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1. Green light for sensitive developments

2. Deterring tourists

3. Huge panel may vet cultural designs

4. Plan open to abuse, environmentalists warn

5. 'Blood could be shed' over toxic waste burn

6. 12 draft Outline Zoning Plans approved

7. Approved Pak Shek Kok (East) OZP referred back for amendment

8. Draft Fu Tei Au & Sha Ling OZP approved

9. Draft Kennedy Town & Mount Davis Outline Zoning Plan approved

1. Green light for sensitive developments
CHEUNG CHI-FAI, SCMP 12 November 2004

Development will be possible on ecologically valuable private land under a new conservation policy announced yesterday, but only on the least sensitive parts of the sites.

The developers will also have to promise to manage the remaining land to enhance its ecological value. The policy comes with the announcement of the top 12 ecologically important sites, scored from 0 to 3 based on their naturalness, biodiversity and species rarity.

Most of these sites are privately owned and outside country parks, without proper land use zoning.

Two schemes for these sites - public-private partnership (PPP) and management agreements - will be launched next month.

They will offer incentives to landowners, developers and green groups to start pilot projects.

Property projects at these sensitive sites may be allowed if developers come up with proposals that could enhance and maintain the ecological values of the sites while using the less sensitive and small part of the site for development.

In exceptional cases, land exchanges could also be accepted if there are enough justifications.

The idea will be similar to Cheung Kong's proposed Fung Lok Wai development, which confines its residential blocks on a few fish ponds while conserving the remaining ponds in Yuen Long.

Under the scheme, developers have to demonstrate their proposal is sustainable in the long term and that resources are earmarked to achieve the conservation purposes.

But they will still have to get Town Planning Board and Lands Department approval if land use has to be changed or the lease modified.

They also have to pass environmental impact assessment.

Secretary for the Environment, Transport and Works Sarah Liao Sau-tung said the government would support projects that could satisfy the criteria and put conservation as the top priority.

"If these sites are left idle, they might be further degraded. We will offer flexibility under that scheme to enhance the sites' ecological value and provide an opportunity for limited development," she said.

Dr Liao expected the government's blessing for the projects might clear some obstacles in getting them approved by the Town Planning Board.

Each of these proposals will be vetted by an interdepartmental taskforce, while the Advisory Council on the Environment will be consulted. All PPP proposals must be approved by the Executive Council.

The Environment and Conservation Fund has also earmarked $5 million for voluntary conservation projects up to three years at these sites. Non-government organisations and landowners could enter into management agreements to conserve the sites and propose ways to sustain their projects, such as eco-tourism. No ceiling has been set on the amount of funding.

Dr Liao said some developers had expressed interest in PPPs and suggested innovative proposals but she gave no further details.

Applications can be made from December to May 31.

2. Deterring tourists
Letter to the Editor, SCMP 12 November 2004

I was alarmed to read in the travel section of the London Sunday Times (November 7) that British tourists are advised to stay away from Hong Kong because of the unacceptably high levels of pollution.

Apparently toxics in the Hong Kong air exceed European standards of acceptability by as much as 300 per cent. The article says that Hong Kong's standards for measuring pollution are out of date and warnings to stay indoors are not issued when they should be.

P. B. ANDERTON, Happy Valley

3. Huge panel may vet cultural designs
CHLOE LAI, SCMP 12 November 2004

A group of community activists is planning to form an 800-strong panel to assess the three bids shortlisted for the West Kowloon cultural project.

The People's Forum on West Kowloon, a coalition of at least 14 non-governmental organisations, said the committee would include planners, accountants, architects, engineers and artists.

It announced the plan yesterday and appealed for public support, saying the size of the panel could be expanded if it received an enthusiastic response from the public.

Group spokesman Leung Man-tao said: "We don't mind if the panel turns out to be more representative than the 800-member Election Committee responsible for selecting the chief executive."

The group also questioned the government's methodology and sincerity in listening to public views during the consultation process.

"Before the shortlist announcement was made, the government said the consultation would start next year and last for six months, and now it will only last for six weeks," Mr Leung said. "We want to know why they suddenly changed the plan."

He also asked how people could make an informed decision on the cultural project merely by looking at models and artists' impressions presented by the developers.

The government will display the three shortlisted bids at the Science Museum in Tsim Sha Tsui.

Mr Leung said: "We believe [that with] a project of such unprecedented scale and nature, the entire selection and implementation process must be transparent and with high-level public participation."

Members of the forum include the Hong Kong Institute of Contemporary Culture, the People's Council for Sustainable Development, multimedia production company Zuni Icosahedron, Civil Act-up, SynergyNet and the University of Hong Kong's Cultural Research Centre.

They plan to hold a public forum on November 27 during which an 80-member focus group will be set up.

This group will work out next month how to expand itself into an 800-member panel.

The group will be responsible for the panel's composition, and will invite the entire legislature, all district council chairmen and vice-chairmen, professionals, international and mainland experts to join the panel.

Chief Secretary Donald Tsang Yam-kuen told Legco on Wednesday that three of five proposals had been shortlisted for further assessment and public consultation, which starts in the middle of next month.

The three shortlisted bidders are Dynamic Star International, a Cheung Kong (Holdings) and Sun Hung Kai Properties joint venture; Sunny Development, a consortium formed between Sino Land, Wharf (Holdings) and Chinese Estates Holdings; and World City Culture Park, a subsidiary of Henderson Land Development.

4. Plan open to abuse, environmentalists warn
CHEUNG CHI-FAI, SCMP 12 November 2004

An environmentalist fears that the public-private partnership (PPP) scheme might be abused by property developers.

Lister Cheung Lai-ping, chief executive of the Conservancy Association, said: "What is the purpose of identifying those top sites? Is it for conservation or development? As they are of high ecological value, we would like to see them protected rather than developed."

Ms Cheung also wanted to know if land use or zoning controls would be relaxed under the scheme, thereby opening the floodgate for development at these sites.

Karen Woo Lai-yan, senior environmental affairs officer, said the policy failed to do enough to conserve the sites.

"It relies on the landowners to raise proposals. Unless they agree, there is nothing else that can be done to conserve the site."

Ms Woo said that in the case of Sham Chung, its major landowner Sun Hung Kai could ignore the policy and go ahead with its golf project because it was not subject to land use or zoning controls.

Alan Leung Sze-lun, senior conservation officer of the World Wide Fund for Nature Hong Kong, complained that the policy did not set clear conservation objectives or concrete action plans to achieve them. He also criticised it for failing to take care of marine sites.

Daniel Lam Wai-keung, vice-chairman of the Heung Yee-kuk, was also unhappy with the policy, saying the government should resume ecologically important sites if development was not allowed.

Alex Lam Shut Kut-shing, a landowner who runs an organic farm in Tai Ho, Lantau, said he welcomed the policy but still preferred to see development in Tai Ho.

"Just let it be developed so that more people can come and stimulate the local economy," he said.

Mr Lam said he was open-minded about co-operating with green groups or developers in conserving the site but warned that villagers might resist radical changes.

5. 'Blood could be shed' over toxic waste burn
STAFF REPORTER, SCMP 12 November 2004

District councillors and green activists threatened yesterday to take drastic action if the government pressed ahead with plans to burn tonnes of toxic waste from the Disney construction site - with one councillor even warning "blood could be shed".

The incineration of the dioxin-contaminated residue at the Tsing Yi Chemical Waste Treatment Centre, due to begin on November 25, has been vigorously opposed by Kwai Tsing District Council since it was first proposed.

Green activists and councillors staged a protest in February and blocked a mock shipment of the waste - mounted as an exercise by the government - from reaching Tsing Yi Island.

The councillors passed another motion yesterday calling for a halt to the plan. They also met officials from the Civil Engineering and Development Department to discuss the issue. But the government insisted plans for a trial incineration of 10 tonnes in batches over the next six months would go ahead.

The waste is part of 100 tonnes of soil dredged from the Cheoy Lee Shipyard site in Penny's Bay and now stored at To Kau Wan on Lantau Island.

Opponents of the burn warned they would launch another early-morning protest and intercept shipments of the soil.

"Be warned that blood could be shed if the government stays resolute," said councillor Lau Pik-kin.

Critics say the incineration will release dioxin into the air, creating a health hazard, particularly to pregnant women. They argue the waste could be treated with chemicals where it lies.

In the 2am February blockade, about 20 activists and politicians from the Democratic Party lined up across the middle of the Cheung Tsing Highway.

They spread a 6-metre protest banner across the road as the convoy of 12 vehicles, including two waste collection trucks led by a police car, approached. Police intervened immediately and tried to pull the protesters away from the road. A district councillor was removed by officers during a scuffle.

6. 12 draft Outline Zoning Plans approved
Hong Kong Government, 12 November 2004

The Town Planning Board (TPB) announced today (November 12) that the Chief Executive in Council had approved the following 12 draft Outline Zoning Plans (OZPs):

- Draft Jardine's Lookout & Wong Nai Chung Gap OZP (re-numbered as S/H13/9)

- Draft Yau Ma Tei OZP (re-numbered as S/K2/17)

- Draft Ngau Chi Wan OZP (re-numbered as S/K12/16)

- Draft Kwun Tong (North) OZP (re-numbered as S/K14N/9)

- Draft Tseung Kwan O OZP (re-numbered as S/TKO/15)

- Draft Mui Wo Fringe OZP (re-numbered as S/I-MWF/5)

- Draft Kwun Yam Shan & Fa Sam Hang OZP (re-numbered as S/ST-KYS/8)

- Draft Luk Keng & Wo Hang OZP (re-numbered as S/NE-LK/8)

- Draft Wu Kau Tang OZP (re-numbered as S/NE-WKT/6)

- Draft Pat Heung OZP (re-numbered as S/YL-PH/8)

- Draft Shek Kong OZP (re-numbered as S/YL-SK/6)

- Draft Sheung Pak Nai & Ha Pak Nai OZP (re-numbered as S/YL-PN/6)

The above 12 draft OZPs were previously approved by the Chief Executive in Council between February 2000 and April 2003. On July 8, 2003, the Chief Executive in Council referred them to the TPB for amendments to incorporate the revised Master Schedule of Notes (MSN).

The revised MSN, endorsed by the TPB on February 2003, provides greater clarity and certainty in the land use zoning system, enhances consistency in planning control, increases flexibility for change of use, and reduces unnecessary planning applications.

The 12 draft OZPs incorporating amendments were exhibited for public inspection between October and December 2003 during which no objection was received.

The 12 approved OZPs are now available for public inspection during normal office hours at the Secretariat of the TPB and relevant District Planning Offices, District Offices and Rural Committees Offices.

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

7. Approved Pak Shek Kok (East) OZP referred back for amendment
Hong Kong Government, 12 November 2004

The Town Planning Board announced today (November 12) that the Chief Executive in Council had referred the approved Pak Shek Kok (East) Outline Zoning Plan (OZP) back to the board for amendment.

The OZP was last approved by the Chief Executive in Council on June 11, 2002. Amendments to the approved OZP are necessary to reflect the latest development proposals in the Pak Shek Kok (East) area.

The amended Pak Shek Kok (East) OZP incorporating the amendments will be exhibited for public inspection in accordance with the provisions of the Town Planning Ordinance.

8. Draft Fu Tei Au & Sha Ling OZP approved
Hong Kong Government, 12 November 2004

The Chief Executive in Council has approved the draft Fu Tei Au & Sha Ling Outline Zoning Plan (OZP).

"The approved OZP provides a statutory land use framework to guide development and redevelopment in the Fu Tei Au and Sha Ling area," a spokesman for the Town Planning Board said.

The Planning Scheme Area (the Area), covering an area of about 357.7 hectares, is bounded by Man Kam To boundary crossing in the north, Hung Lung Hang in the east, Ng Tung River in the south and Kowloon-Canton Railway East Rail in the west. A large part of the Area lies within the Closed Area Boundary.

The general planning intention of the Area is to promote and conserve the rural character through control on urban sprawl, minimisation of flood risk and preservation of agricultural land, and to achieve coherent planning and control of the open storage problem.

A substantial portion of land, covering about 175.7 hectares, is zoned "Agriculture" to retain and safeguard the good quality agricultural land/farm/fish ponds and fallow arable land with good potential for rehabilitation for agricultural purposes.

Another major portion of land, covering about 112.4 hectares, is zoned "Green Belt" to promote conservation of the natural environment, to safeguard it from encroachment by urban type development, and to provide additional outlets for passive recreational activities.

A total of 12.7 hectares of land is zoned "Village Type Development" to demarcate the two existing recognized villages, namely San Uk Ling Village and Sheung Shui Wa Shan Village, and areas suitable for village expansion.

About 8.3 hectares of land is zoned "Open Storage" to provide land for appropriate open storage uses and to regularise the already haphazard proliferation of open storage uses.

To cater for local as well as district needs for Government, institution or community facilities, 25.4 hectares of land is zoned "Government, Institution or Community" ("G/IC"). Two "G/IC" sites near the Border District Police Headquarters are reserved to meet long-term needs.

Two sites allocated for specific uses including port back-up uses and petrol filling station are zoned "Other Specified Uses".

The approved Fu Tei Au & Sha Ling OZP No. S/NE-FTA/7 is available for public inspection during normal office hours at the Secretariat of the Town Planning Board, the Sha Tin, Tai Po and North District Planning Office, the North District Office, the Ta Kwu Ling District Rural Committee and the Sheung Shui 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 plan is viewable from the Town Planning Board's website (http://www.info.gov.hk/tpb).

9. Draft Kennedy Town & Mount Davis Outline Zoning Plan approved
Hong Kong Government, 12 November 2004

The Chief Executive in Council has approved the draft Kennedy Town & Mount Davis Outline Zoning Plan (OZP).

"The approved OZP is to establish a statutory land use framework to guide development and redevelopment in the Kennedy Town and Mount Davis area," a spokesman for the Town Planning Board said today (November 12).

The Planning Scheme Area, covering about 164 hectares of land, is located at the north-western corner of Hong Kong Island. It is characterised by a mixture of land uses with its eastern part and areas along Mount Davis Road mainly for residential use and the northern coast mainly for industrial and cargo handling activities.

Two sites with an area of about 1.1 hectares are zoned "Comprehensive Development Area" ("CDA"). One covers the area bounded by Cadogan Street, Kennedy Town New Praya, Davis Street and Catchick Street for comprehensive redevelopment by the Urban Renewal Authority. The other site at Forbes Street is designated "CDA(1)" and would form part of a comprehensive residential development with the adjacent Kwun Lung Lau and the Lung Wah Street housing site.

Some 22.5 hectares, 7.9 hectares and 0.7 hectares of land is zoned "Residential (Group A)" ("R(A)"), "Residential (Group B) "R(B)" and "Residential (Group C) "R(C) respectively. Areas zoned "R(A)" include The Belcher's, Kwun Lung Lau, Sai Wan Estate as well as some high-density private residential developments. Areas zoned "R(B)" include the Lung Wah Street housing site, Hill View Gardens and several residential developments along Mount Davis Road as well as the two sites planned on the seaward side of Victoria Road. A site near the junction of Mount Davis Road and Victoria Road is zoned "R(C)".

Some 1.4 hectares of land is zoned "R(C)1" covering several sites at Sands Street, Tai Pak Terrace, Li Po Lung Path, Ching Lin Terrace and To Li Terrace. Due to inadequate access for fire-fighting and servicing, and traffic and infrastructural constraints, development/redevelopment within this zone is restricted to residential use only with a maximum plot ratio of 5 and a maximum building height of 12 storeys.

About 0.2 hectare of land covering two industrial buildings and a piece of vacant land at Sai Ning Street is zoned "Residential (Group E)" to encourage the phasing out of the existing industrial uses.

Taking advantage of the marine access, some 0.8 hectare of land currently occupied by existing godowns and wharf facilities along Sai Ning Street on the north-western coast is zoned "Industrial".

Areas zoned "Government, Institution or Community", "Other Specified Uses" and "Open Space", covering 30.1 hectares, 5.9 hectares and 3.4 hectares respectively, are scattered in different parts of the area.

The former Mount Davis Cottage Area, covering 3.6 hectares of land, at Victoria Road is zoned "Undetermined" ("U"). It may be affected by Route 4 (previously known as Route 7) and its use will be further studied taking account of the final road alignment.

The rest of the Area is zone "Green Belt" with an area of about 69.3 hectares, mainly comprises the sloping area in Mount Davis where difficult topography and steel hillsides prevent it from intensive urban development or active recreational uses.

The approved Kennedy Town & Mount Davis OZP No. S/H1/14 is now available for public inspection at the Secretariat of the Board, Hong Kong District Planning Office and Central and Western District Office.

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