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words, “as high as possible", I have already explained why the restric- tions on height are so often self-imposed. Furthermore, whilst I agree with much of what Mr. KAN said about encouraging redevelopment of old premises in the urban area I cannot subscribe to his idea that they should rise up as high as possible. I would, however, agree with this idea if the owners would in return surrender areas of land for open space so as to improve the environment as I consider that the aim should be to have a population density of not more than 1,500 per acre of site. One must also not forget when considering tall buildings the difficulties that my Friend, the Director of Fire Services, has in dealing with fires which occur on the top floors, particularly when roads are narrow or access is restricted.

Any attempt to redevelop a great number of old buildings is dependent upon the amalgamation of sites and to achieve this by legislation would, in my opinion, be unduly totolitarian although it can probably be shown that the profit to individual owners would be greater if they amalgamated their properties for a comprehensive re- development rather than developing them piece-meal.

In fact, Mr. KAN seems to be suggesting a Colony-wide programme of urban renewal. The figures he gave on the estimated potential yield from such an exercise are impressive, i.e. after redevelopment, a total of 120,000 flats capable of housing 700,000 odd persons. However, I wonder if he has taken into consideration the need for density control as well as the provision of community and recreational facilities in residential areas.

I am sure he knows that it is possible working to the Buildings Ordinance to so plan a building as to obtain densities of 5,500 persons per acre and more on the area of a fairly straightforward large site. This type of development is therefore what could happen throughout the urban areas and I am afraid would happen if left to the uncontrolled efforts of most private developers and their architects who are simply intent in squeezing the last drop of juice from the lemon to maximize their profits with no thought of the social conditions which will be created. I am making this point as members of this Council will be aware that I have repeatedly said that we do not want to have a continued build-up of population in the urban areas which will simply degrade the life of our citizens in the future--and this may be the last chance I will have of saying it to them.

My Friends Mr. Hilton CHEONG-LEEN and Mr. Henry Hu both spoke on public transport and traffic problems. Government is well aware of the problems associated with the large and ever increasing number of motor vehicles registered in Hong Kong and the effect which this is having on all our lives in terms of congestion, frustration, traffic accidents and the environment generally. As Head of the Department

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responsible for carrying out improvements to the road network, I have already sounded a clear warning that the rate of increase of motor vehicle registrations which has been taking place in recent years cannot be allowed to continue indefinitely, since it is physically impossible to carry out all the improvements necessary to accommodate these in- creases in the restricted urban environment which is Hong Kong. This was clearly demonstrated by the Transportation Studies carried out in the mid-60's when the Long Term Road requirements and general movement of people and goods over the next 20 years was examined in some detail. If anything the position today is even worse as evidenced by present-day traffic figures compared with those forecast for the early 1970's. It is primarily because of this imbalance of road capacity and desire for movement generally which has prompted Government to seriously consider the construction of an underground railway.

In line with this forward looking approach to problems of trans- port and traffic generally Government will shortly be commissioning Consultants to make a further review of these problems to ensure that a proper overall traffic and transport policy is conceived based on documented facts. This study will also be taking a long hard look at the measures which it may be necessary to impose to ensure that a balanced network of transport, both public and private, is achieved for the benefit of the majority. Again, I would like to sound a warning that no matter how unpalatable some of these measures may be, they nonetheless will have to be accepted if Hong Kong is to achieve and keep pace with the social and economic progress so vital to the community as a whole.

The study which I have previously referred to will specifically look at the various points which have been raised by Mr. Hilton CHEONG-LEEN and Mr. Henry HU. Government is also very conscious of and views with growing concern the number of traffic accidents which are increasing steadily each year. This concern has led to con- sideration being given to the setting up of a Road Safety Council. This body is likely to be charged with certain advisory and co-ordinating duties concerning the propagation of Road Safety measures and in- formation with particular emphasis on the organization of road safety campaigns and the devising, promoting and encouraging the adoption of precautionary measures to prevent traffic accidents and to mitigate their consequences. Once this Council has been established, road safety and related problems of accidents will be under continuous review and there will, I hope, be an increase in the number of publicity campaigns to make the public at large more conscious of their in- dividual responsibilities regarding safety on the roads.

Finally, Sir, I hope to correct what might be the public impression of the Urban Council, i.e. the Unofficials bickering at the Officials and the Officials drifting to the corners to reply. I say, this may be the

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