Large-scale reclamation ‘most effective’ in solving land crisis
Large-scale reclamation and development of brownfield sites are the most effective ways to create more land in addressing Hong Kong’s acute housing woes, says Ling Kar-kan, former director of planning.
But, that’s no easy task, and the special administrative region government should show a strong determination to overcome the huge problems ahead.
Ling, who was director of planning in the Development Bureau between 2012 and 2016, said the shortage of land and housing supply is an unavoidable reality.
To solve the problem fundamentally and thoroughly, he suggested large-scale reclamation outside Victoria Harbour and massive transformation of brownfield sites in the form of new town development as the ultimate answers.
In fact, several new development areas have been planned and gone through the statutory procedures, but works have only begun at only one of the proposed development areas — Tung Chung East. Various problems have occurred and progress has stalled due to opposition from affected residents and resistance to funding from the Legislative Council.
“Some people say Hong Kong is not short of land, but it’s only because there’s no good planning. I think they’re merely playing with words,” Ling told China Daily in an exclusive interview.
“Lands must be usable if they’re intended for housing as housing construction comes along with the necessary infrastructures, such as transport, water, power and sewage facilities.
“The government has a duty to execute the approved development plans as soon as possible. I accept that affected residents should be compensated for. But, some of them, incited by politicians, accuse the government of destroying their homes and livelihoods and have refused to move out, while funding for the projects is often delayed. The government needs to go on no matter how difficult the problem is. Otherwise, the land problem and housing shortages will worsen,” said Ling.
Concerning the development of brownfield sites in the New Territories, critics have questioned whether the government knows the exact number of brownfield sites and their locations, but Ling disagreed.
The government estimates there are about 1,300 hectares of brownfield sites, of which 500 hectares have been incorporated into government development plans, according to Ling.
For example, the mode of highdensity development has been adopted for the New Territories North new town project that covers 200 hectares.
For the remaining 700-plus hectares of brownfield sites that are currently unused, priority shall be given to developing larger sites and sites that are connected or close together.
Ling acknowledged that brownfield sites pose a very tough issue, the reason being that economic activities are conducted on the sites (with many of the sites being used as warehouses or car parks), complicated by the existence of village houses for residential use.
“The government must, nevertheless, tackle the problem of brownfield sites no matter how difficult it is. Otherwise, the layout plan for the New Territories will remain disorganized, chaotic as it is 50 years from now,” he warned.
“And, at the same time as the transformation of brownfield sites, the overall environment in the New Territories will improve.”
On the controversial issue of the golf course at Fanling, Ling does not favor building homes there at its expense, calling such a suggestion as largely populist.
He points out there are many ancient trees and tombs dating back to the Ming Dynasty (1368-1644) more than 400 years ago there, with descendants still worshipping their ancestors at the tombs in spring and autumn every year.
“It’s not easy to get rid of the golf course if we look at it from a conservation point of view. Thorough studies and consideration are needed. It cannot generate a massive land area as only about 10,000 housing units can be built there — not many, although I can’t say it’s no use at all.”
Ling is also vice-chairman of the Housing Society, which was asked by the preceding SAR government to explore the possibility of building homes around country parks which has low ecological value.
The first-phase study on the ecological impact will be completed by the end of this year, according to Ling, to be followed by public consultation.
“The Housing Society is openminded,” he said. However, he’s aware of the city’s country park legislation, which might pose a very high threshold on “encroachment” of country parks, while environmentalists may seek judicial reviews against any move to “touch” the country parks.