FINDINGS
results of analysis on the land use zoning and connectivity of Victoria Habrour and its waterfront areas
Land Use Composition
Land Use Diversity: Poor
>50% harbourfront areas covered by undesirable uses
This study has found that up to 52% of the harbourfront area is zoned for undesirable uses (including roads, cargo handling areas, container terminals, sewage treatment plants). In contrast, public open space only accounts for 24% of the harbourfront area. Land use shall be further diversified by more mixed development, cultural activities and water transportation, so as to attract people to the harbour.
​
Land Use Compatibility: Need to be Improved
Many areas contain uses that are incompatible such as sewage treatment plants, refuse dumping, vacant plots of land and temporary uses such as open-air car parking.
​
On statutory planning level, areas with the best waterfronts in terms of land use compatibility are the newly developed areas (e.g. Kai Tak and the West Kowloon Cultural District). Large areas for public recreational uses and mixed-use development are found in the harbourfront of these districts.
Areas with the worst waterfronts in terms of land use is the To Kwa Wan waterfront area, where a large portion of the area adjacent to the promenade is zoned as industrial use.
Land Use Composition in Numbers
includes all built or non-built areas excluding residential, commercial and industrial uses. They are, however, not necessarily open to public use.
Publicly-owned land
Undesirable Uses
includes roads and municipal facilities like cargo handling areas, container terminals and sewage treatment plants. These uses cause air, noise and potentially negative visual impacts towards public enjoyment of the harbour.
Green Space
Includes Green belt, open-to-public OU spaces and land zoned as Open Spaces. Subject to terrain, greenbelts are not always permeable for pedestrian access.
Accessible Open Space
Includes, open-to-public OU spaces and land zoned as Open Spaces only.
Comparing with the overall land utilisation pattern in Hong Kong
To determine whether land use zoning in harbourfornt areas has prioritised public enjoyment, we compared the analysis results with the overall land utilisation in Hong Kong. According to statistics by the Planning Department, 9.5% of the built-up area (2.3% out of the 24.3% developed land) in Hong Kong is dedicated for public open space, whereas 24% of the harbourfront area is zoned as public open space.
​
Therefore, we concluded that land use planning has generally reflect the planning principle of maximising public activity on harbourfront area, yet much still needed to be done to addres issues about the land use diversity and compatibility.
Land utilisation in Hong Kong as of January 2017
(Graph by Task Force on Land Supply)
Connectivity
Analysis
of the accessible waterfront as identified above
Connectivity: Mediocre
According to our research, 24% of the promenade along Victoria Harbour was dedicated for public open space. Within this 24%, it was found that 66% of the accessible waterfront provides a well-connected pedestrian walkway of over 500m long. Some examples of the well-connected promenade are the Tsuen Wan, Tsim Shai Tsui, Tsing Yi and Quarry Bay Promenade. Nevertheless, connectivity on over 10km of the promenade (i.e. over 13% of the 73km-long harbourfront) is obstructed by the Kwai Tsing Container Terminal
​
Looking forward, we recognised that the Government has fulfilled its promise to deliver a connected waterfront in new development areas. In newly-planned sections of the promenade, such as the Central-Wan Chai harbourfront, West Kowloon Cultural District, and Kai Tak, land use zoning provides for a well-connected promenade.
Conclusion
Much needed to be done to realise Hong Kong's harbourfront potential
This research project, albeit explorative in nature, has attempted to draw attention to our progress in enhancing the harbourfront area of Victoria Harbour for public enjoyment. Our findings suggested that the Government has yet to honour its undertaking to deliver a world-class harbourfront. With over 50% of the harbourfront area covered by undesirable land uses, and only 68% of the accessible promenade being well-connected, it is succinct that the existing conditions fall short of the vision of an connected and enjoyable harbourfront. It is high time for various government departments to diversify land uses at the harbourfront and join up the different sections of the waterfront that are currently accessible.
​
Future directions for research
To ensure a comprehensive understanding, the harbourfront development in Hong Kong shall be investigated further. In our view, further research could pay particular attention to the following questions:
-
The accessibility of promenade in terms of both physical and visual access;
-
The actual land utilisation in harbourfront areas, which can be analysed using Landsat imagery;
-
Whether the actual locations of tourist attractions / GIC facilities are located within a walkable distance from the promenade, soas to facilitate pedestrian flow along the harbourfront;
-
Whether the harbourfront can be developed into an active waterfront event space.