Section IV Planning Strategy and Next Steps 13...13.3.1 The HK2030 Study is not meant to provide...

Section IV Planning Strategy and Next Steps

13A Future Roadmap

79

Sectio

n IV P

lanning S

trategy and

Next S

teps

Chapter 13: A Future Roadmap



13A Future Roadmap

“Then he ordered the crowds to sit down on the grass, and taking the five loaves and the two fish, he looked up to heaven and said a blessing.

Then he broke the loaves and gave them to his disciples, and the disciples gave them to the crowds.

And they all ate and were satisfied.”

- Matthew14:19-20

13.1 DoMoreWithLess

13.1.1 BasedonthePreferredDevelopmentOptionandresultsoftheimpactassessments,aRecommendedDevelopmentPattern(Figure13.1)hasbeenderived,embracingtheoverarchingstudygoalforsustainabledevelopmentandthespatialplanningconceptsandfunctionsmentionedinChapter11.

13.1.2 Indeed,theHK2030StudyistaskedtoformulateaplanningframeworkthattakesHongKongtowardsamoresustainableformofdevelopment.Thatmeansensuringbetterqualityoflifeforeveryone,nowandinthefuture.Otherthanbalancingsocial,environmentalandeconomicconsiderations,animportantsustainabledevelopmentprincipleisgoodresourcemanagement.Thisimpliesmoreefficientuseof,amongothers,landandinfrastructure–thatweshouldcarefullyre-assessthecapacitiesofourdevelopedlandandexistinginfrastructuretoavoidunnecessarywastage;thatamoreinnovativeapproachshouldbeadoptedtomanageourneeds;thatweshouldbepreparedandthereforeplanforgrowthwhileensuringthatprovisionismadeinatimelymanner.

13.1.3 Inthelightofthetrendforslowerpopulationgrowth,andinkeepingwithsustainabledevelopmentprinciples,thedirectionforHongKong’sfuturedevelopmentisclearlytodo more with less–tostriveatbetterquality,higherefficiencywhilebeingprudentonresourceutilisationandcautiousaboutembarkingonmassiveconstructionprogrammesongreenfieldsites.

161


A Future Roadmap13Section IV Planning Strategy and Next Steps

13A Future Roadmap

162 163

Figure13.1RecommendedDevelopmentPattern


A Future Roadmap1313.2 PlacingQualityOverQuantity

13.2.1 Hugedevelopmentpressureinthepastfewdecadeshavecompelledustofocusonopeningupnewlandtomeethousingandeconomicneeds.Fulfillingquantitativerequirementwasindeednecessarytosustaintherapideconomicgrowthandsatisfyvarioussocialneedsgeneratedbyafast-growingpopulation.

13.2.2 Nonetheless,communityaspirationsforprovisioninthepublicdomainhavechanged.Meetingdemandinquantitativetermsaloneisnolongersufficientasqualityisseentobeasimportantasquantity,ifnotmore.Thetrendforslowerpopulationgrowthandreducedhousingpressureoffersagoodopportunityforustogeartowardsimprovingthequalityofprovision.

13.2.3 However,theperceptionofqualitydiffersamongpeopleandatdifferenttimes.Whileitwouldbedifficulttoworkoutadefinitionacceptabletoall,qualityshouldbeabouttheprovisionofproductsandservices,andtheestablishmentofaprocessofprovidingsuchthatiscontinuouslymeetingthechangingneedsofusers,withastandardbeyondtheirexpectations.

13.2.4 Applyingthisdefinitionintheplanningcontext,provisionofaqualitylivingenvironmentcouldentailimprovingdesign,enhancingaccessibility,respectingtheenvironment,appreciatingnatureandheritage,encouraginggoodpractice,boostingefficiencyandaugmentingco-ordinationacrosspolicyareas,andsuchlike.

13.3 AStructuredStrategy

13.3.1 TheHK2030Studyisnotmeanttoprovidequick-winsorband-aidsolutionstoimmediateissues.Rather,itservestoformulateaholisticandcohesiveplanningstrategythatcouldleadultimatelytoourvisionandlong-termobjectives.Intheabsenceofinstantresults,thisstrategymustbesetoutasapathwaywithclearsignagetoindicatewhereitistakingus;milestones(orcheckpoints)tomonitorprogress;andescape routes(orresponseplans)toallowustoslideeasilyintoanalternativepathwhenneeded.ThelattertwowillbediscussedinChapter15.Thischapterfocusesonaroadmapthatshowssignage.

164


13A Future Roadmap

13.3.2 Toprovideclearsignage,thestrategywouldbestbeexpressedinastratifiedformatofseverallevels:directions,themesandmeasures.ThebroaddirectionsprovideasuccinctandeasilycomprehensibledescriptionofthemajorproposalstoachieveourvisiontostrengthenourpositionasAsia’sworldcity;thethemespointmoreexplicitlytoareasofattention;andthemeasuresdescribethepossibleactions.Manyoftheproposalsmaynotbeinnovativeorevennew.Theimportanceistolaythemoutinacohesivemannertoallowbetterunderstandingofthefullpicture.

1 CommissiononStrategicDevelopment,February2000,Bringing the Vision to Life; Hong Kong’s Long-term Development Needs and Goals

13.3.3 Atthehighestlevel,theHK2030Study,takingforwardtherecommendationsoftheCommissiononStrategicDevelopment1whichwerere-affirmedbythecommunitythroughpublicconsultationsoftheHK2030Study,proposesthattheplanningstrategyshouldfocusonthreebroadandinterlockingplanningdirections:

• Providingaqualitylivingenvironment• Enhancingeconomiccompetitiveness• StrengtheninglinkswiththeMainland

Thesearefurtherexplainedbelow.

165

Figure13.2StrategyStructure

Vision

Directions

Themes

Measures

Asia’sWorldcity

QualityEnvironment

EconomicCompetitiveness

LinkswiththeMainland


A Future Roadmap1313.4 DirectionI:Providing aQualityLivingEnvironment

13.4.1 Aqualitylivingenvironmentnotonlyembracessocialandenvironmentalobjectivesbutcanhelptoattractandretainworkers,especiallythetalentedandskilled,neededtosustainoureconomicgrowth.Underthisbroaddirectionarefourthemes:

I-A Create a sense of place2whichcouldinturnfosterasenseofidentityandbelonging,sharedbyallmembersofthecommunity

I-B Smart use of space and the built fabrictobetterutiliseourlimitedresourcessoasnottocompromisetheabilityoffuturegenerationstomeettheirneeds,andtoconservemoreofourcountrysideareas

I-C Improve the environmental quality for healthier,greenerandmorepleasantsurroundingsinwhichtoliveandwork,andalsoaspartoftheglobaleffortfortheprotectionoftheenvironment

I-D Ensure adequate and timely provision of housing land and supporting infrastructure and widen housing choices–whilequalityisimportant,addressingquantitydemandisstillalsoanimportantrequirement.ThisshouldtieinwiththePreferredDevelopmentOptiondescribedinChapter11.

2 SenseofplacehasbeendiscussedinChapter4.

166


13A Future Roadmap

Theme I-A Create a Sense of Place

MeasureI-A-iStrengthenLocalCharacterandIdentity

13.4.2 Asustainableplanningstrategyisalsoapeople-orientedstrategy.Recognisingthatcertainplacesholdspecialmeaningtoparticularpeopleorpeoples,planningmustaimtofosterasenseofplacetobemeaningful.Placessaidtohaveastrongsenseofplacehavea

strongidentityandcharacterthatisdeeplyfeltbylocalinhabitantsandbymanyvisitors.Senseofplaceisasocialphenomenonthatisdependentonhumanengagementforitsexistence.Suchafeelingmaybederivedfromthenatural

environment,butismoreoftenmadeupofamixofnaturalandculturalfeaturesinthelandscape,andgenerallyincludesthepeoplewhooccupytheplace.

13.4.3 Fosteringasenseofplacerequiresattentionontwoaspects–processandscale.Theplanningprocessshouldfollowthesequenceof“Communicate–Understand–Interpret–Plan”.Thisbeginswithengagingthelocalpeopletogettheirviews,therebyunderstandingtheirneedsandaspirations.Then,suchthoughtsaretranslatedintospatialplanningtermsbeforebeingputtogetherinaplan.

13.4.4 Thescaleoftheplanisalsoimportant.Asenseofplaceisgenerallyidentifiedforsmallneighbourhoods,althoughitcouldalsobe,thoughlessoften,associatedwithlargerareas.Hence,acellularapproachwithalocal-areafocuscouldensurethatasenseofplacewouldbecultivatedmoreeffectively.Inthisregard,itisrecommendedthatweshouldcontinuetoundertakefurtherlocalareaimprovementschemes,withtheprimaryaimofcreatingasenseofplace,amongotherobjectives.Thissenseofplaceshouldnotonlyapplytoindividuallocal-areaschemes,butshouldbeathemethatpermeatesacrossplanningatalllevels.

167


A Future Roadmap13MeasureI-A-iiPlanforDiversityandInclusivity

13.4.5 Withadiverseandmulti-culturalpopulation,considerationshouldbegiventodiversityandinclusivityintheplanningforservicesandfacilities.Forinstance,theageingpopulationphenomenonmaycallforareviewoftheHongKongPlanningStandardsandGuidelines(HKPSG)toensureadequateattentionisgiventopeoplewithdifferentabilitiesandneedsinthesettingofprovisionstandardsandplanningcriteriaofdifferentpublicfacilities.Inlinewithgovernment’spolicyofpromotingintegrationofpeoplewithdisabilitiesintothecommunity,wewouldneedtoincorporateprovisionofsuitableaccessandrehabilitationservicesandfacilitiesforpeoplewithdisabilitiesintotheplanningprocessfordevelopmentandredevelopment.Moreover,inthedesignofbuildingsandpublicplaces,considerationneedstobegiventoapplyinguniversaldesignconceptstocaterforadiversityofusers,regardlessofabilityandage.

13.4.6 Theprovisionofpublichousingisanotherareaofconcern.Wearecommittedtoprovidingaffordablerentalhousingtofamiliesinneed.Besides,publichousingisgenerallyviewedashavingafunctionofenhancingsocialmobilityandintegration.TheHongKongHousingAuthoritynowoperatesover680,000publicrentalunitsandthenumberisontherise.Thecontinualdemandforpublichousingcreatesaheavyfinancialburdenonthepubliccofferandmountingpressureforidentifyingsuitablelandfornewpublichousingdevelopment.Furtherstudieswillthereforeberequiredinordertoarriveataresolution.

MeasureI-A-iiiEnhanceHarmonyandBalanceoftheBuiltEnvironment

13.4.7 Achievingharmonyandbalanceofthebuiltenvironmentisanancientartthatseemstoberecedingfrommodernurbanforms.Today,westillseesilhouettesofChinesecitiesbuiltbyemperorsofthedynasticperiodwhochosetohavetheircapitallaidoutinadherencetothe

168


13A Future Roadmap

principlesoffengshui–theartoflivinginharmonywithnature.Similarly,theGoldenSectionwaswidelyusedinEuropeanbuiltforms,asdemonstratedintheGreekarchitectureoftheParthenon,theRenaissancearchitectureofLeonBattistaAlberti’sSantaMariaNovellainFlorence,andLeCorbusier’svariousprojectsinhisquestformodulardesignsofmodernarchitecture,tonameonlyafew.ThisGoldenSectionrevealsthattherecouldbeasimple,yetfascinating,waytocreatebuildingproportionsthatarebalancedandharmoniouswiththesurroundingenvironment.

13.4.8 InHongKong,yearsofrapiddevelopmenthastransformedoururbanlandscapemanytimesinthegeneralabsenceofstringentcontrolsonthebuiltform,otherthantheallowanceprovidedundertheBuilding(Planning)Regulations,andplanning/leaserestrictionswhichareonlyspecifiedforcertainsites.Suchaprocesshascontributedtoissueslike“sore-thumbbuildings”inalow-densityarea,“walleffect”especiallyofwaterfrontdevelopments,“flat-top”builtmasses(large-scaledevelopmentwithuniformbuildingheightanddesign),aswellasthelackofviewcorridorsandbreezeways.

13.4.9 Manyoftheseissueshavebeenidentifiedinthestudyonthe“UrbanDesignGuidelinesforHongKong”completedin2003andthe“FeasibilityStudyforEstablishmentofAirVentilationAssessmentSystem”in2005.Asafollow-upofthesetwostudies,newurbandesignguidelineswereformulatedforincorporationintotheHKPSGin2006,settingoutwaysofimprovingourphysicalenvironmentinaestheticandfunctionalterms,atbothmacroandmicrolevels.Ourstrategystressestheimportanceofobservingtheseurbandesignguidelinesinnewdevelopmentsaswellasinthere-planningofoldurbanareas.

169


A Future Roadmap1313.4.10 Anotherattributingfactortotheincongruousbuiltformof

developmentscouldbethemethodofcalculatingpermissiblegrossfloorarea(GFA)foradevelopment.WhilethegrantingofbonusGFA(mainlyforthededicationofpublicpassage,cappedat20%ofthepermissibleGFA),non-accountableGFA(mainlyforancillaryfacilitiessuchasclubhouses,plantrooms,parkingspaces),andthemorerecentallowanceofexemptedGFAforgreenfeaturesareallwelljustifiedintheirownright,thecumulativeeffectcouldresultinalargeincreaseinbuildingbulk.Aproperbalanceiscalledfor.

13.4.11 Buildingsaside,attentionshouldalsobegiventoimprovingouroverallurbanlandscapethroughenhancingoftheopenspacenetwork.An“urbanecologyconcept”couldbeconsideredbyprovidinggreenlinkstoconnectexistingparksandotherpublicspacesthroughe.g.landscapedpedestrianwalksandsitting-outareas.

MeasureI-A-ivRespectHeritageandCulturalCharacteristics

13.4.12 Ourheritagehelpsdefineourculturalidentity.Heritageresourcescanaddvarietytoourcityscape,makeourcityamoreattractiveplaceandcontributetothedevelopmentofculturaltourism.

13.4.13 Whiletheheritageconservationpolicymayencompassthewiderconsiderationofidentification/categorisationofresources,thefinanceofconservationprojectsaswellaseducationalprogrammesandsuchlike,inspatialplanningterms,threeaspectsrequireourspecialattention.First,torespectheritageandculturalcharacteristicswedonotonlypreserveindividualbuildings,butshouldcreateheritageprecinctsthatintegrateprotectedbuildingswithitssurroundingenvironment,therebyenhancingcoherence,accessibilityandvisibilityoftheheritageitems.Thismaynotnecessarilyimplypreservingawholeareaorneighbourhoodasadeclaredmonument.Rather,itispurportedthatacompatiblesettingfortheheritagebuildingscouldbecreatedthroughtheapplicationofappropriateplanningmeasures.

13.4.14 Second,wealsoneedtothinkofinnovativewaysofputtingheritagebuildingsintoadaptivere-usetoenhancetheirsocial,culturalandeconomicbenefitswhilenotdiminishingtheirconservationvalue.

170


13A Future Roadmap

RecentprojectsofthiskindincludetheDrSunYat-senMuseumatKomTongHallonCastleRoad,andthePingShanTangClanGalleryandHeritageTrailVisitorsCentreattheoldPingShanPoliceStation.Suchopportunitiesshouldcontinuetobeidentified.

13.4.15 Third,weneedtoconsiderpreservationnotonlyofthebuiltstructures,butstreetsandotherurbanelementsofspecialcharacterfortheactivitiestheyhold,e.g.LanKwaiFongandTaiYuenStreet.

MeasureI-A-vCherishOurNaturalEndowments

13.4.16 Statedasournatureconservationpolicyis“toregulate,protectandmanagenaturalresourcesthatareimportantfortheconservationofbiodiversityofHongKonginasustainablemanner,takingintoaccountsocialandeconomicconsiderations,forthebenefitandenjoymentofthepresentandfuturegenerationsofthecommunity.”TobetterprotectHongKong’srichbiodiversity,furthereffortsareneeded,includingtheefficientmanagementofourdevelopmentfootprintandsensibleuseofnon-urbanisedlandfordevelopment.ThisisfurtherdiscussedunderMeasureI-B-iii.

13.4.17 TheVictoriaHarbourisanotherimportantnaturalassetofHongKong.Otherthanrefrainingfromfurtherreclamationunlessthereisanoverridingneed,weshouldcontinuetoplanforanattractive,vibrantandaccessibleharbourfrontthatissymbolicofHongKongandworthyofitstitleasAsia’sworldcity.

171


A Future Roadmap13 Theme I-B Smart Use of Space and the Built Fabric

MeasureI-B-iPractiseThree-DimensionalPlanning

13.4.18 Traditionallanduseplanninghaslargelybeenconductedonatwo-dimensionalbasis,resultingininsufficientappreciationofthethree-dimensionaloutcomeofdevelopmentproposals.Effortsinimprovingurbandesignofrecentyears(throughundertakingvariousstudiesandpreparationofguidelines)anddevelopingcomputertoolshavehelpedtofosterastrongersenseofappreciationonthisaspectamongthecommunityandpractitioners,butconflictingobjectives(suchasthewishofdeveloperstomaximisethenumberofunitswithagoodview)havefrustratedactualapplicationoftheurbandesignconcepts.Weneedtocontinuetofosterastrongersenseofappreciationongoodurbandesignamongprivatedevelopers,engenderwidercommunityawarenessonitsmeritsandpromotegoodpracticeamongprofessionals.

13.4.19 Apartfromthevisualangle,three-dimensionalplanningisalsoapplicabletotheuseofbuildings.HongKongisalreadyaforerunnerinprovidingmixed-usedevelopments(e.g.thedevelopmentofresidentialtowersonaretail/utilitypodiumseparatedbyalandscapeddeckispermissibleunderthe“Residential(GroupA)”(“R(A)”)3zoneonoutlinezoningplans),whichisincreasinglyreplicatedinmanypartsoftheworld.Mixed-usedevelopmentshelptopromotealivelierambiencecomparedwithareaswhicharehomogeneouslyofofficeorresidentialusesprevalentinmanyoverseascities.

13.4.20 Theadvancementofinformationtechnologybringsnewwaysofconductingbusiness,e.g.throughe-commerceandtelecommunications,resultinginanew“work-live”relationshipandlendingsupporttothedemandforanewformofresidential-cum-workenvironment.Whiledeveloperswouldlikely

3 The“R(A)”zoneisintendedprimarilyforhigh-densityresidentialdevelopments.Commercialusesarealwayspermittedonthelowestthreefloorsofabuildingorinthepurpose-designednon-residentialportionofanexistingbuilding.

172


13A Future Roadmap

preferseeingmaximumflexibilityinzoningtoaccordwiththeswingofmarketdemand,thedownsideofprovidingtoomuchflexibilitywouldbethepossibleresultinincompatiblelanduses(e.g.theinabilitytoprotectresidentialusesfromdisamenities)anduncertaintyintheplanningforinfrastructure.

13.4.21 The“Commercial/Residential”(“C/R”)4zoneisnotazoningtoolbestdesignedtoachievemixed-usedevelopment,norisitasuitablemechanismtofacilitatethe“newstyle”ofintegratedmixed-usedevelopmentmentionedabove.Moreover,thedifferentialplotratioentitlementofdomesticandnon-domesticuseundertheBuildingsOrdinancemayalsohaveinfluencedthechoiceofdevelopmentunderthiszoning.

13.4.22 Theseissueswhichseemtobeatoddsrequireanewapproachinplanning.Perhapsapossiblewayoutistomaintaincontrolontheprovisionquantaofindividualuseswhileallowingmaximumflexibilityinthedesignandlayoutofbuildingstoaccommodatethevarioususestosuitdifferentuserneeds.Tothisend,anewzoningfor“mixeduse”developmenthasbeenintroducedandfirstappliedinthelatestdraftKaiTakoutlinezoningplan.Shouldthisconceptturnouttobesuccessful,itcouldbereplicatedinotherlocalitiesasappropriate.

MeasureI-B-iiEncourageRe-cyclingofLandandBuildings

13.4.23 Economicrestructuringinthepasttwodecadeshasgeneratedasubstantialamountofsurplusindustrialfloorspace.Inresponse,weintroducedthe“Business”zoneandrelaxedtheusespermissibleinthe“Industrial”zoneinordertoallowgreaterflexibilityintheuseofthesurplusindustrialbuildings.Weshouldcontinuetoencouragere-cyclingofdevelopedlandandre-useofbuildings,andsomenewideashavebeenexploredundertheHK2030Study.

4 The“C/R”zoneallowseitherapureresidential,purecommercial,orcombinationofusesofanyproportioninabuilding.

173


A Future Roadmap1313.4.24 IntheearlierroundsofpublicconsultationundertheStudy,some

membersofthepublicsuggestedthattheexistingindustrialbuildingscouldalsobere-usedforresidentialuses.Theconceptofconversionofindustrialbuildingsforloftapartments5,whicharecommoninmanyoverseascities,wasfloatedforfurtherexamination.

13.4.25 Wesubsequentlycarriedoutastudytoexplorethefeasibility,withtheassistanceofcasestudies,oftheconcept.ThecasestudiesgenerallyconfirmedthatconversionofindustrialbuildingstoloftsisfeasibleinHongKong,butindividualcasesmaybesubjecttoissuesrelatedtothebuildingregulations,industrial/residentialinterfaceandfinancialviabilitywhichneedtobeproperlyaddressed.

13.4.26 Followingthesamephilosophy,wealsoundertookanothercasestudyontheconversionofindustrialbuildingsforelderlyflatstogetherwithotherfacilitiesforoldpeople.Aselderlyhousingisresidentialinnature,therecommendationsanddevelopmentissuesidentifiedweresimilartothoseforlofts.Apartfromtheabove,thecasestudyalsoconcludedthattheidentificationoftheoperatingagencyandtheavailabilityoftailor-madefinancialoptionsinthemarkettohelpliquidiseassetsoftheelderlywouldbecriticaltothesuccessofthescheme.

13.4.27 Theideaofprovidingloftsorelderlyhousingatdisusedindustrialbuildingsthroughconversionwasgenerallywelcomebythecommunity.However,forbothproducts,itwouldbestbelefttotheprivatesectortoidentifysuitableopportunities,withGovernmentmaintainingitsfacilitatingrole.

MeasureI-B-iiiContainUrbanGrowth

13.4.28 Atpresent,onlyabout21%ofHongKong’stotallandareaisdevelopedorurbanised,withanother2%occupiedbyruralsettlements.Therestaremainlywoodland,scrubland,grassland,

5 “Lofts”areunitsusedforbothdomesticandworkstudiopurposesinbuildingsoriginallyconstructedforindustrialuse.Thekeyfeaturesare“home-cum-studio”stylewithlarge,free,open-planlivingspace,whichprovidesthemaximumflexibilityfortheoccupantstocreatetheirownlivingspaces.Whilstloftsareusuallyoccupied,inoverseascities,byspecialclassesofpeoplelikeartists,designers,writersoracademics,itisproposedthatloftsshouldbedevelopedtosuitthelocalcontextofHongKong,say,foronetotwoperson-households,ratherthanfamilieswithoccupantsbeingabletoworkandliveatthesametimeinasinglespace.

174


13A Future Roadmap

farmland,reservoirs,barrenlandandotherruraluses,includingover400km2ofprotectedcountryparks.Strictlimitationsonurbansprawlovertheyearshavehelpedusmaintainourcity’sgrowthinasustainablemanner.Weshouldcontinuetocontainoururbangrowthwithprudentuseofundevelopedlandandavoidintrusiononto“nogoareas”.Underthelevelofgrowthcurrentlyassumed,wewouldrecommendthatthedevelopmentofNDAsandmajornewinfrastructureplannedforthenext20to30yearsshouldtakeupgreenfieldlandofnomorethan2%ofHongKong’stotallandarea.

Theme I-C Improve the Environmental Quality

MeasureI-C-iCo-ordinatewithEnvironmentalandOtherPolicies

13.4.29 Soundenvironmentalpoliciesarethekeytoimprovingourenvironmentalconditionsespeciallywithrespecttoairquality,qualityofourvariouswaterbodies,thenoiseenvironmentaswellaswastemanagement.Theseareinturnrelatedtootherpoliciessuchastransport,powersupplyandairandmarineservices.Moreover,weneedtostrikeaproperbalancetoensurethatourdevelopmentneedsaremetwithoutdoingunacceptabledamagetothenaturalenvironment.Whilstgoodphysicalplanningcancontributesubstantiallytoenvironmentalenhancement,itcertainlyrequiresacomprehensiveenvironmentalstrategytofullyaddresstheidentifiedenvironmentalproblems.Therequirementofsustainabilityassessment(SA)forallmajordecisionsofGovernmentandthestatutoryrequirementofenvironmentalimpactassessment(EIA)fordesignatedprojects(listedoutinSchedules2and3oftheEIAOrdinance)havebeenamajorstepinensuringconsiderationofenvironmentissuesattheplanningstage.

MeasureI-C-iiPractiseGoodLandUsePlanning

13.4.30 Ourpublictransportsystemhandlessome11millionpassengertripsperday,36%ofwhicharetakenbyrail.Asrailgenerallycreatesalowerenvironmentalimpactthanroad-basedtransportmodes,itshouldcontinuetoformthebackboneofourpublictransportsystem,asrecommendedintheTerritorialDevelopmentStrategyReview(TDSR)andtheThirdComprehensiveTransportStudy

175


A Future Roadmap13(CTS-3).Toencouragewideruseofrail,wewouldencourageadevelopmentpatternwithmoredevelopmentaroundtherailstations.Thisshouldbecomplementedbyafeedernetworkofpedestrianandcyclingpathsaswellasinter-modalchangingfacilitiestoenlargethecatchmentsoftherailstations.Moreover,theplanningformixed-use(“home-cum-work”)developments/areascouldhelptoreducetripdemandandrelievecongestioninthepeak-flowdirection.

13.4.31 Indeedoverallspeaking,decentralisationofemployment-generatinglandusescouldhelptoaddresssomeofourtrafficproblems.Atpresent,some77%ofouremploymentisconcentratedintheMetroArea6,whileabout41%oftheworkingpopulationareresidingintheNewTerritories.Thisnecessitateslongjourneystoworkandexertsheavypressureonourdomestictransportnetwork,especiallythecross-harbourroutes.Apartfrompursuingmorerail-baseddevelopments,weshouldaimto,throughvariousplanningmeasures,bringmorejobstoKowloonandNewTerritories,inordertominimisetrafficgeneration.Forastart,relocatingsomeofthecurrentgovernmentofficestoKowloonortheNewTerritoriescouldbeconsidered.

13.4.32 Itisalsonecessarytoconstantlyreviewtheneedfornewtransportinfrastructure.Thebuildingofnewinfrastructureinvolveshugecapitalandoperatingcostsandmaycreateenvironmentalimpacts.Aswealreadyhaveanextensiveandsophisticatedroadandrailsystem,itisimportantthatthereshouldbearobusttransportstrategytocopewithdifferentfuturecircumstanceswhilemakingbestuseoftheavailableinfrastructure.Anintegratedlanduse-transport-environmentalapproachwillcontinuetobeadoptedinordertominimisethedemandfortravelandreducetheneedforadditionaltransportinfrastructure.

6 IncludingHongKongIsland,Kowloon,TsuenWan,KwaiChungandTsingYi.

176


13A Future Roadmap

MeasureI-C-iiiEncourageBetterUrban/BuildingDesign

13.4.33 Withahigh-densitycityscape,togetherwithahotandhumidsub-tropicalclimate,HongKongfundamentallyneedsmoreairmovementsforthermalreliefandcomfortandbetterhygienicconditionswithinthebuiltenvironment.Followingthecompletionofthe“FeasibilityStudyforEstablishmentofAirVentilationAssessmentSystem”in2005,wehavepromulgatedasetofguidelinesonfacilitatingairventilation,listingoutthekeyprinciplesthatneedtobeconsideredinplanningfordevelopmentatthedistrictandsitelevels.

13.4.34 Theguidelinesarecurrentlyapplicabletomajorgovernmentprojectsandplanpreparationatthemacrolevel.However,toencouragebetterurban/buildingdesignsthatfacilitateaircirculation,theprivatesectorisencouragedtoobservetheguidelinesandundertakeairventilationassessmentwhenembarkingonnewprojects.

13.4.35 Buildingdesigniscloselyassociatedwithenergyconsumptionandsustainableliving.Permittingbetterairventilationcouldreducetheneedformechanisedformsofventilationandthereforeenergyconsumption.Whilebetterbuildingdesignconducivetosustainablelivinglargelyreliesonprivateinitiatives,wecouldcreatetheconditionsthatfosteragreenandhealthylivingattitude/lifestyle,includingthepromotionofenvironmentallyfriendlybuildingdesigns,materialsandconstructionprocesses,provisionofgreenroof-topsatgovernmentbuildingsandstructures(andencouragingtheprivatesectortodothesame),provisionofgreenlandscapeatpublicstreetsandplaces,creatingbetterpedestrianenvironmentstopromotewalkingandplanningofmorecyclingtrailsforshort-distancetravelling.

Theme I-D Ensure Adequate and Timely Provision of Housing Land

MeasureI-D-iConsolidateExistingDevelopmentOpportunities

13.4.36 Althoughwehavemadeassumptionsonthelong-termrequirementforhousingland,theyshouldnotbetakenastargetstobemet,astheactualdemandinfuturewilllikelydeviatefromourcurrentassessments.Thecruxistomaintainagoodrangeofsourcesof

177


A Future Roadmap13landsupplyandcloselymonitorthedemandandsupplysituation.Amainsourcewillcomefromdevelopmentopportunitiesintheurbanisedareas,viz.theMetroAreaandtheexistingnewtowns.Weneedtotapthepotentialofunusedsites,siteswithobsoleteuses(e.g.governmentandindustrialuses)andsitesthatareunder-developed–butcarefulconsiderationoftheirlanduse,developmentintensityandconservationvaluewouldberequired.

13.4.37 Withintheurbanisedareas,apparentdevelopmentopportunitieswouldcomefromKaiTak(recycledland)aswellastheremainingareasofTseungKwanO(formedandservicedland),forwhichelaboratestudieshavebeencarriedouttoestablishappropriatedevelopmentdensitiesandurbandesignconceptsthatcouldhelptoachieveoverallbalanceandharmonyofthebuiltenvironment.

13.4.38 SimilartoTseungKwanO,TungChungisonlydevelopedatthisstagetoabouthalfitsoriginallyplannedscale,butunliketheformer,theremainingareasofthislatestnewtownhavenotbeenformedorserviced.Whileeconomyofscaleandinfrastructureefficiencymayseemtoobligefurtherdevelopmentofthisnewtown,weneedtostudycarefullytheimplicationsofdeveloping(ornotdeveloping)ittoitsfullscale,especiallywithregardtotheenvironmentalaspectsandotherplanningconsiderations.

MeasureI-D-iiFacilitateUrbanRenewal

13.4.39 TheUrbanRenewalAuthoritywillcontinueitsroleinfacilitatingurbanrenewalinaccordancewiththeUrbanRenewalStrategyandthe“fourRs”(Redevelopment,Rehabilitation,RevitalisationandReservation).Redevelopmentprojectsshouldbringaboutageneralimprovementintheurbanfabric,localenvironmentalquality,andprovisionofgovernment,institutionorcommunityfacilities.Moreemphasiscouldalsobeplacedonrehabilitationinordertoprolongthebuildinglifespanandreducetheimmediateneedforredevelopment.Revitalisation,ontheotherhand,helpstoenhancevibrancyofdegeneratedlocalitieswithoutmassivedestructionoftheoriginalbuiltenvironment,andthereforecouldhelptoachievepreservationobjectives.

178


13A Future Roadmap

13.4.40 Besides,considerationneedstobegiventohowtofacilitatethelandassemblyprocessforprivateredevelopmentthroughtheLand(CompulsorySaleforRedevelopment)Ordinance.Inconsideringanyfeasibilityproposal,thereisaneedtostrikeacarefulandfinebalancebetweenfacilitatingprivatedevelopmentandprotectingprivatepropertyrights.

13.4.41 Improvingtheaccessibility(e.g.expandtheurbanrailnetwork,identifyfurtherprojectssimilartotheMid-LevelsEscalators)ofalocalitycouldserveascatalystsforurbanrenewalthroughprivateinitiatives.ProposedrailextensionprojectsliketheWestIslandLineandtheKwunTongLineExtensionareexpectedtoprovideimpetusforrenewalandgentrificationoftheoldurbanareasofSaiYingPun/ShekTongTsuiandToKwaWan/HungHomrespectively.Veryoften,enhancingthestreetenvironmentthroughareaimprovementschemes/pedestrianisationprojects,too,mayalsoachieveasimilareffect.

13.4.42 Urbanrenewalisnotonlyaboutrestoring/replacingderelictbuiltstructuresinform,butmayalsoconcernreconsiderationoftheuseofthebuildings.Forexample,industrialbuildingsrenderedobsoleteinusebyeconomicrestructuringandgovernment/institutional/communitybuildingswhichnolongerservetheiroriginalpurposebutarestillstructurallysoundcouldbeconsideredforachangeofusethroughconversionandrenovationwithoutreconstruction.Planningeffortsinrezoningandrelaxingcontrolsonindustriallandinthepasthavehelpedtoexpeditetransformationofanumberofoldindustrialdistrictstooffice/businessareas.

13.4.43 OtherthanconversionofoldindustrialbuildingstoloftapartmentsandelderlyhousingschemesmentionedaboveunderThemeI-B,conversiontousesrelatedtocreativeindustriescouldbeanotheroption.Inthisregard,theon-goingprojectoftherenovationoftheformerShekKipMeiFlattedFactoriestoacreativeartscentrewillserveasanimportantmilestonetowardsinnovativereuseofobsoleteindustrialbuildings.

179


A Future Roadmap13MeasureI-D-iiiPlanforNewDevelopmentAreas(NDA)

13.4.44 Toensureamorebalanceddevelopmentpatternandprovideachoiceoflivingotherthanthehigh-densityurbanmode,itisrecommendedthatlowtomedium-densitynodalclustersshouldbedevelopedintheNewTerritoriesaroundrailstations.Thisproposalcouldalsohelptooptimiseuseofrailandotherinfrastructure,providehousingland(forpublicandprivatehousing),upgradetheruralenvironment,revivetheruraleconomy,createboundary/gatewaytowns,andintroduceemployment.Newdevelopmentareasshouldbecomprehensivelyplannedforamixtureoflanduses,emphasisingboththecreationofaqualityliving/workingspaceaswellasresident/userconvenience.

13.4.45 SuchdevelopmentopportunitieshavebeenidentifiedinpreviousplanningstudiesincludingtheTerritorialDevelopmentStrategyReviewandtheconsequentialplanningandengineeringstudiesforNorthEastNewTerritoriesandNorthWestNewTerritories.WehavereviewedthevariousNDAproposalsunderthesestudiesandhaveprioritisedKwuTungNorth,FanlingNorthandPingChe/TaKwuLing(theThree-in-OneScheme)andHungShuiKiuforimplementation(seeChapter11fordetails).Inviewofnewcircumstancesandplanningrequirements,aplanningandengineeringreview(includinganenvironmentalimpactassessment)ontheThree-in-OneScheme(theearlierofthetwoschemes)isrecommendedtobecarriedoutassoonaspossible,withasimilarstudyforHungShuiKiutostartatalaterstage.

13.5 DirectionII:Enhancing EconomicCompetitiveness

13.5.1 Theplanningstrategywillprovideaspatialframeworktoco-ordinatewithoureconomicpoliciestomakeHongKongamoreprosperouscitywithrobustandsustainableeconomicgrowth.Fourthemeshavebeendevelopedunderthisdirection:

180


13A Future Roadmap

II-A Reinforce hub functionsbyensuringadequatelandandinfrastructureareavailableintimetosupportthegrowthofvariouseconomicsectors,especiallyhigh-value-addedactivities

II-B Revitalise degeneratedurbanandruralareastofosterdevelopmentofsmallbusinessesandencouragegrowthofcreativeenterprises

II-C Provide an environment conducive to human capital development,bothhome-grownandimported

II-D Leveraging on our links with the Mainlandisstillour“surebet”insustainingcompetitivenessofoureconomy

Theme II-A Reinforce Hub Functions

MeasureII-A-iEnsureAdequateSupplyofLandforGradeAOfficesatStrategicLocations

13.5.2 AdequatesupplyoflandforGradeAofficesattheCentralBusinessDistrict(CBD)isneededtosupportthefinanceandbusinessservicessectorsandtoenhanceHongKong’sattractionasachoicelocationforcorporateheadquartersfunctions.Theseactivitieshaveatendencytoagglomerateatthecorebusinessdistrictsanddemandthebestlocationsintown.ToensureadequatesupplyofGradeAofficeland,especiallylandsuitableforofficedevelopmentofthehighestgrade,weneedtoconsolidateandupgradetheexistingCBDontheonehand,andexploreopportunitiesforthedevelopmentoffurtherprime-gradeofficenodesoutsidetheCBDontheother(Figure11.2).Thespecificobjectivesare:

- ToallowthegradualreleaseofplannedofficesitesattheCBDinresponsetomarketdemand;

- Torezonesuitable“government,institution,community”sitesattheCBDforofficeuse;

181


A Future Roadmap13- TofacilitatefurtherofficedevelopmentatQuarryBayandWest

Kowloon,andreservelandinKaiTakforthepossibledevelopmentofahigh-qualityofficenodeinthelongerterm;

- TofacilitateredevelopmentbytheprivatesectorfortheproductionofGradeAoffices;

- Toencouragedecentralisationofofficeactivitiestosecondaryofficenodesattheurbanfringe(e.g.formerindustrialareas)tofacilitateafilteringprocess;

- TofreeupspacesatprivateofficebuildingsattheCBDcurrentlyoccupiedbygovernmentuses;and

- Toenhancepublictransportaccessibility,emphasisehigh-qualityurbandesignandimprovethepublicrealmoftheexistingCBD.

MeasureII-A-iiFacilitateDevelopmentforGeneralBusinessUses

13.5.3 Inrecognitionoftheincreasinglyobscureddistinctionbetweenindustrialandoffice(otherthanCBDGradeAoffices)usesinHongKong,anewlandusetypologyhasbeenproposedforthepurposeofforecastingfuturefloorspacedemand–“GeneralBusiness”7.

13.5.4 Generalbusinessusesarerequiredtosupportgrowthespeciallyofthetradeandlogisticssectordominatedbysmallandmedium-sizedenterpriseswhichcontributesignificantlytooureconomyandemploymentcreation.

13.5.5 However,forGeneralBusinessuses,webelievethatthereareadequateopportunitiestogeneratefurthersupplythroughredevelopmentandconversionoftheexistingbuildingstockwithoutmuchneedtoreservenewsitesforthispurpose.Toprovideflexibilityandfacilitateredevelopmentandconversionofobsoleteindustrial

7 Generalbusinessusesincludenon-CBDGradeAoffices,flattedfactories,industrial/officeusesandprivatestorageuse.

182


13A Future Roadmap

floorspacetoofficeandotheruses,the“OtherSpecifiedUses”annotated“Business”(“OU(B)”)zonewasintroducedin2001sothatbuildingswithinsuchzonescanbeusedforbothindustrialandoffice/commercialpurposes.

13.5.6 Currently,about200hectaresofformerindustriallandhavebeenrezonedto“OU(B)”.ThesearemainlylocatedatthefringeoftheMetroAreaandhavegoodmasstransportconnections.Wewillneedtocontinuetomonitorfuturesupplyanddemandofbothbusinessandindustrialusesandallowforfurtherrezoningwhennecessary.

MeasureII-A-iiiProvideFlexibilityforSpecialIndustries

13.5.7 Whilelow-value-addedindustrialusestendtofadeoutfromHongKongastheygraduallymoveacrosstheboundary,westillhaveathrivingindustrialsectorwhichissustainedthroughincreasinglabourandfloorspaceproductivity.Itisprimarilyinthetechnology,mediaandotherservicesectorsthatproductivitychangeshaveoccurredinsituanditisherethathighproductivityspacedevelopmentsinHongKongsuchastheScienceParkandCyberporthavebeenformedtohelpincreasetheaddedvalueandproductivityofHongKong’sindustry.Similarly,theAppliedScienceandTechnologyResearchInstitute(ASTRI)isalsogearedtoupgradingthetechnologylevelofourindustryandstimulatinggrowthoftechnology-basedindustryinHongKong.TheScienceParkhaspromoteddevelopmentoffourfocusedclustersinelectronics,informationtechnologiesandtelecommunications,precisionengineeringandbiotechnology.ASTRIhasfocusedonfourtechnologyareas,namelycommunicationstechnologies,consumerelectronics,integratedcircuitdesignandopto-electronics.

13.5.8 Spatialrequirementsforhigh-value-addedindustrialprocesses,withemphasisonspecialaccommodationrequirementsandtailor-madedesign,areverydifferentfromthosefortraditionallow-value-addedindustries–thosewhichconventionalmulti-storeyfactorieswouldfailtomeet.Suchneedscouldprobablybeaccommodatedatindustrialestatesorspecialindustrialzones.

183


A Future Roadmap1313.5.9 Hence,toensureastronganddiversifiedeconomicbasefor

HongKong,weneedastrategicreserveoflandforspecialindustriessothatourinfrastructurewouldnotlagbehindopportunitiesasandwhentheyarise,andtocaterforland-extensiveoperationsorinvestmentswhichareofmajor,ifnotstrategic,importancetoHongKong.Assuch,otherthancontinuousrevampingourexistingfacilities,i.e.theindustrialestates,ScienceParkandCyberport,wealsoneedtoseekoutfurtheropportunitiesforstrategiclandreservessuitableforspecialindustries.WewouldrecommendthatthesebeincorporatedaspartoftheNDAdevelopmentstobefurtherstudied.

MeasureII-A-ivEnhancethePortandAirport

13.5.10 HongKong’sportandairportserveasimportantinfrastructureinsupportofourroleasaninternationalandregionaltransportationandlogisticshub.Weneedtoco-ordinatecloselywiththePortDevelopmentStrategyandAirportMasterplan,especiallyinenhancingtheefficiencyoftheportandairportthroughimprovingtheoperationmode,enhancingconnectionwiththehinterland,andadvancingintra-regionalco-operation.Weneedto

monitorgrowthtrendsandplanwellaheadforfutureairportandportexpansions,ifneeded,toaddresspossiblefuturedemand.

MeasureII-A-vImproveOurOfferonTourism

13.5.11 Weshouldcontinuetoenhanceourtourisminfrastructureandmakebetteruseofourmanyresources(includingcultural/heritage,marineandothernaturalresources)todiversifyouroffer.Thiscouldhelpusdevelopnichemarketsandpromotethefast-growingsectorsofalternativetourismsuchasecotourismandculturaltourism.WeshouldalsocontinuetoworkwithourMainlandandMacaocounterpartsthroughtheHongKongTourismBoardforthepromotionofmoremulti-destinationtravelinthePRDregion.

184


13A Future Roadmap

13.5.12 In2006,some54%ofthe25.3millionvisitorstoHongKongcamefromtheMainland.WeexpectthatMainlandtouristswillcontinuetocontributetoasubstantialproportionofourtotalvisitors.Itisthereforeimportantthatcross-boundaryinfrastructure,includingconnectionsbyland,seaandair,control-pointfacilitiesandcoachterminalsetc.,shouldbefurtherenhanced.

13.5.13 Visitoraccommodationalsorequiresattention.Althoughthedevelopmentofhotelsisprimarilymarket-led,wewillmaintainourfacilitatingroleandcontinuetomonitortheoveralldemandandsupply.

Theme II-B Revitalise Degenerated Urban and Rural Areas

MeasureII-B-iRevitaliseOldUrbanAreas

13.5.14 Thelossofeconomicvibrancyanddegenerationofanurbandistrictaretwointeractiveprocesses.Decreasingeconomicactivities,whetheraresultofmarketordemographicchanges,couldresultinreducedincentivesforbuildingmaintenanceandrenovation.Dilapidatedbuildingsinturncouldmakesuchadistrictunattractivetonewcomerstherebyfurtherreducingthelocaleconomicactivities.

13.5.15 Revitalisationaimsatrevivingboththeeconomicandphysicalfabricofanoldurbanarea.Itmaytaketheformofcombinedinitiativesofredevelopment,rehabilitationandpreservation.Itmayalsobeeffectedthroughageneralimprovementinstreetscapeoraccessibility,whichcouldtriggeroffprivateinitiativesforrejuvenatingawidedistrict.TheMid-LevelsEscalatorsandtheTimesSquareinCausewayBayaregoodexamplestodemonstratethecatalytic

effectsofasingleprojectintheregenerationofawholearea.Hence,themeritoftheseprojectsshouldnotbeviewedsolelyontheirprimaryobjectives,butalsotheircontributiontourbanregenerationandoverallsocialandeconomicbenefits.

185


A Future Roadmap1313.5.16 Besides,olderdistrictsmaybeattractivetosmallandinnovative

businesses(e.g.specialtyretailing,artstudiosorgreenindustries)astheywouldfindtheirrentallevelsmoreaffordable.Re-introductionofcommercialactivitiesintheolderdistrictse.g.KennedyTown,TaiKokTsuiandToKwaWanetc.wouldhelpkindlethegentrificationprocess.Wewillrecommendthaturbanrevitalisationshouldbeoneofthefactorsofconcernintheidentificationoffurtherareaimprovementschemes/pedestrianisationprojects.

MeasureII-B-iiReviveDegeneratedRuralTownships

13.5.17 RuraltownshipswereamongtheearliestsettlementsinHongKong.Theyhadoncewitnessedandharbouredourmajoreconomicactivities.Similartosomeoftheoldurbandistricts,theseruraltownshipshavefollowedtheprocessofdegenerationastheyoungergenerationsmovetotheurbanareas.

13.5.18 Despiterapidsocio-economicchangesinthepastfewdecades,mostoftheseruraltownshipshavestillmaintainedmuchoftheirruralcharacters,heritagefeaturesandsometimeseventraditionallivingstyles.Veryoften,areasendowedwithrichlandscape,ecologicalresourcesandheritagespotsarewithineasyreachoftheseruraltownships.Theseimportantfeaturesmaybeexploredandsuitablyenhancedtorevitalisetheruraltownshipsandsustainthelocaleconomy.

13.5.19 TheGovernmentisalreadytakingstepstotakeforwardtheconceptofrevitalisationofruraltownships.TheLantauConceptPlancompletedinMay2007,forexample,proposedtore-arrangeandupgradetheusessurroundingtheMuiWoOldTownwithaviewtoimprovingthistraditionalvisitorgatewaytoSouthLantau.

13.5.20 WewillcontinuetoinstigatethiskindofruralupgradingandrevitalisationmeasuresinotherruraltownshipssuchasTaiPoMarketTown,SaiKung,TaiO,Lamma,LauFauShanandShaTauKok.Giventherichagriculturallandresourcesinthevicinity,wecouldconcurrentlyencourageorganicfarmingandorganicfoodprocessingintheseareasforduopurposesofsustaininglocaleconomyanddemonstratingthemodelofasustainablelifestyle.

186


13A Future Roadmap

MeasureII-B-iiiPromoteBeneficialUseoftheRuralAreas

13.5.21 Conservationanddevelopmenthaveoftenbeenregardedastwopolesinopposition,butitneednotbeso.Therecouldbeinnovativewaysofprovidingroomfordevelopmentnotattheexpenseofournaturalenvironment.Thecurrentnatureconservationpolicyintroducedin2004proposes,forexample,ascoringsystemtoassesstherelativeecologicalimportanceofsites,andcreationofmanagementagreementandpublic-privatepartnershipinconservingecologicallyimportantsitesunderprivateownership.

13.5.22 Earlierin2001,thePlanningDepartmentcompleteda“ReviewofRuralLandUsesinNorthernNewTerritories”.Oneoftherecommendationswastheintroductionofthe“OtherSpecifiedUses”annotated“RuralUse”(“OU(RU)”)zone,withthemainobjectivetopreservetherurallandscape/characterandtoprovidelandforsmall-scaleruralandpassiverecreationaluses.

13.5.23 Wehaveinstitutedthepolicyframeworkandplanningmechanismtoachievebetterpreservationofourruralareas.Thisformstheimportantfoundationthroughwhichtheprivatesectorcouldcomeupwithproposalstobringtheruralareastomorebeneficialuse.Siteamalgamationmayalsoconstituteasignificantissueinprivateprojects.Wemayneedtolookintotheneed,andifsomechanism,offacilitatinglandacquisitionintheruralcontext.

13.5.24 HongKong’snaturalresourcesarerelativelyaccessibleandharbourarichbiodiversitywithinasmallarea.TheseareourstrengthsrenderingHongKongsuitableforincorporatingecotourismandfosteringthedevelopmentofassociatedfacilitiessuchasecolodges.Atthesametime,ourvillagesandtownshipscouldhelptopromoteculturaltourism,andindeed,thedevelopmentecotourismandtraditionalculturaltourismoftengoeshandinhand.

13.5.25 Thoughcommonmanypartsoftheworld,ecotourismisstillrathernoveltoHongKong,contributingaminorsectorofthetourismindustry.Ecotourisminvolvestravellingtonaturaldestinationswhilecreatingminimalimpactsontheenvironment.Itoffersalearningexperiencefortheecotouristsandelevatestheirenvironmental

187


A Future Roadmap13awareness.Makinguseofsustainable/recyclablebuildingmaterials,ecolodgesprovidecomfortableaccommodationthatrespectsthenaturalsetting.Theoperationoftheecolodgesrelieslargelyonenvironmentallyfriendlyenergy,waterandwastesystems,andcouldhelpopenupanewmarketforsuchfacilities.Nevertheless,trueecotourismdemandsfullappreciationandrespectofthenaturalenvironmentbyallconcernedparties,includingthedeveloper(iffacilitiesareinvolved),theoperatorandthetourist.Thismayrequireathorougheducationprocess.

13.5.26 Werecommendthat,subjecttoavailabilityofresources,furtherstudyontheconceptsaswellasoverseasexperiencescouldbetaken,togetherwithassessmentontheprosandcons,feasibilityandviabilityforapplicationinHongKong.Concurrently,theconceptsrequirewiderpromotionandtheprivatesectorisexpectedtotaketheleadinrealisingtheconcepts.Subjecttofavourableresponsesfromtheprivatesector,wecouldidentifypossiblelocationsandreviewtheplanningmechanismandothercontrols,inco-ordinationwiththenatureandheritageconservationpolicies,toenhancetheimplementationsuchconcepts.

13.5.27 Anotheraspectoftheruralenvironmentthatwarrantsspecialattentionisthedevelopmentofsmallhouses.Thecontinuousdemandforsmallhouses,coupledwiththelimitedsupplyofsuitableland,raisesquestiononthelong-termsustainabilityofthesmallhousepolicy.Innovativemeanstoaddresstheissuewouldbeneeded.

13.5.28 Theproliferationofopenstorageyardsandinformalworkshops,manyofwhichrelatedtotheportindustry,isyetanotherissueoftheruralarea.AsitisexpectedthatportbackupusesmaygraduallyphaseoutinHongKongandmoveacrosstheboundarywithchangesinMainlandcustomspolicies,theymaybecomelessofaproblemintheruralareasinthelongerrun.Meanwhile,therecommendationsconcerningportbackupusesmadeunderthepreviousNDAstudieswouldberevisitedundertheproposedNDAreviews.ThisisespeciallyimportantforHungShuiKiu,astheimplementationofthisNDAcouldaffectquiteanumberoftheseuses.However,forthoseopenstorage

188


13A Future Roadmap

andruralindustrialsitesnotproposedforNDAorotherdevelopment,appropriatemeasureswillbeneededtorestorethedefacedruralenvironmentaftertheexistingusershavemovedout.

Theme II-C Provide a Physical Environment Conducive to Human Capital Development

MeasureII-C-iProvideaGoodLivingEnvironment

13.5.29 Astheworldadvancestowardsaknowledge-basedeconomy,citiescompeteintenselyfortalentandskillstosupporttheireconomicgrowth.HongKong’sabilitytoattracttalentfromtheMainlandandabroadaswellastoretainlocaltalentisdependentonthevarietyofdevelopmentopportunitiesaswellastheanticipatedqualityoflifeandqualityofthelivingenvironmentthatourcityisabletoprovide.Hence,ourcontinuousstrivetoimprovethelivingenvironmentisnotonlyforthebenefitofourpeople,butcouldbeseenasameanstostrengthenourcompetitivenessandsustaineconomicgrowth.

MeasureII-C-iiStrengthenOurFacilities

13.5.30 Whilethekeytoenhanceeducationandtrainingmaywelllieinthe“software”side,webelievethatthereisroomtostrengthenourfacilitiesforeducationandtrainingtosupportdevelopmentofourlocalhumancapital,aswellastoattractoverseasandMainlandstudents,therebyreinforcingHongKong’sroleasaneducationhubofSoutheastAsia.Tothisend,opportunitiesfortheprovisionoffacilitiesfortertiaryinstitutionsandothereducationusescouldbefurtherexplored.ProvisionofeducationfacilitiesattheKwuTungNorthNDAwillbeexaminedinfurtherdetailintherecommendedplanningandengineeringreviewstudy.

189


A Future Roadmap13 Theme II-D Leverage on Our Links with the Mainland

13.5.31 ItiswellrecognisedthatHongKong’sfutureeconomicgrowthisverymuchhingeduponourrelationshipwiththeMainland.HowthiscanbeachievedisfurtherelaboratedundertheDirectionIII.

13.6 DirectionIII:Strengthening LinkswiththeMainland

13.6.1 StrengtheningourlinkswiththeMainlandcanbebothameansandanend–alotcanbedonetoreinforcelinkswiththeMainlandwhileatthesametime,strongerlinkscouldhelpusachievetheotherplanningobjectivesofenhancingoureconomiccompetitivenessandimprovingthequalityofourlivingenvironment.

13.6.2 Asournationgraduallyestablishesherselfinthemapofworldpowers,thefutureofHongKongmayverymuchrelyonhowwellwecanpositionourselvestocapitaliseonthisdevelopment.WithChina’saccessiontotheWTO,adoptionofnewpoliciestosupporteconomicgrowthaswellastheimplementationofCEPA,thereisunparalleledopportunityforHongKongtobenefitfromthespin-offofMainland’seconomicgrowth,throughengagementinbusinessactivitiesoractiveparticipationinthevariousprojectsoftheMainland.

13.6.3 AsafullstrategytopromotelinkswiththeMainlandcouldbeveryencompassingandbeyondthescopeofthisStudy,wehavefocusedonthoseareaspertainingtolanduseandinfrastructureplanning.Thefourthemesunderthisdirectionare:

III-A Strengthen physical linkswiththeMainlandandimproveefficiencyofcross-boundarytravel

III-B Capitalise on the strategic locational advantages of boundary areas

190


13A Future Roadmap

III-C Facilitate information exchangeandconductregionalstudiestoserveasabasisforplanningofregionalinfrastructureandrationalisingfunctionsamongstcitiesofthePRDRegion

III-D Facilitate development of a “city-region”

Theme III-A Strengthen Physical Linkages

MeasureIII-A-iStrengthenRegionalLinks

13.6.4 HongKong’seconomicsuccessliesinmaintainingsmoothandunimpededflowsofpeople,vehicles,goods,informationaswellasmoneyinandoutoftheterritory.Themovementsofthefirstthreeareparticularlyrelevanttolanduseandinfrastructureplanning.

13.6.5 FlowswithintheregionareparticularlyimportantastheyhelptostrengthenourpositionasgatewaytoChinaandChina’sspringboardtotheworld.Weshouldmakeeffectiveconnections,bothonthehardwareandsoftwaresides,toMainland’stransportnetworksandtransportationsystem,inparticularthosewithinthePRDandthePan-PRDregions.AsthereareplanstoexpandthehighwayandrailwaynetworkswithintheseregionsandtootherpartsofChina,opportunitiesshouldbeexploredtohookupwiththeirhighwaysystem,high-speedpassengerraillines,thePRDrapidtransitsystemaswellasdomesticmasstransitrailwaysystemsandmajortransportationnodestoprovidedirect,convenientandhighqualityservicestoenhancebothpassengerandcargoflowsandexpandourcatchmentstoinlandChina.Weshouldalsodevelopanoverallstrategyforthedevelopmentofcross-boundarytransportinfrastructuretolookafterregionaldevelopmentneedsandsupportoureconomicgrowth.

13.6.6 Thereareanumberofcross-boundarytransportinfrastructureprojectsbeingplanned.TheproposedHongKong-Zhuhai-MacaoBridge(HZMB),willservethetraveldemandbetweenHongKongandthewesternpartofthePRDaswellascitiesandprovincesfurtherwestthroughtheexpresswaysysteminthePRDandPan-PRDregions.TheproposedNorthernLink(NOL)andtheGuangzhou-Shenzhen-HongKongExpressRailLink(ERL),together

191


A Future Roadmap13withtherecentlycompletedLokMaChauSpurLineandtheHongKong-ShenzhenWesternCorridor,willprovidesufficientrailandroadcapacitytocaterforfuturedemandbetweenHongKongandcitiesnorthofHongKongalongtheeastbankofPRD.WiththeextensionofhighwayandrailwaynetworksfromShenzhentoHuizhouandfurthereastofGuangdongProvince,considerationshouldbegiventodevelopanewcrossingpointatLiantang/HeungYuenWaitolinkupwiththeEasternCorridorinShenzhenanditshighwaysystemtofacilitateeastwardmovementsandstrengthenregionalconnectivitytotheeast.Tothisend,studieshavecommenced,asdescribedfurtherbelow.

13.6.7 Inaddition,newcross-boundaryraillinksonthewesternpartoftheNewTerritoriescanbeconsideredfordevelopmentinthelongerterm:(i)tojoinupthePRDInter-CityRapidTransitSystemontheeasternsideofthePRDand(ii)toconnectwiththerailwaysystemonthewesternsideofthePRDviatheSoutheastCoastalRailwayLinkordirectlyfromHongKongviaaseparateraillinkacrossthePearlRiverEstuary.

MeasureIII-A-iiStrengtheningNationalandInternationalLinks

13.6.8 Concurrently,HongKongneedstocontinueupgradingitsnetworksatthenationalandinternationallevels,thelatterincludesthosewithinSoutheastAsiaandwithotherpartsoftheworld.Inthisregard,improvementstoourairandportserviceswillbecritical.Atthesametime,weneedtoensurethatourtransportconnectionswiththeMainlandarewellchannelledtoourairportandseaporttoprovideefficientinterchangebetweenourintra-regionalandinternationalnetworks.Co-operationwithotherairportsandseaportsintheregionmayalsogeneratesynergies.

Theme III-B Capitalise on the Strategic Locational Advantages of Boundary Areas

MeasureIII-B-iIdentifyOpportunityAreasintheClosedArea

13.6.9 TheLokMaChauLoop(theLoop)withanareaofabout96haandlocatedoppositetoShenzhen’sFutiancommercialareapresents

192


13A Future Roadmap

itselfasararedevelopmentopportunity.Itoffersgoodpotentialforcommercialandhigh-techdevelopmentthatwouldbenefitHongKong’seconomy,makinguseofitsstrategiclocationaladvantagestoprovidespaceforbetterintegrationbetweenShenzhenandHongKong.Pendingresolutionofthecontaminatedmudandotherenvironmental/ecologicalissues,thedevelopmentpotentialoftheLoopcouldbefurtherexplored.ThedevelopmentpotentialofotherpartsoftheClosedAreaisbeingexaminedunderthestudyonLandUsePlanningfortheClosedArea.

13.6.10 Inaddition,thepotentialofdevelopingsomeofthesceniccoastalareasinNortheastNewTerritoriesandalongMirsBayontheShenzhensidecouldbefurtherexploredtogetherwiththeShenzhenauthorities.Similarly,opportunitiesforrecreationandleisureusesattheislandsnearourwesternboundary(includingZhuhai’sWanshanislands,HongKong’sLantauIsland)couldbestudiedjointlywithourZhuhaicounterparts.

MeasureIII-B-iiPlanforaNewHeungYuenWai/LiantangControlPoint

13.6.11 TheestablishmentofanewboundarycrossingandcontrolpointatLiangtang/HeungYuenWaionthenortheasternsideofHongKongbetweenRobin’sNest(HungFaLeng)andManKamTohasthefollowingadvantagesfromastrategicplanningperspective:

- ThecurrentManKamToandShaTauKokControlPoints,beingconstrainedbylocationandcapacityofconnectingroads,couldonlyprovidelimitedcrossingcapacity,necessitatingsubstantialdetourtothelargercontrolpointsonthewesternside.AnewcontrolpointatLiangtang/HeungYuenWaicouldhelptoprovideamorebalancedandefficientregionalroadnetwork.

- AnewcontrolpointatLiangtang/HeungYuenWaimayhelprationalisethefunctionsoftheexistingcontrolpointswithManKamToandShaTauKok.

- ThenewcontrolpointmayhelpShenzhenrealisetheir“East-in,East-outandWest-in,West-out”transportplanningprincipleforcross-boundarygoodsvehiculartraffic,directing

193


A Future Roadmap13crossing-boundarytraffictotheproposedShenzhenEasternCorridorleadingtoHuizhouandotherpartsofeasternGuangdong.Indoingso,itwilleasetherelatedtrafficcongestionandenvironmentalproblemsintheShenzhencitycentreandhelpreducetherepercussionsofsuchproblemsontoournorthernfringe.Itwillalsospeedupcross-boundarytraffictoandfromHongKongandhelpexpandHongKong’seconomichinterlandintheeasternpartsofGuangdong.

13.6.12 Currentlystudiesarebeingcarriedouttoaddressmajorissueslikelanduserequirement,environmentandtransportandtoascertainthefeasibilityoftheproposeddevelopment.TheywillalsotakeintoaccounttheproposalfordesignatingthenearbyRobin’sNestasacountryparkraisedintheTerritorialDevelopmentStrategyReview.ThefuturedevelopmentofHeungYuenWaianditsadjacentareaswillbeverymuchcontingentupontheproposeddevelopmentofthenewcontrolpoint.

Theme III-C Facilitate Information Exchange

MeasureIII-C-iFurtherStrengthenInformationExchangeattheGovernment-to-GovernmentLevel

13.6.13 ThesettingupofanExpertGrouponHongKong/GuangdongTownPlanningandDevelopmentin2004hashelpedtopromotemoreregularandextensiveexchangeofinformationandviewsoncityplanningandregionaldevelopmentintheprocessofconductingstudiesonplanningandcross-boundaryinfrastructureprojects,includingthestudyonthe“Co-ordinatedDevelopmentoftheGreaterPRDTownships”(TheGreaterPRDStudy)aimedatfacilitatingthelong-termdevelopmentoftheGreaterPRDRegion.Moreover,aninformationplatformonHongKong-Guangdongcityplanningisproposedtofacilitateinformationexchange.Webelievethatsucheffortscouldstrengthenregionalco-operationandshouldcontinue.

MeasureIII-C-iiSharingofExperience

13.6.14 WithHongKong’sexperienceandknowledgeinvarioussectors,especiallyourinternationalperspective,wecansharesuch

194


13A Future Roadmap

experienceandknowledgewithourMainlandcounterpartsinanefforttosupportourcountry’sfurtheradvancement.Thiscanbeaccomplishedthroughdifferentformalandinformalchannelsincludingtheorganisationofseminars,staffexchangeprogrammesandrunningoftrainingcourses.

Theme III-D Facilitate Development of a “City-Region”

13.6.15 InthecontextoftheevolutionofthePRDRegionasamulti-centredcity-region,HongKongneedstorecognisethesynergyofco-operationandcoordination.TheGreaterPRDStudycouldaddresssomeofthecommonissuesbetweenHongKongandthePRDRegionwithaviewtoformulatingaregionalstrategytotheoverallbenefitoftheGreaterPRDRegion,notonlyinrelationtooureconomicstrength,butalsotheenvironmentandsocialharmony.

13.6.16 Maintainingacloserelationwithourmostimmediateneighbours,Shenzhen,MacaoandZhuhai,isofparticularimportance.Wemustrecognisethatastheymakefurtherprogressintheirdevelopment,ourdifferenceswillbecomeincreasinglyobscure.Fromthesocio-economicangle,itisnotunrealistictoassumethatallcouldbecomeonewithinthenextdecadeorso.WhilecurrentsurveysindicatethatmostHongKongpeopledonotaspiretorelocatetotheMainlandinthenearfuture,this“one region”conceptmaychangeafewpeople’sminds.Thereisthereforeahigherlikelihoodforanevenslowerpopulationgrowth,thanthatcurrentlyprojected.Thisassumptioncouldshiftouroverallstrategicplanningapproachfromtheconventionalmode(i.e.providingwidesafetymargins)asinourpreviousterritorialplanningexercises,toamoreprudentwayofthinking(i.e.avoidingover-planning).

13.6.17 Furtherrationalisationofeconomicfunctionscouldalsobeanticipated.Whilebroadeningtheeconomicbaseisimportant,withthe“oneregion”concept,thisbreadthinthelongrunmaywellbespreadacrosstheregion,withHongKongassumingmorefocusedfunctions.Wethereforeneedtoidentifyareasofhighestcomparativeadvantageandsetoutclearprioritiesinplanningforourfuturegrowth.

195


A Future Roadmap1313.6.18 Rationalisationofeconomicfunctionsalsosignifiesrationalisationof

landuse,bothintermsofexploitationoflandresourcesforvariousformsofdevelopment,aswellastherelationshipbetweenlanduseandtheenvironment.Forexample,withbetterinventoryplanningandmanagementaswellasimprovedtransportation,theneedforwarehouseslocatingclosetotheconsumersmaydecline.Weneedtobeparticularlyvigilantinexploitingnewlandsfordevelopmentandconstantlymonitortheuseoflandforvariouspurposes.

196

Section IV Planning Strategy and Next Steps 13...13.3.1 The HK2030 Study is not meant to provide...

Documents

Transcript of Section IV Planning Strategy and Next Steps 13...13.3.1 The HK2030 Study is not meant to provide...