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1. Bon voyage as Star Ferry sets sail for new pier

2. Draft Tsing Yi OZP approved

3. Draft Tsim Sha Tsui Outline Zoning Plan approved

4. Draft Nam Sang Wai Outline Zoning Plan approved

5. Approved Wan Chai Outline Zoning Plan amended

6. Draft Tuen Mun Outline Zoning Plan amended

7. Eighteen draft Outline Zoning Plans approved

8. Approved Kai Tak (North) and Kai Tak (South) OZPs referred back

9. Approved Pok Fu Lam OZP referred back for amendment

1. Bon voyage as Star Ferry sets sail for new pier
Leslie Kwoh, The Standard 27 October 2006

A grand farewell is being planned for Hong Kong's historic Star Ferry Pier next month when the operator is scheduled to move to its new location.

At the stroke of midnight on November 11, as the clock on the 49-year-old tower chimes, four ferries will set sail for one last time from the Central landmark to Tsim Sha Tsui.

Locals will then get a final chance to see the building bathed in light before workers shut off the electricity.

"We know many people in Hong Kong have fond memories of the terminal, and the party is a chance for them to say goodbye," said Star Ferry managing director Frankie Yick Chi-ming.

The four vessels can seat up to 1,800 passengers - but instead of the usual HK$2.20 ride, the midnight sailing will cost passengers HK$88 per ticket.

Tickets will go on sale beginning tomorrow at the Tsim Sha Tsui ticketing counter. Alternatively, locals can choose to ride on the last scheduled sailing, at 11.30pm, which will cost the normal price.

Next month's relocation will be the third time the Star Ferry has been forced to move since it was founded in 1898 - each time due to reclamation.

The terminal was originally located at Pedder Street , then relocated to the present site of Jardine House, and then moved once again to its current location by City Hall.

The new terminal, situated about 400 meters away, retains the old terminal's Edwardian style and will offer the same services.

But Yick warned that as the additional distance could dissuade as many as 13 percent of regular passengers, the operator might be forced to increase fares next year.

In the meantime, the company is hoping to increase revenue by obtaining approval for additional retail space to house vendors. Current plans show about 600 square meters allotted to 11 shops, including 7-Eleven, Starbucks Coffee and Maxim's Cakes.

However, the Transport Department refuted the company's claim Thursday, insisting the new terminal would be "more convenient" for the public despite the extra walk.

"We understand the Star Ferry made a projection earlier this year to estimate patronage loss from the longer distance, but it's too early to comment on whether their projection is correct or not," chief transport officer Carol Cheung Yin-lung said.

"The new terminal will offer more facilities and will also be more handicap friendly."

Nevertheless, the department said it conducted a study showing that "in case" all the ferry's 74,000 daily passengers converted to other forms of transport, the bus and MTR systems would be able to handle the increased capacity. The department has reassigned three bus routes to stop at the new terminal at the Central ferry piers - 15, 15C and 629 - bringing to 30 the total number of franchised bus and minibus routes serving the location.

Meanwhile, six routes will continue to serve the former site at Edinburgh Place .

The three reassigned routes - which go to destinations including Victoria Peak and Ocean Park - were selected because they generally cater to tourists, and locals can already find "plenty of options" for transport to the Central ferry piers area, principal transport officer Albert Su Yau-on said.

More than 100 new signposts mark the way to the new location.

2. Draft Tsing Yi OZP approved
Hong Kong Government, 27 October 2006

The Chief Executive-in-Council has approved the draft Tsing Yi Outline Zoning Plan (OZP).

"The approved OZP provides a statutory land use planning framework to guide the development and redevelopment within the Tsing Yi area," a spokesman for the Town Planning Board said today (October 27).

The Planning Scheme Area of the OZP covers the entire Tsing Yi Island which is about 1,067 hectares.

About 2.5 hectares of land located in Area 22 to the north-west of the Container Terminal No. 9 (CT-9) is zoned "Commercial" ("C").  This zone is restricted to a maximum non-domestic plot ratio of 9.5.

About 98.1 hectares of land is zoned "Residential (Group A)" intended for high-density residential developments.  This zoning covers most of the existing private and public residential developments in the area.  About 2.9 hectares of land is zoned "Residential (Group B)" covering the medium-density residential development known as Mount Haven at Liu To.

About 17.3 hectares of land is zoned "Village Type Development", including area to resite village houses affected by Government projects.  Except for the St Paul 's and the Fisherman Villages in Area 2 and the Lutheran Village in Area 4, all the villages in Tsing Yi are village resites.

About 147.9 hectares of land is zoned "Industrial".  Industrial land along the southern and western coast has been developed for dockyards, boatyards and oil storage which require direct marine access.  In addition, there are chemical industries on the southern part of Tsing Yi.

About 43.7 hectares of land is zoned "Government, Institution or Community" for the provision of a wide range of facilities to meet the needs of Tsing Yi residents.  Existing facilities include a divisional police station, an ambulance depot, clinics, fire stations, schools, a technical institute, indoor recreation centres, a swimming pool complex and waterworks installations.  A site has also been reserved for an indoor recreation centre.

About 47.6 hectares of land is zoned "Open Space" for the provision of outdoor open-air public space for active and passive recreational uses.  This zone comprises a town park in Area 2, a waterfront promenade running along the coast of Area 3 in the east to Area 8 in the north, and land reserved for the development of a district open space to the west of Ching Tai Court and Cheung On Estate.  

About 180 hectares of land is zoned "Other Specified Uses" ("OU") for specific uses including mainly the CT-9 development and back-up areas, land reserved for container-related uses, marine-related uses, boatyards and marine-oriented industrial uses, recreation and tourism related development and a viewing platform for the Lantau Link.  It also includes the "OU" annotated "Business" zone at the Tsing Yi Industrial Area.

About 423.5 hectares of land is zoned "Green Belt" which mainly covers steep hillsides not suitable for urban development.  It also serves the purpose of protecting the existing ridgeline which provides physical barriers separating the oil depots in the south and west of Tsing Yi from residential developments in the northeast.

About 1.1 hectares of land is zoned "Site of Special Scientific Interest" ("SSSI") which covers the South Tsing Yi SSSI.  It is a steep slope of woodland harbouring a population of Hong Kong Croton which is endemic to Hong Kong .

The approved Tsing Yi OZP No. S/TY/22 is now available for public inspection during normal office hours at the Secretariat of the Board, the Planning Enquiry Counters in North Point and Sha Tin, the Tsuen Wan and West Kowloon District Planning Office and the Kwai Tsing District Office.

Copies of the approved plan are available for sale at the Map Publications Centres in North Point and Yau Ma Tei.  The plan is viewable at the Town Planning Board's website ( http://www.info.gov.hk/tpb ).

3. Draft Tsim Sha Tsui Outline Zoning Plan approved
Hong Kong Government, 27 October 2006

The Chief Executive-in-Council has approved the draft Tsim Sha Tsui Outline Zoning Plan (OZP).

"The approved OZP provides a statutory land use planning framework to guide the development and redevelopment within the Tsim Sha Tsui area," a spokesman for the Town Planning Board said today (October 27).

The Planning Scheme Area, covering about 192 hectares, is located at the southern tip of Kowloon Peninsula .  It is bounded by the Victoria Harbour to the south; Jordan Road and Gascoigne Road to the north; and Hung Hom Bay Reclamation to the east.

About 46.3 hectares of land is zoned "Commercial" ("C").  The majority of sites zoned "C" have been developed into buildings with commercial facilities on the lower floors and a mixture of residential flats and offices on the upper floors.  Pure commercial developments are primarily located along Nathan Road , Canton Road, Salisbury Road and Chatham Road South . Most of the land in Tsim Sha Tsui East is zoned "C" and almost all of these sites have been developed into hotels and purposely designed commercial buildings.

A maximum plot ratio of 12 is imposed on all land zoned as "C" in view of the concentration of commercial activities in the Area and the associated traffic congestion and environmental problems.

About two hectares of land is zoned "Comprehensive Development Area" to facilitate appropriate planning control over the development mix, scale, design and layout of development.  The former Marine Police Headquarters site at Salisbury Road and Canton Road is within this zone and intended for a tourism-themed commercial development.  Another site is an amalgamated site comprises the original Land Development Corporation Development Scheme Plan Area at Hanoi Road and the adjacent former New Astor Hotel.

About seven hectares of land is zoned "Residential (Group A)" which generally covers established high-density residential areas north of Austin Road between Cox's Road and Canton Road.  About 0.6 hectare of land which has been redeveloped as Carmen's Garden and Emperor Height at Cox's Road is zoned "Residential (Group B)".

About 20.6 hectares of land is zoned "Government, Institution or Community" ("G/IC") for the provision of various GIC facilities to serve local, district and territorial needs.  Facilities of territorial or regional significance include the Hong Kong Polytechnic University , the Hong Kong Observatory, the International Mail Centre, the Swimming Pool and Indoor Games Hall Complex at Kowloon Park , a cross-boundary bus terminus and the Boy Scout Association Headquarters with hostels.  

About 23.4 hectares of land is zoned "Open Space" ("O").  Major open space includes the sizeable Kowloon Park and the extensive stretch of public promenade along the south-eastern waterfront extending eastwards to the future development on Hung Hom Bay Reclamation.  Several stretches of open space are to be developed along Chatham Road South to the west of Hong Kong Polytechnic University .

About 47.2 hectares of land is zoned "Other Specified Uses" ("OU") for specific uses.  The major "OU" sites include the Ocean Terminal and the adjacent area south of Salisbury Road covering the ferry concourse, bus terminus, the cultural complex and the underground commercial complex adjoining the New World Hotel site.  The "OU" sites at Tsim Sha Tsui west, including the Ocean Terminal site, are subject to building height restrictions to prevent excessive high-rise developments at these strategic locations from protruding into the harbour.

The approved Tsim Sha Tsui OZP No. S/K1/22 is now available for public inspection during normal office hours at the Secretariat of the Town Planning Board, the Planning Enquiry Counters in North Point and Sha Tin, the Tsuen Wan and West Kowloon District Planning Office and the Yau Tsim Mong District Office.

Copies of the approved plan are available for sale at the Map Publications Centres in North Point and Yau Ma Tei.  The electronic version of the plan is viewable from the Town Planning Board's website ( http://www.info.gov.hk/tpb ).

4. Draft Nam Sang Wai Outline Zoning Plan approved
Hong Kong Government, 27 October 2006

The Chief Executive-in-Council has approved the draft Nam Sang Wai Outline Zoning Plan (OZP).

"The approved OZP provides a statutory land use framework to guide development and redevelopment in the Nam Sang Wai area," a spokesman for the Town Planning Board said today (October 27).

The Planning Scheme Area, covering about 600 hectares of land, is bounded by San Tin Highway and Castle Peak Road in the east, the Fairview Park in the north, Shan Pui River in the west, and Shan Pui Chung Hau Tsuen and Au Tau in the south.

The area comprises a low-lying alluvial flood plain draining into Deep Bay .  It is largely rural in character with considerable amount of fish ponds and a few parcels of farm land.  

Some 121.5 hectares of the continuous and contiguous fish ponds, which form an integral part of the wetland ecosystem in the Deep Bay area, is zoned "Conservation Area" to conserve their ecological value.

Some 151.3 hectares of fish ponds is zoned "Other Specified Uses" annotated "Comprehensive Development and Wetland Enhancement Area" ("OU(CDWEA)") to provide incentives for comprehensive development and/or redevelopment with conservation objectives and positive measures to enhance the ecological value and functions of the existing fish ponds or wetland under a private-public partnership approach.

To facilitate a proposed residential development with a nature reserve at Lut Chau in Mai Po, the fish ponds at Nam Sang Wai are zoned "OU(CDWEA1)". The fish ponds at Tin Fook Wai are zoned "OU(CDWEA2)".

Some 78.4 hectares of land including the areas near Tai Sang Wai, Man Yuen Chuen and Wing Kei Tsuen and the area north of the Shan Pui Road is zoned "Other Specified Uses" annotated "Comprehensive Development to include Wetland Restoration Area" to provide incentives to encourage the phasing out of the open storage and port back-up uses and to restore the degraded wetlands adjoining existing fish ponds through comprehensive residential and/or recreational development with wetland restoration and buffer proposals.  

About 16.1 hectares of land is zoned "Residential (Group D)" covering Man Yuen Tsuen and two areas to the south of Kam Tin River for low-rise, low-density residential development and residential upgrading. Some 42.8 hectares is zoned "Village Type Development" to accommodate village type development and to cater for village expansion.

An area of about 3.5 hectares at Castle Peak Road - Tam Mi Section to the south-west of Mo Fan Heung is zoned "Industrial (Group D)", whereas some 5.4 hectares of land along the western side of San Tin Highway is zoned "Open Storage" to cater for the demand for open storage sites.

Some 3.4 hectares of land is zoned "Government, Institution or Community" covering the Pok Oi Hospital, a church near Au Tau Roundabout and two sites used for a gas offtake station and a low flow drainage pump.  Another 8.8 hectares of land covering three sites to the west of San Tin Highway on both sides of the Kam Tin River is zoned "Open Space" to provide recreational facilities and serve as a buffer and easy access to the Kam Tin River.

The approved Nam Sang Wai OZP No. S/YL-NSW/8 is now available for public inspection during normal office hours at the Secretariat of the Town Planning Board, the Planning Enquiry Counters in North Point and Sha Tin, the Tuen Mun and Yuen Long District Planning Office, the Yuen Long District Office, the San Tin Rural Committee, the Shap Pat Heung Rural Committee, the Kam Tin Rural Committee, and the Ping Shan District Rural Committee.
 
Copies of the approved OZP are available for sale at the Map Publications Centres in North Point and Yau Ma Tei.  The electronic version of the plan is viewable from the board's website at http://www.info.gov.hk/tpb .

5. Approved Wan Chai Outline Zoning Plan amended
Hong Kong Government, 27 October 2006

The Town Planning Board today (October 27) announced amendments to the approved Wan Chai Outline Zoning Plan (OZP).

The amendments involve rezoning various sites to reflect completed developments and refining the Notes of the OZP to clearly set out the development restrictions for the "Commercial" zone and to specify open space requirements for the "Residential (Group A)1" and "Residential (Group A)2" sub-areas.

The draft Wan Chai OZP No. S/H5/24, incorporating the amendments, is now available for public inspection during office hours at the Secretariat of the Board, the Planning Enquiry Counters in North Point and Sha Tin, the Hong Kong District Planning Office and the Wan Chai District Office.

Any person can make written representations in respect of the amendments to the Secretary of the Board on or before December 27, 2006. Representations made to the Board will be available for public inspection.

Copies of the draft Wan Chai OZP No. S/H5/24 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 at the Board's website at http://www.info.gov.hk/tpb .

6. Draft Tuen Mun Outline Zoning Plan amended
Hong Kong Government, 27 October 2006

The Town Planning Board today (October 27) announced amendments to the draft Tuen Mun Outline Zoning Plan (OZP).

The amendments mainly involve rezoning two areas at Tuen Mun Areas 23 and 53 from "Green Belt" ("GB") to "Government, Institution or Community" ("G/IC") and a small strip of land at Area 23 from "G/IC" to "GB".

Opportunity is also taken to update the Notes for "Industrial" zone of the OZP in accordance with the refined Revised Master Schedule of Notes to Statutory Plans.

The draft Tuen Mun OZP No. S/TM/22, incorporating the amendments, is now available for public inspection during office hours at the Secretariat of the Town Planning Board, the Planning Enquiry Counters in North Point and Sha Tin, the Tuen Mun and Yuen Long District Planning Office, the Tuen Mun District Office and the Tuen Mun Rural Committee.

Any person can make representation in respect of the amendments in writing to the Secretary of the Town Planning Board on or before December 27, 2006. Representations made to the Board will be available for public inspection.

Copies of the draft Tuen Mun OZP 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 at the Town Planning Board's website at http://www.info.gov.hk/tpb .

7. Eighteen draft Outline Zoning Plans approved
Hong Kong Government, 27 October 2006

The Chief Executive-in-Council has approved the following 18 draft Outline Zoning Plans (OZPs):

- Draft Mui Wo Fringe OZP (re-numbered as S/I-MWF/8)
- Draft Fu Tei Au and Sha Ling OZP (re-numbered as S/NE-FTA/10)
- Draft Hung Lung Hang OZP (re-numbered as S/NE-HLH/7)
- Draft Hok Tau OZP (re-numbered as S/NE-HT/5)
- Draft Kau Lung Hang OZP (re-numbered as S/NE-KLH/11)
- Draft Kwu Tung South OZP (re-numbered as S/NE-KTS/12)
- Draft Luk Keng and Wo Hang OZP (re-numbered as S/NE-LK/11)
- Draft Lung Yeuk Tau and Kwan Tei South OZP (re-numbered as S/NE-LYT/12)
- Draft Man Uk Pin OZP (re-numbered as S/NE-MUP/11)
- Draft Ping Kong OZP (re-numbered as S/NE-PK/11)
- Draft Ping Che and Ta Kwu Ling OZP (re-numbered as S/NE-TKL/12)
- Draft Wo Keng Shan OZP (re-numbered as S/NE-WKS/8)
- Draft Pak Kong and Sha Kok Mei OZP (re-numbered as S/SK-PK/11)
- Draft Kwun Yam Shan and Fa Sam Hang OZP (re-numbered as S/ST-KYS/11)
- Draft Pat Heung OZP (re-numbered as S/YL-PH/11)
- Draft Sheung Pak Nai and Ha Pak Nai OZP (re-numbered as S/YL-PN/9)
- Draft Shek Kong OZP (re-numbered as S/YL-SK/9)
- Draft Tai Tong OZP (re-numbered as S/YL-TT/14)

"The approved OZPs provide a statutory land use planning framework to guide the development and redevelopment within the relevant areas," a spokesman for the Town Planning Board said today (October 27).

The approved OZPs are now available for public inspection during normal office hours at the Secretariat of the Town Planning Board, the Planning Enquiry Counters of the Planning Department, the relevant District Planning Offices, District Offices and Rural Committees.

Copies of the approved plans are available for sale at the Map Publications Centres in North Point and Yau Ma Tei. The electronic version of the plans can be viewed on the Town Planning Board's website at http://www.info.gov.hk/tpb .

8. Approved Kai Tak (North) and Kai Tak (South) OZPs referred back
Hong Kong Government, 27 October 2006

The Town Planning Board announced today (October 27) that the Chief Executive in Council had referred the approved Kai Tak (North) and Kai Tak (South) OZPs back to the board for replacement by a new plan.

Amendments to the approved OZPs are necessary to reflect the latest land use proposals in the area. Opportunity will be taken to incorporate the latest Master Schedule of Notes to Statutory Plans endorsed by the board.

The new Kai Tak OZP will be exhibited for public inspection under the Town Planning Ordinance.

The two OZPs were last approved by the Chief Executive in Council in June 2002.

9. Approved Pok Fu Lam OZP referred back for amendment
Hong Kong Government, 27 October 2006

The Town Planning Board announced today (October 27) that the Chief Executive in Council had referred the approved Pok Fu Lam Outline Zoning Plan (OZP) back to the board for amendment.

The proposed amendments to the approved OZP include the rezoning of a site near the junction of Bisney Road and Victoria Road adjoining the Sandy Bay Fire Station from "Government, Institution or Community" to "Green Belt". Technical and other amendments to reflect the latest land use proposals will also be incorporated.

The Pok Fu Lam OZP incorporating the amendments will be exhibited for public inspection under the provisions of the Town Planning Ordinance.

The Pok Fu Lam OZP was last approved by the Chief Executive in Council on February 1, 2005.