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1. 'No need for committee to see plan for harbour'

2. LCQ17: Development of the West Kowloon Cultural District

3. Supply will calm bidding wars

4. Picture of Day

5. Planning and land policies to promote trade and industrial development

6. Engineer's span reaches for record

1. 'No need for committee to see plan for harbour'
CHLOE LAI, SCMP 26 January 2005

The chairman of the Harbour Enhancement Committee's taskforce on the Wan Chai reclamation yesterday blamed an "internal communication problem" as the cause for complaints by some committee members that they were kept in the dark about new reclamation plans.

But Leung Kong-yui, who released the plans to the public on Sunday in the committee's name, maintained he did not see a need for the plans to go through the committee in advance because they were only "unimportant technical details".

He was speaking in response to complaints from some members that they were only aware of the government's latest proposals hours before they were announced.

Committee members were only told to check a government website for the details, which had not been discussed at any committee meeting.

The latest plans - which involve reclaiming between 10 and 25 hectares of land - include options to build a tunnel, elevated road or surface highway along the waterfront to ease traffic congestion.

At a media briefing yesterday, Mr Leung, who is also chairman of the Wan Chai development review subcommittee, said officials passed him the concept plans early last week. But he considered them as "unimportant technical details" that did not require the committee's endorsement.

He reiterated that the public did not need to pick one of the three options; they could come up with their own ideas.

Mr Leung said his subcommittee would discuss the communication problem and seek a solution when it meets again next month.

"I don't want to see the operation of the committee destroyed by this incident," he said. "We are all on a learning curve."

It was not a conventional public consultation but a new attempt to gather public views and everyone was learning what the proper procedure should be, he said.

Another taskforce member, Ng Mee-kam, said: "The process of engaging the public is the most important part of the exercise. There shouldn't be any framework to restrict the people from coming up with creative ideas."

Roger Tang Man-hung, a harbour committee member who represents the Hong Kong Institute of Planners, said he was happy with the clarification on the plans. "I was worried that the public would be given a wrong impression that they have to choose from the three concept plans," he said.

But the Society for Protection of the Harbour said the incident would cast doubt over the government's sincerity in protecting the harbour. It reiterated that the three concept plans showed the government intended to auction some of the reclaimed land.

The Wan Chai reclamation is being reviewed after original plans were shot down by a successful legal challenge by harbour activists last year. The Court of Final Appeal ruled that any reclamation must abide by the "overriding public need" principle.

2. LCQ17: Development of the West Kowloon Cultural District
Hong Kong Government, 26 January 2005

Following is a question by the Hon Lee Wing-tat and a written reply by the Secretary for Housing, Planning and Lands, Mr Michael Suen, in the Legislative Council today (January 26):

Question:

Regarding development of the West Kowloon Cultural District, will the Government inform this Council:

(a) whether it has, in compliance with the General Conditions set out in the paper released for the Concept Plan Competition for the Development of an Integrated Arts, Cultural and Entertainment District at the West Kowloon Reclamation in Hong Kong ("the Scheme Area"), appointed a team through the normal consultants selection process to finalize a detailed masterplan for the Scheme Area on the basis of the winning conceptual proposals; if such a team has been appointed, of its composition and terms of reference; if not, the reasons for that;

(b) as the General Conditions also stipulate that based on the detailed masterplan, the authorities will then decide on how the Scheme Area will be developed, and that packages within the Scheme Area suitable for private sector development will be decided by public tender, while subsequent architectural design competitions may be conducted for selected individual buildings/facilities, whether the authorities have acted in violation of the General Conditions in issuing the Invitation For Proposals instead of public tender documents for the development of the Scheme Area, and whether they will conduct architectural design competitions for selected individual buildings/facilities; if they will, of the details of the competitions; if they will not, the reasons for that; and

(c) whether it will negotiate with the successful proponent on the development parameters in the proponent's proposal before entering into a provisional agreement; if so, whether the authorities will, in the course of negotiation, impose restrictions on the scope of alterations that may be made to the proposal; if so, of the details of the restrictions?

Reply:

Madam President,

In 2001, the Government held a Concept Plan Competition to invite conceptual proposals for the development of a prominent waterfront area in West Kowloon into an integrated arts, cultural and entertainment district. The General Conditions in the competition documents issued by the Government at that time reflected Government's initial thinking on the development as a reference for interested parties. The Government had not made any decision on the mode and procedures for the development at that time. The competition was completed in 2002, with the international jury selecting the first prize winner, the second prize winner and three honourable mentions. We briefed the Legislative Council Panel on Planning, Lands and Works on the competition results in May 2002.

My reply to the three-part question is as follows:

(a) The Government did not engage a team of consultants to finalise a detailed masterplan for the Scheme Area on the basis of the winning conceptual proposals because, after taking into account the planning concepts of the winning entries, the Steering Committee for the Development of the West Kowloon Cultural District (Steering Committee) was of the view that the West Kowloon Cultural District (WKCD) should be developed in an integrated manner with the inclusion of commercial and residential elements. This development mode was adopted with a view to tapping the financial resources of the private sector for construction of the WKCD and to manage and operate the WKCD facilities on a self-financing basis. To achieve this objective, the Steering Committee considered that the private sector with its commercial knowledge and experience would be better placed to formulate the masterplan than a team of consultants appointed by the Government. In adopting this mode of development, the need to expedite the development of the WKCD as far as possible had also been taken into account so as to meet the pressing public demand for arts and cultural facilities and to create employment opportunities. The Steering Committee therefore decided to invite the private sector to submit masterplans based on the design concept of the first prize winner and to submit proposals for the development, operation and financial arrangements of the whole WKCD. Accordingly, the Steering Committee considered the engagement of a consultant to work on a detailed masterplan for WKCD not necessary.

(b) The Government did not adopt the tendering method. Instead, the Government issued the Invitation for Proposals to invite development proposals from the private sector because the Steering Committee, after taking the winning entries as reference, decided to adopt a community-driven approach whereby the private sector would be responsible for the development and operation of the WKCD. Having regard to the scale and the complexity of the project, it was believed that sufficient flexibility should be built into the process to allow the Government to negotiate with the proponents who were interested in the development and operation of the WKCD, in order that the Government could select a proposal that would best meet public aspirations and which was in the best public interest. Traditional tendering could not provide the desired flexibility. The Invitation for Proposals was endorsed by the Steering Committee in May 2003. Subsequently, we briefed the Executive Council on the plan to issue the Invitation for Proposals and, before issuing the Invitation for Proposals, submitted a progress report on the development of the WKCD to the Legislative Council Panel on Planning, Lands and Works in July 2003 setting out Government's decision to invite interested developers to submit proposals. In general, we received positive response from Members at the meeting on the various arrangements set out in the progress report.

According to the Invitation for Proposals, proponents are required to submit proposals for the development of the whole WKCD, including overall and individual building designs. As a result the Government did not conduct architectural design competition for individual buildings or facilities.

(c) The Government is assessing in detail the proposals which met the mandatory requirements set out in the Invitation for Proposals. At the same time the Government is consulting the public on these proposals and will take into account public views collected. In the next stage, the Government will shortlist proponent(s), and negotiate with the shortlisted proponent(s) with a view to improving the proposal(s) before selecting the preferred proposal. We will strive for a proposal which is in the best interest of the public before signing a provisional agreement with the selected proponent. We will take into account public views and the results of the assessment before finalising the details of the negotiations.

3. Supply will calm bidding wars
PEGGY SITO, SCMP 26 January 2005

Escalating competition among developers in bidding for housing projects along railway lines will ease as the supply of land increases this year, according to developers and analysts.

Wharf (Holdings) assistant director Ricky Wong Kwong-yiu said whether developers would bid aggressively for the railway projects depended on what kind of government land sites were offered for sale this year.

Housing Minister Michael Suen Ming-yeung told legislators on Friday the government would release the land application list for 2005/2006 in March.

Some developers might shift their land replenishment targets from railway projects to the government land lots, Mr Wong said.

Developers big and small showed strong interest in the property projects offered by the MTR Corp and Kowloon-Canton Railway Corp (KCRC) when the two rail firms invited private participation this month.

Eleven developers submitted bids for the MTR's tender of the first phase of its Dreamcity development in area 86 Tseung Kwan O on January 12. Cheung Kong (Holdings) won the site with an undisclosed bid price.

Developers have also shown strong interest in KCRC's Wu Kai Shan station project on the Ma On Shan line, with 17 companies expressing initial interest.

Companies such as Citic Pacific and China Overseas Land & Investment, which faded from the property scene in Hong Kong, have returned to the fray.

However, analysts said the scene could change.

"The keen bidding is because these projects are the first two sites on offer. When the two rail companies continue to offer more sites this year, bidding will slow," said an analyst at a United States-based investment firm.

KCRC will put four more housing projects - with more than 11,000 flats - up for tender this year. They are at the Nam Cheong, Yuen Long, Tuen Mun and Tsuen Wan West stations on the West Rail line.

It is believed that MTR will tender the second phase of Dreamcity this year.

The whole Dreamcity development will comprise 21,500 flats, to be developed over 10 years.

Mr Wong said he hoped the new application list would include more luxury sites in prime locations.

4. Picture of Day
SCMP 25 January 2005 Photo: AP

Aussie battlers take charge. Third-seeded Lleyton Hewitt of Australia makes a backhand return to Rafael Nadal of Spain.

5. Planning and land policies to promote trade and industrial development
Hong Kong Government, 25 January 2005

The Government would continue its efforts on various fronts, including its planning and land policies, to promote and help local trade and industrial development, the Secretary for Housing, Planning and Lands, Mr Michael Suen, said today (January 25).

Speaking at the General Committee Dinner of the Chinese Manufacturers' Association of Hong Kong, Mr Suen said it was hoped to open up new scope for development and identify Hong Kong's repositioning in the international market jointly with the industries.

"In formulating and improving planning and land policies, we will adhere to the principle of free market and create a just, fair and open environment for competition to ensure a high degree of flexibility for our system of operation so that the industry can adapt better to new market trends and needs," he said.

He said the Government would endeavour to make the relevant policies capable of:

* Timely supply of land to meet different market needs, including prime offices, general purpose commercial premises as well as special purposes, i.e. purposes for which there are specific demands, such as logistic parks, industrial parks and convention and exhibition facilities;

* Promoting the effective conversion of industrial land and buildings rendered obsolete by economic transformation to other uses;

* Ensuring the availability of adequate supporting facilities including transport and utility facilities to support these land uses, and,

* Streamlining the approval process for property development as a whole including planning permission and lease modification to reduce duplication of procedures and enhance the efficiency in making approvals.

"The Government will streamline the regulation of development to match business operation. The Government and the Town Planning Board (TPB) will make positive efforts to perfect the planning system to help business development," Mr Suen said.

"The TPB actively amends statutory plans in recent years to reduce the need for planning applications so that development and redevelopment can be speeded up."

"To streamline procedures and facilitate amendments to approved developments, new provisions are added into the 2004 Town Planning (Amendment) Ordinance to enable the TPB to specialise the categories of amendment which can be exempted from further application and those which can be handled by public officers under fast-tracked procedures. This saves time and resources at the planning stage and allows developments to respond more easily to market changes."

He noted that the Government had taken dual measures in dealing with the problem of surplus industrial land.

"First, restrictions on the use of industrial areas and buildings are gradually relaxed with the support and agreement of the TPB. By relaxing land use restrictions, it is hoped to provide a better environment to promote business development and create more job opportunities in the community," Mr Suen said.

"The Government also rezones surplus industrial land at suitable locations. In further studying the conversion of industrial buildings to other uses, we will balance the views of various sectors and handle the matter with caution."

In addition, the Lands Department in 2003 introduced simplified procedures to speed up the processing of applications for waivers from owners seeking the conversion of idle industrial premises to permitted uses. Under the new procedures, owners were certain about the waiver fees required if their applications were approved.

Mr Suen said the Housing, Planning and Lands Bureau and its departments were committed to helping the industries to improve the business environment.

"We are conducting a review which includes a feasibility study on simplifying lease conditions and procedures for lease modification. On simplification of lease conditions, we are looking at promoting the business environment by drafting the conditions in simpler language, or redrafting or combining certain conditions," he said.

"Participation by the industry was particularly important in Government's promotion of sound planning and development process. We very much encourage developers to handle well the basic planning, land and construction matters of proposed developments at the early stage so that they may proceed with the developments confidently and avoid wasting efforts that have been made."

"To help developers solve these basic matters early, developers can make use of services provided by the Planning Department, Lands Department and Buildings Department, and can meet with or make enquiries with staff of these departments before formal submission of development plans. The three departments have pledged to handle such enquiries in an active manner and provide the enquirers with timely and clear answers."

Mr Suen said that while the Government was committed to improving the business environment, it would also ensure that there would be a just, fair and open environment for competition.

"The Planning Department will start a new round of strategic planning review: Stage 4 of the Hong Kong 2030 Study. The study is expected to be completed in the second half of this year, whereupon the public will be extensively consulted again. It is believed the data and findings of the Study will help trade and industrial development," Mr Suen added.

6. Engineer's span reaches for record
QIN QING, SCMP 25 January 2005

Michael Hui says that when completed, the 1.6km Stonecutters Bridge will be the world's longest cable-stayed bridge, overtaking Japan's Tatara Bridge by 120 metres. Picture by Oliver Tsang

Building a bridge, particularly the world's longest cable-stayed bridge, is a bit like giving birth - painful, anxious, but in the end a great deal of pride - according to the chief engineer overseeing Stonecutters Bridge.

Like any expectant father, Michael Hui Chi-ho is excited and nervous at the prospect of delivering the 1.6km bridge on schedule in mid-2008 and within its $2.76 billion budget.

"There are so many eyes on us, both locally and internationally. It's really a bit exciting at this phase," says Mr Hui, who is conscious of the significance of this ground-breaking project.

"It might be just another bridge to most Hong Kong people, but it is really a big step in the bridge world. No one has tried this length before."

The bridge, which will span Rambler Channel, has been under construction since last April. Tatara Bridge in Japan, at 120 metres shorter, is now the longest bridge of this type in the world.

Mr Hui says the biggest risk is ensuring there is enough support for the two cantilevers, which are extended from each end of the bridge at the same time.

"When they reach the central line, the two cantilevers will be at their longest stretch, and the bridge deck will be at its most flexible," he explains.

"But after the two ends are connected, the bridge will become stiffer. Triumph or defeat will be decided at this moment."

This decisive point will be reached at the end of 2007.

Besides building the bridge, Mr Hui is studying for a PhD in bridge aerodynamics with Shanghai's Tongji University, which is famous for bridge research.

After initial study in Hong Kong, he now regularly travels to Shanghai where he is continuing his course and carrying out wind tunnel experiments on long-span bridge construction.

"We can get help from top scientists in this field there. And my experiments there will contribute to the construction of Stonecutters Bridge."

The bridge is a crucial element in the 30.1 km Route 8 Expressway from Sha Tin to Chek Lap Kok airport, via Cheung Sha Wan and Tsing Yi. With the 16.6km airport-Tsing Yi section already completed, work is under way on the 7.6km section from Tsing Yi to Cheung Sha Wan, and the 5.9km route from Cheung Sha Wan to Sha Tin.

The new highway should ease the predicted traffic congestion in 2007-2008.

Mr Hui has dedicated his 24-year career to Hong Kong's roads and bridges. After graduating from the University of Hong Kong in 1981, he joined the Environment, Transports and Works Bureau. Three years later, he became an assistant engineer with the Highways Department, where he has been ever since.

The engineering veteran has worked on a number of road improvement and bridge maintenance projects and taken part in construction projects including the Sha Tau Kok Border Link and Cheung Tsing Tunnel, the first tunnel to be built on Tsing Yi.

The latter gave him valuable experience for his current work on the Nam Wan Tunnel.

The tunnel will link Stonecutters Bridge on the eastern side of Tsing Yi with the Cheung Tsing Highway, which leads to the Ting Kau Bridge and Tsing Ma Bridge on its western end.

"The tunnel is much easier for me," says Mr Hui, adding that the design is similar to the Cheung Tsing Tunnel. "They go through the same hill, we already know its nature and temperament."

The Nam Wan Tunnel is expected to bore through on February 25, and piling work on Stonecutters Bridge is underway.

"Everything is going well so far. We can complete both jobs on schedule."