Limitation of building controls on the architectural design based on domestic and non-domestic use of buildings in Hong Kong

Abstract

Many contemporary building codes are written based on building occupancy classifications. However, with the abundance of multiplexes and highly efficient communication through advanced technology today, this principle of classification of buildings through specific use in building code-writing may cause problems in building controls. This is especially true when the trend of modern and future building occupancy is towards flexible, mixed, and transferable uses with non-distinction between working and habitation.

In the highly dense urban environment and under current Hong Kong building regulation controls, all buildings are classified for domestic or non-domestic use, which imposes control barriers to any mixed-use, merged-use or adaptive re-functioned buildings. Furthermore, the local profit-oriented real estate market always pushes the architectural design of buildings to follow the control regulations tightly. Thus, innovations are limited and usually sacrificed for the maximization of development potential in terms of economy and quality only.

This research investigates the relationship between building controls and the architectural design of buildings in Hong Kong, with a focus on the impact that building codes have imposed on the architectural design of buildings through its occupancy-based categorization of domestic or non-domestic use. It also aims to open a fresh look at the control of buildings in a high density environment.

By reviewing the origin of building laws and basic principles of building code creation, the research takes a comprehensive study with focus on four building sub-control aspects: building density, building safety, building environmental health and building sustainable designs. Case-studies, literature reviews, interviews, surveys and data analysis, and correlation analysis are used. To explore the effect of categorization of buildings, relevant professional terms and their significance also are addressed and studied.

Through various findings, this research uncovers the relationship between building controls and architectural design of buildings in Hong Kong. Results from sub-control aspects are concluded and compared. The key sub-control aspect of building density control and its control variables are identified, analyzed and re-evaluated. Comparative cases from international cities with similar environmental contexts are studied and applicable references are made.

In brief, this research provides an original perspective and approach in the field of study of building controls that related to the architectural design of buildings. It also establishes a refreshing base to understand different practical design-control issues. Moreover, some progressive and holistic recommendations in future policy makings and code writings of building control are advised.