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Edward Yiu Associate Professor, Department of Geography
and Resource Management
Associate Director, Institute of Future Cities
The Planning Intentions of
Green Belts and the Impacts
of their Rezoning
CRECCHK Luncheon Seminar
July 17, 2015
Definitions of Green Belts
Origin • Ebenezer Howard’s (1898) Garden City
• In the 1930s the Campaign to Protect Rural England (CPRE) campaigned
for a clear barrier of undeveloped land against ribbon development and
urban sprawl.
Definitions • “a narrow strip of parkland more or less encircling part of a built-up metropolitan or
large urban area” (Osborn, 1969, p.182)
• “a zone of land around the city where building development is severely restricted”
(Amati and Yokohari, 2006, p. 125)
• http://www.aucklandcouncil.govt.nz/SiteCollectionDocuments/aboutcouncil/advisorypanels/ruraladvisorypanel/mee
tings/ruraladvisorypanelminatt20110325.pdf
• “The GB zone covers mainly slopes and hillsides, most of which is naturally
vegetated. Some GB areas are also designated as Country Parks.”(TPB PG-NO. 10)
http://www.info.gov.hk/tpb/en/forms/Guidelines/pg10_e.pdf
An Example of a Green Belt in HK
Urban
Green belt
Countrypark
London’s Approach to the Green Belt
Importance of GB 1. England’s 14 GB covers nearly 13% of England,
2. Provide a breath of fresh air for 60% of the population – 30 million
people – living in the urban areas within GB boundaries
3. New surveys show that 95% of people value the beauty of the GB
4. 58% have visited for leisure in the past 12 months
Fresh Approach to the GB 1. Recognise and protect the Green Belt
2. Invest in and improve the Green Belt
3. Connect and network the Green Belt
Approach to Development • Brownfield First Policy
CPRE (2010) Green Belts: a greener future,
http://welwynhatfield.co.uk/wp-content/uploads/2012/04/green-belts-
a-greener-future-summary.pdf
London’s Greenbelts
“The overall area covered by the designated Green Belt has doubled
since 1978. In some cases this incorporates expansion of Green Belt
intended to offset the loss of areas to new development.
http://welwynhatfield.co.uk/wp-content/uploads/2012/04/green-belts-a-greener-future-summary.pdf
Planning Purposes of GB
• The main purposes of the GB zone include the following:
• To conserve existing landscape features, areas of
scenic value and areas of recognised “fung shui”
importance;
• To define the outer limits of urbanized districts and to
serve as a buffer between and within urbna areas; and
• To provide additional outlets for passive recreational
uses. (TPB PG-NO. 10)
• To primarily conserve the existing natural environment
amid the built-up areas/at the urban fringe,
• to safeguard it from encroachment by urban type
development,
• to define the limits of urban and sub-urban
development areas by natural features,
• to contain urban sprawl as well as
• to provide passive recreational outlets,
• with a general presumption against development. – Sources:
– OZPs
– S.3.5.2, Ch. 10 Conservation, Hong Kong Planning Standard and Guidelines, Aug. 2010 Edition,
HKSAR Government http://www.pland.gov.hk/pland_en/tech_doc/hkpsg/full/ch10/ch10_text.htm
Planning Intentions of GB
Various Conditions of GB
Various Conditions of GB
Appropriateness of Rezoning GB for
Residential Use
GB
- Conservation
- City Boundary
- Recreational
Uses
Residential
Use？
Rezoning
Are the original functions
of the GB sacrificed?
Principles in Rezoning GB
GB should not be rezoned unless:
1. It does not serve the required functions of a GB – devegetated, deserted or formed land;
2. The new use can better serve the required functions – upgraded to SSSI, countrypark, etc.
GB policy should be reviewed by a long term strategy of territorial planning, rather than a piecemeal approach of rezoning.
Development Bureau’s
Approach
Review Standard
Phase I Phase II
Devegetated Area > 0.5ha, Slope < 20⁰
Deserted Next to developed area
Formed Land Next to transportation means
Lower value in limiting boundary
and conservation
〈局長隨筆〉 http://www.devb.gov.hk/tc/home/my_blog/index_id_80.html
Private Applications for GB Rezoning
were mostly Rejected Application for GB Rezoning (1997-2014) – by districts
District Approved Rejected Total Rejection
Rate
HKI 3 4 7 57.14%
Wong Lai Chung 0 2 2 100.00%
North Point 0 1 1 100.00%
Pokfulam 1 0 1 0.00%
Peak 2 0 2 0.00%
Quarry Bay 0 1 1 100.00%
KLN 0 0 0 --
NT 4 26 30 86.67%
SS/Fanling 0 9 9 100.00%
Tsuen Wan 0 2 2 100.00%
Tsuen Wan W 0 4 4 100.00%
Tai Po 1 2 3 66.67%
Shatin 1 1 2 50.00%
Ma On Shan 0 1 1 100.00%
Kwun Tong S 0 2 2 100.00%
Sai Kung 0 2 2 100.00%
Lantau I S 2 0 2 0.00%
Tuen Mun 0 2 2 100.00%
Yuen Long 0 1 1 100.00%
全港 7 30 37 81.08%
30 out of 37 applications
were rejected (81%)
Rejection Reasons
15
10
11
10
10
11
1
8
5
5
19
24
1
9
10
2
0 5 10 15 20 25 30
與「綠化地帶」的規劃意向相違背
發展過度密集
影響景觀/砍樹
影響交通
影響污水/排水/基礎設施
影響環境
山泥傾瀉的風險
影響城市設計/視覺效果
影響政府、機構或社區設施
影響休憩用地的供應
資料不足
不良先例
涉及政府土地
在規劃研究完成前改劃為時過早
危害完整的土地規劃
減少為應付丁屋發展需求的土地供應
Number of Applications
否決
原因
Rejection Reasons
Violation of the planning intentions of GB
Set bad precedents
Insufficient Information
Case Study
Functions GB
Conservation Woodland, next to countrypark, important habitat
Buffer Limiting urban encroachment into countrypark
Passive
Recreation Popular hiking trail
Performing the Functions of GB
Buffer between a countrypark and the developed area
http://www2.ozp.tpb.gov.hk/gos/default.aspx
Ecological Value of GB
Limnonectes
Polypedates_megacephalus
marsh frog
Public Opinions on GB
Study Area：
Period：Mid
Jun 2014
No. of
Sample：
312
Method：
Public Opinion Survey Results
96.8%
2.9%
0.3%
A. Conservation Function
有
無
無意見 78.5%
19.9%
1.3% 0.3%
B. Limit Urban Sprawling
有
無
無意見
不一定
85.6%
13.1% 1.3%
C. Passive Recreational Function
有
無
無意見
Opinion of GB Rezoning?
22.8%
6.7%
74.0%
1.6%
Agree or Disagree with the Govt’s GB
Rezoning Application?
贊成發展作公營房屋
贊成發展作私營房屋
不贊成
無意見
會破
壞生
態
減少
綠化/
公共
休憩
空間
危害
郊野
公園
城市
會過
度擴
張/發
展
其他 沒有
列明
不贊成的原因 67.5% 72.7% 39.0% 39.0% 19.5% 1.7%
67.5% 72.7%
39.0% 39.0%
19.5%
1.7% 0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%百
分比
(%
)
不贊成的原因
Disagree
Agree to build private housing
Agree to build public housing
Opinions on Other Land Supply
市區重
建 填海
重建政
府、機
構/社區
用地
（如學
校及社
區會
堂）
發展棕
土（如
露天貨
櫃場及
停車
場）
發展岩
洞（如
搬遷沙
田污水
處理
廠）
開發鄉
郊土地
發展綠
化地帶 其他
增加土地供應以配合未來發展的方法 59.3% 12.2% 30.4% 40.1% 7.4% 18.9% 4.2% 5.4%
59.3%
12.2%
30.4%
40.1%
7.4%
18.9%
4.2% 5.4%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
百分
比 (
%)
UR Rec GIC BF Car Rur GB Oth
Opinions on GB Rezoning Application
91.3%
7.1% 1.6%
GB should be protected?
應該
不應該
無意見
12.8%
86.2%
1.0%
GB rezoned to private
housing?
贊成
不贊成
無意見
Should
Should not
CBA – A Case Study
24
Lau, T.L. (2015) Cost-benefit analysis of residential
development in brownfield and greenfield, FYT, GRM,
CUHK (supervised by CY Yiu)
CBA Framework
25 Lau, T.L. (2015)
CBA: Brownfield v Greenfield
26 Lau, T.L. (2015)
Economic Benefits Comparison
27 Lau, T.L. (2015)
Social and Environmental
Benefits Comparison
28
Lau, T.L. (2015)
Benefits Comparisons
29 Lau, T.L. (2015)
CBR Comparison
30 Lau, T.L. (2015)
Brownfield Greenfield
Economic Cost $2,204,405,090 $1,769,460,000
Economic Benefit $7,932,049,200 $3,054,371,407
Economic CBR 1:3.60 1:1.73
Brownfield/Greenfield
Economic CBR Ratio 2.08
Total CBR Ratio 3.75
Brownfield First HK
31
• 800 ha brownfield in HK
• Mostly are originally farmland
• But are converted into container
depots and storage sites, etc.
