Draft:San Tin Technopole

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Introduction[edit]

The 14th Five-Year Plan of China includes support for the development of Hong Kong as an International Center of Innovative Technology..[1] The Northern Metropolis Development Strategy was released by the HKSAR Government in 2021, including the establishment of the San Tin Technopole (STT).[1]

The establishment of STT aims to be the focal point of the innovation and technology cluster. The development area of STT will be 627 ha, including the area of the Lok Ma Chau (LMC) Loop.[1]

The land uses for STT were proposed in the Recommended Outline Development Plan (RODP) jointly formulated by the Civil Engineering and Development Department (CEDD) and the Planning Department (PlanD) in October 2021. There was a discussion on the RODP by The Development Panel of the Legislative Council on 23 May 2023.[1]

Location[edit]

STT will be located in the heart of the Northern Metropolis, adjacent to the innovation and technology areas of Huanggang and Futian and thereby fostering collaboration and synergy with Shenzhen[2]. Moreover, STT will play a crucial role in reshaping Hong Kong's industrial landscape by promoting a new model of "Finance in the South and Innovation in the North[3]." Additionally, it aims to create a new community that embodies principles of quality, well-being, and environmental sustainability[2] (see § Specific planning features, below).

Supporting measures[edit]

Transportation[edit]

Transportation support for STT will be served by 3 major railway lines: the proposed Central-Northern Link Mainline, the Northern Link (NOL) Extension, and the existing LMC Spur Line. STT will enjoy accessibility to the surrounding areas through 4 major external highways[2] (see § Transport Connection, below).

IT facilities[edit]

The government has designated land parcels of various sizes to accommodate the diverse needs of IT facilities in STT[4]. This includes 20 ha of government land at the LMC Control Point[1], which will be made available after the completion of the new Huanggang Boundary Control Point[1]. The co-location of immigration and customs facilities will be implemented at the new control point[5].

15-minute city[edit]

The government has introduced the concept of "15-minute city" in the development plans for STT. The objective is to create a city with convenient access to essential facilities, such as commercial centres, community and cultural amenities, open spaces, and residential units, all within a 15-minute walking distance from major public transportation hubs[5]. This approach aligns with similar initiatives implemented in notable cities worldwide, including Paris, Melbourne, and Copenhagen[6]. However, the land proposal document for STT indicates that only 2 sites in the vicinity of San Tin Station and the proposed Chau Tau Station have been initially designated for mixed-use development[1] (see § Recommendations, below).

Functions[edit]

"Innovation and Technology Park" (I&T Park)[edit]

STT will allocate 300 ha specifically for I&T Park purpose[1]. This area is anticipated to offer a staggering 7 million square metres of floor space, equivalent to 17 Science Parks or comparable to the Shenzhen Innovation and Technology Zone spanning 300 ha on the other side of the Shenzhen River[1].

Housing[edit]

At least 50,000 public and private residential units will be provided in STT, accommodating approximately 150,000 residents[7]. The target completion date for this project is set for 2031 at the earliest, and it is projected to generate around 165,000 job opportunities, with at least 120,000 of them being in the I&T Park area[7] (see § Schedule, below). The government has proposed the concept of "Talent Apartments," which allows enterprises to construct approximately 6,400 additional flats to house around 12,000 innovation and technology professionals[1]. This initiative aims to provide suitable living arrangements for the workforce involved in the science and technology sector.

Recommended Outline Development Plan (RODP):[8][edit]

Development of STT will be divided into I&T Park and San Tin Town Centre.

The development plan of the San Tin Technopole[1]

I&T Park[edit]

I&T Park lies on the north of the San Tin Highway/Fanling Highway, with part of it located at the southeastern side of STT. Land parcels are connected for multi-purpose functions, especially for IT facilities. Flexible zonings permitting multiple uses and non-conventional land disposal means may be adopted for IT needs[1]. 3 sites close to I&T Park are reserved for logistics, storage and workshop uses. Other possible plans are utilising open air operation or constructing multi-storey buildings for modern industries.[4]

I&T Park also concerns environmental conservation. Sam Po Shue Wetland Conservation Park (SPSWCP) adjoining STT will be built, with the aim of providing a wetland backdrop and environmental capacity for the area (see § Wetland Conservation, below)[1].

San Tin Town Centre[edit]

Located in the south of San Tin Highway/Fanling Highway, the Town Centre will be built around the proposed San Tin Station of the NOL Main Line (see § Transport Connection, below). It is designed as a self-sufficient and comprehensive community for workers and residents.

Details of town design:

Location Features
Town Centre[4] Communal and Living Support: government, institution and community (GIC) facilities, open space network, educational/youth facilities, healthcare facilities, sports centre, governmental office, etc.

Landmarks: 2 "mixed use" zones at the railway stations, and the cultural and recreational complex.

Town Centre East and West[4] Multi-purpose development: Public and private residence, offices, retail, GIC facilities and entertainment sites.

Centre East: To be developed along the San Tin Eastern Main Drainage Channel (to be revitalised). The channel will become a landscaped river course integrating with the Riverside Park to ascertain flood resistance capability. Riverside Park and shopfronts of the residential blocks are designated to be leisure ambience.

Centre West: Connected with low to medium-rise GIC facilities by open space networks, area proximate to the future railway station will undergo high density development

Land Use Budget and Major Development Parameters[edit]

For optimal utilisation of land, STT adopted high development parameters with maximum domestic plot ratio (PR) 6.5 for housing sites and maximum PR 6 for I&T land. 50,000-54000 housing units and 6,400 talent accommodations are offered which cover 147,000-159,000 people.[7] Public/private housing split is 70:30 and may become 62:38 if including 6,400 accommodation units. Other than 50,000 jobs in HSITP, I&T Park and San Tin Town Centre will together create 165,000 jobs or above (120,000 or more on I&T sites)[1].

Specific planning features[edit]

Distribution[1][edit]

Land Uses Area (ha)
I&T Park 300
Residential and Mixed Uses 60
Logistics, Storage and Workshop 16
Public Facilities 91
Open Space 55
Amenity and New Roads 105
Total Development Area 627

I&T sites[edit]

The I&T area will be granted to enterprises for R&D and production activities. Enterprises may seek agglomeration of research, production, staff accommodation and other facilities within STT. Connected land parcels within I&T Park have been designed to provide allocation flexibility for I&T facilities of different scales, fields (life and health, AI etc.) and stages (R&D, prototype, manufacturing, etc.).[9]

Flexi-zoning will be implemented for catering diversified needs and nurturing a complete I&T ecosystem. Broader range of permitted uses will be accommodated, with possible necessary administrative restrictions (e.g. quantity of talent accommodations by land grant conditions) as to prevent abuse of land for residential purposes[1]. Further consultancy studies will be conducted by The Innovation, Technology and Industry Bureau as to determine specific uses over the I&T value chain.

Environment[edit]

Blue-Green Network[edit]

Rivers, drainage channels, retention ponds, wetland, open space and knolls jointly formed a blue-green network across STT. Landscaped corridors are proposed along the future SPSWCP and the two revitalised drainage channels. The network is expected to create ecological linkages and enhance biodiversity while being conducive to promoting talents' interaction and exchange of ideas.[10]

Smart Green and Resilient (SGR) Initiatives[edit]

STT, in response to Hong Kong's Climate Action Plan 2050 on green planning, climate concerns and carbon neutrality targets, would comply with SGR initiatives in the following aspects[11]:

  1. Planning and urban design (15-minute neighbourhood, blue-green network, etc.);
  2. SGR infrastructure (floodable landscape, district cooling system, etc.);
  3. Smart and sustainable mobility with green transport modes (pedestrian and cycling network, green fuel stations, etc.)

Integration of New Developments with Rural Neighourhoods[edit]

Surrounding villages with cultural heritage in San Tin are expected to add cultural diversity to STT. GIC facilities and improved infrastructure services including transport connectivity will be conducive to the daily living of residents. Design balance between I&T Park and SPSWCP may preserve ecologically-sensitive landscapes along the edge of the wetland and birds' flight corridors.[12]

Transport Connection[edit]

External[edit]

STT will be accessible by the existing LMC Spur Line (LMC Station), the planned NOL Main Line (San Tin Station), and the proposed NOL Spur Line connected to the future co-located Huanggang Control Point with stations near Chau Tau and HSITP.

STT is also linked with four major road connections: (1) the San Tin Highway, (2) Fanling Highway connected to (3) the Huanggang Port via the realigned San Sham Road, and linked to (4) a future Northern Metropolis Highway connection.[13]

Internal[edit]

Under the 15-minute neighbourhood concept (see § Supporting measures, above), cycle track and pedestrian walkway system connecting various development sites, public spaces and activity nodes. 3 new crossings for pedestrians and cyclists will be built other than 4 existing underpasses/footbridges across the San Tin Highway/Fanling Highway[13].

Implementation Arrangement[edit]

Development Model to be Implemented[edit]

The government intends to adopt a collaborative model with the private market in the development of STT[1].

The government is considering other land disposal methods for land designated for I&T uses, considering the industry-specific policy. Possibly, the Enhanced Conventional New Town Approach[1]: allowing in-situ land exchange applications from private lot owner-developers to carry out developments. This approach is adopted in Kwu Tung North/Fanling North and Hung Shui Kiu/Ha Tsuen New Development Areas. In this way, private developers can participate in the development to boost the project's quantity and speed. This can also ensure the proper management of cash flow for the projects, alleviating the financial burden on the government.

Schedule[edit]

Preliminary[1][edit]

2019-2021 Feasibility Report and Investigation Study on land use by the CEDD and the PlanD
2023 May Start of legislative procedure
2023 June - August Public Consultation:

A 2-month consultation by way of public engagement has commenced. A series of events and activities will be conducted to get to know the public's opinions

STT's Development Timeline[edit]

The development of STT is expected to last for around 10 years, consisting of 2 phases[14]

  1. I&T land parcels to the north of San Tin Highway/Fanling Highway, some residential land to the south and the key infrastructure areas with road connections.
  2. The remaining area.

The land will be ready by 2026 at the earliest. It is expected that in 2031 that the first batch of population will move in. The entire NOL (see § Vision, above) will be ready for use in 2034.

Support for Clearees and Operators Affected[edit]

Prior to and during the development, assistance will be provided by the Lands Department. Ex-gratia compensation will be provided to eligible squatter occupants and business operators affected. Those affected by the land clearance process can also seek assistance from the government.[15]

After the development, the government intends to invite the affectees back to the I&T sites:[1]

Domestic occupants living in squatters
  • Rehousing estate near the San Tin Station will be built
  • It is expected that the first batch of population will move in in 2031
Brownfield operators
  • Around 16 ha of logistic land will be provided at the fringe of San Tin Town Centre (see § San Tin Town Centre, above)
  • 72 ha of land is also reserved in HSK/HT and Yung Long South New Developmental Area for industrial and logistic use

Conservation of the Environment[1][edit]

Although the development of STT will fill around 90 ha of fishponds, the government endeavours to minimise the harm done to the environment.

A New Proactive Conservation Policy will be implemented to develop a Wetland Conservation Parks (WCPs) System. Nearby private wetlands and fish ponds with ecological value will be resumed and included under the System.

The Agriculture, Fisheries and Conservation Department has commenced a strategic feasibility study to ascertain the precise areas and management model of the parks. It is expected to be completed in the first half of 2024. Meanwhile, the Department also commenced a public consultation on 21 November 2023 for the development of the WCPs.[16]

Controversies[edit]

Wetland Conservation[edit]

9 environmental groups issued a Joint Statement on 20 June 2023,[17] claiming that the development of STT would severely damage the Deep Bay Wetland, including various WCPs.

Area of the Sam Po Shue WCP would decrease by 42.3% (300 ha) for developing the STT.[18] Environmental groups worry this would lead to continuous fragmentation of fish ponds.[19] The approach of "trying to rectify upon destruction" (see § Conservation of the Environment, above) is heavily criticised as the remediation project would commence 2 years after the site formation stage of the Technopole.[20] They are worried that the government would go back on their promise as the value of environmental conservation is low.

The government claimed that we should not adopt an "one-for-one" model[21] since the "quality"[21] is the focus. The government proposed the resumption of private fish ponds and wetlands in Nam Sang Wai WCP, Sam Po Shue WCP and Hoo Hok Wai WCP for conservation purposes in the Northern Metropolis Development Strategy 2021[18]. Nevertheless, the government only mentioned Sam Po Shue WCP and the research on the feasibility of such an approach will be done by 2024.[22] The environmental groups worry that the government will renege on the promise for the other two WCPs, harming environmental diversity due to reduction of area of WCPs.

The "public-private partnership" approach[23] proposed by the government for environmental conservation is also criticised (see § Development Model to be Implemented, above). Environmental groups worry that this approach will diminish the power of the government, leading to the lack of monitoring and evaluation. The subsequent profit-led commercial decision may jeopardise the conservation of wetlands.[24]

Land use Current Status Area (hectare)
Wetland Conservation Area Brownfield land and others 57.5
Reclaimed fishpond 6.5
Fishpond to be reclaimed 87
Wetland Buffer Area Brownfield land and others 95
Fishpond to be reclaimed 2
Total: 248

Open Forum[edit]

On 6 June 2023, the Development Bureau announced the commencement of "Public Engagement Activities" for STT (see § Schedule, above).[25] Exhibitions were held in different places including the Science Park, shopping malls, community service buildings etc.[26] 7 briefing sessions were also held for public consultation purposes[26]. However, within the consultation period from 6 June 2023 to 5 August 2023, no open forums were held for public consultation purposes.

Different professional groups believed that the content of the development is ambiguous, e.g., the development parameters were not listed out.[27] With the absence of an open forum, the professional groups criticised the lack of transparency of the development project. The government could not address citizens' concerns in a clear and direct way.

Monopolisation of top-notch enterprises[edit]

The government plans to adopt unconventional land disposal methods instead of open tendering. The government considers having restricted tendering or direct land grants upon negotiation (see § Development Model to be Implemented, above)[28]. This approach is criticised as this allows land disposal directly to top-notch enterprises.[29] The development of STT on the one hand plans to support start-ups (see § I&T sites, above), but this unconventional approach would only backfire. Critics believe that only by providing rent subsidies by the government-led development model can the start-ups be supported.[30]

The government claims that it is still too early to reach this conclusion[31] and whether or not this unconventional approach will be adopted will be decided by the Executive Council.[32] Nevertheless, the public still criticise this approach for the lack of transparency as the public could not participate and monitor the land disposal process.

Recommendations[edit]

Sustainability of STT[edit]

The 7 joint professional institutes recommend that the government should fully respect and conserve the rich ecological environment, historical buildings, cultural landscape and intangible cultural traditions of STT in the course of development, so as to create sustainable technopole.[33]

However, the project's proposed development area involves the reclamation of 90 ha of fishponds, affecting 248 ha of Wetland Reserve Area and Wetland Buffer Area, which is harmful to the ecological system (see § Wetland Conservation, above)[34].Therefore, they suggest the project complete a thorough ecological impact assessment[35] to demonstrate that the proposal will not result in a net reduction in the functioning of the wetland or bring about adverse disruptive impacts, as well as addressing public concerns.

Moreover, Prof. NG Mee Kam noticed that the planning of STT does not give consider much of the New Town's history and cultural heritage..[36] The joint institutes recommend the government should conduct a comprehensive heritage survey and impact assessment to protect the historic buildings and cultural landscape, with measures to preserve and integrate it into the technopole to attract creative professionals[33]

15-minute city[edit]

Lau, a member of Think Hong Kong, estimated that the supply of residential flats in STT was obviously much lower than the demand.[37] Even the government recognised the concept of a "15-minute city" in the planning of the Technopole (see § Supporting measures, above), yet, there is a lack of vitality within the Technopole to realise the goal. He therefore suggested that consideration should be given to increasing the use of retail, education and commercial space in the technopole in order to attract talent.

Development Leadership and Investment Attraction[edit]

For the development of the technopole, the Our Hong Kong Foundation proposes a government-led approach and supplemented by private participation.[38] The government could offer premium concessions for land exchange at the original location of the Technopole, allow people to apply for the construction of myriad flats, and issue bonds for the development of the Technopole.

For investment promotion, the Foundation suggested strengthening the enforcement mechanism[38], e.g., setting up a new Key Performance Indicator (KPI) "San Tin Technopole Working Group". Additionally, STT could make further inroads in attracting investments to ensure mutual benefits, and providing targeted corporate incentives by leveraging on key influential stakeholders and performance-linked KPIs.

See also[edit]

References[edit]

  1. ^ a b c d e f g h i j k l m n o p q r s t u Legislative Council. (2023). Legislative Council Panel on Development Land Use Proposal of San Tin Technopole (LC Paper No. CB(1)506/2023(03)). [1]
  2. ^ a b c "Northern Metropolis | San Tin Technopole : Planning Vision and Positioning". nm-santintech.hk. Retrieved 2023-12-15.
  3. ^ Innovation, Technology and Industry Bureau. (2023). Hong Kong Innovation and Technology Development Blueprint.[2]
  4. ^ a b c d "Northern Metropolis | San Tin Technopole : Recommended Outline Development Plan". nm-santintech.hk. Retrieved 2023-12-13.
  5. ^ a b "Hong Kong I&T goals behind quicker clearance at Shenzhen crossing: mainland official". South China Morning Post. 2023-08-08. Retrieved 2023-12-16.
  6. ^ "Opinion: The '15-minute city' idea is key to solving Canada's housing crisis". The Globe and Mail. 2023-06-04. Retrieved 2023-12-16.
  7. ^ a b c "Northern Metropolis | San Tin Technopole : Land Use Budget and Major Development Parameters". nm-santintech.hk. Retrieved 2023-12-13.
  8. ^ Legislative Council. (2021). Legislative Council Panel on Development Development of the New Territories North (LC Paper No. CB(1)855/20-21(03)). [3]
  9. ^ "Northern Metropolis | San Tin Technopole : I&T Sites". nm-santintech.hk. Retrieved 2023-12-13.
  10. ^ "Northern Metropolis | San Tin Technopole : Blue-Green Network". nm-santintech.hk. Retrieved 2023-12-13.
  11. ^ "Northern Metropolis | San Tin Technopole : Smart, Green and Resilient (SGR) Initiatives". nm-santintech.hk. Retrieved 2023-12-13.
  12. ^ "Northern Metropolis | San Tin Technopole : Integration of New Developments with Rural Neighourhoods". nm-santintech.hk. Retrieved 2023-12-13.
  13. ^ a b "Northern Metropolis | San Tin Technopole : Transport Connection". nm-santintech.hk. Retrieved 2023-12-13.
  14. ^ "Northern Metropolis | San Tin Technopole : Development Schedule". nm-santintech.hk. Retrieved 2023-12-13.
  15. ^ "Northern Metropolis | San Tin Technopole : Compensation and Rehousing". nm-santintech.hk. Retrieved 2023-12-13.
  16. ^ "Development of Wetland Conservation Parks System". www.afcd.gov.hk (in Chinese (Hong Kong)). Retrieved 2023-12-13.
  17. ^ "Hong Kong environmental groups' warning over development risk to bird haven". South China Morning Post. 2023-06-20. Retrieved 2023-12-13.
  18. ^ a b HKSAR. (2021). Report on Northern Metropolis Development Strategy. [4]
  19. ^ 林穎嫺 (2023-11-21). "濕地公園今起公眾諮詢 文件首披露公園五變四 新田濕地被剔走". 香港01 (in Chinese (Hong Kong)). Retrieved 2023-12-13.
  20. ^ 林穎嫺 (2023-11-21). "濕地公園今起公眾諮詢 文件首披露公園五變四 新田濕地被剔走". 香港01 (in Chinese (Hong Kong)). Retrieved 2023-12-13.
  21. ^ a b 陳葆琳 (2023-10-28). "施政報告｜北都3個濕地2個無影 甯漢豪：保育需撇除一換一思維". 香港01 (in Chinese (Hong Kong)). Retrieved 2023-12-13.
  22. ^ HKSAR. (2023). The Chief Executive’s 2023 Policy Address.[5]
  23. ^ Our Hong Kong Foundation. (2023). Development Strategies for San Tin Technopole: From Ground Zero to Innovation Hub. [6]
  24. ^ 林穎嫺 (2023-11-21). "濕地公園今起公眾諮詢 文件首披露公園五變四 新田濕地被剔走". 香港01 (in Chinese (Hong Kong)). Retrieved 2023-12-13.
  25. ^ "Facebook". www.facebook.com. Retrieved 2023-12-13.
  26. ^ a b "Northern Metropolis | San Tin Technopole : Public Engagement Activities". nm-santintech.hk. Retrieved 2023-12-13.
  27. ^ "北部都會區新田科技城發展 專業學會促政府批地公開透明". on.cc東網 (in Chinese (Hong Kong)). 2023-08-09. Retrieved 2023-12-13.
  28. ^ "LCQ6: Provision of land in the Northern Metropolis for the pioneering development of enterprises". www.info.gov.hk. Retrieved 2023-12-13.
  29. ^ 星島日報. "新田創科地非公開招標惹慮". std.stheadline.com (in Chinese). Retrieved 2023-12-13.
  30. ^ 林穎嫺 (2023-05-18). "新田科技城｜300公頃地予創科發展或直接向企業批地 設人才公寓". 香港01 (in Chinese (Hong Kong)). Retrieved 2023-12-13.
  31. ^ 林穎嫺 (2023-05-27). "新田科技城｜直接批地吸創科龍頭企業 甯漢豪：可訂條款具透明度". 香港01 (in Chinese (Hong Kong)). Retrieved 2023-12-13.
  32. ^ 林穎嫺 (2023-05-18). "新田科技城｜300公頃地予創科發展或直接向企業批地 設人才公寓". 香港01 (in Chinese (Hong Kong)). Retrieved 2023-12-13.
  33. ^ a b 七專業學會就新田科技城的綜合意見
  34. ^ "LCQ5: The Northern Metropolis Development Strategy". www.info.gov.hk. Retrieved 2023-12-13.
  35. ^ "Press conference and statements of The Hong Kong Institute of Landscape Architects and the seven joint institutes regarding the development plan of San Tin Technopole". HKILA. Retrieved 2023-12-13.
  36. ^ "對新田科技城規劃的一點意見（文：伍美琴） (09:00) - 20230718 - 文摘". 明報新聞網 - 即時新聞 instant news (in Traditional Chinese). Retrieved 2023-12-13.
  37. ^ "今日信報 - 時事評論 - 北都區新田科技城發展三要點 - 劉健宇". 信報網站 hkej.com (in Chinese (Hong Kong)). Retrieved 2023-12-13.
  38. ^ a b "Our Hong Kong Foundation Development Strategies for San Tin Technopole: From Ground Zero to Innovation Hub". 團結香港基金 OUR HONG KONG FOUNDATION. Retrieved 2023-12-13.

External Links[edit]

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