Proposed Office Development at N.K.I.L. No. 6312, J/O Wang Chiu Road and Lam Lee Street, Kowloon Bay, Kowloon


Thanks to government new initiatives of transforming Kowloon East (KE) district as an alternative attractive Central Business District (CBD), Proposed Office Development at Kowloon Bay Lot NKIL 6312 aims to provide high quality office spaces with integration of sustainability elements for building users.
The Proposed Office Development at Kowloon Bay Lot NKIL 6312 is located at the junctions between Lam Lee Street and Wang Chiu Road. It is divided into 3 portions, tower with 22 storeys for rental offices, 3 storeys podium with restaurants and 3 storeys basement car park.

Green Features

  • Significant greenery coverage with over 30% of site area and 50% of green roof/solar reflective roof area
  • Provide a comfortable microclimate condition on pedestrian level. No pedestrian area is subject to excessive wind velocity nor air stagnation due to building layout
  • Apply environmental management system starting from foundation until building completion including various dust, noise, and waste water pollution control
  • Optimize exterior lighting design to minimize lighting pollution impacts to nearby communities
  • Support environmental friendly products by purchasing sustainable timber products
  • Efficient air-conditioning, ventilation and lighting system to reduce carbon emissions, including: 
    • Energy efficient water-cooled VSD centrifugal chillers
    • Low-E Double glazed curtain wall for solar heat gain reduction of the building envelope (and hence air conditioning consumption).
    • Demand control ventilation (DCV) through carbon dioxide sensors
    • Provide pre-cool fresh air by thermal wheel heat recovery system
    • Occupancy and daylight sensors to reduce lighting power consumption
    • Provision of Bio-diesel Generator as a renewable energy source
  • Installation of water efficient faucets and showers to reduce potable water consumption
  • Rainwater harvesting system to reduce potable water consumption for irrigation
  • Install twin tanks for potable and flushing water supply systems to enhance the continuity of water supply during maintenance
  • Ensure sufficient daylight in occupied spaces (including office floors) for occupant visual comfort
  • Ensure building envelope and building service system designs to achieve optimum acoustic performance.
  • Adopt Electronic Project Management (epm) system from design stage to construction stage to reduce use of paper for communication and document filing

Story

What are the motivations to go “green”?

We have been promoting green building for many years. In fact, we are one of the private developers initiated a localized green building assessment scheme for Hong Kong around 20 years ago, which has been evolved and now called “BEAM Plus”. Our strategy is to create long-term value by developing, owning and managing diverse properties mainly in Hong Kong and Mainland China. We nurture and improve our portfolio through continuous exemplary service, maintenance and enhancements, which allow us to maximize the occupancy and earnings potential of our properties for the economic benefit of our shareholders and for the social benefit of the communities where we operate. Green building design and management is one of the key to success. For more than 40 years, we have conceived, designed, developed and managed commercial and residential projects that have led to the creation of lively neighborhoods and the revitalization of existing areas where people can live, work and thrive.

What are the major strategies to earn the credits and achieve the BEAM Plus rating?

The achievement of BEAM Plus Platinum rating is the joint effort of the consultants, contractors, facilities management and us. We initiated the BEAM Plus workshop amongst various stakeholders at the preliminary design stage. In order to monitor the progress of the BEAM Plus submission, we set up the regular meetings with designers, consultants and the facilities management colleagues to resolve all the problems with regard to the BEAM Plus credits. The environmental specification was prepared based on the discussion in the meetings. The contractors were also invited to the workshops when they were on board.

What are the main obstacles during the certification process? And how would you tackle them?

The coordination amongst various parties is the main challenge to the BEAM Plus certification because different parties have different views and preferences especially under the site constraint and time frame. Nevertheless, we conducted different design studies with the corresponding targeted BEAM ratings and made decision on the most practical optimized solution. With professional advice from different parties, we finally achieve such a remarkable rating which sets up a good model for our upcoming development projects.

Apart from the BEAM Plus rating, what do you consider the key project success? What are the expectation for the future users of the building?

Team spirit and expertise from individual consultant and contractor is the keys to the project success. We believe we have successfully created an environmental friendly building for the future building occupants and we hope they would appreciate our effort in creating a green working environment which is also comfortable and heathy. From a global perceptive, we have fulfilled our commitment to Corporate Social Responsibilities (CSR) through adoption of sustainable building designs for this project, minimising carbon footprint of the development to reduce global warming whilst maintaining occupant comfort and health.  From a commercial perspective, we believe this embracement of green buildings will reduce future operational costs (through adoption of energy efficient features) and possibly fetch a premium for future rents/sales of the development.


New Buildings V1.2
Provisional Platinum

Green Features

  • Significant greenery coverage with over 30% of site area and 50% of green roof/solar reflective roof area
  • Provide a comfortable microclimate condition on pedestrian level. No pedestrian area is subject to excessive wind velocity nor air stagnation due to building layout
  • Apply environmental management system starting from foundation until building completion including various dust, noise, and waste water pollution control
  • Optimize exterior lighting design to minimize lighting pollution impacts to nearby communities
  • Support environmental friendly products by purchasing sustainable timber products
  • Efficient air-conditioning, ventilation and lighting system to reduce carbon emissions, including: 
    • Energy efficient water-cooled VSD centrifugal chillers
    • Low-E Double glazed curtain wall for solar heat gain reduction of the building envelope (and hence air conditioning consumption).
    • Demand control ventilation (DCV) through carbon dioxide sensors
    • Provide pre-cool fresh air by thermal wheel heat recovery system
    • Occupancy and daylight sensors to reduce lighting power consumption
    • Provision of Bio-diesel Generator as a renewable energy source
  • Installation of water efficient faucets and showers to reduce potable water consumption
  • Rainwater harvesting system to reduce potable water consumption for irrigation
  • Install twin tanks for potable and flushing water supply systems to enhance the continuity of water supply during maintenance
  • Ensure sufficient daylight in occupied spaces (including office floors) for occupant visual comfort
  • Ensure building envelope and building service system designs to achieve optimum acoustic performance.
  • Adopt Electronic Project Management (epm) system from design stage to construction stage to reduce use of paper for communication and document filing

Story

What are the motivations to go “green”?

We have been promoting green building for many years. In fact, we are one of the private developers initiated a localized green building assessment scheme for Hong Kong around 20 years ago, which has been evolved and now called “BEAM Plus”. Our strategy is to create long-term value by developing, owning and managing diverse properties mainly in Hong Kong and Mainland China. We nurture and improve our portfolio through continuous exemplary service, maintenance and enhancements, which allow us to maximize the occupancy and earnings potential of our properties for the economic benefit of our shareholders and for the social benefit of the communities where we operate. Green building design and management is one of the key to success. For more than 40 years, we have conceived, designed, developed and managed commercial and residential projects that have led to the creation of lively neighborhoods and the revitalization of existing areas where people can live, work and thrive.

What are the major strategies to earn the credits and achieve the BEAM Plus rating?

The achievement of BEAM Plus Platinum rating is the joint effort of the consultants, contractors, facilities management and us. We initiated the BEAM Plus workshop amongst various stakeholders at the preliminary design stage. In order to monitor the progress of the BEAM Plus submission, we set up the regular meetings with designers, consultants and the facilities management colleagues to resolve all the problems with regard to the BEAM Plus credits. The environmental specification was prepared based on the discussion in the meetings. The contractors were also invited to the workshops when they were on board.

What are the main obstacles during the certification process? And how would you tackle them?

The coordination amongst various parties is the main challenge to the BEAM Plus certification because different parties have different views and preferences especially under the site constraint and time frame. Nevertheless, we conducted different design studies with the corresponding targeted BEAM ratings and made decision on the most practical optimized solution. With professional advice from different parties, we finally achieve such a remarkable rating which sets up a good model for our upcoming development projects.

Apart from the BEAM Plus rating, what do you consider the key project success? What are the expectation for the future users of the building?

Team spirit and expertise from individual consultant and contractor is the keys to the project success. We believe we have successfully created an environmental friendly building for the future building occupants and we hope they would appreciate our effort in creating a green working environment which is also comfortable and heathy. From a global perceptive, we have fulfilled our commitment to Corporate Social Responsibilities (CSR) through adoption of sustainable building designs for this project, minimising carbon footprint of the development to reduce global warming whilst maintaining occupant comfort and health.  From a commercial perspective, we believe this embracement of green buildings will reduce future operational costs (through adoption of energy efficient features) and possibly fetch a premium for future rents/sales of the development.

Project Details

Completion Year 2017
Number of Blocks 1
Type Commercial

Project Team

Project Developer / Owner Star Wing International Limited
Project Manager Swire Properties Limited
Architect Dennis Lau & Ng Chun Man Architects & Engineers (HK) Limited
Landscape Architect Urbis Limited
M&E Engineer WSP Hong Kong Limited
C&S Engineer Ove Arup & Partners Hong Kong Limited
Façade Consultant Hiersemenzel & Associates Façade Consultants Limited
Quantity Surveyor Rider Levett Bucknall Limited
Sustainable Design Consultant Atkins China Limited
Environmental Consultant Atkins China Limited
Acoustic Consultant Campbell Shillinglaw Lau Limited

You may also want to see...


  • 1/F, Jockey Club Environmental Building, 77 Tat Chee Avenue, Kowloon Tong, Hong Kong.
  • +852 3994 8888
  • enquiry@hkgbc.org.hk

© 2017 Hong Kong Green Building Council Limited. All rights reserved.

Stay connected:


Funding support by the Construction Industry Council


© 2017 Hong Kong Green Building Council Limited. All rights reserved.