One of the anomalies of our Country Parks is the way in which villages are “islands” within the park outer boundaries. The very detailed Countryside Series maps show the park boundaries in dark green and you can identify village land as exclusive to this. Come close to each village boundary and you’ll often be given notice to “leash your large dogs” (a rather ironic sign, given the number of village and stray mutts that run loose).
The village land upon which male heirs of villagers build the Ding Uk (houses to which each male heir is entitled) is usually within the village environs. There are times, however, when the land encroaches upon “Green Belt”, often on the edge of the Country Park. If this land is no more than a small percentage of the total house plot, the Town Planning Board now allows the land to be taken over as part of the plot without application.
Villagers also own plots of land that are designated “Agricultural” – these are often the fallow orchards, rice paddies and vegetable fields that once sustained their whole village. Once the families began to disperse to better pastures (so to speak) – such as working on the high seas or to the UK and North America, where they honed their culinary and entrepreneurial talents – the fields became rich fodder for their abandoned cattle and provided the environment that gave the New Territories (NT) its wide and thriving selection of butterflies and birds.
Change is inevitable and such change is now increasing in pace. Many villagers, often still residing outside of Hong Kong, are considering the land that they own as superfluous and a possible means to easy retirement. Perhaps relatives have had the good fortune to live in other parts of the NT have sold their land for large sums and they now feel that it is their turn. A few, perhaps, feel little allegiance to the home they left forty some years ago and see no reason to retain it. Whatever the reason – there is evidence that land in villages (residential and agricultural land) throughout the Sai Kung District and Sai Kung North areas is being sold en masse.
It is totally within the villagers’ rights to sell their land to whomever they please. Wh
ere agricultural land is concerned, however, there is a requirement for either the developer or individual builder to apply to the Lands Department to change the land designation from agricultural to residential. The developer most often waits until the whole parcel is secured in order to make an application for the whole area.
The economic downturn has obviously slowed down progress in this area. For example, in Sai Kung North (officially still within Tai Po District due to its historical link to Tai Po Market), it is no longer a secret that, over the past few years, small developers have purchased (or optioned) much of the agricultural land from the nearby village of Uk Tau & To Kwa Peng all the way up to Hoi Ha. All of these villages are bounded by Sai Kung Country Park East. It is understood that these developers are not one and the same, and that not all developers are planning similar types of development. According to discussions with one such company, Explore has found that at least one recognizes the significance of the rich environment in which their land is situated and is determined that the houses they build will be sustainable. They want the development to blend in with the natural surroundings and become a model of exemplary environmental practices.
It will take some time, however, for any of these projects to move from drawing board to actuality. In the meantime – there is a desperate need for key issues to be addressed. These issues come to light frequently in projects across the NT and seldom appear to be resolved adequately for any party.
There is currently no government requirement to ensure access to residential properties, nor parking for residents or visitors.
Some of the villages within the boundaries of Sai Kung Country Park East have ready access from Pak Tam Road, the main road through the park, others are only accessible by boat and/or the narrow concrete walkways between villages that the indigenous villagers used fifty years or more ago. How developers expect home buyers to get to their homes is a question many who reside in the park or use it for recreational purposes are asking. In fact, how will they provide access to earth moving equipment, building materials, etc. is a more pressing question. Since these villages are bounded by Country Park, do the developers plan to request permission to build a road through the quiet trails? If located on the water, can they manage by using a village pier to offload equipment and ferry people back and forth (as in the most recent photograph from To Kwa Peng)? Or, will developers simply take the route of many before them and plough through green belt or park lands without permission because the bureaucratic system is so difficult to surmount?
In the case of the Country Park in this current example - can Pak Tam Road sustain the traffic from what could be up to 150 houses (with possibly 2 cars each, given the existing minimal public transportation)? What of the space required for parking these vehicles? Can the wildlife so valued by those who use the park for recreational purposes (the original mandate of the Country Parks set forth by Gov. Murray MacLehose) co-exist with such an influx of people?
Many who are strongly against development put the blame solely on the shoulders of the villagers and developers. However – the lack of conservation and planning laws and inadequate interaction between government departments (resulting in no one accepting responsibility) indicates that government has abdicated its role in preserving its resources for future generations.
A comprehensive plan for conservation of the Country Parks and sustainable development of villages within their boundaries is required for all of Hong Kong – and there is no time to waste.
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