優化土地供應策略專題討論 2︰土地儲備 Enhancing Land Supply Strategy Topical...

Enhancing Land Supply Strategy: Reclamation outside Victoria Harbour and

Rock Cavern Development 優化土地供應策略: 維港以外填海及發展岩洞

2nd Topical Discussion (10 December 2011):

Land Reserve – Ensuring Timely Supply 第二場專題討論（2011年12月10日）：

土地儲備 - 確保適時供應

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Revision made to PowerPoint since the event held on 10 Dec 2011: 在2011年12月10日舉行專題討論後，對簡報所作出的修訂:

P. 11 – Land Usage in HK 第11頁 – 香港土地運用

770 sq. km is amended to 705 sq. km. 770平方公里修正為705平方公里。

1. Needs of Land 土地需要

2. Land Reserve Concept

土地儲備的概念

3. Oversea Experiences

海外經驗

• Population Growth人口增長

• Economic Development經濟發展

• Quality of Life 生活質素

Needs of Land

土地的需要

By 2039: • Population estimated to grow by 25%,

reaching 8.9 million • number of households increase almost

by 30% to 3.1 million during the same period.

至2039年: • 香港人口估計會有25％的增長，達890

萬 • 住戶數目會有接近3成的增幅至310萬

戶。

Population Growth

人口增長

Population growth 人口增長

2011 7.1M

2030 8.4M

2039 8.9M

2011 2.4M

2030 2.9M

2039 3.1M

Housing demand 房屋需求

Household growth

住戶增長

Economic Development • Four Pillar Industries: financial services, trading and

logistics, tourism, and professional services have been the drivers of HK’s economic growth and jobs creation.

• Six industries actively promoted by the Government: medical services, environmental industries, testing and certification services, education services, innovation and technology, and cultural and creative industries, also require land for development.

• To enhance our competitiveness, adequate land should be provided for infrastructure and business use.

經濟發展 • 四大支柱行業:金融、貿易及物流、旅遊，以及專業服務

一直是香港經濟增長動力及工作職位來源。

• 政府正積極推動的六大產業 : 醫療、環保、檢測及認證、教育、創新科技，以及文化及創意，亦需要土地供應配合發展。

• 為提升香港的競爭力，我們需要提供足夠商業用地及其他土地進行基礎建設。

Economic Development

經濟發展

Quality of Life 生活質素 Public’s aspiration 大眾的期望: • lowering building density 降低建築密度 • having more open space 增加活動空間 • conserving the natural environment保護自然環境 • preserving culture and heritage保存文化和文物

Quality of Life

生活質素

An Example: APP-152 Sustainable Building Design Guidelines – Site Coverage of Greenery

例子: 作業備考編號 152可持續建築設計指引 - 綠化覆蓋率

More vigorous measures (e.g. stepped building heights, building gaps, building set-back) were introduced after the outbreak of SARS to promote better development layout so as to improve air ventilation. 自從SARS爆發後，採用了更有力的措施（如梯級型建築物高度，建築物間距，建築物退縮），以促進更好的發展佈局，改善空氣流通。

Uncertainties in Demand

需求不確定 Changing Demand • Long-term population forecasts, are bound to be adjusted

as social and economic circumstances change, resulting in uncertainties in land demand.

• People’s expectation of living quality also changes when social and economic circumstances change, adding more uncertainties to land demand.

• The fast changing market conditions have also caused considerable uncertainties in land demand for economic development.

不斷變化的需求 • 隨著社會和經濟情況的變化，人口的長期預測，必然

需要有所調整，令土地需求變得不確定。

• 市民對生活質素的期望也隨著社會和經濟情況的變化而改變，增添了土地需求的不確定性。

• 市場狀況瞬息萬變，為經濟發展預留所需用地會有相當大的不確定性。

Woodland/ Shrubland / Grassland/ Wetland

林地/灌叢/草地/濕地, 66.8%

Residential 住宅, 6.9%

Commercial/ Industrial/ Government, Institutional & Community Facilities/

Open Space 商業/ 工業/

政府, 機構和社區設施/ 休

憩用地,7.1%

Transportation 運輸

, 5.1% Barren Land/ Water Bodies荒地/ 水體

, 3.3%

香港土地總面積1,108平方公里

Hong Kong Total Land Area 1,108 Sq Km

Agricultural land

農地, 6.1%

Other Urban or Built-up Land

其他都市或已建設土地

, 4.7%

Broad Land Usage Distribution

概括土地用途的分布情況 (2010)

Developed Area (approx. 263 sq. km) 已發展土地(約263平方公里)

Land Usage in HK

香港土地運用

SSSI (Ting Kok) 具特殊科學價值(汀角)

Wetland 濕地

Land Usage in HK

香港土地運用

Protected Area (approx. 705 sq. km) 受保護地區 (約705平方公里)

Tai Tam Country Park 大潭郊野公園

Yan Chau Tong Marine Park 印洲塘海岸公園

Limitation of Developing Remaining Area

餘下土地的發展局限

Government does not have the leading role in development, so difficult to develop in large-scale. 政府沒有發展主導權，難作大規模發展。

Remaining Area

餘下土地主要分區

Key Limitations on Development

主要發展局限

1. Green Belt 綠化地帶 • Buffer zone between developed area and country park, etc.

• Protection of vegetation, PlanD is reviewing some green belt areas

• 已開發地區和郊野公園之間的緩衝地帶

• 保護植被、規劃署正檢討部份綠化地帶

2. Rural Area 鄉郊地方 Scattered ownership, conservation of rural character, insufficient

infrastructure

業權分散、保育鄉郊特色、基建不足

3. In Proximity to Boundary Area

靠近邊境禁區

Conservation, mangroves, government does not have the leading role

in development

保育、紅樹林等、政府沒有發展主導權

4. Outlying Islands and Other

Areas 離島及其他地區

Scattered ownership, insufficient infrastructure, sloping topography

業權分散、基建不足、斜坡

Land Use Categories類別 Area面積

(sq.km.平方公里) %

Residential 住宅 76 6.9% Private Residential 私人住宅 25 Public Residential 公營房屋 16 Rural Settlement 鄉郊居所 35

Commercial 商業 4 0.4% Industrial (incl open storage) 工業(包括露天貯物用地)

26 2.3%

Institutional / Open Space 機構/休憩用地 49 4.4% Government, Institutional & Community Facilities

政府、機構和社區設施 25

Open Space 休憩用地 24

Transportation 運輸 56 5.1%

Roads 道路 40 Railways 鐵路 3

Airport 機場 13 Other Urban or Built-up Land (incl Cemeteries and crematoriums, Utilities, etc) 其他都市或已建設土地 (包括墳場和火葬場、公用事業設施等等)

52 4.7%

Sub-total (Built- Up Areas) 小計 (都市或已建設土地) 263 ≈ 24%

Agricultural Land 農業 68 6.1% Woodland/Shrubland/Grassland/Wetland 林地/灌叢/草地/濕地

740 66.8%

Barren Land (incl badland, rocky shore, quarries) 荒地(包括劣地,岩岸,石礦場)

7 0.6%

Water Bodies 水體 30 2.7% TOTAL 總計 1108 100%

每百萬人口約需要: - 11平方公里新增住宅用地 - 14平方公里新增其他用地包括經濟用地、公共配套設施和道路/運輸基建

到2039年預計有180萬人口增長, 便需要大約: - 20平方公里住宅用地 - 25平方公里其他用地合計45平方公里(或 4500公頃)

Broad Land Usage Distribution 概括土地用途的分布情況 (2010)

基於現有土地使用分布預計新增人口所需土地

Estimation of land demand for the extra population using

existing land usage distribution For every 1 M population, it needs,

-11km2 add. residential land -14km2 add. land for economic activities, community facilities and transport infrastructure

For the additional population of 1.8M arisen from now until 2039, it will need, -20km2 residential land -25km2 land for other uses

In total, 45km2 (or 4500 ha)

Site Area

發展面積

(latest est.

最近估算)

Land Supply Options 供地模式

Rezoning Land

更改土地

用途

Redevelopment

重建

Resumption

收地

Reuse of Ex-

quarry Sites

重用前石礦場

Reclamation

填海

West Kowloon Cultural District 西九龍文化區

40 ha Land development completed 開拓土地工作完成

Kai Tak Development 啟德發展區

320 ha Land development completed 開拓土地工作完成

Tseung Kwan O South 將軍澳南

60 ha Land development largely completed 開拓土地大致工作完成

Tung Chung Remaining Area 東涌餘下發展區

250 ha

New Development Areas in NT

新界新發展區 1050 ha

Ex-quarry sites (4 nos.)

前石礦場 (4個地點) 160 ha

Other Housing Projects

其他房屋發展項目 870 ha

Major Land Supply Sources 主要土地供應來源 (1): Development Projects 發展項目

Site Area

發展面積

(latest est.

最近估算)

Land Supply Options 供地模式

Rezoning Land

更改土地

用途

Redevelopment

重建

Resumption

收地

Reuse of Ex-

quarry Sites

重用前石礦場

Reclamation

填海

As pursued in 2011 Policy Address, rezoning part of industrial land, green belt, agricultural land for non-industrial and housing use 按2011年施政報告所推動的, 將部分工業用地、綠化地帶和農業用地改劃作非工業發展用途及房屋用地

260 ha

Known redevelopment projects URA and private developers under consideration (as at Dec 2011)

正被考慮的政府及私營

發展商重建項目

(截至2011年12月)

30 ha

Major Land Supply Sources 主要土地供應來源 (2): Rezoning and redevelopment 更改土地用途及重建

Total land can be provided is about 3040ha 總共提供約3040公頃

可發展土地

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Uncertainties in estimate of deficit in land

估算土地不足牽涉的不確定性

For Example 例如 : • Population growth 人口增長 • Transport infrastructures 道路運輸基建 • Aspiration for development density and community facilities

對發展密度及社區設施的期望 • Rezoning 更改土地用途

• To create a land reserve 要建立土地儲備 • To speed up implementation of practicable supply options

要加快推行實際可行的供地模式

To have a more flexible and resilient mix of land supply options 務求有一個更靈活及具彈性的土地供應模式組合

1. Needs of Land

土地需要




海外經驗

Land Reserve Concept 土地儲備概念

While the government will continue to supply land by all existing options for now and for the future, there is also a need to introduce the concept of LAND RESERVE.

雖然政府將繼續以現有模式為現在和未來提供土地，同時也需要引入土地儲備的概念。

Policy Address 2011-2012

Policy on Land Development and Accumulation

43. ……Our aim is to ensure an annual supply of land for an average of about 40 000 residential units of various types. Even when demand for land declines, land development will continue. The newly developed land will be kept in the Government's

LAND RESERVE and made available when

appropriate. By doing so, we will be able to supply sufficient land for more than 40,000 units each year when demand rises.


2011-12年度施政報告

發展及積存土地政策 43. ……我們的目標，是確保供應的土地每年平均能提供約四萬個各類住宅單位。當土地需求下降時，開拓土地工作會繼

續，新開拓土地會成為政府土地儲備，在適當時候再推

出，務求做到當需求上升時，可及時提供足夠土地應付超過四萬個單位的需求。

Establish Land Reserve in three forms 運用3 種形式來建立土地儲備

Land is formed first 先平整土地

• It can be used readily when the needs arise. • The land can be allocated for temporary use before a

permanent land use is established. • Suitable sites: with foreseeable needs of land in near

future or with least disputes

• 以備有需求時可即時使用。 • 在確立土地永久用途前，亦可用作其他臨時用途。 • 適合地點：可預見在不久將來有土地需求，或最少

爭議的地點。



Potential sites are identified with the necessary studies and design work completed. 在已物色的可行地點，先完成研究及設計工作。

• Actual construction can commence immediately when the need is confirmed.

• Need extra time. • Suitable sites: with foreseeable needs of land in near

future but with major issues to be considered (e.g. social, environmental, technical, etc.).

• 在確定有需要時，建造工程可以隨時動工。 • 需要額外時間。 • 適合地點：可預見在不久將來有土地需求，但有許多

重要考慮因素（如社會，環境，技術等）。

Potential sites that fulfill the site selection criteria are reserved. 預留符合選址準則的可行地點


• Further studies to ascertain their feasibility and design works will only be carried out after the need is established.

• Need long lead time. • Suitable sites: with NO clear needs of land in near future

identified.

• 待日後有需要時才進一步研究其可行性及開展設計工作 • 需要較長預備時間。 • 適合地點：在不久將沒有明確的土地需求。

Existing Land Supply Options - Suitability for Land Reserve 現有土地供應模式 - 作為土地儲備的適合性


Land Supply Option 現有土地供應模式

Suitability for Land Reserve 作為土地儲備的適合性

Redevelopment 重建

Not suitable • Private owners and developers take leading role • Land supply by this option is less predictable • Impact on existing land use, difficult to justify

redevelopment without planned use 不適合 • 業主和私營發展商主導開發進程 • 這土地開發模式供應較難預測 • 影響現有土地用途，沒有預先計劃土地用途的重建難

被接受





Land Resumption 收地

Not suitable • Cause local resentment • Impact on existing land use, difficult to justify resumption

without planned use • Can only be used for designated purposes and/or

projects, resulting in low flexibility in land use 不適合 • 引起居民反感 • 影響現有土地用途，沒有預先計劃土地用途的收地難

被接受 • 所得土地只能作指定用途和/或項目發展，靈活性低





Rezoning Land 更改土地用途

Not suitable • Involving private owners and developers • Actual development hinges on market response • Timing of development is less predictable • Impact on existing land use, difficult to justify rezoning without planned

use • It is not practical to rezone the government land as usually a use will first

be identified before the rezoning process is initiated

不適合 • 牽涉私人業主和發展商 • 實際發展情況視乎市場情況 • 難掌握發展時間 • 影響現有土地用途，沒有預先計劃土地用途的更改難被接受 • 更改現有政府土地用途的做法是不實際的，因為通常在更改土地用途

過程開始前，要先確定發展用途.





Reuse of ex-quarry sites 利用前石礦場

Suitable • No impact on existing land use • Create small to medium sized land only • Limited supply, can only be available upon quarry

closure. • Needs good planning 適合 • 沒有影響現有土地用途 • 只能創造小到中型土地 • 只可利用關閉了的石礦場，這模式提供的土地數量有

限 • 需要良好規劃





Rock Cavern Development 發展岩洞

Suitable • Though only affecting existing government land, difficult

to justify relocation of facilities without planned land use of released site

• Release land for existing facility and its surrounding area that are now sterilized for development

合適 • 雖然只影響現有的政府土地，但如果對釋出的土地沒

有預先計劃土地用途，設施搬遷難被接受 • 釋放現在設施的土地及其附近土地的發展力





Reclamation 填海

Most Suitable • No impact on existing land use • Good for large reserve • Need to reduce and mitigate impact on marine ecology 非常適合 • 沒有影響現有土地用途 • 能創造大面積的土地儲備 • 要減少和紓緩對海洋生態的影響

1. Needs of Land

土地需要




海外經驗

“Marina Bay” in history 濱海灣的歷史 Singapore Experience 新加坡經驗

Further reclamation 進一步填海

1991 Revised Concept Plan 1991年修改概念圖

Subsequent DGPs 其後的DGPs

The concept of white site Allow market forces to decide

on the use of these very prime site in relation to future demand

“White site”的概念以市場力量來決定這黃金地

段對將來的需求的用途

Singapore Experience 新加坡經驗

Marina Bay Integrated Resort 濱海灣綜合渡假村

1970’s Concept of reclaiming Marina Bay was born 濱海灣填海構思誕生 1991 Further reclamation took place to create nicer inner bay environment 進一步填海以塑造更優美的內港 2000 No gambling is allowed; financial as theme 不許進行賭博活動; 以金融作主題 2005 National Address: Invite gambling, international competition for casino development 官方著手引入賭權，進行國際性設計發展比賽 2006 Gambling licence awarded to Sands 賭權牌照賦予金沙集團

Macau Experience 澳門經驗

• Regional opportunities • High population density • Limited land resources • Further development in tourism • Demand for improved

environment • 區域機遇 • 高人口密度 • 土地資源有限 • 旅遊業持續發展 • 對改善環境需求

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Date日期 Event 事件

2008 Macau Government submit application for reclamation 澳門特區政府提出填海申請。

Nov 2009 2009年11月

State Council approved Macau Government to reclaim approximately 350 hectares of land to build a new town in Macau 國務院批覆同意澳門特區政府填海造地約350公頃建設澳門新城區。

Dec 2009 to Nov 2010 2009年12月至2010年11月

Stage 1: Concept Stage Develop concept plan on new town, carry out Stage 1 Public Consultation 第一階段：概念階段提出新城發展定位和概念性用地規劃方向，進行第一階段公眾諮詢。

Dec 2010 to Dec 2011 2010年12月至2011年12月

Stage 2: Draft Development Plan Review purpose, principle and strategy of new town planning, refine draft development plan and carry out Stage 2 Public Consultation. 第二階段：規劃草案檢討新城區規劃的目標、原則以及空間策略。進一步完善規劃草案內容，啟動第二階段公眾諮詢。

2012 Stage 3: Technical studies and Stage 3 Public Consultation 第三階段：規劃方案針對多項技術內容進行深化及論證，並舉行第三階段公眾諮詢。

Reclaimed areas are divided into five zones, located at East & South of Macau Peninsula Island, and North of Taipa, with total area of approximately 350 hectares. 填海區共分為五塊，分別位於澳門半島東、南，以及氹仔的北面，總面積約為350公頃。


Central Government: “Building a new town in Macau demonstrates the excellence of „One Country Two Systems‟, an important measure in relieving the problem of land shortage for the Macau Government and improving quality of life for the citizens, beneficial to the government in responding to financial crisis, maintaining stable and rapid economic development, and promoting social harmony and stability.” Macau Government: “The Government will reserve reasonable amount of land in the newly reclaimed land, promote diversified industries that can enhance economic but excluding gambling. Reserved land to build public housing, increase cultural, recreational, social, educational and infrastructural facilities; increase green leisure space, enhance environmental protection, improve shoreline, increase city living space, improve living environment and enhance quality of life.” 中央政府：“建設澳門新城區是發揮｀一國兩制´優勢，緩解澳門特區土地資源嚴重稀缺、改善居民生活質量的重要舉措，有利澳門特區應對金融危機，保持經濟平穩較快發展，促進社會和諧穩定。” 澳門特別行政區：“政府在新填海土地中將預留適量的土地，發展有利促進經濟多元進程的相關產業，但不包括博彩業。預留土地建設公共房屋，增加文化康體、社會教育、交通基建等公共設施；增加澳門的綠化休閒空間，加強環境保護，美化海岸景觀，擴大城市生活空間，改善人居環境，提升居民綜合生活質素。”

Thank You 謝謝

優化土地供應策略專題討論 2︰土地儲備 Enhancing Land Supply Strategy Topical...

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Transcript of 優化土地供應策略專題討論 2︰土地儲備 Enhancing Land Supply Strategy Topical...