Brownfield development potential

Brownfield development potential

In recent years, “Brown Land Development" has attracted much attention. The Local Research Institute recently published a report entitled “Study on the Potential Development of the Brown Belt in the New Territories" (hereinafter referred to as “Brown Soil Research"), pointing out that the Land Supply Task Force deliberately lowered The development potential of brown soil. After a detailed review of the report, 78% of the large brown soil group has been included in the planning and development of the government. The remaining seven large-scale land development potentials depend on how to overcome the challenges of lack of infrastructure; Small-scale land is difficult to develop in higher density residential areas.

“Brown soil research" refers to the government and land supply task force who made eight major mistakes in examining the development potential of brown soil, causing the potential of brown soil to be buried. The results of the study include: (1) the area of ​​the brown soil is 1,172 hectares, and the brown soil not included in the development area is 723 hectares; (2) the large number of brown soils with a minimum area of ​​2 hectares should be studied, such as low-density rural (3) Nearly half of the large-scale brown soil group (391 hectares) was not included in the development plan or had no development schedule; and (4) the neglected adjacent brown soil group was the largest in Hengtaishan It is 71 hectares, followed by 70 hectares of Ping An (which has been included in the New Territories North Development Plan but has no development schedule) and Lung Kwu Tan (38 hectares).

According to the “Brown Soil Study", the first 20 largest adjacent brown soil groups (each exceeding 12 hectares) have a total area of ​​790 hectares. The area of ​​the land is 619 hectares, representing 78% of the total, including the Hung Shui Kiu and Yuen Long South two new development areas (350 hectares), northeast New Territories and the New Territories. North Development Zone (195 hectares), Kam Tin South (15 hectares) and Heng Chau (21 hectares); the development of Lung Kwu Tan is industrial use and compatible with brownfield use.

A total of about 171 hectares of the remaining seven large brown soil groups have no development plans, notably Hengtaishan (71 hectares), Baxiang (25 hectares) and Shapu Village (12 hectares). Other brown soil groups equal to or greater than 2 hectares and less than 10 hectares cover an area of ​​about 310 hectares.

The “Brown Soil Research" initiative, which covers an area of ​​2 hectares of brown soil, can be used as a low-density rural public housing estate. It is roughly estimated that the development scale can reach 84,000 rural public housing units. The scale of development of this number of units is far from meeting the estimated demand. What’s more, this study defines the brownfields in the New Territories as an unexplained timetable development project and incorporates its estimated potential. When the brownfields of these brownfields and Lung Kwu Tan are removed, the remaining brownfields can be developed. When drastically reduced.

This article first looks at the location of the development precedents and the density of households in the public housing estates on the outlying islands and Stanley in Hong Kong, and then looks at the hypothesis of the results. The eight outlying island projects are located in Tai O (3), Peng Chau (2), Mui Wo (1) and Cheung Chau (2). The density of residents is 147 to 266 per hectare (not including Tai O. Liyuan has 425 households per hectare, with an average of 200 households per hectare, while Ma Hang Village has 236 households. The calculation is as follows: one-third (ie 241 hectares) of 723 hectares of land (equal or more than 2 hectares of brown soil that is not included in the development zone or without a development timetable) is a low to high density rural public housing estate ( The number of units is 200 to 500 per hectare; the highest plot ratio is 2.1 to 3.6 times; among them, 120 hectares are developed at a density of 200 per hectare, and another 120 hectares are developed at a density of 500 households.

These development densities are much higher than the current private housing plot ratios of the general non-new towns/new development areas in the New Territories, for example, from 0.2 to 0.75. In other words, the Government needs to invest a lot of resources to create infrastructure conditions (including land resumption roads and railways, different supporting facilities) to allow for the development of these higher-density public housing. Only 513 hectares of land will be deducted from the development of a large area of ​​land with a potential for higher density, including New Territories North (over 160 hectares) and Heng Chau (over 12 hectares) and Lung Kwu Tan Brownfield. In one of them, the development density is similar to that of the selected public projects (200 households per hectare), and the number of units is only 34,000.

The above discussion shows that most large brown soil groups have been included in the planning scope or their uses are compatible with future industrial planning intentions, while the remaining large brownfield target areas only have decimals plus other small brown areas, making development potential Limited.