bodyType

customContents

entityId

printArticlePageQuery

filter

article

body

urlAlias

articleSectionsContent

articleSeoArticle

articleSourceHeaderArticle

contentSchemaRenderContent

contentSubHeadlineContent

contentHeadlineContent

mainImagePrintArticleArticle

authorBlockPrintArticleArticle

contentSponsorTagContent

articlePianoPaywallContent

scmpYoutubeContent

hooksTrackPageViewArticle

query printArticlePageQuery(
  $entityId: String!
  $customContents: [CustomContentInput]
  $bodyType: BodyFormatTypeEnum
) {
  article(filter: {entityId: $entityId}) {
    entityId
    body(customContents: $customContents, type: $bodyType) {
      json
    }
    urlAlias
    ...articleSectionsContent
    ...articleSeoArticle_3o8td4
    ...articleSourceHeaderArticle
    ...contentSchemaRenderContent
    ...contentSubHeadlineContent
    ...contentHeadlineContent
    ...mainImagePrintArticleArticle
    ...authorBlockPrintArticleArticle
    ...contentSponsorTagContent
    ...articlePianoPaywallContent
    ...scmpYoutubeContent
    ...hooksTrackPageViewArticle
    id
  }
}

fragment articlePianoPaywallContent on Content {
  __isContent: __typename
  ...hooksPaywallPromiseContent
}

fragment articleSectionsContent on Content {
  __isContent: __typename
  sectionsV2 {
    value {
      __typename
      ... on Section {
        name
        published
      }
      ... on VideoSection {
        name
        published
      }
      ...helpersCheckIfNewsSectionInFirstIndexSection
      ...entityLink
      ... on Node {
        __isNode: __typename
        id
      }
    }
  }
}

fragment articleSeoArticle_3o8td4 on Article {
  ...hooksArticleSeoArticle
  ...helpersGetArticleTypeArticle
  entityId
  publishedDate
  updatedDate
  summary {
    text
  }
  subHeadline {
    text
  }
  body(customContents: $customContents, type: $bodyType) {
    text
  }
  keywords
  sectionsV2 {
    value {
      __typename
      ... on Section {
        name
      }
      ... on Node {
        __isNode: __typename
        id
      }
    }
  }
  topics {
    name
    entityId
    id
  }
  urlAlias
  authors {
    name
    id
  }
  images {
    style(filter: {style: "768x768"}) {
      url
    }
  }
  readingTime
}

fragment articleSourceHeaderArticle on Article {
  urlAlias
  ...entityLink
}

fragment authorBlockPrintArticleArticle on Article {
  ...defaultArticleDateContent
  ...authorNamesArticle
}

fragment authorNameAuthor on Author {
  ...entityLink
  name
  entityUuid
}

fragment authorNamesArticle on Article {
  authorLocations
  authors {
    entityId
    location
    ...authorNameAuthor
    id
  }
}

fragment blockquoteQuoteContent on Content {
  __isContent: __typename
  ...contentShareWidgetContent
}

fragment checkersCheckContentContainsStarlingImageContent on Content {
  __isContent: __typename
  topics {
    entityId
    id
  }
}

fragment contentHeadlineContent on Content {
  __isContent: __typename
  headline
  socialHeadline
  ...contentHeadlineTagContent
  ...helpersUseContentSponsorContent
}

fragment contentHeadlineTagContent on Content {
  __isContent: __typename
  ...hooksContentHeadlineTagContent
}

fragment contentNewsletterWidgetContent on Content {
  __isContent: __typename
  topics {
    relatedNewsletters {
      ...helpersMassageToNewsletterItemNewsletter
      id
    }
    id
  }
  sectionsV2 {
    value {
      __typename
      ... on Section {
        relatedNewsletters {
          ...helpersMassageToNewsletterItemNewsletter
          id
        }
      }
      ... on Node {
        __isNode: __typename
        id
      }
    }
  }
  ... on Article {
    relatedNewsletters {
      ...helpersMassageToNewsletterItemNewsletter
      id
    }
  }
}

fragment contentSchemaRenderContent on Content {
  __isContent: __typename
  ...blockquoteQuoteContent
  ...hooksInlinePlusWidgetContent
  ...imageContent
  ...inlineWidgetContent
  ...photoGalleryWidgetContent
  ...scmpYoutubeContent
}

fragment contentShareWidgetContent on Content {
  __isContent: __typename
  __typename
  entityId
  urlAlias
  shortUrl
  socialHeadline
  headline
  ... on Video {
    youtubeId
  }
}

fragment contentSponsorTagContent on Content {
  __isContent: __typename
  ...helpersUseContentSponsorContent
}

fragment contentSubHeadlineContent on Content {
  __isContent: __typename
  subHeadline {
    json
  }
  summary {
    json
  }
  ...contentSchemaRenderContent
}

fragment defaultArticleDateContent on Content {
  __isContent: __typename
  ...hooksArticleDateUtilsContent
}

fragment entityLink on BaseWithApplicationAndUrlAlias {
  __isBaseWithApplicationAndUrlAlias: __typename
  __typename
  entityId
  entityUuid
  urlAlias
  urlRedirect {
    toUrl
    id
  }
  application {
    entityId
    id
  }
  ... on Section {
    fullSectionPath {
      entityId
      id
    }
    parentSection
  }
  ...helpersAppBarVariantBase
  ...helpersApplicationBase
  ...helpersCheckIsPlusArticle
  ...helpersStyleSectionContent
}

fragment helpersAppBarVariantBase on BaseWithApplicationAndUrlAlias {
  __isBaseWithApplicationAndUrlAlias: __typename
  ...helpersCheckIsLiveArticle
  ...helpersCheckIsPlusPage
  ...helpersCheckIsPostMagazineArticle
  ...helpersCheckIsStyleArticle
  ...helpersSectionContent
  ...helpersStyleSectionContent
}

fragment helpersApplicationBase on BaseWithApplicationAndUrlAlias {
  __isBaseWithApplicationAndUrlAlias: __typename
  ...helpersCheckIsPlusPage
}

fragment helpersCheckIfNewsSectionInFirstIndexSection on SectionUnion {
  __isSectionUnion: __typename
  ... on Section {
    name
  }
  ... on VideoSection {
    name
  }
}

fragment helpersCheckIsAmpEnabledArticle on Article {
  entityId
  types {
    value {
      entityId
      id
    }
  }
  sectionsV2 {
    value {
      __typename
      ... on Section {
        entityId
      }
      ... on Node {
        __isNode: __typename
        id
      }
    }
  }
  disableOffPlatformContent
  sponsorType
  published
  ...helpersCheckIsPlusArticle
}

fragment helpersCheckIsLiveArticle on Article {
  flattenTypeIds
  liveArticle {
    status
    id
  }
}

fragment helpersCheckIsMainTopicContent on Content {
  __isContent: __typename
  topics {
    entityId
    id
  }
}

fragment helpersCheckIsPlusArticle on Content {
  __isContent: __typename
  ... on Article {
    paywallTypes {
      entityUuid
      id
    }
  }
}

fragment helpersCheckIsPlusPage on Page {
  urlAlias
}

fragment helpersCheckIsPostMagazineArticle on Content {
  __isContent: __typename
  sectionsV2 {
    value {
      __typename
      ... on Section {
        entityId
      }
      ... on Node {
        __isNode: __typename
        id
      }
    }
  }
}

fragment helpersCheckIsStyleArticle on Content {
  __isContent: __typename
  sectionsV2 {
    value {
      __typename
      ... on Section {
        entityId
      }
      ... on VideoSection {
        entityId
      }
      ... on Node {
        __isNode: __typename
        id
      }
    }
  }
}

fragment helpersGetArticleTypeArticle on Content {
  __isContent: __typename
  ... on Article {
    types {
      value {
        entityId
        id
      }
    }
  }
}

fragment helpersMassageToNewsletterItemNewsletter on Newsletter {
  entityId
  name
  alternativeName
  description {
    text
  }
  summary {
    text
  }
  homepageDescription {
    text
  }
}

fragment helpersSanitizeArticleTypeEntityIdsArticle on Article {
  types {
    value {
      entityId
      id
    }
  }
}

fragment helpersSanitizeAuthorTypesArticle on Article {
  authors {
    types
    id
  }
}

fragment helpersSanitizedAuthorEntityIdsArticle on Article {
  authors {
    entityId
    id
  }
}

fragment helpersSectionContent on Section {
  fullSectionPath {
    entityId
    id
  }
}

fragment helpersStyleSectionContent on Section {
  fullSectionPath {
    entityId
    id
  }
}

fragment helpersUseContentSponsorContent on Content {
  __isContent: __typename
  topics {
    entityId
    sponsor {
      ...sponsorTagSponsor
      name
      type
      id
    }
    id
  }
  ... on Article {
    sponsorType
  }
  ...helpersCheckIsMainTopicContent
}

fragment hooksArticleDateUtilsContent on Content {
  __isContent: __typename
  createdDate
  publishedDate
  updatedDate
}

fragment hooksArticleSeoArticle on Article {
  ...helpersCheckIsPostMagazineArticle
  ...helpersCheckIsStyleArticle
  ...hooksContentHeadlineTagContent
  ...helpersCheckIsAmpEnabledArticle
  entityId
  headline
  socialHeadline
  types {
    value {
      entityId
      id
    }
  }
  authors {
    entityId
    id
  }
  images {
    generic_og: style(filter: {style: "og_image_scmp_generic"}) {
      url
    }
    styles(filter: {styles: ["og_postmag", "og_image_style", "og_image_scmp_analysis", "og_image_scmp_explainer", "og_image_scmp_editorial", "og_image_scmp_fact_check", "og_image_scmp_debate", "og_image_scmp_live", "og_image_scmp_obituary", "og_image_scmp_opinion", "og_image_scmp_review", "og_image_scmp_series", "og_image_scmp_generic"]}) {
      url
      style
    }
    type
  }
  urlAlias
}

fragment hooksContentHeadlineTagContent on Content {
  __isContent: __typename
  __typename
  ... on Article {
    types {
      value {
        name
        entityId
        description {
          text
        }
        id
      }
    }
    ...helpersCheckIsStyleArticle
  }
  flag
  sectionsV2 {
    value {
      __typename
      ... on Section {
        name
      }
      ... on VideoSection {
        name
      }
      ... on Node {
        __isNode: __typename
        id
      }
    }
  }
  ...hooksContentHelperContent
}

fragment hooksContentHelperContent on Content {
  __isContent: __typename
  ...helpersSanitizeArticleTypeEntityIdsArticle
  ...helpersSanitizeAuthorTypesArticle
  ...helpersSanitizedAuthorEntityIdsArticle
  flag
}

fragment hooksInlinePlusWidgetContent on Content {
  __isContent: __typename
  topics {
    entityId
    id
  }
}

fragment hooksPaywallPromiseContent on Content {
  __isContent: __typename
  entityId
}

fragment hooksTrackPageViewArticle on Content {
  __isContent: __typename
  entityId
  publishedDate
  headline
  sectionsV2 {
    value {
      __typename
      ... on Section {
        name
      }
      ... on Node {
        __isNode: __typename
        id
      }
    }
  }
  urlAlias
  authors {
    name
    id
  }
  entityUuid
}

fragment imageContent on Content {
  __isContent: __typename
  headline
  ...checkersCheckContentContainsStarlingImageContent
}

fragment inlineWidgetContent on Content {
  __isContent: __typename
  ...contentNewsletterWidgetContent
}

fragment mainImagePrintArticleArticle on Article {
  images {
    title
    url
    isSlideshow
    size_652x446: style(filter: {style: "652x446"}) {
      url
    }
  }
}

fragment photoGalleryDialogContent on Content {
  __isContent: __typename
  __typename
  ...contentShareWidgetContent
}

fragment photoGalleryWidgetContent on Content {
  __isContent: __typename
  ...photoGalleryDialogContent
}

fragment scmpYoutubeContent on Content {
  __isContent: __typename
  entityId
  urlAlias
  publishedDate
}

fragment sponsorTagSponsor on Sponsor {
  name
  type
  images {
    url
  }
}


types

sectionsV2

disableOffPlatformContent

sponsorType

published

headline

socialHeadline

authors

images

publishedDate

updatedDate

summary

subHeadline

keywords

topics

readingTime

authorLocations

Francis Neoton Cheung

The Kai Tak Development Area, once home to Hong Kong’s iconic airport, is now the site of one of the city’s most ambitious urban regeneration efforts. As the government pushes forward with two major infrastructure projects in the area – a smart and green mass transit system and the enhancement of the Kai Tak Cruise Terminal – concerns are mounting that the current fragmented approach may undermine the very goals these projects aim to achieve.
Both initiatives are central to Hong Kong’s long-term strategies in transport connectivity, tourism development and urban innovation. Yet despite their geographic proximity and overlapping policy objectives, the government has apparently opted to treat them as entirely separate exercises. This siloed approach risks missed opportunities, inefficient resource allocation and diminished public value.
The mass transit system is envisioned as a 3.5-kilometre elevated system connecting Kai Tak’s cruise terminal and MTR station. Designed to serve residents, tourists and commercial tenants, it promises low-emission, rubber-tyred electric vehicles with a projected travel time of just 10 minutes.
While technically sound, the tender conditions raise concern. Based on discussions during a briefing organised by the Civil Engineering and Development Department on June 27, bidders must provide substantial upfront deposits or demand bonds, parent company guarantees and a reserve fund for capital replacement over a potentially 30-year franchise. These financial obligations are steep – even for large state-owned enterprises. The MTR Corporation may be the only entity capable of meeting them with ease.
To offset the financial burden, the government is offering four plots of land in Kai Tak for residential and commercial development, according to discussions at the June 27 briefing. However, two of the residential sites lack sea views and other premium features. More critically, the timeline for land handover remains uncertain – possibly as late as the early 2030s – making it difficult for bidders to forecast property sales revenue, a key component of the project’s financial viability.

The Kai Tak Cruise Terminal, opened in 2013, was intended to position Hong Kong as a regional cruise hub. With two berths for the world’s largest vessels and the city’s largest rooftop garden, the terminal was a bold statement of intent. But usage has declined sharply in recent years, in large part due to the Covid-19 pandemic and shifting travel patterns. The surrounding commercial areas remain underutilised, and the terminal has yet to fulfil its potential as a vibrant public space.
But those pushing for the terminal’s enhancement seek to revitalise its commercial zones and adjacent public areas, attract large-scale events and improve the visitor experience. Plans could include sea-based transport links, drone shows and family-friendly attractions – all aligned with the government’s push for a low-altitude economy. There is also potential to leverage existing assets like the government’s pilot training school to create a unique tourism offering.
Yet without integration with the mass transit system, these ideas might never come to fruition. Operators may hesitate to invest in infrastructure or programming that depends on a transit system whose future remains uncertain. The apparent lack of coordination between the two tenders could stifle creativity and reduce the likelihood of achieving meaningful synergies.
The decision to tender these projects separately – without cross-referencing or shared evaluation criteria – reflects a fragmented mindset that runs counter to holistic urban planning. If the mass transit system’s tender conditions are not revised, the process may end up only attracting conditional or non-compliant bids. The government may be forced to award the project to the MTR by default, raising concerns about fairness, cost control and public perception.

Moreover, the tenders are being led by different departments, leaving bidders little incentive to propose integrated solutions that enhance both transport and tourism outcomes. This could result in suboptimal designs and a failure to capitalise on Kai Tak’s unique potential.
To avoid these pitfalls, the government must first clarify land terms by defining usage parameters, plot ratios and handover timelines for development sites. This would reduce uncertainty and allow bidders to make informed projections.
Second, policymakers should lower financial entry barriers to attract a broader pool of qualified bidders, including international operators and innovative consortiums.
Third, the government must introduce evaluation criteria that reward proposals that show cross-project benefits such as enhanced public space access, tourism opportunities and overall connectivity.
Fourth, Hong Kong must realise this is a chance to champion innovation. As such, the city should encourage creative uses of Kai Tak’s assets, from drone performances to sea-based leisure activities.
The Kai Tak Development Area is more than a collection of infrastructure projects. It is a symbol of Hong Kong’s aspirations to build a city that is liveable, sustainable and globally competitive. From its aviation past to its envisioned future as an urban hub, Kai Tak embodies the city’s capacity for reinvention.
But that vision will only be realised if the government embraces integrated thinking. Fragmented tendering may be administratively convenient, but it risks undermining the transformative potential of these projects. In an era where cities compete not just on infrastructure but on imagination, Hong Kong must rise to the occasion. Kai Tak is the place to start.


Kai Tak infrastructure projects shouldn’t be developed in isolation

Illustration: Craig Stephens

A cruise ship is berthed at the Kai Tak Cruise Terminal on March 20. Photo: Sam Tsang

A general view of Kai Tak and Kowloon Peninsula photographed in Beacon Hill on February 22. Photo: Eugene Lee

Opinion

Hong Kong Opinion

News

World

Hong Kong

Politics

Hong Kong Economy

Economy

Policy

Fragmented tendering could stifle long-term plans for transport connectivity, tourism and urban planning before they even get off the ground


Fragmented tendering could stifle long-term plans for transport connectivity, tourism and urban planning before they even get off the ground.


Hong Kong economy

Hong Kong transport

Future of transport

Transport and logistics

Infrastructure

MTR Corporation

Hong Kong land sale

Hong Kong tourism

Culture, Sports, and Tourism Bureau

Tourism

Expresses the views, ideas and conclusions of the author. (Eg. Enough of Crazy Rich Asians, think of crazy poor Hongkongers.)


.css-1c6uqr6{color:inherit;font-weight:inherit;font-size:inherit;font-family:inherit;line-height:inherit;overflow-wrap:break-word;}Fragmented tendering could stifle long-term plans for transport connectivity, tourism and urban planning before they even get off the ground

Fragmented tendering could stifle long-term plans for transport connectivity, tourism and urban planning before they even get off the ground