The social agencies were concerned about the high- density nature of the two Kowloon areas, not only in re- sidential population but in the vast numbers of visitors attracted by those areas' high share of entertainment, shops and markets. Many people there lived in crowded spaces with little privacy and this broke up family life, pushing children out in the streets with their parents unaware of where they were.
It was common for even very young children prac- tically to live in the streets. Adults, with little open space near their homes, would congest narrow streets, crowded with stalls, especially in the hot summer, carrying emo- tional frustration and tension with them. If anything happened in the street there was a ready-made crowd.
Mr. Keith said there was a disturbing tendency in the Hong Kong community to consider Hong Kong as an "in and out" place, whether the goal was to return to their native China if and when possible, or to go overseas as the ultimate in success, but it was difficult to balance off the "in and out" idea with many people staying here for 15 or 20 years.
This was the evidence relating to social conditions, in two pockets of existing urban area where the gross residential density is in the region of 1.000 persons per
acre.
With these thoughts on the social aspects of residen- tial density in our minds, let us turn to the proposals for Tsuen Wan, Sha Tin and Castle Peak.
It cannot be held that these three plans are designed for the "in and out" elements in our community, being programmed as they are for progressive development over the coming 15 to 20 years; neither should plans prepared under the Town Planning Ordinance be so designed. Yet it is proposed that the average gross residential densities. and the consequent intensity of the use of land, in all the plans will be greater than Yaumati and Mongkok; Tsuen Wan (1,400), Castle Peak (1,550), Sha Tin (1,220). These densities are higher than the Western District, ad- jacent to the established commercial centre of the City of Victoria, which is at present the subject of an urban renewal exercise.
Greater Congestion
It has been suggested that the populations shown on the draft plans are the very maximum that can be achiev- ed under the Building Regulations but that it is unlikely that the full populations will ever be achieved. There- fore it is conceivable that densities will be lower and the ratio of open space, school sites, and land for other com- munity facilities to the total population will in fact be higher. But can we afford to consider our New Towns on this hit or miss basis?
How many examples come to mind in Hong Kong where development has not been taken to the maximum permitted under the Regulations, except due to temporary recessions, and temporary shortage of investment capital? We can be sure, that if the plans for Tsuen Wan, Castle Peak and Sha Tin are approved with the calculated gross densities shown, there will be greater congestion of land use than that already socially condemned in Yaumati and Mongkok.
Lady Williams in her recent report on Social Welfare Provision in Hong Kong made reference to the social structure of the new towns, in that the newly developing areas appear to be one-class communities, as the combined result of the housing and resettlement policies.
A one-class area finds it very difficult to select its na- tural leaders from among its own ranks for there are too few with the necessary education and experience in organizing social and other activities. Lady Williams does not refer to planning policy in her report, which is to be regretted (but at the same time may be significant), but as housing forms so large a proportion of the use of land in the new towns under consideration (29.7 per cent in Tsuen Wan, 34.4 in Sha Tin and 32 in Castle Peak), it is important to arrange for a satisfactory balance of hous- ing types and standards in the towns, and not to regard the housing areas merely as low-cost housing estates.
The density standards proposed in the plans are un- likely to attract the balanced community necessary to en-
Far East Architect & Builder October, 1966
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courage an awareness of social responsibilities, and the overdevelopment of land likely to result will combine to produce conditions completely unacceptable to present- day thinking, apart from the conditions which should be anticipated after 15 to 20 years of economic development.
Outmoded Standards
By the adoption of outmoded and socially destructive housing density standards, we may undermine the purpose of the new towns, which is to provide for the future gen- erations and to attract residents from overcrowded living conditions and the congested streets and services of our existing urban areas.
We may well find that the sites of the three new towns are developed as a group of low-cost housing estates. Then there would be an undoubted reluctance on the part of responsible private investors to operate in these areas. This would have the effect of further consolidating invest- ment in redevelopment in existing urban centres, or the transfer of capital out of the Colony entirely.
Has every alternative been considered before we are committed to such intensive development in these three locations?
I know that a great deal of work has already been carried out by the Colony Outline Planning Section of the Planning Division, and that it may be some time before a comprehensive picture of the development potential of the Colony as a whole can be presented. But it is not difficult to see from the plan of Hong Kong that the Island of Lantao, twice the size of Hong Kong Island, holds enormous possibilities which are worthy of inves- tigation.
Money has already been spent and engineering fea- sibility reports have been available for Tsuen Wan, Sha Tin and Castle Peak for some years, but I cannot see the sense in the approval of housing densities of the order now proposed and committing vast areas for industrial development, related to the populations anticipated in these plans, when, with a little more time and with the greater information which will shortly be available, it may be possible to present not only to Hong Kong, but to the whole world, a most progressive and enlightened Develop- ment Plan for the whole Colony.
The Planners are not suggesting that the development of Tsuen Wan, Sha Tin and Castle Peak should be defer- red, nor that industry should not be planned in these areas. But we urge that the intensity of development within the planning areas should be restricted, until all the evidence is placed before Government as the result of the work of the Colony Outline Planning Team.
As the major land owner, developer and financier Government's responsibility is great but by the adoption of an enlightened land use policy it has the opportunity to raise the level of confidence in the future, to attract much needed investment capital and to secure a higher standard of living and an improved environment for the people.
This feature is based on a talk given last month by Mr. Jackson to the Y's Men's Club, Hong Kong
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