LAND AND HOUSING
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periods. The plan is being revised, taking into account the 1971 census and recent developments in planning policies and techniques.
Background studies are prepared for all areas before detailed planning proceeds. They identify deficiencies or over-provision of community facilities and land required for various uses in relation to the existing and future populations of planning areas.
Outline zoning plans are prepared by the Town Planning Board when instructed by the Governor, who is advised of the need by the Land Development Policy Com- mittee. These plans show land for public and private development, housing, industry, commercial development, roads, open spaces and other uses, and have statutory status.
Draft outline zoning plans prepared by the Town Planning Board are exhibited for public inspection. Any objections are then considered by the board. The draft plans are amended where appropriate, and submitted together with any outstanding objections to the Governor in Council for final approval. The plans make provision for applications to the Town Planning Board for permission to use land for purposes provided for in the notes of the plans. The zoning proposals are implemented through lease conditions where possible, and through the Buildings Ordinance. During the year, five draft outline zoning plans were exhibited for public inspection by the Town Planning Board. The future of town planning legislation in Hong Kong is being examined by an inter-departmental study group.
Departmental planning guides for developing rural areas and outline development and layout plans for developing urban areas are prepared within the framework of the Hong Kong Outline Plan and statutory outline zoning plans where these exist. Outline development and layout plans are drawn to larger scales and show detailed road patterns and the layout of sites for various uses-including reserves for govern- ment and community uses, open spaces, utility companies and other specific require- ments. After consultation with other departments and amendments where appropriate, these plans are submitted to the layout plans sub-committee of the Land Development Policy Committee or to the New Territories Development Progress Committee for approval. In 1975, five outline development plans were approved. These plans have no statutory effect but are used as a guide for the formulation of leases, the sale of Crown land, and for public and private development of land.
Most of Hong Kong's developing areas are now covered by some form of plan. Many of the present departmental and statutory plans are due for revision and replacement by plans which take account of more sophisticated forms of development and increasing social requirements.
The main object of the outline zoning plans and departmental plans for the existing densely populated urban areas is to improve the environment by providing for open spaces, schools and other facilities, where at present there is little or no such provision. Certain areas such as Wan Chai and Yau Ma Tei, where a large amount of urban renewal is taking place, are designated as environmental improvement districts.
Because of redevelopment, a rising standard of living, and the growth of popula- tion, major development outside the existing urban areas is essential and is taking