chapter 9: deriving planning choices ection

Sectio

n III Planning

Chapter 9: Deriving Planning Choices

Section III Planning Choices

Deriving Planning Choices Deriving Planning Choices

Deriving Planning Choices 9Deriving Planning Choices

“Two types of choices seem to me to have been crucial in tipping [past societies’] outcomes towards success or failure:

long-term planning, and willingness to reconsider core values. On reflection, we can also recognise the crucial role of these same two

choices for the outcomes of our individual lives.”

–JaredDiamond

9.1 TheImportanceofChoice

9.1.1 InChapter4,wenotethatplanningfordiversitytoprovidechoiceisanimportantfacetofaqualitylivingenvironment.Nevertheless,oftenwehavetomakeadecisionondevelopment,whichcallsforadirectionalchoiceforthewholecity,ratherthanmakingapersonalchoiceoflifestylefromaselection.Asoursocietydemandsagreatersayinthedevelopmentprocess,beingabletoexpressourpreferencewouldbeallthemoreimportant.

9.1.2 Makingapersonalchoicemayalreadybequitehecticsometimes.Makingacollectivechoiceondevelopmentoptionswouldhencebeacolossaltask,asindividualsofthecommunitycouldhaveextremelydifferentpriorities,likesanddislikes.Thiscallsforaprocessthatcaneffectivelyhelpusstrikeareasonablebalanceamongstconflictingobjectives.

9.2 CollectiveThinkingProcess

9.2.1 Inthelightoftheabove,theHK2030StudyemphasisesacollectivethinkingprocessbothwithinGovernmentandamongstakeholdersofthecommunity.WithinGovernment,wehavearoleofensuringcohesivenessofdifferentpoliciesasreflectedinourplanningstrategy.Atthesametime,thisplanningstrategyneedstobeownedbythosepeopleitismeantfor–citizensofHongKong.Toachievethis,wemustexpendourbesteffortinseekingtheirviewsinthestrategyformulationprocess.Thismeansinvolvingstakeholdersearlyenoughfortheirinputtobeeffective,lettingpeopleairtheirconcernsopenly

Deriving Planning Choices9 Deriving Planning Choices Deriving Planning Choices

andprovidingadequateinformationforthemtotakeaview.Forthisreason,undertheHK2030Study,wide-rangingandmulti-formpublicconsultationshavebeenconductedthroughoutthestudyprocess.

9.3 WhatChoices?

9.3.1 Manyaspectsofourspatialdevelopmentpattern,includingthesupplyofhousinglandandlandforvariouseconomicactivities,couldinvolveachoice.Ontheotherhand,thereareanumberofplanningcomponentsthatarebeingtakencareofoutsidetheHK2030Study,e.g.environmentalandtourisminfrastructure.ThesewillbeintegratedintothePreferredDevelopmentOptionas“predetermineds”,asdescribedinChapter11.Wecouldassumethatchoice-selectionprocesseshavealreadybeenundertakenforthesepredetermineds.

9.3.2 ElementsinvolvingachoiceundertheHK2030Studyincludelocationsforvariousmajorlanduses(housing,office,generalbusinessesandspecialindustries)aswellasthedevelopmentform,includingdevelopmentdensities.Butmoreimportantly,weneedtodecideontheoverallapproachtolanddevelopmentandestablish,orre-establish,theroleofgovernmentinthewholedevelopmentprocess,asfurtherexplainedinsection9.5below.

9.3.3 Whilemakingchoicesforourselvesisimportant,equallysignificantiswhetherweareleavingourfuturegenerationsadequatechoicesabouthowtheyaregoingtolive.Thisistheessenceofsustainabledevelopment,andmustbefactoredintothedecision-makingprocesses.

9.4 “Development”versus“Non-Development”

9.4.1 Formanyyears,therehasbeenastrongbeliefthatacity’sgrowthisdrivenbydevelopmentoflandandinfrastructure.Underpinningthisistheideathat“development”isadirectcompaniontosuchsought-afterobjectsas“progress”and“prosperity”.

Deriving Planning Choices

9.4.2 Thisideais,however,challengedbymoderntheoriesofdevelopmentnowadvocatedinmanypartsoftheworld.Forexample,inNorthAmerica,smartgrowthconceptshavepromptedrestraintsonuncheckedurbanexpansions.ThisisechoedinmanyEuropeancountrieswheresustainabledevelopmentprinciplesareenthusiasticallyespoused.

9.4.3 Attheotherextreme,totalnon-developmentcouldsignifyamiserablestateofstagnancyandevenretraction.Moreover,ifnon-developmentwouldleadtosupplylaggingbehinddemand,especiallyinhousingandemploymentland,itcouldcauseperiodsoftensionorunwantedspursinthepropertymarket.Itseemsthatamorereasonableapproachwouldbetomanagegrowth–makingmoreuseofbrownfieldland,coupledwithaconfinedlevelofexpansionontogreenfieldland,andadoptingagoodmonitoringsystemtotrackactualmarketdemandandsupply.Acriticalfactoristhereforethetimingofdevelopment,andwhether(andifsohow)Governmentshouldinterveneintheprocess,eitherdirectlyasalandownerorindirectlyastheapprovingauthorityfordevelopment.

9.5 TimingofDevelopmentandRoleofGovernment

9.5.1 Ensuringtimelyandadequatelandsupplyindifferenteconomicandsocialsectorsiskeytoprovidingaqualitylivingandeconomicenvironment.Asconcernsthetimingofdevelopment,severalchoicesareopen–developingwayaheadofanticipateddemand(i.e.land-banking);slightlyaheadofdemand;upondemandorbehinddemand.

9.5.2 Atpresent,thelandformationprocess,fromstudytoimplementationofassociatedinfrastructure,normallytakesabout10to15yearstocomplete.Creatingalandbankcouldthereforehelptoensurethattherewillbenodelayinthedeliveryoflandtomeetrequirements.However,thereisaconcernonwhetherthehugeinvestmentonlanddevelopmenthasbeenmadewithfulleconomicjustifications

and(whenthatlandisavailableandsittingidle)whetherthelandwouldbeallocatedfairlyandinaccordancewithmarketneeds.Wethereforeneedtostrikeacarefulbalancebetweentheprosandconsoftheconceptandtoconfineitsapplicationonlytocertainuses,forexample,specialindustrieswhicharelandextensiveandthedemandforwhichislesspredictable.

9.5.3 Forthemajorityofourdevelopments,instigatingimplementationtooearlywouldperhapsbeunwarranted.Wherethedemandhasnotemergedfully,providinginfrastructureaheadoftimewouldgiverisetounder-utilisationofpublicresources(anditisoftendifficulttoquantifysuchcostsandlossestoGovernment).Moreover,theuncertaintyoverpublicdemandmaygiverisetoover-provisionofinfrastructure.ThenationalEleventhFive-YearPlanadvocatesdevelopmentmoderatelyaheadofactualdemandinordertoavoidashortfallsituation.Thiscouldberelevanttolarge-scaleinfrastructureprojectssuchasmajorhighwaysandutilities.

9.5.4 Forotherlandusesservinglocalandrelativelypredictabledemandsuchashousingorofficeuses,theprivatesectorstillhasapositiveroleinmeetingtheirdemand.TheGovernment’srole,inlinewithits“BigMarket,SmallGovernment”notion,wouldbetoassessthedemand,planaheadfortheirlocations,putinplacetheinfrastructure,monitorthedemand/supplysituations,whileleavingtheactualdeliveryoftheproducttomarketforces.Ifourmarketworkswell,wecouldexpectprovisiontobeexactlyontime,orjustslightlybehinddemand.

9.5.5 Thetimingofdevelopment,therefore,isdeterminedbytheextentwecanbearwiththeriskoflaggingbehind.Forexample,belatedconstructionofapieceofroadinfrastructurecouldendupinacutetrafficproblems.Forhousingandemploymentrelateduses,supplylaggingbehinddemandmayleadto,asnotedearlier,scalingofpropertyprices.Whereprovisionofeconomicinfrastructurefallsshortofdemand,wecouldalsoruntheriskofbeingout-competedbyourcompetitors.Theseareimportantfactorsforconsiderationinmakingourchoice.

9.6 OptionsforVariousLandUses

9.6.1 Inderivingdifferentdevelopmentalternatives,wecanfirsttakea“componentapproach”andlookattheoptionsavailableforvariouslanduses.Inproceedingwiththecoarse-screeningofoptions,wehavestartedbyrulingoutthe“no-go”areasasdescribedinAnnexIII.ThepotentialoptionsforeachmajortypeoflandusesarethenpresentedinTable9.1below.

Table9.1BroadAssessmentofAvailableChoicesforDifferentLandUsesHousing(A) OptimisationofExistingDevelopmentAreas

(i) Redevelopment• Market-led,lowcosttoGovernmentandinvolvetheleast

intervention• Opportunitiesreducedastenementblocksdeplete• Marginalgaininfloorareaaffectsviability,andtherefore

incentiveforredevelopment• Usuallysmall-scale–lesschanceforcomprehensivere-planning(ii) RelaxationofPlotRatio• Enhanceviabilityofprojects• Reduceneedtodeploynewlandfordevelopment• Dependoninfrastructurecapacityandadequacyof

communityfacilities,aswellasotherfactorssuchasvisualimpact,impactonaircirculationetc.

(iii)RezoningandInfilling• Reduceneedtodeploynewlandfordevelopment• Primarilyinvolve“Industrial”zonesasaresultofeconomic

restructuring,aswellassitesofobsolete“Government,InstitutionorCommunity”facilities

• Dependoninfrastructurecapacity,urbandesignconcernsand,whereapplicable,resolutionofanyresidential/industrialinterfaceproblem

• Market-drivenprocesspreferredoverGovernment-initiatedresumption

(B) IdentifyingNewSupply(i) KaiTak• KaiTakReviewrecentlycompleted• Assumeamediumdensityforresidentialdevelopments

givenitsharbourfrontlocation• Alsoincludeamixtureofotherlanduses,includingcruise

terminalandmultipurposesportsstadium• Furtherdetailedenvironmentalandengineeringfeasibility

studiesarebeingundertaken(ii) NorthernNewTerritories• AnumberofNewDevelopmentAreas(NDAs)were

identifiedinpreviousstudies• Allowcomprehensive/cohesiveplanning• Involveextensivelandresumptionandengineeringworks

–longdevelopmentleadtime• Furtherdetailedenvironmentalassessmentsand

studiesneeded(iii)OtherPartsofRuralNewTerritories• Difficulttoidentifylargepiecesofflatlandfordevelopment

withoutextensiveengineeringworks• Mayconflictwithareasofsignificantecologicaland

landscapevalues(iv)Reclamation• Governmentcommittedthattherewouldbenonew

reclamationplannedinVictoriaHarbour• Reclamationoutsidecentralharbourshouldalsobe

avoidedasfaraspossiblebutcouldbeconsideredgivensufficientjustifications

CentralBusinessDistrictGradeAOffices(A) ConsolidationoftheExistingCBD

• AchieveagglomerationeconomieswhichareessentialforofficeuseslocatedintheCBD

• Taketheformofin-filldevelopments,includingtheremainingportionsofexistingreclamation(e.g.WestKowloon)andvacatedGovernmentsites

• Needtoresolveissuessuchasurbandesign,trafficimpactsandreprovisioningofexistinguses

(B) PromotingDecentralisation• Maynotbeabletototallyreplacethefunctionsofthe

existingCBD• Needtoachieveacriticalmassandprovideterritorial

transportnetworkinordertocreateanewofficenode• OpportunityincludestheformerKaiTakAirportwherea

newofficenodeisplannedGeneralBusiness(A) Redevelopment

• Primarilysuppliedthroughtheunrealiseddevelopmentpotentialarisingfromtheredevelopmentofexistingindustrialareas

• Alesserscaleofdecentralisationofemploymentopportunities,butjobsarestillnotbroughtcloseenoughtoplacesofresidenceintheNewTerritories

(B) NewBusinessZonesinNDAs• Difficulttoencouragebusinessestodecentralisetothe

NewTerritories• Difficulttoassembleacriticalmass

(C) TheClosedArea• Needtoresolveanumberofdevelopmentconstraints,e.g.

hillyterrain,lackofinfrastructure,sitesofecologicalandconservationvalues,traditionalvillagesandburialgrounds,contaminatedmud

• Strategicenvironmentalstudyneededtoexamineenvironmentalconstraintsandidentifyareaswheredevelopmentshouldbeavoided

• Threelocations,i.e.LokMaChauLoop,KongNgaPoandHeungYuenWai,havebeeninitiallyidentifiedashavingpotentialforspecialusesthatwarrantaboundarylocation

9.7 ChoicesforDevelopmentDensities

9.7.1 HongKongisaverycompactandverticalcitythatgivesrisetonotjustapsychologicalfeelingofcongestion,butalsolikelyimpactsonthetemperatureandairflows.AccordingtotheHongKongObservatory(HKO),thedailyminimumtemperaturerecordedattheHKOHeadquartershadincreasedby0.28ºCelsiusperdecadeover

theperiodfrom1947to2005.Muchofthisrisecouldbeattributedtotheretentionofheatbyconcretestructures1.TheHKOalsorecordedasustaineddecreaseinwindspeedattheKing’sParkmeteorologicalstationbetween1968and2005.Arelationshipbetweenurbanisationandthelong-termtemperaturetrendaswellasstagnantairflowscouldbepreliminarilyestablished.Thishasalreadyarousedincreasingpublicconcerns.

9.7.2 Somemembersofthecommunityhavelaidblameonhighdevelopmentdensitiesfortheseclimaticphenomena.However,weshouldnotforthisreasonoverlookthemanymeritsofhigh-densityliving,includingmoreefficientuseoflandandinfrastructure,lessintrusiononlandwithconservationvalue,shorterjourneystoworkorschoolaswellaslessrelianceoncars.Ontheotherhand,whilealow-densitydevelopmentformmayrequiremoreland,weshouldalsobeawareofitsmerits.Theseincludetheofferofabettermicro-climate,theprovisionofamorespaciouslivingenvironmentandbetteropportunitiesforincorporatingurbandesignfeatures.

9.7.3 Whilepubliccommentsreceivedonthedensityissuearequitediverse,theygenerallyindicatethatweshouldadoptaflexibleapproachinmanagingthelevelofdensityintheMetroArea(i.e.theareascoveringHongKongIsland,Kowloon,TsuenWan,KwaiChungandTsingYi)whilstadoptingagenerallylowerdensityintheNewTerritoriestoprovideanalternativechoiceofliving.Manyconsiderthatbuildingandurbandesignwouldbemoresignificantthandevelopmentdensityperseingeneratingadesirablelivingspace.However,somemembersofthecommunitydoconsiderthatthereisaneedforreductionofdevelopmentintensityatcertainlocationswithinthecongestedurbanareas.

MetroArea

9.7.4 Takingintoconsiderationpublicviews,differentoptionsforreducingthedevelopmentdensitiesinpartsoftheMetroAreahavebeenconsidered:

1 C.Y.Lam(2006)“OnClimateChangesBroughtAboutbyUrbanLiving”,paperpresentedatthePGBCSymposium2006onUrbanClimate+UrbanGreeneryon2December2006.

(a) applyingappropriatedevelopmentcontrols,includingbuildingbulkandheightcontrolongovernmentsalesites,sitessubjecttoleasemodificationsand“Government,InstitutionorCommunity”sites,especiallythoseatuniquelocations,includingareaswithspecialurbandesigncharacteristicsandfunctions;

(b) reviewingwhetherandhowthe“netsite”conceptshouldbeappliedtolargeredevelopmentsitesinurbanareasandcontinuetoapplyingtheconceptintheplanningfornewdevelopmentareas;

(c) reviewingthecurrentpracticeingrantingconcessionaryfloorareas;

(d) adoptingurbandesignandenvironmentallyfriendlyguidingprinciplesthatcanhelpreducebuildingcongestioninplanninglayouts.

NewTowns

9.7.5 Innewtowns,theplotratiosforresidentialdevelopmentswerereviewedinthe1980sandsubsequentlyincreasedfromamaximumof5.0to6.0(e.g.ShaTinandTungChung),6.5to7.0(e.g.MaOnShan)and8.0(e.g.TseungKwanO).

9.7.6 However,theTseungKwanOexperiencehaspromptedaneedtoreviewplotratiostotakeintoaccounttheresultantbuiltformandtownscape.Thiscalledfortheloweringofdevelopmentdensitiesintheremainingundevelopedpartsofnewtowns,whichhasalreadybeendoneforTseungKwanO.However,intheprocessofreviewingthedevelopmentdensity,(hencethehousingquantum)weneedtoconsiderwhethertheinfrastructureinplacemayberenderedunder-utilised,orthatapopulationthresholdmaynotbereachedfortheprovisionofcertainimportantfacilities,e.g.railstations,hospitals.

NewDevelopmentAreas(NDAs)

9.7.7 Havingregardtopastexperienceintheplanningofnewtowns,thedevelopmentintensityoffutureNDAswouldneedcarefulconsideration.Balancingdifferentfactors,namelydevelopmentpressureandefficientuseoflandresourcesandinfrastructureontheonehand,andtheresultantvisualimpactsandphysicalharmonyontheother,oneoptionistoapplyamediumtohighdensityform(plotratio5to6.5)atthecorearea/railstationswhileleavingtherestoftheNDAsatafairlylowdensity.Anotheroptionistoreturntothelevelofintensityoffirst-generationnewtownslikeShaTinwithplotratiosnotexceeding5throughout.

9.7.8 WehaveconsultedthepublicduringStage2ofthestudyontheissueofdevelopmentintensityofNDAs.ManypeopleexpresseddissatisfactionwiththeintensiveformofdevelopmentlikethatofTseungKwanObutcouldacceptaplotratioofabout6.5.Somerespondentsurgedthatmoreattentionshouldbegiventothedesign,layoutandconnectivityofopenspaceswhichwouldgreatlyaffectthequalityandcharacterofthelivingenvironment.

9.8 AmalgamatedOptionsforComparison

9.8.1 UnderStage3,twodevelopmentoptions,namelytheConsolidationandDecentralisationOptions,werederivedthroughcombininglanduseoptionssetoutinparagraphs9.6and9.7above.Apopulationassumptionof9.2millionby2030wasadoptedthen,butthisassumptionhassubsequentlybeenrevisedto8.4millioninStage4,takingintoaccountthelatestpopulationtrendsandprojections.Duetotherevisedpopulationassumptions,manyoftheproposalscontainedunderthesetwooptionsarenolongervalid.Theyarehoweverpresentedhereforthepurposeofmakingabroadcomparisonoftheconceptsratherthanofthedetails.

ConsolidationOption

9.8.2 ThisoptionassumessitesintheurbanareaswillbedevelopedfirstandnoNDAsintheNewTerritorieswillbecompletedbefore2020.Theprovisionofhousinglandtomeetthemedium-termdemandwillmainlybegeneratedfromdevelopmentsattheformerKaiTakAirport,existingvacantorunder-utilisedsites,urbanrenewalschemes(assumingmoreredevelopmentandlessrehabilitation)andredevelopmentofotherexistingbuildingswithinthebuilt-upareas.

9.8.3 Toaccommodatelong-termhousingneeds,fiveNDAsrespectivelyatHungShuiKiu,KwuTungNorth,FanlingNorth,HungShuiKiuNorthandKamTin/AuTauwillberequiredbeyond2020.

9.8.4 Theprovisionofprimeofficeandgeneralbusinessspacewillmainlybemarket-led.Partofthelongertermrequirementforhigh-gradeofficeswillbemetbyon-goingprivate-sectorinitiativesintheCentralBusinessDistrictandsurroundingareas,aswellasdevelopmentofanofficenodeattheformerKaiTakAirport.

DecentralisationOption

9.8.5 ThisoptiontakesadifferentorientationandfocusesondevelopmentoftheNewTerritoriesintheinitialstage.ThreepriorityNDAsinHungShuiKiu,KwuTungNorthandFanlingNorthwillbedevelopedbefore2020.Development/redevelopmentintheMetroAreawillproceedmoreslowly,spreadingoveralongerperiod.Urbanrenewalwillfocusonrehabilitationratherthanredevelopment.Comparedtotheotheroption,theprocessofintensificationintheMetroAreawillbeslower.Beyond2020,fouradditionalNDAsinHungShuiKiuNorth,KwuTungSouth,KamTin/AuTauandSanTin/NgauTamMei,willbeimplemented.

9.8.6 Asforemploymentrelateduses,thisoptionassumesthatanewsecondaryemploymentnodeinHungShuiKiuandspecialeconomicactivitiesattheLokMaChauLoop(subjecttoresolutionoftheenvironmentalandrelatedissues)willbeinplaceintheshorttomediumterm.Theprovisionofhigh-gradeofficeswillmainlybemarket-led,supplementedbythedevelopmentofanofficenodeattheformerKaiTakAirportbefore2020.

9.8.7 Table9.2belowsummarisesthekeyelementsofthetwobroaddevelopmentpatterns.ThebroadlocationsoftheproposeddevelopmentsareindicatedonFigures9.1and9.2.

Table9.2KeyComponentsofTwoDevelopmentOptions

By2020

ProvisionofHousingLandConsolidationOption

• formerKaiTakAirport(whole)

• urbanrenewal(moreredevelopment,lessrehabilitation)

• Governmentlandinexistingbuilt-upareas

• noNewDevelopmentArea(NDA)intheNT

DecentralisationOption• formerKaiTakAirport

(partial)• urbanrenewal(more

rehabilitation,lessredevelopment)

• Governmentlandinexistingbuilt-upareas(fewerthanintheotheroption)

• 3NDAs: - FanlingNorth - HungShuiKiu - KwuTungNorth

ProvisionofLandforOffice/Business• existingandoncoming

supply• redevelopment/

conversionofexistingindustrialbuildings

• mainlyfromexistingandoncomingsupply

• PremierofficecentreattheformerKaiTakAirport

• provisionoflandforoffice/businessusesinHungShuiKiuwhichwillleadtoaslowerpaceofredevelopmentofoldbuildings

• LokMaChauLooptobedevelopedforspecialeconomicactivities(subjecttoresolutionoftheenvironmentalandrelatedissues)

Cross-boundaryTransportInfrastructure• Guangzhou-Shenzhen-HongKongExpressRailLink• HongKong-Zhuhai-MacaoBridge

By2020

DomesticTransportInfrastructure• EitherSouthHongKongIslandLine(rail)orRoute7(road)• WestHongKongIslandLine(rail)• NorthernLink(rail)• CentralKowloonRoute/T2/WesternCoastalRoad(road)• LantauRoadP1/TsingYi-LantauLink(road)• StrategicNorth-SouthLink(east)betweenNWNTand

NorthLantau(i.e.Route10andTsingLungBridge)(road)• StrategicNorth-SouthLink(west)betweenNWNTand

NorthLantau(i.e.TuenMun-ChekLapKokLinkandTuenMunWesternBypass)(road)

By2030

ProvisionofHousingLandConsolidationOption

• developmentatformerKaiTakAirportcompletedbefore2020

• urbanrenewal(moreredevelopment,lessrehabilitation)

• 5NDAs: - HungShuiKiu - KwuTungNorth - FanlingNorth - HungShuiKiuNorth - KamTin/AuTau• Remaininggovernment

landinexistingbuilt-upareas

DecentralisationOption• formerKaiTakAirport

(remainingareas)• urbanrenewal(more

rehabilitation,lessredevelopment)

• 4additionalNDAs: - HungShuiKiuNorth - KamTin/AuTau - SanTin/NgauTamMei - KwuTungSouth• Remaininggovernment

landinexistingbuilt-upareas

ProvisionofLandforOffice/Business• premierofficecentreatthe

formerKaiTakAirport• private-sector

redevelopmentforofficeandgeneralbusinessuses

• remaininggovernmentlandinexistingbuilt-upareas

• developmentofpremierofficecentrecompletedbefore2020

• private-sectorredevelopmentforofficeandgeneralbusinessuses

• remaininggovernmentlandinexistingbuilt-upareas

9.8.8 Table9.3belowgivesabroadcomparisonofthemeritsanddemeritsofthetwodevelopmentoptions.Amoredetailedevaluationofthetwooptionsiscontainedinthenextchapter.

By2030

DomesticTransportInfrastructure• NorthHongKongIslandLine(rail)• EasternHighway(NorthernNewTerritoriestoHong

KongIsland)

ConsolidationOption- betteruseofdeveloped

areas;efficientuseofinfrastructureintheMetroArea

- shortertraveldistances;proximitytowork;convenientconnectiontofacilities

- reducedupfrontcostforthedevelopmentofNDAs

- keepingtheundevelopedareasuntouched,andleavinggreaterflexibilityforfuturedevelopment,particularlyincaseoflowerpopulationgrowth

DecentralisationOption- offersmoreopportunities

forachievinglowerdevelopmentdensitiesintheMetroArea

- buildinguppopulationinthethreeNDAs;allowsearlierprovisionofinfrastructuretotheNorthernNTandensuresviabilityofnewinfrastructure

- providesgreaterdiversityofdensities,designandbuiltformsthroughNDAdevelopment,andallowsgreaterflexibilityforadoptingenvironmentalmeasuresandfacilities

- promotes“cleaningup”ofdegradedcountrysideandestablishmentof“gatewaytowns”

Merits

Table9.3ABroadComparisonofTwoDevelopmentOptions

Demerits - lessscopetorelieveover-crowdingintheMetroArea

- requiresupfrontcostatanearlystage

- longertraveltimeanddistances

Deriving Planning Choices9

9.9 PriorityofNewDevelopmentAreas

9.9.1 Previousstudies2haveidentifiedanumberofpotentialNDAsintheNewTerritories.Weneedtoestablishprioritiesfortheirimplementation.Relevantfactorsforconsiderationinclude:

PlanningRequirements• Urgencyoftheproposeduse(s)• Creationofabalanceddevelopment,i.e.appropriatebalance

betweenpopulation,localemploymentandserviceswithamixtureofdifferentuses

• Interactionwiththeexistinguses,i.e.ensuringminimalsocialandeconomicdisruptiontotheexistingusers/occupants

• Impactontheenvironmentalquality,i.e.achievinghighestenvironmentalgainandleastimpact

• Abilitytooptimiseexistingandplannedinfrastructure,makingeffectiveuseofsparecapacities

• AbilitytoenhancelinkswiththeMainland

ImplementationRequirements• Cost-effectivenessinpublicinvestment• Feasibility,i.e.easeofimplementationwithinthecurrentlegislation,

governmentproceduresandsocio-economicpractices• Flexibility,i.e.functioneffectivelyatdifferentlevelsofpopulation

andemploymentandabletoadapttochangesinsocio-economicprofileandtypesofactivities

9.9.2 AdiscussionontheprioritisationofthepotentialNDAsisgiveninChapter11.

Demerits - pressureonthecapacityofexistinginfrastructureintheMetroArea

- moreresourcesarerequiredforlandresumptionandclearanceforNDAdevelopment

2 PlanningandDevelopmentStudiesonNorthWestNewTerritoriesandNorthEastNewTerritories

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