Project Overview
Blissful Place is one of the Ageing-in-Place (AIP) Scheme projects under the Hong Kong Housing Society (HKHS). The targeted residents are middle-class Hong Kong senior citizens aged 60 or above.
The rationale behind this scheme is that most seniors prefer to stay at their familiar homes. The AIP Scheme aims to strengthen the health of residents and increase resilience to disability.
With a relatively high rate of elderly in our population, the HKHS has extended the AIP Scheme to all of their 20 rental estates since its launch in 2012. Through mobilizing community participation, and partnership with government departments, welfare organizations, healthcare service providers as well as academics, a one-stop service and support network for elderly residents is established to fulfil their needs in housing, healthcare and social support so as to help their ageing in place.
Blissful Place is also the fourth project of the “lease-for-life” Senior Citizen Residences Scheme by HKHS. Only a one-off entry contribution is required to stay in this self-sustaining and supportive living environment for a lifetime.
Blissful Place offers a one-stop service and substantial networking for senior residents to fulfil the need for elderly housing, healthcare and social support services, which encourages age-in-place with quality of life. This is a model of senior citizen development, which not only provides an environmentally friendly solution through architecture but also takes care of the senior’s well-being and community through a holistic approach.
Project Commissioner
Project Creator
Andrew Lee King Fun & Associates Architects Ltd.
Team
Project Manager : Hong Kong Housing Society
Contact Person Name & Position: Mr. Franki Yeung , Director (Projects)
Tel. No. 2839 7888
Email: frankiyeung@hkhs.com
Architect : Andrew Lee King Fun & Associates Architects Ltd.
Contact Person Name & Position: Mr. Raymond Zhou, Executive Director
Tel. No. 2525 0008
Email: a-1714@alkf.com, r.zhou@alkf.com
Structural & Geotechnical Engineer: C M Wong & Associates Ltd.
Contact Person Name & Position: Mr. Stanley Chan, Director
Tel. No. 2522 1068
Email: leeks@cmwal.com
Building Services Engineer: Meinhardt (M&E) Ltd
Contact Person Name & Position: Mr. Andy Yuen, Deputy Project Director
Tel. No. 2858 0738
Email: me2064@meinhardt.com.hk
Quantity Surveyor: Currie & Brown (China) Ltd.
Contact Person Name & Position: Ms. Jill Kennedy, Director
Tel. No. 2833 1939
Email: HK-115377@curriebrown.com
Environmental Consultant: Ramboll Hong Kong Limited
Contact Person Name & Position: Mr. David Yeung, Project Director
Tel. No. 3465 2888
Email: dyeung@ramboll.com
Landscape Consultant: ADI Limited
Contact Person Name & Position: Ms. Alison Lee, Director
Tel. No. 2131 8630
Email: adi-alkf12a@adi-group.com.hk
Information Communication Technology Consultant: Ove Arup & Partners Hong Kong Ltd
Contact Person Name & Position: Mr. Jimmy Chan,
Associate Director (Advanced Digital Engineering)
Tel. No. 2528 3031
Email: Jimmy.chan@arup.com
Main Contractor: Paul Y. General Contractors Limited
Contact Person Name & Position: Mr. Kenny Li, General Manager
Tel. No. 9092 9655
Email: kennyli@pyengineering.com
Project Brief
Blissful Place is located at 8 Lee Kung Street, Hung Hom, Kowloon, Hong Kong. This is in the heart of Hung Hom, between Ho Man Tin Station and Whampoa Station. All of one’s daily needs, entertainment, and amenities can be found within an easy 15-minute commute.
It consists of one 24-storey residential tower providing 312 units for Senior Citizens atop a 5-storey podium for Residential Care Homes for Elderly (RCHE) on 3/F & 5/F, recreational facilities on 2/F, semi-open landscape garden on 1/F, rehabilitation centre, medical centre, reception, lift lobby and ancillary car parking, loading and unloading facilities at G/F.
There are two types of flats:
144 nos. Studio Flats- 235-256/ft2
168 nos. One-Bedroom Flats- 375-403/ft2
The term “Age-friendly” inspires the design, from interior fittings and finishes to facilities and services. Holistic healthcare services are offered, in addition to the Residential Care Homes for the Elderly, Medical Centres and Rehabilitation Centres, to enhance the self-care ability of the residents.
To promote “Active Ageing”, the communal garden and clubhouse are equipped with various facilities to help seniors expand their social networks. The landscape design aims to stimulate the 5 senses of seniors, and classes catering to varied interests are also provided to help seniors to reach their full potential.
Blissful Place strives to create a practical, safe and superior lifestyle for seniors, complete with a built-in smart, caring system that provides a 24-hour emergency support service.
Project Innovation/Need
Age-friendly concept design features are provided.
Integrated development:
The provision of RCHE Medical Centre, Rehabilitation Centre and residential flats are within the same building. Therapists and dietitians provide personalized services.
Indoor Comfort:
Signage and features with different thematic colors on each floor allow seniors to recognize their way easily. The same colour theme echoes at letter box design as well. The entrance flat features a pin board for the residents’ individual identity.
Chairs are provided at the lift lobby and inside lifts for the seniors’ comfort, and handrails enhance accessibility along corridor.
The provision of wheelchair maneuvering space inside flats have been optimized, providing adequate bedside access clearance, removable kitchen cabinet/ bathroom vanity cabinet for wheelchair users’ knee space and demountable shower partition to meet different needs throughout the ageing process.
More features like a lower hanging kitchen cabinet, heat lamp, accessible grab bar, threshold-less shower, easy window opening device, etc. create a practical and safe lifestyle.
Smart Elderly Care System:
The Integrated Care Link System with a Bedside Call Unit and Bathroom Call Unit, portable emergency call devices allow seniors to call for help in case of emergency.
Other innovative design features include a Central Control & Monitoring System for Building Services, a real-time system status monitor and time schedule can be achieved. Infra-red touchless lift buttons were installed, with the Paperless Project Management System adopted alongside the BIM system for building coordination and facility management.
Design Challenge
The mixed uses of the development are challenging. The podium consists of 2-storey Residential Care Homes for Elderly (RCHE) on 3/F &5/F, 1-storey recreational facilities on 2/F, 1-storey semi-open landscape garden on 1/F, 1-storey rehabilitation centre, medical centre, lobby and car parking at G/F.
Layouts of all podium floors are very different; this makes the structural and building services design process quite difficult. The columns have to be carefully placed to avoid affecting the dormitory bed space on 3/F & 5/F and the large lounge on 2/F, not to mention the multi-functional spaces at the G/F.
Similar cases happened to the building services system, which had to be placed at the common corridor or back of house area to avoid disturbance to the RCHE area run by an outsourced operator.
The drainage pipes had to be installed on the podium façade, and aluminium cladding was skilfully designed to conceal pipeworks while providing maintenance access.
Another challenge is the tight construction schedule matching the increasing ageing population; only a 2-year construction period was allowed for the superstructure and fitting out works. Precast façade, metal formworks, and BIM coordination was adopted to accelerate the construction process. The Covid-19 pandemic also affected material manufacturing and delivery from the Mainland and other parts of the world.
Sustainability
Blissful Place is located in a busy urban district, as the building form and orientation were strategically designed for the local climate. A passive environmental design was adopted.
Air ventilation is enhanced by:
a) 6-meter high Communal Garden with an opening on all sides on 1/F,
b) Stepped podium design,
c) Wider openings at G/F,
d) Separation between the residential block with adjacent buildings; and
e) Alignment of building block responsive to the prevailing wind and avoid direct sunlight.
An Air Ventilation Assessment was conducted to ensure the development will not create excess wind velocities at the pedestrian level.
All domestic flats are 70dB(A) for the maximum allowed road traffic noise levels, complying with the statutory Planning Guidelines. Noise mitigation measures such as setting back the block and acoustic windows are implemented.
99.4% of residential flats achieved an average daylight factor in the BEAM Plus requirements.
5 senses stimulation of landscape design is adopted at 2/F for richer enjoyment.
Other sustainable measures include:
High-reflective roof materials
Sustainably sourced wood for permanent and temporary formwork
Photocell sensors for lighting
Oil Free Chillers
Automatic Demand Control for Ventilation
Water-saving sanitary fittings
Electric Vehicle Chargers
Achievements of Sustainable Accreditations:
BEAM Plus NB v1.2 - Gold Rating (Provisional)
Indoor Air Quality (IAQ) Certification Scheme - Good Class anticipated
Mandatory Energy Efficiency Labeling Scheme - Cooking hoods, induction hobs and some of the A/C systems inside residential flats have a Grade 1 label.
Architecture - Residential - Constructed
This award celebrates the design process and product of planning, designing and constructing form, space and ambience that reflect functional, technical, social, and aesthetic considerations. Consideration given for material selection, technology, light and shadow.
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