The Planning, Environment & Lands Bureau (PELB) in discharging its responsibilities is responsible for the following major programme areas:

I. Planning, Lands and Conservation

1. Territorial and Sub-regional Planning;

2. Supply and Control of Land;

3. Land Administration;

4. Survey and Mapping;

5. Legal Advice on Land Matters;

6. Building Safety;

7. Urban Renewal;

8. Flood Prevention; and

9. Nature Conservation.

II. Environment

10. Air;

11. Noise;

12. Waste;

13. Water;

14. Environmental Impact Assessment; and

15. Energy Efficiency and Conservation.

I. Planning, Lands and Conservation

A. Territorial and Sub-regional Planning

Aims

         The aims of the Bureau are:

• to provide guidance and direction for the long-term development of Hong Kong through formulating, monitoring and updating territorial and sub-regional planning policies and development strategies for the Special Administrative Region; and

• to introduce improvement to the statutory planning system to make it more open, accountable, efficient and effective.

Overview

         We have completed public consultation on the Territorial Development Strategy Review and will soon promulgate strategic development proposals which will guide the physical development of the HKSAR up to 2011. To take the proposals forward, we have started the study on "Sustainable Development for the 21st Century", and feasibility studies on new cross-boundary transport links. We will shortly commence the integrated planning and engineering studies for Strategic Growth Areas in Northwest New Territories, Northeast New Territories and Hong Kong Island South and Lamma Island.

         We have also consulted the public on a review of the Town Planning Ordinance through the publication of the Town Planning White Bill in July 1996, the aim of which is to make the statutory planning system more open, accountable, efficient and effective. Actions are now in hand to finalise the legislative proposals taking into account public comments.

Key Indicators

• In 1996-97, during the consultation period for the Territorial Development Strategy Review, the Planning Department conducted over 70 briefings for statutory/advisory bodies and various associations. About 140 000 people visited the exhibitions held at ten locations throughout the territory. We also received 84 written submissions on the review.

• During the consultation period for the Town Planning White Bill, the Planning Department conducted over 30 briefings and received 59 written submissions.

• We conducted eight meetings with the mainland authorities on planning of cross-boundary transport links.

New Commitments

1. We will start in 1998-99 a new round of review of the Territorial Development Strategy to assess Hong Kong's future development needs in a wider regional perspective and a longer planning time horizon, possibly up to 2026 and beyond.

2. We will complete by mid-1999 feasibility studies on the cross-boundary transport links to enable a decision to be made on the cross-link projects.

3. We will aim to enact the Town Planning Bill and the necessary subsidiary legislation as soon as possible.

B. Supply and Control of Land

Aims

         The aims of the Bureau are :

• to ensure an adequate and timely supply of land to meet the demand for housing and other socio-economic activities and to facilitate the implementation of infrastructural projects; and

• to exercise proper control on the use of our limited land resources.

Overview

         Given the fact that land resources are scarce in Hong Kong, and that there is increasing demand for land for housing and other socio-economic activities, it is a formidable task to produce sufficient land to meet the competing demands in time. We make available more land by reclamation, developing new sites reserved on town plans, rezoning industrial land for residential use, increasing development intensities where infrastructure permits and by redeveloping the older parts of our territory. During the process, we need to overcome various land use, transport, infrastructural and environmental constraints by the provision of appropriate mitigation measures.

Key Indicators

         In 1996-97,

• Our enforcement and prosecution actions under the Town Planning Ordinance stopped 233 unauthorized developments (covering an area of 54 hectares) from continuous operation and 5.2 hectares of land previously used for unauthorized development were reinstated to satisfactory conditions.

• We disposed 173 hectares of land, comprising 34 hectares for subsidised home ownership, 44 hectares for private housing and commercial development, two hectares for industry and 93 hectares for infrasturctural and other community uses.

New Commitments

1. We will expedite the development of reserved sites to provide land for an additional 10 000 sandwich class housing flats so that a total of 30 000 flats can be provided by 2003.

2. We will commence in October 1997 integrated planning and engineering studies for three Strategic Growth Areas identified in the Territorial Development Strategy Review, namely Northwest New Territories, Northeast New Territories and Hong Kong Island South and Lamma Island with a view to providing sufficient land for the production of 124 000 units of residential flats .

3. We will identify areas where infrastructure would permit more intensive public and private housing development.

4. In 1998-99, we will plan for additional urban development arising from proposed strategic rail and road projects, including the Western Highway, the port and airport development in North Lantau and Hong Kong Island, and provision of new East-west and North-south strategic road links.

5. We will identify opportunities for more efficient use of under-utilized Government/Institution/Community sites through redevelopment and to incorporate as far as possible facilities to meet special rehousing demand, such as singleton hostels and elderly housing.

6. We will expedite the restructuring of old industrial areas for development into commercial/residential uses.

7. We will complete a review of our land use policy to facilitate land exchange associated with rezoning of existing land, including agricultural and industrial land, where infrastructural capacity and environmental considerations permit.

8. We will work together with the private sector to make the fullest possible contribution towards meeting the demand for housing by expediting the approval process for private sector flat production and to facilitate the implementation of private sector development schemes.

9. We will fast-track the provision of housing-related infrastructure so as to facilitate both public and private sector residential development.

10. We will provide annually a clear five-year land disposal programme comprising a firm programme for the first two years and an annual target of disposable land area under various use categories for the following three years.

11. In 1998-99, we will strengthen the project management capability within the Territory Development Department so that we could better track project progress.

C. Land Administration

Aim

         The aim of the Bureau is to administer land in Hong Kong by:

• disposing of land in a timely manner to meet demand;

• acquiring private land and clearing private and Government land required to tie in with the implementation programme of public works and other projects;

• managing leased and unleased land to curb unauthorised use; and

• regranting and modifying leases to optimise site development potential.

Overview

         In July 1997, we announced the policy of the Government on land leases as from 1 July 1997 and the first five-year land disposal programme.

         With the provision of additional staff resources and the introduction of new equipment and operational procedures, a sound base has been created for the development of a more integrated and efficient system of processing resumption and clearance. It is now possible to more closely monitor and control resumption and clearance programmes with the aim of ensuring delivery of land by the target dates.

         We have speeded up the process of lease modifications and land exchanges to shorten the lead time in housing development and facilitate the early supply of much needed residential units. There has been a marked reduction in the average processing time from 18 to 14 months and this improvement is expected to continue.

Key Indicators

         In 1996,

• we disposed of 173 hectares of land through land sale and private treaty grants;

• we acquired 36 hectares of land for public works projects;

• we dealt with 500 lease enforcement cases;

• we managed 1 750 Government sites; and

• we cleared 59 environmental black spots on private land in the New Territories.

New Commitments

1. We will through auction and tender dispose of 82.8 hectares of land for housing development and 28 hectares for other uses in 1998-99. This will provide for approximately 35 000 residential units and 81 000 m² of commercial space in three to four years' time.

2. We will set up a land administration team in 1998-99 to administer the re-development of the Kai Tak airport site which is to be vacated by 1998.

3. In 1998-99, we will accelerate non-development clearance in the New Territories by speeding up the clearance programme involving some 200 villages.

4. We will review the provisions of existing building convenants with a view to ensuring that flats are being put into the market speedily.

D. Survey and Mapping

Aims

         The aims of the Bureau are:

• to provide and maintain a network of horizontal and vertical control points and measurement standard for all land and engineering surveys in support of land development and engineering projects throughout Hong Kong;

• to provide surveys and position fixing service, maintain up-to-date land information database and produce maps, plans and charts in paper and/or digital form. These services are essential for land development, town planning, land transaction and administration, as well as aeronautical, legislation and security purposes; and

• to administer the Land Survey Ordinance that provides for the control of the standards of land boundary surveys in Hong Kong.

Overview

         The Survey and Mapping Office (SMO) of the Lands Department provides and maintains a network of horizontal and vertical control points throughout Hong Kong. This network serves as a fundamental reference datum essential for the accurate determination of position and alignment of land parcels, highways, drainage and other superstructures.

         SMO carries out topographical surveys and maintains a basic mapping system which forms the basis of other mapping products. These mapping products include plans and charts for gazeeting, town planning and security purposes. Small-scaled thematic, topographic and tourist maps are also produced for the interest of the general public.

         SMO defines boundaries of land parcels, produces maps and plans for land administration purpose and maintains a land status record in digital form. This land status record facilitates efficient land administration and provides information essential to further land development.

Key Indicators

         In 1996,

• 390 land record sheets were digitised;

• 350 horizontal and vertical control points were fixed;

• 1 480 maps and charts were produced; and

• 105 000 copies of maps and charts were sold.

New Commitments

1. A Geodetic Information System will be set up in 1998 to provide efficient survey information to surveying and construction industry.

2. All mapping products will be bilingual by 1999.

3. A network of Global Positioning System reference stations will be introduced in 1999 to improve survey work efficiency.

E. Legal Advice and Land Matters

Aims

         The aims of the Bureau are:

• to facilitate government land transactions by providing legal advice and conveyancing service to government departments and bureaux;

• to provide conveyancing services to the Housing Authority to facilitate the sale of Home Ownership Scheme and Private Sector Participation Scheme flats; and

• to give consent to sale of units in uncompleted developments.

Overview

         The Legal Advisory and Conveyancing Office (LACO) of the Lands Department provides legal advice for Government in support of the formulation of land policy and residential flat supply policy.

         LACO advises the Housing Authority in the conveyancing aspect of its Home Ownership Scheme and Private Sector Participation Scheme projects, and provides documentation to the Housing Department in a wide range of cases.

         LACO processes all applications for consent under the lease conditions to sell units in uncompleted buildings prior to compliance with the lease conditions with a view to affording protection to the purchasers and avoiding speculation in undeveloped land.

Key Indicators

         In 1996,

• we processed 1 016 Home Ownership Scheme cases; and

• we gave consent to sale of 18 323 units in uncompleted developments.

New Commitments

1. We will put in place by the end of 1997 a telephone hotline service for information on consents for sale of units in uncompleted development.

2. We will expedite approval of Deeds of Mutual Covenants in consent applications by contracting out the work to the private sector.

F. Building Safety

Aim

         The aim of the Bureau is to enhance the safety of buildings and building works by :

• ensuring proper inspection and maintenance of buildings;

• requiring adequate supervision of building and demolition works; and

• monitoring the safety of building work sites.

Overview

         A new registration system for building professionals was introduced in January 1997 and that for general building contractors and specialist contractors will take effect in the last quarter of 1997 and the first quarter of 1998 respectively. The more stringent admission criteria under the new registration systems ensure satisfactory standards of the practitioners in the building industry.

         Under the Voluntary Building Safety Inspection Scheme introduced in April 1997, we invite owners of properties below 20 years to engage building professionals and contractors for periodic inspection and maintenance of their properties. We are consulting the public on the mandatory implementation of the Scheme for properties completed more than 20 years ago.

         We are finalising the implementation details of the Supervision Plan System under which building professionals are required to submit supervision plans setting out measures for safety management at construction and demolition sites before works may start. We will implement the system in late 1997.

Key Indicators

         In 1996-97,

• we processed 15 161 building plans;

• we approved 8 831 applications for consent to commence building works;

• we processed 556 applications for occupation permit;

• we conducted 3 059 site safety inspections; and

• we conducted 9 932 inspections to identify dangerous/potentially dangerous building structures for remedial action.

New Commitments

1. After completing the consultation exercise on the mandatory Building Safety Inspection Scheme, we will put forward legislation to implement the scheme in 1998.

2. We will set up in 1998 an Urban Rehabilitation Fund to provide low interest loans to qualified owners of buildings to undertake building inspection and repair works under the Mandatory Building Safety Inspection Scheme.

3. We will set up a dedicated task force to deal with dangerous canopies and appendages on the exteriors of buildings. Our target is to increase the number of cases dealt with from 1 400 to 2 000 per year.

4. To increase productivity in housing construction, we will provide 17 additional staff in the Buildings Department to process building plans.

5. We will further streamline and simplify the procedure for approving building plan submissions and giving consent to building works.

G. Urban Renewal

Aims

         The aims of the Bureau are:

• to speed up urban redevelopment and encourage the rehabilitation of buildings;

• to establish the Urban Renewal Authority; and

• to formulate the Urban Renewal Strategy.

Overview

         20% of domestic premises in the urban area are over 30 years old and this figure will double by 2005. However, the increasing difficulty of site assembly arising from multiple ownership and the marginal financial viability of redeveloping medium-rise ageing buildings are deterring private efforts in redevelopment of the older parts of the urban area. Greater government involvement in urban renewal is essential to prevent the increasing deterioration of the urban environment. We have now put in place an interdepartmental team dedicated to the formulation of a comprehensive urban renewal strategy and to helping the Land Development Corporation's urban renewal projects.

Key Indicators

         In 1996-97,

1. Two new Land Development Corporation development proposals covering 3.5 hectares of land in the urban area were approved.

2. Another ten Land Development Corporation projects were processed.

New Commitments

1. We will set up an Urban Renewal Authority (URA) in 1998-99 with statutory powers to expedite urban renewal on a larger scale and in a more comprehensive manner.

2. We will complete the Urban Renewal Strategy Study in 1998-99 and identify priority urban renewal areas to enable the proposed URA to immediately embark on urban renewal projects upon its establishment.

3. In 1998, we will introduce legislation to increase the speed and scale of urban renewal projects by expediting land assembly. We will also explore mechanisms to improve the financial viability of URA urban renewal projects and quicken their processing.

H. Flood Prevention

Aim

         The aim of the Bureau is to protect the community from flooding by:

• constructing and maintaining a stormwater drainage infrastructure to collect and discharge surface runoff effectively;

• reviewing and upgrading stormwater drainage systems to match new demands arising from development.

Overview

         We are making good progress in providing the primary drainage systems in the flood-prone areas of the New Territories. Stage 1 works of the Shenzhen River Regulation project has been completed, and construction of Stage 2 works is in progress. We are also constructing ten km of new river channels in the north-western New Territories, and implementing village flood protection schemes to protect 12 villages. These works are scheduled to be completed in phases between 1998 and 1999.

         To alleviate the drainage problems in the old areas of West Kowloon, a comprehensive plan to upgrade the stormwater drainage system in the area has been drawn up. Detailed design for the first package of works is near completion. Works are programmed to commence in early 1998.

         We are carrying out a programme of seven Drainage Master Plan studies to review, upgrade and manage our drainage systems. The first four studies are already in progress and the remaining three studies will commence in 1997-98. All seven studies will be completed by end 1999.

Key Indicators

         In 1996-97,

• we managed 2 006 km of stormwater drains and watercourses;

• we spent $99 million on drainage maintenance works; and

• major flood prevention work valued at $2,100 million was under construction.

New Commitment

1. We will recommend comprehensive plans to extend and upgrade the stormwater drainage systems under the seven Drainage Master Plan studies. We plan to implement in phases the recommended drainage improvement works upon the completion of these studies. Detailed design for the first packages of works is scheduled to commence in 1999, and construction to begin in 2001.

I. Nature Conservation

Aim

         The aim of the Bureau is to protect the natural environment by identifying and conserving areas of natural beauty and interest.

Overview

         We have 22 country parks and 14 special areas in the territory covering about 40% of Hong Kong's total land area as well as three marine parks and one marine reserve covering 2 160 hectares of sea. The Mai Po Marshes and Inner Deep Bay is a wetland site of international importance listed under the Ramsar Convention. All these protected areas help conserve our natural environment, provide nature education and, where appropriate, outdoor recreation.

         We have in place a comprehensive set of legislation on conservation issues. The Wild Animals Protection Ordinance, the Forest and Countryside Ordinance, the Country Parks Ordinance and the Marine Parks Ordinance protect Hong Kong's flora and fauna and natural habitats worthy of conservation. The Environmental Impact Assessment Ordinance, which will become operational in early 1998, covers, among other things, the ecological aspects of environmental impact assessments for major developments.

Key Indicators

         In 1996-97,

• we managed 41 474 hectares of country parks and special areas;

• we managed 2 160 hectares of marine parks and marine reserve;

• we listed 59 Sites of Special Scientific Interest; and

• our country parks drew about 10.2 million visitors.

New Commitments

         In 1998-99,

1. We will study more potential sites to assess their suitability for designation as marine parks or marine reserve.

2. We will enhance the protection and conservation of Mai Po and Inner Deep Bay Ramsar Site by adopting a conservation strategy and implementing a management plan for the site.

3. We will work towards more efficient management of country parks by more contracting out of litter collection and grass cutting.

4. We will designate Lung Fu Shan as a country park under the Country Parks Ordinance.

II. Environment

J. Air

Aim

         The aim of the Bureau is to ensure that Hong Kong meets the statutory health-based Air Quality Objectives.

Overview

         In recent years, with careful land use planning, strict controls on certain industrial processes and stringent requirements on fuel quality, air pollution arising from industrial sources has been put under effective control. Regulations requiring contractors of construction sites to implement mandatory dust suppression measures came into effect in June 1997 and are expected to reduce dust emissions from individual construction sites by up to 80%. Air pollution from diesel vehicle emissions remains our priority concern. In this regard, we are examining the practicability of introducing liquefied petroleum gas (LPG) vehicles as clean fuel replacements for diesel vehicles. We will launch a trial of LPG taxis to ascertain their reliability and gauge the necessary operating cost data for devising a viable motor fuel strategy to improve Hong Kong's air quality.

Key Indicators

• In 1996-97, 156 facilities operating specified industrial processes (representing 78% of the total) have been placed under licensing control.

• Emissions of three key air pollutants from vehicle exhausts ?respirable suspended particulates, nitrogen dioxide and sulphur dioxide ?were 6 460, 44 900, and 5 100 tonnes respectively in 1996, representing reductions by 8%, 10% and 45% respectively as compared to 1994 before stringent emissions and fuel standards were introduced.

• The weighted quantity of consumption of ozone depleting substances in Hong Kong was reduced from over 5 540 tonnes equivalent in 1989 to 87 tonnes equivalent in 1996.

• A total of 44 665 smoky vehicles were spotted in 1996, representing a 14% decrease when compared to 1995.

New Commitments

1. We will launch a trial of LPG taxis in late 1997 to ascertain their reliability and gauge the necessary operating cost data for devising a viable motor fuel strategy to improve air quality.

2. We will introduce the more stringent European Union (Phase II) emissions standards on light duty diesel vehicles in 1998.

3. We will not register new diesel private cars beginning in 1998.

4. We will consider increasing the level of fixed penalty fine on vehicles emitting excessive smoke.

5. We will introduce regulatory control to require petrol filling stations to implement vapour recovery systems to reduce benzene emissions.

6. We will introduce a control scheme to minimise perchloroethylene emissions, a toxic air pollutant, from dry cleaners.

K. Noise

Aim

         The aim of the Bureau is to ensure that people are protected from excessive noise.

Overview

         We have in place an effective statutory and planning framework to protect people from excessive noise nuisance. Noisy construction activities are subject to stringent permit control which restricts their duration and timing, and requires the implementation of best practicable noise mitigation measures. In line with our established policy to promote the use of quieter alternatives, we introduced in 1996 regulations to require vehicles to meet stringent noise emission standards for first registration and will, from early 1998 onwards, phase out the use of noisy diesel, steam and pneumatic hammers in percussive piling in the urban areas.

         Noise barriers and enclosures are installed along major new roads causing excessive noise impacts on their residential neighbourhood. In 1996, we commissioned a consultancy study to examine the technical feasibility of installing noise mitigation measures on existing roads. When completed in mid-1998, this study will provide the basis for reviewing the policy to deal with traffic noise from existing roads.

Key Indicators

         In 1996-97,

• 2.1 km of high speed road sections were resurfaced with noise reducing materials, providing relief to 3 300 households.

• A total of 950 classrooms in 41 schools were insulated against traffic noise, improving the learning environment for 43 000 students.

• A total of 3.1 km of noise barriers and enclosures were built with new roads, providing relief to 3 800 households.

New Commitment

1. We will, on the basis of the findings of the feasibility study on traffic noise mitigation measures for existing roads to be completed in mid-1998, review our policy for providing redress against excessive traffic noise from existing roads.

L. Waste

Aims

         The aims of the Bureau are:

• to restore to a satisfactory condition those areas of our environment which have sustained damage as a result of past abuses;

• to create an effective and comprehensive system of waste disposal;

• to introduce and enforce legislation to reduce pollution; and

• to prevent future abuse of the environment by improving environmental awareness in the community, encouraging people to reduce waste and recycle resources.

Overview

         To extend the life of existing strategic landfills, measures to curtail the growth of municipal waste requiring disposal have been set out in a draft Waste Reduction Plan which was released in May 1997. The public were consulted on the Plan from May to August 1997. We are finalising the Plan, taking public views into account, and will introduce it in 1998.

         We have engaged consultants to examine the feasibility of waste-to-energy incinerators to reduce further the amount of waste being disposed of in landfills. The Study will be completed in early 1999.

         Five refuse transfer stations (in Kowloon Bay, West Kowloon, Island East, Island West and Shatin) are now in operation. Construction work is in progress for the new North Lantau and Outlying Islands Transfer Stations. These new facilities will enable us to introduce a cleaner and more effective system of transporting waste to landfills.

         In June 1995, we made regulations under the Waste Disposal Ordinance for the introduction of charges for privately collected waste (except household waste) delivered to landfills. The Waste Disposal Ordinance was amended in January 1997 to allow for the introduction of an account billing arrangement. Charging will begin once we have agreed on the detailed charging arrangements with the affected parties.

         We implemented controls on the import and export of hazardous and contaminated waste on 1 September 1996, in order to comply with our international obligations under the Basel Convention. We are monitoring closely the international trade in waste.

         Since its establishment in 1994, the Environment and Conservation Fund had approved grants for 173 community education and research projects at a total cost of about $34 million. The Fund also financed the second environmental resource centre located in Tsuen Wan, which was opened in summer 1997 and is being operated by a green group.

         Under the Government's Green Manager Scheme, government departments are encouraged to conduct environmental audits and implement environmental management systems through a series of training courses.

         Since 1993, the Chemical Waste Treatment Centre at Tsing Yi has provided an integrated chemical waste treatment facility to assist chemical waste producers to comply with control measures covering the steps from the production to the disposal of the wastes. Fees are being increased gradually in accordance with the "polluter pays" principle.

Key Indicators

         In 1996-97,

• A total of 1.4 million tonnes of waste have been transferred to landfills by the network of transfer stations.

• The Chemical Waste Treatment Centre treated a total of 66 901 tonnes of chemical waste, of which 37 397 tonnes were oily waste from ships (MARPOL waste).

New Commitments

1. 1. We will implement the ten-year Waste Reduction Plan beginning in 1998. Under the plan, various measures will be implemented to reduce the growth of municipal waste requiring disposal with the aim of extending the life of existing strategic landfills by 11 years.

2. In 1998-99, we will draw up a strategy for the disposal of clinical waste, animal carcasses and other special wastes.