URA's Pioneering "District-based Redevelopment New Community" in To Kwa Wan - Key to Realising the Victoria Cove Area
Over the past decade, the Urban Renewal Authority (URA) has undertaken various urban renewal projects in To Kwa Wan and the Lung Shing area. Capitalising on these opportunities, the team enhances the existing built environment and road networks within these old districts, strengthening the connectivity and accessibility between inland areas and the harbourfront, thereby channeling foot traffic and vitality from the inland towards the bay. These renewal projects also serve as a focal point, enhancing connections between inland spaces, green belts, and public leisure areas.
Among these projects, the “District-based Redevelopment New Community” (the New Community) in To Kwa Wan, located at the heart of the district’s road network, serves as a key transportation and community hub. To the west, it connects to the green belt surrounding Ko Shan Theatre and Ho Man Tin Reservoir Recreation Ground; to the north, it links to the To Kwa Wan MTR Station, Lung Shing area, and Kai Tak Development Area; to the east, it faces Hoi Sham Park and the To Kwa Wan Harbourfront promenade; and to the south, it extends toward Hung Hom and Whampoa. The New Community is a strategic neighborhood within the Victoria Cove Area, serving as a vital link between inland areas and the harbourfront.
Last Friday, the government announced its decision of granting a site adjacent to the New Community, which is currently used as a temporary car park at the end of Bailey Street, to the URA for development. This decision not only significantly boosts the development potential of the site but also further strengthens the connection between the inland old district of To Kwa Wan, the New Community, Hoi Sham Park, and the waterside spaces beyond. This initiative leverages the advantages of urban renewal to create a more accessible and vibrant harbourfront area.
The First “District-based Redevelopment New Community” in Collaboration with Seven Developers
The To Kwa Wan New Community is Hong Kong’s first URA project that adopts a district-based model, characterised by a systematic planning approach, integrated design, multi-party collaboration, and joint creation. It consists of eight URA renewal projects, managed by seven different developers. A master design control is introduced, for the very first time, requiring each developer to adhere to specific standards outlined in the master design control — focusing on connectivity, accessibility, livability, community vibrancy, and smart building and facility management. The goal is to create synergy in establishing an accessible, distinctive, livable, and vibrant new community.
Most of the projects within the New Community have commenced and are expected to be completed in the next two to three years. This will be one of the earliest large-scale developments completed by the URA in the area, setting a precedent for the broader development of the Victoria Cove Area.
Systematic Planning - Introducing a Master Design Control
Unlike fragmented single-building or small-scale redevelopment projects, the URA has adopted a district-based approach for the renewal of To Kwa Wan since 2016. This involves systematically planning eight adjacent redevelopment projects to reorganise land use, enhance pedestrian and road networks, and improve both internal and external access within the district. It also focuses on increasing green space and public recreational areas, optimising district aesthetics through an integrated design, thus creating the city’s first New Community.
A master design control was introduced to the New Community, setting out key overarching principles that all selected developers must comply during project development. Among its four focus areas, promoting connectivity and integrated landscape design within and around the new community takes priority.
The initiatives to optimise pedestrian and transport networks, aimed at enhancing the pedestrian environment and accessibility in the New Community, include:
(1) Setting back New Buildings to Widen Footpaths
Developers of the New Community redevelopment projects are required to set new buildings further back from the street frontage, creating more ground space for wider pavements. At major entry points such as Bailey Street, Sung On Street, and To Kwa Wan Road, pedestrian paths will be at least 8 meters wide. In areas like Wan On Street, Ngan Hon Street, and Wing Kwong Street, footpath widths will range from 3.5 to 5 meters—two to three times the current approximate 1.5-meter footways—resulting in more spacious and walkable streets.
(2) Reconfiguring Vehicle Roads into Pedestrian Walkways
To enhance accessibility of the New Community, some existing roads will be re-designated to create more walkways. For instance, Hung Fook Street, currently a one-lane traffic road, will be transformed into a 15-meter-wide pedestrian street. Additionally, a new 15-meter-wide pedestrian corridor crossing Hung Fook Street will be developed. These walkways will be beautified with greenery along both sides, cultivating tree-lined avenues that provide shade and a pleasant environment, encouraging pedestrian access to shared spaces.
(3) Constructing Pedestrian Bridges to Enhance Connectivity
Two footbridges will be built within the New Community to significantly improve connections between the district’s various projects and, importantly, link the New Community with surrounding areas. These bridges will connect the district to public transport networks, inland areas, and waterside spaces.
Both bridges will link the To Kwa Wan Road / Wing Kwong Street Development Project (KC-016). One bridge will span across To Kwa Wan Road, connecting To Kwa Wan MTR Station and the Ma Tau Wai / To Kwa Wan Garden to the New Community, enabling pedestrians to reach Hoi Sham Park and the harbourfront spaces along the tree-lined avenue. The second bridge will connect KC-016 to the Bailey Street / Wing Kwong Street development (KC-009). Pedestrians can walk across this bridge to access commercial facilities in different parts of the New Community, or descend directly to street level to reach parks, sunken plaza, and other public spaces nearby. These bridges will play a vital role in linking various projects within the New Community and improving connectivity between inland areas and the harbourfront.
(4) Developing a New Road for Enhanced Traffic Flow
The original site of the New Community includes several blind alleys, such as Wan On Street, part of Hung Fook Street facing Ma Tau Wai Road, and Kai Ming Street, where vehicles must detour to reach Ma Tau Wai Road. To improve vehicle access and reduce congestion, the URA has restructured the local transport network. This involves establishing a new road that extends from Wan On Street through Wing Kwong Street and Ching Ming Street, connecting directly to Ma Tau Wai Road after demolishing some old buildings. This new route will facilitate smoother, more convenient vehicle movement.
(5) Building the First Shared Parking Facility to Separate Pedestrians and Vehicles
The New Community will feature three parking facilities with over 600 parking spaces. About 500 will be ancillary parking spaces, while the remaining will be public parking lots.
A key feature of the Hung Fook Street / Ngan Hon Street Development Scheme (KC-010) is the construction of a shared parking facility serving six development projects. This approach reduces the need for developing individual carparks, thereby minimising the number of ground-level entrances and allowing for wider pedestrian walkways, which in turn helps minimising traffic conflicts. Drivers can access the shared parking through underground corridors, reducing on-surface vehicle movements and further separating pedestrians from traffic.
The above measures are expected to increase the pedestrian-to-vehicle ratio in the New Community from the current 55:45 to approximately 75:25. The expanded ground area will provide safer, more comfortable walking environments and open spaces for diverse activities, creating a vibrant, safe, and accessible public life that energises the neighborhood.
Extensive Tree Planting: New Parks Become the Urban Green Lungs
The URA has made significant efforts to optimise green spaces and leisure facilities in the urban renewal process, aiming to improve residents’ quality of life. This aligns with one of the objectives of urban renewal, which aims to enhance the townscape with attractive landscape and urban design, as outlined in the Urban Renewal Strategy. The New Community adopts the master design control, coordinated design of landscaping, streetscapes, and public amenities, resulting in a consistent and distinctive environment.
Originally, the site was densely packed with old buildings, with few trees and limited open green spaces. Under the master design control, the URA’s team has mandated that all developers incorporate greening elements into their landscape designs. In addition to retaining some mature trees, over 100 new trees will be planted across the entire site—multiplying existing greenery to create tree-lined avenues. Notably, the entrances at Bailey Street and Ma Tau Wai Road will feature continuous rows of lush, canopy-tall trees, providing shade and visual comfort for pedestrians.
Along the cross-shaped pedestrian corridor, in addition to planting evergreen trees, flowering ornamental species will be introduced, creating a dynamic and attractive landscape that changes with the seasons. Moreover, a public leisure space of over 4,300 square feet will be developed, equipped with seating and shading facilities, and decorated with a variety of flowers and plants. Once completed, the New Community is expected to become a verdant oasis within Kowloon City — truly a green gem in the city’s crown.
Beyond landscape enhancements, community facilities such as pavements, streetlights, benches, pedestrian signage, and waste bins will be designed with a unified aesthetic to establish a distinctive neighborhood identity. Commercial units along the pedestrian corridors will also feature small-shop aesthetics, with uniform signage and facades that enhance overall visual harmony. In addition to a consistent design approach, spaces will be provided for community and social activities, including a new plaza for small-scale culture and entertainment events. This will make the area more inviting and encourage both residents and visitors to enjoy its vibrant, community-oriented atmosphere.
The URA team envisions that, through the implementation of the master design control, the New Community will become a new focal point in Kowloon City — a liveable neighborhood that benefits from opportune time (development opportunities in the Victoria Cove Area), a strategic location (well-connected), and community vitality (lively and pedestrian-friendly). This will contribute to the district’s long-term development and appeal.
Maximising the Benefits of Bailey Street Site
While the New Community is a vital part of the Victoria Cove Area, it is not the entirety. Some routes leading to the harbourfront are currently obstructed by schools, temporary car parks, and so on.
Following the government’s recent announcement that a site at the junction of Bailey Street and Chi Kiang Street — currently used as a temporary parking lot — will be granted to the URA for development, I see this as a great opportunity to strengthen the connection between inland To Kwa Wan and the harbourfront, enriching the district with diverse activities and making the waterside more accessible.
In the “To Kwa Wan Harbourfront Study,” that we started earlier, it is proposed to develop the part of the site adjacent to Bailey Street into a public leisure space connected to Hoi Sham Park. The plan involves creating a horizontal green pedestrian corridor along Bailey Street, facilitating easier access for residents from the west of To Kwa Wan to the harbourfront via the New Community, the Bailey Street site, and Hoi Sham Park.
This approach also supports vertical development of the waterfront promenade, amplifying the value of connected green spaces and public areas. The plans aim to foster diverse activities, increase foot traffic, and extend vitality from Bailey Street, through Hoi Sham Park, to the at-grade waterfront plaza within the Ming Lun Street/Ma Tau Kok Road Development Scheme and To Kwa Wan Road/Ma Tau Kok Road Development Scheme, and the harbourfront, thereby creating an integrated, high-quality waterside promenade in East Kowloon.
KC-016: Key to Realising the “District-Based Redevelopment New Community”
The “District-based Redevelopment New Community” in To Kwa Wan is the URA’s first project to adopt a master design control, involving collaboration with seven developers including Henderson Land Development Company Limited, Hysan Development Company Limited, Empire Group Holdings, Kerry Properties Limited, CK Asset Holdings Limited, Sino Land Company Limited, and China Merchants Land Limited. This model exemplifies a coordinated, innovative approach to urban renewal in partnership with the URA. I would like to thank these developers for their cooperation and active participation, which have contributed valuable ideas toward realising the New Community.
Much work remains ahead, including preparing for the tender of the To Kwa Wan Road / Wing Kwong Road Development Project (KC-016), which is crucial to implementing the “Cove–Waterfront–Inland” planning model for the Victoria Cove Area. I hope this New Community model can serve as a scalable and replicable example for other districts, inspiring a more efficient and innovative approach to urban renewal across Hong Kong.
Both the New Community and the broader Victoria Cove Area concepts require comprehensive planning, innovative thinking and the support and active participation of various stakeholders. Only through collaboration can we achieve these goals. Although I am stepping down, I will continue to support their development as a citizen after my retirement.