redevelopment zone的八卦，YOUTUBE和Yahoo名人娛樂都在討論

這一次把場景拉廍子重劃區，快要結束工作的時候，站在十字路口，突然有一種來到中國的感覺，只差在廣場上沒有高分貝的歌謠、沒有大媽練舞，回過神、重劃區就是這樣呀，筆直的道路、開闊的視野，看的是潛力，在重劃區買房、買的是憧憬，而且離開台北市，物價、房價、人情味，一且都好親民喔，頓時也讓我這個台北俗覺得，我好像...該休假了！

Which one would you prefer? Redevelopment Zone or developed area? I found out that redevelopment zones are similar no matter it’s in China or Taiwan, bright installation art all over the bridges, squares along the river and bike path etc. But there is something very different between Taipei and Taichung, everything is cheaper in Taichung, how come we live in such a high price city with so low income! #盈盈來看厝

#重劃區長好像~
#daysoff, need to be off duty for a while
#台中的人事物都好親切~
#休息是為了走更遠的路，想不出來就放空吧！

我Bobby Sham的作品

這家就是我常常在節目提的白田邨姚成記, 已經結業了。

啲嘢真係好好食! 蕃茄炒蛋、海鮮湯、蒸魚...

餓

《300家》攝影家系列之十二- 沈嘉豪 ＋ 急急子
300 Families – Photographer series (12) – Bobby Sham ＋ Amber Au

甚強 Fortissimo
--- ff ---

(沈嘉豪)

逢星期日上午開著收音機都會聽到主持人急急子的節目「Urban Touch」，內容都是介紹香港的一些小事業/店舖，有賣香料的、凸板印刷、做胎毛筆、木器(佛具)製造、粥麵店、招牌製作、繪畫傳統banner、麵飽西餅店、音響喇叭維修、改衫店、賣綉花鞋、農耕……等。由於這些經營者很多都是家庭經營方式，我很好奇這些家庭的成員之間是怎樣合作的？他們怎樣繼承祖先的事業然後又再傳下去呢？

終於我邀請了急急子加入了這個攝影項目，並由她介紹那些經營者參加這個拍攝計劃。

拍攝其實是一種認知過程，胎毛筆是甚麼？為甚麼大女兒早上在外面替孩子剪頭髮後下午又到店裏幫忙？哈哈，原來胎毛筆是用孩子(顧客)的頭髮做的！很明顯大女兒是參與最多的，由此我想著自己的拍攝方向是應該有重點人物的，那是將來的繼承者嗎？那麼後來的粥麵店又如何？一個八十多歲阿婆帶著兩個五六十歲的兒子經營的小店因為重建而將要結業，這幀家庭照一下子便成為了歴史照片了，阿婆就是重點人物。如是者每幀家庭照都有一、兩個重點人物，他們背後都有著不同的故事，認真投入就是他們的共通點。

(急急子)

拍攝的時候，很擔心會拍得不好、技巧不佳，因為我覺得這些「家庭照」很重要。我們拍攝的對象，除了人物，店舖也是重要的一份子，他們和它曾共渡許多時光，我很榮幸可以為他們留下合照。感受尤深是拍攝白田邨的姚成記，因為在拍攝不久後，店舖便要結束了，相片會成為姚氏回憶的憑據。我把相片沖印給婆婆後，她很高興，還把店舖的桌子、水牌、碗碟、石磨送給我！我深深感受到相片的力量和做攝影師的好處！^_^

(Bobby Sham)

Every Sunday morning I listen to Amber Au’s radio programme Urban Touch which is about all different small shops and businesses in Hong Kong: those selling spices, printing with letterpress, making baby-hair pens, creating wooden Buddhist utensils, cooking congee, making signposts, painting traditional banners, baking breads and cakes, fixing hi-fis and stereos, altering clothes, sewing shoes, farming, etc. Most of them operate on a family basis. I am very curious how do family members cooperate with each other? How do they inherit the trades from their forefathers and pass them on?

Eventually I invited Amber to join this photography project, and let her introduce the operators of these shops and businesses to join us.

Shooting is a process of learning. What are baby-hair pens? Why does the eldest daughter work as a barber in the morning and help the family business in the afternoon? Ha! Those baby-hair pens are made of her customers’ (the kids’) hairs! Obviously this eldest daughter is much more involved in the business. I therefore think there should be a person of focus in my photographs in this project. Will he/she become the successor of this shop?

For the congee restaurant, how will it carry on? The shop is run by an eight-year-old lady and her two sons, who are in their 50s or 60s. It will be closed down soon because of redevelopment. The family portrait I took suddenly became a historical photograph, and the old lady is the person in focus. So every single family portrait has one or two persons in focus. Each has his or her own story, but all are serious about what they are doing.


(Amber Au)

I always worried that I lacked the skills to take a good pictures when I did the shooting, because I thought these “family portraits” meant so much. Our subject included the shop as well as the people therein, as they have spent so much time with each other. I felt honoured to take pictures of them together. Shooting “Yiu Shing Kee” in Pak Tin Estate was most memorable to me as the shop had to close down soon afterwards. The photo I took became the Yiu family’s keepsake which embodied their memories. I gave the photograph to the old Mrs. Yiu after developing. She was so excited that she even gave me the shop’s tables, menu boards, bowls, plates and a small stone mill! I deeply felt the power of photographs and the perks of being a photographer!


沈嘉豪

沈嘉豪 (波針) ，香港摄影藝術家，並從事藝術行政及教育工作多年。曾任香港牛棚藝術村管理委員會副主席 (2003)、香港錄影太奇副主席 (2003-5)。曾為香港城市大學創意媒體學院藝術碩士課程兼任講師(2013)，現為香港攝影文化協會秘書，並是香港國際攝影節發起人之一。

他於1987年於香港理工大學設計系取得平面設計（多媒體） 學士。曾於香港舉辦過三次個人攝影展覽：《波針系列──針孔攝影展》(1995)、《波針系列2.0－－菠蘿油》 (1998) 及《北京的灰藍色》 (2008)，亦曾於北京798藝術區舉行《釋放》 (2010)個人攝影展覽。過去二十年多次參與國際及本地的大型攝影展，多幅大型攝影作品被香港文化博物館收藏。

急急子
急急子，商業電台叱咤903 DJ，主持《集雜志》及《Urban Touch》。第一天開咪，獲得占奴賜名急急子，從此工作速度、生活步伐，照舊好慢。每星期落區考察香港有人味地方，每日研習趣美生活，大氣中深呼吸一口氣。我剛剛完成藝術文學碩士課程，多多指教！
Bobby Sham

Bobby Sham (Bobpin) is a Hong Kong photo artist. He also involved in photo arts administration and education areas. He was the vice-chairman of HK Cattle Depot Artist Village (2003), the vice-chairman of directors board of HK Videotage (2003-5). Now he is an MFA class part-time lecturer in the School of Creative Media, City University of Hong Kong; the secretary of the Hong Kong Photographic Culture Association, the initiators of the Hong Kong International Photo Festival.

He obtained his BA degree in Graphic Design (Audio-visual) from the School of Design, Hong Kong Polytechnic in 1987. He had three solo photo exhibitions in Hong Kong: Bob-Pin Series - A Pin-Hole Photography Show (1995); Bob-Pin Series 2.0 - Vague Memories (1998) and Greyish Blue in Beijing (2008), and joined many interntional and Hong Kong group exhibitions during the past twenty years. Rcent work “Wei” was shown in Love The Future Art and Poetry Exhibition (June 2011), an art and poetry exhibition; solo exhibition Set Free was held in Beijing 798 Art Zone, China (2010). Few huge pieces photo works have been collected by the Hong Kong Heritage Museum.


Amber Au

Amber Au is a DJ at Commercial Radio Hong Kong, hosting the programmes Zine and Urban Touch. On her very first day of work, her colleagues, popular DJs Jim and Donald, conferred to her the name “Quickie”, but she has remained slow in work and life still. Week after week she investigates places that have a human touch in Hong Kong, and studies what are interesting and beautiful in life. Hopefully we can all take a deep breath in the air. I just completed my MA degree in fine arts – nice meeting you!


www.hkipf.org.hk/300

See how our research demystifies the land politics of the northern New Territories

本組向HK Magazine專題提供了反對新界北淪陷的重要理據，而新界東北正正就是撐住新界融合戰的橋頭堡!
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[cover story] What Will Happen to the New Territories?
http://hk.asia-city.com/…/…/what-will-happen-new-territories

The government’s little-publicized plans for developing the northeastern New Territories are much bigger than it would have you believe—under the current plans, huge tracts of green land will be turned to concrete. Grace Tsoi takes a closer look at the many complex issues and concerns surrounding the project.

On September 2, while secondary school students were hunger striking at Tamar, a smaller-scale but equally vociferous protest was being staged. Several hundred villagers from Kwu Tung North, Fanling North, Ping Che and Ta Kwu Ling also staked out the government offices. They chanted slogans protesting against demolition and removal—their homes are slated to be destroyed, according to the government’s plan to develop the northeastern New Territories.

The development plan is not a new one. As early as 1998, former Chief Executive Tung Chee-hwa floated the idea to develop Kwu Tung North, Fanling North, Ping Che and Ta Kwu Leng into three new development areas (NDAs). However, the plan was halted due to a slower-than-expected population expansion in 2003. Then in 2007, Donald Tsang restarted the Hong Kong 2030 Planning Vision and Strategy scheme, and the Northeastern New Territories were again slated to be developed. The three NDAs will total 787 hectares, of which 533 hectares will be built upon. The consultation was done in the dark, and the majority of the public only learnt of the development plan at the last stage of the consultation. Originally the consultation was set to conclude at the end of August, but due to staunch opposition, the government has extended the deadline until the end of September. Here, we line out the many problems and shortcomings of the government’s plans.

Can It Satisfy Housing Demand?

The government backs up the development plan by stating that more homes will be built in the northeast New Territories—an appealing idea in the wake of rocketing house prices. Around 54,000 homes will be built, with 40 percent of the flats set aside for public housing. During her tenure as Secretary for Development, Carrie Lam said the ratio of public housing should be kept at less than 50 percent in order to avoid a repeat of the disastrous Tin Shui Wai new town in Yuen Long. “The problem with Tin Shui Wai is not that there is too much public housing. It is because of the monopolies [for example, the community is served only be The Link and Li Ka-shing’s shopping malls and there are very few independent vendors] and insufficient jobs for the working class. Even hawking is prohibited,” says Chan Kim-ching, a researcher from Local Research Community, a think-tank focusing on urban planning. On the other hand, the project’s 21,600 public housing flats, which will be made available by the year 2022, don’t even come close to satisfying the government’s target of building 15,000 public housing homes per year. We have to ask—is getting rid of all this precious green space worth it? On the private housing side, low-density homes will be built. However, it is questionable whether these flats will be affordable for the majority of the Hong Kong public—Chan worries that they will be snapped up by mainland buyers instead of satisfying local housing needs.

Overestimating Population Growth

In order to justify the project, the government has, once again, cited population growth in its push to build more housing. A government press release states: “According to the latest population projections, there will be an increase of about 1.4 million people in the coming 30 years. There is still a strong demand for land for housing and economic development.” However, the Census and Statistics Department has a track record of overestimating Hong Kong’s population growth. In 2002, the department predicted that Hong Kong’s population would hit 7.53 million by 2011. But today, Hong Kong’s population is 7.14 million—way off government estimates. The department itself has also lowered its population estimates. In 2004, it predicted that Hong Kong’s population would surge to 8.72 million by mid-2031. But latest predictions stand at 8.47 million by mid-2041. So if the government’s predictions are not accurate and consistent, how can it justify such a large-scale development?

Non-indigenous Villagers Lose Out

It is estimated that more than 10,000 villagers will be affected by the plan, and that more than 10 villages will be demolished. Almost all of the villages that are under threat are largely inhabited by non-indigenous villagers. Non-indigenous villagers migrated to Hong Kong after World War II. They farmed in the New Territories and built their homes near their fields. However, they are not landowners because land in the New Territories belongs to indigenous villagers. So even though the non-indigenous villagers have lived in the area for decades, according to authorities, they have no rights to the land. “The most ridiculous thing is, even though non-indigenous villagers have been living there for 50 or 60 years, their houses are still classified as squatter huts, a temporary form of housing. The authorities don’t recognize their housing rights… Non-indigenous villagers are easy targets of bullying because their rights are not protected by law,” says Chan.

Although it is the non-indigenous villagers who will be most affected by the development plans, no one sought to gain their input. In fact, the first and second phases of the consultation, which were conducted in 2009 and 2010, did not actively engage them at all. “The villagers of Ping Che did not know about the plan before—they only learned of the plan when they were invited to a poon choi banquet hosted by gleeful indigenous villagers. Some of the elderly villagers attended, and they were only told at the feast that the celebration was because the government would claim the land for development. They only learned that they would have to move at the banquet,” Chan says.

Unlike urban renewal projects, the government has not conducted any studies to investigate how many villagers are going to be affected; neither has it come up with any compensation or resettlement plans for the affected villagers. The only thing the government has done is to carve out a 3.2 hectare parcel of land in Kwu Tung North, where a public housing project will accommodate the non-indigenous villagers.

Meanwhile, indigenous villagers are set to reap huge profits. All the land in the new Territories land is either owned by indigenous villagers or property developers. As the government has allocated $40 billion to buy land, it is certain that indigenous villagers will pocket part of the money. To add insult to injury, while their non-indigenous counterparts face the demolition of homes, the indigenous villages will be kept largely intact. Also, the government has saved land for the future expansion of indigenous villages. Within the three NDAs, around six hectares of land has been set aside for this purpose.

Loss of Farmland

Another inevitable consequence of developing the New Territories is the loss of farmland. A spokesperson of the Planning Department tells HK Magazine that 22 hectares of land under active cultivation will be affected by the development. That figure is significantly lower than estimates by environmental groups, which have come up with the figure of 98 hectares. “The government data refers to the land being farmed currently, but we focus on arable land. When we talk about arable land, it also includes abandoned land which has the potential to be rehabilitated. It is for sure that the government has not included such land in its figure of 22 hectares. From the perspective of agricultural development, abandoned land can be rehabilitated. So why don’t we protect and rehabilitate this land?” says Roy Ng, the Conservancy Association’s senior campaign officer.

Displaced Farmers

The government has pledged to maintain a total of 54 hectares as agricultural zones. However, 37 of these so-called “protected” hectares are found in Long Valley, a well-established and very active farming area. The government plans to relocate many of the farmers who have been displaced by the project to Long Valley, a move that’s bound to cause friction between agriculturalists. “If we move all the affected farmers to Long Valley, it means that some of the farmers [who are already] in Long Valley have to move away,” Ng says. “The agricultural practices of the farmers are very different. In Long Valley, most of the farmers are growing wetland crops. But most farmland in Ping Che and Ta Kwu Ling is not wetland… If we move all these farmers to wetland areas, it may have an adverse impact on the conservation of Long Valley.”





Word on the Street

Villagers are fighting for the right to remain in th eir homes, undisturbed by government intervention. Here’s what they have to say.

I have been living in Ping Che for almost five decades, and all my children were born there. Ping Che is a large village, where thousands of people reside. We only knew that our village would be demolished a few months ago, and we only caught wind of some rumors before. Ping Che is spacious, and we grow produce for ourselves. When we first came to Ping Che, it was a primitive place. We have been renting land from the villagers since then. And Ping Che has become a beautiful village due to our efforts. I don’t want to see our village be destroyed. My children have grown up, and they don’t want to move out either.
Amy, 50s, Ping Che resident



Our family has been living in Kwu Tong for three generations. Two years ago, we found out that our land had to be claimed back [by the government]. The development plan had been formulated for a long time, but the officials never told us about it. We were shocked to learn of the plan, and we think the government has kept the plan in the dark. There are a few hundred villagers, and we all know each other. Even though I am young, I love the rural life a lot. I lived in private buildings in Fanling for more than two years as it was closer to my school. The feeling was very different. In our village, everyone says hi to each other; we even know the name of each dog! [In Fanling], I didn’t know my neighbors, and I didn’t even notice when they moved away. I hope our village will not be demolished because we want to keep our lifestyle. We will continue to fight for our rights.
Hiu Ching, 18, Kwu Tung North resident



I have never joined any protest. This is my first time because the government wants to take away the land from our village. The officials never consulted us, and it seems that we have to comply with every order of the government. There are fruit trees in front of our house, and the trees are 20 to 30 years old. We get all kinds of fruits to eat. Lychee, longan, jackfruit, aloe and melons…you name it. It’s no different from an orchard. When we were kids, we didn’t need to close our doors because we would just go next door to play with other children. A lot of structures are very old, and they are our heritage. We have gotten used to the rural way of living, and it’s difficult for us to adapt to a city life. We don’t want any compensation. There are many elderly people in our village, and they have been living here for decades. For those skeptics who think that we are only demanding more compensation, try to think from our perspectives. We have been living here for decades, and our home will be lost!
Mr. Lee, 30, Kwu Tung North resident


Development By Numbers

An outline of the redevelopment plans by region.

1. Kwu Tong, Fanling North, Ping Che/Tai Koo Leng New Development Areas (NDAs)
Size: 533 hectares.
Progress: Stage 3 of public engagement.

2. Hung Sui Kiu NDA
No outline development plan has been released, but it will be turned into an NDA that caters a population of 160,000. The government will also save land for the development of “Six Industries”—testing and certification, medical services, innovation and technology, cultural and creative industries, environmental industries and education services.
Size: 790 hectares.
Progress: Stage 2 of public engagement to be commenced; in operation by 2024.

3. Lok Ma Chau Loop
Once the property of Shenzhen, the Loop was allocated to Hong Kong after realignment of the Shenzhen river in 1997. The area will be turned into a higher education zone.
Size: About 87 hectares.
Progress: Stage 2 of public engagement completed; in operation by 2020.

4. Liangtang/Heung Yuen Wai Boundary Control Point
Progress: construction will start in 2013; in operation by 2018.

5. Frontier Closed Area (FCA)
Established by the British for strategic reasons, the FCA will be downsized and land will be released for development. Due to the area’s history, it hasn’t been touched by any development.
Use: A country park will be designated near Robin’s Nest. Other areas are zoned as green belt and for agricultural uses. But a comprehensive development zone and residential areas are designated for Hung Lung Hang. Hoo Hok Wai, another ecologically sensitive area that occupies 240 hectares, is zoned under “other specific uses,” which also means that further development is possible.
Size: 2,400 hectares.
Progress: 740 hectares of FCA has already been opened up in the first phase.

6. Southern Yuen Long
The government is planning to build housing—both private and public—in the area.
Size: About 200 hectares.
Progress: The Development Bureau will conduct an Environmental Impact Assessment (EIA), planning and engineering study at the same time. In operation by 2015.

7. Sha Lo Tung
It has been earmarked as one of the 12 sites of ecological importance. The site is an important habitat for butterflies and fireflies. Under the government’s Public-Private Partnership scheme, the developer wants to build a columbarium with 60,000 niches, while establishing an ecological reserve.
Size: The columbarium is set to be four hectares in size.
Progress: The EIA has already been completed, but the Advisory Council on the Environment halted the decision.

8. Nam Shen Wai
Another spot for the Public-Private Partnership scheme. The developer is planning to build 1,600 housing units, including 600 Home Ownership Scheme flats, in the southern part. It also wants to build elderly care homes to increase the social care elements. The Northern part of Nam Shen Wai and Lut Chau will be designated as a conservation area. Green groups oppose the plan because parts of the wetland will be lost.
Size: 121 hectares.
Progress: The EIA has been completed. The application will be submitted to the Town Planning Board in September.

9. Fung Lok Wai
The area is also classified as one of 12 areas with significant ecological value. Five percent of the land will accommodate luxury homes, while 95 percent of land will be turned into a conservation area. Fung Lok Wai is very close to Mai Po.
Size: 4.1 hectares (development area).
Progress: Awaiting a decision from the Town Planning Board.

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請加入反對新界東北融合計劃專頁：
http://www.facebook.com/defendntnorth

《重建起住宅商廈幾倍?》第1630成交(堅): 大埔舊墟直街美新里3號華安樓地下C D E舖，6900萬成交， 租客譚仔三哥雲南米線，租金十四萬，回報2.4%，恆基收購， 建築面積2300呎，闊約70呎，深約30呎。 簽約日期2019年11月4日。 樓齡約56年。業權份數: 3/29

上手業主1964年6月第一手以92000萬(3萬+3萬+3萬2千)買入，持貨55年升值750倍。

【星島報導】- 恒地統一大埔舊樓業權 - 發展商對新界具重建價值舊樓展開併購，大埔美新里華安樓獲恒地以6,900萬元購入最後3個單位成功「拔釘」，累計以約3.4億元統一項目全數業權，料重建為商住項目。6900萬購最後3伙

據土地註冊處資料顯示，大埔舊墟直街美新里3號華安樓地下C至E號單位，以6,900萬元易手，新買家為世星投資有限公司，註冊董事為恒地李家誠、郭炳濠、李鏡禹及馮李煥琼。

發展商去年9月透過田生相關人士展開收購，收購價由854.9萬元至995.1萬元，先後購入24個住宅單位，呎價約1.1萬至1.4萬元，收購價足以購入同區新盤天鑽3房，另外已購入兩地舖。

華安樓現為1幢7層高商住物業，距離太和港鐵站約10分鐘步程，社區配套成熟，具重建價值。物業地盤約3,640平方呎，屬住宅（甲類）用途，若以商住發展比率9.5倍重建，預計樓面約3.46萬平方呎，料以發展中小型單位為主。

成交比較:
- 第980成交: 大埔舊墟直街華安樓地下a-b舖，Crisy Land 教育，2018年10月18日成交3400萬
- (2017年4月21日我拍過) 大埔舊墟直街9號粵發大廈地下2號舖，711便利店，2017年3月28日成交4200萬

From town planning:
This zone is intended primarily for high-density residential developments. Commercial uses are always permitted on the lowest three floors of a building or in the purpose-designed
non-residential portion of an existing building. The “Residential (Group A)1” and “Residential (Group A)9” zones are intended for public housing development.

On land designated “R(A)”, no new development of or redevelopment to a domestic or
non-domestic building shall result in a total development and/or redevelopment in excess of a maximum domestic plot ratio of 5, or a maximum non-domestic plot ratio of 9.5, as the case may be. For new development of or redevelopment to a building that is partly
domestic and partly non-domestic, the plot ratio for the domestic part of the building shall not exceed the product of the difference between the maximum non-domestic plot
ratio of 9.5 and the actual non-domestic plot ratio proposed for the building and the maximum domestic plot ratio of 5 divided by the maximum non-domestic plot ratio of 9.5.

以5倍地積比率計算，起住宅的話，樓面地價已經是$18681。起商業，則是$9832。

..........

2019年第4季《盛滙商舖增值基金》推介會:
日期: 2019年12月11日(星期三 - 加場)。
之前三場已滿 - 2019年12月4日(星期三)、6日(五)或10日(二)
時間: 下午1時至2時半
地點: 中環皇后大道中大16至18號新世界大廈1502-03室
登記:
每場限約十位，免費，包簡單午餐。
內容: 舖市走勢、基金表現及投資條款。今期目標集資港幣3000萬。
講者: 李根興博士及其投資商舖團隊

Note: 證監會要求 - 只適合持有港幣八百萬以上流動資產(非物業)人士或公司參與。投資三百萬起。

報名方法:
電話: (852) 2830 1111 (Suki/Monica)
電郵: cs@bwfund.com
Whatsapp: (852) 9218 5223

https://youtu.be/FL4vIYKfH1E