old direction of development. In the 1970s, the government began to have the
idea of constructing a new airport and favoured Chek Lap Kok on Lantau Island
among a number of candidate sites. It also planned to develop the western part
of the harbour and expand the urban core area. From 1979 to 1997, town plan-
ning was dominated by the political situation. Planning stalled in the first half
of the period owing to the disputes between China and Britain, but the pace
accelerated in the second half owing to the political changes in China. In the
early 1980s, China and Britain negotiated the return of Hong Kong to Chinese
rule in 1997. The British made an offer to return sovereignty in exchange for the
right to govern, but it was rejected. The Chinese, on their part, were concerned
that Hong Kong’s fiscal reserves could be exhausted by the massive construction
works (such as Chek Lap Kok International Airport) undertaken by the colo-
nial government. After the Tiananmen Incident in Beijing in 1989, Hong Kong
society was worried about its political future after the handover. To stimulate
economic development, the government launched the Rose Garden Project,
with Chek Lap Kok International Airport as its core, with a view to creating
job opportunities and attracting talented professionals by means of infrastruc-
ture projects. The ten projects of the Airport Core Programme, with a price tag
of 169 billion Hong Kong dollars, were completed one after another around
1997 amidst disputes between Britain and China. The mobilisation of funds for
the mega-construction projects, the introduction of new technologies and the
supervision of joint ventures from different parts of the world resulted in a large
number of breakthroughs. The Tsing Ma Bridge became a new city landmark and
the longest double-decked suspension bridge carrying both vehicles and trains
in the world, greatly shortening the travel time between the urban area and Chek
Lap Kok International Airport. The new expressways and land not only changed
the overall urban landscape of Hong Kong, but also linked the urban core area
with New Territories West and Lantau Island, further expanding the business
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450 · MAKING HONG KONG
areas of the city. Hong Kong people no longer considered Lantau Island as a
remote area, and the New Territories changed and stood at the forefront of the
city’s development. Thanks to the ten projects of the Airport Core Programme,
Hong Kong people regained their lost confidence and looked forward to pros-
perity after 1997. Nevertheless, the relationship with China was always an essen-
tial consideration in town planning for the colonial government.
It can thus be seen that the implementation of advance planning is subject to
timing, environment and human factors. It may not be possible to carry out a
detailed plan if the timing is wrong. The fate of a prepared plan also depends, of
course, on the persistence of its designers. When the opportunity presents itself,
there may not be sufficient time to deliberate on concepts which are expected to
take the city forward. More importantly, planning needs to keep pace with the
times, with appropriate and timely reviews and adjustments in light of a rapidly
changing environment and different considerations.
After the handover, Hong Kong was hit hard by the financial tsunami in 1997,
and the economy was in trouble. The government recorded deficits in each of the
years between 1997 and 2004. Property prices plunged by 60 per cent from their
peak levels in 1997. The economic downturn also halted a series of large infra-
structure projects west of Victoria Harbour, such as those in Western District,
West Kowloon and the new development areas in North East and North West
New Territories. To alleviate the negative impact of the economic crisis on the
city, the previous system of town planning was not given up after Hong Kong’s
return to Chinese rule in 1997. Instead, more attention was paid to the analy-
sis of data and feasibility studies beforehand. For planning’s internal work, the
emphasis is on optimising the system, improving the laws and regulations, and
strengthening the monitoring of engineering technologies, among other things,
so as to learn from experience and achieve breakthroughs. Of all the changes
in the external environment, the most important one is certainly Hong Kong’s
return to China and becoming a key city of the country, which requires coop-
eration with neighbouring regions. On the other hand, amidst the pursuit of the
ideal of sustainable development worldwide, the Hong Kong public’s demand
for political participation has increased. Town planning work is also influenced
by the wrestling among libertarians, neo-socialists and radicals. The implemen-
tation of the Hong Kong Outline Plan depends not only on the government’s
guidance but on public support as well. Urban planning has entered a new era.
An ideal city of the twenty-first century not merely adopts housing or land use
planning, or policies formulated in response to actual social needs. It draws up
blueprints for the city’s future vision. A city is naturally bound by many existing
norms and constraints after more than a century of development. To address
the housing problem in Hong Kong, for example, it is necessary to estimate the
supply of public housing required and coordinate the supply of private housing
at the same time. The property market declines in the event of financial turmoil,
which affects the investment costs of construction projects and property prices.
The principle of sustainable development also has to be taken into account in
planning. For instance, it is necessary to monitor the compliance of private
housing with environmental principles in terms of building specifications, to
M4593-HO_9781788117944_t.indd 450 20/08/2018 16:48
Conclusion · 451
consider the impacts of traffic noise on residential units and the distribution of
public spaces, and so on. Another example is transport planning, which requires
consideration of not only internal needs, but also connections with the South
China region and the entire country, so as to ease cross-boundary traffic flows
and plan for future demand. Technical and quality supervision is of paramount
importance in large projects, while the use of public money is an issue of public
concern. Therefore, there are more and more unpredictable factors in planning,
and coordination work is becoming increasingly more important.
With the ageing of the urban core area, post-1997 town planning could no
longer focus on opening up new development areas. Urban areas have to be
redeveloped as well. When members of the public have a better understanding
of such concepts as urban design, architecture and environmental protection,
they increasingly aspire to take part in the redevelopment planning. Residents of
old districts are tired of the erosion of their traditional values by modern urban
development. They have reservations about gradually replacing the ‘good old
ways’ with modern urban lifestyles. Social values that emphasise safeguarding
the local culture and an awareness of conserving historical buildings oppose
assimilation by Western modern cities. Therefore, the redevelopment of old
communities should be not just about economic costs. More importantly, the
transparency of planning should be enhanced, and public participation should
be encouraged. All those factors have added a lot of variables to redevelopment
works and changed the previous practice of government-led town planning.
In today’s town planning, it is no longer possible to follow what was done in
the 1970s and 1980s, developing land to satisfy economic needs. With greater
civic awareness after the handover, members of the public impose stringent
requirements on the government of the Hong Kong Special Administrative
Region in terms of upholding the principle of ‘one country, two systems’ and
adhering to the policies of ‘Hong Kong people ruling Hong Kong’ and ‘No
change for 50 years’. How Hong Kong maintains the principles of the Sino-
British agreement and aligns with the overall development of China is now the
focus of town planning. Hong Kong’s civil society uses district council elections
and the Legislative Council election system to make the councils change their
focus of discussions in response to voters’ demands. People’s livelihoods and the
use of public money, as well as the fairness, openness and impartiality of policies,
are all issues of concern.
The various types of new problems encountered in town planning in the
twenty-first century reflect the very high demand placed by the world on city
development in the future. The pursuit of rapid growth, which was the dominant
thinking, has been abandoned, allowing for a broader vision in town planning.
Attention is now paid not only to the Hong Kong community, but also to envi-
ronmental protection and the responsibilities of a member of the global village.
With town planning that is supported by a sound legal system, greater tolerance
in the government’s administration and enhanced public knowledge, this truly
signifies the city’s enlightenment and progress.
M4593-HO_9781788117944_t.indd 451 20/08/2018 16:48
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Interviewees
Mr Wilson CHAN Wai-shun (陳偉信先生), Mr FUNG Chee-keung (馮志強先生), Mr Jimmy
LEUNG Cheuk-fai (梁焯輝先生), Ms Phyllis LI Chi-miu (李志苗女士), Mr LING Kar-kan
(凌嘉勤先生), Mrs Ava NG Tse Suk-ying (伍謝淑瑩女士), Dr Peter PUN Kwok-shing (潘
國城博士), Ms Ophelia WONG Yuen-sheung (黃婉霜女士).
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