聯和墟：由下而上的城市規劃典範 A Bottom Up Planning Case: Luen Wo Hui

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Sharing Hong Kong PolyU Workshop 20140412 5 April 2013 研究機構 : 中環街市關注組 Organization: Central

1 Sharing Hong Kong PolyU Workshop April 2013 研究機構 : 中環街市關注組 Organization: Central Market Concern Group 中環街市 : 由下而上的規劃 A Bottom Up Planning Case: Central Market 姚松炎未來城市研究所副所長 12/4/2014

2 新填地 New Reclaimed Land

廣州市場 Canton Bazaar 1843 1846 1856 There had been a market place since 1850, selling meat, vegetable and other daily groceries.

3 廣州市場 Canton Bazaar There had been a market place since 1850, selling meat, vegetable and other daily groceries. The Canton Bazaar was first established at the section of Cochrane and Graham Street. At around 1850, the Canton Bazaar was renamed to Central Market and moved to the current site. 村民聚而成墟 Market was formed by needs of trade 圖片來源 :

4 at the section of Cochrane and Graham Street. 1843

5 1856

6 人遷業轉 Trade Changes When People Moves After a series of fires, Chinese were forced to relocate from Central to Tai Ping Shan area; The Canton Bazaar was moved to Queensway (Naval Yard). It sold Chinese furniture dealers, joiners, cabinet makers and curio shops. (Wiki cited Sayer, 1975) 遷到海邊, 改營傢俱圖片來源 :

8 第二代中環街市 Central Market (2 nd Gen) 1. The building was rebuilt three times, in 1858, 1895 and Photo taken From right the 2 nd building is Central 圖片來源 : 香港歷史博物館 Market

9 第二代中環街市 Central Market (2 nd Gen) 圖片來源 : 香港歷史博物館 The market was rebuilt in 1895, a Western marble structure in The rebuilt market was a three-storey Victorian-style structure with a tower in the middle.

10 第三代中環街市 Central Market (3 rd Gen) 1. Built in It was once the biggest meat market in Southeast Asia 3. a Bauhaus structure. 4. cost $900,000. 圖片來源 : 香港歷史博物館 5. Reopen in May 1939.

Free Competition In and Out Hawkers and shops around the Central Market The photo was taken from Jubilee Street looking from Queen s Road Central to the harbour,

11 Free Competition In and Out Hawkers and shops around the Central Market The photo was taken from Jubilee Street looking from Queen s Road Central to the harbour, c.1925, With the former Central Market on the right. Source: s_release/central_market_study_report_final.pdf

12 1. a 4-storey reinforced concrete structure, 2. contains 200 booths inside. 3. There are two entrances of the market. 4. Three link bridges connecting two roads.

13 The market is spacious with a central court, high ceiling and window walls for natural light and ventilation.

14 Vacant for 10 years Central Oasis scheme since 2003 To increase 2 storey on top and 1 storey basement To increase gfa from 129,000 sf to 235,000 sf (+82%) Source: 0Information

15 Central Market Vacant since 2003 Estimated Cost of Vacancy Descriptions UOM Remarks Lettable Floor Area 79,000 sf Average Retail Rent psf pa on HK island (2013 Dec) Total Rental Income Lost pa 1,800 HK$ RVD (2014 Feb) Prop Review 142,200,000 HK$ 中環街市空置十年, 浪費超過十億

URA s Design is Rejected 中環街市假保育出事圖則遭否決整個中環街市的保育方案已遠遠超出保育, 新的方案就如將中環街市改建成一橦新的建築物 (Next Magazine 20140326) Additional structure fails to satisfy the Sustainable Design Guidelines Why not simply

16 URA s Design is Rejected 中環街市假保育出事圖則遭否決整個中環街市的保育方案已遠遠超出保育, 新的方案就如將中環街市改建成一橦新的建築物 (Next Magazine ) Additional structure fails to satisfy the Sustainable Design Guidelines Why not simply reuse the existing building? More preferable in terms of conservation; The site can be reused within a short period of time; So far, very little discussion amongst the public on the reuse; It should be open to more discussion (including options for social enterprises, sharing community, ); instead of just another commercial enterprise.

small businesses; Provide services for low-income people, including supporting the Market Foundation; Boost of voluntary

17 Seattle Pike Place Market 1971, Seattle s citizens voted to preserve the character of the market; 1973, est. PPM Preservation & Development Authority; Keeping its role as social intergrator & place for local farm products and small businesses; Provide services for low-income people, including supporting the Market Foundation; Boost of voluntary efforts; Rebuilding the trust in the city government. Source:

參考聯和墟制式 Luen Wo Hui Model The 1 st Bottom Up Planning Project in Hong Kong No fixed rent, but all turnover rent (as weight commission) No fixed retailers, free to compete No chain

18 參考聯和墟制式 Luen Wo Hui Model The 1 st Bottom Up Planning Project in Hong Kong No fixed rent, but all turnover rent (as weight commission) No fixed retailers, free to compete No chain stores, all local producers, diversity and authenticity Allow free market competition at the periphery Villagers serving villagers, villagers managing retailers A co-sharing market concept

19 新界首個由村民規劃發展項目 The 1 st Bottom Up Planning Project 村民不滿石湖墟多收秤佣 ( 參考聯和風采 ); 政府不滿舊墟衛生情況 ( 參考政府年報,1946); 鄉紳提出發展新墟市, 政府全力支持 ; 原以全私人發展新市鎮設計模式由下而上的新市鎮發展, 由村民規劃設計建造出售管理 (the villagers plan, design, build, sell and manage) 圖片來源 : 政府檔案

20 新市鎮發展規劃 - 市 (Bazaar) 整項發展佔地 600,000 呎 sf(230x250m) 分為市鎮兩部分墟市包括 : 有蓋街市 18,000 呎 sf(60x30m), 提供 60 檔, 一層新式建築 ; 露天街市 24,000 呎 (60x40m), 提供 100 多檔乾貨, 中間有井 ; 以農產品為主聯和風采

21 Comparison Luen Wo Hui (Bazaar) Central Market Built year Historical Bldg Grading 3 3 No. of storey 1 3 Site Area (sf) 42,000 (600,000 total) GFA (sf) 324,000 (incl. Tong Lau) 43, ,000 No. of stalls Open Market (sf) 24,000 0

22 新市鎮發展規劃 - 鎮 (Town) 城鎮部分包括 : 周圍商鋪 324,000 呎 sf(10x20m), 提供 90 間鋪位, 兩層新式建築, 鋼筋混凝土, 臨街懸臂式大騎樓 (Tong Laus); 主要銷售農業工具及相關行業 ; 共設有誤樂場所, 包括戲院 (cinema); 住宅佔地 60,000 呎, 提供 100 間小白屋, 樓高 15 呎長 30 呎闊 13 呎 ; 兩層 ( 地下連閣仔 ) 設計, 一廳兩房, 有廚房及小天井 (small houses); 中間分成多 6 條街道 ( 原為私家街 ), 原設計還有公共設施, 如消防局警署公廁浴室停車場公共空間等 (public facilities)

23 鎮中有市, 城鄉共融 Town Country Garden City 圖片來源 : 陳國成 (2008) 粉嶺

25 街市西式建築設計 Western Style Bazaar

26 聯和墟發展費用 Development Costs 建造費 Cost 數量 Qty 合共 Total 聯和新村 Housing 鋪位 Tong Lau ( 連地價 ) 2, ,000 ( 預售樓花?!) 22, ,980,000-28,000 2,520,000 街市 Bazaar 2,000? ,000? 合共 Total 2,300,000-2,840,000 集資 Shares ,918 股 2,191,800

27 業權與管理權 Ownership & Mgt Right 聯和墟三 ( 地 ) 權分立 : 政府把商鋪唐樓地契重新批出給買家 (tong lau); 政府重新批出街市營運權給聯和置業, 繼續管理秤佣制 (management rights of the bazaar); 聯和置業把聯和新村以 20 年期佔用權賣出 (20- year leasehold interests)

28 聯和墟街市租金 LWH Market Rent 有蓋街市 Covered Bazaar 肉檔 (meat stalls) 魚雞鴨檔 (fish, chicken, duck stalls) 鹹魚檔 (salt fish stalls) 菜豆腐檔 (vege stalls) 共 Total 數量檔 stalls 1951 租金 rent $48/ 月 mon $48/ 月 mon $48/ 月 mon $48/ 月 $34,560/ 年 yr 露天街市 open bazaar 128 檔 stalls 1951 租金 rent $10/ 月 $15,360/ 年 yr 資料來源 : 政府檔案

29 聯和墟每月秤佣收入 LWH Monthly Weighing Commissions 年份 Period 共 Total $5,000 - $9, > $20, $100, $120,000 $160, $40,000 (a new market was built) * 秤佣以專利權出售予競投者 ( 限創辦股原居民, 承辦 1 年 ) 圖片來源 : 陳國成 (2008) 粉嶺

30 聯和墟公秤收費表 Fee Scale of the Commission 貨物類別 Type 重量 Weight 秤費 Fee 備註 Remarks 大豬 L Pig 50 斤以上每隻 5 元買賣各半小豬 S Pig 50 斤以下每隻 3 元買賣各半雞鴨鵝 - 每隻 2 元買賣各半蔬菜 Vege 每秤 50 斤以下每秤 3 元買賣各半超過 50 斤每秤 4 元買賣各半 * 至 1980 年代, 秤佣仍是每秤 4 元 ( 資料來源 : 陳漢林 ) 資料來源 : 陳國成 (2008) 粉嶺

31 中環街市復原 Central Market Revival sharing economy, social innovation, creativity, Local fair trade, Food local and organic food, historic local brands, support of social ventures, Crafts local art and craft, sustainable development, and job opportunities and talent development for the underprivileged. Creativity Stakeholders decide the uses

32 Central Market Basic Info Project Site Information Descriptions UOM Location: 80 Des Voeux Road Central, Central Completion year: 1939 Antiquities Authority Grading Grade 3 Historic Building Site Area: 43,000 sf Total Floor Area (URA design): 235,000 sf Total Floor Area (counterproposal): 129,000 sf

33 Central Market Financial Model CSR Model Financial Viability UOM Remarks Lettable Floor Area 79,000 sf Average Retail Rent psf on 1,260 HK$ 30% discount, HK island (2013 Dec) based on a precedent case (Prince Edward Road) Occupancy rate (assumed) 80% Total Rental Income p.a. 79,632,000 HK$ Min. Payback Period for the Rehab. Cost (ignore inflation and operational cost) 6.28 years

34 Central Market Financial Model CSR Model Financial Viability UOM Remarks Total Rental Income p.a. 79,632,000 HK$ Operating Expenditure pa 42,400,000 HK$ based on the PMQ project Gross profit pa 37,232,000 HK$ Min. Payback Period of the counterproposal 12 years

35 完 2014 年 4 月 12 日

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Urban Studies in a Nutshell, Urban Studies Programme, CUHK URSP1002 Bottom Up Urban Planning A Case Study by Dr Edward CY Yiu Associate Professor Dept of Geography and Resource Management, Chinese University