The news today in SCMP referred . The HKSTP has confirmed failed to take reasonable step for controlling the lessee from sub-letting to 2nd or third tier of leasee. For us, it was not surprised , when we firstly highlighted the issue of mini-storage , shared office , co-working space which are all featured with 3rd tier of leasee in the lease structure, we have made notice to the issue about subletting down drifting the lease structure. Honestly, this kind of issue won’t be materialistic in private property like many in urban area, but it becomes profoundly sharp in the organisation such as HKSTP or probably other similar organisation which are duty-bound to some mission pushed forward by Government. To exemplify, we foresee the place such as West Kowloon Cultural area, Cyber port , Productive council ,…. may be in the rader.
Great news to our industry. We have successfully extended our professional foot-print to Australia market. With the BIM technology backup and the Professional Knowledge, the residential projects has been accelerated from ground works, drainage works and now to timber structure. We are now in the process of window frame installation , which is posited in the cavity wall.
The land administration system there is alike to other commonwealth countries , where GBE has rided on similar system in UK. The country of the sub-urban took lead on the development control and impose the development constraint varying to the prevailing policy. They pose heavy emphasis to waste management , vehicles control and water supply system. Thus, when we entered into the Building permit stage, all the prerequisite requirement must meet the schematic approval .
The picture below is the ground sub-structure together with the drainage downpipe. The 2nd picture is the erection of the timber structure in pre-designed lattice form. To attain the insulation performance, cavity wall will be in place.
Last year we have talked about how 360 camera can help in surveying and engineering industry. By using the 360 cameras which can help us to inspect some of the unreachable areas. However, there are still a lot of areas need to inspect and record. Today we are going to talk about the other camera or measuring tools can help in our daily operation. In the past, surveyors or engineer worked with the existing buildings with a camera and record plan for all documentation and report to our clients. With the aid of technology, surveyors and engineers can work with 3D environment for recording. According to RICS, it states that the tendency to believe that BIM is the sole preserve of new-build construction overlooks the advantages it can have for the management and refurbishment of existing buildings. The recent latest technology have been capturing the As-built conditions in 3D or Scan-to-BIM using Point Cloud.
Scan to BIm
Refer to Trimble, 3D laser scanning allows contractors to collect the as-is conditions on a project site quickly to provide both accurate and up-to-date data that is valuable throughout the different design and construction stages. It is then used to verify as-built models, monitor progress on a project, create as-built models for existing structures or to augment missing design data. Many projects now require a contractor to deliver a point cloud as a final project deliverable to document the location of new construction for the building owner.
Scan to BIM allows you to create a highly accurate three-dimensional digital representation of your building – in a reduced amount of time.
Some of the advantages of Scan to BIM:
It removes a large degree of human error from traditional as-built documentation processes
The data is collected over a considerably shorter period of time
Information can be shared faster
Teams only need to visit the site once to collect data
However, the laser scanning can be very expensive. The service contractor may need to take time for scheduling as they need to reserve the laser scanning machine to provide the service. However, most of the project stakeholders only require for rough measurement of building features. Photogrammetry will be the best choice in this case.
Photogrammetry
Photogrammetry is the art, science, and technology of obtaining reliable information about physical objects and the environment through processes of recording, measuring, and interpreting photographic images and patterns of recorded radiant electromagnetic energy and other phenomena (Wolf and Dewitt, 2000; McGlone, 2004).
Matterport is a good start of photogrammetry which our client can use the web based program for 24/7 review the existing conditions of the building. Matterport is the standard for 3D space capture. Our all-in-one platform transforms real-life spaces into immersive digital twin models. So much more than panoramic scans, Matterport empowers people to capture and connect rooms to create truly interactive 3D models of spaces. GBE has the Matterport Pro 2 camera which can capture the matterport solution. Pro2 3D Camera can work out with high-quality 3D capture with unlimited 4K print quality photography. Professional photo resolution (134 megapixels) and 3D accuracy. Great at scanning any size space. Perfect for homes, apartments, hotels, commercial buildings. You may refer one of our matter port solution for Hing Wai building for reference.
However, there still some limitation with the matterport. Matterport works great for interior in the building. However, for exterior like facade or the area which it not possible to put the tripod. Therefore, we will change to use drones and cameras for our mesh model. As PhotoModeler states that Photogrammetry is an appealing choice for BIM because it offers most of the strengths of laser scanning, with few of the downsides. Photogrammetry is the science of taking measurements from photographs. Essentially, it allows construction teams to take digital photos of a site or building, upload it onto a computer, and generate a 3D model.
Laser Scanning
Laser scanning can more more accurate measurement in a range of millimeters error. According to Donato Pica and Fonbeyin Henry Abanda, a laser scanner is a technology based on the use of specific laser light and image sensors, opportunely assembled on a moving structure generally positioned on a tripod support structure, that is directly posed on the ground. Laser scanners can be used for the identification levels and measurement of distances. Laser scanners can be used to measure the distance between a landmark and an assigned point belonging to the surrounding environment, fundamentally evaluating the time elapsed between two pulses or evaluating the phase difference between the emitted and the received wave. By automatically and consequentially repeating this operation for a considerable number of different points, the laser scanner can generate a point cloud.
Source: https://bit.ly/3tTJwP4
GBE has equipped a Leica BLK360 laser scanner which can create an accurate point cloud model for inspection and also with all building features measurement. Here is some of the examples that we have use the point cloud model compare with our BIM model for verification.
Though we are restricted travelling these day, the advanced telecommunication and BiM Technology has taken us far digitally.
Being a Hong Kong Surveyor, we are glad to participate in one small scale development project in Australia, a market where experienced a lot of upsurging in last 2 years.
From the professional perspective , the planning control there is highly similar to what we have practicing in Hong Kong . Indeed, the planning condition from local Australia Government has tightened and deepened control on both the construction details as well. The project program is usually short given the construction complexity is lower , but the distorted global supply chain and the shortage of labour there are hitting the progress.
Like Hong Kong and UK, there are Building control after the planning permission, but the Australian government is running the private sector manning the private sector . Developer, usually the professional Builder, will deploy the Building Surveyor to check and sign off the plan. Given the honest system, and accountability of the Surveyor upheld, there are usually sometime a conflicting view between the Builder’s and Surveyors. Well, a water running under the bridge at the end.
My office is glad to be the surveyor from Hong Kong to oversee the entire development. We have applied the latest BiM to showcase the design, progress and program. Though we were restricted going there , we mastered the entire progress at this moment. Good luck to us
(Sorry for all not be able to disclose more under NDA)
With COVID-19 leading to travel restrictions that barred entry from mainland or other tourists, businesses located in main shopping districts such as Central saw a direct hit to their revenue. Landowners are prompted to reduce their rental rates so that tenants can remain in business and also pay their rent. In light of this issue, some landlords have taken a different approach whereby they search for ways to maintain their rental rates to not lose out on their rental income. One such way is by asset enhancement, which is to enhance the value of a property through renovation, usually by implementing new technology that can better complement and help the tenant’s business. The LED curved video wall at Hing Wai Building that serves as a digital billboard is an example of this.
Digital out of home (DOOH) advertising gives a more engaging and interactive experience to its audience compared to traditional out of home(OOH) marketing. The difference is that an OOH advert is static with a single image placed over a period of time, DOOH can offer multiple animated videos or the like via digital screens, which can reach its intended audience in real time.
GBE steps into the DOOH marketing limelight by completing Hong Kong’s first curved LED video wall at Hing Wai Building on 36 Queen’s Road Central, the project first began mid May 2021 and recently completed late November 2021. Companies can now advertise their product or service on this enormous screen which can deliver sharp and colorful content in high resolution and clarity, surely attracting the attention of those who walk by it. The video wall measures at 35200 x 9200 mm and at 4224 x 1108 (4K) resolution, it curves naturally and seamlessly with the shape of the building. LED video wall technology was chosen due to its ability to offer seamless images with minimal bezels, high quality optic characteristics, and its scalability to any shape or size , with all this incorporated it allows the video wall to look great from any angle.
Viewership Area of Video Wall
The black line represents the video wall and the red line shows roughly the surrounding area where people can see the video wall. The video wall borders two main streets, D’Aguilar Street and Queen’s Road Central. Pedestrians walking on Theatre Lane will also have a good view of it. A study on the foot traffic on these surrounding streets revealed that around 160,000 people passes through this area per day. So, you can imagine the amount of attention the video wall can potentially get per month.
Video wall of today
“The global LED Video Walls Market is expected to gain momentum on account of numerous benefits offered by video walls, namely, ease of maintenance, high flexibility, and performance.”
In today’s transforming world of digital information, video walls differ mainly from indoor usage such displaying price of products at a store or outdoor DOOH advertising. Video walls are an effective form of digital signage that can support content customization, and dynamic 3D content such as producing the illusion of objects ‘popping out’ from the screen. Especially curved video walls that allow the audience to experience this effect more immersively. Examples of such content can be viewed below:
When the housing market restarted with a vengeance in Hong Kong after Donald Tsang stepped down , however much tight land supply policy could be justified given government revenue dependence, it should not have affected the public sector housing. People seeking public housing could not have afforded private housing and so they should not be a government revenue concern.
Yet, despite calls and evidence being brought to the attention of the government, public housing supply remains very low.
While 80% of Singaporeans live in public housing, only 44.7% of Hong Kongers do.
Looking at the numbers
Average public housing price of the Housing Development Board of Singapore is S$507 per square foot., equivalent to HKD $2,930. In Hong Kong, those who could not get into public housing face an average apartment price per square foot of HK$ 16,883 per square foot (apartments under 400 square feet), or 5.76 times more expensive than Singapore.
Hong Kong GDP per capita – USD $46,323
Singapore GDP per capita – USD $59,797.
But GDP per capita is always unreliable for these purposes because of the huge income disparity and this average figure included the super-rich. Hong Kong ranks world no. 1 in income disparity and has the world’s largest Gini coefficient.
So, in Singapore, public housing cost as a multiple of median monthly household income = 507 / 7744 (both expressed in Singapore dollars) = 6.5%.In Hong Kong, for those who had to buy private housing instead of lining up for public housing, housing cost as a multiple to median monthly family income = HKD$16,883 / 26,500 = 63%.
Median monthly household income in Singapore is S$ 7744 = HKD $44,643.
Median monthly household income in Hong Kong is HK$ 26,500.
Therefore, Hong Kong private sector housing (for many who need to buy them) is 10 times less affordable than in Singapore.We have not yet dealt with the real impact by calculating the housing prices as a multiple of monthly or annual disposable income for housing payment. Which will magnify the difference and show the plight of the Hong Kong people. So, journalists who sing the mantra that Hong Kong’s riots were caused by the stripping of political freedom and has nothing to do with poverty and unaffordable housing, go back and do your maths.
Source: Urban Reform Institute and Frontier Centre For Public Policy
As a guy who has lived in both UK and HK, I can certainly say there are quite a few differences to take note of when deciding on long-term accommodation. For those moving to the UK from Hong Kong, they may find themselves largely unfamiliar with the different types of housing spread across the UK. So, it might be worthwhile to learn about housing types in the UK to better understand the advantages and drawbacks that come with them.
Surprisingly there is no legal requirement for room ceilings to be at a certain height in the UK. However, the average room height in UK is 2.4 m but ideally 2.6 m to 2.7 m. On the other hand, Hong Kong has requirements that every room used or intended to be used for office or habitation should have a height no less than 2.5 m, measured from floor to height.
Detached House
The housing type that offers a greater degree amount of privacy than others, it does not share any wall with other structures. Often built in rural or suburban areas, they typically come with both back and front lawns, which may be ideal for pet owners and those who enjoy outdoor activities such barbequing or gardening. They also tend to come with garages, useful for car-owner. However, a downside with this type is that it tends to be the most expensive housing type to purchase, and comes with high maintenance and upkeep costs.
Semi-detached House
Slightly different from the detached house, the semi-detached house shares at least one wall with an existing structure that is separately owned. These are usually cheaper than detached houses. As you share a wall with a neighbour, there is the possibility of disputes such as noise disturbance that may arise. On that note, any building alterations done would need to be discussed with your neighbour. So, you may need to take these factors into consideration.
Terraced House
Found commonly in populated areas such as cities, terraced housing are houses that sits in rows that occupy the street. A popular type of housing where land is at a premium, it allows for construction to save a great deal of space. Terrace houses usually share walls on both sides, where the accommodation is ‘sandwiched’ by others. Could possibly offer a bit more security with neighbours on both sides, a bit more foot traffic surrounding the house.
End-of-Terrrace House
With only minor differences to terrace houses, end-of-terrace houses are found at the end of the rows of the homes. They typically occupy the corners of the street or the ends of roads. They can offer more space and better lighting than the terrace houses in the middle due to the extension sideways. They can cost around 20% more than normal terraced homes.
Flats
Usually being the smallest type of housing, flats are more affordable compared to the rest of this list. Usually stacked into a single building, similar to Hong Kong, flats are popular in inner city areas due to the space saving advantage. They also usually offer security and concierge that takes care of the building. Depending on the firm that manages the building, the apartment complex may also come with amenities such communal swimming pool and/or gym, clubhouses with reading room or study spaces.
Inside the houses of UK
If you’re interested in what the interior of these houses looks like, take a look at the videos on this YouTube channel.
Due to Covid-19 pandemic, there are rising concerns about the potential transmission of the virus in enclosed spaces such as indoor areas, where air-borne bacteria and viruses can circulate when airflow is restricted. To prevent bad airflow, people are becoming more interested in the air purifying system to lower the risk of getting sick. There are four main types of air purifiers that are used at home .
HEPA Purifiers
The most common one is the HEPA purifiers. High-efficiency particulate air (HEPA) filters capture airborne particles from moving air using a dense, random arrangement of fibers. HEPA filters use the physics of particles moving through air to yank them out of the airflow. Their operation is simple but extremely effective. They have an efficiency of removing 99.97% of particulate matter of size less than 0.3 microns from contaminated air ensuring a flow rate anywhere between 150 -400 cubic feet per minute depending on the clogging of their pores.
Pros:
Reduces allergy and asthma symptoms:
Particles like dust, dander, and pollen that cause allergy symptoms are large enough for a HEPA filter to catch
Commonly available:
HEPA filters are found in a variety of home appliances including whole-house air filtration units, portable air purifiers, and vacuum cleaners.
Produces no byproducts:
Other air purifying products like ozone, ionizers, and PECO all emit a harmful byproduct into the air.
Cons:
Won’t remove every particle:
will not remove pollutants from the air that are smaller than 0.3 microns, including viruses, some bacteria, and volatile organic compounds (VOCs).
Requires frequent replacement:
HEPA filters trap most of the particulates in the air. This means they tend to clog faster than more porous filters.
Can be difficult to clean:
The shape and size of your air purifier may make it difficult to access the HEPA filter and clean it.
UV stands for ultraviolet. UV Air Filtration is a specialized way of treating your air that reduces biological compounds. It can also help eliminate potentially harmful bacteria and viruses from the air. There are special products that can be installed in addition to the current HVAC systems so that the UV air filtration or UV air purification system purifies the air as it is conditioned by your AC and heating system.
Pros:
Elimination：
eliminate microscopic elements, such as viruses, bacteria, or mold, that can be toxic or harmful
Silent:
you won’t even know it’s running
Won’t accumulate dirt:
there’s no physical filter
Cons:
Won’t remove every particle:
most allergens, dust, or other solids such as cigarette smoke, gases, or other chemical fumes cannot remove.
Require some maintenance:
AirCleaner.org tells us “every year, about 15% of an ultraviolet light’s power is decreased.”
When UV purifiers expose air to UV light, the same energy that breaks the bonds of DNA in microorganisms can also split oxygen (O₂), which can reform into ozone (O₃). While beneficial high in the atmosphere, ozone is a dangerous pollution in your home.
Ozone is a molecule composed of three atoms of oxygen. Two atoms of oxygen form the basic oxygen molecule–the oxygen we breathe that is essential to life. The third oxygen atom can detach from the ozone molecule, and re-attach to molecules of other substances, thereby altering their chemical composition. It is this ability to react with other substances that forms the basis of many manufacturers’ claims.
Pro
more applicable:
applicable for biological contaminants, not airborne inorganic particulates or chemicals
non-occupant settings:
ozone generators can be used to disinfect the air and kill microbes
Con
immediately harmful to your health：
ozone can damage the lungs. Relatively low amounts can cause chest pain, coughing, shortness of breath and throat irritation.
leaving byproducts:
just as bad or even worse than the original chemicals.
NCCO is an innovative technology invented by members of HKUST Entrepreneurship Program. It has been well recognized by the Hong Kong government and the public sector and is a revolutionary air purification technology that will change the world.
In comparison to other air purification technologies such as activated charcoal, UV light and electrostatic precipitator. NCCO is more efficient at removing pollutants. For example, activated charcoal can only absorb but not decompose pollutants, and can only last for a short period of time (usually three months) without replacement. Once the carbon filter is saturated, the pollutants absorbed will be released to the air causing “second pollution”, which can cause great harm to health.
On the other hand, NCCO can absorb and decompose pollutants continuously by combining Active Oxygen and High grade synthetic zeolite, and the technology can last for up to 12 years in a laboratory environment. NCCO has solved a range of air pollution issues in different sectors including commercial, industrial, retail and motor etc. In addition, it can resolve indoor and outdoor air quality problems including pollution caused by PM2.5, PM10, VOCs and formaldehyde. Being able to remove the root sources of pollutants, NCCO acts as an excellent air purifier. Being a proven concept with these capabilities, NCCO is playing an important role in air purification technology development.
Olympic Villages have accompanied Olympic Games since the Olympics in Los Angeles, 1932. The Village designed for the Helsinki Games in 1952 was the first intended to be converted into housing. Now, following Helsinki’s example, Olympic Villages are often converted into residential units, with rare anomalies such as Lake Placid 1980, which now stands as a federal prison. However, the success of each Village in their subsequent uses still vary immensely, depending on many interconnected factors such as sustainability and economic growth.
The Tokyo 2020 Olympics Village is set to be converted into a 13.9 hectare residential sub-division, ‘Harumi Flag’, by ten large developers, including prominent companies like Nomura Real Estate and Mitusi Fudosan Residential. Plans anticipate that the development, located in the centre of Tokyo on man-made island Harumi, would consist of over 23 residential buildings and a commercial facility, as well as other leisure and social services, such as parks and childcare facilities.
Whether or not these flats remain vacant in 2024, which is when the flats are set to be completed, cannot be determined for sure at this point. Despite this, after taking a look at the Sydney (2000), Athens (2004), Beijing (2008), London (2012) and Rio de Janeiro (2016) Olympic Villages it can be seen that there are a few common criteria that distinguish the successes from the failures. These include the economic state of the host country, whether private or public developers are in charge, how much emphasis is placed on sustainability and the amount of careful planning involved. The location of said Villages can also be taken into account, however this point may be secondary to the rest as it can be argued that with good planning and a decent transport system, such as will be seen in the case of London, distance from the city centre is not as significant a factor. When the pattern that successful Olympic Villages have followed is identified and compared with the journey of the Tokyo Olympic Village so far according to the criteria listed above, the future of the Village seems optimistic.
Past Olympic Villages
Sydney (2000)
The Sydney Olympic Village was a remarkable success. Built in Newington (inner-west Sydney) and developed by a public-private partnership, it was a major stepping stone in terms of sustainability, and reportedly ‘changed urban planning and design in Australia forever’, in particular the development of greenfield sites. Unlike previous Villages, it was designed as permanent housing, and ‘used the principles of permanent dwellings that had game overlays to deliver the beds required for athletes’. For example, demountables that could be easily removed were placed in backyards and removed after the Games.
Rooms were also big enough for divisions to be placed inside. This meant that their target market – Sydney’s middle class , or even the general public, would be more willing to put their money forward and purchase housing as these residences were built more like a permanent home to live in rather than for a two-week temporary stay.
Furthermore, the emphasis placed on sustainability during its construction, with the area being the largest solar-powered suburb in the world, boosted the its status and bolstered its image, adding onto the pre-existing attraction of it being a former athlete’s village. Another factor that contributed to its success was the real estate boom and overall favourable growth in the economy at the time, which eliminated the risk of being unable to finance construction due to sudden large falls in consumer confidence and subsequently consumption. It meant that consumers were more eager to purchase new housing and so demand was able to meet supply more easily.
Athens (2004)
The Athens Olympic Village (2004) was to be turned into the ‘biggest social housing development in Greek history’ and was constructed on brownfield (‘degraded, polluted, minimally inhabited wasteland on the city’s far northern outskirts) land. It was a huge failure, with many flats now vacant and the infrastructure dilapidated. Its use as public housing, distributed to citizens through a lottery, diverged from the Olympic Village in Sydney, which was built to be sold as housing for those in the middle-class. Another aspect that differed from the successful Sydney Olympic Village was that it was built using ‘old, environmentally unfriendly technology’. Furthermore, even as the athletes were moving into the village, there was already criticism surrounding the living conditions, with some citing bad security and the housing being unfinished.
One core reason that it failed was that the costs for the event were underestimated due to a lack of careful planning and excessive extravagance. Greece simply could not afford the Olympics. The municipalities responsible for developing the area did not have the funds to sustain redevelopment and so the planned infrastructure and schools were never constructed, which inevitably withdrew from the value of the area. Another important factor to consider is the prolonged economic recession that Greece fell into later on, which the Games undoubtedly contributed towards. The following recession and debt crisis even more so meant that there were not enough funds to pay for the development. The lack of private sector involvement should also be taken into account – with Jay Scherer citing the Village as a ‘sobering portrait of the level of debt that can be accrued by the state in the absence of private investment in these developments’. There was also a lack of deliberation in terms of ‘environmental strategy and forward thinking’, or ‘economic feasibility studies or even a basic business plan’ as planners rushed to finish venues, leading to the soaring costs of the Games (cost nearly $11bn and double the initial budget), leaving diminishing funds behind to actually redevelop and maintain these venues.
Beijing (2008)
Less is known about the reality of the Beijing Olympic Village (2008) now, but it was developed into housing for upper-class Beijing residents and has gravitated towards Newington, rather than Athens’ example. Environmentally-friendly amenities were also included, with the Village being equipped with geothermal energy and solar panels and a micro-energy building, and reportedly, the city ‘tied its Olympic agenda to long-term land use development goals’. This increased the appeal of the units, which would have led to a rise in demand for them. According to China Daily, even people from outside Beijing expressed interest in the condos after the Olympics. Ge Huai’en, the Village’s marketing director, also stated that ‘about 70% of the apartments in the Olympic Village in northern Beijing had been sold before the Olympics’. The price of these flats practically doubled in a year and a half following their market release and surrounding real estate values rose.
The London Olympic Village, now converted into a neighbourhood north of Stratford town centre known as East Village, was developed on brownfield land, following the example of the 1992 Barcelona Games. Forbes has labelled East Village (and Olympic Park) as a ‘rip-roaring success’, and Ben O’Rourke claims that the London Olympics’ real-estate legacy is largely responsible for ‘London moving east’. Of the 2,818 new residences created, 1,379 were labelled as affordable homes and sold to Triathlon Homes. The remaining private homes, plots for a potentially 2,000 more residences and long-term management of East Village are managed by Get Living London and owned by Delancey/Qatari Diar. Now, East Village is labelled ‘London’s Hippest Postcode’, with its architecture looking to ‘emulate the much-loved planning of Maida Vale and other parts of Victorian west London’ and is a ‘rare example’ of a housing devlopment that ‘shows more thought and quality than most things comparable built in Britain in recent decades’.
East Village offers a variety of housing types, from apartments to townhouses and the neighbourhood also has facilities such as a school and health centre. Its transport links also serve as a major drawing point, for example, King’s Cross is fifteen minutes away, so despite its location, people are not overly deterred by that. The East Village’s success could be attributed to the dire need for affordable housing in London, especially following the Global Financial Crisis 2007-08. Overly high housing costs have long been an issue for Londoners, and naturally the housing in the East Village, part of which was marketed to be affordable, would have been in high demand and appealing to the public. The East Village was also designed with the environment in mind, with integrated transport, green open spaces (green roofs, wetland area, fruit trees etc.) and flats that adhere to a ‘high standard of energy-efficiency and insulation’. Long-term development was taken into account as well, with plans to have 24,000 new homes built in the area by 2031.
Rio De Janeiro (2016)
The Rio de Janeiro Olympic Village (2016) is, as Forbes describes it, a ‘ghost town’. It was built in the West Zone of Rio, in an upper-class neighbourhood. In a way, it was similar to Newington in that it was going to be developed as luxury housing, however the developer billionaire Carlos Carvalho seemed to lack an awareness of the true amount of demand for his luxury condos. He envisioned a ‘city of the elite, of good taste’ and that ‘for this reason, it needed to be noble housing, not housing for the poor’, with prices as high as $700,000. He may have had overly-ambitious prospects for the Village, which helped cause its current vacant state.
The key difference here between Rio and success stories like Newington is the overall financial state of the host countries – Sydney’s economy was arguably more stable, and there was a larger demand for middle-class or luxury housing than in Rio, where there is an ever-widening gulf between the rich and poor. Had there been increased community consultation and a greater awareness of what Rio actually needed, instead of purely focusing on financial motivation, as Carvalho seemed to have done, the project may have been more successful. Another factor, as Isabel Swan states, ‘I feel the Olympic Games in Brazil were not so successful because the legacy was not the number one concern’. The economic downturn and large fiscal deficit in Brazil did not help matters, and only 240 of the 3,600 units had been sold two weeks before the opening ceremony of the Games. Even now, apparently 93% of the condos are vacant. Furthermore, the Village during the Games did not have particularly favourable reviews either, with Kitty Chiller, the Australian Olympics boss, claiming that the units were ‘unliveable’. There are notable similarities between Athens and Rio – poor economic state, poor governance and poor time management, with both countries’ venues being built in a rush.
Tokyo’s Future
The successful Olympic Villages have several factors in common. They tend to be built as residences to be sold to the middle to higher classes, and the environment is often a priority. The economy, in particular the real estate market of the host country, also tends to be stable. Furthermore, if the host country is developed, this improves its chances on developing the Village aptly as there is a larger probability that they would have the funds to sustain this, especially since the opportunity cost of them hosting the Games in general is lower as they would likely already have most of the infrastructure required.
The Tokyo Village has already received favourable reviews from athletes on prominent news and social media platforms, enhancing its image for prospective buyers even more. Private developers would be responsible for ‘specific aspects’ of development due to their ‘capabilities and know-how’ to turn the former Village into a ‘new and convenient community where a diverse range of people live and interact with ease and comfort’ under a public-private partnership. Looking back at previous Olympic Villages starting from Athens, the successful cases tend to have some amount of private involvement.
Furthermore, it appears that the development has been carefully planned out with long-term environmental goals in mind, similar to the successful cases of Olympic Village development – as stated on the website, they hope to ‘prepare an environment that will be passed down to the next generation’. Although not permanent, the viral cardboard beds that the athletes slept on is already an indicator that sustainability is a prominent element of this year’s Village. Environmental stability is an attractive element for prospective buyers and could increase the property’s value. Moreover, developers plan to install a hydrogen energy system and to use AI to forecast power demand, conserving energy. A ‘real forest’ is also in the works, and Harumi Flag hopes to create an ecosystem, complete with a hybrid irrigation waterscape and animals. The website continues to outline the effort being put into the design and redevelopment of the area, for example noting that the skyline would create a ‘rhythmic silhouette’ (translated), and outlining careful details such as light controls for ambience, non-slip pavements and more. These design details hint at the in-depth and long-term planning being put into Harumi Flag, which is a good sign for the future.
During Phase 1 of sales to the public in May 2019, where 600 flats were released, there were already 7 applications for every flat released. In July 2019, more than 2,000 applications were made for the further 900 flats put on sale as well. Although sales were halted due to the pandemic, they are expected to resume following the Olympics this autumn. Whether or not demand would remain as significant remains to be seen, however, when looking at the state of the real estate market in Tokyo, prospects seem to be positive. Owing to Japan’s extremely low borrowing cost, there is ‘persistently high occupancy, stable and resilient rental income and attractive pricing’, says South China Morning Post, even calling Japan’s real-estate market ‘Asia’s star performer’.
Of course, there are concerns. The lack of communication from developers to buyers about the delays due to the pandemic have led to buyers’ complaints making headlines, which may deter other prospective buyers. Market trends cannot be determined for sure either. Only time will tell, but for now, the future of the Tokyo Olympic Village certainly seems a lot more favourable than that of Athens or Rio.
The maintenance issue is always a big topic for discussion all over the world. Although many engineers and specialists have given their point of view to show the importance of building maintenance, people always neglect the inspection report and not taking it seriously. Here is another “Wake Up Call” for us with the accident in Florida condo Collapse.
According to command7, it states that why a lot of facility managers react to problems as opposed to being proactive. It’s not hard to see why—with all of the pressure that there is to save money wherever possible, maintenance can often take a back seat to more immediate concerns. The problem is that waiting until something is broken to fix it is possibly cheaper in the short term, but can lead to an expensive surprise later on. Source: https://command7.com/importance-building-repair-maintenance-services/
Also from Ivor H. Seeley in his book” Building Maintenance” states that the building maintenance issue is being neglected.
According to The Washington Post, an engineer warned in October 2018 that he had discovered “major structural damage” to a concrete slab below the pool deck in the section of the Champlain Towers South condominium building that collapsed Thursday, killing at least four and leaving scores trapped, according to records released by local authorities late Friday.
Source: Structural Field Survey Report – https://www.townofsurfsidefl.gov/docs/default-source/default-document-library/town-clerk-documents/champlain-towers-south-public-records/8777-collins-ave—structural-field-survey-report.pdf?sfvrsn=882a1194_2
Kit Miyamoto, a veteran Los Angeles-based structural engineer who specializes in structural resilience, said that a pillar or column supporting the building appeared to have failed. Corrosion by the salty air or a “differential settlement,” meaning differences between how sides of the building were sitting on the land, could have caused a pillar to collapse, he said.
“This is truly a classic failure of a column,” said Miyamoto, chief executive of Miyamoto International, a global earthquake and structural engineering firm. “It was supporting many stories and that’s why it happened very suddenly.”
A ” Better Way” to understand the building condition
In GBE, we use the new technology to show our findings during the inspection in order to make our clients understand more about their unit or property condition. After the inspection, it always needs to act fast for repairing and maintenance for keeping the property in a good condition. Here are some examples of how GBE perform our findings in our inspection through Matterport.
GBE sees “feasibility study” as an integrated part of any overall development project. GBE delivers the following “core” analysis in the Feasibility study
Planning restriction and opportunity review
Preliminary sketches highlighting key technical considerations in the proposal
Program and Turn Around timeline
Statutory compliance and hurdles involved
Capex, Budget, and cost calculations
Delivery strategy and the procurement method
Technical risk analysis
GBE also provides advice in the following areas for feasibility studies to tailor to the needs of fund manager/developer/individual/organization
Commercial factors and statistics
Practical usage by tenants or users
Maintenance of property;
Investment exit strategy;
Suitable Holding period from a technical perspective
Usually being the smallest type of housing, flats are more affordable compared to the rest of this list. Usually stacked into a single building, similar to Hong Kong, flats are popular in inner city areas due to the space saving advantage. They also usually offer security and concierge that takes care of the building. Depending on the firm that manages the building, the apartment complex may also come with amenities such communal swimming pool and/or gym, clubhouses with reading room or study spaces.
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