and retain the original beams, cloud ceilings and ducts for lighting, fibre optics and air conditioning have been installed throughout.

SCAD sees itself as an educational museum on adaptive reuse, heritage preservation and community involvement. From opening day onwards it began giving tours to students, local residents, academics and professional architects alike. In a typical week, academics will visit to inspect its heritage while architects come to talk about adaptive reuse. The school also operates cadet programmes and community access workshops.

“Letting the building be part of the design process, rather than being a recipient, allow its structure and important decorative elements to live on and find new uses,” says Dickensheets. “All too often in adaptive reuse, people just use the building as a shell for a whole new design concept which doesn’t always work.The building in a sense, tells us what it can become. And that is the most important part of adaptive reuse.”

Starting out The North Kowloon Magistracy building was dilapidated when handed over for revitalisation. Floors were in disrepair, ceilings were falling in, and mould and dirt clung to the interior. Dickensheets saw the building’s promise.

“The more we cleaned, the more we conserved, when we put the lighting in, the nature of the building changed from being a courthouse to almost a museum-like environment worthy enough to bring in great artwork and to showcase student works,” he says.

Apart from obvious concrete spalling, the magistracy had withstood 50 years of use and weathering. The wide columns supporting the 7,000-square-metre Text: ROF Media Images: ASD & SCAD

Mr Paul Chan, MH, JP – Secretary for Development, HKSAR Government addresses conference attendees 香港特別行政區政府發展局局長陳茂波太平紳士在活動上發表演說

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