town-planning-in-hong-kong-a-review-of-planning-appeals — Page 21

Irving, Richard 243, 391

Ismail, Anthony 437, 483

Jean, Andrew 82

Keith of Kinkel, Lord 46, 69, 75, 215 Kennard, E. T. 142

Kwok, S. H. 353, 454, 483

Lai, Pui-yee 147

Lai, Wai-chung Lawrence 152, 153, 211,

500

Lanbase Surveyors Limited 321

Law, Robert 257 Lawrence, A. B. 91

Lea John P. vii

Lee, James 473 Lee, K.C. 250

Lee, Robert 500 Lee, Tin Yan 468 Leung Kam Wing 490 Leung, Koon-wai 176 Leung Wing-nin 480

Litton, Mr Justice 12, 82, 91, 98, 107,

120, 129, 147, 167, 176, 184, 206, 244, 257, 271, 276, 284, 314, 328,

393

Lloyd of Berwick, Lord 54

Lo, Clement K. C. 159

Lo, Edmund Chai Wan 523

Lo, Kwok-wai Edmund 424

McNamara, J. 91, 98, 107, 167, 190,

307, 314, 353, 393 Morton, Brian 243,391

Neoh, Mr 213

Patel, V. 82, 91, 98, 107, 114, 120, 134,

142, 147, 153, 159, 167, 176, 184, 190, 201, 213, 250, 307, 314

Pau, S.H. 499

Pigou, A.C. 519, 527

Poon, Miss 431

Popper, R. Karl 499

Pryor, Edward George 499

R & U Planning Development

Consultants 343

Shaw, S.M. viii

Sihombing, Judith x

Sowell, Thomas 516, 527

Tang, Robert C, QC, JP 12, 114, 134, 142, 153, 159, 190, 201, 213, 250, 292, 298, 307, 321, 343, 353, 413,

538

Town Planning in Hong Kong: A Review of Planning Appeal Decisions

418, 424, 431, 437, 448, 468, 473,

480, 483

Tsui, Stanley 418

Turner, D.F.L. 114

Wesley-Smith, Peter 518

Wilkinson, Michael x

Williams, Anne 200

Wingrad 284, 413

Wong, David 134

Wong, Phyllis 490

Wong, Ronny F.H., SC 12, 454, 490

Wong, Yee Fai 448

Woolf, Mr Justice 237

Wu, Gerald 468

Yan, Kervin 298, 500

Yu, Benjamin 201,364

TERMS

a matter of fact and law 509

academics ix, 3

access problems 147

access-road 503, 504

'Action and Reaction' Principle, the 19

ad hoc development 13, 66, 67, 129

comprehensive 314

industrial 36

proposals of 68, 72

aerial photographs 147, 190, 257, 265,

320, 430, 503-505

agreement 51 agricultural

land, active 167, 176, 257, 374 lots 120, 147

rehabilitation area 35, 40, 71, 77 setting 16

Agricultural Land Rehabilitation

Scheme (ALRS) 190, 193 agriculture 22, 504

encouragement through planning

306

impossibilities of 353

Airport Heights Restrictions (APH) 206 ancestral hall 59, 192

ancillary office 82, 84, 85, 91

in Industrial Zones 51, 82, 98

appeal

determination of 76

dismissed on the grounds of

'incompatibility' with a G/IC Use not

against planning intention 454 hearing 45

pending 70, 77

procedure 257

second, of the same nature 448 Appeal Board 5, 45

members' knowledge of the area 153 power to amend the Town Planning Board and considering other reasons for rejecting a planning application 159

power to award costs under s. 17B (8)(c) of the Town planning Ordinance 206

power to confirm, reverse or vary the decision appealed against 120

power to extend time limits of appeals 134

practice of 24, 43, 57, 70, 75 role of 21

appellant 5

being suppliers to government contractor 167, 257 appellate functions 52, 53 application

consistent with planning intention but adjudged to be excessive in terms of traffic generation and development intensity 314

earlier one for office development in Industrial and G/IC zones rejected though a later application for I-O building approved with planning conditions not relating to matters negating the former 454 for car repair workshop in Unspecified Use Zones 320

Index

539

for changing one approved commercial use to another under

Column 2 284

for workshop in Open Storage (OS)

Zone 480

justification for 320

new 69, 74

rejection of 35

s. 16 5, 42

which is doomed to failure 206

approach

adversarial 18

inquisitional 18

approval, conditional 23

approved plan

successful implementation of 70

architects 11

architectural designs

area

imaginative vs. uninspiring 483

conservation 519

future development 519

industrial 52, 54

licensed 520

artificial waterways (see nullahs) 511

Authorized Persons ix, 2

award costs 24, 98, 473

barging point 54

Basic Law of the Hong Kong Special

Administrative Region of the People's Republic of China 2, 493 Bill of Rights (See Hong Kong Bill of

Rights Ordinance) 26, 190, 201 Article 10 201

Article 21 190

Ordinance 39

Block Crown lease 26, 31, 38, 59, 63, 73,

147, 190, 201, 298, 299, 313

British authorities vii

buffer zones (see also Deep Bay Buffer

Zones) 213, 353, 218, 324, 510

build forms 58, 120

Building Appeal Tribunal 126, 517 Building Authority 83

building

application 516 height 51, 58

materials 493, 504

not yet in existence 52 permission 47

plans, implications of 82, 98 plans rejected on grounds of

contravening town plans 413 sites 505

Building Regulations 2, 18, 84

R22(2) 91

Buildings Ordinance 2, 82, 126, 132

s. 16(1)(d) 91

Buildings Ordinance (Application to the New Territories) Ordinance 515 Chapter 131 190

Burden of Proof 19, 49

burial rights 26, 59, 73, 190

business address of a solicitor 42

calculation of plot ratios and site

coverages 413

Canal Road flyover 515

canteens 287

capacity

carrying 16, 20, 49, 70, 76 excess of 132

of the site 38, 48, 50, 58, 64

of storage of a site, planned and actual 473

car-dumps 502 car-repairing 60

in Open Storage Zones 61

in Unspecified Use Zones in IDPA/ DPA 61

carport 51

case, allowed 467

cemeteries 190

central economic planning 31

Certificate of Exemption 59, 73, 190,

192, 201

'change of ground' for the original s. 16

application 413

Change of Use 505

540

Town Planning in Hong Kong: A Review of Planning Appeal Decisions

channelization 351, 401, 411, 510, 511 Cheung Chau (Residence) Ordinance,

Ordinance No. 14 of 1919 1

Chief Executive in Council 516

children's play area 160

China vii

Chinese carp 509

Chuk Yu Chung, Quarry Bay 512

circulars, technical 289

civil service 499

civil servants 499

concerns 60, 62, 65, 77

Coase Theorem 150

codification 499

Colony Outline Plan 514

columbarium 9, 16, 18, 59, 73

uses 59

commercial centre 52, 54

purpose-built 55

community 18, 26, 28, 31, 35, 53, 54, 71,

73, 78, 504

facilities 509, 515

compatibilty

of building height 120

of land uses 120

compensation 58, 66, 88, 268

complaints by neighbours 32, 36, 38, 46,

50, 56

Comprehensive Development Area

(CDA) 8, 107, 206

Comprehensive Transport Study 2 (CTS-

2) 201

conditions of grant 33 conflicting views

among government departments 437

between DPO on the one hand and

Director of Water Supplies and

Director of Environmental

Protection on the other 250

of District Planning Office and Environmental Protection Department 244

connection with the Henderson Case in

the Hong Kong Court of Appeal 353 consideration

economic 16

material 72

relevance of 75

constitution, written 2

construction of a new house 298

consultant

environmental ix

planners 5

container 504, 506

sites of 504

storage of 507

'continuing professional development'

lectures x

contract

voluntary 514, 518

with the government 500

convenience 26, 28, 31, 35, 53, 54, 71, 78

economic 26

of the industrial workers 52 pedestrian 55

conversion of parking spaces

to retail purposes 56

to retail uses in Residential (Group B) zone 153

correspondence 42

costs

against the appellant 57 of abortive applications 19

of bargaining 520

of competition 520

of contract formation 520

of delineating and enforcing property rights 520

social 519

of production 520

to successful party 57, 63 transaction 117, 520 counter-proposals 131 country parks 1, 182, 325 Country Parks Board 1

Country Parks Ordinance 1976 1

Court of Final Appeal

Index

cover pages of the Notes to OZPS 298 credibility

of the proposal 496

or honesty of the appellant 85

or reliability of the applicant 496

Crown land 16, 59, 107, 132

resumption of 302

Crown Land Resumption Ordinance 518 Crown lease 16, 62, 65, 76, 197, 493,

497, 510

breach of 153

conditions 34, 49, 70, 75, 85, 233 relevance of 16

cumulative environmental effects 167,

176, 257

decision

by reference to the Hong Kong Planning Standards and Guidelines 250

to defer a review 42

Deeds of Mutual Covenant (DMC) 153 decking over 515

Deep Bay 224

Deep Bay Buffer Zone 353, 374

Zone 1 218

Zone 2 218

Zones 1 and 2 213

defence 506

of existing uses 147 statutory 32

definitions

of terms for Interim Development Permission Area Plans 190

of terms used in the Notes 190 of terms used in Statutory Plans 515

Demarcation District (DD) 120, 201,

202, 299, 402

demolition 62, 66, 76 demonstrable harm 30, 496

to interests of acknowledged importance 50, 60, 75, 305 no evidence of 496

541

density of containers, actual 38, 48, 50,

58, 64

density of population 231

Department of Real Estate and

Construction at the University of

Hong Kong ix

deterrence 503

developers vii, ix, 1, 29, 34, 46, 70, 71,

77

development ix, 45, 503-506

ad hoc 13, 66, 67, 129

ad hoc comprehensive 313

allegedly unauthorized 270, 448 appraisal of x

balanced 58, 125, 509

commercial/office in Residential (A) Zone 55, 141

commercial-residential 55, 107 commercial/residential in G/IC Zone

120, 123

comprehensive 51

control of 72, 510

designated 513

engineering 514

entailing land exchange 46

excessive 67

excessive intensity, concept of 314 full 132

in situ 31, 63

in Comprehensive Development Area (CDA) 51

in G/IC Zones 58

in Green Belts 59

in Undetermined (U) Zones 473 in Unspecified Use Areas in IDPA or DPA Plans 72, 270

in Village Type Development (V) Zones 59

industrial (factory and warehouse) in Unspecified Use Zones in Development Permission Area 430 infrastructure 514

intensity 31

large-scale residential 34, 71, 78

542

Town Planning in Hong Kong: A Review of Planning Appeal Decisions

of low density, residential 232

of lower intensity 28, 29, 41, 71, 78 of office in Industrial Zones 327 of office in Residential Group (A) zones 55, 244

of temporary office in DPA Plan 58 of warehouse in unspecified use zones in IDPA/DPA Plans 62 office 12, 53

office/commercial 9

on Crown land 8

on fishpond 213

on land partly subject to government

resumption 393, 402

on mangroves 213

on wetlands 213

private in G/IC zones 58

profit-seeking 518

proposals entailing land resumption 47

residential 9

residential in Unspecified Use Zones

343, 353, 364, 393, 403

restrictions 51

rights, lost 85

scenario 213, 220

small house 59, 60, 66, 67

statements of 26, 40, 44, 52, 53, 213, 510

statutory meaning of 167, 176, 257 temple in Residential (Group A) Zone 55

unauthorized 13, 36, 63, 64, 76, 167, 176, 257, 320, 473, 517 Development Permission Area (DPA)

Plan 3, 29, 40, 41, 43, 129, 147, 159, 160, 167, 176, 190, 213, 257, 314,

510

which 'shall continue to apply to application for permission 41 Development Scheme Plan (DSP) 206 digging 505

Director of Planning 4, 503, 514

his or her approval 201

discretion 18, 27, 62

by the Town Planning Board 39, 76 dismantling of vehicles 507

disputes about land use development vii distribution, geographical 8

District Lands Officer 252, 299

District Planning Office 23, 286

District Planning Officer 27, 43, 60, 62,

65, 76, 83, 108

opinion of 123

opinion of, before the Appeal Board 43

division of labour 514

documents

administrative 18

non-statutory 495

planning 495 supporting 4

DoE Circular 14/85 199

doubtfulness of the use applied for 292 drainage

channel (see channelization) 36, 47, 48, 72, 78, 79, 265, 365

impact assessment of 159

impact, beneficial 201

impact study of 216

dwarf mangroves 374

ecologists 11

economics 510

eels 511

Emergency Vehicular Access (EVA) 16,

68, 72, 161

enforcement

action 37, 57, 61, 63, 66, 79 notice 147, 505

of conditions of grant 69, 74

power 516

proceedings of 501

engineering 504

conditions 120

development 514

English Court of Appeal 505 environment 16, 45

Index

543

rural 311

Environmental Impact Assessment

(EIA) 511

Environmental Impact Assessment

Ordinance 513

environmental implications 511 environmental nuisance and pollution

147

Environmental Protection Department

23, 85

circulars 18

Director of 517

officers ix

evidence 11, 507

hearsay 265

Exchange Documents 252

exemption from further enforcement

actions 32

expectations, legitimate 107 expert 11, 22, 24, 161

evidence 22

opinion 38, 98, 184, 246 statements 38

witnesses 22

Explanatory Statement 2, 30, 39, 44, 45,

48, 56, 62, 74, 76, 131, 239, 292, 306, 313, 517

location of 270, 276

produced by LDC 206

to DPA Plan 40, 71, 78, 167, 176, 190, 257

to OZP 107, 120, 123

to statutory town plans 495, 513 externalities 151, 508

factories 85

failure of the appellant to prove absence

of adverse traffic impact 343

counts of 20

fairness 24

Fairview Park 232

fast food shop 8, 13, 55, 284

inside an industrial building 55

use in an industrial zone 55

fax communications 42

of the Town Planning Board decision 134

first appeal case heard and decided after

1 July 1997 483 fish farming viii

fish pond 213, 374, 380 Fisher Library 511

flood drain channel 513 flood prevention 511

forcible superceding of other people's

plans 516

Form No. PLN-18 3

forward planning 510, 513

'fung shui' woods 182

gazette 48, 79

general welfare 26, 28, 31, 35, 53, 54,

71, 78

gold fish 509

golf course 217, 235 government

intervention 516

officials 516

Government Publications Centre 6

gradation 514

concept of 40, 71, 78, 356

of development intensity by sub-area in a zone 353

graveyard 197

Green Belt 9, 16, 59

zoning 184

Gross Floor Area (GFA) 160, 216, 517 Gross Site Area (GSA) 517

grounds

environmental 35

fundamental 27, 60, 62, 65, 77

justifiable of rejecting applications 496

social 35

technical 27, 60, 62, 65, 77 guidelines 18, 496

habitat creation and management 213,

235

habitat destruction 511

544

Town Planning in Hong Kong: A Review of Planning Appeal Decisions

hardship of losing business and creating

unemployment of 30 persons irrelevant 448

health 28, 31, 34, 53, 54, 71, 78

hearing for costs 24

High Court 213

highway reserves 131

Highways and Mass Transit Railway

Ordinance 302

Hill District Reservation Ordinance 1 Hong Kong Bill of Rights Ordinance (see

also Bill of Rights) 26

Hong Kong Court of Final Appeal 12,

40, 212, 213

Hong Kong's GDP vii

Hong Kong Law Report 239 Hong Kong Outline Plan 514 Hong Kong Island 8

Hong Kong Planning Standards and

Guidelines 2, 22, 50, 88, 97, 104, 114, 118, 120, 126, 133, 146, 152, 157, 165, 167, 174, 176, 183, 186, 199, 206, 210, 242, 249, 256, 257, 290, 297, 312, 319, 326, 364, 466, 488, 493, 495, 514

Hong Kong species 235

Hong Kong Town Planning Appeal

Board (see also Appeal Board) vii

hospitals 54

House of Lords 46, 75, 215

houses 9

human rights 25, 59, 73

ideological position 518

industrial floor space, loss of 52, 55 impact

adverse environmental 23, 35, 40,

71, 77

assessment of 16, 23, 49

calculation of traffic and

cumulative environmental 16, 49,

73

ecological 213

environmental 48

environmental assessment of 216

favourable assessment of 68

of development on traffic 19–20 traffic 49, 61, 98, 120, 141, 153, 201, 213, 314, 473, 517 implementation 41, 72, 75, 79

of an approved plan 34, 50 individuals 500, 516

sum of private interest 517 Industrial-Office (I-O) development

already approved 437 Industrial-Office Building 54, 59

concept 53 industrialization 516 inequality 132 inferences 151

Inner Deep Bay area 374 instructions 139

integrated pest control 235 interactions, voluntary 518 interests

lawful 517 legitimate 504

of acknowledged importance 30 of the community 132

Interim Development Permission Area

(IDPA) Plan 3, 37, 63, 79, 129, 147, 201, 514

Interim Development Permission Area/ Development Permission Area Plan 29, 34, 40, 70, 507

Interpretation and General Clauses

Ordinance