Sustainability and

Engineering Profession
(CON4433)
Lecture 4 Town Planning &
Urban Renewal

VTC 2013

Content

Land Use in Hong Kong

Town Planning in Hong Kong
Hong Kong Planning Standards and
Guidelines (HKPSG)
Urban Living Space Issues
New Town Development
Urban Renewal
2

Land Use

Space is the scarcest resource in Hong Kong and

competition for it has led to very high land prices.
Land use in

Agriculture
Industry
Commercial
Business zone concept
Residential

Land Use in Agriculture

Approximate 6% of land can be considered as arable land.

The use of agricultural land has been affected by :

Result :

rapid urbanization and

economic pressures
brought changes to the rural community
1954 1979: 3,370 ha or 25% of agricultural land area is
decreased

The value of land for agricultural is not economically comparison

with industrial, commercial or residential usage.

Land Use in Industry

Small and Light manufacturing industry is the major industry

developed in Hong Kong.
The manufacturing activities used to be contained largely
within the main urban areas.
Before 1970s:

The smaller factories are found within the inner and older
urban districts. The larger factories are located in the newer
urban districts.

Since early 1970s:

government modified its industrial land policy to make land

available at low prices to industries employing a higher level
of technology
In 1977, the Industrial Estates Corporation was founded, to
develop and manage industrial estates
5

Industrial Estates

A parcels of land should be assigned for

the setting up of districts for small
industries, within which multi-storey
buildings are erected to house small
industries.
Location of 3 industrial Estates:
1.
2.

3.

Tai Po
Yuen Long
Tseung Kwan O
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Industrial Estates Tai Po

Rezoning Business Zone

Concept

The Business zone is not intended to replace

either the Commercial (C) or Industrial (I) zone.
Business zone accommodates the clean industrial
and lower grade office/commercial uses
That NOT included:

higher grade office/retail and hotel developments C Zone

conventional industrial activities I Zone

Purpose of Town Planning in

HK

Town planning aims to promote:

the health, safety, convenience and

general welfare of the community

It through the process of guiding and

controlling

the development and use of land,

to bring about a better organised, more efficient
more desirable place in which to live and work.

Planning Organization and

Responsibilities

Before 1990 : The first planning unit in Hong Kong was

established in the Public Works Department.
In 1990-now: the Planning Department was established
amalgamating all the planning functions previously carried out by
various offices, sections and units in Government department.
The Department is responsible for formulating, monitoring and
reviewing urban and rural planning policies and associated
programmes for the physical development of Hong Kong.
It deals with all types of planning and services the Town Planning
Board.

10

Hierarchy of Plans

Hong Kongs planning system is a three-tier

planning system at three levels:

territorial level,
sub-regional level and
district/local level.

Guiding the preparation of these plans is the

Hong Kong Planning Standards and
Guidelines.

11

Territorial level

Aim : Strategy + Vision of land use

2 types of Territorial level plan

Territorial development strategy

Port development strategy

12

Territorial Development
Strategy

This strategy provides:

a broad landuse-transport-environmental-planning
framework to guide future developments and
the provision of strategic infrastructure.

It also serves as the basis for the preparation of

sub-regional and district-plans.
e.g. Hong Kong 2030: Planning Vision and Strategy

13

Sub-regional Level

Sub-regional development strategies are prepared to

translate the territorial planning visions and strategies into
more specific planning objectives
5 sub-regions of Hong Kong are set
1.
2.
3.
4.
5.

the Metropolitan area,

the North-east New Territories,
the North-west New Territories,
the South-east New Territories and
the South-west New Territories

To provide a framework for more detailed district planning

and work programmes.
e.g. Metroplan, Harbour Plan Study
14

District/local Level

District plans are detailed land use plans

which translate the broad planning principles
identified in the territorial and sub-regional
levels
There are two types of district plans

Statutory plans
Department plans

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Statutory Plans

They are prepared by the Town Planning

Board (TPB) under the Town Planning
Ordinance.
There are two types:

outline zoning plans (OZPs) and

development permission area (DPA) plans

16

Outline Zoning Plans (OZP)

It shows the proposed land uses and major road systems of

an individual planning scheme area.
Areas covered by OZPs are zoned for uses such as
residential, commercial, industrial, open space,
government/institution/community uses, green belt,
conservation areas, comprehensive development areas,
village type development, open storage or other specified
purposes.
Attached to each OZP is a Schedule of Notes showing

Column 1: the uses which are always permitted

Column 2: in a particular zone and other uses for which prior
permission from TPB must be sought

http://www.ozp.tpb.gov.hk/default.aspx
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Development Permission Area

(DPA) Plans

To provide interim planning control and development

guidance for rural areas in the NT
Within the DPAs, development without the
necessary planning permission will constitute an
unauthorized development and will be subject to
enforcement.

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Hierarchy of plans - Summary

Sub- Regional
Level
District
Level
Departmental
Level

Territorial
Development
Plan

Port
Development
Plan

Sub-regional development plan

OZP and DPA Plan

Outline Development Plan

Hong Kong Planning

Standards and Guidelines

Territorial
Level

Layout Plan

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20

Hong Kong Planning Standards

and Guidelines (HKPSG)

The HKPSG is a policy document which sets out

the provision standards, criteria for site
reservation, locational factors and site
requirements of various land uses.

Chapter 1
Chapter 2
Chapter 3
Chapter 4
Chapter 5
Chapter 6
Chapter 7
Chapter 8
Chapter 9
Chapter 10
Chapter 11
Chapter 12

Introduction
Residential densities
Community facilities
Recreation, open space and greening
Industry
Retail facilities
Utility services
Internal transport facilities
Environment
Conservation
Urban design guidelines
Miscellaneous planning standards and guidelines
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Applicable of HKPSG

The HKPSG is applicable to the three tiers of land use

planning in Hong Kong.

At the territorial planning level:

At the sub-regional level:

the HKPSG is used to estimate the broad land use requirements

of the sub-region concerned and their allocation between districts.

At the district level:

the HKPSG can be applied to determine the total land

requirements for various uses and their distribution according to
long term projections.

the HKPSG is mainly applied to identify specific areas and sites

for individual land uses and facilities and their orderly
arrangements.

It is also used in the preparation of development statements

for special areas and planning briefs for large scale
development projects.
They are applicable to both the urban and rural areas.
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Issue of Urban Living Space in HK

High population density

Population congestion
Urban decay

23

Population Density and

Congestion

Population density:

Average: 6,000 people/square kilometer (km)

In some districts, 40,000 to 50,000 people per square km.

Reason: fast-growing populations,

Cause:

lead to congestion and overcrowding

Implicate for the natural environment
also for our long-term economic competitiveness, our
social networks and public health.

24

Urban Decay

large number of old commercial and

residential buildings which located on
Shamshuipo, Yaumatei and Western
These communities are:

poor quality housing

poor amenities to residents
offer few opportunities for social or economic
development.

25

How can we create high quality

urban living space in Hong Kong?

Urban redevelopment,
Urban revitalisation
New town/New urban development

26

Development Concept in HK

In new town:

In rural townships,

to provide a balanced and self-contained community

provision of infrastructure and community facilities.
the major focus is to improve and supplement existing
infrastructure and community facilities
provide village flood protection schemes.

In new major developments in the urban area:

new land will be formed to allow growth,

to decant existing population
to provide or upgrade facilities to enable the re-development of
old run-down areas.

The functional, environmental and aesthetic

aspects of the developments are given
priority consideration.

27

New Town Development in HK

New Town Development Programme since 1973

De-centralising the population to improve the living
environment
The nine new towns are classified into three
generations:

1st generation: Tsuen Wan, Sha Tin and Tuen Mun

2nd generation: Tai Po, Fanling/Sheung Shui and Yuen
Long
the last gerneration: Tseung Kwan O, Tin Shui Wai and
Tung Chung.

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Summary of the facilities in New

Town Development

Accommodate public and private housing

Essential infrastructure and community facilities
External transport system links to the urban area
Good road links to the adjacent districts.
Further enhancements of road links in the various
new towns are still on-going

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New Development Areas in the

New Territories

Previous planning and development studies

have Areas in the New Territories, including:

Kwu Tung
Fanling North
Hung Shui Kiu

The development of these New Development

Areas will be triggered by future demand

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Urban Renewal

At present:

It cause the problems:

9 300 private buildings are 30 years' old and above in the

Metro Area
poor environmental conditions
a lack of recreational or leisure facilities

The focus of revitalisation (recovery) in social,

economic and environmental conditions.
The purpose of urban renewal:

to improve the quality of life of residents

to reduce the number of inadequately housed people.

The Government has to balance the interests and needs of

all sectors of the community without sacrificing the lawful
31
rights of any particular group.

Role of the Urban Renewal

Authority

The Urban Renewal Authority was set up in May 2001

The URA should be accountable, open and transparent
Aim:

to speed up the renewal of old urban area where many building

are in poor conditions, community facilities are inadequate and
road layouts are below current standards.
to reduce the problem of urban deterioration through urban
development and urban rehabilitation.
to facilitate better restructuring and replanning work

Nine sizeable target areas:

Kwun Tong; Ma Tau Kok; Sai Ying Pun; Sham Shui Po; Tai
Kok Tsui; Tsuen Wan; Wan Chai; Yau Ma Tei; and Yau Tong

32

Urban Redevelopment and

Rehabilitation

Urban Renewal=
Urban Redevelopment + Urban Rehabilitation

33

Urban Redevelopment

It will target old, dilapidated buildings with poor living

conditions.
These sites will be re-planned and rebuilt
the URA will assemble larger areas of land for
comprehensive planning.
This will enable restructuring, for example of the
local road and transport network and open spaces,
to achieve a better utilisation of land and improve
the overall district environment.

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Urban Rehabilitation

Proper maintenance of buildings is an essential

aspect of the regeneration of older urban areas.
The rehabilitation of buildings improves the built
environment and reduces the need or urgency for
redevelopment.
It is also in line with the Government's policy of
sustainable development.

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http://www.ura.org.hk/html/c804000e3e.html