Creating a World-class Victoria Cove Area with a Holistic Plan Covering the Cove, Waterfront, and Inland
In my last blog post, I mentioned that the Urban Renewal Authority (URA) has initiated the “To Kwa Wan Harbourfront Study" (TKWHS) which adopts a macroscopic and holistic planning approach that integrates the "Cove–Waterfront-Inland" concept. This new "Cove–Waterfront-Inland" concept has been well developed overseas. Renowned examples include Sydney's Darling Harbour in Australia and Aker Brygge in Oslo, Norway. Both of them were developed through the renewal of old districts, with land use restructured and re-planned, built environment improved, and road networks enhanced. By adopting the "Cove–Waterfront-Inland" concept, these coastal areas were fully utilised for diverse development and transformed into globally recognised cove destinations.
Unlike Sydney and Oslo, where harbours have been redeveloped from abandoned or declining operational areas, Hong Kong’s old districts are densely populated and bustling with economic activities, which makes large-scale renewal and land re-planning more complicated and challenging.
That said, we must continue to pursue old district renewal despite these difficulties. Besides, to maximise societal benefits, we should not choose easy options over more challenging ones. In this context, the URA engaged consultants to conduct the TKWHS, which adopts the "Cove–Waterfront-Inland" planning model and draws on overseas experiences. The study explores three feasible directions, examining both opportunities and challenges. These are: (1) making effective use of existing waterbody and harbour spaces; (2) creating diverse waterside zones; and (3) strengthening connections between inland areas and waterfront spaces. The aim is to fully utilise and integrate the development potential of harbour waters, the shoreline, and inland development to shape a world-class Victoria Cove Area.
The TKWHS covers an area of nearly 800 hectares, encompassing the waterfront promenade in To Kwa Wan and surrounding shoreline, as well as the adjacent waterbody. The inland extends north to the Lung Shing area, east to the Kai Tak Development Area, and west to Ho Man Tin Hill and the Ko Shan Theatre green belt.
The TKWHS builds on the 2014 Kowloon City District Urban Renewal Study and the Kai Tak Development Plan, expanding its scope to further examine the current development and the land use of the inland and harbourfront spaces of Kowloon City and Kai Tak. It also draws inspiration from international large-scale waterfront developments. Through a macroscopic and holistic approach, the aim of TKWHS is to integrate the development of new and old districts in Kai Tak and Kowloon City with waterfront space and adjacent waters, creating a cove area that is rich in historical significance, modernity, and vitality.
Kowloon City’s geographical and bay environment, along with its harbour waters, are of considerable scale and immense value, comparable to those of Sydney, Oslo, and Tokyo Harbour in Japan. When the inland areas of Kowloon City are renewed and revitalised, together with a deep integration of waterside activities within the harbour, the area has strong potential to become a Victoria Cove Area that rivals world-class bay regions.
Under the "Cove–Waterfront-Inland" planning concept, the initial proposals involve enhancing the functions and vibrancy of the cove and coast, as well as improving connectivity and accessibility between the inland areas and the bay and coast in three directions.
Three Key Directions to Develop the Victoria Cove Area
(1) Utilising Existing Water and Harbourfront Spaces
Currently, the coastal space and adjacent water of To Kwa Wan are equipped with basic facilities such as promenades and piers. In the short term, it is possible to offer water-based activities, performance venues, and leisure facilities without the need for additional infrastructure. Notably, the adjacent water of Kai Tak Sports Park and Ma Tau Kok Road are situated within inner harbour areas, where the water flows are relatively calm. An initial proposal is to utilise these water spaces for relatively tranquil activities such as kayaking and canoeing; or to install floating platforms for performances, concerts, and other events, allowing citizens to enjoy performances from the shoreline.
Additionally, part of the adjacent water of To Kwa Wan is designated as a sheltered bay for barges, with two breakwaters. TKWHS preliminarily explores converting some unoperated barges into venues for dining services, outdoor concerts, or special light and shadow art installations. They could also be transformed into swimming pools, floating beaches, or other recreational facilities. Furthermore, art installations could be placed on the breakwaters for citizens and visitors on boat rides to take nice photos, thereby creating diverse leisure and entertainment experiences.
However, the above activities or services must comply with existing regulations and licensing requirements. For example, safety issues must be thoroughly considered for water-based activities, including water quality and potential interference with current navigational channels. Providing dining services on barges requires obtaining necessary licenses and permits from relevant government departments, ensuring compliance with fire safety, food hygiene, and other regulations. Therefore, the above suggestions necessitate further in-depth research, technical impact assessments, and consultations with government authorities and barge operators.
(2) Creating Spaces for Diverse Waterfront Development
Rather than simply utilising existing water and harbourfront facilities to host activities, it is essential to create new spaces along the coast to enable a more diverse development of the Victoria Cove Area, showcasing different landscapes and vibrancy.
Recently, the Legislative Council passed the Protection of the Harbour (Amendment) Bill, allowing small-scale reclamation projects for the construction of facilities that improve waterfront connectivity, such as piers, viewing platforms, and pedestrian walkways. These enhancements could expedite the revitalisation of Kowloon City Ferry Terminal and boost the harbour’s vitality.
Regarding the two fragmented segments of the To Kwa Wan waterfront, including the land near the gas facilities facing Grand Waterfront and around Green Island Cement Pier, the construction of pedestrian walkways to connect these segments can be considered. As for the natural scenery of Fishtail Rock in Hoi Sham Park, the TKWHS suggests that, without impacting the natural landscape or coastline, improvements can be made by enhancing the walking environment inside Hoi Sham Park or installing pedestrian signage, thereby improving accessibility along the Hung Hom and To Kwa Wan waterfronts.
Beyond revitalisation of the Kowloon City Ferry Terminal, the TKWHS also explores comprehensive planning that encompasses land surrounding the Terminal, including the proposed green platform adjacent to the Central Kowloon Route, together with waterfront sites like Grand Waterfront and public leisure areas, to create a larger-scale waterfront development. This, combined with placemaking initiatives such as hosting large-scale events, creating artistic and cultural installations, and beautifying the neighbourhood, can enhance the scenic quality of the coastline and give the waterfront a unique character and charm.
There are many more challenges to overcome in developing a diverse waterfront area. For example, while the latest law amendment provides greater flexibility and opportunities for reconnecting the fragmented segments of the To Kwa Wan waterfront, consent from owners of private land sections must be obtained. An alternative would be to explore small-scale reclamation to build pedestrian walkways.
(3) Strengthening Connections Between Inland and Harbourfront Spaces
After enhancing the vibrancy of the cove and waterfront, improving roads and pedestrian networks to connect inland areas with the water is particularly vital. Over the past decade, the URA has undertaken various projects in To Kwa Wan and Lung Shing area. The TKWHS will focus on how these renewal projects can strengthen the connectivity and accessibility between inland Kowloon City and the harbourfront through an improved built environment and road network, and the integration of three major road networks to channel foot traffic and vitality towards the bay area.
Connection 1: The "Lung Shing" Area and the Kai Tak Development Area
Currently, Lung Shing area and Kai Tak Development Area are divided by Prince Edward Road East. In 2019, the URA commenced the Kai Tak Road/Sa Po Road Development Scheme (Sa Po Road Project), which involves constructing a sunken plaza that connects via a pedestrian tunnel built by the government to the underground shopping area in Kai Tak Development Area. This aims to enhance pedestrian connectivity between the two districts. The tunnel is expected to be completed by mid-2029.
At the moment, the at-grade road linking to Kai Tak Development Area passes through sites with various ongoing public housing or private residential projects, which are expected to take another two to three years to complete. As these sites are currently enclosed with construction hoardings, the TKWHS suggests that relevant government departments collaborate with private developers to improve the pedestrian environment by installing uniform hoarding designs and signage. Once the Sa Po Road Project is finished and the tunnel is open, along with the already completed residential developments nearby, citizens will have an improved, assessable pedestrian environment that enables direct passage from the Lung Shing area to Kai Tak Development Area, the Metro Park at the north end of the former Kai Tak runway, and the adjacent harbourfront, thereby connecting inland areas with the waterfront.
Connection 2: Civil Servants' Co-operative Building Society and the "Five Streets" Project
The Shing Tak Street/Ma Tau Chung Road Civil Servants' Co-operative Building Society Redevelopment Project, the Ming Lun Street/Ma Tau Kok Road Development Scheme (Ming Lun Street Project), and the To Kwa Wan Road/Ma Tau Kok Road Development Scheme (Ma Tau Kok Road Project) are located at the two ends of Ma Tau Kok Road. To strengthen access to the harbourfront, it is initially suggested to revitalise and beautify the streetscapes along Ma Tau Kok Road to improve the overall pedestrian environment. Additionally, it is proposed to create a diversified at-grade harbourfront plaza of no less than 25 metres wide between the residential and commercial buildings planned within the projects. This would enable residents to walk directly from To Kwa Wan Road to the waterfront, further reinforcing the connection between Kowloon City old districts and the harbourfront.
The Hong Kong Housing Society plans to develop a dedicated rehousing estate at the waterfront junction of To Kwa Wan Road and Ma Tau Kok Road, and assist the Leisure and Cultural Services Department to build a park. The team believes that a holistic development plan covering the GIC lands in the area — including the proposed green deck adjacent to the Central Kowloon Route, managed by the URA’s Ming Lun Street Project and Ma Tau Kok Road Project — can bring greater benefits to the community through improved coordination among various projects and land uses. Such integrated planning would enhance connectivity between inland areas, the harbourfront, and the waters.
Connection 3: Recreational and Waterfront Spaces Centred around "District-based Redevelopment New Community"
There are several public recreational spaces in the To Kwa Wan district, including the Ma Tau Wai Road/To Kwa Wan Garden, the Ko Shan Theatre, and Hoi Sham Park, some of which are adjacent to the URA’s renewal projects. As such, the URA initially recommends leveraging its first "District-based Redevelopment New Community" in To Kwa Wan — comprising eight connected urban renewal projects along Bailey Street, Wing Kwong Street, and Ngan Hon Street — as the focal point for the road network. By utilising the improved pedestrian environment and the newly added pedestrian streets within the new community, and the footbridge connecting to To Kwa Wan MTR Station, access to the Hoi Sham Park from the north and south will be more convenient. This also strengthens the connection between public recreational spaces in the district, as well as the inland greenbelts and the waterfront.
Meanwhile, the section of Bailey Street, located south of the New Community, which leads to the harbourfront spaces, contains many parcels of “Government, Institution or Community” sites that remain underutilised. This includes an 8,000-square-metre temporary outdoor carpark facing the harbour. To enhance accessibility and the benefits of direct access to the harbourfront, land replanning is necessary to allow citizens to travel directly from inland public recreational spaces to Hoi Sham Park and the waterfront for enjoyment and participation in activities.
Improving Harbourfront Environment along Ming Lun Street Project and Ma Tau Kok Road Project
In addition to strengthening the inland pedestrian network through district renewal projects, the URA is trialling efforts to improve the harbourfront environment through specific projects. In 2022, when the URA launched the Ming Lun Street Project and the Ma Tau Kok Road Project, it had already taken into account the waterfront location of the Project in its holistic planning and design. The plan involved setting back the redeveloped buildings from the coast to create a waterfront space approximately 20 meters wide. This approach revitalises the promenade area and enhances its vibrancy.
Submission of Preliminary and Feasibility Studies in the Second Half of the Year
Following the publication of the first blog post advocating for the creation of a world-class Victoria Cove Area, there has been widespread support for revitalising existing pier facilities, optimising harbourfront environments and corridors, and promoting coastal and waterfront development. It is also commonly agreed that the planning concept helps unlock the potential for development of the cove, waterfront, and inland areas, as well as bringing a fresh new face to the eastern shores of Victoria Harbour, offering citizens and tourists a world-class leisure and tourism experience. The URA is encouraged to complete its research as soon as possible to advance development in this area.
The vision of the Victoria Cove Area originates from an urban renewal perspective, aiming to create a landscape that optimally utilises inland land, harbourfront spaces, and the harbour water to create a high-quality cove area. Achieving this vision requires collaboration across society and among various stakeholders. It cannot be realised by a single government department, organisation, or group alone. Only through joint efforts can Kowloon City’s inland areas, harbourfront, and water be well connected, maximising their potential and charm to develop into a world-class harbour area.
The URA has initiated preliminary discussions with various government departments and stakeholders, including the Cultural, Sports, and Tourism Bureau, Transport Department, Marine Department, Energizing Kowloon East Office, Leisure and Cultural Services Department, Planning Department, Harbour Office, Hong Kong Housing Society, and Kai Tak Sports Park Limited to introduce the planning concepts and gather feedback on the vision for the Victoria Cove Area. The team is also conducting in-depth research and finetuning of the initial proposals outlined in the TKWHS with the goal of submitting an early-stage research report and feasibility studies to the URA in the second half of this year.
The realisation of the Victoria Cove Area hinges on the support and participation of the government, business, professional sectors, and local communities as well as the availability of the required resources. The URA will continue advancing urban renewal projects in the district, with a particular focus on connecting inland and harbourfront areas. In my next blog post, I will further elaborate on how the URA’s first-ever "District-based Redevelopment New Community" projects can link up new communities with the future cove area through holistic planning.