Is the URA a genuine force for urban renewal?
Matthew Scott Ibarra says the URA must make clear whether it is a genuine force for urban renewal, in which case it deserves its special powers - or whether it is just another developer
To understand how the Urban Renewal Authority is different from its predecessor, the Land Development Corporation - and perhaps has strayed from its original mission to better the standard of living for local residents - look no further than the authority's Hanoi Road project, completed in 2007.
The project, developed jointly with New World Development, is the 11th tallest building in Hong Kong with a gross floor area of 102,625 square metres. It contains 345 residential flats, about 270 more flats than the previous dilapidated site. The residential area of 45,600 square metres is approximately only twice the original 27,309 square metres. In the old site, the area per residential unit was about 364 square metres while in the new development, this has dropped to about 132 square metres, a mere 36 per cent of the previous figure.
The bulk area of the development, 57,025 square metres, went to commercial and retail space and the Hyatt Regency. Given the city's housing needs, how could this loss of residential area be permitted?
Similarly, how could the URA now be permitted to launch a Tai Kok Tsui site for a hotel, with no residential component at all? The 7,914 sq ft site was originally designated for residential use, but the authority obtained Town Planning Board approval to change the land use to a hotel and is now inviting expressions of interest for the development, which would also include space for commercial and back-of-house facilities.
Glaringly, the authority's approach does "achieve better utilisation of land", the same as any developer would. But this does not constitute urban renewal nor improving the housing or environment of Hong Kong.
Instead of being guided by the purpose of bettering housing and the environment, the authority seems to be concerned only with replacing the old with the new, which means seeking larger mixed-use real estate developments that are not related to residential environments.
What, then, makes the URA different from any other developer, except that it is exempted from paying tax and can apply for land resumption? That's immense power for any developer.