prc magazine #66

2013 Issue 66H

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P a c i f i c R i m C o n s t r u c t i o n

ISSN 1684-1956

Inside:

Community-minded spirit drives CBRE business

ARQ’s IFC reinvigorates Seoul’s financial hub

Kowloon East to address office space shortfalls

Atkins develop a new approach to retail design

Stars of 2013 New Zealand Architecture Awards

Ronald Lu & Partners lead with pioneering green design

呂元祥建築師事務所

帶領開拓綠色設計

HONG KONG’S NUMBER ONE COMMERCIAL REAL ESTATE TEAM

www.cbre.com.hk | +852 2820 2800 | Follow us on Twitter @CBREHongKong

CBRE are proud to have been recognized as the number one commercial real estate services firm in Hong Kong at the RICS Awards 2013.

Our leadership in real estate is based on bringing the best team of people together.

Office Agency Team of the Year

Retail Agency Team of the Year

Industrial Agency Team of the Year

Project Management Team of the Year

Best Deal of the Year

Contribution to the Community Team of the Year

MKC_42_HK_PRC Magazine Summer_CBRE Team Ad_20130617.indd 1 6/17/2013 10:46:24 AM

Define your design vision with Amtico. A world of inspirational flooring. This collection redefines Amtico as cutting edge and design led. Introducing 78 new products, each with a high quality design aesthetic. Use products individually or mix together in endless combinations for a truly unique floor. Explore bold new colour schemes, tones, textures and interior ideas from our extensive range of innovative finishes that will complement any interior perfectly. For more information, please visit www.amtico.com.

SIGNATURE COLLECTIONNew product launch 2013

Globetrotter Dresden, Germany

Beautiful, highly durable Amtico Luxury Vinyl Tiles are now available in Greater China:

TiFFa Living Co., Ltd.RM 07, 24/F, Eight Commercial Tower, No 8 Sun Yip Street, Chai Wan, Hong Kong.Tel: 852-2327-3131

中國客戶請聯絡:電話: +86 139 11470401

Wood | BEAUTIFUL CLASSICS & BOLD NEW DESIGNS Developed from extensive customer research in USA and Europe

Quill Gesso

Ashdown Plum

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May / Jun 2013 Issue 66

Business Development Bryan Chan 陳志仁

[email protected] Direct: (852) 3150 8912

Sales DirectorMike [email protected] Direct: (852) 3150 8989

[email protected]

Account ManagerArmando [email protected]: (852) 3150 8911

PRC-magazine is available at the following bookshops PRC 建設在以下書店有售：

Hong Kong 香港

• Basheer 書得起 • Cosmos 天地圖書

• Page One 葉壹堂

• Dymocks: IFC, Lyndhurst Terrace

China 中國

• Nuzi T: (86) 21 5465 3245, Shanghai 泰康路248弄

30號，近思南路

On-line version please visit / 網上電子版請登入

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Creative DirectorKit Man 文傑興

[email protected]: (852) 3150 8988

[email protected]

In-house PhotographerSamuel Lee • Addison So • Vincent Ngai

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All rights reserved. No part of this publication, may be reproduced in any manner, without the written consent of the publishers. All care is taken but accuracy of information rests with the client, the publisher bares no responsibility for any factual errors that may occur. The views expressed herein are not necessarily shared by PRC-magazine or its staff.

© Copyright 2013 Ring of Fire Ltd.

PublisherMike Staley [email protected]

Editor [email protected]

Editorial TeamBryan Chan • Derek Leung • Elizabeth Kerr • John Lo • Michael Hoare • Michelle Chow • Nia Tam • Priyanka Boghani • Richard Lee • Shane Lau • Suzanne Dennis

ContributorsProf. Jason PomeroySean Quinn

PRC magazine is published by Ring of Fire Ltd. 8/F Xiu Ping Commercial Building, 104 Jervois Street, Sheung Wan, Hong Kong T: (852) 3150 8988

www.facebook.com/PRCmagazine

Contents 內容

Press 報導 10 - Latest Industry Announcements

Events 活動 15 - Regional Exhibitions & Conferences

Business 商業

20 - Contributing to the community key for CBRE

Cities 城市

24 - Kowloon East zoned to become city’s second CBD

Interview 專訪

30 - Secretary for the Environment, Mr KS Wong32 - Yau Lee Executive Director, Ms Rosana Wong 33 - RICS Asia Chaiman, Mr Chris Brooke

Green 綠色

34 - At the forefront of green building with RLP40 - Learning from the past, designing for the future43 - A look at Sustainable Design in the Asian Century

Design 設計

46 - Atkins take a new approach to retail design 53 - Gilgen Sliding Doors – when first impressions count!

Landmark 地標

54 - IFC Seoul reinvigorates Seoul’s Yeouido financial district

Awards 獎項

61 - Stars of the 2013 New Zealand Architecture Awards

Inns 酒店

66 - Long-stay luxury at Lanson Place Hotel

History provides many examples of how momentous things can be achieved when mankind comes together in large numbers to achieve seemingly insurmountable challenges. This is how the Panama Canal was forged, how China’s Great Wall came to be and how various civilisations have built mighty pyramids when combining a sophisticated understanding of engineering with a large work force. The power of the masses is well known. In Hong Kong the community has embraced the need to build sustainably and already our new buildings are reducing environmental impact.

As we have spoken with various talented professionals over the last few weeks, we have discovered that significant advances can be made by individuals and small teams of committed individuals. In Sheung Wan the developers of the new Holiday Inn Express have demonstrated that impressive standards in green performance can be achieved based simply on the determination to push the limits of what is achievable by looking for innovation at every turn. Their enthusiasm, as shared by all those we have spoken to in the compilation of this issue, is proof positive that the burning desire to make a difference outweighs mere toil alone.

歷史有眾多成功例子說明眾志成城，就能克服看似不可逾越的挑戰，締造輝煌成就。巴拿

馬運河、中國萬里長城的建造及各古文明壯麗的金字塔，全賴工程學的先進知識結合大量

人力而成。群眾的力量是眾所周知的。香港社會已普遍支持可持續建造的發展，而新落成

建築物對環境的不良影響亦續漸減少中。

正如我們於過去數周，走訪各位天才橫溢的專業人士的過程中，發現個人力量及堅定團隊

能促成重大進步。位於上環的蘇豪智選假日酒店，發展商展示只要有決心在每個環節精益

求精地創新，就可達到刮目相看的環保表現。今期各受訪者共享了一份對環保的熱忱，乃

熾熱願望比單單辛勞更有所為的最佳證明。

Mike Staley

Publisher’s Note 編者的話

8 PRESS

Recently international engineering consultancy Buro Happold moved to an office of their own in Jian Wai, Beijing, having established a team and an office in Beijing in July 2011 to deliver the structural, building services and façade engineering for the Jin Bao Street redevelopment project. Jian Wai is a vibrant business district favoured by architects and many other professionals. “After eighteen months of operating from a registered entity in China it is clear that the ability to contract and collect money locally is important to the consultancy’s clients, as well as being able to work with a mix of international and Chinese staff,” stated Matthew Smith, office director, Buro Happold.

More than 80 clients joined with the consultancy to mark this new milestone. Guests included Ian Lockhart of the UKTI British Embassy in Beijing and Buro Happold managing directors, for Asia, Steve Brown, and the Middle East, Roger Nickells. Smith added, “I was delighted that the client for the Nanjing Youth Olympics project (Architect Zaha Hadid) could attend the festivities as well as representatives of several design institutes that our team are working closely with. Architectural collaborators from offices around the world were also present and I would like to thank them for their support in enabling Buro Happold to win work on Chinese projects. China is an exciting, growing and important part of Buro Happold’s global business.”

Buro Happold Beijing – officially launched

Designd by Atelier Brückner, a new exhibition opened in May at the German Steam Locomotive Museum in Neuenmarkt, Upper Franconia, Germany. A clear, straightforward design accentuates and structures a range of exhibits saturated with the history of railway technology. Technical processes and the historical background are also illustrated at the same time. "The exhibition in Neuenmarkt stands out due to its vastness – something we had to place within a suitable intelligible framework; it is also exceptional due to the uniqueness of its incredibly rich collection of steam locomotives," stated Prof. Eberhard Schlag, Partner, Atelier Brückner.

The heart of the museum, the historical roundhouse, is part of a round tour stretching over an area of almost 100,000m2. The roundhouse itself offers three ways of gaining access to the fascinating world of steam locomotives. A first timeline explains the history of the steam locomotive and places it in the context of the development of railways in Germany. A technical round tour illustrates what is concealed beneath the steel skin of the fascinating titans. For example, a one-to-one projection onto a steam locomotive impressively shows how its interior components and processes interact with each other. The steam locomotive as a technical masterpiece becomes tangible and comprehensible.

Exhibition celebrates history of railway technology

Atkins has won an important new commission to develop guidance for eco-low carbon (ELC) urban planning in China. Funded by the UK’s Foreign and Commonwealth Office Prosperity Fund and led by Atkins’ sustainable planning team in Beijing, the project involves working with both national government agencies and city governments and is aimed at providing a key, high profile reference point for ELC urban planning in China. The Prosperity Fund brings together Chinese and British experts to develop low carbon policies, practices and regulations, with a growing focus on sustainable urbanisation.

China’s emerging ELC urbanisation initiative forms a key component of the government’s 12th Five Year Plan, which places strong emphasis on energy and resource efficiency, reducing GHG emissions and environmental protection. However, there is a lack of knowledge and experience in ELC urban planning approaches and methodologies within local government. This project is aimed at addressing that gap. Supported by China’s Ministry of Housing and Urban-Rural Development, which has responsibility for green building and urban planning administration, the project team will work closely with two selected city governments to develop, test and apply the ELC guidance. The project outputs will be strongly focused on hands-on use as an everyday working tool in a practical, ‘on the ground’ urban planning setting.

Atkins develop Eco-Low Carbon Urban Planning Guidance in China

Autodesk has launched its Autodesk 2014 Solutions in Hong Kong with their latest software portfolio which includes enhanced suites and Autodesk 360 cloud services that extend designers and engineers’ workflows to explore more design alternatives, collaborate more effectively and experience greater mobility. “The new Autodesk brand signals the beginning of the next 30 years for the company. This change in our identity represents our intention to continue delivering the world’s leading cloud-based design and engineering software so designers at every skill level can unlock their creativity to build better products and solve important challenges in the world,” said Wendy Lee, Branch Manager, Hong Kong & Macau, Autodesk. “With Autodesk 2014 Solutions, the flexible and economical software enables designers and engineers to have a broader palette of tools to choose from. This will also allow our customers to more efficiently deliver projects on time and on budget.”

Autodesk 2014 Solutions Unveiled

Benoy is delighted to announce that the 170,000m2 Parc 66 in Jinan, China, developed by Hang Lung Properties, has won the 2013 Best of the Best VIVA (Vision-Innovation-Value-Achievement) Sustainable Design and Development Award. The award was presented as part of the International Council of Shopping Centre’s (ICSC) global awards program at the ICSC annual RECon Conference on 19 May in Las Vegas. Parc 66 is recognised as a retail landmark located on the ‘Golden Avenue’, the busiest pedestrian street in the city. Reflecting the region’s natural beauty in its design, the Parc 66 mall takes its theme from the surrounding lakes and springs, embodying a fluid water themed interior design. The mall has been designed to use LED light to reduce energy consumption and has a comprehensive recycling and recovery program that treats and supplies recycled water for non-drinking purposes. The cutting edge technology and timeless design brings vibrancy and caters for a new level of luxury for the city’s increasingly affluent community. Managing Director Asia, Simon Blore, said: ‘Parc 66 has been recognised with one of the highest honours in sustainable shopping centre design and we are extremely proud of Benoy’s involvement with the development.”

Parc 66 wins ‘Best of the Best’ in ICSC Global Awards

報導 9

The Royal Institution of Chartered Surveyors (RICS) Asia headquarters is celebrating its 10th Anniversary in Hong Kong. Over the last decade, RICS has taken the key responsibilities to develop and promote professional standards and knowledge to the industry and the public. Besides organising industry related training programme and CPD (Continued Professional Development) events, it also proactively provides advice to the Hong Kong Government in order to enhance professional standards in the industry. Membership has grown steadily and currently stands at around 20,000. Mr Chris Brooke, Chairman of RICS Asia World Regional Board, said: “The rapid development of the RICS in Asia over the past 10 years has earned much recognition from the industry in the region, and I am honoured and proud to witness these achievements. In the near future, the RICS will strive to continuously enhance the level of professional standards within the industry, as well as to take a proactive approach to share information and knowledge with government bodies and local professional organisations.”

RICS Asia celebrates 10th anniversary

On 10 May, at a Gala Dinner and Award Presentation Ceremony at the Shangri-La Hotel in Kuala Lumpur, Woods Bagot Asia region won two Asia Pacific Property Awards and one Asia Pacific Hotel Awards (2013-2014). Woods Bagot was honoured with two Asia Pacific Property Awards: The New Market Trading Centre of China International Service Outsourcing in Beijing was awards ‘Office Architecture Highly Commended’ and Kerry Parkside in Shanghai was awarded ‘Retail Interior Highly Commended’. In addition, the firm was honoured with ‘Best Hotel Interior Highly Commended’ in the Asia Pacific Hotel Awards for its redesign of the iconic InterContinental Hong Kong Ballroom, Lobby and Lobby Lounge.

Woods Bagot Director, Stephen Jones, said: “We are thrilled to be recognised in these prestigious awards for not one, but three of our projects. Each is innovative in its own way, with true dedication by the project teams visible in the design outcomes.”

Awards for Woods Bagot Asia region

Internationally experienced acoustics engineer, Kito Coutinho has recently joined Vipac Engineers and Scientists as a Senior Acoustics Engineer in the company’s Hong Kong office. Kito has a number of years’ experience in acoustical engineering and consultancy and specialises in Room, Building and Environmental acoustics. Educated in Portugal, Kito has a Masters of Science in Civil Engineering and worked there before moving to The Netherlands and working under the acclaimed late Prof. Renz van Luxemburg in Eindhoven. Kito’s research into water based noise barriers at Schiphol Airport excited many in the profession and may lead to a significant breakthrough in portable noise barriers. Kito has strong modelling skills using CATT Acoustic and SoundPLAN and experience in field and laboratory tests for Room and Building acoustics.

40 years ago in 1973, four mechanical engineers set up a home office in suburban Sydney. They called the company Vipac to signify the company's core competencies at the time; vibration (Vi), pressure (p) and acoustics (ac), all relatively unknown fields for the early 1970s. Since then Vipac has transformed into a multinational engineering powerhouse, employing 280 staff in 12 offices spread throughout all Australian capital cities, Asia and the United Arab Emirates.

Acoustics expert joins Vipac's Hong Kong team

Ronson Capital Partners LLP is launching a new waterfront residential development on the north bank of the Thames in Westminster. Riverwalk is a collection of 113 spacious 1, 2, 3 and 4 bedroom apartments and penthouses. Right on the riverfront in Westminster, with spectacular views overlooking the River Thames, it is within walking distance of some of London’s best known attractions, including the Houses of Parliament, Buckingham Palace, Westminster Abbey and Tate Britain. Riverwalk offers striking architecture designed by Stirling Prize winning architects Stanton Williams. Highly specified interiors and high ceilings ensure stunning views and an abundance of natural light. Riverwalk includes and concierge and 24 hour security and secure basement car parking plus an exclusive fitness suite and cafes. Units come with a 999 year leasehold and are expected to be complete in 4Q 2015. Prices start at £950,000. More information at: [email protected].

Knight Frank unveils Riverwalk, London, SW1

10 PRESS

The NUO brand was formally launched at Beijing’s Temple of Heaven earlier this year.The flagship NUO Hotel, Beijing will begin operations in early 2015. Design architects, Hong Kong based URBANPROJECTS, worked closely with the owner and operator to develop a unique approach, combining Chinese cultural references with contemporary flair. Developed in conjunction with Kempinski Hotels & Resorts and entirely owned by Beijing Tourism Group, the NUO brand aims to disseminate the lifestyle and attitudes of 21st century China whilst honouring its heritage and supporting contemporary art and culture.

URBANPROJECTS created a striking organic master plan for the NUO site. In addition to the 55,000m2 hotel, a 30,000m2 office tower and separate 300 room business hotel form a curvaceous ‘thread’ which wraps the perimeter of the site. Landscaped ‘pocket parks’ are distributed along the façade, each themed and responsive to its adjacent podium function, bar, lobby, restaurant. A ‘secret garden’ is at the core of the site, hidden from the surrounding roads, it is the ‘soft centre’ of the NUO development. NUO Hotel, Beijing

will be responsive to the environment. The introduction of advanced energy saving facilities and equipment will make the NUO a low-carbon intelligent hotel. NUO has adopted the LEED Gold Standard and has won pre-cerification.

China’s first international luxury hotel brand debuts

The latest phase of St Edward’s prestigious 375 Kensington High Street development - Lord Kensington House – is now available to potential buyers in Hong Kong. Built by St Edward, a joint venture company owned by the Berkeley Group and The Prudential, Lord Kensington House features 91 luxuriously designed homes located in central London, in the prestigious Royal Borough of Kensington and Chelsea. Lord Kensington House, designed by award-winning architects Squire and Partners, is set around a beautifully landscaped courtyard, inspired by London's traditional garden squares creating an urban oasis of light, space and tranquillity within the development. Lead Director of Residential Development and Investment, Jones Lang LaSalle, Mr Peter Murray, said: "This is an exceptional investment opportunity. Sales of the last phase were exceptional, and since then, we have constantly received inquiries from interested buyers.” Prices for Lord Kensington House properties start from £849,950. All of the apartments at 375 Kensington High Street are offered on a 999 year lease and with a full 10 year build warranty.

Jones Lang LaSalle launches Lord Kensington House

報導 11

Plans were unveiled in May for Tanjong Pagar Centre, a large-scale integrated development in Singapore designed by Skidmore, Owings & Merrill LLP (SOM). Developed by GuocoLand, an award-winning developer in Singapore, the large-scale mixed-use project will contain 158,000m2 of Grade-A offices, prestigious residential apartments, a luxury business hotel, premier retail space and a sheltered event space in Tanjong Pagar City Park, and will position the area as a premier quality business and lifestyle hub within Singapore’s Central Business District. Tanjong Pagar Centre will rise 290 metres over the Tanjong Pagar MRT Station in the heart of Tanjong Pagar and will serve as a gateway to the future waterfront city at the site of existing waterfront ports.

Tanjong Pagar Centre sets a high benchmark for environmental sustainability. The transit-oriented development uses passive technologies such as solar shading devices and natural ventilation to reduce mechanical loads and will employ photovoltaic panels to generate 1% of the buildings’ energy. The project has received Green Mark awards from the Singapore Building and Construction Authority, while GuocoTower, the 38-story office building portion of the development, has achieved LEED Platinum Pre-certification (Core + Shell) from the USGBC. Tanjong Pagar Centre is slated for completion in 2016.

GuocoLand Reveals Plans for SOM-Designed Tanjong Pagar Centre

Cathay Pacific says from 2014 passengers will benefit from streamlined procedures enabled by a new integrated IT Network. “Cathay is also looking into self-service bag drops and a self-service boarding gate with the Airport Authority,” stated Adrian Harley, Cathay’s airport general manager. "Document checks are a challenge for self-boarding and self-bag drops, but it's the future!" Passengers print the bag tag either at the airport kiosk or at home and drop their luggage on the conveyor. This means airlines can cut the number of ground staff, while waiting times for check-in are supposed to be reduced. AUB Ltd., Managing Director, Andreas Brechbuhl, said: “Several large international airports in Europe including Frankfurt, Vienna, Birmingham and Zurich have adopted this leading technology with great success. Similar to the boarding of an A380 airplane – the boarding would be much faster and controlled than in a manual operation. This product is also of great relevance for the Kai Tak Cruise Terminal operators.” Please visit: www.facebook.com/aubltd

Kaba Self-boarding gates

Leighton Contractors has secured a design and build contract for a new hospital in Tin Shui Wai, Hong Kong. The contract is valued at approximately A$370 million and will be delivered as a joint venture between Leighton Contractors (Asia) Ltd., and Able Engineering Company Ltd. The Tin Shui Wai Hospital will be a new 12-storey complex with a single-storey basement and an internal road network on a site area of 13,300m2. The hospital will provide in-patient care services, including 260 beds and various ambulatory care services. Leighton Contractors has accumulated significant experience and a strong track record in the field of healthcare facilities in Hong Kong, having successfully completed four major healthcare projects in the city and is well positioned to take advantage of future opportunities in this field. The new hospital is expected to be completed by mid-2016.

“The award of this contract positions the Group well to utilise this core competence to capture the opportunities arising in the health sector market as investment in social infrastructure continues to expand,” stated Ian Edwards, managing director of Leighton Asia, India and Offshore.

Leighton awarded major hospital contract

Broadway Malyan has secured a high-profile brief to design a major new school campus in China for up to 1,500 students, with client Dulwich College International, the international partner of leading UK independent school, Dulwich College. The new campus in Minhang, Shanghai, will be constructed on a 40,000m2 site, with the gross floor area of about 72,000m2 and is the latest planned by the client, following the creation of Dulwich College Shanghai in Pudong as an independent, British international school in 2003 and which today provides world-class education to 1,400 expatriate students aged 2 to 18. Broadway Malyan won the appointment against a competitive field of international designers and consultants, with the practice set to deliver a wide range of masterplanning, architectural, interior and landscape design services. The masterplan wraps accommodation around a grand quad featuring multi-use turf sports pitches and a cricket oval, focusing the internal on the external. The first phase of the campus is split into four buildings, combined early years and juniors, a central facilities building housing a 560 seat professional theatre, senior school and an indoor sports hall including a 50m swimming pool.

Broadway Malyan wins school design brief in China

12 PRESS

At the 2013 ICSC (International Council of Shopping Centres) RECon event in May, the Jerde-designed Santa Monica Place was honoured as this year's ICSC VIVA (Vision, Innovation, Value, Achievement) Best-of-the-Best Award. Project owner/developer, Macerich, was in attendance to accept the award, along with Jerde's design director, David Rogers FAIA. The project had earlier won the ICSC Gold Awards for Renovation or Expansion of an Existing Project and Sustainability. The VIVA award competition included all award-winning projects from the 2012 International Design & Development Awards. Santa Monica Place was voted the Best-of-the-Best among all of the high-quality global developments. Michael P. Kercheval, president and CEO for ICSC, said: “A dramatic, two-year renovation, converting a traditional enclosed mall into a show stopping open-air destination, has re-introduced Santa Monica Place to its market. Complementing a neighboring promenade, the nearby Pacific Ocean, and the iconic Santa Monica Pier, Santa Monica Place’s distinguished and enhanced features create a landmark, which by design blends seamlessly into an urban retail environment.”

Santa Monica Place wins 2013 VIVA Best of the Best Award from ICSC

SLIDE has exhibited for the first time at HOFEX, the largest food and hospitality tradeshow in the Asia-Pacific region, which recently concluded its 15th edition. SLIDE chose this important Hong Kong event to demonstrate the excellence of its production for contract spaces such as hotels, bars, restaurants, spas and nightclubs. SLIDE’s decision to exhibit in Hong Kong is in line with the company’s focus on emerging, new marketplaces, with significant emphasis being placed on those that appreciate the quality of Made in Italy brands. The vast majority of SLIDE’s products can be illuminated to create scenic, visually powerful set-ups, in a quick and cost-efficient way. The essential shapes, avant-garde designs and exceptional use of light together ensure the products blend perfectly into contemporary or traditional spaces, thus creating refined and unexpected contrasts. A key feature of SLIDE’s offer is the possibility of customizing each item by way of tailor-made stickers – a quick and easy solution to recreate a brand identity in any temporary or permanent space. SLIDE’s clients include food & beverage brands Peroni, Campari, Perrier-Jouët and Heineken, luxury hotels and numerous bars and restaurants. More information at: www.slidedesign.it.

SLIDE luminous, customizable design solutions

Swire Properties Inc, a Swire Properties subsidiary in the United States, recently announced that it has reached an agreement with Swire Hotels to make EAST the hotel flagship at its US$1.05 billion mixed-use Brickell CityCentre development in downtown Miami. This will be the EAST brand’s first US hotel and Swire Hotels’ first North American venture and EAST, Miami is expected to exceed 20,000m² with 263 guest rooms and 89 serviced apartments. Billed as a lifestyle business hotel, EAST currently has locations in Hong Kong and Beijing. “Interest on the part of hospitality companies in the Brickell CityCentre hotel has been keen,” said Stephen Owens, President of Swire Properties Inc. “Due to their desire to secure a prime location in the hot Brickell market and due to the inclusion of luxury retail in our project, ultimately we were able to select from among ten upscale hotel brands in choosing Swire Hotels’ EAST for our flagship.”

Swire Hotels to launch hotel flagship in the US

Regal Kowloon Hotel recently received Certificate of Merit – Hotels and Recreational Clubs and Carbon“Less” 10% Certificate of the Hong Kong Awards for Environmental Excellence (HKAEE), recognizing the hotel’s outstanding performance on green management. The Sectoral Award scheme rewards organisations which have demonstrated all-round and outstanding environmental performance in designated sectors while the Carbon“Less” Certificate scheme aims to recognise those organizations that achieved a verified absolute reduction of overall carbon emission. Regal Kowloon Hotel is committed to developing a sustainability program to engage guests and associates and has implemented a series of green actions over the year such as implementing the ocean-friendly wedding menu, low carbon dishes and green meeting packages; preparing the dishes with self-grown herbs harvested from the hotel’s organic farm; donating surplus food to Foodlink Foundation

to reduce food wastage; adopting energy saving measures in guest rooms and more. “Go Green” is an on-going exercise for the hotel.

Regal Kowloon Hotel awarded for environmental excellence

Located in Qufu, Shandong Province, the new Shangri-La Hotel Qufu will open in August. The hotel is designed based on the Confucian philosophy of Six Arts (the disciplines of Rites, Music, Archery, Chariot Racing, Calligraphy and Mathematics), creating a perfect blend of tradition and contemporary elegance. Chinese architecture sets the tone with the hotel's façade designed to resemble a traditional Chinese pavilion and roofs topped by grey tiers of flying eaves. Supported by eight large pillars, the porte cochere is also shaped like a traditional Chinese pavilion. Upon arrival, guests will be greeted by the sight of two full-grown trees planted in the middle of the lobby, where natural daylight streams in from a glass roof. The trees are surrounded by a carpet of grass, marble seats and dark wood columns.

Among the 211 spacious guestrooms, rooms facing the Yi River are designed with balconies offering views of the old city wall, palaces of the Temple of Confucius and the hotel's traditional Chinese landscaped garden dotted with pavilions. The hotel is within walking distance of the Temple of Confucius, the Mansion of Confucius and the Cemetery of Confucius. All three are UNESCO World Heritage Cultural Sites and Qufu is one of mainland China's 24 government-designated famous historical and cultural cities.

Shangri-La Hotel Qufu opens in the hometown of Confucius

報導 13

14 PRESS

The international construction community is abuzz with the news that a Chinese developer, Broad Sustainable Building (BSB), claims that it will build an 838m-tall skyscraper in just 90 days using prefabricated materials built offsite. BSB has recently denied rumours in the Chinese media that construction will take 210 days. The building in the southern Chinese city of Changsha will be called SkyCity One and will be 10m taller than the Burj Khalifa in Dubai, which took almost 6 years to build and is currently the tallest manmade structure on the planet. The project is expected to cost four billion yuan and BSB says SkyCity One will contain 1.6 million m2 across 220 storeys, containing a mix of residential, commercial and retail space and capacity for more than 31,000 people. In January, using the same construction methods planned for SkyCity One, BSB built a 30-storey hotel in Hunan in just 15 days. The company says this breakneck target will be met because 95% of the building will be built offsite using prefabricated modular technology before they have even broken ground on site.

China developer to build world’s tallest skyscraper at breakneck speed

Building on their existing client relationship and their reputation for design excellence, lead architect KSR China has provided master planning for this 100,000m2 site for developer KAISA Group Holdings Ltd. The project runs alongside the emerging trend of development in Shenzhen; creating new communities of highly specialised industries which includes electronics and digital technology as well as corporate headquarters. The master plan is rooted on the fundamental idea of traditional Chinese courtyard. A railway line separates the site into two segments thus creating the idea of “a courtyard within a courtyard”. The architecture is a modern representation of the urban forest, blurring the demarcation between man-made and nature. Phase 2 is due for completion by 2014.

KSR completes Kaisa Lilang Industrial Park phase 1

報導 15

Confidential health screening is being provided to construction workers at selected new railway project sites (West Island Line, South Island Line (East), Express Rail Link, Kwun Tong Line Extension, Shatin to Central Link) under the MTR Corporation’s Worker Health and Well-being Month which was launched in May. The programme is aimed at promoting the health of construction workers as well as raising their awareness of the importance of leading a healthy lifestyle. “Our “Worker Health and Well-being Month” will raise health awareness throughout the industry and this will also help us to maintain a healthy workforce for sustainable railway development as our five new railway projects enter the peak construction period later this year,” said Mr T C Chew, Projects Director of the MTR Corporation. The full report is available in the Industry News section at www.prc-magazine.com.

MTR holds Worker Health and Well-being Month

The Urban Renewal Authority (URA) welcomes the appointment of Mr Victor So Hing-woh as the Chairman of the URA Board with effect from 15 June 2013. Being a seasoned housing professional, Mr So has held various key positions during his 40 years of service in both the public and private sectors. His extensive experience in public administration and corporate management will definitely be an asset to the URA, which is tasked to implement the new Urban Renewal Strategy promulgated in 2011. “Since early 2011, I have retired from all my engagements and positions with the private sector and have concentrated on some public and voluntary work,” said Mr So. He is currently a member of Hong Kong Housing Society’s Supervisory Board, and a council member of Mental Health Foundation. “I look forward to working closely with all the URA Board members, the Government, the URA management and staff and all our stakeholders. Together we shall take forward our urban renewal initiatives with the community in a ‘people-first, district-based and public-participatory’ approach.”

Victor So Hing-woh appointed URA Chairman

Akin to a breath of fresh air for Hong Kong and in line with Chinese premier Xi Jinping’s declaration to address environmental issues, the Chinese Government recently announced the launch of its first carbon trading scheme pilot project in Shenzhen to encourage companies to reduce carbon emissions by setting a limit (a cap) on the level of carbon dioxide that can be emitted in a region. Scheduled to be rolled out by 2014, the scheme could be spread across the country after 2015. The Shenzhen Carbon Exchange will also launch this month and will cover 635 industrial and construction companies, as well as transport firms and major companies that consume oil, gas, coal and power. China will also pilot the scheme in six other places across the country - Beijing, Shanghai, Tianjin, Chongqing and the provinces of Hubei and Guangdong.

China in carbon trading experiment

The RIBA HK Asia Chapter which was officially launched in September 2012 held their first formal elections in May and the following selected to form the new Steering Group Committee: John Campbell, Alan Chan, William Chan, Yan Gao, Alex Jones, Matthew Priestman, Kevin Quan, Dan Rusu, Alicia Tan, Martin Williams Roger Wu and Alf Yeung. At the first Steering Committee meeting John Campbell was elected as Chair, Roger Wu as Hon. Secretary and Dan Rusu as Hon. Treasurer. The four Sub-Committees: Communications, Education, Legal & Admin and Finance will be chaired respectively by Roger Wu, Alf Yeung, Matthew Priestman and Martin Williams. Any local RIBA member and students are welcome to join any of the Sub-Committees. The local Chapter was recently involved with the running of the new RIBA Part 3 training course, which had over 40 attendees. The aim of this initiative is to allow students in Hong Kong to study and sit their final exams to become UK Registered Architects without the time and expense of going to the UK. For more information email: [email protected].

RIBA hosts first elections

LWK & Partners (LWK) joined hands with the Faculty of Architecture, The University of Hong Kong and The China Green Building (Hong Kong) Council for the successful staging in May of the Eco-Practice for the Future of Green Building Forum, which attracted around 100 architecture scholars and professionals from China and abroad. Research shows that the energy consumption from the building and construction industry is responsible for about 30% of the total nationwide consumption. As one of the most vital missions of sustainable development, Green Building has become an irreversible trend in building and construction. The Forum aimed to establish a communication platform to strengthen public awareness of Green Building concepts, as well as to update architecture professionals about advanced technologies and development trends. Panel members included Prof. Stephen Lau from Faculty of Architecture, Hong Kong University, Prof. Song Dexuan and Prof. Qian Feng, College of Architecture and Urban Planning, Tongji University, Prof. Lin Borong and Prof. Song Yehao, School of Architecture, Tsinghua University, Prof. Shen Yue, College of Architecture and Urban Planning, Guangzhou University, and Mr He Xiao, Director, LWK & Partners (HK) Ltd. Data supplied by China’s Ministry of Housing and Urban-Rural Development.

Eco-Practice for the Future of Green Building Forum

In May, 10 DESIGN (10) hosted a 3rd annual art show at their architecture studio in Hong Kong. Amongst the 300 guests in attendance were a great mix of architects, artists, art curators, property industry peers, and many more. Architecture itself is an art form and a means of artistic expression. 10’s architecture is aesthetically pleasing; but beyond that, their work evolves from the multicultural nature of their clients and is driven by their respective social, economic and ecological conditions. Likewise, art has been influenced in similar ways. In view of this, 10 celebrates the Hong Kong Art Festival every year in May by hosting a contemporary visual art show at their art gallery, branded as ‘10+space’. It is an adjoining and permanent gallery within their architecture studio. At this year’s 10+space show, China Art Projects + Visual Arts Projects presented "MODUS OPERANDI", digital arts exhibitions by island6. It explored the human environment of the principal 21st century workplace: the office.

Art in Architecture

Chaired by the Building Division of the Hong Kong Institution of Engineers, the Organising Committee (OC) of Quality Building Award 2014 (QBA 2014) proudly announces the official commencement of its award nomination period. Nomination began on 18 June 2013 and will last until 1 November, 2013 at 12 noon. Jointly-organised by nine building and construction related institutes and associations, the Award has reached its 7th episode. This biennial Award has earned recognition in both Hong Kong and overseas building industry and this year, the OC has opened a new category specifically for buildings in Mainland China, Taiwan and Macau. With the theme ‘Collaboration for Quality’, QBA 2014 is the platform to showcase outstanding projects from various regions. More information at: www.QBA.com.hk.

QBA 2014 opens for nomination

16 EVENTS

25 – 27 September 2013Shanghai Intelligent Building TechnologyJointly organised by Guangzhou Guangya Messe Frankfurt Co Ltd., China Council for the Promotion of International Trade – Shanghai Pudong Sub-Council and Shanghai Hongshan Exhibition Service Co Ltd., the fair is expected to play host to over 150 exhibitors showcasing a range of technologies and solutions for building automation, smart home development, generic cabling as well as security and access control. The year 2013 signals several key developments for the show, one of the biggest being a change in venue, now relocated to Shanghai’s Pudong district. Venue: Shanghai New International Expo Centre, China Enquires: www.building.messefrankfurt.com.cn [email protected]

11 – 13 September 2013BEX Asia 2013Earlier this year, Singapore launched the Sustainable Blue-print under the Sustainable Singapore drive which aims to make the city a lively and liveable one. This blueprint consists of strategies and initiatives needed for Singapore to head in this direction and beckons individuals, companies and the government to all play their part.

As a key green show in the region that promises a multi-disciplinary showcase of the latest green solutions for residential and commercial developments, it is imperative

Events 活動

25 – 27 September 2013Shanghai International Trade Fair for Heating, Ventilation and Air-ConditioningFollowing the successful conclusion of ISH China & CIHE in Beijing, Messe Frankfurt’s highly-regarded ISH brand gets ready for its fall show, ISH Shanghai & CIHE – the Shanghai International Trade Fair for Heating, Ventilation and Air-Conditioning. Covering 11,500m2 of exhibition space, more than 150 exhibitors are expected to show-case their latest solutions to meet the individual heating needs of East and Central China.Venue: Shanghai New International Expo Centre, China Enquires: www.ishc-cihe.com or [email protected]

2 – 4 October 2013World Architecture Festival 2013World Architecture Festival is the world’s largest festival and live awards competition dedicated to celebrating and sharing architectural excellence from across the globe. Every shortlisted architect will present their award entry in front of WAF's illustrious international judging panels and

you can see as many as you can fit in to three days! Hear the inside story on over 400 projects, from schools to cinemas, museums to mosques.Venue: Marina Bay Sands, SingaporeEnquires: www.worldarchitecturefestival.com

2 – 4 October 2013INSIDE 2013INSIDE is a festival and global awards programme unlike any other. Only at INSIDE are you able to hear from over 40 of the world’s leading designers present their most recent work live in front of a seriously illustrious line up of judges. On top of that INSIDE plays host to an illuminating and inspirational seminar programme, unique design features and installations, exclusive tours that give you the inside track on Singapore's thriving design scene and of course some great parties!Venue: Marina Bay Sands, SingaporeEnquires: www.insidefestival.com

27 – 30 October 2013Hong Kong International Lighting Fair (Autumn Edition)Each year this highly successful event attracts more and more participants. Exhibits include advertising lighting, commercial lighting, household lighting, LED and green lighting, lighting accessories, parts and components, outdoor lighting, smart lighting and solutions, testing, certification and inspection, along with the Hall of Aurora for branded lighting. Venue: HKCEC, Hong KongEnquires: www.hktdc.com/hklightingfairae

27 – 30 October 2013Hong Kong International Building and Decoration Materials & Hardware Quality equipment, tools, products and services underpin the success of any building or construction project. In 2012 the fair hosted 153 exhibitors from 7 Countries and regions such as Hong Kong and Chinese mainland, Germany, Italy, Japan, New Zealand and Taiwan. Venue: HKCEC, Hong KongEnquires: www.hktdc.com/ex/hkbdh/27

28 – 31 October 2013Eco Expo Asia 2013Recognised as Asia’s leading green-tech exhibition, Eco Expo Asia will take place once again this fall at AsiaWorld-Expo in Hong Kong. Each year, the fair aims to highlight the latest breakthroughs in green products, services and technologies for use in a range of industries. It is also designed as a central meeting point for enterprises, governments and academic professionals to share, acquire and implement green solutions that offer economic and social benefits.Venue: Asia World-Expo, Hong KongEnquires: www.ecoexpoasia.com

that BEX Asia to be always ahead and aware of the latest market trends. Noting an increase in demand for energy efficiency solutions, BEX Asia 2013 will see a brand new Energy Efficiency Trail that aims to offer a comprehensive range of green solutions from green system software to Heating, Ventilation and Air-Conditioning (HVAC) systems. In particular, green lighting solutions will be in focus at this year’s Energy Efficiency Trail.Venue: Marina Bay Sands, SingaporeEnquires: www.bex-asia.com

活動 17

FIABCI, The International Real Estate Federation, represents the world's real estate professions through its Special Consultative Status with the Economic and Social Council of the United Nations. FIABCI’s role in the United Nations is to make recommendations and provide advice on matters such as property rights, housing for the poor and money laundering. With chapters currently operating in more than 60 countries, FIABCI represents every discipline in the industry and links thousands of real estate professionals worldwide. PRC Magazine is proud to be FIABCI’s Hong Kong media partner.

The 64th FIABCI World Congress was themed ‘Innovation in Sustainable Development’ and set a platform for international participants to recognise differences in development patterns and public policies and better understand prospects and trends for real estate progress in Asia. FIABCI Prix d’Excellence Award winners were honoured at an exclusive dinner ceremony at the FIABCI World Congress. Winners were selected by an international panel of real estate experts and were evaluated on concept, architecture, engineering, profitability, marketing results, environmental impact and benefit to society.

In his opening remarks Taiwan President, Mr Ma Ying-jeou, stated, “I'm really very pleased to be here at the 64th World Congress of the International Real Estate Federation. This congress was last hosted by the Federation's Taiwan Branch in 1986. I am told that over 400 people from 46 countries have come here for this event and on behalf of the government and people of Taiwan, I want to extend my sincerest welcome to all of you.”

“The International Real Estate Federation was established 65 years ago and now has 1.5 million members. As the largest international body of real estate professionals in the world, it has made enormous contributions to sound development and innovation in the real estate industry. The Federation's annual World Congress, moreover, is the most important global gathering place for real estate experts from industry, government and academia.” The theme of this year's World Congress is, ‘Innovation in Sustainable Development’. In recent years, low carbon emissions, sustainability and green buildings have hit the global mainstream in the field of architecture. This government has not been able to join the United Nations Framework Convention on Climate Change. We are not a member of the Kyoto Protocol. Nevertheless, ever since I took office five years ago, this government has been committed to the control of carbon dioxide emissions. We have announced that by the year 2020 we will cut our carbon emissions back to the level of 2005. And in 2025 we will cut them to the level of the year 2000. There is no legal obligation on our part to do that, we do it voluntarily.”

“Taiwan has achieved considerable success in promoting the construction of green buildings, conservation of energy and reduction of carbon emissions. The public-private effort to promote sustainable development in Taiwan ties in very well with the theme of this year's Congress, so I feel that the "Taiwan experience" is well worth sharing with the rest of the participants.”

世界不動產業聯合會 (FIABCI) 為全世界最具權威、層級最高、規模最大的國際性不動產

民間組織，其成員為所有房地產相關行業之專業人員。藉由通過地方、國家和國際各級

的資訊共享和聯繫，使其成員盡可能地擴展其商業交流、進行經濟活動。FIABCI 的代表

主要分布於非洲、美洲、亞太和歐洲四個區域，且在全世界48個國家設有分會，並有100

個專業組織，60個學術機構和3,000名不動產業者、專業人士的參與，組織成員共計超過

150萬。《 PRC 建設》榮幸地可以成為今年大會的其一位傳媒伙伴。

「創新的永續發展」是本屆大會主題，永續發展必須「既滿足當代之需求，又不損及後

代滿足其需要的發展機會」，其範圍包括經濟成長、環境保護與社會公平性。在亞洲城

市，高密度發展與人口不斷增加儼然是個常態，這個特質直接挑戰了永續發展的議題。

雖然永續發展的定義、涵蓋範圍、檢測機制等時常因不同個案，有所修正，多數的討論

議題與研究仍集中在環境的永續，相對地，文化、社會等永續的議題，往往被忽略，但

卻是亞洲城市永續發展的關鍵議題。

與會另一焦點是頒發「全球卓越建設獎」，獲獎者由國際房地產專家小組選出，評分標

準來自建築、工程、功能、市場價值、對環境影響及社會利益。

臺灣總統馬英九先生亦有前往臺中出席大會開幕，典禮上以英語致詞：「『世界不動產

聯合會』可謂全世界規模最大之國際性不動產組織，對於推動全球不動產之健全發展與

創新，貢獻卓著。」

近年來，低碳、永續及綠能建築已為國際主流趨勢，而臺灣99%以上所需能源均仰賴進

口，更須厲行節能減碳，馬英九總統指出：「我國雖無法參加聯合國永續發展會議、聯

合國氣候變化綱要公約（UNFCCC）或京都議定書等，但政府仍將相關內容落實為政

策，並訂出具體減碳標準，包括2020年的排碳量回到2005年的水準，2025 年回到2000

年的水準，推動至今已獲致相當成效。」

總統進一步指出：「去年我國政府與民間共同推動實質減碳610萬公噸，相當於種植

61,000棵樹之減碳效果；2011年在全臺已評選出52個低碳示範社區，預計在2014年完

成建立包括：新北市、臺中市、臺南市與宜蘭縣等4個低碳城市，及澎湖縣與金門縣2個低

碳島之節能減碳目標。凡此「臺灣經驗」不僅與此屆世界年會

「創新永續發展」之議題互相呼應，相信亦可提供與會者進行

交流與經驗分享，共同為促進地球之永續發展而努力。

More information at 更多資料請瀏覽: www.fiabci64.tw

Text: Mike Staley Images: FIABCI

第64屆世界不動產業聯合會完滿舉行

FIABCI Prix D’excellence Award Winners announced at

64th World Congress in Taichung, Taiwan

Environmental (Rehabilitation Conservation) Category Silver Winner National Anpin Harbor Historic Park, Tainan, Taiwan (Tainan City Government)

環境（復育、保育）類銀獎安平港歷史風貌園區－歷史水景公園湖港打通工程(臺南市政府工務局)

Environmental (Rehabilitation Conservation) Category Gold Winner Humanistic Eco-Campus, Taipei, Taiwan National Taipei University of Technology

環境(復育、保育)類首獎國立台北科技大學人文生態校園(國立台北科技大學)

Sustainable Development Category Silver Winner Crystal House, Taichung, Taiwan (Productivity Architect Co., Ltd.)

永續發展類銀獎似水年華(鼎富力實業建設股份有限公司)

Public Infrastructures Amenities Category Silver Winner Taipei International Flora Expo Xinsheng Park, Taipei, Taiwan (Taipei City Government)

公部門基礎建設/環境適意工程類銀獎臺北國際花卉博覽會－新生公園區夢想館、未來館與生活館展館新建工程 (臺北市政府工務局新建工程處)

Taiwan President, Mr Ma Ying-jeou

臺灣總統馬英九先生

18 EVENTS

HOFEX 2013 前所未有的成功

HOFEX 2013 celebrates unprecedented success

Acknowledged as Asia’s leading food and hospitality trade show and a major draw-card for industry players from around the world, HOFEX 2013 held from 7-10 May 2013 at Hong Kong Convention and Exhibition Centre once again demonstrated its versatility, sophistication and international stature as confirmed by the increased number of exhibitors and professional trade buyers in attendance.

Officially opened by the HKSAR Secretary for Financial Services and the Treasury, Prof. K C Chan, GBS, JP, other dignitaries in attendance at opening ceremony the HOFEX 2013 included Hong Kong Tourism Board Chairman, Dr. Peter Lam, Vice-Governor of People’s Government of Shandong Province, Mr Zhao Runtian, Hong Kong Hotels Association Chairman, Mr Victor Chan, Government of South Australia Minister for Agriculture and Food and Fisheries, Hon. Gail Gago MP. Over 500 guests from consulates, as well as leading hotels and restaurants also witnessed the ceremony.

Attracting over 1,900 exhibitors from 46 countries, including 44 overseas pavilions, HOFEX 2013 welcomed 37, 817 professional trade buyers, further confirming the current international focus on the Asia region and the continued rapid development of hospitality-focused enterprises. This year HOFEX also welcomed a record number of overseas visitors, including 4,257 from China and 7,093 from countries including Australia, Singapore, Italy, Thailand, USA, United Kingdom and Europe.

Forums a major HOFEX attraction

Every year, sponsored forums and conferences are a major attraction for industry players attending HOFEX, presenting an opportunity for attendees to avail themselves of the latest industry news from experts in their respective fields.

HOFEX 2013 featured six industry-specific events, including the inaugural Hospitality Design Forum. Other forums included the Regional Hotel General Managers Forum, Asia Hospitality Technology Education Conference, IFMA Integrate 2013, Wine Forum, and Food Safety Seminar.

Co-organised by PRC magazine, HOFEX 2013 Hospitality Design Forum proved the leading forum attraction for attendees eager to hear presentations by industry heavyweights Mr Corrado Falsetti, Associate Director, Atkins (“The Close Link Between Architecture and Interior Design in Resort Design”), Mr Simon Blore, Managing Director, Benoy (“The Importance Of Place Making In Hospitality Design”) and Ms J Lee Rofkind, Managing Director, Buz Design (“50 Of The Best Bars In The World”).

被譽為亞洲最頂尖的食品飲料及酒店餐飲設備商貿展，以及對來自世界各地的業內人士

的一場大型盛事，HOFEX 2013 於2013年5月7日至10日假香港會議展覽中心舉行，憑

藉愈來愈多參展商和專業買手的積極參與，再次展現其多功能性、複雜性，還進一步確

定其國際地位。

由香港財經事務及庫務局局長陳家強教授 GBS JP，以及其他政要嘉賓一同為 HOFEX 2013揭幕，出席開幕典禮的嘉賓包括香港旅遊發展局主席林建岳先生、山東省副省長趙潤田先

生、香港酒店業協會主席陳覺威先生、南澳洲政府漁農及食品部部長 Hon. Gail Gago MP、

及超過500名來自各國酒店及餐飲業的來賓一同見證盛事。

吸引來自46個國家、超過1,900家的參展商，和44個海外展團，HOFEX 2013 接待了

37,817名專業買家，進一步印證現時國際焦點放在亞洲區域，及其相關行業企業的持續高

速發展。今年，HOFEX 更創下海外訪客數量的新紀錄，接待了4,257位來自中國、7,093

位來自澳洲、新加坡、意大利、泰國、美國、英國及歐洲的訪客。

焦點論壇

對業內人士來說，每一年 HOFEX 最大的亮點之一是論壇及會議，每一位與會者都能從專

家講者中獲得行業的最新資訊。

HOFEX 2013 精選了六個特定行業的活動，包括首屆「酒店設計論壇」。其他包括亞太

區酒店總經理高峰會、亞洲酒店及款待服務科技會議、IFMA Integrate 2013、國家名酒

巡禮日、食品安全講座。

由《 PRC 建設》協辦「酒店設計會議」作為頂尖論壇，出席的講者均是行業中的巨頭人

物：阿特金斯設計總監 Corrado Falsetti 先生 (The Close Link Between Architecture and Interior Design in Resort Design)、貝諾董事總經理 Simon Blore 先生 (The Importance Of Place Making In Hospitality Design)，以及 Buz Design 董事總經理 J Lee Rofkind 女士

(50 Of The Best Bars In The World)。

www.hofex.com

Images: HOFEX 翻譯: Nia Tam

18 EVENTS

活動 19商業 19

Information & images: QPFMA

In April winners of Quality Property and Facility Management Award 2012 (QPFMA 2012) were announced at the QPFMA 2012 Award Presentation Banquet held at the Holiday Inn Golden Mile. Grand Award, Excellence Award and Merit winners of each category were selected after 8 months of planning, assessment and jury processes.

First founded in 2010, QPFMA is jointly organised by The Hong Kong Association of Property Management Companies and Hong Kong Institute of Surveyors. The vision is to stimulate greater public recognition for the industry and also champion those that gratify integrity that triumphs success and continuous advancement.

The QPFMA 2012 Award Presentation Banquet was a huge success with the presence of special guest and VIPs, including Mr Wong Kam Sing, JP, Secretary for the Environment, to be the Guest of Honour, and Mr Duncan Warren Pescod, JP, Permanent Secretary for Transport and Housing (Housing) and Director of Housing, Housing Department. QPFMA 2012 Jury Panel also made a presence in the lead of Sr Au Choi Kai, JP, Director of Buildings, Buildings Department.

QPFMA 2012 introduced new categories this year to welcome a wider range of participants and received an increased response from the industry. Under the theme of “Championing Innovative Service through Quality Management”, QPFMA 2012 received more than 170 nominations.

Sr Andrew Lee, Chairman of the Organising Committee, QPFMA 2012, said: “I am glad to see another successful year of QPFMA,and particularly we are pleased that the response to the Award is overwhelming. We hope that by organising QPFMA, the industry can be inspired by the winners and enhance their services, bringing quality property and facility management to the city.”

優質物業設施管理大獎 (QPFMA 2012) 大獎、卓越獎及優異獎已於2013年4月26日頒獎

晚宴揭曉。頒獎晚宴假香港金域假日酒店舉行，場面盛大。晚宴邀請到多名貴賓，包括

環境局局長黃錦星先生, JP擔任主禮嘉賓、運輸及房屋局常任秘書長（房屋）兼房屋署

署長柏志高先生, JP。QPFMA 2012 評審團亦有出席晚宴祝賀得獎者，包括首席評審屋

宇署署長區載佳測量師, JP。

QPFMA 2012 今屆主題為「服務顯創意管理尚優質」;並引入新的獎項，吸引更多參賽機

構，業內人士反應非常踴躍，共收到逾170 個提名。

QPFMA 2012 籌委會主席李春犁測量師表示︰「今屆 QPFMA 圓滿結束，我感到非常高

興，尤其是業內人士對今屆大獎十分重視，參賽者水準極高，形成

激烈競爭。藉著舉辦 QPFMA，我們期望業內人士可以得獎者為榜

樣，盡善盡美，改善服務，帶來優質物業設施管理服務。」

More information, please visit 如需更多資料，請瀏覽︰

www.qpfma.hk

AWARD CATEGORIES 大獎類別

Large-Scale Residential Property Management (LR) 住宅類別 – 大型住宅物業管理獎項

Grand Award Winner 大獎 Sceneway Garden 匯景花園

Excellence Award Winner 卓越獎 Grand Promenade 嘉亨灣

Medium-Scale Residential Property Management (MR)住宅類別 – 中型住宅物業管理獎項

Excellence Award Winner 卓越獎 The Leighton Hill 禮頓山

Excellence Award Winner 卓越獎 The Victoria Towers 港景峰

Small-Scale Residential Property Management (SR)住宅類別 – 小型住宅物業管理獎項

Excellence Award Winner 卓越獎 Beacon Lodge 豐盛居

Excellence Award Winner 卓越獎 Hill Paramount 名家匯

Tenants Purchase Scheme (TPS) & Public Rental Housing (PRH) (TP)住宅類別 – 租者置其屋計劃（租置計劃）及公共屋（公屋）管理獎項

Excellence Award Winner 卓越獎 Ching Ho Estate 清河邨

Excellence Award Winner 卓越獎 Lam Tin Estate 藍田邨

Home Ownership Scheme (HOS) & Private Sector Participation Schemes (PSPS) & Sandwich Class Housing Scheme (SCHS) (HPS) 住宅類別 – 居者有其屋計劃（居屋）、私人參建居屋及夾心階層住屋計劃（夾屋）管

理獎項

Excellence Award Winner 卓越獎 Bel Air Heights 悅庭軒

Shopping Centre Management (SC)非住宅類別 – 購物中心管理獎項

Grand Award Winner 大獎 New Town Plaza 新城市廣場

Excellence Award Winner 卓越獎 apm Office Building Management (OB)非住宅類別 – 商業大廈管理獎項

Grand Award Winner 大獎 International Commerce Centre 環球貿易廣場

Excellence Award Winner 卓越獎 Skyline Tower 宏天廣場

Industrial Building Management (IB)非住宅類別 – 工業大廈管理獎項

Excellence Award Winner 卓越獎 International Trade Centre 達貿中心

Institutional Facility Management (IF)非住宅類別 – 機構設施管理

Excellence Award Winner 卓越獎 Yan Fook Centre 恩福中心

Quality Property and Facility Management Award 2012

2012年度優質物業設施管理大獎揭曉

20 BUSINESS20 BUSINESS

CBRE’s Senior Managing Director, Craig Shute, receiving the

‘Contribution to the Community’ Team of The Year Award on

behalf of CBRE at the 2013 RICS Hong Kong Awards.

在英國皇家特許測量師學會(香港) 2013年度大獎晚會中，

世邦魏理仕獲頒「傑出社區貢獻年獎」，由資深董事總經

理施懷德先生代表領獎。

商業 21

CBRE’s often outspoken views on Hong Kong’s property market, matched by its hard work to build a corporate culture through grassroots involvement in the city’s welfare, has had a remarkable payday at the RICS 2013 Hong Kong Property Awards.

The Fortune 500 company claimed six of the 10 team awards on offer at the second edition of the Royal Institution of Chartered Surveyors’ awards night in March. CBRE claimed the Office Agency Team of the Year, Retail Agency Team of the Year, Industrial Agency Team of the Year, Project Management Team of the Year, Best Deal of the Year and Contribution to the Community Team of the Year. The wins have propelled CBRE to a premier position among Greater China’s real estate services firms.

Now into its second year, the RICS Awards are establishing a reputation as the most significant awards for the city’s real estate sector. Other winners included Colliers International, Knight Frank, Kai Shing Management, the Construction Industry Council and Professional Property Services. This year’s awards included 55 submissions in 12 categories. Last year’s panel deliberated on 45 submissions.

CBRE Senior Managing Director for Hong Kong, Macau and Taiwan, Craig Shute, is most proud of the team’s award for its community contribution, something he says has been a signature of the company’s success.

“A couple of years back, we consciously focused on being a good corporate citizen, as we are globally, but giving back to the Hong Kong community, not just financially but contributing by participating,” Mr Shute told Pacific Rim Construction magazine.

“I think we are winning recognition for not only the money we donate but also for the commitment to getting our hands dirty and “walking the talk” with our charitable and environmental initiatives,” he said.

CBRE Hong Kong Community commitment driving business success

Text : Michael Hoare Images: CBRE 翻譯: John Lo

Instilling Team Spirit

The company’s charitable arm, CBRE Cares, focuses on four designated worthwhile causes. The outreach programme includes organising the annual Operation Santa Claus Five-A-Side Soccer Tournament, Enlighten Action for Epilepsy, The Salvation Army and a number of initiatives with Po Leung Kuk, a social welfare group with a heritage of protecting women and children that has deep community ties.Involvement in these and other city-wide events such as the MoonTrekker race, Hongkong Land’s Central Rat Race and fundraisers for the Community Chest, also has had clear positive effects for the business, Mr Shute says. Communication around the company has improved, as has cohesion and team spirit amongst the dozen or so business lines. “Teams are willing to work together and trust each other and this directly helps build a stronger and more integrated service for our clients across the full spectrum of real estate disciplines we offer.”

“Because of the lack of supply in the city and because the city is so ‘brokerage’ minded, the better our teams work together, the more real-time information you have at your fingertips to better service your clients,” he said. “We’ve focused on building a culture of collaboration within teams, between our business divisions and between offices within the region. It’s starting to really bear fruit.

Market Insight

Mr Shute said CBRE enjoys advantages of scale in a number of businesses such as Office Services, Project Management and Investment Sales among its competitors within the Hong Kong market and is supported by the company’s network of resources internationally. However it is the knowledge and relationships built up by the teams in Hong Kong that is central to the company’s success. In-market experience means State Owned Enterprises expanding into Hong Kong and multinationals entering the Greater China market for the first time are offered the best possible advice.

Market research and presentations are another area where CBRE has fine-tuned its offering to clients. A 2½-year drive to boost the research department’s output from backward-looking reviews to predictive analysis gives market watchers and clients the inside run in Greater China.

“We took a view to take a proactive stance on advising clients in where the market is going. Our research is forward looking, very much more based on forecasting and proactively advising clients well in advance of a real estate requirement,” Mr Shute said.

Perhaps most controversially, the company has made use of its deep understanding of the sector to lobby the government and highlight shortcomings in the market, beginning with commercial and industrial space.

“We do think we’re reaching breaking point. We’ve said by 2020 there’s going to be a 557,000 square metres shortage of Grade A Office space in Hong Kong if all the developments currently planned happen. And they traditionally don’t all happen,” he said. “I think the government has a plan to bring on residential supply. But there needs to be a clear masterplan for all real estate classes that includes commercial, retail and industrial and extends to other key areas such as hotels, schooling and hospitals. “Kai Tak will be an answer but I don’t think it’s going to be the solution in the next decade.”

Mr Shute sees a series of events conspiring to hamper Hong Kong’s development in the wider framework of the Pearl River Delta. “Business drives Hong Kong but business needs real estate and we’re seeing a real shortage of real estate,” he said. “We’ve taken a leadership position to highlight some of these concerns. And we’ve tried to do it in an objective manner, offering some solutions. This should be Hong Kong’s decade.”

Any shortage of commercial space will drive more businesses to consider moving parts of their operations to Southern China. He sees the 15 square kilometres Qianhai development on Shenzhen’s outskirts as potentially disruptive for Hong Kong, and while more clarity is needed on that particular project, its abundance of planned Grade-A office space may become a viable alternative solution for firms currently in Hong Kong looking to expand or others looking to establish bases.

“We’re very much in the heart of the Pearl River Delta which is continuing to evolve into one mega-economy and will fundamentally change the way Hong Kong operates. Hong Kong is ideally placed to take advantage of an abundance of new opportunities but unless it proactively prepares with real estate requirements being at the heart of that, then it runs the risk of missing out and its role as the region’s key financial and business hub being diminished.”

Mr Shute is using the relationships CBRE has built around the world and Hong Kong’s award-winning, cohesive team to focus on clients’ future needs in Greater China. “Our service offering is going to continue to evolve to advise our clients looking to use Hong Kong as a springboard either into China or the Pearl River Delta, or investing in the West. Being the world’s largest real estate services and investment firm, uniquely positions CBRE to offer this assistance.”

22 BUSINESS22 BUSINESS

This photo courtesy of 2Define Architecture

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商業 23

位列「財富500強」的世邦魏理仕，在三月舉行的第二屆英國皇家特許測量師學會

（香港分會）的頒獎晚會上，在十個團隊獎項中一口氣囊括了六個，包括：最佳商廈代

理團隊年獎、最佳商舖代理團隊年獎、最佳工廈代理團隊年獎、最佳項目管理團隊年

獎、最佳成交年獎及傑出社區貢獻年獎，令公司在大中華地區的房地產服務業界中翹楚

形象更見突出。

英國皇家特許測量師學會(香港分會) 的年度大獎踏入第二年度，為香港地產業界建立

了重要殊榮。其他得獎機構包括高力國際物業顧問、萊坊、啟勝管理、建造業議會以及

Professional Property Services。今年共有55個提名角逐12個類別，較去年審議的45個

提名為多。

世邦魏理仕香港、澳門及台灣資深董事總經理施懷德先生表示，為奪得傑出社區貢獻年獎

深感為榮，並認為貢獻社會已成為公司的成功標誌。

施懷德說：「幾年前開始，我們開始積極要成為良好社企。除了在全球各國的財務捐獻

外，亦通過參與及貢獻來回饋香港社會。我認為，世邦魏理仕不僅要在金錢上捐獻，也

要於各項慈善及環保活動上言行一致，身體力行贏得各界認同。」

香港世邦魏理仕致力社會服務推動企業成功

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1 West Tower at One Bay East in Kowloon East – CBRE participated in landmark transaction marking largest single office tower purchase in Kowloon real estate market. One Bay East 西座 – 九龍區房地產市場最大的單一次辦公樓買賣，世邦魏理仕參與其中的里程碑式交易。

2 KCC2, Kowloon – CBRE sole leasing agent for mid-zone of new Grade A Office building located in Kwai Chung Kowloon. 九龍貿易中心2座 – 位於

葵涌的新型甲級辦公樓，由世邦魏理仕獨家租賃代理。

3 The Forum at Exchange Square, Central – CBRE acted on transaction of this visually attractive addition to the core Central market in Hong Kong. 中環交易廣場 The Forum – 位於香港核心地段，環境極具視覺上吸引力，由世邦魏理仕擔任交易。

4 Shanghai Tower – CBRE provides property management consultancy services for 632-m. super-tall skyscraper currently under construction in Shanghai. 上海中心 – 仍在興建中的632米超高摩天大樓，由世邦魏理仕提供物業管理顧問服務。

5 50 Connaught Road Central – CBRE provides full property management services for prime Grade A building in Central recently acquired by Agricultural Bank of China. 干諾道中50號 – 由中國農業銀行最近收購，位於中環的甲級辦公樓，由世邦魏理仕提供物業管理服務。

6 Goodman Interlink – CBRE joint leasing and marketing consultants for the giant 223,000m2 distribution centre in Tsing Yi. 嘉民領達中心 – 位於青

衣，擁22萬3千平方米的配送中心，由世邦魏理仕聯合負責租賃和營銷顧問。

7 Hong Kong Science & Technology Park – CBRE strategic marketing and leasing consultant for phase 3 providing a mixture of R&D office & laboratory space for international hi-tech companies. 香港科技園 – 建築物為高科技公司提供作研發用途的辦公樓及實驗室空間，第三階段

由世邦魏理仕負責戰略營銷和租賃顧問。

世邦魏理仕一向勇於發表對香港房地產市場的看法，同時

致力參與援助城中基層人士，建立良好的企業文化，因而

在本年度英國皇家特許測量師學會的香港年度大獎中獲取

了傑出成績。

提倡團隊精神

公司的慈善團隊「CBRE Cares」專注於四個特定範疇──外展活動包括舉辦一年一度的

聖誕老人愛心大行動五人足球錦標賽、支援腦癇症患者的香港啟迪會、救世軍及與歷史悠

久保護婦孺的保良局，聯合開展一連串的活動。

參與以上提及和其他活動如 MoonTrekker 比賽、香港置地為公益金籌款的鼠戰中環，一

一對業務有明顯正面作用，除了公司內部溝通有所改善外，更令眾多業務之間的凝聚力和

團隊精神相應提昇。施懷德說：「團隊更積極同心協力、相互信任，這直接有助世邦魏理

仕為客戶提供更強大和更全方位的房地產服務。」

他續說：「由於香港土地供應短缺，而且又以中介人為主，我們的團隊越能分工合作，就

越能掌握更多實時訊息，從而向客戶提供更佳服務。我們致力建立團隊與內部、其他部門

及不同地區辦事處之間的合作文化，現已開始看見成效。」

前瞻性市場分析

施懷德指出世邦魏理仕在香港市場，配合企業資源及國際網絡，對比其他競爭對手，於幾

項業務中例如辦公樓服務、項目管理和投資買賣等均特別出色，然而公司的專業知識和市

場脈絡才是成功的核心元素。擁有豐富的當地市場經驗，令世邦魏理仕能夠給予初到香港

擴展的中國內地國企，及首次進入大中華地區的跨國公司提供最佳策劃。

研究部為客戶提供研究報告及簡報為度身訂做的其中一種產品──研究部經過兩年半的

運作，已由市場表現評論擴展至前瞻性預測分析，令市場人士及客戶可優先知悉大中華

區的第一手消息。

「我們向客戶提供諮詢，積極主動地向他們分析市場未來走勢。公司的研究是具前瞻性

的，大部份以預測作基礎，並主動地建議客戶提前做好房地產需求。」施懷德解釋說。

也許最具爭議的，是世邦魏理仕運用其對行業的深入理解，以遊說政府和突顯市場短缺情

況，尤其是商業和工業樓面供應。

「我們認為香港商業用地已達到極限，並預測到了2020年，即使現有規劃項目全部上馬，

香港甲級寫字樓仍面臨600萬平方米的短缺，更何況以過往經驗，它們未必能著實興建全

部項目。」他補充地說。

「我認為，政府對住宅供應自有一套計劃，但也需要有一個清晰藍圖，並明確包含商業、

零售及工業、延伸到酒店、學校和醫院等重點領域的房地產總體規劃。啟德將是方案的其

中一部分，但我不認為這問題在未來十年就可解決。」

施懷德預料將有連串事件妨礙香港在珠三角框架下實行更廣泛的發展：「商業活動帶動香

港繁榮，但它們需要房地產開展，而房地產現時非常短缺。我們從專業角度出發，試圖以

客觀方式引發關注及提供解決方案；這將會令香港踏進重要的十年。」

任何商業樓面的短缺將推動更多企業考慮將部分業務遷至南中國，他看到佔地15平方

公里，深圳前海發展計劃對香港有潛在的破壞力。縱然需要更多具體細節去斷定其影響

力，但單看規劃中的大量甲級辦公室樓面供應，將會成為有意擴充的香港公司、或其他

外國企業謀求建立據點時的可行替代解決方案。「香港乃珠三角區的心臟，這地區將繼

續演變成一個超級經濟體系，從基礎上改變香港的運營方式。香港坐享坐擁地利優勢，

但除非它主動解決核心的房地產需求，那麼它就會錯過種種良機，令自身金融和商業樞

紐的作用被削減。」

施懷德運用公司的強大全球網絡，加上香港屢獲殊榮富凝聚力的團隊，專注於為客戶在大

中華地區的未來發展作好準備，他說：「我們的服務將繼續發展，協助有意以香港作為跳

板的客戶進入中國或珠三角市場，或在西方國家投資。作為世上最大型的房地產服務及投

資公司，世邦魏理仕擁有著這實力，為他們作一臂之力。」

24 CITIES

Next generation regeneration: Kowloon East

24 CITIES

城市 25

PRC Magazine would like to thank the following contributors: Development Bureau, Energise Kowloon East Office, Architectural Services Department and Water Sports Council. Text: Priyanka Boghani 翻譯: Richard Lee

In 2010, then-HKSARG Chief Executive, Donald Tsang Yam-kuen, dubbed the project “CBD 2” as an alternative strategy for developers looking for office space in Hong Kong’s evolving cityscape. He outlined the initial plans for developing Kowloon East during the 2011 Policy Address in which he stated that the Government would initiate development of the then-vacant Kai Tak airport industrial area into another central business district.

A current lack of office space in Hong Kong could cause a serious threat to Hong Kong’s global competitiveness. According to Jones Lang LaSalle (JLL), the global real estate firm, the government’s plan to transform Kowloon East into Hong Kong’s next generation CBD will complement the pipeline of potential predicted development in Kowloon East district.

The key point to Hong Kong’s future CBD extension is to ensure a sufficient supply of Grade A office space. A total of 1.02 million square metres of commercial space is forecast to be built on the site of the Kai Tak development area. JLL expects about half of this space to be taken up by the private sector. The Government has indicated that an approximate allocation of a further 2.88 million square metres of commercial space can potentially be made available in the long run through either green field or brown field developments in Kowloon Bay and Kwun Tong. According to JLL, it will take CBD2 more than 10 years to reach a total level of Grade A office stock that would equate to being roughly on par with the size of Central as a commercial district.

While the development timeline is uncertain, what is acknowledged is that a vast amount of space will be freed up for both local and international businesses to expand in Hong Kong. In addition, the proposed Shatin to Central Link (SCL), the railway link connecting the two central business districts, will provide the solution for overcoming the perceived remote location of CBD2. There’s also a monorail route proposed (An additional monorail link has also been proposed) to connect Kwun Tong, Kowloon Bay and Kai Tak.

However, as the name suggests, Central Business District 2 should also be able to facilitate business in the best possible way by providing a wide variety of quality hotels, serviced apartments, conference venues, retail outlets, eateries, a variety of transportation modes and ample open space.

A liveable and people-friendly environment

The Kwun Tong Ferry Pier Waterfront is also in development. It’s the first open space project under the Kai Tak Development which commenced in March 2009 and is expected to be completed by the end of 2014. “Our main intention is to make the area walkable,” said Winnie Ho, Deputy Head, Energizing Kowloon East Office (EKEO). “You can imagine the potential of this waterfront. You can have restaurants, parks, water facilities and much more.”

The Kai Tak Cruise Terminal is part of the first phase of a three-stage development slated for completion in the third quarter of 2013. Another component includes public housing. A stadium, park and hospital along with commercial and residential properties have also been scheduled for completion by 2021.

In November 2012 the Kai Tak Water Sports Centre also got the go-ahead from two government bodies further adding to the reinvigoration of Kowloon East. The water centre will be used for paddle sports that include rowing, dragon boating and canoeing.

The creation of an area that is a blend of both commercial and residential property is also a bid to prevent this new commercial district from becoming a desolate, ghost town at night. However, as is the case with reinvigorating most areas, one challenge to the development of the Kwun Tong and Kowloon Bay area is addressing the issue of existing factories and buildings under this transformation.

Winnie Ho addresses the issue by saying that the area has been left to the private market.

In Hong Kong’s busy and bustling Central district, skyscrapers stand inches away from each other almost rubbing corporate shoulders. In short, Hong Kong is running out of space and with escalating property prices in Central district; the financial sector is in dire need of more land.

Kai Tak Airport 1997. Photo: Mike Staley

“We will re-energize Kowloon East by improving the infrastructure, the traffic conditions, the greenery, the waterfront and if people seize this as an opportunity, they will react to it. We have to do a lot of reaching out so people share the same vision as us and are therefore willing to invest in and fill in the area. We know we have to handle this area carefully because it’s a large plot of land and none of the buildings are empty, most are occupied. We have to be very careful and not disturb this equilibrium abruptly. The only way to do it is to allow time for this organism (East Kowloon) to react in the private market and let the area evolve on its own. It’s a very organic, bottom-up approach.”

Heritage Preservation

The Development Bureau’s Energizing Kowloon East Office has also expressed a strong intent to preserve industrial heritage of both Kwun Tong and Kowloon Bay.

“The unique industrial heritage of this area will become a reference point in improving public spaces and private redevelopment projects through urban design guidelines and public art,” stated a Development Bureau spokesperson. “We hope the heritage of the area will be integrated into its urban transformation process.”

EKEO launched a public engagement campaign - “Sharing Memoirs and Extending Legacy in Transforming Kowloon East” inviting people to share stories and donate photos, products and machines with interesting industrial heritage value related to Kowloon East. In doing so, EKEO hopes to create a seamless transition between the old and the newly transformed area with its existing residents too.

“We want to understand the history of Kwun Tong and understand how we can bring back its roots and its spirit with the help of a group of consultants that include professors and architects,” Ho said. “We think the younger generation of industrialists are key and it’s important to understand them also. We’ve done this by setting up various organic farmers’ markets and some art performances for 12 weeks and to date have attracted more 40,000 people. So you can see that there is potential as a city gathering place.”

Embracing the future

In the 2013 Policy Address on 16 January, 2013, the Legislative Council showed renewed optimism in completing the project soon, recognising its potential to provide “an additional office floor area of about 4 million square metres”.

Manulife International Limited has signed a HK$4.5 Billion sale-and-purchase agreement with Wheelock Properties Limited for the West Tower at the One Bay East 21-storey commercial centre in Kowloon East due to be completed by the end of 2015. “One Bay East is ideally located in the heart of Hong Kong’s second Central Business District (CBD2) and is going to play a crucial role in enhancing Hong Kong’s status as an international financial and business centre. We envisage that many multi-national and local companies will be attracted to this area and we are glad that our vision is shared by such a renowned company as Manulife, which has decided to make a vast investment in this area and in our development. This is a win-win scenario for both the vendor and the purchaser,” Stewart C. K. Leung, Chairman of WPL said.

Hong Kong sits as the financial hub of Asia and competes alongside major finance capitals around the world, such as London and New York. To maintain this position, Hong Kong will need a wider platform given its geographical makeup. The development of the new CBD2 district with its all-encompassing plan to provide Hong Kong with a larger platform for its commercial cityscape provides a long term solution to its current lack of space.

26 CITIES

在2010年其時的香港特區政府行政長官曾蔭權，首次提及「起動九龍東」並以“CBD2”

作為緩解香港商業區寫字樓供應不足的方案；他在2011年的施政報告中簡要地介紹了發展

九龍東的初步計劃，並表明政府將發展啟德機場的空間，打造為另一個中央商務區。

香港寫字樓空間的缺乏，能削弱香港的全球競爭力。政府計劃把九龍東轉型為香港下一代

的中央商業區，正好配合了九龍東預計的整體發展。政府亦表示，長遠而言可利用在九龍

灣及觀塘的未開墾土地及已發展用地，有需要時可增建2百88萬平方米的商業空間。

CBD2 需發展10年以上，才累積到等同中環商業區所擁有的甲級寫字樓空間。縱使發展

的時間流程尚未仔細列明，肯定的是將有大量的空間提供，滿足本地及國際企業在香港

擴充業務的需求。而在2011-2012年度施政報告中，香港政府亦宣布將採取策略，進一

步加快九龍東的轉型。

此外，連接兩個中央商務區的沙中線，將解決 CBD2 感覺較遠的問題；並且建議興建單

軌鐵路，以連接觀塘、九龍灣及啟德等地域。稱得上是中央商業區，當中自然有促進商

務的完善設施，以不同的酒店、服務式公寓、會議場地、零售店鋪、食肆、各種運輸工

具和充裕的開放空間作配套。

適宜居住和便利環境

觀塘海濱長廊也正在開發中，是啟德發展計劃旗下的第一個開放空間項目，於2009年3月

動工，並預計於2014年年底完成。起動九龍東副專員何永賢女士表示：「我們主要目的是

讓該區方便步行；整個海濱長廊極具潛力，當中備有食肆、公園及水上設施等等。」

啟德郵輪碼頭是分三階段發展的第一期項目，預計將在2013年第三季度完成。項目中亦包

括了公共房屋、商業及住宅物業以及體育館、公園和醫院也定於2021年完成。

在2012年11月，民政事務局和啟德海濱發展專責小組亦支持在啟德建立國際水上活動中

心，進一步啟動九龍東，該水上活動中心將適合划艇、龍舟、獨木舟等活動。

整個區域糅合了商業和住宅物業，當中用意是為了避免嶄新的商業地區夜間人流稀少；

然而，正如很多同樣的重振地區計劃，發展觀塘及九龍灣區的挑戰是怎樣處理在轉型中

的現有工廠和建築物。

新生 • 再生 • 九龍東

在香港繁華的中環區內，滿佈密密麻麻的商業大

廈，樓與樓之間緊貼猶如擦肩而過，展示了蓬勃

的商機，卻同時意味著香港對空間的需要，隨著

中環的樓價不斷上升，金融和經貿界對寫字樓空

間依然有很大的需要。

26 CITIES

Kwun Tong Ferry Pier Waterfront 觀塘海濱長廊 Proposed new Sports Hub 設計中的體育場館 Conceptual layout of Kai Tak Water Sports Centre 啟德水上活動中心概念圖

城市 27

Section of White Water Course 激流設施中心橫切面圖

Industry Insider 業界意見

“Hong Kong is in need of a credible alternative commercial location for occupiers and investors to meet the requirements of international and local businesses,” states CBRE Senior Managing Director, Hong Kong, Mr Craig Shute.

“The CBD2 redevelopment project, which covers 488 hectares of land including 320 hectares on the former Kai Tak site, 91 ha in Kowloon Bay and the 77 ha in Kwun Tong, offers the Hong Kong Government a major opportunity to create a world-class destination meeting commercial as well as retail and leisure needs and further supporting the city’s position as Asia’s leading financial and business centre.”

“If an international corporate were trying to enter or expand in the Hong Kong market today there are limited options due to the lack of available space. Even within Kowloon East, occupiers are unable to find an abundance of opportunities since the district’s current vacancy rate is only at 3.3% (27,000m² Net) - a dramatic change from the 34% vacancy recorded in December 2008. That helps to explain why rentals recorded a 34% increase during 2011 and 11% increase during 2012 and helps highlight the importance of the CBD2 project, as a key new area which, alongside Central and other existing commercial areas in Hong Kong, can offer corporates a wider selection of viable choices.”

“Central will remain Hong Kong’s core business district and companies who need to be there will remain there. CBD2 will in fact complement Central by providing a viable location for back office space and main offices for those sectors which do not show a preference for Central, such as insurance, retail and product sourcing.”

In a deal completed by CBRE Hong Kong, Manulife International Ltd. has signed a HK$4.5 billion sale-and-purchase agreement with Wheelock Properties Ltd. for the 21-storey West Tower at the One Bay East commercial centre in Kowloon East due to be completed by the end of 2015, marking the largest single office tower purchase in the Kowloon real estate market history. Shute comments, “This is a significant purchase by a major company that highlights the increasing importance of Hong Kong’s CBD2 project. Manulife was a pioneer within the insurance sector to secure flagship premises in 2010 at Manulife Financial Centre in Kwun Tong with many others in the industry following. The area has since evolved dramatically, becoming not only an acceptable location for major companies, but in fact, a key focus for the future development of Hong Kong’s business capabilities under the Government’s CBD2 plans.”

世邦魏理仕香港資深董事總經理施懷德 (Craig Shute) 指出：「香港需要有一個可靠的商

業區以供租戶和投資者選擇，從而滿足國際及本地企業的需求。」

「『起動九龍東』CBD2 轉型發展計劃中所包括土地面積約為488公頃，當中包括了啟德

發展區320公頃、九龍灣商貿區91公頃和觀塘商貿區77公頃。政府將藉此項目發展一個世

界級的核心商業區，同時迎合商業、零售和康樂，進一步鞏固香港作為亞洲金融經貿中心

的領先地位。若這刻有國際企業考慮打入或擴展香港的市場，可用空間的匱乏將必成為限

制。即使在九龍東區內，現時的空置率也只有3.3%(27,000平方米淨用面積)，相比2008年

12月的34%空置率，出現了戲劇性的變化。隨著2011年出租率增長34%和2012年出租率

增長11%，CBD2 項目的重要性更為明顯；作為一個重要的新建區域，連同香港中區和其

他現有的商業區，讓一眾企業有更廣泛的選擇。」

「中環仍會是香港核心商業區，有需要在該區開設辦公室的公司還會繼續留在那裡。然

而，九龍東卻可以彌補中環的不足。這是因為企業可以在這區找到適合作為後勤部門的

辦公室外，那些不想在中環設辦公室的企業，例如保險、零售和採購業等，也可以在這

區開設總部。」

宏利人壽保險國際有限公司便以45億港元從會德豐地產公司購入九龍東 One Bay East 西座21層全幢商廈，由香港世邦魏理仕擔任交易顧問，大廈將於2015年底落成。這樁交易

是觀塘區記錄在案的最高價的單幢寫字樓交易。

施懷德表示：「這項大型企業的購置交易，正反映了香港 CBD2 項目日趨重要。宏利人

壽保險於2010年租用了觀塘區的『宏利金融中心』，業界亦跟隨其策略，成為保險業的

先軀。整區茁壯發展，不僅成為了大型企業所接受的地段，也成為了香港政府 CBD2 計劃內成就香港商務未來發展的重點。」

Conceptual layout of Kai Tak Water Sports Centre 啟德水上活動中心概念圖

28 CITIES

對於這議題，何永賢表示這些地區由私人市場拓展：「我們將透過改善基建設施、地

方綠化和海濱長廊來重振九龍東，大家認為是機遇的話就自然會把握；我們把整個願

景作多方面的分享，讓大家有同一的展望並在該區作投資。我們明白到要小心處理該

區，因為區域很大和當中人煙稠密，在處理上將非常緊慎，避免擾亂了既有的平衡，

故此唯一方法是讓私人市場在這有機體(九龍東)作出反應，讓整個區域自行發展，是

一個有機及從下至上的策略。」

保育舊建築

發展局的起動九龍東辦事處也表示強烈意向保留觀塘及九龍灣的工業遺產。

發展局發言人表示：「這區獨特的工業遺產，將成為通過城市設計指引和公共藝術來

改善公共場所和私人重建項目的基準。我們盼望區內的傳承會被納入為轉型過程中的

一部份。」

起動九龍東辦事處推出了一連串的公眾參與活動，包括了「徵集回憶與承傳」活動，

向市民徵集具九龍東工業傳統代表性的故事、相片、產品和機器等。起動九龍東辦事

處希望藉此讓現有居民能完滿地融入區域的新舊交替。

何永賢表示：「我們希望了解觀塘及其歷史，連同包括了教授和建築師的顧問組，希望

在過程中展現地區的根源和精神。我們認為年輕一代的工業家甚為重要，必須對他們了

解，所以也因此在這裡舉辦了結合『街頭表演藝術』及『有機農墟』的嘉年華，為期12

星期，至今已吸引了超過四萬人；所以這區作為大眾聚集的地方也極具潛力。」

擁抱未來

立法會在2013年1月16日的2013年施政報告中，對項目即將完成再次表現樂觀，確認

項目所提供“額外四百萬平方米寫字樓面積”的潛力。當中可供出售的土地，已經讓

跨國公司把目光投向了九龍東。

宏利人壽保險國際有限公司便以45億港元，從會德豐地產購入九龍東 One Bay East西座全幢商廈，將於2015年底落成。會德豐地產主席梁志堅先生表示：「One Bay East 位處本港第二個核心商業區的中心地段，對加強及促進香港國際金融商業中心的

地位，擔當著重要角色，預期將吸引眾多跨國企業及本地公司進駐。我們很高興這一

願景得到國際著名機構宏利的認同，作出重大投資購入 One Bay East西座，為買賣雙

方締造雙贏局面。」

香港作為亞洲的金融中心，與倫敦及紐約等全球性金融樞紐競爭；若要保持優勢，必

須在現有的地域架構上築起更廣闊的平台。「起動九龍東」在計劃上應有盡有，為香

港的經貿設立一個更龐大的平臺，在有限的空間中提供了短期和長期的解決方案, 潛

力無盡。

Further information, please visit / 詳細資料，請瀏覽以下網站：

Energizing Kowloon East Office / 起動九龍東：www.ekeo.gov.hkKai Tak Development / 啟德發展計劃: www.ktd.gov.hk

At a media visit to the Kai Tak Cruise Terminal (KTCT) on 5 June, the Secretary for Commerce and Economic Development, Mr Gregory So, said: "KTCT, a major tourism infrastructure project in Hong Kong, is substantially completed and the terminal operator as well as relevant departments have worked hard to prepare for the berthing of Mariner of the Seas on 12 June."

Mr So pointed out that the HK$8.2 billion infrastructure project is key to developing Hong Kong into a regional cruise hub in Asia and enhancing our position in tourism.

The first berth of the KTCT has been completed and the second one will be due for completion in 2014. Both berths can accommodate the largest cruise ships (up to 220,000 gross tonnes) in the world. The terminal building of the KTCT provides world-class port facilities. For example, it will offer ample area for passenger check-in/waiting and baggage handling so that cruise guests can check in and collect their baggage efficiently and comfortably. Five boarding bridges, manufactured in Spain, can be flexibly used along the two berths. The highly efficient customs, immigration and quarantine facilities will be able to clear 3,000 passengers per hour.

The terminal building also provides flexibility for conversion of the waiting halls into other uses during the non-peak season, such as for exhibitions and meetings. Another feature is the landscaped deck of about 23,000 square metres, one of the largest public roof gardens in Hong Kong. To be named Kai Tak Cruise Terminal Park, it is ideally located beside the centre of Victoria Harbour for cruise passengers and local residents to enjoy a spectacular panoramic view of the harbour. Mr So noted that depending on the works and the planting progress on the landscaped deck, the terminal building and the landscaped deck would be open to the public in the third quarter of 2013.

"The KTCT is an important tourism infrastructure project, and is the first completed project within the Kai Tak Development. Together with the two existing berths at Ocean Terminal, the completion of the KTCT will greatly enhance the berthing capacity for cruise ships in Hong Kong, thereby enhancing our competitiveness and attractiveness," Mr So said. With the new terminal, the estimated economic benefits brought about by the cruise industry may range from $1.5 billion to $2.6 billion per annum, and the additional jobs generated may be around 5,300 to 8,900 by 2023.

In his welcome remarks on 12 June Commissioner for Tourism, Mr Philip Yung said: “You have just witnessed the inaugural berthing of Mariner of the Seas at this brand new Kai Tak Cruise Terminal. Kai Tak was the site of our legendary airport and it is now turning a historic page by connecting Hong Kong with the rest of the world through the seven seas.”

Kai Tak Cruise Terminal 啟德郵輪碼頭

Images of Kai Tak Cruise Terminal 概覽啟德郵輪碼

城市 29

在6月5日的啟德郵輪碼頭傳媒參觀日，商務及經濟發展局局長蘇錦樑先生表示項目工程

已大致完成，碼頭營運商及各有關部門已為6月12日迎接「海洋水手號」做好準備。

蘇錦樑指出，造價82億元的基建項目對香港發展成為亞洲區內的郵輪中心及提升香港的

旅遊地位至為重要。碼頭的首個泊位已經完成，第二個泊位預計在2014年完工。兩個泊

位均可停泊世界上排水量最大（總噸位達22萬噸）的郵輪。碼頭大樓提供世界級的港口

設施，設有寬敞的乘客登船手續辦理和輪候區，以及行李處理區。設有五條西班牙製造

的登船橋，可靈活地在兩個泊位使用。大樓內具備高效率的海關、出入境及衛生檢疫設

施，每小時可處理高達三千名乘客；並有足夠的客貨上落區及巴士停泊設施。

在旅遊淡季時，碼頭大樓的輪候大堂更可靈活改動間隔作不同用途，如展覽及會議場

地。郵輪碼頭的另一項特色設施是項層面積約2萬3千平方米的園景平台，命名為「啟

德郵輪碼頭公園」。公園位處維多利亞港中心，讓旅客及本地居民可觀賞兩岸360度

的優美景致。

蘇錦樑表示，待所有工程完成及視乎園景平台種植工作的進度，碼頭大樓及園景平台將

於本年第三季開放，讓公眾前往參觀及享用，具體日期稍後公布。

新郵輪碼頭投入服務後，估計郵輪業到二○二三年所帶來的經濟效益，每年可高達十

五至二十六億元，並可提供約五千三百至八千九百個就業機會。

在6月12日海洋水手號抵港那天，旅遊事務專員容偉雄先生說：「你們剛剛目睹的海洋

水手號在這個全新的啟德郵輪碼頭停泊，正式展開了啟德由機場轉向通往七海連接香港

與世界各地的歷史性新一頁。」

Information supplied by Information Services Department 資料由政府新聞處提供

30 INTERVIEW

The HKSAR Government is committed to tackling the issues related to environmental care head on. “Dealing with air pollution and the city’s waste cannot be delayed anymore! Air quality is an issue related to population intensity and land shortage in Hong Kong. Unlike a place such as Singapore, infrequent rainy weather is a problem compounded by heavy production and development in the Pearl Delta River region. Pollution from emissions and discharge from ships in Kwai Chung and both the eastern and western sides of the city also badly affects local air quality. To tackle our air pollution, in March a Clean Air Plan Blueprint was released and the Government expects sound achievements in this area to be made by 2020.”

The second of four areas being tackled is Municipal Solid Waste (MSW). “In Hong Kong this problem is worse than many of our neighbours such as Japan, Korea and Taiwan who have all been taking measures to reduce solid waste. One quarter of Hong Kong’s MSW comes from construction waste and the city as a huge problem with food waste. Waste reduction is a basic requirement for good living and with current initiatives the Government expects to reduce MSW by 40 per cent by 2022.”

In May the 10-year Resource Recycling Blueprint was released. This will see the introduction of MSW charging, similar to schemes in Taiwan and Korea introduced more than 10 years ago. 80 per cent of buildings will be equipped with recycling facilities and there is a focus to upgrade old living areas because new buildings are all now equipped with recycling facilities.

To handle food waste, which currently accounts for 44 per cent of Hong Kong’s MSW, one of the highest rates in the world, Organic Waste Treatment Facilities will be set up and efforts made to change attitudes and create a less wasteful culture. Hong Kong wastes 3,600 tonnes of food every day.

Now the Food Wise Hong Kong campaign asks both industry and the people of Hong Kong to act together. Citizens are asked to think before buying food, cooking and ordering food and not to waste food even when food is not finished. If the campaign succeeds, 300 tonnes of food waste can be reduced daily. By comparison, if one waste treatment facility is built, only 200 tonnes can be dealt with each day.

There is also a current new move to set up Community Green Stations, the first phase will see stations set up in Shatin and Island East to recycle glass bottles and wasted electronic appliances.

The next area being tackled relates to energy wastage. “We must save power and developing green architecture is an imperative response to climate change and for creating a living-friendly environment. The goal is to get in line with benchmarks executed in mainland China and green inter-departmental groups have been set up to focus on green architecture, low carbon living and power saving. A consultation was launched by the previous Government but now the timetable has been renewed again.”

The fourth area, or domain being addressed relates to nature preservation, the cohabitation of humans with nature. The goal is to establish committees for the preservation of biological diversity in response to China’s signing international covenants about preservation of biological diversity. Solid achievements are expected within two years.

In a city whose economy thrives on personal consumption is it not a paradox to encourage Hong Kong people to consume less?

“When people are more civilized they should know that it’s more important to protect the environment. And the more mature the people, the cleverer they make use of resources. E.g. people in many developed cities bring their own water bottles instead of buying disposal packs of water.”

“Actually these days our youngsters are more conscious about environmental protection. They are taught at school and the teachers teach them to practise. Now instead of eating lunch boxes, schools are practising meal portioning so students are required to use reusable containers to eat and their food waste is to be used as fertilizer. Plastic bags accounted for 10 per cent of waste but the public has readily accepted the plastic bag levy.”

Hong Kong people have become quite sensitive to land use and better city and land planning is needed. In Korea, food waste treatment can be in the centre of a city. Even though Hong Kong can’t copy this, there is a relevant facility in Lantau. New areas and large-scale redeveloped areas can be developed to deal with solid waste. “What all of us need is good planning before land is developed!”

Can buildings be part of the solution for living in a greener, less wasteful society?

“Yes! What architects can do is to build new buildings with food waste treatment facilities, which can be planned and developed in line with green facilities, including treatment plants with new district design and development. No air-con days and power availability only on certain floors are put into force now. Architecture and design can be controlled by legislation. BEAM certification and better building design is essential. Financial support to encourage the reduction of solid waste can help. So too can co-operation with the HKIA, Contractor’s Association etc., and an example of this is the Community Green Station designed by the Architectural Services Department.”

“So to summarise our mission is to build a healthy, living-friendly and low-carbon city; to reduce MSW by 40 per cent by 2022 and to ensure waste reduction rather than using landfills, since land is insufficient in Hong Kong, and recycling, since recycling needs power. In 2011, 52 per cent of our total waste went to landfills and 48 per cent was recycled. By 2022 we expect that only 22 per cent of our waste will enter landfills, waste converted to energy will account for 23 per cent and the amount of our waste that will be recycled will increase to 55 per cent.”

30 INTERVIEW

HKSAR Secretary for the Environment, Mr KS Wong, speaks to PRC Magazine about building a healthier, low carbon, living-friendly city, for the betterment of people’s lives.

Text 撰文: Derek Leung Images: Bryan Chan

專訪 31

特區政府致力解決有關愛護環境的四大議題，尤其認為應對空氣污染和都市廢物兩大問

題是刻不容緩！香港的空氣質量與高密度人口和土地短缺息息相關，而香港毗連的珠三

角地區生產發展愈見急遽，葵涌和市內東、西兩岸船隻污染物排放也非常嚴重，在天氣

上更有別於不時下雨的新加坡可以清洗環境，因此空氣質量一直是令香港頭痛的問題。

為了解決這個問題，港府在三月推出《香港清新空氣藍圖》，預計在2022年或以前取得

相當的正面成效。

第二個要處理的領域是都市固體廢物。在香港，這個問題較我們鄰近均已採取措施減廢的

國家地區如日本、南韓和台灣更嚴重。雖然建築廢物佔全港都市固體廢物四分之一，然而

廚餘才是香港所面對更大的問題。由於減廢是市民健康生活的基本需要，所以政府已加大

力度採取不同舉措，預計在2022年或以前把都市固體廢物減掉百分之四十。

三月，港府推出《香港資源循環藍圖》，準備推行類似在台灣和南韓已行之逾十年的都市

固體廢物按量徵費，同時亦指出在現時百分之八十建築物都配備回收設施的前提下，重點

提升舊區資源循環配套，配合已有回收設施的新建築而達致全港參與資源循環再用。

香港是全球廚餘程度高企的地區之一，每天棄置3,600噸食物，目前佔全港都市固體廢物

百分之四十四。有見及此，港府成立有機資源回收中心，致力改變市民的飲食態度，創

建減少浪費食物的文化。

現正推行的《惜食香港》運動旨在鼓勵行業和市民一起響應參與，當中建議市民在購買、

烹煮和點選食物前要三思而行，而且，即使食物沒有吃完也不要浪費。如果運動成功進

行，每天將可減少300公噸廚餘，相比興建一個每天只可處理200噸廢物的有機資源回收

中心成效更大。而另一個新舉措是設立「社區環保站」，第一階段將在沙田及港島東設

立中心回收玻璃瓶和舊電子電器等等。

第三個要提及的領域是能源耗用。黃局長說：「我們建議只有節省能源和發展綠色建築，

才是回應氣候變化和創造良好生活環境的必要對策，於是在執行方面以在中國內地的基準

為目標，並成立環保建築跨部門小組專責發展綠色建設、低碳生活和節能事宜。前任政府

曾就有關事項進行諮詢，但我們在任政府會把進度時間表再次更新。」

第四個需要注視的領域關於生態保育，也就是人類與大自然共存的一大概念。香港特區政

府為配合中國內地已簽署有關保持生物多樣性的國際公約而訂下同樣的生態保育目標，預

計兩年內有可觀的成效。

人類是唯一在這個星球上製造廢物的動物，但在一個個人消費帶動經濟蓬勃發展的都市，

鼓勵港人減少消耗是不是與大勢背道而馳？

黃局長說：「人們越文明，越應知道保護環境的重要性；越成熟的人，在運用資源方面是

越聰明的，例如很多發達城市的人已經會自攜水瓶而不需購買飲用瓶裝水。」

「這個年代的香港年輕人都更加關注環保，原因是他們在學時已有類似教育，而教師也教

導他們如何實踐。例如，現在很多學校都現場派飯而減少使用飯盒，學生因此必須自備可

重複使用的容器，廚餘等吃不完的食物則轉化成作肥料用；又例如膠袋佔都市固體廢物的

百分之十，但現在的市民亦已欣然接受膠袋徵費而減少使用膠袋。」

「香港人在土地使用方面變得相當敏感，因此，良好的土地規劃是需要的。在韓國，處理

廚餘的地方可以在大都市的正中心。香港雖然不能複製，但在大嶼山已有相關的設施；再

者，新社區和大規模的重建區域皆可用作處理固體廢物，所以只要在土地開發前有良好的

規劃，一切都可容易付諸實行。」

有人也問到建築物可否成為更環保的減廢社會的其中一個解決方案元素？

黃局長回應：「答案是絕對可以的！建築師可以做的是興建備有廚餘處理設施的新建築

物，而這些新建設又可與新設計開發區域的資源回收等環保設施相輔相成。例如：無冷

氣日和某些建築物內指定樓層供電等措施已在實施當中。」

「建築和設計同樣可以法例規管優化；香港綠色建築議會的 BEAM 認證和更優質的建築設

計也擔當不可或缺的角色；鼓勵減少固體廢物的財政上支持同樣非常有用；而與香港建築

師學會和香港建築業承建商聯會等合作也定能為環保創造更多正面的成績。其中建設突出

的例子就是由建築署設計的社區環保站。」

要讓我們建立一個健康、宜居和低碳都市，黃局

長作一個重點式總結：「在2022年或以前減少

都市固體廢物百分之四十；因為土地短缺和回

收耗用更多能源而確保實踐治本式的減廢，而

非治標式的堆填解決垃圾問題。2011年，香港

百分之五十二的廢物供堆填，百分之四十八的

被回收；預計2022年或以前，只有百分之二

十二的廢物進入堆填區，轉廢為能將佔百分

之二十三，而回收的廢物量將增加至百分之

五十五。」

Further information visit 有關資源可瀏覽:

www.epd.gov.hk

Hong Kong Government dedicated to create a greener city

專訪 31

香港政府致力創建環保城市香港特區政府環境局局長黃錦星先生向《 PRC 建設》雜誌表示，為了改善市民

生活，有必要創建一個健康和低碳的城市。

32 INTERVIEW

Text 撰文: John Lo

Holiday Inn Express Hong Kong SoHo has attracted much positive attention since its launch due to the hotel’s impressive green credentials. PRC recently met Yau Lee Holdings, Executive Director, Ms Rosana Wong, to discuss her experience in building the city’s greenest hotel property.

“Before development commence we explored other potential projects for the site such as residential or commercial, but decided on a hotel since it offers the best return on investment,” states Wong. “This is actually the second hotel owned and constructed by Yau Lee. We previously owned a similar but bigger property in Causeway Bay. I had a great experience working with IHG (Intercontinental Hotel Group) and was especially impressed with Holiday Inn Express (HIE) - “No More No Less“ - service standard.

The Green Factor

Except for the foundations, Yau Lee has been responsible for the design to completion of the 274 room Sheung Wan hotel. The construction costs were HK$350 million with green features costing HK$13.26 million, a mere 3.85 per cent of overall costs which Wong fully expects to recoup within 4 years. “My rule is only to consider technology whose payback period is under 5 years as a matter of accountability and fairness to shareholders. Now that I can demonstrate the period is actually shorter, it becomes even more attractive to my clients. For an investment of just over 10 million, I am able to reduce power consumption by 58.5 per cent and carbon emissions by 70 per cent, but that really hinges on the different systems working seamlessly together.”

With the latest data available, Wong is pleased the hotel has already beaten its annual power conservation goal even though it has been open less than a year. “In terms of which feature I am most proud of, my vote goes to the Peltia Headboard Cooler. We are the first hotel to develop and patent the technology on headboards, yet shall continue perfecting in its rollout while pushing for further energy savings. This smart technology ensures that when guests are sleeping cool air is only circulated to where it is needed.”

“LEED has awarded us 1 point for this true innovation. Some guests have specifically requested for the Peltia installed room. Once I received a complaint about noises generated when adjusting the temperature, I closed the room for 5 days to redo it until the problem was fully resolved.”

Holiday Inn Express Hong Kong SoHo is the first hotel in the world to achieve triple platinum green certification: LEED (Leadership in Energy and Environmental Design – New Construction) from the US Green Building Council, BEAM Plus (Building Environmental Assessment Method) from the Hong Kong Green Building Council and Green Mark from Singapore Building & Construction Authority. Certification from China is still pending.

“Most Hong Kong buildings only apply Beam Plus and LEED but we also applied for the Singapore Green Mark as Yau Lee has a diverse range of businesses there. We wish to demonstrate through this hotel, green building features can be universally and successfully implemented to local circumstances. Other green technologies we adopted in this hotel include some of the largest solar panels in Hong Kong, 5D BIM for scheduling and cost control that allowed the building cost and completion date to stay very closely within projections, as well as Yau Lee’s proprietary BMS – Powerbox to monitor in real time, identify areas for further improvements and for use as a client presentation tool.”

Building market reputation

Wong: “For me, these initiatives all come from the heart. As a Green Integrated Corporation, Yau Lee aims to be the most green-friendly in each business domain and then take the extra steps whenever possible.”

“Every afternoon at 5, we organise a Green Tour for guests to introduce our green features and Hong Kong green heritage, HIE SoHo also recommends green trips such as to the Wetlands Park. I am also quite touched by the guest room’s paintings created by slightly disabled children, of their impression of the Sheung Wan streetscape. You could see the excitement upon seeing their work displayed, and the guests love it!”

HIE SoHo has exceeded its 80 per cent occupancy target and has started to gain favour among CSR conscious corporations. Within 3 months of opening, the hotel has already received a reservation volume award, with its guests evenly split arriving from Europe, the Americas, Asia- Pacific and mainland China, making the property truly international.

“So far we have received over 70 organisations worldwide, from our competition in hospitality and construction to government departments, with technical presentations given by our directors and senior personnel. I believe that almost all have left the property impressed of what can be achieved when a developer is genuinely committed to building green.”

位於上環的香港蘇豪智選假日酒店，憑其傲視同儕的綠色身份，開張以來好評不絕。

《 PRC 建設》雜誌專訪了有利集團的執行董事黃慧敏小姐，分享她興建城中最環保之酒

店的經驗心得。

「我們曾為地皮探討過作其他例如住宅或商業項目的可行性，最終決定興建酒店乃因它提

供最佳的投資回報。」黃小姐道：「這物業是有利集團擁有及建造的第二家酒店，我們曾

在銅鑼灣建過規模更大的類似項目，並由於跟洲際酒店集團愉快的合作經驗，尤其對智選

假日酒店「恰到好處」的服務標準印象深刻，促成了再度合作的良機。」

綠色元素

除卻地基工程，這間274間客房的酒店設計到峻工全由有利包辦。建築總耗資三億五千萬

港元，其中環保設施投入約1,326萬港元，僅為整體成本的3.85%，黃小姐預計該部份能

於四年之內回本。「為公平起見，我通常只考慮採用投資回收期五年內的環保技術，並

好能向股東交代。現在我可以向大家展示回本期比預期更快，令產品能更吸引買家。其

實我只多放一點投資，就能節省58.5％的用電量及70％的碳排放，當然，真正關鍵在於

各個系統的完美融合及發揮。」

黃小姐手持最新數據，欣喜地向我們透露，儘管酒店開業不足一年，已超額完成其年度目

標。她說：「若要我揀選最引以為傲的環保設施，那會是 Peltia 床頭冷氣系統。我們是首

家開發和申請專利，將技術應用在床頭板上的酒店，然而在其他房間陸續安裝期間，會繼

續完善其設計同時推動節約更多能源。這技術可確保客人在睡覺時，只供應冷風予有需要

的客房範圍。LEED 特別按這創新研發而給予多寶貴的一分，甚至有客人指明要入住裝有

Peltia 的房間。我們曾收過客人的回應，指在調較溫度時製冷系統產生噪音，我們立刻關

閉房間五天，把系統改善，直至問題完全解決。」

香港蘇豪智選假日酒店－是全球首間同時獲三鉑金級環保建築驗證之酒店，包括：美國綠

色建築委員會的 LEED (領先能源及環保設計—新建造)、香港綠色建築議會的BEAM Plus(

建築環保評保法)以及新加坡建設局的 Green Mark。以創新優先及堅守可持續發展做法，

例如節能及環境最優化、用水效率設計、建築物料之選用及空內環境與質量之管理等創出

驕人成績；而中國方面的認證仍在審批中。

黃小姐解釋說：「大多數香港建築只申請 Beam Plus 和 LEED 驗證，有利亦因在新加坡

業務日趨多元化，為酒店申請了新加坡的 Green Mark；希望利用本酒店向現有及潛在客

戶，展示環保技術及設施全球通用之餘，亦能按當地情況成功推行。」

其他運用的綠色科技，包括了利用五維建築信息模型作施工進度監察及成本控制，確保

不會超支超時，加上有利獨家研發的 PowerBox 大廈監測系統，能實時監控，尋找可進

步之空間；同時使用了全港最大型的太陽能板，以受選用可循環再用的高強度混凝土建

材等等，酒店可以稱得上是每一寸設計也是以環保為出發點。

建立市場聲譽

黃小姐稱：「對於我而言，這些舉措均出自內心。作為一間綜合綠色企業，有利目標是

在每個涉獵的業務領域內成為環保先鋒，然後竭盡所能多行一步。」酒店會於每日下午

五時，為住客舉辦綠色導賞團，介紹內裡的環保設施及香港自然生態，亦會替住客推介

如濕地公園等本地的生態旅遊。黃小姐續說：「最令我感觸的，是懸掛於每間客房內的

畫作，那是出自一群輕度殘障小朋友的手筆，以上環街景作靈感而畫成。當他們看見自

己作品時，那份興奮至今難忘，而入住的賓客亦一致讚許！」

蘇豪智選假日已超越初開業時訂下的八成入住率目標，並開始獲得具社會責任意識的企業

青睞。甫開業三個月，酒店已獲得客房預訂大獎，客源均衡遍布歐洲、美洲、亞太地區與

中國大陸，達致真正國際化。

「至目前為止，我們接待過全球超過70個組織，涵蓋酒店、建造業的同仁，及政府部門，

都親由本公司董事及高層管理人員作技術簡報。我深信，幾乎每一位曾到訪的賓客，均對

當發展商真正致力於環保建造時，能實現的

成果記憶尤深。」黃小姐總結道。

Building GreenYau Lee goes the extra mile!

綠色假日　環保有利

32 INTERVIEW

專訪 33

When the Royal Institution of Chartered Surveyors (RICS) made the move into Asia 10 years ago, Hong Kong was the logical starting point. As a professional standards, training and self-regulatory body for the real estate industry, Hong Kong and its property-dominated economy was primed for an organisation like it.

With over 100,000 worldwide members (17,000 in Asia, 45 per cent of those in Hong Kong) RICS - the only organisation like it - “Looks to set professional standards, and make sure there is a standard of qualification and regulation and that our members adhere to this, ensuring consistency across the globe in terms of the way we behave across different parts of the industry,” summarises current RICS Asia Chairman and Chairman and CEO of CBRE China, Chris Brooke.

When the UK-based RICS first moved into Asia it was regarded as a British organisation and has evolved along with the markets here, as the organisation itself increasingly moves towards a global vision. Over the last decade RICS has methodically promoted its charter as practices that serve both the public and the industry and its work is beginning to bear fruit.

“There’s a lot more recognition of the value that RICS can bring to the industry,” explains Brooke. “One of the most encouraging things we’ve seen in Hong Kong is that we’re now seen as an industry expert that the government can consult about policy and receive feedback from.”

Industry regulation such as brokerage guidelines and professional development standards, RICS’ initial mandate, are becoming more and more common in the region (Singapore is RICS’ most responsive market after Hong Kong) and Brooke welcomes more policy adoption in a continuously evolving market. But RICS’ work in research and advocacy is beginning to have an influence on the real world as it’s incorporated into legislation.

“It’s early days in other markets but in Hong Kong our efforts have shaped policy, or our input has been incorporated into government initiatives,” Brooke notes. “Revitalisation of the older industrial areas was something RICS had significant input in, which started in 2008. We’ve been involved in the issue of affordable housing policies and more recently we gave some input on future office supply issue in Central versus Kowloon East and so on. So I think we’re beginning to see our efforts creep in.”

Now that RICS has consolidated its regional platform (expanding its presence in Japan and Singapore) and rolled out standards across the industry to ensure RICS isn’t seen as solely an evaluation body, the future will see further expansion into China, continued growth in Japan and entry into emerging markets in South Korea, Vietnam and Cambodia. Not surprisingly China is viewed as a crucial market, one that Brooke understands the complexity of after his years at CBRE in Beijing. As a complement to local bodies, not a competitor, Brooke doesn’t see a problem growing its current 4,300 members. He’d also like to see RICS move closer to its 19th century charter and remind the public and professionals alike its goal is to serve the public good. Despite its Wall Street sheen small firms dominate RICS’ membership and it actively caters to multinationals and independents equally.

So what does the next 10 years hold for RICS Asia? “Geographically building on what we’ve started in China and Japan is key. We have a relatively small presence in Japan, about 100 members… Japan is still a huge economy and a big player in the real estate sector and it is important for us to be recognised in Japan as the international mark of professionalism. Those two markets are of paramount importance.”

On a sector basis Brooke would like to see greater recognition on the corporate real estate side of things. Scores of corporate professionals have backgrounds in engineering, architecture and general business, leaving them outside traditional qualification channels

most RICS members took. “We have to work out a way to get those professionals into the RICS. We have to find a way to help them become members,” Brooke continues. Finally RICS must find influences in the areas surrounding capital markets, widely viewed by laypersons as unregulated and free of accountability mechanisms. Brooke: “Very few people dealing with real estate, hedge funds and sovereign wealth funds are RICS-qualified and given the amount of capital that’s flowing around the world, that’s important.”

當英國皇家特許測量師學會(以下簡稱 RICS )在十年前決定進軍亞洲時，香港成為理所當

然的起步點。RICS 作為房地產業界的專業標準、培訓及自我監管的機構，讓香港以房地

產主導的經濟體系得到受惠。

在全球擁有十萬會員的 RICS，其中一萬七千名為亞洲會員，當中的45%就在香港。

RICS亞洲分會主席、暨世邦魏理仕中國區主席兼首席執行官蒲敬思先生說：「以 RICS 這樣的機構, 它不單是負責制定專業的標準，更需要確保在世界各地以不同方式做事的會

員，均受到一致的監管和資歷評核。」

以英國為基地的RICS初次踏足亞洲時，它以英國機構的身份慢慢與當地市場一同演

變，而機構本身亦逐漸走向全世界。在過去十年，RICS 有條不紊地推廣以自身研製的章

程作為行內和大眾的指引，並開始見效。

蒲敬思進一步解釋：「 RICS 為房地產業帶來的價值現已得到更多的認同。我們在香港所

遇過最令人鼓舞的就是獲得香港政府的諮詢，以行內專家的身份為其政策提供意見。」

RICS 最初的工作是要監管行業，例如制定經紀守則及專業發展準則，在地區上變得愈來

愈普遍（而新加坡是繼香港之後反應最迅速的市場）。蒲敬思歡迎在發展中的市場內有

更多相關的政策獲得通過。RICS 在研究和宣傳的工作隨著融入立法，在現實中亦開始發

揮其影響力。

蒲敬思補充說：「對其他市場來說，時日尚早。但在香港，我們的努力成功影響政策，我

們的付出融入到政府的措施之中。在2008年開始的活化舊工廈的項目就是引證 RICS 影響

力的例子。我們參與了保障性房屋政策，而最近亦就未來在中環及九龍東的商用寫字樓供

應量提出意見；我認為我們開始慢慢看見回報。」

RICS 現時正鞏固其區域平台(正擴展到日本及新加坡中)，推出用於整個業界的行業標

準，確保 RICS 不只是評估機構，將來更會擴展到中國大陸，保持在日本的發展，以及進

一步進入新興市場，包括南韓(及其全球產業)、越南及柬埔寨。蒲敬思以他多年在北京世

邦魏理仕的經驗得出一個結論，雖然有其複雜性，但中國毫無疑問是一個非常重要的市

場。對當地的機構來說，現時擁有4,300名會員的 RICS 是一個幫手，而非對手，他認為

要繼續發展及增加會員數目並非難事。

蒲敬思希望看到學會的工作可以更接近其19世紀時的章程，提醒大眾及行內專業人

士，他們的目標就是要為大眾服務。RICS 的會員大部分是來自中小企業，儘管學會看來

是地位優越，但它會平等地去服務跨國公司及獨立人士。

那在接下來的十年，RICS 亞洲分會將會如何發展呢？「關鍵在於我們在中國及日本所開

展的工作。在日本，我們只有大約100名會員，影響力並不足夠... 但日本仍然是一個相當

龐大的經濟體，在房地產業中擔當重要角色，我們需要在日本成功立足，以建立國際間

的專業認同，這兩個市場都是極為重要。」

建立了行業的基礎後，蒲敬思希望在企業房地產方面得到更多的認同。大量擁有工程、

建築、一般商業背景的企業人才並不包括於一般 RICS 會員所獲得傳統專業資格的範圍

內。他說：「我們必須找個方法將這些人才招攬到 RICS 中，亦需要令他們成為學會的會

員。」到最後，RICS 要從資本市場的周邊領域中找到影響力，這些領域一般都被外行人視

為不受監管和沒有可靠機制。蒲敬思說：「很少處理房地產、對沖基金及主權財富基金的

人是合乎 RICS 的資格，但他們可以運用全球流動的資金，這是很重要的。」

Text: Elizabeth Kerr 翻译: Nia Tam

RICS marks 10 Years in AsiaRICS 標誌開展亞洲十週年

RICS Asia Chairman, Chris Brooke reflects on the organisation’s success and what lies ahead for the industry standard bearer.

英國皇家特許測量師學會(亞洲分會)主席蒲敬思先生評價學會的成功，並

指出作為行業指標，及未來面對的挑戰。

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MK Leung, Director of Sustainable Design at Ronald Lu & Partners (RLP), discusses how the government, the market and consumers influence sustainable design.

“As a company we do not have a written mandate for sustainability performance. We don’t do a sustainability report ourselves. But our chairman Dr. Ronald Lu laid it out very clearly that whatever we do we would leave a mark on society,” begins MK Leung, Director of Sustainable Design at Ronald Lu & Partners. “We do a lot of public buildings, and even for private developers there is a certain degree of public space for each project. So we’re responsible for that and for improvements for society. That’s the foundation.”

The foundation he’s referring to is the one that has made Ronald Lu & Partners an architectural vanguard in Hong Kong for nearly 40 years. As the movement to sustainable development has gained traction the number of firms that incorporate it in their work has mushroomed. Leung is picking up where KS Wong left off when he was appointed Secretary for the Environment last year.

Sustainable design can be fluid (green design doesn’t work for everyone) but it should be applied at a fundamental level. “For some projects we have to put it in the DNA. It’s not something that comes out in ‘features’, but we would consider green design and sustainable aspects in response to the project brief, site and climatic contexts, dispositions and layouts in a multi-disciplinary manner, ” says Leung. Even without a written mandate as an organisation RLP remains dedicated to eco-efficiency across the board and within the big picture, ultimately aiming for high quality, low impact projects.

Leung’s work comes at what he calls a vertical as well as a horizontal level. He leads a team that supports him on delivering projects with strong clear emphases on sustainable design, from inception to completion. On a company-wide perspective, there are nine studios with different specialisation in architectural, planning and interior design aspects within RLP and each of those studios is represented in a Sustainable Steering Committee that can be used as reference from RLP green office operation to project design review. Leung chairs the committee and uses it to integrate sustainability with design through design commentary at critical project stages. Software applications with the support of in-house building parametric specialist group are being developed to measure green performance and aid design conceptualisation.

But RLP doesn’t exist in a vacuum, and Leung believes government involvement is crucial. Critics and analysts often argue the time for legislation has long passed, but Leung is more empathetic of the politics involved. “The government will play a very important role in mandating certain design performance. But there are different levels in this ball game. The government needs to establish a level playing field and that level needs to rise progressively and predictably, so that the market expects the bar to be raised every three to four years,” he states. Hong Kong’s Milton Friedman-esque free market

Text: Elizabeth Kerr Images: Ronald Lu & Partners 翻譯: Richard Lee

Ronald Lu & Partners is at the forefront of

green design

MK Leung, Director of Sustainable Design 環保設計總監梁文傑

Academic 3, City University of Hong Kong 香港城市大學學術樓(三)

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needs to change too. Hard-line market supporters will claim it will regulate itself, and that in turn will influence sustainable design in the SAR. The more blue chip tenants demanding green buildings before signing leases the more green buildings there will be. “From a practitioner’s point of view we want to do good buildings, but the market knows the value of that, and the public knows how effective they are so they’ll demand it,” Leung continues. “It can’t be done by one firm, it must be a collective effort by the industry — engineers, developers, all the players.”

Some outdated building codes and regulations often get in the way of a developer’s plans to innovate. New design and technologies often get caught up in the red tape of classification and discarded if they do fit an existing model. Leung: “That’s a very complicated issue because it relates to building control for the public good and the Government is accountable. But controls sometimes have been too rigid and stifle innovation. Even when good objectives and alternatives are on the table they’re not willing to make discretion when there is a risk of liability.”

Nonetheless RLP can take credit for shifting standards. Long the go-to firm for building sustainability research, RLP has seen its knowledge trickle down into policy, and received different opinions. “We take the credit and blame for a number of things,” explains Leung, citing the firm’s recommendations on matters ranging from building permeability to residential building design and construction guidelines, of which there are currently none. “You may design a residential building with big windows, facing west, with clear glazing without shading in Hong Kong. You can’t do that in China, or Singapore or Australia. But you can do it here. So we looked at how we can improve this situation.” The result was incentivised guidelines for Residential Thermal Transfer Values (RTTV) and natural ventilation design for thermal comfort. The Buildings Department (BD) also took heed of another study overseen by Wong that set down guidelines to avoid wall buildings and to mitigate heat island effect, which eventually developed as the Sustainable Building Design Guidelines by the BD. “There have been criticisms on these requirements as either too restrictive/simplistic for the prescriptive ones, or too complicated for the performance-based ones,” notes Leung, admitting that the recommendations would require good balance in design to resolve the multi-facet sustainable design issues. “We don’t have any quick and fast answers for this. In the end all designs are about balance. A good designer will know how to find that balance.” Most of the new guidelines have been in place for two years and projects built to those specifications should be entering the market soon.

A significant tool all architects work with now are certification schemes — LEED, BEAM Plus, the UK-based BREEAM, China’s star system — that are increasingly utilised at the design stage. RLP does stay up to date with changes in each system, and Leung is a firm believer in localised systems, but he sees them as marketing tools: those blue chip companies look for those certifications. However Hong Kong is in desperate need of something akin to the National Australian Built Environment Rating System (NABERS). LEED and its ilk are often perceived as performance ratings and, “When you say performance we need to differentiate between design performance and actual performance,” cautions Leung. New guidelines will affect construction in the future, but the 40,000 buildings already standing are consuming massive resources. “NABERS [rates] actual performance and this is something very much needed in Hong Kong because of all the existing buildings… If we really want to tackle the sustainable design problem, this is the key.”

To that end, RLP’s involvement in Kowloon Bay’s Zero Carbon Building has proven itself an excellent learning tool. The biggest lesson learnt so far is that the human factor has a far bigger impact on a building’s performance than predicted. Innovative tech is exciting for designers but less so for users and any green system needs to be adaptable as different users come and go. Leung didn’t get instant carbon neutrality but neither did he expect it. The building is currently entrenched in its first-year learning curve and should pay dividends soon. “For example, the biofuel system — the waste to energy — operates by supplying air conditioning, heat and electricity. It hasn’t run for that long, we switched it off in the winter,” says Leung. “We’re expecting some reductions in the carbon footprint now. But I would be very surprised, and would really be looking into the lessons learnt, if we didn’t achieve zero carbon in two years.”

A number of green RLP structures will be ready in the coming months and years, including theatres, a tertiary education campus and a residential project at Kai Tak developed with the Urban Renewal Authority aiming for BEAM Plus’s highest rating. But beyond simply sustainable building, “It’s about place-making. You need to build a community and support a sustainable way of life,” finishes Leung. “We encourage clients to envisage how they may change their way of working or living… and encourage a cultural shift to the benefit of the environment. It’s not about building science alone.”

Maggie's Cancer Caring Centre, in collaboration with Frank Gehry, Hong Kong 香港銘琪癌症關顧中心

VTC THEi New Campus, Hong Kong 職業訓練局香港高等科技教育學院新校舍

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Ko Shan Theatre Annex, Hong Kong 香港高山劇場新翼大樓

Chinese Opera House, in collaboration with Bing Thom Architects, Hong Kong 香港戲曲中心

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呂元祥建築師事務所 (RLP) 環保設計總監梁文傑表示：「作為商業機構，我們沒有在可持

續發展的表現上作明文規定的要求，亦沒有發表過可持續發展等報告；然而我們的主席呂

元祥博士清楚闡明，在工作上我們對社會有一定的影響和留下印記。我們有許多公共建築

項目，在私人項目中也涉及若干的公共空間，因此我們應負上有關責任並積極改善社會；

這種信念奠定了我們的工作根基。」

上述的根基和信念，也促使 RLP 在過往約四十年一直處於本地建築界的先鋒地位。自去年

黃錦星先生被委任為環境局局長後，梁文傑先生便接任在RLP 延續這方面的工作。

環保設計未必放諸四海皆可應用，相對可持續設計可以非常靈活，卻需要在基本層面上開

始實行。梁表示：「在某些項目中，可持續設計是當中的精髓，而不是附帶『特色』；在

考慮項目概要、地點和氣候特定條件、排列配置、佈局時，已跨範疇地顧及到環保設計和

可持續發展。」縱使 RLP 沒有作明文規定，追求生態效益卻是其管理層及整體追求的目

標，銳意建立高質素及低環境衝突的項目。

梁文傑的工作，貫徹公司從上至下和橫向平行的不同層面，他所領導的團隊，協助他在項

目從始至終的每個階段中，明確地完成可持續發展設計的目標；RLP 設有九個具備不同建

築、規劃及室內設計等專長的工作室，均有代表參與可持續發展的督導委員會，為公司由

辦公室的環保運作到項目設計評審等不同工作提供參考。梁氐擔任委員會主席，在項目的

不同關鍵階段中，通過設計評述把可持續發展融入設計；內部的建築專家小組開發軟件程

式，量度環保效能並協助設計概念化的過程。

然而，RLP 也不是與世隔絕地獨自運作－梁文傑認為政府的參與至關重要。評論及分析

員往往認為應該儘早為此立法，梁卻體會到當中政治因素的影響：「政府規定設計效能的

水平，扮演非常重要的角色；但此刻大家正處於不同的層面，政府需要建立一個公平的環

境，效能水平隨時日循序漸進和可預見地提高，整個市場可預計每三至四年作調高。」香

港現時奉行經濟大師傅利曼 (Milton Friedman) 主張的自由市場觀念，也需作出改變。自

由市場經濟的支持者認為市場會自動調整，從而影響香港的可持續設計趨勢；當越多的藍

籌租戶要求環保建築，便會促使更多環保建築物的建立。

梁繼續表示：「作為業界人士，我們的目標是興建優秀的建築物；市場了解箇中價值，而

公眾明白到其效益時也會表示渴求。整個進程不能單由一所商業機構帶動，而是包括了工

程師、發展商及有關人士整個行業一起作推動。」

某些過時的建築準則和規例往往令發展商創新改革時卻步，新的設計和技術常常在政府

內輪迴在複雜的手續和過程當中，若不能與現有模式相應的話便唯有放棄。梁認為：

「這是一個非常複雜的問題，涉及為大眾利益著想的樓宇控制，政府需要為此負責任；

控制過於殭化時，便扼殺了創意；就算出現了優秀的目標和方案，也可能因為存在風險

而不能實行。」

雖然如此，RLP在標準的改進中仍然作出相當的建樹和貢獻。RLP 早已是建築可持續發展研

究方面的關鍵性機構，所匯聚的知識也順勢伸延成為政策。例如在面對樓宇通透性、住宅

樓宇設計以及施工建設等等未有指導方針的不同議題時，RLP 的所作建議獲得不同反應。

梁氐以例子作詳細解釋：「香港容許住宅樓宇設計中安裝面向西邊的大片形玻璃窗戶，但

在中國、新加坡或澳洲卻是不允許的；所以我們也探究怎樣改善這些情況。」

研究便衍生了設計及建造指引上的制訂，以住宅熱傳送值 (RTTV, Residential Thermal Transfer Values) 和自然通風 (NV, Natural Ventilation) 來達致舒適溫度的誘發性指引。屋

宇署也根據另外一份委託 RLP 所進行的研究來釐定防止屏風樓和減低城市熱島效應，內容

更進一步發展為屋宇署的「可持續建築設計指引」(Sustainable Building Design Guidelines)。他指出：「設計指引的反應不一，被指對一般性的樓宇而言過於嚴謹和單一，而對重視

效能的樓宇卻過於複雜。」梁文傑也承認要解決多方面的可持續發展設計問題，在設計中

需要保持良好的平衡：「面對這議題不會有簡單快捷的方法。設計歸根究底就是力求取得

平衡，而一個優秀的設計師會知道如何找到這個平衡。」新的指引已經實施了兩年，首批

循指引所建造的項目也即將投入市場。

建築師普遍利用認證計劃來實施可持續發展設計，當中包括了領先能源與環境設計 (LEED)、香港建築環境評估標準 (BEAM Plus)、英國的建築環境負荷評估法 (BREEAM) 和中國的

綠色建築三星系統，在設計階段中已作應用。RLP 時刻關注及掌握不同認證計劃的改動，

梁氐對這些適合當地的系統表示認同，他亦認為這些計劃是營銷工具之一，尤其是藍籌公

司往往期望建築物能達到認證要求。香港有確實需要，設立類似澳洲國家建築評估系統 (NABERS) 的認證計劃。LEED 和同類型認證系統常被視為效能表現的評級，故此梁特別

作提醒：「大家提起『表現』一詞時，要分辯清楚『設計表現』和『實際表現』。」新的

指引將對影響今後興建，但現存四萬幢大廈所耗損的龐大資源也不能忽視。「 NABERS 系統建基於量度實際表現，對香港已建的大廈甚為重要，若我們真的要解決可持續發展設計

問題，這是一個關鍵。」

RLP 設計位於九龍灣的「零碳天地」是一個極好的學習機遇，當中的最大體會，便是一

幢建築物的表現，人為因素的影響往往高於預期。嶄新科技讓設計者甚為興奮，未必代

表用家擁有同樣的熱誠，任何環保系統，必須讓不同的用戶方便地適應及運用。「零碳

天地」此刻未達到碳中和的目標，這也在梁的意料之內。該建築物正處於首年運作的學

習曲線階段中，預期即將在效能上獲得回報。他舉例說明：「生物燃料系統需要空調、

熱能和電力系統來運作，從而把廢料轉化為能源，而系統啟動的日子不長，在冬天沒有

運作。我們正預計碳足跡有若干減少，相信在兩年內能實現碳中和，不然的話當中自會

汲取到寶貴的經驗和教訓。」

在可見的未來將陸續有出自 RLP 的環保建築物落成，當中包括了劇院、大學校園，以及

與市區重建局共同發展的啟德住宅項目，目標能夠取得 BEAM Plus 的最高評級。但是除

了興建可持續發展的建築物外，目標更著眼於「建立整個地區」。梁文傑作結語：「我們

鼓勵客戶思考其工作和生活模式上的改變，整個文化轉向以至環保上獲得更大效益，而不

是只單單依靠建築科學技術。」

呂元祥建築師事務所環保設計總監梁文傑暢談政府、市場及消費者對可持續設計的影響。

呂元祥建築師事務所

帶領綠色建築設計

綠色 39

ZCB Zero Carbon Building, Hong Kong 香港零碳天地

Urban Renewal Authority Kai Tak 'Flat-for-Flat' Development, Hong Kong 香港市區重建局啟德「樓換樓」項目

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Our carbon woes

You’ve read the news – record breaking droughts, polar ice caps melting, sporadic monsoons and hurricanes that increasingly fall outside the usual climatic cycle. You’ve also seen the films and the increasing list of publicity savvy actors and actresses promoting the importance of fighting climate change. Global warming has prompted governments to ensure the design of more sustainable places that may kerb the negative attributes of development, which currently account for 50 per cent of global carbon emissions, of which 80 per cent is generated by cities.

At one end of the green spectrum, you have the nay-sayers, content with burying heads in the sand, and who believe that sustainable design is a passing trend. Then there are those who are convinced that our carbon woes will disappear if we invest in the various green rating systems that arguably reduces sustainable design to a tick-box checking exercise. At the opposite end of the scale, there are those moving towards ‘carbon zero’ (i.e the ability for a development’s energy consumption to be offset by on-site energy production via renewable energy sources, such as solar, wind, hydro, or bio fuel), largely influenced by legislation, though often side-lined given the perception of increased costs. This may be the case if the development is not passively designed in the first place. Incorrect orientation, the lack of understanding in basic building physics and the thermal performance of materials, and a ‘business as usual’ approach to the design process will hardly yield the results expected. Coupled with an increased quantum of renewable energies to offset a larger carbon footprint, it is no wonder why developers think twice before exploring such an overt green approach.

Sustainable design – back to basics

Yet sustainable design is hardly rocket science. Rather, it’s about going back to basics. Allow me to use the Caveman analogy. Caveman used to sit by the mouth of the cave for shelter, natural light and ventilation. But the discovery of fire allowed them to move deeper inside the cave. Technological advancement has seen us retreat deeper and deeper inside the metaphorical cave, and thus become more reliant on artificial sources to the detriment of our environment. A return to the mouth of the cave, therefore embracing natural light, natural ventilation, coupled with enhancing water efficiency, incorporating greenery and the utilisation of appropriate materials that yield heightened thermal performance can help drive down the carbon footprint, and therefore running costs of development. Buildings of the past embraced such principles before the advancement in building technologies. Whether the townhouses of Europe or the Kampung houses of South East Asia, much can be learned from the past in order to design more sustainably for the present.

Designing to zero energy

My studio believes in what we call the 3D’s – to ‘Distil, Design and Disseminate’. We distil the essence of past building traditions and their socio - cultural and environmental responsiveness, in order to be able to design for the present, after which we can learn from such endeavours to disseminate the knowledge for future generations. The kampung house was my source of inspiration when designing the first zero carbon house in Asia for Sime Darby Property several years ago. Called the ‘Idea House’, the R & D prototype distilled the essence of the Kampung tradition. Its narrow floor plates optimized daylight penetration and cross ventilation, its appropriate orientation mitigated solar heat gain to the east and west elevations, and its deep overhanging roofs provided shade and shelter whilst permitting an outdoor living experience on the extended terrace spaces that were so intrinsic to kampung life of the past. Coupled with a 98 per cent water efficiency through rain and grey water harvesting, and actually a ‘carbon negative’ position given the photovoltaic array that generated 20.7MWh / m2 / year when the house consumed 17 MWh / m2 / year, the house was ground breaking in nature and the lessons learned was subsequently disseminated through a book I authored.

B house

Fast forward a few years and my studio continues the line of development into zero carbon development as one of its research avenues. But these are no longer just prototypes. Instead, we have applied such principles to commercially orientated real estate – thus balancing a creative vigour with an academic rigour. The B houses are a case in point. Our client wanted the benefits of never having an energy bill again, and a greater reduced water bill. The challenge was therefore to create 2 zero carbon houses, each of 500 square metre, in an upscale part of Singapore at the same cost of a bungalow of comparable scale. This time we reinterpreted another passive house typology indigenous to Singapore – the black and white bungalow. Courtyards, extended terraces and deep overhangs with narrow floor plates and high ceilings characterise the development that again has been orientated to minimise solar heat gain and maximise cross ventilation. A modular design that employs a 1.2 metre planning grid throughout will permit a construction process of just 3 months, with no wet trades on site. And an array of only 100 square metre of photovoltaic cells per house brings this project to a zero carbon position. Planning permission has been granted and we are now finalising the construction documentation with our dedicated supply chain.

And the cost of construction? 2,600,000 SGD per house – marginally less than a ‘business as usual’ bungalow in the same area, of which the renewable energies only accounted for 2.3 per cent of the budget (60,000 SGD for 100 square metre that generate a predicted energy output of 16.00MWh / year and is able to cover all of the energy consumed by a family of 5). With the price of energy and water rising, and the cost of renewable technologies decreasing; and with an increasing attunement of developers waking up to the economic benefits of green design, what’s not to love about carbon zero development?

Text: Prof. Jason Pomeroy Images: Pomeroy Studio 翻譯: Richard Lee

From carbon to carbon hero

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From carbon to carbon hero

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我們的碳危機

史無前例的乾旱、極地冰蓋的融化、零星的季候風和愈來愈超越正常氣候周期的颶風新聞

你看過了吧；推動應對氣候變化重要性的電影，和懂得更多宣傳口號的演員都在你眼前出

現過了！全球氣候變暖，促使各國政府確保今後的項目設計可更持續發展；直至現在，百

分之五十的負面影響是全球碳排放造成，而當中八成是來自城市。

環保國度那邊廂有人只懂說不，或不聞不問，或認為可持續設計大勢已去。又有人信服如

果我們投資研發多個更簡化的環保綠色評級系統，把可持續發展設計審評程序縮減至彷彿

打圈給分練習一樣，那麼我們的碳危機已經可以消失？

然而對著幹的這邊廂有人一直為「零碳」努力，意即某項目可通過現場生產如太陽能、風

能、水能、或生物能源等可再生能源而抵消所耗能源的能力。雖有感成本增加－尤其如果

並非是被動式房屋設計－可大部份公司也因立法原因而甘願為零碳付出。方向不正確、

對基本建築物理和材料的散熱性能缺乏了解，以及在設計過程中以慣常商業做法為本，的

確難以產生預期效果。既然要用更大量可再生能源抵消增大了的碳足跡，難怪發展商在探

究一個清晰的環保發展方向時三思而後行。

可持續設計－回到原來

然而，可持續設計並非高深科學；相反，是回到原來。請允許我用穴居人打個比喻－昔日

穴居人坐在洞口旁已達到藏身、自然採光和通風的作用，可是發現了火之後則讓他們可往

洞內更深地方遷移。科技進步令我們往更深入的地方居住，從而變得依賴人工光源而導致

環境受到損害。因此，回歸洞口已可擁抱自然光，乘自然通風之便，收水利之效，合環保

之概念，而採用產生高散熱性能的合適材料更可幫助減低碳足跡，也變相是省下發展項目

成本。在建築技術進步以前，過去的建築物都以這些原則興建。無論是歐洲的排屋或東南

亞的馬來式村屋，可以學習的東西有很多，為現今的設計帶來更高的可持續性。

設計零耗能

我的工作室奉行我們所說的 3D，則「提煉 (D i s t i l )、設計 (Des i gn ) 和傳播 (Disseminate) 」。我們首先得從過去的建築傳統及其對社會文化和環境的響應提煉精華，

然後設計當下的項目，最後把這些努力學習得來的知識傳播予子孫後代。馬來式村屋是我

多年前為森那美產業在亞洲設計第一個零碳房子時的靈感來源。這個被稱為「創意家居」

的新研發規範房型由馬來式村屋的傳統精髓提煉出來，其狹窄的地板把日光滲透率和交叉

通風程度擴至最高，合適的方位減輕東西兩面吸增日照熱力，而高懸屋頂不但用作遮陽覆

蓋，而且還提供過往馬來式村屋獨有延展露台空間的室外一般的生活體驗。加上通過雨水

和污水灌溉的百分之九十八的水利效果，以及對比光伏電陣每年每平方米產生二十點七兆

瓦時而房子則只每年每平方米消耗十七兆瓦時的實際「碳負數」現象，該新房型在本質上

是前所未有的，而我學到的則隨後通過自己所撰寫的一本書廣泛傳揚出去。

B house

幾年後，我的工作室繼續以零碳項目作為發展研究途徑之一，但不再只是打造設計規範原

型了。相反，我們會把這些原則應用於商業導向的房地產項目上，在學術嚴謹態度與創意

動感力量之間取得平衡。

B houses 是一個很好的例子。我們的客戶希望永遠不會再收到電費單，或希望水費金額降

低，因此，我們面對的挑戰是在新加坡高尚住宅區，以興建同等平房規模的成本打造兩間

各佔五百平方米的零碳房子。那一次，我們把新加坡原有黑白兩色平房的另一被動式房屋

原型重新詮釋，並採用庭院、延伸露台、狹窄地板板條和高懸天花等特色為設計導向，再

次盡量把省減日照熱力吸增和交叉通風程度增至最高。採用一點二米規劃網格的模塊設計

足以把整個施工過程縮短至三個月，並顯示絕無濕施工需要。而數組每屋只有100平方米

的光伏電陣也為整個項目賦予零碳地位。該項目已獲規劃許可，現正與致力和我們協作

的供應鏈完成施工文件程序。

建設成本方面，每間房子只需260萬新加坡元，較同區以往常商業做法為本而建的平房稍稍

便宜一點，其中可再生能源僅佔價格上的百分之2.3 (則6萬新加坡元已可為一家五口產生每

年每100平方米約共16兆瓦時的能量輸出)。隨著能源和用水價格上升，可再生能源技術成

本下降，以及開發商對綠色設計所帶來的經濟利益的覺醒，誰會不愛零碳發展呢？

www.pomeroystudio.sg

42 GREEN

實踐零碳建築

綠色 43

Across Asia, urban development is expanding at an unprecedented pace. While a new city has not been founded in Europe for centuries and Las Vegas represents the most recent American city, Asia will see the creation of more than 20 new cities by 2050. By many accounts, it is expected that Asia will build the equivalent of the existing building stock of the United States five to ten times over. It’s incredibly exciting to see so much transformation in civilization while equally troubling to develop at this rate.

The debate over the impact of the built environment on climate change has carried on for far too long. This is a simple question of math. It is not possible to continue the methods of the twentieth century: we would run out of raw materials, land area to maintain agriculture, all while deteriorating air quality. And then there is the question of energy: how to increase access for over a billion migrating to cities. These are families whose children are obtaining higher degrees of education, excelling at personal careers, and creating unique paths of life. New ambitions will inevitably increase demand. To confront such change, we have to think differently about development, design, and even living. It is a complex challenge, but it also poses the greatest opportunity to lead the 21st century.

In the first two and a half years of 10’s practice, our team’s work has touched upon a combined land area of 12,000,000 square metres (equivalent to the size of the Central and Western district of Hong Kong). Designing new master plans throughout China, India, Malaysia, and Turkey, we recognise the incredible responsibility to get it right.

From the start of every project, design teams must research context and climate. International firms recruit talent from across the globe and it is rare that many team members have visited, let alone lived near the projects where they practice. Researching the historical conditions of a region, its climate and culture, provide opportunity to design in a responsive way, where environment drives form. Designs are tested to ensure cross ventilation, maximum daylight, thermal and energy efficiency. Each scheme develops through careful coordination of dynamic forms and natural opportunities. Design, examine, and reform; performance based design.

From master plans to buildings to individual spaces, these early decisions and goals can establish framework for the long term development and execution that ensures sustainability as an integral part of the project’s completion. The objective of architects needs to be the maximum pursuit of passive advantages from each project’s local climate and context with deep interaction with engineers and contractors to integrate their expertise.

Over the past decade, the green building movement has promoted a principal message of designing buildings holistically. When the scale of projects extends to whole blocks, urban centers, and even cities, the opportunity to address issues beyond a single foundation allows a new kind of efficiency. The existing topography of site provides natural pathways for storm water and may distinguish areas for preservation, development, and resource use. In preparation for floods, the easiest way to achieve resiliency is to examine how existing habitats have dealt with these issues for centuries. Urban developments also provide the opportunity for district energy where a common network provides the means of combining the energy demands of many buildings to achieve economies of scale.

While passive solutions and responsive forms may reduce energy loads and resource use, the next step is to look at the active systems engaged in projects. This is an exciting next step: the research and development of new buildings' methods, products, and systems. Some innovate on existing technology, while others are inspired by nature and intrinsic biological function and form. Our design teams have researched the feasibility of applying algae to buildings (no, not in a slimy way) as a means to improve insulation, generate energy on site, process carbon dioxide, and purify water. The goal is a living building with a positive loop cycle. We will always generate waste, but that waste should be beneficial.

The majority of cities struggle with air quality as a result of automotive, building, and industrial emissions. While increased vegetation at the ground level and on roofs may reduce the urban heat island effect and improve air quality, our cities are tall, often “super-tall,” and middle stories are difficult to maintain. Partnering with research institutions and academic groups has led to increased applications for nano-coatings. Through photocatalytic conversions, these coatings shed liquid, dirt, and even process carbon dioxide.

As architects, engineers, and builders, there is only so much that can be achieved during the design and construction of a new building. Once moved in, people drive energy use. Technically, designers can improve the performance of a building, but they cannot stop you from plugging in a fan, a heater, or that third blackberry. When energy is out of sight, it is out of mind. People care about what they can see, feel, and touch. The best driver to improve behavior is through the direct interaction with the creation of energy and increasing consciousness of personal footprint. Piezoelectric pathways can literally illuminate one’s footprint as they walk across a campus, or a car driving over a bridge.

All energy is important. The maximum potential arises from the exploration of every renewable energy, and only after conserving as much as possible. The same applies to every natural resource, habitat, culture, and economy. The deepest solutions begin through careful examination and response; these passive strategies are most often free. When we push towards the more challenging goal of carbon neutral cities, greater investment is required. Leadership, research, and commitment towards a broad array of solutions will guide the path towards a true sustainable city. There lies the frontier for the pioneers of Asia.

Text: Sean Quinn Images: 10 Design 翻譯: Richard Lee

Sustainable design

綠色 43

in the Asian Century

44 GREEN44 GREEN

Natural Ventilation Diagram: A central atria drives passive air exchange through and out of the building. 自然通風圖：中庭部分驅動空氣交換，並走出大樓。

Holistic Integration: Sustainable design strategies on multiple buildings complement each other at the urban scale. 全面整合：可持續設計的多幢建築物，為互相帶來好處。

綠色 45

在整個亞洲內，城市發展的速度可謂一日千里。相對歐洲於過往數百年未曾建立新城市、

拉斯維加斯已是美國近期最新的城市時，亞洲卻在2050年之前將創建超過20個新的城市；

亞洲預計將會興建的建築物，數目等同於美國現有建築物的五至十倍以上。這等規模的文

明蛻變實在令人十分興奮，然而其發展速度也讓人擔心。

有關建築環境對氣候變化影響，已經爭論良久；以資源來說，只是一個簡單的數學題。二

十世紀的既有作業模式已經不能繼續：我們將耗盡原料和農業用的土地，空氣質量則日益

惡化，況且還有能源方面的問題：面對著遷移到城市的超過十億人口，怎樣應付他們的

需要。這些家庭的下一代將獲得更高程度的教育，在事業上邁步並有其獨特人生路向，

這些新目標也勢必增加相關的各樣需求。為了應付這些變化，我們思考開發、設計、以

致生活模式時，必需備有新的思維。這是一個複雜的挑戰，同時也是在21世紀中作導航

的一個契機。

在 10 Design 首兩年半的業務中，其團隊工作的貢獻已惠及1,200萬平方米總面積的土地

(相當於香港中西區的大小)。在中國、印度、馬來西亞及土耳其等地設計嶄新的總體規劃

時，他們總是小心謹慎和勤勉盡責地履行這些重大責任。

在每個項目開始的第一刻，設計團隊便須細心研究其特定環境和氣候。國際企業會在世界

各地招募人才，故此團隊大部份成員可能從未踏足項目的所在地，然後讓他們在當地或附

近定居，方便研究當地的歷史狀況、氣候和文化時，便可作出適切的設計，促使日後衍生

最佳環境。這些設計將通過多個測試的考驗，以確保自然通風和最優秀的日光、熱能和能

源效率，經過仔細協調所有具動態的物件和天然資源，發展及釐訂每一個方案，設計以表

現為本，並週而復始地設計、檢測和改革。

上至總體規劃、下至建築物和個人空間，這些早期的決策和目標，為確保可持續發展成

為項目完成後不可或缺的一環，建立了長遠發展和實施框架。建築師放眼的目標，是深

入當地與工程師和承辦商緊密合作，憑藉大家的專業知識集思廣益，盡量配合及利用項

目的當地氣候和特定條件。

綠色及環保建築運動在過去十年，已促進並帶出整體性設計建築這主要訊息。當項目的規

模包含了整個街區、城市中心或是城市時，要處理超過一幢建築物，方案在效能方面便出

現新的機遇。項目的既有地形，能夠為雨水提供天然的途徑，又可在保存、開發和資源運

用方面，作出適當的地域分配。要預備防範洪水，最簡單直接的途徑便是參考當地過往幾

百年怎樣處理這問題。一個城市作整體性發展，在區域能源方面出現新模式的可能性，以

一個共同網絡，併合了多個建築物的能源需求，體現規模經濟帶來的效益。

為了減少能源負載和資源使用，除了被動性的方案和對應的設置外，下一步便是探討與項

目有關的主動性系統；研究和開發最新的建築技術、產品和系統，是令人興奮的進一步策

略。有些在現有技術中創新，另一些則在大自然和本質的生物功能及型態中獲得啟發。

10 Design 的設計團隊已經研究把藻類植物應用在建築物中(不是想象中粘作一團那樣)，作

為改善保溫、現場產生能源、處理二氧化碳和淨化水質的方案。當中目標是建立賦有一個

正面循環的活性建築物。我們總不能避免地產生廢料，但這些廢料可以帶有效益。

大部份的城市因為汽車、建築和工業排放，空氣質量出現問題。在地面和屋頂上增加種植

物，可減少城市熱島效應和改善空氣質量；然而我們的城市建築物往往很高，甚至是“超

高”，中間的樓層便難以處理。通過與研究機構和學術團體的合作，納米塗料的應用正日

漸增加，這些塗料通過光催化還原，能夠防禦液體和污垢，甚至可以處理二氧化碳。

建築師、工程師和建造人員在新建築物的設計和施工中，只可以克盡己任。在入住之後，

用家便主導了能源使用。設計者可以在技術上提高建築物的效能，卻不能阻擋用家開動風

扇、電爐或無窮盡的電器。當能源是不可見時，大家便把其置諸腦後；大家比較關心可以

眼見、感覺和觸摸的事物。最能改善大家行為模式的方法，是直接與能源創造作互動，並

提高個人能源足跡的意識。具壓電效應的路徑，不論走在校園裡或駕駛汽車行經橋樑時，

皆能名副其實地使每個人的足跡發亮。

各式各樣的能源同樣重要。透過探索再生能源和盡可能地節約雙管齊下，才出現最大的果

效。這對策同樣適用在每一種天然資源、居住地、文化和經濟。最撤底的解決方案由審慎

探究和反應開始，而這種被動性的策略往往不用另作花費；當我們邁向碳中性城市等更具

挑戰性的目標時，便需要更大的投資。通過領導、研究和尋求多方面解決方案，是實現真

正可持續發展城市的正道，也能邁向開拓亞洲的最新領域。

綠色 45

的可持續發展設計亞洲新世紀

46 DESIGN

Information & images: Atkins 翻譯: John Lo

Ian Milne, Design Director, Atkins Hong Kong Architectural Studio explains, “Our original background was in large mixed-use projects based on our well established portfolio of hotel and office buildings. But this has increasingly required us to consider the design of large retail podiums. This has now reached the point that we are designing over 20 million square metres of retail across the region. Unlike many of our rivals who have imported retail models from overseas, over the last ten years Atkins has been evolving its approach to retail design to fit the demands of the large mixed use projects typical in this region.”

The Atkins approach to retail design combines creativity with a careful analytical process aimed at optimising how people will use the completed shopping environment to maximise foot fall and as a result profits for the developer’s retail tenants.

“Unlike architects who depend on subjective judgment to determine how functional their shopping center designs are, Atkins adopts a more empirical approach,” states Milne.

This ensures Atkins designs are not just good to look at, but function effectively at maximising the flow of the right people past the right shops. This translates into both satisfied shoppers and a high level of transactions. The accumulative effect of this is higher rental values for the property.

As can be seen in the following article by Andrew Hodgson of Atkins’ Pedestrian Modeling team, this requires the use of sophisticated new computer software developed exclusively by Atkins for this purpose. It also requires the architects and analytical team to work in close company to ensure that this analysis is not just a justification of pre-conceived ideas, but truly steers the design towards the most optimized solution.

A new approach to retail design

Visibility masterplan - Calculating the key routes into and through a mall, where a red area relates to

stronger connectivity and therefore more likely to see higher footfall.

能見度總體規劃－計算進入並通過商場的關鍵路線，當中紅色的區域表示較強的連通性，因此更有可能出現較

高的客流量。

This 1.2 million m2 project by Atkins in Guiyang for Tranvic will become a new

urban heart to the city. As well as a series of tall retail galleria it will provide a new

city square surrounded by further retail frontages. At roof level will be a series of

gardens surrounded by cafes and restaurants. These will amount to 300,000m2

of retail floor area.

阿特金斯在貴陽為川威集團設計的120萬平方米項目，快將成為新都市樞紐。

除了一系列的高樓底零售廣場，項目會提供一個被零售店面環繞的全新的城

市廣場。頂層亦設有被餐廳及咖啡室圍抱的花園天台，總零售樓面面積達至

三十萬平方米。

Atkins’ emergence as one of China and South East Asia’s leading retail designers has been an unorthodox one.

設計 47

A new approach to retail design

設計 47

48 DESIGN

1 Ped Movement Space Utilisation - Looking at the trails left by

the forecast of pedestrian movement through the mall

行人運態空間利用－尋找商場行人運態預測留下的途徑。

2 Unit Visual Accessibility - A heatmap of where the most,

coloured red, and the least, coloured blue, number of shop units

can be seen

單位視覺可達性－用熱能圖表達，紅色代表能看到最多店舖，藍色代

表能看到最少。

3 CQ REAM 3D - A heatmap showing the visibility between floors,

where red areas are most visible from other levels. This allows the

location and size of voids to be optimised to improve vertical circulation

CQ REAM 3D －熱能圖顯示的樓層之間的可視度，其中紅色區域

代表從其他樓層間最容易看到。這允許設計對空隙位置和大小優化，

以提高垂直客流量。

4 Visual Field - A visual field shows what someone can see from

a single point in the mall. A useful indication of where sight lines can

be blocked by columns, lift shafts or other elements of a design

視野範圍－顯示一個人身處商場裡某處的景物。是一個能顯示石柱、

升降機槽或其他設計元素阻礙視線的指標。

5 Atrium visibility - calculation of where wall space is most visible,

from any floor, across a large atrium

中庭可視度－計算從任何樓層望出，橫跨整個大型中庭，最明顯的

牆面空間。

1 2

3 4

設計 49

Where’s the evidence?

Over many years, architects, designers and operators have developed a feeling for what makes a good mall design.

From experience designers know that the positioning of anchor stores is key, how you cluster types of retail is important, and getting the right facilities in the mall is basing this on what visitors expect to see. They know that corridors need to be wide enough to allow people to circulate in comfort and safety, that natural light brings an air of energy and openness to the retail experience, and that visibility between floors is vital for units on higher levels to achieve the footfall they need to survive.

However, this very subjective approach to design has a number of clear limitations.

Why should that wall be curved and not straight? Which areas are going to see the most footfall? Why are we certain that people will make it to a particular level?

“Experience provides good insight into what has and hasn’t worked in the past, but on the other hand can often lead to disagreements and misunderstanding where opinions differ,” states Andrew Hodgson, Atkins Pedestrian Modelling Team. “Furthermore, each development brings its own set of constraints and issues which need to be tackled, often conflicting with the reasons for a decision made on a previously successful design.

“What we therefore often really need is a more objective approach to support this decision making.”

Atkins has been designing malls for many years. But in their unique way, by being part of a truly multi-disciplinary organisation.

Team members are able to support the design practice by drawing upon an unrivalled variety of disciplines. One of these is their research team known as Intelligent Space. Initially born from a pedestrian movement background, over the past couple of years the team has significantly progressed the range of spatial analysis, visibility modelling and pedestrian movement techniques, into a toolkit specifically for mall design – Retail Environment Assessment Model (REAM). Some refer to it as “Fuzzy Architectural Analysis”.

“This type of analysis was originally devised by University College London (Bill Hillier et al) to help analyse the built environment by calculating how well internally connected (both visually and spatially) a design is. Our internationally renowned software, FATHOM, calculates and visualizes these Space Syntax concepts amongst others and has become the backbone of our new toolkit. We have then built upon this further by calibrating to

the specialist context of a mall, and ultimately providing the ability to predict people movement,” states Hodgson.

“The basis of the approach is simple. How do we think people will respond to the design? Using this toolkit, we are able to make assessments on the basis of the internal connections (both visual connections and the routes to support them), the likely exploration of people around the mall, and, ultimately, predict the relative footfall across the development.”

By integrating this analysis into the entire lifecycle of the design, Atkins are able to objectively test whether the repositioning of a void would suddenly improve the visual connections to another floor, if a widened corridor would allow enough space for people to comfortably browse at the same time whilst providing a through route for other visitors, as well as how escalator location affects exploration between floors. The toolkit also allows Atkins to define the optimal signage placement across the mall, so that way finding signs remain legible and predictable, advertising signage has impact and regulatory signage ensures safety when its needed most.

Above all, REAM allows Atkins’ teams to define and a test a number of “what if?” scenarios. By having this ability early on in the design programme, they are able to highlight and deal with a number of design issues that aren’t often spotted until construction or even post-opening. This has significant benefits to the overall scheme cost, alongside giving Atkins’ clients a real evidence base that can be used for pitching to anchor store tenants who are themselves concerned about footfall, through to helping decide the relative value of units (and therefore leasing terms) across the mall.

“We have used this approach across the globe to highlight dead-spots in existing malls, such as assessing vertical circulation problems in existing malls in Ireland, addressing safety concerns over a proposed corridor design width in the Netherlands, projecting likely footfall and circulation for a mall extension in the UK, as well as developing a people orientated design for new malls in Greece and Iran.”

In Asia Pacific, Atkins’ architectural team is taking this one step further by pushing the boundaries of the approach, linked to their extensive design portfolio across the region. Most recently this has led to the design of a mall in Chengdu, where multi-level complexities and the impact of the on-site residential and office needs on the design required the full benefits of the REAM approach in order to deliver a successful design.

Hodgson concludes, “We see the market changing towards evidence based design, but it’s important that this doesn’t compromise design flair or innovation. Above all, we just want to ensure that we are getting the basics right, and that mall users are not forgotten.”

5

50 DESIGN

香港阿特金斯建築事務所設計總監 Ian Milne 先生解釋：「建基於一系列酒店及辦公樓的

作品，因此我們擁有著設計大型混合用途項目的背景，與此同時，越來越多項目需要顧及

到零售裙樓的設計，目前我們在亞太地區已經設計超過二千萬平方米的零售點。與眾多對

手輸入海外零售模式迥異，在過去十年，我們不斷改進零售的設計方式，以迎合各區的大

型混合用途項目的要求。」

阿特金斯的零售設計方案，融合創意與詳細分析，旨在優化人流、充份運用建成購物環

境，盡量提高客流量，為發展商的零售租戶帶來利潤。

Milne 指出：「與其他全憑主觀判斷以決定購物中心設計功能的建築事務所之不同，阿特

金斯採用更多以實證為依據的方法。」

這樣可確保設計不只美觀，亦能引導人流，在瀏覽商舖上發揮最大作用；同時這亦會令消

費者滿意及令租戶生意額上升，長遠能提昇物業租值。」

在阿特金斯「模擬行人」團隊的 Andrew Hodgson 先生撰寫的以下文章可以看出，這需要

運用到由他們自家研發的電腦軟件，亦務求建築師和分析團隊緊密合作，確保分析不僅只

引證想法，而是真正引導設計，實現最優秀的解決方案。

證據在那裡？

多年來，建築師、設計師和運營商對優良商場設計已經建立了一種直覺。

設計師從經驗知道，裙樓店舖的定位乃關鍵，搭配匯集不同商戶種類的重要性，商場內

提供設施需符合訪客期望；他們亦明白通道要夠寬敞讓訪客安全及舒適地遊走，充沛自

然光線能帶來高能量及敞亮的零售體驗，樓層之間可視度，令高樓層店舖的客流量足夠

以生存乃非常重要。

然而，這種非常主觀的設計方法有明顯的局限。

為什麼那道牆該是彎而不是直？哪些地段能擁最多客流量？我們憑什麼確定人流必會抵

達某一樓層？

「經驗令我們能洞察到過去成功及失敗之處，但另方面，常會在意見分歧導致爭論與誤

解。」阿特金斯行人模擬團隊的 Andrew Hodgson 指出：「每個發展項目附帶的獨特限

制及問題均需解決，往往與過往成功設計決定相互違背。因此，我們往往真正需要的，

是一套比較客觀的方法去支持決策過程。」

阿特金斯設計商場經年，但他們獨特之處，在於成為真正橫跨不同專業領域組織的

一部分。

團隊成員能夠從廣泛領域知識中借鑒，支持事務所發展。其中一團隊稱作「智能空間」，

最初從行人動態研究演變而來，過去幾年隊伍在空間分析，模擬可視度及人流技術的範

疇突飛猛進，將成果匯集成一個專門商場設計工具箱，名曰「零售環境評估模型」Retail Environment Assessment Model (REAM)。一些人把它稱作「模糊建築結構分析」。

「這分析最初由倫敦大學學院的Bill Hillier等人設計，以協助分析建築環境，計算該設計在

視覺上及空間上內部連接程度。而本公司透過國際知名的軟件 FATHOM，計算和形象化這

些空間語法概念等等，並已成為我們新工具箱的骨幹。我們然後進一步在這基礎上校準針

對每個商場環境，最終達成預測訪客流向的能力。」Hodgson 指出。

「這方法的原理很簡單。人們對這設計會怎樣回應？只要使用此工具箱，我們就有能力評

估以下方面：內部連接中的視覺連接及支持路線、商場內訪客的可能路徑及最重要的，整

個項目的相對客流量預測。」

通過把分析納入整個設計生命週期，阿特金斯能夠客觀測試重新調置某個空位能否顯著提

高與另一樓層的視覺連接，加闊通道能否提供足夠空間舒適駐足瀏覽店舖，同時無阻其他

人經過。工具箱亦讓阿特金斯確定整個商場內放置標示的最佳位置，讓尋找標示的路徑清

晰而可預料，宣傳標示達到效果，法定標示於最需要的位置確保安全。

首要的是，阿特金斯團隊透過 REAM 去界定和測試了一些可能發生的情景。在設計方案

早期進行，讓團隊能夠關注和處理一些經常在施工時，甚至開張後才發現的設計問題。這

對項目總體成本有顯著裨益，亦令委託阿特金斯的發展商在遊說商戶承租店舖時有證據可

援，消除他們對客流量的疑慮，及協助釐定整個商場的店舖相對價值及租賃條款。

「我們已經利用這方法在全球找出已建商場的死角，如在愛爾蘭評估已落成商場的垂直客

量流通問題，在荷蘭解決建議通道設計寬度的安全考慮，在英國為商場擴建部分預測可能

訪客量及流通程度，及在希臘和伊朗發展以人為本的嶄新商場設計。」

阿特金斯的亞太建築隊伍，精益求精，以其地區內豐富設計經驗衝破此方法的界限。最

近成都某商場設計中，顧及多樓層的複雜性及項目內的住宅和辦公大樓設計需求，利用

REAM 施展渾身解數以求炮製成功的設計。

Hodgson 總結道：「我們看到了市場邁向以實證為基礎的設計，但重要的是，這技術

與設計天賦或創新兼容。總言之，我們只希望確保把本份做好，及不遺忘商場內的各使

用者。」

嶄新零售空間設計

This Atkins project for Loncin, which has just started construction in Chongqing, will

contain 40,000m2 of retail spread over 8 levels. These interface with three super

high-rise towers above, the metro station below and a series of other neighboring

developments.

阿特金斯剛動工的重慶隆鑫控股項目，包含四萬平方米、分據八層的零售樓面，

與上層三幢摩天大樓、地鐵站及一系列的鄰近發展和諧共處。

阿特金斯在中國及東南亞地區，攀升成為

首屈一指的零售空間設計事務所之一，冒

起之路可算是打破常規。

設計 51設計 51

Another project by Atkins in Chongqing will include over 100,000m2 of retail on five levels built into the hillside along the river. This will permit access at the upper levels of

the shopping centre, with terraces cascading down to the river. These will contain restaurants and cafes.

阿特金斯在重慶的另一項目，沿河邊倚山而建，包括五層面積超過十萬平方米的零售樓面，設有餐廳及咖啡室。設計讓人流先進入購物中心的高層，沿梯田式設計可

通往河岸地帶。

52 DESIGN

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設計 53設計 53

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28 Hennessy Road,

54 LANDMARK

Text: Suzanne Dennis Photography: Nick Almasy & 2DEFINE Architecture 翻譯: Richard Lee

Designed by internationally-acclaimed architecture firm, Arquitectonica, and promoted as “the first large-scale development in Korea”, the 500,000 square metre development, which includes IFC Mall Seoul, IFC Office Towers and Conrad Seoul Hotel, is set to add a new dimension to an area of skyscrapers that until now have simply turned out the lights at the end of the business day and offered no reason for anyone to remain there at night. Now however, 21st century design has arrived and with it the reinvigoration of the Yeouido district.

The development of IFC Seoul is a partnership between American International Group and the Seoul Metropolitan Government. “The complex is a new hub for the financial, securities and insurance companies concentrated in Seoul and features three international A-grade commercial office towers, a five-star hotel, three-level luxury retail mall, megaplex cinema complex, fine dining and drinking establishments and significant new outdoor public spaces,” stated Arquitectonica founder, Bernardo Fort-Brescia. “Further complementing the project is that fact that it is located at the centre of Yeouido Island and will serve as a major pedestrian link between the subway station, Riverside and Yeouido Plaza Park and will become a destination in its own right.”

Comprising three 29-55 storey office towers, a 434-room 5-star hotel and a major underground retail mall with connections to public transport systems, the overall design purposefully emphasises the efficient circulation between the towers and the mall, while also uniting the individual buildings set amid the surrounding lush, green environment.

“The tower forms are derived from efficient rectangular floor-plates with shallow chamfers at the corners,” continues Fort-Brescia. “This has resulted in the creation of an image of seemingly dynamic crystals rising up from the ground and forming a unique image against the Seoul skyline. This image is also consistent with the area as the city’s financial heart and the image of crystal-like structures immediately conveys prosperity, success and wealth.”

Inspired design

Drawing inspiration from the Asian landscape and the steep, jagged mountains shrouded in mist that are featured in paintings so familiar to the world, IFC Seoul’s four vertical towers were designed to convey the appearance of monumental crystalline outcroppings that have been shaped by the forces of nature, each with their own erosion pattern.

“One of the challenges faced when designing a modern business development is always how to remain expressive while also addressing the issues of efficiency and adaptability,” continues Fort-Brescia. “Then there is also a requirement to realise that the contemporary workplace should engage the city, while also offering places for human interaction, and this project was designed to achieve all of these goals.”

The overall project comprises three office towers, ranging in height from 176 metres to 284 metres, and a 434-room, 5-star hotel at a height of 196 metres. The towers flank a central boulevard with drop-off court and also face the park, with the tallest tower anchoring the centre of the site. Each office tower immediately engages through the inclusion of a grand glass canopy entrance, while a dedicated drop-off court with an impressive water feature demarcates the access point to the hotel.

The glass towers have been chiseled with mathematical precision to create prismatic forms that accentuate the interplay of light and shadow on the glass façade. They also embrace a green commons area that forms the heart of the complex, while at either end of landscaped parklands two glass pavilions mark the entrances into the three-level underground retail mall with direct access to the Yeouido subway station.

54 LANDMARK

地標 55

Seoul’s Yeouido financial district has received a massive injection of life and is on course to be a major attraction to locals and visitors seeking retail therapy and entertainment options following the recent opening of the new US$2.2 billion IFC Seoul.

Landmark IFC Seoul reinvigorates city’s financial hub

56 LANDMARK

地標 57

During the daytime, the central spine of the mall is lit from large skylight structures enclosing the entry pavilions and forming an angular, dragon-like figure that crouches at the southeast corner demarcating the subway entry. The figure sinks below the plaza level, tracing a serpentine path above the retail circulation path and re-emerges in a grand flourish over the central atrium beneath the entry plaza. At night the glass atrium casts a soft lantern-like glow throughout the site and also becomes something of a beacon for the city, beckoning visitors to this new landmark structure.

Intelligent office towers

The IFC office buildings offer a variety of different working environments suitable for a range of organisations through the provision of efficient and flexible spaces. Expansive floor-to-ceiling glass and ceilings that are more than 3 metres high bathe office spaces in natural light while also providing uninterrupted, panoramic views across Yeouido Park and the Han River to the mountains beyond.

Each building incorporates new levels of intelligent-design, providing a modern, state-of-the-art, technology-enabled environment for optimal business performance by all tenants. These include advanced passenger and service lift systems, flexible air-conditioning, dual power supply and a comprehensive communications and information technology infrastructure. Generous bay depths of more than 12 metres from elevator core to the perimeter wall further ensures the efficient use of space, while a raised floor provides flexible cable management throughout the building. Sustainability was a key planning consideration in relation to the design of each building and this has resulted in high levels of energy efficiency, a must in new 21st century design.

Conrad Seoul Hotel

The 434-room, five-star Conrad Seoul Hotel is located in one of the four towers in the IFC complex. The lobby of the 38-storey hotel is flanked by a 36.5-metre spiral staircase that connects the lobby through to the fifth floor. It also features a sequence of escalators and elevators that circulate guests and visitors within the hotel and to the mall below.

Design-driven, standard rooms within the hotel are a spacious 48 square metres in size, while the penthouse boasts a luxurious 228 square metres in area.

This new landmark hotel in the Korean capital also features a range of conference rooms, a ballroom, state-of-the-art health club and spa, and rooftop restaurant and bar.

The IFC retail mall below is linked with all the office towers and open spaces within the complex, as well as providing direct access to Seoul’s underground subway network. Restaurants and shops line the pedestrian paths leading to the lowest level of the mall where event courts occupy prime locations directly below the skylit entry pavilions. Restaurants, a food court and multiplex cinema complete the entertainment component.

Outdoors a series of dedicated “outdoor rooms” infuses the centre with energy and vitality, while landscaped features include spaces for outdoor events, urban plazas with alfresco dining, an esplanade intertwined with art installations and lawn for quiet relaxation. A sculpture garden and esplanade also offer an outdoor gallery for exhibiting works by renowned artists. Public benches, stone steps, urban outdoor furniture and café-style seating areas further encourage public interaction and inject colour and life into the plazas.

IFC Seoul has reinvigorated a formerly lacklustre business and financial district into a new destination through the application of thoughtful and sustainable design that has also set the benchmark for future developments.

專題 57地標 57

58 LANDMARK

這個總面積達五十萬平方米，由響負盛名的國際建築師事務所 Arquitectonica 所設計，

被譽為韓國首個大型發展項目。當中包括首爾 IFC 商場、IFC 辦公大樓及康拉德首爾酒

店，以21世紀的設計風格，為汝矣島引入動力；將這個高廈林立，但原先在日落後烏燈

黑火、人蹟罕見的地區，帶來新景象。

首爾 IFC 的發展計劃，是由美國國際集團與首爾市政府合作。Arquitectonica 的創辦人

Bernardo Fort-Brescia 指出：「這個綜合設施，集中了首爾所有的金融、証劵、及保險企

業，以三座甲級辦公大樓、一家五星級飯店、樓高三層的豪華購物中心、大型電影院、高

級餐飲食肆及大量的戶外公眾空間。另外，這個計劃位於汝矣島的中心，將作為連接地鐵

站的主要行人通道，而清溪川旁及汝矣島中心公園將各自成為獨立的終點站。

包括了三座樓高29至55層的辦公大樓，一間有434間客房的五星級酒店及一座連接著主

要交通系統的地下購物中心，整個設計特意注重大樓與購物中心之間能源循環效益的同

時，每個大樓亦融薈蒼翠環境。

Fort-Brescia 續說：「大樓的形狀呈去角長方形，類似一尊從地上升起的水晶，在首爾

的天空形成獨特外形。這個外形非常配合這裡作為金融中心的形象，而水晶也令聯想到

繁榮、成功及財富的象徵。」

設計靈感

靈感來自於亞洲地貌，和陡峭、尖削、被包裹在霧裡的山，尤如舉世聞名的畫作。首爾 IFC 四座高聳大樓的設計，也是傳遞出由大自然力量的偉大景觀。

「為一個現代化商業項目設計時所面對的挑戰，在維持它的意義的同時，也要著重效能及

可塑性。」Fort-Brescia 續說：「另外，亦需要了解到現代的辦公室，同時更為人與人之

間的互動提供空間，而這個計劃的設計就要達到這些目標。」

整個計劃包括三座從樓高176至284米的辦公大樓，及一座樓高196米設有434個房間的五

星級酒店。在大樓旁邊的大馬路有一個面向公園的陡峭庭園；而最高的一座大樓則連繫著

整個項目的中心。各辦公大樓均直接連接到一個豪華的玻璃天幕入口，而特設的陡峭並以

水為特點的庭園，就是酒店入口的分界線。

這些玻璃大樓經過精密計算，鑿刻成稜柱體狀，在玻璃上突顥光影交錯。這些大樓以一

個共用的綠化區為中心，而在景觀的另一端則設有兩座玻璃塔，作為連接三層地下購物

中心及地鐵入口。

在白天，購物中心的主位由大型天窗提供光線，包圍著入口庭園，形成一個伏在東南角的

龍形圖案，分隔著隧道的入口。圖案沉在廣場底層，在環形的購物步道上，形成一道蜿蜒

小徑，又在入口的廣場下，中央庭園之上華麗地再次出現。在晚上，玻璃庭園為購物中心

注入朦朧光線，變身成夜明珠，吸引遊人前往。

智能辦公大樓

IFC 辦公大樓，通過有效使用多功能的空間，為不同的企業提供一系列的工作環境。廣闊

的落地玻璃及高達3米的玻璃天花，讓辦公空間充滿天然光，並提供汝矣島、漢江及往後

山脈無間斷的廣角景觀。

結合優越智能設計的大樓，為租戶提供一個現代化、先進、高科技及最佳商業效能的環

境。這些亦包括了先進的客運及貨運系統，富彈性的空氣調節、雙重供電，及全面的資

近日開幕，造價二十二億美元的首爾國際金融中心，為首爾汝矣島金融區注入大量活力，並成為當地及海外遊客購物及娛樂熱點。

首爾 IFC 為當地金融中心區洋溢新氣象

訊及通訊設施。從升降機的開間到圍牆，更超過12米，進一步確保有效運用空間，而升

高了的地台，讓大廈內的索纜管理更有彈性。可持續發展是計劃中重要的一環，關係到

每座大樓的設計；而高度的能源效益，更是21世紀設計的重要一環。

康德拉首爾酒店

五星級康拉德首爾酒店，樓高38層及設有434個房間，佔整體項目中的其中一座。在的酒

店大堂有一道36.5米長的螺絲形樓梯，直接把大堂和五樓連接起來。而酒店的另一特點，

就是有一系列的電梯及升降機，運載住客及遊人穿梭酒店內及地下購物中心。

以設計為主導，酒店的標準房間面積達為48平方米，而豪華複式房間更高達228平方米。

設有會議室、宴會廳、健身室及水療中心、以及在頂層的餐廳及酒吧，工作與享受，應

有盡有。　

在底下的 IFC 購物中心，與所有辦公大樓及露天空間相連接，並直接聯繫首爾地下交通網

絡。在行人道旁排列成隊的餐廳及商店直達購物中心的最底層，把有蓋庭園底下的黃金位

置用作為活動場地。餐廳、食店及大型電影院把娛樂部份變得更加完善。

特設的「戶外房間」為這購物中心注入生命，景觀特點包括戶外節目場地、露天餐飲設備

的公眾廣場，而藝術品交錯及散步草坪為喜歡寧靜的人士而設。公共長椅、石級、戶外公

眾設備及餐廳式座位區，更有助大眾互動，把色彩及生命互相結合。

首爾 IFC 把一個完本沉悶的商業金融區，通過細心及可持續的設計之後，變成一個地標

中心，為將來的發展定下基準。

地標 59地標 59

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獎項 61

Information & images: NZIA 翻譯: Kelly Wan

Nineteen architectural projects ranging in scale from a large indoor sports centre in Wellington to a micro-bach on the Coromandel Peninsula, and sited in locations as various as Rotoroa Island in the Hauraki Gulf, the shores of Lake Hawea, and The Mall in Washington, DC, have been acknowledged in this year’s New Zealand Architecture Awards which were announced in Auckland on 24 May.

The New Zealand Architecture Medal, which is awarded to the most outstanding of the New Zealand Architecture Award winners – the best of the best – was presented to The Imperial Buildings, a group of heritage buildings on Auckland’s Queen Street which have been restored and revived by Fearon Hay Architects. The Awards jury convenor, Auckland architect Andrew Barclay, said: “The Imperial Buildings was a fitting overall winner in a year in which the adaptive re-use of older buildings was a strong theme in the New Zealand Architecture Awards.”

Speaking on behalf of fellow jurors, Barclay said, “The conversion of older buildings to new purposes may be a symptom of current economic circumstances, but it also signals a greater awareness of the worth of existing buildings and of the possibilities they offer to imaginative clients and architects.”

The 2013 New Zealand Architecture Awards also revealed the emergence of young architects who won with houses in Auckland and in Central Otago, and the designers of the Wellington Zoo Hub and Kamala’s Pavilion. “The Awards affirmed another encouraging development – the breakthrough of established but still youthful talent into larger-scale work,” Barclay said. “It’s hard to make the step up in such a small country.”

Projects promoting sustainable values and enhancing the civic realm also featured. The 6-Green Star Geyser building in Parnell, Auckland, received Awards in both the commercial and sustainable categories and Te Hononga-Christchurch Civic Building, a striking, 6-Green Star re-working of a sound but formerly undistinguished building, was also twice-awarded, in the public architecture and sustainable categories.

Founded in 1905, the New Zealand Institute of Architects represents over 90 per cent of the country’s registered architects, promoting and celebrating the role of architecture in enhancing the built environment. Awards are conferred in categories that cover the full range of building types designed by New Zealand's architects.

本年度的新西蘭建築獎於早前五月二十四日於奧克蘭宣布，得獎的建築項目共有19個，各

具規模，既有位於威靈頓的大型室內體育中心、也有位於科羅曼德半島的小型獨立度假房

舍。而獲獎的建築項目所在處亦有不同，有豪拉基灣的羅托魯阿島、哈威亞湖的岸邊，以

及華盛頓特區的購物中心。

新西蘭建築大勛章的獲獎者是從獲得新西蘭建築獎的項目裡再挑選出來；獲得此勛章的項

目可謂是優秀中的最優秀。而本年度的新西蘭建築大勛章由 Imperial 建築群獲得。此項目

由Fearon Hay Architects 負責，旨在恢復及重現奧克蘭皇后街多幢具遺跡意義的建築物。

是次獎項的評委會召集人，奧克蘭建築師 Andrew Barclay 說道：「Imperial 建築群能成為

最終贏家，是因為它最能體現出新西蘭建築獎項強烈講求再利用古舊建築物的主題。」

Barclay 代表其他評委表示：「把舊有建築物轉作新用途可說是現今經濟環境所帶來的一

種現象。但這現象亦表示出人們更為察覺現有建築物的價值，也提供了各種建築可能性

予豐富想象力的建築師及顧客。」

2013年新西蘭建築獎造就了不少年輕人才，包括憑於奧克蘭及中奧塔哥地的項目所獲獎的

建築師，以及憑威靈頓動物園中心和卡瑪拉展館獲獎的設計師。「讓年輕人才參與大規模

建築項目，可說是現今建築業界的一大突破；這些獎項證明了建築業界已出現了一個令人

鼓舞的發展。」Barclay 說道：「在這樣的一個小國裡，這一步是很難踏出的。」

本年度的獎項亦包括了能推廣可持續發展價值及提升公民領域的建築項目。達到由澳洲綠

建築協會所頒發的 Green Star 六星級、位於奧克蘭帕奈爾的Geyser辦公大廈，於商用及

持續建築項目組別同時獲獎。引起巨大迴響的 Te Hononga-Christchurch 文娛中心，前身

為一個不起眼的建築物，現已改建為取得 Green Star 六星級的建築物，於公眾建築及持

續建築項目組別同時獲獎。

新西蘭建築師學會於1905年成立，代表著該國家多過90%的註冊建築師，負責推廣及讚

揚建築物於現有環境下所扮演的角色。獎項是按不同類別授予，涵蓋了所有由新西蘭建

築師所設計的不同建築類型。

For more information, please visit 如欲了解更多相關資訊，請瀏覽 www.nzia.co.nz

of the 2013 New Zealand Architecture Awards2013年新西蘭建築獎－

獎項 61

62 AWARDS

The Cloudy Bay Shack is a new, two-storey, four-bedroom guesthouse at the Cloudy Bay Estate, overlooking the landscape of the Wairau river alluvial plane near Blenheim. The guesthouse is situated on the site of an earlier wooden house at the winery called "The Shack". The original Shack was the home of the founding winemakers, where the now distinctive Cloudy Bay label and blend was decided, but was destroyed by fire in 2009. The brief for the new building was to design guest accommodation for invited guests to enjoy the serenity of staying on a vineyard.

The guesthouse was conceived as an inverted building, one that is turned inside out in order to bring the landscape and the view into the core of the building and to its guests. An entry sequence deliberately dramatises the view. The exterior of the guesthouse is composed of rural materials typical of the region: weathered steel and timber, evocative of rustic buildings in the pastoral landscape. The interior is lined in New Zealand pine timber and plywood, bringing a unique warmth and sophistication to create an understated luxury, a lasting impression of the Estate.

Cloudy Bay Shack 旅館位於 Cloudy Bay 村莊，為一所新建的兩層高家庭式旅館，擁有

四間臥室，能能俯瞰布萊尼姆附近的懷勞河的沖積平原。而這旅館座落的地方，前身為

一間名為「The Shack」的木製酒廠。原本的 Shack 可說是釀酒家的發源地，至今仍為

Cloudy Bay 獨有的標誌，可說已與 Cloudy Bay 融為一體；但這酒廠已於2009年被大火燒

毀。是次的新建築項目希望能為想於葡萄園享受恬靜環境的旅客提供住宿。

這旅館被視為一座顛倒的建築物，把外面的變做裡面：即

把外面的景觀及環境帶入旅館的中心部份，呈現旅客眼

前。進入大門後，刻意的走廊安排生動地表達出景觀。旅

館的外層是以該區典型的農村物料建成：耐候鋼及木材，

如同於田園景觀下的鄉村建築物。而旅館內部的兩旁都是

新西蘭松木及夾板，帶來一種獨特的溫情及精緻，從而創

造出一種樸素的奢華，保持著該村落恆久的印象。

Cloudy Bay Shack 旅館Paul Rolfe Architects and Tonkin Zulaikha Greer Architects

62 AWARDS

The Lake Hawea Courtyard House sits in rural land at the foot of Mount Maude in Otago province. The house is an enquiry into where a site begins and ends – how to define the edges of the project and the way that landscape may be inhabited. Firmly dug into the earth, its low form and simple square plan recalls the modest language of early settler buildings in the region that utilise low-slung, stone construction to deal with the extreme environment of hot, dry summers and harsh winters. This idea of a singular form clad with simple materials, drove the exploration into the material and formal qualities of the 250 square-metre house. Shifting roof planes and concrete floor plates enables the house to articulate the relationship of form to land. The brick amour of the courtyard façade wraps the house and large central courtyard, framing views to the lofty mountains and low plains.

Lake Hawea Courtyard 住宅座落於奧塔哥市的茂德山山腳的農村地方。建築這房子時，

必須要調查建築地點應該從哪裡開始，以及從哪裡結束；意即須界定建築地點的邊緣，以

及尋找出能讓人們棲身於這自然景觀的方法。建築師決定採用牢固深入地底的方法，以簡

單的方形規劃及低層建築的形式把房子展示出來。這形式令人聯想起於這地區的早期定居

者所建立的溫和建築語言：採用低矮的規模及石頭建築的形式以應付該地區炎夏及寒冬的

極端環境。而房子單一地以簡單物料遮蓋著，令人不禁想深入探討這250平方米的房舍所

採用的物料及其獨特之處。房子採用移動的屋頂平面及混凝土地板，展示出房子與地形的

關連。房子的外牆以磚頭覆蓋，中央的大型庭園則享有崇高山脈及低下平原的景觀。

獎項 63

A mix of housing typologies (3 and 4 Bedroom Townhouses and 2 bedroom Apartments), the apartment block forms are articulated to fit with the neighbourhood scale, with cantilevered enclosed terraces and fully-glazed communal stairs which further segment the building form. A common folding ‘white’ wrap form is used in all typologies in various ways to provide a cohesive design element, whilst colour is used to provide variance and rhythm within the development, and to individualise the units for the occupants. The formation of a public “spine” running through the development strengthens pedestrian connections between Regent Street and Owen Street. The ‘street’ has been designed as a Homezone to emphasise pedestrian amenity and safety. Integrated landscape design provides external amenity value for residents in both private and public areas, retaining as many existing significant trees as possible.

這棟公寓大樓混合了不少房屋類型，有三至四臥室的聯建住宅，也有兩

臥室的公寓房間。大樓的建築形式是為了符合當地的鄰里規模，以懸臂

建成的封閉式陽台及全玻璃的公用樓梯，把整座大樓的建築形式進一步

細分。而一個常用的波浪型「白色」覆蓋面，則於所有房屋類型也運用

了，目的是提供一種有凝聚力的設計元素；至於大樓的顏色選用亦經特

別思考，是為了表現出不同的發展變數及發展節奏，以及為住客提供個性

化的單位。透過這發展，區內形成了一種民眾「骨氣」，加強了Regent 街及 Owen 街的聯繫。這「街道」亦已設計成溫馨家園的感覺，強調著

行人的設施及安全。而綜合的景觀設計亦盡量保留了標誌性的樹木，務

求為住客於私人及公用空間提供更多的外在設施價值。

Wellington Zoo Hub and Kamalas Pavilion威靈頓動物園中心及 Kamalas 展館Assembly Architects Ltd.

Regents Park Apartments 公寓Designgroup Stapleton Elliott

Lake Hawea Courtyard House 住宅Glamuzina Paterson Architects Ltd.

獎項 63

In 2008 the Wellington Zoo Trust began investigating options for installing a catering kitchen into the rear of their existing tuck shop kiosk. The existing tuck shop was however hidden from proposed new thematic routes and would have required vehicle servicing through public routes. The architect suggested the zoo’s old elephant house as an ideal site for the kiosk and kitchen, public amenities, a kid’s playground and an animal nursery. An adjacent duck pond and elephant stand to the north occupied one of the few relatively flat areas of land within the Zoo, which if sheltered from Wellington’s battering north-westerly winds, could be positively activated public space. The iconic domed facade of the elephant house was strengthened and its decrepit roof repaired.

於2008年，威靈頓動物園信託基金開始研究不同方法，於園內的小食店

涼亭後面設立餐飲廚房。可是在擬訂新的主題建築方案時，現時的小食

店將會被移走，而方案亦會設置公交路線的車輛服務。建築師表示動物

園舊有的大象館為設置小食店涼亭及廚房、公眾設施、兒童遊樂場及動

物育嬰室的最佳場所。而與這些設施相鄰的是鴨子池塘及大象展區。這

兩個展區佔用動物園北面少數相較平坦的地方，兩個展區因此可以避過

威靈頓西北烈風的破壞，公眾空間亦能因此積極地利用著。大象館標誌

性的圓頂形外觀得以鞏固，其破舊的屋頂得以修理。有鱗動物的育嬰所

（即爬行類動物及蜘蛛展館）包含四個不同的生態環境，以夯土及玻璃

分隔著；整個建築概念是受到沙漠的生態環境所啟發。

64 AWARDS

Built between 1886 and 1911, the Imperial Buildings are a rich mix of heritage spaces and building fabric in downtown Auckland. The brief sought to bring this mix together with a comprehensive rework, restoration and upgrade of the existing buildings. The design approach is based on creating a new network of circulation through the properties, enabling connection and interaction of previously inaccessible volumes contained within the buildings. The backbone of this strategy is a new laneway for Auckland: Imperial Lane.This ground level connection between recently upgraded serviceway Fort Lane and the retail thoroughfare of Queen Street is activated by street dining serviced from central tables stepped to follow the level of the new ramped lane. Vertical shafts are cut through the floors above the lane, introducing light into the space and a language of opaque glass and steel to complement the ‘found’ brickwork, timber truss, stone and dilapidated concrete of the original fabric. The network of public connection and open circulation spaces provides a sense of precinct for the five levels of commercial office space, restaurants, bars and retail spaces that have now occupied the revitalised buildings.

Imperial 建築群建於1886年至1911年間建造，座落於奧克蘭市中心，是一個融合了文化遺

產空間及建築物結構的豐富結晶。項目意圖讓這成品能得以進行完善的翻新及重建，亦將

現有的建築物升級。整個設計概念是基於希望創建一個全新網絡，令建築物與建築物之間

有所交流，使以前於建築物內難以令人接觸的地方得到連接及互動。整個設計的骨幹部份

就是打造一條全新的奧克蘭巷道：Imperial Lane，能從地面上把近來升格了的 Fort Lane 與 Queen Street 的零售大道連接起來的，是一條傾斜的食肆街道；而一個個餐桌跟隨著

這傾斜的街道以階梯形式擺放著。巷道上更設有直立式柱子，讓燈光透入，增加空間感；

同時以不透光玻璃及鋼材所形成的風格來映襯舊有的磚頭建築、木製桁架、石頭及原有材

料所組成的破舊混凝土。這種公共連接網絡及開放式的交流空間提供著一種領域感覺，讓

五個級別的商用辦公空間、餐廳、酒吧及零售商舖佔領著整個復興了的建築群。

On the shore of an idyllic white sanded beach in New Zealand’s Coromandel Peninsula rests an elegant hut. Closed up, the rough macrocarpa-cladding blends into the landscape and perches quietly on the dunes, as passers-by wonder how it could possibly function for a family of five. Designed to close up against the elements, the hut measures a mere 40 square metres and rests on two thick wooden ‘sleds’ that allow it to be shifted around the beach front section. This innovative portability is a response to the ever changing landscape that lines the beachfront in this coastal erosion zone.

The hut comes to life when the enormous shutter on the northeast façade winches open to form an awning, revealing two-storey high steel-framed glass doors that form the main entrance. From the industrial style fittings and quirky furnishings, to the captured rainwater stored in gravity tanks, this whole structure plays with the idea of the most egalitarian of Kiwi recreations and challenges the image of the traditional ‘Kiwi bach’. The tiny hut strips holiday living right back to basics and is simply and elegantly self-contained.

於新西蘭科羅曼德半島上，有一個如田園詩般的白色沙灘岸，當中有著一間優雅的小屋。

近看之下，會發現蓬亂的大柏樹包圍著這間小屋，與四周景觀融為一體；這些柏樹靜靜地

座落於沙丘上，令路人難以明白這小屋怎能讓一家五口住下來。為應付以上提及的自然

因素，這小屋的尺寸僅為40平方米，座落於兩個厚厚的木製「雪橇」上，讓小屋受到大

自然影響時仍能夠於海濱沿線地區有所移動。這創新的輕便性，是因應海岸侵蝕區裡海

濱沿線不停變化的景觀而產生。

當小屋東北面外牆的巨大百葉簾捲起成為一個雨篷，展示出一個兩層高的鋼框玻璃門作

為主要進入口時，整座小屋更有生氣。由工業風格的家具擺設和稀奇古怪的裝修陳設，

以至用以儲存收集得來的雨水的重力櫃，整個建築結構均表示出人類悠閒消遣的平等主

義，挑戰著傳統度假房舍的形象。這間小小的房子一切完備，既簡樸，又優雅，把度假

生活帶回最基本的時候。

The Imperial Buildings Imperial 建築群Fearon Hay Architects Ltd.

Hut on Sleds 雪橇上的小屋Crosson Clarke Carnachan Architects (Auckland) Ltd.

64 AWARDS

獎項 65

New Zealand Architecture Awards 2013: 2013年新西蘭建築獎 List of Award winners by category 得獎名單按組別排列

New Zealand Architecture Medal 新西蘭建築大勛章

The Imperial Buildings, Auckland, by Fearon Hay Architects

Sustainable Architecture 持續建築項目組別

Te Hononga-Christchurch Civic Centre by Athfield Architects

Geyser, Parnell, Auckland, by Patterson Associates

Heritage 遺產項目組別

The Imperial Buildings, Auckland, by Fearon Hay Architects

Planning and Urban Design 城市規劃項目組別

Karanga Plaza and Kiosk, Wynyard Quarter, Auckland, by Architectus

Re:START, Christchurch, by The Buchan Group

Small Project Architecture 小型建築設計項目組別

Hut on Sleds, Whangapoua, Coromandel Peninsula, by Crosson Clarke Carnachan

Architects (Auckland)

Wellington Zoo Hub, by Assembly Architects

Housing 住宅項目組別

Lake Hawea Courtyard House, by Glamuzina Paterson Architects

Regent Park Apartments for City Housing, WCC, by Designgroup Stapleton Elliott

S House, Mt Eden, Auckland, by Glamuzina Paterson Architects

Waiake Beach House, Torbay, Auckland, by Stevens Lawson Architects

Commercial 商用項目組別

Cloudy Bay Shack, Blenheim, by Paul Rolfe Architects & Tonkin Zulaikha Greer

Geyser, Parnell, Auckland, by Patterson Associates

Telecom Central, Wellington, by architecture+

Public Architecture 公共建築項目組別

ASB Sports Centre, Kilbirnie, Wellington, by Tennent + Brown Architects & SKM

Te Hononga-Christchurch Civic Centre by Athfield Architects

Rotoroa Exhibition Centre, Rotoroa Island, Auckland, by Pearson & Associates Architects

Whakatane Library & Exhibition Centre, by Irving Smith Jack Architects

Education 教育項目組別

St Cuthbert’s College Performing Arts Centre, Epsom, Auckland, by Architectus

Enduring Architecture 永久建築設計組別

School of Music, University of Auckland, by Hill Manning Mitchell

International Architecture 國際建築設計組別

First Light House, by Victoria University of Wellington

66 INNS

Lanson Place Hotel launches luxury penthouse suites

66 INN

Text: Mike Staley Images: Lanson Place 翻譯: Michelle Chow

Lanson Place Hotel in Causeway Bay has just unveiled six new luxury Penthouse Suites for nightly and long-term lease, designed by acclaimed Hong Kong practice Atelier B.

Included are four spacious two-bedroom suites each boasting a princely 177 square metres and each uniquely designed and featuring rare original lithographic prints and etchings throughout, creatively combined with early 20th century antiques. “After completing the renovation of the hotel’s typical guestrooms, Atelier B was asked to design the six penthouse suites. We had to come up with a different concept for the resident who would stay longer with a style reflecting the sense of being at home, but away from home,” states Atelier B Director, Frederic Bourquin.

The two one-bedroom suites each spanning areas of 93 square metres are insightfully designed to provide guests the perfect pied-a-terre where they are able to work or relax as they wish. Bourquin continues, “For two of the six penthouse units, the management wanted to experiment with a new formula or “DNA” which could be used as a benchmark for their other Asia based Hotels and Serviced Apartments. This explains the very different style for rooms 2702 and 2802 which were meant to be clean, elegant, simple; the targeted customer a young couple or bachelor rather than a family with children. The space therefore had to be practical with plenty of flexibility regarding its use. For example, the round coffee table can be converted into a seating ottoman or simply stored under the fixed bench below the TV to maximise the space.”

Satisfying long stay guests

Despite the excellent service at the Lanson Place Hotel, Bourquin believes that the feeling of being home but away from home, with selected furniture, lighting, objects and artworks is what a long stay guest will look for. Comfort is essential to escape this always active city and finally, so is a clever use of storage space.

“Atelier B does not place its emphasis on the current trends and fashions which are often short lived. Although aware of what is happening in the vast world of design, the company’s design philosophy has always been founded on the values of high quality design and detailing, therefore delivering a timeless final product to the client.”

“In our suites the mood is eclectic, with unique furniture, lighting and artworks pieces, mainly French, selected by ourselves from different antique dealers and flea markets in Paris and other parts of France. Some pieces are 18th century while other 1930s to 1970s. A cast bronze 1960s lamp is flanked next to a Murano glass chandelier. These are mixed with more contemporary pieces, again based on comfort. Also most pieces of art and furniture have a story, a history behind them, as do many of the amazing fabrics, designed by “Gio Ponti” and “Pierre Frey”, just to name a few. Although we haven’t checked out other serviced units available in Hong Kong in detail, the Lanson Place Penthouses are very different in that each one has unique and personal touches within quite neutral and soothing shells.”

“Within these finished rooms, Atelier B is proud of the quality of detailing, the original artworks, the original specified fabrics and wallpapers (thank you Lanson Place!), and to have a very satisfied client at the end of the project, which really is our ultimate goal!”

General Manager, Mr Ian Brewis agrees, “We are delighted to present our new Penthouse Suites, each of them tailor-made to provide the privacy of apartment style living, supported by the hotel’s renowned personalised services, all in the great location of Causeway Bay. A hidden treasure in the heart of Hong Kong, a perfect home delivers style and harmony, our suites set a new benchmark and an ideal choice for executives.”

位於銅鑼灣的逸蘭精品酒店，全新六套高級豪華頂層套房隆重揭幕，室內設計由本地著名

的 Atelier B 操刀，為客人提供長租或短住的服務。

四間各有兩間睡房面積達177平方米的尊貴套房，獨特設計之處以罕有平版印刷及蝕刻，

創新地結合二十世紀的古董。Atelier B 設計總監 Frederic Bourquin 說：「在完成所有酒

店的基本客房設計之後，我們再被邀請為六間頂層套房設計，提供一個極具品味的設計概

念，同時令客人有賓至如歸之感。」

另外兩間面積達93平方米的單睡房套房，深度設計令住客可以在這個完美空間內歇息或

寫意地工作。Bourquin 續說：「酒店方面想為這六間頂層套房中的其中兩間，注入新的

方程式或「基因」，作為亞洲區其他酒店及服務式住宅的標準。這解釋了2702及2802號

房間的簡潔、和高雅風格，是以青年夫婦或單身人士而非有小孩家庭為住客對象。為此，

在空間使用方面需要彈性；例如圓形的咖啡桌可變成腳墊，又或可收藏於電視下的固定長

椅下，以擴大空間。」

滿足長期住客的要求

酒店內除了提供優良服務之外，Bourquin 相信賓至如歸的感覺是尤其重要－通過傢俱、燈

飾、用具及藝術品等，為長期住客營造以上感覺。舒適的環境對於逃離繁忙都市生活是最

佳方法，因此，巧妙地使用貯物空間亦然。

「Atelier B 不會把設計重心放在潮流及時尚這些通常壽命較短的概念；雖然我們經常留

意世界各地發生的大事，公司的設計哲學永遠在於高質素及裝飾的價值，為顧客帶來永

恆的製成品。」

「酒店裡的套房情調是多方面的，大部份獨特的傢俱、燈飾及藝術品，是經由我們從巴黎

及其他地方的古董店及跳蚤市場挑選得來。有些是十八世紀，而另外的是三十至七十年代

的。其中一個六十年代的銅製檯燈就放置在一個意大利水晶吊燈旁。這些都在舒適的原則

下與現代的裝飾品互相配襯。再說，每一件藝術品及傢俱背後均各有故事、歷史；其他的

家具面料，例如由意大利設計師 GioPonti 及 Pierre Frey 所設計的亦然。雖然我們沒有仔

細參觀本港其他的服務式住宅，但逸蘭精品酒店不同之處在於每一個房間都是獨特的，在

中性及寧靜的環境中突出個人風格。」

「完成了這些房間，Atelier B 以裝飾質素、原創設計、原創布料及牆紙(特別鳴謝逸蘭精

品酒店)，及在工程完成後得到顧客滿意的回答為榮－這就是我們的最終目的！」

逸蘭精品酒店總經理 Ian Brewis 先生同意地說：「我們很高興向大家呈獻我們最新的頂層

豪華套房。每一個房間均有獨立設計，通過酒店支援的個人化服務，為住客在銅鑼灣區的

優越地段，提供公寓式居所的私密空間，締造一個完美的家居和諧住宿，尤其為行政人員

打造一個高水平及超乎理想的套房選擇。」

http://hongkong.lansonplace.com/

逸蘭精品酒店頂層豪華套房

設計 67

prc magazine #66

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