SKYLINE Technologies -- News Update (26 June 2005 )

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1. TPB rejected requests for amendments to Central and Wan Chai plans
Hong Kong Government, 5 August 2005

After very thorough consideration, the Town Planning Board (the Board) today (August 5) decided not to agree to the rezoning requests submitted by the Society for Protection of the Harbour Limited (SPH), Save our Shorelines (SOS) and Clear the Air (CA) to amend the Central District (Extension) and Wan Chai North Outline Zoning Plans (OZPs).

“On CA's rezoning request, the Board noted the Court's view that determination of policy concerning how best to resolve transport difficulties is a matter for the Chief Executive in Council. It therefore considered that whether Electronic Road Pricing (ERP) is a practicable alternative to building the Central-Wan Chai Bypass (CWB) is a transport policy which lies outside its purview. The Board also noted that the use of ERP would not be effective without an alternative route," a spokesman of the Board said.

"SOS has proposed to reduce the reclamation by using immersed tube tunnel (ITT) construction for the CWB. After hearing of the views from concerned parties, the Board accepted the advice of the Civil Engineering and Development Department and its consultants that the ITT option was not feasible in this location," the spokesman said.

"SPH has also proposed to reduce the reclamation extent on both Central Reclamation Phase III (CRIII) and part of Wan Chai Development Phase II (WDII) shown on the Central District (Extension) OZP. The Board noted that the Government had considered a very detailed review on CRIII, which reaffirmed that the extent of CRIII met the 'overriding public need' test laid down by the Court of Final Appeal and the reclamation extent was the absolute minimum."

"The extent of reclamation within WDII is being reviewed by the Government. It is premature to consider whether to amend that part of the OZP before completion of the review around mid 2006. The Board will look into the matter upon availability of the findings," the spokesman added.

Nevertheless, the Board saw some merits in SPH's proposals for harbourfront planning. It agreed to request the Government to prepare/refine planning/design briefs for this important waterfront, in particular the groundscraper and the waterfront related commercial and leisure uses sites, to ensure that the future developments would blend in with the waterfront setting, facilitate pedestrian access to the waterfront, and promote visual permeability of the developments.

2. Resumption of land at Lee Tung Street/McGregor Street, Wan Chai gazetted
Hong Kong Government, 5 August 2005

The Lands Department today (August 5) announced the resumption of land at Lee Tung Street/McGregor Street, Wan Chai for a redevelopment project of the Urban Renewal Authority (URA).

This redevelopment project is included in the URA's Business Plan for 2003/04. The implementation would help to rejuvenate the old district concerned and improve the living conditions of the residents.

A total of 148 interests in the Lee Tung Street/McGregor Street redevelopment project will be resumed under the Lands Resumption Ordinance. The affected interests will revert to the Government three months after the date of the resumption notice being affixed on site. Details of the private land affected are contained in the Gazette published today.

Apart from their entitlement to statutory compensation, eligible owners of domestic properties will be offered an ex-gratia home purchase allowance or supplementary allowance as appropriate.

Owners and tenants affected may make statutory claims under the Lands Resumption Ordinance and, if the claims cannot be settled by agreement, may apply to the Lands Tribunal for adjudication. Any professional fees reasonably incurred for making such a claim may be reimbursed by the Government. Occupiers of commercial properties may also be eligible for an ex-gratia allowance in lieu of the right to make statutory claims for loss of business and disturbance.

Eligible domestic occupiers will be offered rehousing or ex-gratia cash allowances in lieu of rehousing by the URA. Rehousing will be in units provided by the Hong Kong Housing Authority, the Hong Kong Housing Society or the URA itself.

Upon completion of resumption and clearance, the site, covering a total area of about 8,929 square metres, will be granted to the URA at nominal premium for redevelopment.

This project will contribute to general environmental improvements in the locality. Mixed-use development is permitted on site, and the current proposal is for commercial/residential developments with provision of Government, institutional or community facilities and public open space.

3. Approved Tsuen Wan West Outline Zoning Plan amended
Hong Kong Government, 5 August 2005

The Town Planning Board today (August 5) announced amendments to the approved Tsuen Wan West Outline Zoning Plan (OZP).

The amendments mainly involved adjustments of zoning boundaries to tally with the existing site conditions or as-built developments of government lands and private residential lots.

To facilitate more effective development control for areas underneath flyover, the section underneath the elevated part of Tuen Mun Road where a number of government and community facilities are located, including the Sham Tseng temporary playground, are designated “ Other Specified Uses” annotated “ Amenity Area” and “ Government, Institution or Community (1)” .

Amendments have also been made to the Notes of the OZP to follow a revised set of Master Schedule of Notes (MSN) to Statutory Plans endorsed by the Town Planning Board. Under the revised MSN, various measures including broad use terms have been introduced to provide greater flexibility for change of use and reduce the need for planning application.

The general provisions under the covering Notes and the user schedules for various land use zones have been revised to expand the scope of uses that are always permitted. The planning intentions for various zones have been incorporated into the Notes to form part of the statutory plan. Besides, the Remarks of the Notes for individual zones have been revised to clearly set out the development restrictions.

The draft Tsuen Wan West OZP No.S/TWW/15 incorporating the amendments is now available for public inspection during office hours at the following locations:

* Secretariat of the Town Planning Board, 15th Floor, North Point Government Offices, 333 Java Road;

* Planning Enquiry Counter, 14th Floor, Sha Tin Government Offices, 1 Sheung Wo Che Road;

* Tsuen Wan and West Kowloon District Planning Office, 27th Floor, Tsuen Wan Government Offices, 38, Sai Lau Kok Road;

* Tsuen Wan District Office, 1st Floor, Tsuen Wan Station Multi-storey Carpark Building, 174-208 Castle Peak Road; and

Any person can make written representations in respect of the amendment to the Secretary of the Town Planning Board on or before October 5, 2005. Representations made to the board will be made available for public inspection.

Copies of the draft plan are available for sale at the Map Publications Centres in North Point and Yau Ma Tei. The electronic version of the plan can be viewed on the board’ s website at http://www.info.gov.hk/tpb.

4. Ten expressions of interest received for Tuen Mun Station property development
KCRC Press Release, 5 August 2005

A total of 10 expressions of interest were received for the joint venture property development for West Rail Tuen Mun Station at the close of submission today.

KCRC Director of Property, Mr Daniel Lam said, “We are very pleased with the response, which reflects the market’s confidence in the potential of the site and the property market.”

Occupying an area of about 2.7 hectares, the project has an approximate gross floor area of 145,000 sq. m., comprising 120,000 sq. m. for residential use and 25,000 sq. m. for retail purposes.

The current development proposal comprises seven residential towers housing 1,924 flats atop a podium containing a retail centre, car park, Park and Ride facilities and a station entrance plus a permanent Public Transport Interchange on the ground floor.

Acting as the agent of the Government, KCRC proposes to develop the site in two phases under one joint venture package.

Invitation to submit tenders for the proposed development is tentatively set for late September while the tender will be awarded in the 4th quarter this year. Construction works are expected to commence next year and be completed by 2012.

The Tuen Mun project is the third property development project that the Corporation has invited expressions of interest in 2005.

Site Area Approx.	26,558 sq. m
Domestic GFA	119,632 sq. m.
Retail	25,000 sq. m.
No. of Residential Flats	About 1,924
Average Flat Size	62.2 sq. m.
Other major facilities: ancillary car parking spaces, loading and unloading bays, Park and Ride Facility, footbridges and a vehicular bridge.
TOTAL	144,632 sq. m.

Details of the individual phases:
Phase 1	4 residential towers	1,072 flats	63,632 sq. m.
Phase 1	Retail	N/A	25,000 sq. m.
Phase 2	3 residential towers	852 flats	56,000 sq. m.

Note : The residential blocks will be 32 to 39 storeys in height (excluding roof and sky garden).

List of developers/consortia which have submitted EOI for the Tuen Mun Property Development Project
1.	Cheung Kong (Holdings) Limited
2.	Hang Lung Properties Limited
3.	Henderson Land Development Co. Ltd
4.	Kerry Properties Limited
5.	Kowloon Development Company Limited Polytec Holdings International Limited
6.	K. Wah International Holdings Limited
7.	New World Development Company Limited
8.	Sino Land Company Limited
9.	Sun Hung Kai Properties Ltd
10.	Wheelock Properties Limited

5. New HQ will be built on the Tamar site
STAFF REPORTER, SCMP 5 August 2005

A new government headquarters would be built on the Tamar site, the chief executive said yesterday.

Donald Tsang Yam-kuen said the plan not only offered a new office to government staff, but above all would create many job opportunities.

"The construction sector has been the most badly hit industry in terms of unemployment. Building a government headquarters can provide many jobs to the workers," he said.

Mr Tsang said he wanted the headquarters, estimated to cost $4.85 billion, to be built on the 4.2-hectare site as soon as possible.

"What we are doing now is finding capital for the project. It is a project concerning employment opportunities. The sooner it can be implemented, the sooner people can have jobs."

He expected the project would meet little resistance from lawmakers as they were also concerned about job opportunities.

It is not the first time Mr Tsang has voiced his determination to redevelop the site. During his election campaign, he told Election Committee members that he intended to relaunch the project, which was shelved indefinitely in November 2003 due to budget deficit constraints.

Hong Kong Construction Industry Employees General Union chairman Choi Chun-wa hailed the decision.

"The jobless rate in construction is almost 20 per cent now. We are suffering. The plan is such a relief to us," said Mr Choi, adding that the latest unemployment rate stood at 5.7 per cent.

He said that construction of the new government headquarters could create about 10,000 jobs. "It is a big project, which will employ many workers from different areas inside the construction industry."

A Central Policy Unit survey on public opinion over government policies carried out in April found unemployment came top of the list, but redevelopment of the Tamar site took 22nd place