<strong>The</strong>re are two categories <strong>of</strong> leases: renewable and non-renewable. Renewable leases entitle the lessees a newlease at such rent as determined by the Director <strong>of</strong> Lands as the fair and reasonable rental value <strong>of</strong> the ground atthe date <strong>of</strong> renewal However, when a non-renewable lease comes to an end, the land and all buildings erectedupon it should be reverted to the Crown, i.e. the Government <strong>of</strong> <strong>Hong</strong> <strong>Kong</strong>. <strong>The</strong> holders <strong>of</strong> non-renewable leasesmay apply for renewal and the Government can then impose any new restrictions and conditions whereverappropriate in the lease to control the development.In the case <strong>of</strong> comprehensive large-scale private development, application for modification <strong>of</strong> leases may benecessary. <strong>The</strong> lease conditions usually require a master layout plan to be prepared and submitted for approval tothe satisfaction <strong>of</strong> the Director <strong>of</strong> Lands. In order to encourage a self-contained project, the Government takes theopportunity to direct the development by additional specifications on the building density, provision <strong>of</strong>government/institution and community facilities and access roads, etc., which can be consolidated in the modifiedlease convenants.<strong>Hong</strong> <strong>Kong</strong> Airport (Control <strong>of</strong> Obstructions) OrdinanceIn order to comply with the safety requirements <strong>of</strong> the <strong>Hong</strong> <strong>Kong</strong> International Airport, the <strong>Hong</strong> <strong>Kong</strong> Airport(Control <strong>of</strong> Obstructions) Ordinance was introduced in 1957 empowering the Governor to prescribe areas withinwhich all buildings are prohibited or which no building shall exceed the height specified. In other words, theOrdinance controls the height <strong>of</strong> buildings that lie within the flight paths <strong>of</strong> the Airport. <strong>The</strong> effect <strong>of</strong> thisOrdinance on building height is particularly noticeable in the area north <strong>of</strong> the Queen Elizabeth Hospital in urbanKowloon. Most <strong>of</strong> the buildings in the Kowloon Peninsula are restricted to approximately 60 m in height. <strong>The</strong>eastern part <strong>of</strong> <strong>Hong</strong> <strong>Kong</strong> Island, areas such as North Point, Quarry Bay, Sai Wan Ho and Tai Hang, is alsosubject to height control.NON-STATUTORY CONTROL •Apart from the statutory planning restrictions mentioned above, there are other administrative practices whichhave control over the intensity <strong>of</strong> development.Density ZoningDensity Zoning policy, formally introduced in 1965 and approved by the Executive Council in 1966, specifies thefollowing residential density zoning in the Territory (Diagram 5.3):Zone 1—It covers the main urban areas where building development ispermitted to go to full Building (Planning) Regulations standards.Zone 2—It covers the more suburban residential neighbourhoods <strong>of</strong> theTerritory, particularly the Mid-level districts and the central strip<strong>of</strong> Kowloon Peninsula where suburban site coverage and plot ratioare applied.Zone 3—It covers the more remote parts such as the southern part <strong>of</strong> <strong>Hong</strong><strong>Kong</strong> Island (excluding Aberdeen), and the extreme north <strong>of</strong>Kowloon Peninsula together with Kowloon Tong.Zone 4—This covers a considerable amount <strong>of</strong> areas in the new towns <strong>of</strong>Tuen Mun, Sha Tin, etc. where very low plot ratio is applied.<strong>The</strong> Density Zoning schedules control the building volume <strong>of</strong> development in different density zones throughrestrictions on site coverage and plot ratios. For a three-storey building on a corner site in a Zone 2 area thecoverage is 66.6% but in a Zone 3 it is only 25%.Based on the current building regulations and the expected occupancy rates, net site densities could be as high as8 000 persons per hectare in Zone-1,2 640 in Zone 2 and 650 in Zone 3. However, other restrictive factors discussedin this chapter would also affect the maximum densities. In the planning <strong>of</strong> large private housing developmentswith comprehensive design in the main urban areas, a gross density <strong>of</strong> 2.500 persons per hectare has been aimed at.As for new towns in the New Territories with approved comprehensive designs, the recommended maximum grosspopulation density for Zone 1,2 and 3 will be approximately 1 740,1 050 and 470 persons per hectare respectively.Areas <strong>of</strong> Special Control (SCA)In. December 1972, a schedule <strong>of</strong> Areas <strong>of</strong> Special Control in the main urban areas was approved by the LDPC.<strong>The</strong> SCA were created for a number <strong>of</strong> special locations where, for particular reasons, development orredevelopment was restricted to a greater extent than what was normally allowed. Generally speaking, SCA weredesignated for one or more <strong>of</strong> the following reasons:•' to-maintain the character and amenities <strong>of</strong> the existing and planneddevelopment;• poor access road;• inadequate engineering services;• to preserve public views and general amenities; and• other reasons,.'-such .as restrictions to avoid interference with radiotransmission, etc.24
Development restrictions applied to these SCA usually fall into one or more <strong>of</strong> the following categories:» maximum building height restrictions;« plot ratio and/or site coverage restrictions;© no lease modification for more intensive development than what ispermitted under the existing lease;• special car parking requirement.OTHER SPECIAL CONTROL MEASURESUnder very special circumstances the usual power <strong>of</strong> restriction over development control exercised throughstatutory or non-statutory means mentioned above was insufficient to deal with a specific problem. Under suchcircumstances, it became necessary for government to intervene by introducing ad hoc control over development.Examples <strong>of</strong> such control measures are the moratorium on development in Pokfulam areas and the Mid-levels.<strong>The</strong> Mid-levels construction moratorium was first introduced in 1973. It was replaced by the Buildings(Amendment) Bill 1982 which aimed at improving control <strong>of</strong> building operations in the Mid-levels to safeguardthe stability <strong>of</strong> slopes. Under this Bill, the Building Authority is empowered, among other things, to ensure dueconsideration is given to the effects on ground stability <strong>of</strong> foundation works, to limit the amount <strong>of</strong> excavationduring building and to impose requirements for ground water drainage work.<strong>The</strong> Pokfulam moratorium was imposed because the limited road capacity <strong>of</strong> the area could not cope with theamount <strong>of</strong> building development/redevelopment expected. It was laid down that no modification <strong>of</strong> any kind formore intensive development than outlined in existing leases could be granted and the sale <strong>of</strong> Crown land in thisarea had been suspended. With the road improvement projects in this area almost completed the Government isconsidering the possibility <strong>of</strong> lifting the moratorium in part.<strong>The</strong> government departments involved in development control and the source <strong>of</strong> authority and the nature <strong>of</strong>control measures are indicated in Diagram 5.4.25
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