1. Government on Tamar reports
Hong Kong Government, 20 June 2007

In response to some media's speculative report on the Tamar Development Project, a government spokesman gave the following response:

"Whilst the interest of the public and the media in this important project is fully appreciated and welcomed, the Government wishes to stress that it is of paramount importance that the integrity and fairness of the on-going tender evaluation be safeguarded. Thus, all relevant parties, including members of the media, are reminded to avoid any comments or moves that may prejudice or be perceived as prejudicing the fairness and integrity of the tender process and that reports on the project should as far as possible accord fair and equal treatment to the design proposals for each of the four tenderers. More specifically, speculations or suggestions that any particular tender proposal is in the lead may risk being perceived by some tenderers as prejudicing the outcome of the tender evaluation and may invite challenges from the parties concerned.  

"All tender proposals are subject to the determination of the Special Selection Board for the Tamar Development Project. This sole authority for assessing the tenders and deciding on the contract award will assess the tender submissions in strict accordance to a comprehensive list of criteria set out in the tender document.

"The above points are made in good faith as the Government trust that the community is as keen as itself in striving to secure the best outcome for the tender."

2. Green warriors take on wall towers
Sandy Li, SCMP 20 June 2007

Environmentalists' move to limit development density threatens to stall land auctions

The escalating dispute between the government and environmentalists fighting to give Hong Kong a greener living environment may stall the pace of government land sales, as a green group is threatening to step up efforts to block auctions of high-density sites.

In the latest hitch, a Sham Shui Po resident last week sought a judicial review to block the government auction of a waterfront site in West Kowloon that is expected to be developed into a tower. The site was sold to Sun Hung Kai Properties for a lower than expected HK$5.56 billion, with some analysts blaming the legal challenge for the disappointing result.

Green Sense chairman Roy Tam Hoi-pong said his group would step up efforts to reduce development density for greater environmental protection.

"We will lodge a town planning application to lower the plot ratio once a site earmarked for high-rise buildings is triggered for auction," he said.

The group last week submitted a town planning application to reduce the plot ratio of the recently sold West Kowloon site to five times from the allowed 6.5 times.

Mr Tam's remarks came a day after Assistant Director of Planning Raymond Chiu Tat-loi said there was no scientific evidence that high-rises on the waterfront created a "wall effect" that blocked natural ventilation in the area.

Mr Chiu rejected suggestions there should be legislation to ensure proper natural ventilation between buildings.

Green Sense has identified 10 lots on the application lists, in Hung Hom, Tung Chung, Wong Tai Sin and other coastal sites, with permitted building height of more than 100 metres.

The group said these high-rises, usually more than 40 storeys, would form a wall on the coastline, trapping smog and heat in the area.

Mr Tam said the group had approached Sun Hung Kai Properties and the Real Estate Developers' Association to lobby for a better design layout that would avoid a "wall effect" for the West Kowloon site.

To avoid blocking natural ventilation from the harbour, he said there should be a distance of 15 metres between buildings to be built on the site.

Centaline Surveyors director James Cheung said the potential threat of lower development density for sites on the reserve list could slow their being triggered for sale.

"To a certain extent, market sentiment will be affected due to the increased uncertainties," Mr Cheung said, adding that developers with large land banks might temporarily hold back buying sites through such auctions until the legal challenges had been removed.

A hearing of the judicial review is set for June 28. Alnwick Chan Chi-hing, an executive director of property consultancy Knight Frank, said it was difficult to predict the outcome of the judicial review.

The government could enforce the design, disposition and height clause under the lease condition to control the design and layout of the buildings, Mr Chan said.

"There have been cases where the government exercised such a clause to cap the ceiling height to reduce the development density of a special site due to various considerations, including political pressure," he said.

He urged the government to give the private sector design flexibility rather than impose restrictions for the sake of easing political pressure.

"Developers bought the West Kowloon site based on the valuation of the plot designated for a building height of 140 metres. Any change to the height limit is unfair to the buyer," he said.

Mr Chan said that while corporate social responsibility was important, developers should go for better designs to strike a balance between public interest and profits.

Architects and academics urged the government to study the issue, saying the green building concept should start with urban planning.

Wong Kam-sing, an architect and a vice-chairman of the Professional Green Building Council, said unlike other places including the mainland, Hong Kong had no regulations governing distances between buildings.

"So developers maximise the permitted plot ratio, building as tall and big as possible to capture the sea view. Such a development trend will create a tendency to build wall-like towers seldom seen in other cities," Mr Wong said.

Johnny Chan Chung-leung, a professor of applied physics at City University, said air quality would get worse if building wall-like blocks was allowed. He said developers should conduct ventilation studies on sites.

3. Preserving culture in Hong Kong
Andrea Zavadszky, SCMP, 20 June 2007

On a recent trip to London , I found myself in the area where I lived as a student. I was astonished to see that, after more than 20 years, not only the street and buildings had not changed but many old shops remained in business.

Boots still stood at the exit of the tube at Kensington High Street; almost opposite, Oxfam was still selling second-hand clothes and Oddbins still stood on the same corner. I also visited the shoe shop where I bought my first £60 (HK$929) pair of boots - a memorable expense from a student's purse.

I felt like I was reliving my student years again - a strange, exciting and exhilarating feeling which made me want to walk more to track down every memory.

Finding old shops is futile in Hong Kong . Monuments to the past do not survive and buildings are pulled down to give way to new property developments.

I remember being so shocked when the school opposite my Mid-Levels flat was pulled down. The hospital at the side of Breezy Path was also demolished. The hospital was moved to Chai Wan but that did not help the sick residents on or near Bonham Road . Higher profits were the main consideration over public service.

Not only are small shops finding it hard to survive in the world of ever-increasing rents, but department stores have also had to close - from Daimaru which sold fresh and reasonably priced goods in Causeway Bay to the latest victim, Hang Hau's Jusco, which provided outstanding service to the residents of Tseung Kwan O.

Those who argue whether the structures of the Central Ferry or Queen's Pier are worthy of conservation or should be rebuilt in another part of the city are missing the point. It is not about historical monuments - which they are not. It is about our cultural identity.