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The Buildings Department (BD) today (December 19) issued four demolition orders under Section 26 of the Buildings Ordinance (BO) to the owners concerned requiring demolition of the whole of the buildings at Nos. 45, 47, 49 and 51 Kai Ming Street, To Kwa Wan, to be commenced within nine months, and be completed within six months after commencement of the works.
"Given the structural condition of the buildings, the BD considers it necessary to demolish the whole of the buildings at Nos. 45, 47, 49 and 51 Kai Ming Street. Since the buildings at Nos. 45, 47 and 49 Kai Ming Street are not posing obvious danger and are still fit for occupation, and with the completion of the necessary protective measures to maintain the structural stability of No. 51 Kai Ming Street, their occupants may stay until demolition works commence. As the BD understands that the residents need time to organise and prepare for the demolition works, the said Order allows the owners concerned to commence the demolition works within nine months, and complete the works within six months after commencement of the works. In other words, except those residents who have already moved out of their flats at 51 Kai Ming Street, residents and business operators of 45, 47 and 49 Kai Ming Street as well as business operators of G/F, 51 Kai Ming Street may continue to live and do business in the buildings at the moment," a BD spokesman said.
According to their approved building plans, the buildings at Nos. 45, 47, 49 and 51 were constructed simultaneously and designed as one single integrated structure which exerted mutual structural support. The buildings at Nos. 45, 47, 49 and 51 Kai Ming Street, To Kwa Wan are six-storey composite buildings of reinforced concrete construction. The occupation permits were issued in July 1957. According to the approved plans of the buildings, the buildings at Nos. 45 and 47 share a common staircase, and the buildings at Nos. 49 and 51 share another.
The BD has previously issued an investigation order to the building owners of No. 51 Kai Ming Street requiring them to appoint an authorised person to conduct a detailed investigation of the building. As the owners had difficulties in co-ordinating repair and investigation works themselves and also faced financial difficulties, the BD appointed a consultant and a government contractor in October 2010 to conduct the investigation works.
Findings of the investigations completed by BD's consultant and the government contractor in August 2013 showed that the cantilevered slab balconies of the building at No. 51 Kai Ming Street from 1/F to 5/F were dangerous and temporary propping should be erected immediately to stabilise the structure of the building. Meanwhile, the BD needed to ensure that the occupants and members of the public would not be at risk while it carried out further detailed investigation of the building. Therefore, on August 30, 2013, the BD applied for a closure order from the District Court in respect of the building at No. 51 Kai Ming Street in accordance with section 27(1)(a)(i) of the BO, and the building was closed on that day. On the same day, the 32 occupants vacating the building either arranged temporary dwelling themselves or moved into the Housing Department's temporary accommodation in Shek Lei. At present, there are still 17 residents staying at Shek Lei. The business operators of the G/F were allowed to continue operation.
After the closure order had been issued, the BD immediately commenced temporary protective works to secure the cantilevered slab balconies of the building at No. 51 from 1/F to 5/F and carried out further detailed investigation and taking sample cores of concrete of the parent building.
Based on the test results of the concrete samples and the on-site investigation findings, detailed analysis and structural assessment were carried out by the consultant and government contractor, who then submitted a report to the BD. The report stated that the parent building and the common staircase between Nos. 49 and 51 Kai Ming Street was in a poor structural condition that rendered the building unfit for occupation. After due consideration, the BD decided that it was necessary to demolish the whole of the building at No. 51, including the common staircase between No. 49 and 51 Kai Ming Street, to ensure the safety of the occupants and the public.
In addition to the consultant's detailed investigation of the building at No.51, the BD also took samples of concrete cores at the common staircases between Nos. 49 and 51 and between Nos. 45 and 47 for testing. The test results indicated that the strength and quality of the concrete were below standard. It was therefore believed that the structural condition of the buildings at Nos. 45, 47 and 49 was not satisfactory. Owing to the unsatisfactory structural condition of No.49 and the lack of means of access and exit to the flats at No. 49 after the removal of the common staircase between Nos. 49 and 51, the building is unfit for occupation. Demolition of the building at No. 49 was also necessary.
As mentioned above, according to their approved building plans, the buildings at Nos. 45, 47, 49 and 51 were constructed simultaneously and designed as one single integrated structure which exerted mutual structural support. The buildings at Nos. 45 and 47 would become structurally unstable and could not stand safely on their own when their support disappeared with the demolition of the buildings at Nos. 49 and 51. Given the unsatisfactory structural condition of the buildings at Nos 45 and 47, the buildings at Nos. 45 and 47 should be demolished at the same time.
The demolition of Nos. 45, 47, 49 and 51 would not affect the safety of other buildings on Kai Ming Street or buildings nearby.
As specified in the demolition orders, the owners concerned should appoint an authorised person and a registered structural engineer to submit a demolition proposal to the BD for approval before commencement of the demolition works and to supervise the works to ensure public safety. The demolition works should be commenced within nine months of the issue date of the order and be completed within six months after commencement of works. Considering that the buildings concerned are not posing obvious danger and temporary propping has been erected for No. 51 Kai Ming Street, the affected residents and business operators of Nos. 45, 47 and 49 Kai Ming Street and the business operators of G/F, 51 Kai Ming Streets may continue to stay in the building before the commencement of the demolition works. The closure order applied from the court by the BD on August 30, 2013 in respect of No. 51 Kai Ming Street will remain in force. The BD will meet with the residents and business operators concerned tomorrow (December 20) to explain in detail issues concerning the demolition orders, including details of compliance and arrangement of assistance provided to the residents.
"Our staff will continue to closely monitor the structural condition of the buildings till the commencement of the demolition works, and the Department will work with relevant government departments in providing appropriate assistance to the affected residents," the BD spokesman said.
The BD spokesman emphasised that building owners are responsible for regularly inspecting and maintaining their premises including the common parts of the buildings, and should make sure that their buildings are safe and in good condition.
Ends/Thursday, December 19, 2013
Issued at HKT 11:07
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