Transcript Sustainable Development

Mai Po Marshes
From Development Threat to
Investment in Natural Capital
Environmental Impact Case Study





Understand the powerful impact of
government regulations on business
The conflicts of interest and the political
process of regulation creation and
enforcement
Profound social shifts in attitude that change
how business can be carried out
EIA, Town Planning boards, Government
long term planning
Linkage to technological infrastructure and
land-use planning
Mai Po Case Study: Overview






Ecological importance
Impact of international convention
Sustainable agricultural system
Clash with Hong Kong’s conventional
development
Role of Town Planning Boards & EIA
Response of companies
Ramsar Site




Location
Zoning
Land uses
Land pressures
Ramsar Site




Wetland of International Importance' under the
Ramsar Convention (120 countries, 900 wetlands)
International convention signed by Britain and
China and extended to Hong Kong in 1979
Hong Kong has international obligation to protect
its valuable wetlands
1,500 hectares in Mai Po and Inner Deep Bay,
$423 million over five years for land clearance,
education and conservation management
Why Mai Po Qualifies as a Ramsar Site




The stand of mangrove forest round Deep Bay/Mai Po is the sixth
largest remaining along the coast of China, and the reedbed is one of
the largest in Guangdong Province
12 endangered waterbirds species occur in Mai Po. In addition, over
20 species of invertebrates new to science have been found there.
Mai Po regularly holds over 20,000 wintering waterbirds. In January,
1996 over 68,000 waterbirds were recorded in the Mai Po/Deep Bay
wetlands.
Mai Po holds over 1% of the individuals in the population of 11
species of waterbirds. In particular about 23% of the world population
of the Black-faced Spoonbill, Platalea minor, winters at Mai Po.
Mai Po Ecology
Mai Po Ecology




Migration and endangered species
Natural and human made feeding areas
Mangrove forests and reed beds
Ecosystem services
Gei Weis: traditional sustainable agriculture




Mainly shrimp, but also fish, oysters, algae and brackish
water sedges
stocked by flushing in of young shrimps from Deep Bay
shrimps feed on naturally occurring organic matter, e.g.
dead mangrove leaves
As a result, fishermen protected the stands of mangroves as
food for the shrimps and fish
Stakeholders & Conflicts of Interest




?
?
?
?
Sung Hung Kai: from container terminal to
investment in natural capital






Lok Ma Chau container terminal plans
Land assembly
Town Planning Board rezoning
Residential development/Wetlands trust
alternative
1st EIA application
Second EIA application
Boundary of site (in red)
within wetlands of North West
New Territories
Aerial View of Site
Aerial view looking west to
Mai Po
TPB Requirements





Commit to wetland conservation zoning
12 month Ecological Impact Assessment (EcoIA)
Reduce the size of development
Prevent additional pollution into Deep Bay
Private-Public Partnership
SHK’s Response




Reduce area, development size, and
building height
Reconfigure development (consolidation of
wetland and development)
Reduce transport and sewage burdens
Design ‘San Tin Wetland Trust (Ecological
Reserve Trust) as basis of private-public
partnership
Changes from 1st to 2nd Proposals
Overall site area


1,572,153 m2
Buildable area in CA


194,000 m2 (13.7%)
Number of blocks


93
Number of units (avg. 67.5 m2)


11,664
Design Population


31,500
Block height (stories)


6-30
1,955,240 m2
90,701 m2 (5%)
57
7,280
15,819
8-20
1st Rezoning
Proposal
2nd Rezoning
Proposal
Relocation of
Development Land
SHK’s Private-Public Partnership





No-net-loss principal
Land reallocation and remediation
Bund removal and island creation
Site management and funding
Fish farmer cooperation
Open Storage Area
Bunds and Nullah
Benefits to SHK




?
?
?
?
Proposed Development
Buffer’s on Development Border
Location of Green
Buffers And Bird
Watching Hides
EIA References



EPD Environmental Impact Ordinance at
http://www.info.gov.hk/epd/ea&m/index.htm
Chapter 3 Environmental Impact Assessment in
Welford, Richard and Gouldson, Andrew 1993.
Environmental Management and Business Strategy.
London: Pitman Publishing.
Chapter 6 Environmental Assessment, auditing and
information systems, in Roberts, Peter 1995.
Environmentally Sustainable Business. London: Paul
Chapman Publishing.
Environmental Impact Case Study






What is threatened in the area being developed?
According to EIA regulations how should (was)
development controlled in the area? Has it been
done?
How does the EIA ensure that the ecology of the
site and the threats to it are understood?
Who are the stakeholders and what are their
interests?
Where does control and power reside?
What is the likely result of the conflict of interest?