Planning and Engineering Study on Future land use at Ex Lamma Quarry Area Feasibility Study

Stage 1 - Community Engagement

HKIUD attended:-

• Public Forum held on 19^th January 2013
• Focus Group held on 6^th February 2013

The site is unusual and complex in terms of contextual situation, connectivity and stakeholder aspiration. A standard track approach to its use appears to be inappropriate. Furthermore, there is wonderful opportunity to utilise the site at a number of planning horizons:-

• Local job creation and facility provision;
• City wide recreation and education; and
• National level tourism

The current direction would appear to miss all of the opportunities provided as well as failing to provide significant local jobs, facilities or even suitably addressing the territory’s housing deficit. In short we have reservations about the following areas of the study:-

The Study Methodology:-

The formation of a ‘Vision and Principles’ for the site being generated by the small circle Project Team is misguided. Both the public Forum and the Focus Group sessions showed strongly that the provided Vision was far from the expectations of both the community and professional bodies. Forming the Vision is an important planning policy objective that needs to include all stakeholder groups, addressing not just the study area but also district and national objectives. The Vision, once agreed by all parties, forms a robust and defendable approach to development, into which all stakeholders are able to subscribe. We consider that the methodology for the project is “backward” and that public consultation exercises and focus groups should be utilized primarily at the inception of the project to form the Vision and Principles. he Project Team is then able to develop Development Strategies with a clear mandate that follows the documented planning objectives for Lamma and finally produce well founded Development Options. Presenting rapidly conceived and poorly illustrated option(s) at an early stage, littered with ‘greenwashing’ and marketing generalisations, fails to build confidence in the understanding of the project proponent, suggests a fait-a-complit on the proposed development strategy and marginalizes stakeholder groups who need to be involved not confronted.

Guiding Principles

It is questionable whether any of the guiding principles are suitably met by the proposed option(s). We consider that it fails to tick the boxes of any of the four categories of Development Need, Local Aspiration, Environment or Infrastructure. Critically, under ‘Development Needs’, the project team should critically consider whether any of the objectives are met:-

Unleashing the potential of the site?

Synergising with existing local character and recreation / tourism resources?

Helping to meet housing demand?

Enhancing visitor appeal?

Land Use Options

We would consider that any future development should consider the following ;-

• Lamma residents lack adequate basic facilities including local schooling, policing and medical centres. Site development provides opportunities to play a positive role for the whole island and such, provision should form the cornerstone of any development options.
• There already exists underutilized housing stock on Lamma. With its existing poor transport connections the success of any further development on the island is highly questionable  out significant and concrete commuter transport arrangements being provided up front. Such connections are the catalyst to a vibrant community and further investment. Existing private sector transport cannot provide this key element without a critical development mass.
• The planning intention for Lamma is “to enhance the role of Lamma as a leisure destination”. The development site has the opportunity for enhance the tourism and leisure potential at a district and territory level and planning options need to be considered in the context of not just the whole of Lamma but also Hong Kong Island South. A ‘big picture’strategy approach should be adopted.

Conclusion

• Small scale housing development neither adequately addresses Hong Kong’s critical housing shortage nor is it able to bring with it the key facilities required by the island including improved transport connections, schools, policing and healthcare facilities.
• The development potential for the site lies in its educational, leisure and tourism opportunities as a gateway for the whole of Lamma Island to act as a regional or national provider and not as a standalone community development.
• The context of the site is unique and standardevelopment approaches are not appropriate. CEDD may not be the ideal
       project proponent for such a project, particularly within the context of previous development results at Yung Shue Wan.
• The Vision and Principles for the site need to be developed at ‘policy level’ using a
       wide-circle stakeholder approach to ensure that appropriate transport, tourism, education, security, medical, environment and community needs are not only considered in the proposals but are the fundamental drivers for the development. Project development should not proceed until clear evelopment strategies are agreed.