chapter 9: deriving planning choices ection
TRANSCRIPT
Sectio
n III Planning
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Chapter 9: Deriving Planning Choices
Section III Planning Choices
Deriving Planning Choices Deriving Planning Choices
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“Two types of choices seem to me to have been crucial in tipping [past societies’] outcomes towards success or failure:
long-term planning, and willingness to reconsider core values. On reflection, we can also recognise the crucial role of these same two
choices for the outcomes of our individual lives.”
–JaredDiamond
9.1 TheImportanceofChoice
9.1.1 InChapter4,wenotethatplanningfordiversitytoprovidechoiceisanimportantfacetofaqualitylivingenvironment.Nevertheless,oftenwehavetomakeadecisionondevelopment,whichcallsforadirectionalchoiceforthewholecity,ratherthanmakingapersonalchoiceoflifestylefromaselection.Asoursocietydemandsagreatersayinthedevelopmentprocess,beingabletoexpressourpreferencewouldbeallthemoreimportant.
9.1.2 Makingapersonalchoicemayalreadybequitehecticsometimes.Makingacollectivechoiceondevelopmentoptionswouldhencebeacolossaltask,asindividualsofthecommunitycouldhaveextremelydifferentpriorities,likesanddislikes.Thiscallsforaprocessthatcaneffectivelyhelpusstrikeareasonablebalanceamongstconflictingobjectives.
9.2 CollectiveThinkingProcess
9.2.1 Inthelightoftheabove,theHK2030StudyemphasisesacollectivethinkingprocessbothwithinGovernmentandamongstakeholdersofthecommunity.WithinGovernment,wehavearoleofensuringcohesivenessofdifferentpoliciesasreflectedinourplanningstrategy.Atthesametime,thisplanningstrategyneedstobeownedbythosepeopleitismeantfor–citizensofHongKong.Toachievethis,wemustexpendourbesteffortinseekingtheirviewsinthestrategyformulationprocess.Thismeansinvolvingstakeholdersearlyenoughfortheirinputtobeeffective,lettingpeopleairtheirconcernsopenly
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andprovidingadequateinformationforthemtotakeaview.Forthisreason,undertheHK2030Study,wide-rangingandmulti-formpublicconsultationshavebeenconductedthroughoutthestudyprocess.
9.3 WhatChoices?
9.3.1 Manyaspectsofourspatialdevelopmentpattern,includingthesupplyofhousinglandandlandforvariouseconomicactivities,couldinvolveachoice.Ontheotherhand,thereareanumberofplanningcomponentsthatarebeingtakencareofoutsidetheHK2030Study,e.g.environmentalandtourisminfrastructure.ThesewillbeintegratedintothePreferredDevelopmentOptionas“predetermineds”,asdescribedinChapter11.Wecouldassumethatchoice-selectionprocesseshavealreadybeenundertakenforthesepredetermineds.
9.3.2 ElementsinvolvingachoiceundertheHK2030Studyincludelocationsforvariousmajorlanduses(housing,office,generalbusinessesandspecialindustries)aswellasthedevelopmentform,includingdevelopmentdensities.Butmoreimportantly,weneedtodecideontheoverallapproachtolanddevelopmentandestablish,orre-establish,theroleofgovernmentinthewholedevelopmentprocess,asfurtherexplainedinsection9.5below.
9.3.3 Whilemakingchoicesforourselvesisimportant,equallysignificantiswhetherweareleavingourfuturegenerationsadequatechoicesabouthowtheyaregoingtolive.Thisistheessenceofsustainabledevelopment,andmustbefactoredintothedecision-makingprocesses.
9.4 “Development”versus“Non-Development”
9.4.1 Formanyyears,therehasbeenastrongbeliefthatacity’sgrowthisdrivenbydevelopmentoflandandinfrastructure.Underpinningthisistheideathat“development”isadirectcompaniontosuchsought-afterobjectsas“progress”and“prosperity”.
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9.4.2 Thisideais,however,challengedbymoderntheoriesofdevelopmentnowadvocatedinmanypartsoftheworld.Forexample,inNorthAmerica,smartgrowthconceptshavepromptedrestraintsonuncheckedurbanexpansions.ThisisechoedinmanyEuropeancountrieswheresustainabledevelopmentprinciplesareenthusiasticallyespoused.
9.4.3 Attheotherextreme,totalnon-developmentcouldsignifyamiserablestateofstagnancyandevenretraction.Moreover,ifnon-developmentwouldleadtosupplylaggingbehinddemand,especiallyinhousingandemploymentland,itcouldcauseperiodsoftensionorunwantedspursinthepropertymarket.Itseemsthatamorereasonableapproachwouldbetomanagegrowth–makingmoreuseofbrownfieldland,coupledwithaconfinedlevelofexpansionontogreenfieldland,andadoptingagoodmonitoringsystemtotrackactualmarketdemandandsupply.Acriticalfactoristhereforethetimingofdevelopment,andwhether(andifsohow)Governmentshouldinterveneintheprocess,eitherdirectlyasalandownerorindirectlyastheapprovingauthorityfordevelopment.
9.5 TimingofDevelopmentandRoleofGovernment
9.5.1 Ensuringtimelyandadequatelandsupplyindifferenteconomicandsocialsectorsiskeytoprovidingaqualitylivingandeconomicenvironment.Asconcernsthetimingofdevelopment,severalchoicesareopen–developingwayaheadofanticipateddemand(i.e.land-banking);slightlyaheadofdemand;upondemandorbehinddemand.
9.5.2 Atpresent,thelandformationprocess,fromstudytoimplementationofassociatedinfrastructure,normallytakesabout10to15yearstocomplete.Creatingalandbankcouldthereforehelptoensurethattherewillbenodelayinthedeliveryoflandtomeetrequirements.However,thereisaconcernonwhetherthehugeinvestmentonlanddevelopmenthasbeenmadewithfulleconomicjustifications
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and(whenthatlandisavailableandsittingidle)whetherthelandwouldbeallocatedfairlyandinaccordancewithmarketneeds.Wethereforeneedtostrikeacarefulbalancebetweentheprosandconsoftheconceptandtoconfineitsapplicationonlytocertainuses,forexample,specialindustrieswhicharelandextensiveandthedemandforwhichislesspredictable.
9.5.3 Forthemajorityofourdevelopments,instigatingimplementationtooearlywouldperhapsbeunwarranted.Wherethedemandhasnotemergedfully,providinginfrastructureaheadoftimewouldgiverisetounder-utilisationofpublicresources(anditisoftendifficulttoquantifysuchcostsandlossestoGovernment).Moreover,theuncertaintyoverpublicdemandmaygiverisetoover-provisionofinfrastructure.ThenationalEleventhFive-YearPlanadvocatesdevelopmentmoderatelyaheadofactualdemandinordertoavoidashortfallsituation.Thiscouldberelevanttolarge-scaleinfrastructureprojectssuchasmajorhighwaysandutilities.
9.5.4 Forotherlandusesservinglocalandrelativelypredictabledemandsuchashousingorofficeuses,theprivatesectorstillhasapositiveroleinmeetingtheirdemand.TheGovernment’srole,inlinewithits“BigMarket,SmallGovernment”notion,wouldbetoassessthedemand,planaheadfortheirlocations,putinplacetheinfrastructure,monitorthedemand/supplysituations,whileleavingtheactualdeliveryoftheproducttomarketforces.Ifourmarketworkswell,wecouldexpectprovisiontobeexactlyontime,orjustslightlybehinddemand.
9.5.5 Thetimingofdevelopment,therefore,isdeterminedbytheextentwecanbearwiththeriskoflaggingbehind.Forexample,belatedconstructionofapieceofroadinfrastructurecouldendupinacutetrafficproblems.Forhousingandemploymentrelateduses,supplylaggingbehinddemandmayleadto,asnotedearlier,scalingofpropertyprices.Whereprovisionofeconomicinfrastructurefallsshortofdemand,wecouldalsoruntheriskofbeingout-competedbyourcompetitors.Theseareimportantfactorsforconsiderationinmakingourchoice.
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9.6 OptionsforVariousLandUses
9.6.1 Inderivingdifferentdevelopmentalternatives,wecanfirsttakea“componentapproach”andlookattheoptionsavailableforvariouslanduses.Inproceedingwiththecoarse-screeningofoptions,wehavestartedbyrulingoutthe“no-go”areasasdescribedinAnnexIII.ThepotentialoptionsforeachmajortypeoflandusesarethenpresentedinTable9.1below.
Table9.1BroadAssessmentofAvailableChoicesforDifferentLandUsesHousing(A) OptimisationofExistingDevelopmentAreas
(i) Redevelopment• Market-led,lowcosttoGovernmentandinvolvetheleast
intervention• Opportunitiesreducedastenementblocksdeplete• Marginalgaininfloorareaaffectsviability,andtherefore
incentiveforredevelopment• Usuallysmall-scale–lesschanceforcomprehensivere-planning(ii) RelaxationofPlotRatio• Enhanceviabilityofprojects• Reduceneedtodeploynewlandfordevelopment• Dependoninfrastructurecapacityandadequacyof
communityfacilities,aswellasotherfactorssuchasvisualimpact,impactonaircirculationetc.
(iii)RezoningandInfilling• Reduceneedtodeploynewlandfordevelopment• Primarilyinvolve“Industrial”zonesasaresultofeconomic
restructuring,aswellassitesofobsolete“Government,InstitutionorCommunity”facilities
• Dependoninfrastructurecapacity,urbandesignconcernsand,whereapplicable,resolutionofanyresidential/industrialinterfaceproblem
• Market-drivenprocesspreferredoverGovernment-initiatedresumption
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(B) IdentifyingNewSupply(i) KaiTak• KaiTakReviewrecentlycompleted• Assumeamediumdensityforresidentialdevelopments
givenitsharbourfrontlocation• Alsoincludeamixtureofotherlanduses,includingcruise
terminalandmultipurposesportsstadium• Furtherdetailedenvironmentalandengineeringfeasibility
studiesarebeingundertaken(ii) NorthernNewTerritories• AnumberofNewDevelopmentAreas(NDAs)were
identifiedinpreviousstudies• Allowcomprehensive/cohesiveplanning• Involveextensivelandresumptionandengineeringworks
–longdevelopmentleadtime• Furtherdetailedenvironmentalassessmentsand
studiesneeded(iii)OtherPartsofRuralNewTerritories• Difficulttoidentifylargepiecesofflatlandfordevelopment
withoutextensiveengineeringworks• Mayconflictwithareasofsignificantecologicaland
landscapevalues(iv)Reclamation• Governmentcommittedthattherewouldbenonew
reclamationplannedinVictoriaHarbour• Reclamationoutsidecentralharbourshouldalsobe
avoidedasfaraspossiblebutcouldbeconsideredgivensufficientjustifications
CentralBusinessDistrictGradeAOffices(A) ConsolidationoftheExistingCBD
• AchieveagglomerationeconomieswhichareessentialforofficeuseslocatedintheCBD
• Taketheformofin-filldevelopments,includingtheremainingportionsofexistingreclamation(e.g.WestKowloon)andvacatedGovernmentsites
• Needtoresolveissuessuchasurbandesign,trafficimpactsandreprovisioningofexistinguses
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(B) PromotingDecentralisation• Maynotbeabletototallyreplacethefunctionsofthe
existingCBD• Needtoachieveacriticalmassandprovideterritorial
transportnetworkinordertocreateanewofficenode• OpportunityincludestheformerKaiTakAirportwherea
newofficenodeisplannedGeneralBusiness(A) Redevelopment
• Primarilysuppliedthroughtheunrealiseddevelopmentpotentialarisingfromtheredevelopmentofexistingindustrialareas
• Alesserscaleofdecentralisationofemploymentopportunities,butjobsarestillnotbroughtcloseenoughtoplacesofresidenceintheNewTerritories
(B) NewBusinessZonesinNDAs• Difficulttoencouragebusinessestodecentralisetothe
NewTerritories• Difficulttoassembleacriticalmass
(C) TheClosedArea• Needtoresolveanumberofdevelopmentconstraints,e.g.
hillyterrain,lackofinfrastructure,sitesofecologicalandconservationvalues,traditionalvillagesandburialgrounds,contaminatedmud
• Strategicenvironmentalstudyneededtoexamineenvironmentalconstraintsandidentifyareaswheredevelopmentshouldbeavoided
• Threelocations,i.e.LokMaChauLoop,KongNgaPoandHeungYuenWai,havebeeninitiallyidentifiedashavingpotentialforspecialusesthatwarrantaboundarylocation
9.7 ChoicesforDevelopmentDensities
9.7.1 HongKongisaverycompactandverticalcitythatgivesrisetonotjustapsychologicalfeelingofcongestion,butalsolikelyimpactsonthetemperatureandairflows.AccordingtotheHongKongObservatory(HKO),thedailyminimumtemperaturerecordedattheHKOHeadquartershadincreasedby0.28ºCelsiusperdecadeover
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theperiodfrom1947to2005.Muchofthisrisecouldbeattributedtotheretentionofheatbyconcretestructures1.TheHKOalsorecordedasustaineddecreaseinwindspeedattheKing’sParkmeteorologicalstationbetween1968and2005.Arelationshipbetweenurbanisationandthelong-termtemperaturetrendaswellasstagnantairflowscouldbepreliminarilyestablished.Thishasalreadyarousedincreasingpublicconcerns.
9.7.2 Somemembersofthecommunityhavelaidblameonhighdevelopmentdensitiesfortheseclimaticphenomena.However,weshouldnotforthisreasonoverlookthemanymeritsofhigh-densityliving,includingmoreefficientuseoflandandinfrastructure,lessintrusiononlandwithconservationvalue,shorterjourneystoworkorschoolaswellaslessrelianceoncars.Ontheotherhand,whilealow-densitydevelopmentformmayrequiremoreland,weshouldalsobeawareofitsmerits.Theseincludetheofferofabettermicro-climate,theprovisionofamorespaciouslivingenvironmentandbetteropportunitiesforincorporatingurbandesignfeatures.
9.7.3 Whilepubliccommentsreceivedonthedensityissuearequitediverse,theygenerallyindicatethatweshouldadoptaflexibleapproachinmanagingthelevelofdensityintheMetroArea(i.e.theareascoveringHongKongIsland,Kowloon,TsuenWan,KwaiChungandTsingYi)whilstadoptingagenerallylowerdensityintheNewTerritoriestoprovideanalternativechoiceofliving.Manyconsiderthatbuildingandurbandesignwouldbemoresignificantthandevelopmentdensityperseingeneratingadesirablelivingspace.However,somemembersofthecommunitydoconsiderthatthereisaneedforreductionofdevelopmentintensityatcertainlocationswithinthecongestedurbanareas.
MetroArea
9.7.4 Takingintoconsiderationpublicviews,differentoptionsforreducingthedevelopmentdensitiesinpartsoftheMetroAreahavebeenconsidered:
1 C.Y.Lam(2006)“OnClimateChangesBroughtAboutbyUrbanLiving”,paperpresentedatthePGBCSymposium2006onUrbanClimate+UrbanGreeneryon2December2006.
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(a) applyingappropriatedevelopmentcontrols,includingbuildingbulkandheightcontrolongovernmentsalesites,sitessubjecttoleasemodificationsand“Government,InstitutionorCommunity”sites,especiallythoseatuniquelocations,includingareaswithspecialurbandesigncharacteristicsandfunctions;
(b) reviewingwhetherandhowthe“netsite”conceptshouldbeappliedtolargeredevelopmentsitesinurbanareasandcontinuetoapplyingtheconceptintheplanningfornewdevelopmentareas;
(c) reviewingthecurrentpracticeingrantingconcessionaryfloorareas;
(d) adoptingurbandesignandenvironmentallyfriendlyguidingprinciplesthatcanhelpreducebuildingcongestioninplanninglayouts.
NewTowns
9.7.5 Innewtowns,theplotratiosforresidentialdevelopmentswerereviewedinthe1980sandsubsequentlyincreasedfromamaximumof5.0to6.0(e.g.ShaTinandTungChung),6.5to7.0(e.g.MaOnShan)and8.0(e.g.TseungKwanO).
9.7.6 However,theTseungKwanOexperiencehaspromptedaneedtoreviewplotratiostotakeintoaccounttheresultantbuiltformandtownscape.Thiscalledfortheloweringofdevelopmentdensitiesintheremainingundevelopedpartsofnewtowns,whichhasalreadybeendoneforTseungKwanO.However,intheprocessofreviewingthedevelopmentdensity,(hencethehousingquantum)weneedtoconsiderwhethertheinfrastructureinplacemayberenderedunder-utilised,orthatapopulationthresholdmaynotbereachedfortheprovisionofcertainimportantfacilities,e.g.railstations,hospitals.
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NewDevelopmentAreas(NDAs)
9.7.7 Havingregardtopastexperienceintheplanningofnewtowns,thedevelopmentintensityoffutureNDAswouldneedcarefulconsideration.Balancingdifferentfactors,namelydevelopmentpressureandefficientuseoflandresourcesandinfrastructureontheonehand,andtheresultantvisualimpactsandphysicalharmonyontheother,oneoptionistoapplyamediumtohighdensityform(plotratio5to6.5)atthecorearea/railstationswhileleavingtherestoftheNDAsatafairlylowdensity.Anotheroptionistoreturntothelevelofintensityoffirst-generationnewtownslikeShaTinwithplotratiosnotexceeding5throughout.
9.7.8 WehaveconsultedthepublicduringStage2ofthestudyontheissueofdevelopmentintensityofNDAs.ManypeopleexpresseddissatisfactionwiththeintensiveformofdevelopmentlikethatofTseungKwanObutcouldacceptaplotratioofabout6.5.Somerespondentsurgedthatmoreattentionshouldbegiventothedesign,layoutandconnectivityofopenspaceswhichwouldgreatlyaffectthequalityandcharacterofthelivingenvironment.
9.8 AmalgamatedOptionsforComparison
9.8.1 UnderStage3,twodevelopmentoptions,namelytheConsolidationandDecentralisationOptions,werederivedthroughcombininglanduseoptionssetoutinparagraphs9.6and9.7above.Apopulationassumptionof9.2millionby2030wasadoptedthen,butthisassumptionhassubsequentlybeenrevisedto8.4millioninStage4,takingintoaccountthelatestpopulationtrendsandprojections.Duetotherevisedpopulationassumptions,manyoftheproposalscontainedunderthesetwooptionsarenolongervalid.Theyarehoweverpresentedhereforthepurposeofmakingabroadcomparisonoftheconceptsratherthanofthedetails.
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ConsolidationOption
9.8.2 ThisoptionassumessitesintheurbanareaswillbedevelopedfirstandnoNDAsintheNewTerritorieswillbecompletedbefore2020.Theprovisionofhousinglandtomeetthemedium-termdemandwillmainlybegeneratedfromdevelopmentsattheformerKaiTakAirport,existingvacantorunder-utilisedsites,urbanrenewalschemes(assumingmoreredevelopmentandlessrehabilitation)andredevelopmentofotherexistingbuildingswithinthebuilt-upareas.
9.8.3 Toaccommodatelong-termhousingneeds,fiveNDAsrespectivelyatHungShuiKiu,KwuTungNorth,FanlingNorth,HungShuiKiuNorthandKamTin/AuTauwillberequiredbeyond2020.
9.8.4 Theprovisionofprimeofficeandgeneralbusinessspacewillmainlybemarket-led.Partofthelongertermrequirementforhigh-gradeofficeswillbemetbyon-goingprivate-sectorinitiativesintheCentralBusinessDistrictandsurroundingareas,aswellasdevelopmentofanofficenodeattheformerKaiTakAirport.
DecentralisationOption
9.8.5 ThisoptiontakesadifferentorientationandfocusesondevelopmentoftheNewTerritoriesintheinitialstage.ThreepriorityNDAsinHungShuiKiu,KwuTungNorthandFanlingNorthwillbedevelopedbefore2020.Development/redevelopmentintheMetroAreawillproceedmoreslowly,spreadingoveralongerperiod.Urbanrenewalwillfocusonrehabilitationratherthanredevelopment.Comparedtotheotheroption,theprocessofintensificationintheMetroAreawillbeslower.Beyond2020,fouradditionalNDAsinHungShuiKiuNorth,KwuTungSouth,KamTin/AuTauandSanTin/NgauTamMei,willbeimplemented.
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9.8.6 Asforemploymentrelateduses,thisoptionassumesthatanewsecondaryemploymentnodeinHungShuiKiuandspecialeconomicactivitiesattheLokMaChauLoop(subjecttoresolutionoftheenvironmentalandrelatedissues)willbeinplaceintheshorttomediumterm.Theprovisionofhigh-gradeofficeswillmainlybemarket-led,supplementedbythedevelopmentofanofficenodeattheformerKaiTakAirportbefore2020.
9.8.7 Table9.2belowsummarisesthekeyelementsofthetwobroaddevelopmentpatterns.ThebroadlocationsoftheproposeddevelopmentsareindicatedonFigures9.1and9.2.
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Table9.2KeyComponentsofTwoDevelopmentOptions
By2020
ProvisionofHousingLandConsolidationOption
• formerKaiTakAirport(whole)
• urbanrenewal(moreredevelopment,lessrehabilitation)
• Governmentlandinexistingbuilt-upareas
• noNewDevelopmentArea(NDA)intheNT
DecentralisationOption• formerKaiTakAirport
(partial)• urbanrenewal(more
rehabilitation,lessredevelopment)
• Governmentlandinexistingbuilt-upareas(fewerthanintheotheroption)
• 3NDAs: - FanlingNorth - HungShuiKiu - KwuTungNorth
ProvisionofLandforOffice/Business• existingandoncoming
supply• redevelopment/
conversionofexistingindustrialbuildings
• mainlyfromexistingandoncomingsupply
• PremierofficecentreattheformerKaiTakAirport
• provisionoflandforoffice/businessusesinHungShuiKiuwhichwillleadtoaslowerpaceofredevelopmentofoldbuildings
• LokMaChauLooptobedevelopedforspecialeconomicactivities(subjecttoresolutionoftheenvironmentalandrelatedissues)
Cross-boundaryTransportInfrastructure• Guangzhou-Shenzhen-HongKongExpressRailLink• HongKong-Zhuhai-MacaoBridge
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By2020
DomesticTransportInfrastructure• EitherSouthHongKongIslandLine(rail)orRoute7(road)• WestHongKongIslandLine(rail)• NorthernLink(rail)• CentralKowloonRoute/T2/WesternCoastalRoad(road)• LantauRoadP1/TsingYi-LantauLink(road)• StrategicNorth-SouthLink(east)betweenNWNTand
NorthLantau(i.e.Route10andTsingLungBridge)(road)• StrategicNorth-SouthLink(west)betweenNWNTand
NorthLantau(i.e.TuenMun-ChekLapKokLinkandTuenMunWesternBypass)(road)
By2030
ProvisionofHousingLandConsolidationOption
• developmentatformerKaiTakAirportcompletedbefore2020
• urbanrenewal(moreredevelopment,lessrehabilitation)
• 5NDAs: - HungShuiKiu - KwuTungNorth - FanlingNorth - HungShuiKiuNorth - KamTin/AuTau• Remaininggovernment
landinexistingbuilt-upareas
DecentralisationOption• formerKaiTakAirport
(remainingareas)• urbanrenewal(more
rehabilitation,lessredevelopment)
• 4additionalNDAs: - HungShuiKiuNorth - KamTin/AuTau - SanTin/NgauTamMei - KwuTungSouth• Remaininggovernment
landinexistingbuilt-upareas
ProvisionofLandforOffice/Business• premierofficecentreatthe
formerKaiTakAirport• private-sector
redevelopmentforofficeandgeneralbusinessuses
• remaininggovernmentlandinexistingbuilt-upareas
• developmentofpremierofficecentrecompletedbefore2020
• private-sectorredevelopmentforofficeandgeneralbusinessuses
• remaininggovernmentlandinexistingbuilt-upareas
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9.8.8 Table9.3belowgivesabroadcomparisonofthemeritsanddemeritsofthetwodevelopmentoptions.Amoredetailedevaluationofthetwooptionsiscontainedinthenextchapter.
By2030
DomesticTransportInfrastructure• NorthHongKongIslandLine(rail)• EasternHighway(NorthernNewTerritoriestoHong
KongIsland)
ConsolidationOption- betteruseofdeveloped
areas;efficientuseofinfrastructureintheMetroArea
- shortertraveldistances;proximitytowork;convenientconnectiontofacilities
- reducedupfrontcostforthedevelopmentofNDAs
- keepingtheundevelopedareasuntouched,andleavinggreaterflexibilityforfuturedevelopment,particularlyincaseoflowerpopulationgrowth
DecentralisationOption- offersmoreopportunities
forachievinglowerdevelopmentdensitiesintheMetroArea
- buildinguppopulationinthethreeNDAs;allowsearlierprovisionofinfrastructuretotheNorthernNTandensuresviabilityofnewinfrastructure
- providesgreaterdiversityofdensities,designandbuiltformsthroughNDAdevelopment,andallowsgreaterflexibilityforadoptingenvironmentalmeasuresandfacilities
- promotes“cleaningup”ofdegradedcountrysideandestablishmentof“gatewaytowns”
Merits
Table9.3ABroadComparisonofTwoDevelopmentOptions
Demerits - lessscopetorelieveover-crowdingintheMetroArea
- requiresupfrontcostatanearlystage
- longertraveltimeanddistances
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9.9 PriorityofNewDevelopmentAreas
9.9.1 Previousstudies2haveidentifiedanumberofpotentialNDAsintheNewTerritories.Weneedtoestablishprioritiesfortheirimplementation.Relevantfactorsforconsiderationinclude:
PlanningRequirements• Urgencyoftheproposeduse(s)• Creationofabalanceddevelopment,i.e.appropriatebalance
betweenpopulation,localemploymentandserviceswithamixtureofdifferentuses
• Interactionwiththeexistinguses,i.e.ensuringminimalsocialandeconomicdisruptiontotheexistingusers/occupants
• Impactontheenvironmentalquality,i.e.achievinghighestenvironmentalgainandleastimpact
• Abilitytooptimiseexistingandplannedinfrastructure,makingeffectiveuseofsparecapacities
• AbilitytoenhancelinkswiththeMainland
ImplementationRequirements• Cost-effectivenessinpublicinvestment• Feasibility,i.e.easeofimplementationwithinthecurrentlegislation,
governmentproceduresandsocio-economicpractices• Flexibility,i.e.functioneffectivelyatdifferentlevelsofpopulation
andemploymentandabletoadapttochangesinsocio-economicprofileandtypesofactivities
9.9.2 AdiscussionontheprioritisationofthepotentialNDAsisgiveninChapter11.
Demerits - pressureonthecapacityofexistinginfrastructureintheMetroArea
- moreresourcesarerequiredforlandresumptionandclearanceforNDAdevelopment
2 PlanningandDevelopmentStudiesonNorthWestNewTerritoriesandNorthEastNewTerritories
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