DEVELOP OR CONTROL?

1) THE PURPOSE OF THE LAND USE PLANNING SYSTEM

 

    Land-use planning is the process of regulating the use of land in an effort to promote more desirable social and environmental outcomes as well as more efficient use of resources.

    Goals of land-use planning may include environmental conservation, restraint of urban sprawl, minimization of transport costs, prevention of land-use conflicts, and a reduction in

    exposure to pollutants. By and large, the uses of land determine the diverse socioeconomic activities that occur in a specific area, the patterns of human behavior they produce,

    and their impact on the environment.

 

 

 

2) THE HIERARCHY OF THE LAND USE PLANNING SYSTEM

 

    2.1 - PLANTING AND DEVELOPNMENTAUTHORITIESs

                   - Agriculture, Fisheries and Conservation Department

                   - Architectural Services Department

                   - Buildings Department

                   - Civil Engineering and Development Department

                   - Drainage Services Department

                   - Environmental Protection Department

                   - Highways Department

                   - Housing Department / Housing Authority

                   - Lands Department

                   - Leisure and Cultural Services Department

                   - Marine Department

                   - Planning Department

                   - Transport Department

                   - Water Supplies Department

                   

                   * Town Planning Board

                     The Town Planning Board is a statutory body established under the Town Planning Ordinance (Cap 131) with a view to promoting the health, safety,

                     convenience and general welfare of the community through the systematic preparation of plans (Outline Zoning Plans (OZPs) and Development Permission

                    Area (DPA) Plans) for the layout of such areas of Hong Kong, as well as the types of buildings suitable for erection therein. 

 

                   * Urban Renewal Authority

                     The Urban Renewal Authority (URA) is a statutory body established in 2001 under the Urban Renewal Authority (URA) Ordinance, (Cap. 563) to

                     supersede the Land Development Corporation. The URA collaborates with the Planning Department in the planning of urban renewal and regeneration

                     projects for the improvement of old areas, and the execution of redevelopment projects in conjunction with developers and landowners.

                 

                   * Country and Marine Parks Authority

                     Within designated Country Parks and Marine Parks the authority for all planning and development control rests with the Country and Marine Parks

                     Authority.

 

    2.2 - LEGISLATION / ORDINANCES

                    - Town Planning Ordinance (Cap 131)

                    - Town Planning (Amendment) Ordinance (Cap 131) 25 of 2004

                    - Environmental Impact Assessment Ordinance (Cap 499)

                    - Urban Renewal Authority Ordinance (Cap 563)

                    - Buildings Ordinance Cap (123)

                    - Antiquities and Monuments Ordinance (Cap 53)

                    - Environmental Control Ordinances (refer to section 8-11.0)

 

    2.3 - DEVELOPMENT PLANNING

                    - Comprehensive Development Areas (CDA)

                                 Zones intended for comprehensive development/redevelopment for residential and/or commercial uses with provision of public facilities ,

                                 i.e. open space and/or G/IC uses. CDA zoning facilitates planning control over the development mix, parameters, scale, design and layout; taking

                                 account of various environmental, traffic, and infrastructure constraints. As there is no column 1 use (which is always permitted), only column 2,

                                Section 16 application to TPB is required.

 

                    - Green Belt (GB)

                                 Zone where there is a presumption against development. The planning intention is primarily for conservation of the existing natural environment or

                                 defining the limits of urban/sub-urban development by natural features to contain urban sprawl and to provide passive recreational activities. Column 1                                  schedule uses include: agriculture, nature reserve/trail, picnic area, barbecue, plant nursery, public toilet and refreshment kiosk, etc. Column 2 uses                                        include: columbarium, house, holiday camp, religious institution, etc.

                

                    - Conservation Area (CA)

                                 Area shown in a draft or approved plan prepared under Section 3 of the TPO with the aim to preserve the ecological and topographical features of the                                  site, and separate sensitive areas like SSSIs from the threats of active development.

 

                    - Sites of Special Scientific Interest (SSSI)

                                 Area of land or water of special scientific interest by reason of its flora, fauna or geographical features identified by the Agriculture Fisheries and                                              Conservation Department (AFCD) and listed in the register of sites of special scientific interest maintained by the Planning Department. Designated                                    to protect the environment by ensuring proper attention is paid to them during land use planning. Since 1975 more than 60 SSSI’s have been                                                  designated in Hong Kong.

 

                    - Country Parks (CP)

                                 Established under the Country Parks Ordinance (Cap. 208) for conservation (protection of vegetation and wildlife, geological, cultural or                                                        archaeological features in designated areas) and to encourage use for recreation and tourism. 20 Country Parks + 4 Extension Areas have been set up,

                                 covering about 40% of Hong Kong's area.

                                 The ordinance also makes provision for Special Areas to be created mainly for the purpose of nature conservation.

 

                    -  Marine Parks (MP)

                                 The Marine Parks Ordinance (Cap 476) provides similar legislation for the protection and conservation of the marine environment. There are four                                          marine parks and one marine reserve.

 

                                 Both Country Parks and Marine Parks Ordinances provide the legal framework for the designation, control and management of parks. The associated

                                 Regulations provide for the prohibition and control of certain activities in the park.

 

                                 The Country and Marine Parks Authority (i.e. the Director of Agriculture, Fisheries and Conservation), is responsible for all matters on Country and

                                 Marine Parks, Special Areas and Marine reserves. In consultation with the Board, he makes recommendations to the Chief Executive for designation

                                 of areas as country parks or special areas. After gazettal publication and objection period, the Chief Executive in Council may approve the draft map,

                                 deposit in the Land Registry, and by order in Gazette designate an area as a country park.

 

                                 The general presumption is against development, but development within country parks/reserves can be approved by the DAFC, on the

                                 recommendation of the C&MPB. Any proposed use within a CP/MP should not substantially reduce the amenities of the Park or its enjoyment by

                                 users/visitors. Building, engineering, mining, in, on, over or under land; or material changes in use of buildings/land etc. require permission - but

                                 agriculture, forestry and fisheries, maintenance, pipe and cable repair etc. do not.

 

                    -  Coastal Protection Area (CPA)

                                 Area zones for protecting high quality and scenic coastline. Only some of the above zones have statutory protection under the relevant ordinances.

                                 Others are just administrative zoning and the protection of them may be inadequate.

 

                    -  Development Permission Area Plans (DPA)

                                 Provide interim planning control and development guidance for rural areas (NT) until OZPs can be prepared. Plans indicate the broad land use zones,

                                 and have schedules of notes showing the Column  1 and Column 2 uses. Plans are effective for a period of 3 years, after which they should be replaced

                                 by OZPs. There are no DPA plans I operation at the moment.

 

    2.4 - ENVIRONMENTAL IMPACT ASSESSMENT

                    -  EIA is to avoid, minimise and control the advrrse impact on the environment of designated projects thtougn the application of the environmental impact                                assessment process and the environmental permit system.

 

                    -  Principles of EIA

                                 - Principle One: Proactive Planning and Decision Tool 

                                 - Principle Two: Avoidance, Pre-emption and Prevention of Adverse Environmental Consequences 

                                 - Principle Three: Making Positive Influence on Decision Making at the Earliest Possible Opportunity and Thinking Proactively about Options and

                                                                  Alternatives 

                                 - Principle Four: Living Process Throughout the Project Cycle 

                                 - Principle Five: Making EIA Recommendations Enforceable 

                                 - Principle Six: Flexibility Amidst Robustness and Transparency, with Public Participation and with the Ability to Adapt to Changes 

                                 - Principle Seven: Seeking Practical Environmental Outcomes for the Environment and Community 

                                 - Principle Eight: Avoidance of any Late Focus 

                                 - Principle Nine: Efficiency Amidst Effectiveness 

                                 - Principle Ten: Transparent Agreement among Relevant Parties, Clear Expectations of what need to be done and what the Performance will be, and

                                                              Explicit Resolution of any Conflicts greements.

 

                    -  Environmental Monitoring and Audit Requirements

                                 - Introduction

                                 - Water Quality Impact

                                 - Noise Impact

                                 - Air Quality Impact

                                 - Waste Management

 

    2.5 - PLANNING APPLICATIONS

                    -  Developers / land owners who wish to change or modify the zoning of a land lot, or to seek permission for development under OZP Column 2 uses for

                        their land must make an application to the Town Planning Board.

                    - The Town Planning Ordinance also sets the framework for the administrative procedures relating to the designation, operation and changes of land uses.                                 These are commonly referred to by the section of the Ordinance that deals with the procedure.

 

                                 - Section 12A is for application for amendment of the plan, either approved plan or a draft plan (commonly termed rezoning application), where the

                                     proposed use is not a permitted use, under either column 1 or 2.

                                 - Section 16 covers applications to the TPB for development permissions.

                                 - Section 17 covers the Review of TPB decisions to reject development applications.

                                 - Section 17B covers Appeals on rejected applications

 

                                 Approval of development by the TPB is typically subject to conditions, which are incorporated into the lease for the land lot.

 

    2.6 - OTHER LAWS IN HONG KONG RELATING TO THE ENVIRONMENT

                    - CHA 311 - Air Pollution Control Ordinance\

                    - CHA 208 - Country Parks Ordinance

                    - CHA 124 - Crown Lands Resumption Ordinance

                    - CHA 466 - Dumping at Sea Ordinance

                    - CHA 499 - Environmental Impact Assessment Ordinance

                    - CHA 127 - Foreshore and Sea-bed (Reclamation) Ordinance

                    - CHA 96 - Forest and Countryside Ordinance

                    - CHA 301 - Hong Kong Airport (Control of Obstructions) Ordinance

                    - CHA 28 - Land (Miscellaneous Provisions) (Amendment) Ordinance

                    - CHA 516 - Landscape Architects Registration Ordinance

                    - CHA 347 - Limitation Ordinance

                    - CHA 476 - Marine Parks Ordinance

                    - CHA 133 - Pesticides Regulations (sub.leg.A)

                    - CHA 207 - Plant (Importation and Pest Control) Ordinance

                    - CHA 586 - Protection of Endangered Species of Animals and Plants Ordinance

                    - CHA 531 - Protection of the Harbour Ordinance

                    - CHA 370 - Road (Works, Use and Compensation) Ordinance

                    - CHA 1162 - The Hong Kong Institute of Landscape Architects Incorporation Ordinance

                    - CHA 358 - Water Pollution Control Ordinance

                    - CHA 102 -  Waterworks Ordinance

                    - CHA 170 - Wild Animals Protection Ordinance

 

    2.7 - GUIDELINES, PRACTICE NOTES AND OTHER HKSAR GOVERNMENT DOCUMENTS

                    - Agriculture, Fisheries and Conservation Department

                                 - Guidelines on Clearing Refuse in Mangroves

                                 - Guidelines on the Formulation of Species Action Plan

                                 - Design of Terrestrial Wildlife Crossing System

                                 - Measurement of Diameter at Breast Height

                                 - Check List of Hong Kong Plants

                                 - The Use of Plant Names

                                 - Clearing Mikania

 

                    - Buildings Department

                                 - APP-122 Provision of Sky Garden in Refuge Floor

                                 - APP-151 Building Design to Foster a Quality and Sustainable Built Environment

                                 - APP-152 Sustainable Building Design Guidelines

                                 - Code of Practice for Site Supervision

                                 - Code of Practice for the Provision of Means of Access for Firefighting and Rescue

                                 - Design Manual - Barrier Free Access

 

                    - Planning Department

                                 - Guidelines for Application for Development within Green Belt Zone

                                 - Submission of Concept Plan in support of Section 16 Application

                                 - Guidelines on submissions of Visual Impact Assessment for Planning

                                 - Interim Criteria for Consideration of Application for New Territories

                                 - Exempted House/Small House in New Territories

                                 - Rural Planning and Improvement Strategy - Minor Projects Environmental Guidance Note, Annex 3

 

    2.8 - STATUTORY PROCEDURES

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