January_1970 — Page 32

Towards the end of this stage areas suitable for Government or Govern- ment-aided housing are selected. Usually the large platforms, with good vehicular access for bus routes, etc. are preferred. Once the sites have been selected sketch designs are prepared and sometimes the site formation is modified to accommodate standard block designs more economically. From these sketch schemes a more ac- curate assessment of the future popula- tion can be obtained and based on this it is possible to go into more detail in the design of the surrounding areas.

Over the years a number of standards have been evolved for the provision of various facilities in re- lation to population. Such facilities as primary schools, kindergartens, open space, some shopping and restaurants, and some welfare facilities, are normal- ly provided within the estates, but other facilities are not.

For instance, secondary schools are required outside the estate on the basis of 1 classroom per 600 persons (a classroom requiring 2000 sq. ft. of site

Wah Fu Estate has its own town centre

area), a clinic for every 100,000 persons, and a police station for every 200,000. In addition, nearby areas should contain further shopping facili ties, cinemas, markets, churches, fire station, major playing fields and numerous other facilities, which go to make up a functional urban area.

The Detailed Develpmnent Plan is thus evolved. It is then circulated to all interested Government departments and other bodies, such as the utility companies. Each examine the plan from their own particular point of view and ask for any amendments they think necessary.

To give some idea of the com-

plexity of the operation, this involves over 40 different bodies. Frequently their requirements conflict and com- promises have to be reached.

Finally, the agreed plan is submit- ted with an explanation of the basic principles to a committee of senior Government officials who consider whether the plan is a suitable basis for development. If so, it is used as a basis for each of the other departments to submit items for inclusion in the public works programme at a time when the particular facility for which they are responsible

responsible is required, bearing in mind the time needed for design and construction, recruitment of staff, etc. In this they are aided by the annual issue of population pro- jections on the basis of five year intervals up to 20 years ahead.

Clearance

The first item to go into the P.W. programme is usually that for clear- ance and formation of the area. Any private land, and by this is meant land held on leasehold from the Crown, is

resumed. Other than the New Terri- tories this is done by cash com- pensation or exchange, whilst in the New Territories a letter is issued called a 'Letter B' which entitles the holder to an equivalent area of land in the case of building land or 2 sq. ft. for every 5 sq. ft. in the case of agricultural land.

The theoretical basis for this 5:2 ratio is that for every 5 acres of land, by the time provision has been made for roads, open space, schools, etc. 2 acres are available for actual building. Cash compensation is given for grow ing crops, together with a disturbance allowance.

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These "Letter B's" have become saleable items and the entitlement to the land can be transferred from one owner to another, and sale prices fluctuate according to the state of the market. They are valid for land in scheme areas throughout the New Territories, and are not restricted to the scheme area in which the original entitlement arose.

Any squatters in the area are carefully screened and registered and their structures surveyed. This is quite a complicated process and I would recommend anyone interested in the exact process to read the Commis- sioner of Resettlement's Annual Re- port, but the result is that every assistance is given for the squatters to be rehoused in adequate resettlement accommodation.

If no accommodation is immediate- ly available or if the squatter elects to wait for accommodation which is more to his liking he is moved temporarily to a transit centre or a licenced area.

Squatters who have had shops since before late-1965 are eligible for renting new shops in resettlement estates. However, this is likely to be changed in the near future to a cash award. Those with factories become eligible for space in resettlement flatted factories provided the size and trade is suitable for the new accom- modation. If not, the squatter is given the opportunity to change his trade to one which would be suitable. Ex-gratia payment is also given to squatter farmers which varies according to how long the land has been formed.

Formation

Meanwhile, however, full plans and tender documents would have been prepared and contracts let for the carrying out of the site formation and engineering works, because it would be inadvisable for an area to be cleared and left vacant for any period of time further illegal uses would tend to move in.

This requires careful timing to ensure that the contractor is able to take over the area directly the clearance is completed. Contractors are registered with the PWD in various groups according to the type and value of the contract they are considered capable of undertaking. Very large contracts are opened for international tenders.

Again, when the formation is completed and handed over it is desirable that building work com- mence straight away or else a constant

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Far East BUILDER, January 1970