( all are PDF files )

1.  INTRODUCTION
1.1    PURPOSE AND STUDY OBJECTIVES
1.2    STUDY SITE
1.3    STRUCTURE OF THE REPORT

2.  BASELINE REVIEW, OPPORTUNITIES AND CONSTRAINTS
2.1    PLANNING AND LAND USE
2.2    LANDS
2.3    CULTURAL HERITAGE
2.4    LANDSCAPE
2.5    TRAFFIC AND TRANSPORTATION
2.6    ENVIRONMENT
2.7    GEOTECHNICAL ENGINEERING
2.8    SOCIO-ECONOMIC CONDITIONS
2.9    CONSTRAINTS AND OPPORTUNITIES
2.10   DEVELOPMENT POTENTIAL REVIEW

3.  OPTION FORMULATION
3.1     DEVELOPMENT OPTIONS
3.2     EVALUATION AND CONSOLIDATION
3.3     PREFERRED DEVELOPMENT OPTION

4.  TECHNICAL ASSESSMENTS
4.1     PRELIMINARY ENVIRONMENTAL ASSESSMENT
4.2     PRELIMINARY TRAFFIC ASSESSMENT
4.3     PRELIMINARY GEOTECHNICAL ASSESSMENT
4.4     FINANCIAL ASSESSMENT

5.   RECOMMENDED DEVELOPMENT OPTION
5.1     DEVELOPMENT SCHEDULE AND CONCEPTUAL MASTER LAYOUT PLAN
5.2     CONCEPTUAL MASTER LANDSCAPE PLAN

6.  IMPLEMENTATION MECHANISM
6.1     PLANNING BRIEF
6.2     SITE DISPOSAL
6.3     OPERATION AND MANAGEMENT

7.  WAY FORWARD

List of Tables

Table 2.1	Birds Recorded in the Site
Table 2.2	Butterfly and Dragonfly Record in and around the Site
Table 3.1	Development Schedule of Museums Focused Option
Table 3.2	Development Schedule of Boutique Hotel Focused Option
Table 3.3	Development Schedule of Arts and Culture Focused Option
Table 3.4	Development Schedule of Urban Marketplace Focused Option
Table 3.5	Development Schedule of Enhanced Commercial Focused Option
Table 3.6	Development Schedule of Preferred Development Option
Table 4.1	2006 Peak Hour Junction Performance
Table 4.2	Residual Valuation of the Preferred Development Option
Table 4.3	Viability Sensitivity Test of the Preferred Development Option

List of Figures

Figure 1.1	Location Plan (Base Extracted from Tsim Sha Tsui OZP No. S/K1/12)
Figure  2.1	District Planning Context
Figure 2.2	Site Plan
Figure 2.3	Tree Survey Plan
Figure 2.4	Key Traffic Features and Issues of the Area
Figure 2.5	Performance of Existing Pedestrian Facilities
Figure 2.6	Existing Slopes, Tunnel Portals, Potential Density Zones and Potential Tunnels
Figure 2.7	Middle Road Circulation System
Figure 2.8	Possible Linkages and Pedestrian Subways
Figure 2.9	Railway Reserve Assumptions
Figure 2.10	Case Study Images
Figure 3.1	Museums Focused Option
Figure 3.2	Boutique Hotel Focused Option
Figure 3.3	Arts and Culture Focused Option
Figure 3.4	Urban Marketplace Focused Option
Figure 3.5	Enhanced Commercial Focused Option
Figure 3.6	Preferred Development Option
Figure 3.7	Layout Plans for Underplatform Levels 1 & 2 of the Preferred Development Option
Figure 4.1a	Locations of Representative Air Sensitive Receivers during Construction Phase
Figure 4.1b	Locations of Representative Air Sensitive Receivers during Operational Phase
Figure 4.2	Locations of Representative Noise Sensitive Receivers during Construction Phase
Figure 5.1	Conceptual Master Layout Plan of Recommended Development Option
Figure 5.2	Land-use Plans for Underplatform Levels 1 and 2 of Recommended Development Option
Figure 5.3	Section of Recommended Development Option
Figure 5.4	3D Sketch of Recommended Development Option
Figure 5.5	Conceptual Master Landscape Plan of Recommended Development Plan

Appendices

Appendix I	Tree Survey Report
Appendix II	Potential Uses at the Site
Appendix III	Option Evaluation
Appendix IV	Calculation for Financial Assessment
Appendix V	Urban Design Recommendations
Appendix VI	Planning Brief
Appendix VII	Comments and Responses on Draft Final Report