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The following is issued on behalf of the Housing Authority:
Following is the speech by the Director of Housing, Mr D W Pescod, at the Housing Authority open meeting today (July 8):
Madam Chairman, members and fellow colleagues,
(I) Introduction
I will be honest - I am a little nervous as I speak to you all today at my first regular open meeting of the Housing Authority (HA) in my capacity of the Director of Housing.
When I took up my appointment two months ago, I knew that the job ahead of me was going to be challenging. I am following a long line of distinguished predecessors who have steered the department through many challenges and left their mark in so many ways. I would like to take this occasion to pay particular tribute to my predecessor, Mr Thomas Chan, for his excellent leadership of the Housing Department over the past four years. During his stewardship, the Housing Department has worked hard to enhance the living environment for public rental housing (PRH) tenants through initiatives such as the Total Maintenance Scheme and the Estate Improvement Programme. I wish him a long and very happy retirement.
I am sure that members are aware of the scope and dimension of the business of the department but it is worth restating; in terms of the array of activities and the range of people we serve, the Housing Department has a challenging and complex task. To meet the expectations and needs of all our stakeholders, I am keen to reach out to them, including our domestic and commercial tenants, Public Rental Housing applicants, my colleagues in the department, District Councillors, Legislative Councillors, and of course, HA members. I need to learn more about the issues that are important to them as well as tap their opinions. In the past few weeks, I have been getting out of the office to meet people to listen to their views on various housing issues. I can say that most of the feedback has been constructive and useful. I intend to maintain a regular routine of visits and meetings throughout my time here to try to keep abreast of the ever changing issues.
I remember a classic song from the 1960s called "The Sound of Silence" by Simon & Garfunkel. The lyrics included the phrase: "People talking without speaking, people hearing without listening". The key in communications of all types is to not just hear what people say but try to understand what they mean. Effective communications allow us to overcome differences in language, differences in expectations and differences in culture. My task is to figure out how best to ensure that messages get through and we respond appropriately. Actions speak louder than words. I am working to improve my Cantonese and trying to use this everyday. Mr Fred Li may rest assured that I will listen to your views attentively.
At the annual special open meeting on June 10, members shared a wide range of views and opinions on housing policies and the work of the Housing Authority. They spoke pragmatically and openly on various issues of public interest, expressed their expectations of us and gave us forward-looking guidance. Today, I would like to respond to members' remarks and to outline the focus of our work for the coming year.
(II) Consultation on subsidising home ownership and demand and supply for PRH
Consultation on subsidising home ownership
To begin with, I would like to thank members for their views on one of the hottest topics of the moment - the "subsidising home ownership" consultation exercise.
The subject of using public resources to subsidise home ownership is being actively debated in the community. Government has launched a consultation exercise, which will last up to September 17, to listen to the views of members of the public and try to identify a consensus on a way forward. We are collecting views from stakeholders and members of the public through various channels including consultation sessions, focus group meetings, and an e-engagement platform. Views and suggestions arising from this consultation exercise will be forwarded to the Chief Executive for his consideration. To allow as many members of the public to get involved in the discussions as possible, we have also set up a dedicated e-forum and Facebook page for this exercise to facilitate the expression of views via the Internet.
In the past few weeks, I have been reading many of the comments submitted on this subject through the dedicated e-forum and Facebook page. I am following some of the debates taking place through our e-engagement platform with great interest. This clearly shows that certain sectors of our community welcome our use of this new approach to engage the community. I sincerely hope the community will eventually come to a consensus on this subject but I know this will not be easy or straightforward. I also welcome members to check out our dedicated website for the Public Consultation on Subsidising Home Ownership so that they will perhaps add their own views to the views from members of the public on this subject.
HA remains the principal provider of PRH
While on this subject there is an important point of principle I want to address. Dr Raymond So, Mr Joseph Fan and Mr Michael Choi among others expressed concern whether the housing resources for the provision of PRH will be diverted if Government were to decide to subsidise home ownership in some form.
Let me be very clear on this point. The HA is a statutory body established under the Housing Ordinance. The HA's role is to develop and implement Hong Kong's public housing programme, providing adequate and affordable PRH for those in genuine need. They are low-income families who cannot afford private rental accommodation. Irrespective of the outcome of this consultation exercise, the HA will remain the principal provider of PRH for those in genuine need. As we have reiterated on many occasions, the overarching objective of providing subsidised rental housing for families in need sits at the very heart of the Government's housing policy. This commitment to the provision of PRH is firm and will not be changed as a result of the debate on subsidising home ownership. So members, please don't worry.
Maintaining steady supply of PRH
In the coming year, we will continue our efforts to ensure that a sufficient number of PRH flats will be produced so as to maintain the average waiting time for general family waiting list applicants at around three years.
According to our latest rolling Public Housing Construction Programme for the five years starting from the year 2010/11, we anticipate that new PRH production in the coming five years will be about 75,000 flats, meaning average annual production of about 15,000 units. This PRH production volume, coupled with PRH flats expected to be recovered every year, should ensure the target of maintaining the average PRH waiting time at around three years will be met. Notwithstanding, we must continue to identify and acquire suitable sites for Public Rental Housing development so as to produce sufficient Public Rental Housing flats to meet the demand beyond the five year forecast period.
With the assistance of Development Bureau and the Planning Department, the Government has established an internal mechanism to ensure that there is an adequate supply of land to meet the objective of maintaining an average waiting time of around three years for waiting list applicants. However, as our members have mentioned, land resources are scarce. We must look carefully at all areas to identify suitable sites. We will take all sites, irrespective of their sizes, into consideration for PRH development in accordance with the principles of optimisation of land use, maximisation of cost-effectiveness and sustainable development. We will look at sites requiring re-zoning, land resumption, clearance or site formation, despite the fact that such sites may take a longer lead time to develop and involve more complicated steps to secure agreement for their use.
However, as members will recognise, identifying a suitable site for PRH development is only the first step. We face many other challenges before we can acquire a site for PRH development. The Transport and Housing Bureau, in conjunction with the Development Bureau, will continue to liaise closely with the relevant government departments, District Councils and the local community to identify suitable sites for PRH development in various districts. We will strengthen our communication with local residents to solicit their support for our development projects. In addition to public consultation exercises we will hold community workshops to collect views from local residents. Quite a few members here are actively engaged in district affairs. I sincerely appeal for your co-operation with our colleagues in soliciting support from the local community to build more PRH flats in suitable sites.
Turnover of PRH flats
Other than the development of new PRH estates, recovery of PRH flats from existing PRH tenants is also a significant source of PRH supply. Under the framework of "two markets, three levels", the owners of Home Ownership Scheme (HOS) flats can purchase private properties upon selling their HOS flats, and existing PRH tenants can purchase the HOS flats, and subsequently the PRH flats vacated can be allocated to others in need. This movement among the three levels facilitates the turnover of PRH flats and increases the supply of PRH. I am confident that the measures we have proposed to revitalise the HOS Secondary Market, on which we briefed members at the Subsidised Housing Committee on May 17, 2010, will be beneficial to encourage the turnover of PRH flats and thus allow us to provide more accommodation for the needy. I hope members will support these measures.
Managing the demand for PRH
I note that a few members have expressed concern over the prevailing income and asset limits for PRH and suggested relaxing the eligibility criteria for PRH, so as to relieve the heavy burden of the middle and lower classes who are now ineligible for public housing. I thank them for the opinions and suggestions. I am sure members agree with me that in view of our limited PRH resources, we simply must prioritise. In this regard, provision of PRH flats for low-income families to meet their housing needs should remain our primary task in accordance with the law and the long established practice. We should not forget that there are still around 130,000 applicants on the waiting list and more will join the list in the years to come. If the eligibility criteria for PRH are relaxed, taking into account the limited PRH resources, those people in genuine need will have to wait for a longer time for allocation. We must therefore be very mindful about this.
(III) Better living environment for PRH tenants
As I have mentioned before, the Housing Authority is, and will remain, the major provider of PRH in Hong Kong. Let me now turn to this principal role of HA. At the beginning of the public housing development programme some 57 years ago, PRH was basic, in effect a simple but secure shelter for the needy. We have the old saying of "having a shelter over our heads". To keep pace with the rising aspirations of the community, we have made continuous improvements to construction quality. We have enhanced the living environment including the complementary facilities, and we have significantly raised the service standards of our estate management. Today, through the hard work of my colleagues and the vision of my predecessors, PRH is no longer just a shelter. To our tenants and would-be tenants, PRH opens the door to quality living. This is an outstanding achievement by Hong Kong, one which I believe we as a community should be very proud to have achieved in such a short period of time. This reflects the collective effort of all serving and previous Housing Authority members as well as the hard work and dedication of Housing Department colleagues. Of course, the programme goes on and we must continue to strive to achieve even better results.
Research and Development
On the hardware side, I must first thank my team for their ongoing efforts in research and development (R&D). President Hu Jintao said, "Science and technology is more important than ever in determining economic growth, social development and well-being of the people." Indeed, in a modern and vibrant society like Hong Kong, innovation and technology are essential to enhance the quality of people's lives while R&D is a key impetus for technological advancement. The HD fully recognises the significance of innovation and technology, and attaches great importance to R&D to help further enhance the living environment in PRH estates and bring about positive changes to PRH tenants' lives. I suspect however, that few people really understand how much of a contribution the Housing Department has made in this field.
Since the 1990s, we have undertaken in-house R&D to enhance the design and construction of PRH blocks. To speed up the construction of new PRH blocks, innovative construction methods have been employed. We have introduced modular flat design that allows more standardisation of components. We are now exploring the use of volumetric precast of some elements in our new construction. These initiatives will reduce the time for contractors to achieve the typical floor construction cycle as well as streamline the construction of non-typical floors. When these initiatives have become mature and are widely adopted, we would be able to achieve a significant reduction in the lead time for construction of the PRH blocks.
In the early 2000s, we launched the Housing Authority Research Fund and invited local universities to conduct innovative R&D. The results of this initiative have been incorporated into our project design, construction and procedure guidelines. In addition to this initiative, we have also introduced project-driven R&D since 2003 and examples include the use of the "common W-trap pipe system" in waste water drainage, vertical green panels and green roofs, multi-sensory maps to assist the visually impaired, and the use of micro climatic studies to facilitate sustainable designs. These R&D achievements not only promote a healthy living environment in our estates, but also benefit the living standards of the community at large.
I would like to take a couple of minutes to look at one of these projects to show how we have tackled practical issues with positive results. The project is the "common W-trap pipe system" in waste water drainage. One of the HA's research focuses after the outbreak of SARS in 2003 was to improve the design of drains in housing estates. A series of laboratory tests was carried out in collaboration with The City University of Hong Kong to study the use of the "common W-trap pipe system" in waste water drainage. The results revealed that the new design could better stop the transmission of odour and bacteria and prevent the spread of viruses through the drains. Following the successful outcome of this research, the new system has been installed in all new PRH estates. In view of its effectiveness, we have now adopted this system as a standard feature and will use it in all future housing estates.
Our R&D efforts are ongoing. In 2010, the number of R&D projects has increased substantially from 108 projects in 2007 to 150 this year.
Apart from the valuable co-operation in R&D efforts with the universities, we have also worked closely with other Government departments on a range of innovative initiatives. Our new twin roof tank system to provide uninterrupted water supply during periodic cleaning of roof tanks has obtained the Water Supplies Department's approval. Recently, our noise arc balcony design for noise mitigation in a difficult site with traffic noise problems won applause from the Environmental Protection Department. We are collaborating with the Hong Kong Accreditation Service to spearhead the implementation of product certification in HA projects. These are valuable initiatives. We will continue to pursue innovation in our work.
Maintenance and improvement schemes
Practical, innovative and effective maintenance and improvement works help revitalise older blocks to provide a better living environment for the PRH tenants concerned. In the coming year, we will continue our maintenance and improvement schemes, including the Total Maintenance Scheme (TMS), Comprehensive Structural Investigation Programme (CSIP) and the Estate Improvement Programmes (EIPs), which have all proved to be successful.
Total Maintenance Scheme
I am sure members are familiar with the TMS, a remarkably successful scheme, which was launched in 2006. The range of services under TMS, such as arranging In-flat Inspection Ambassadors to visit PRH tenants proactively, conducting comprehensive flat inspections and making immediate arrangements for minor repair services, as well as setting up a flat-to-flat maintenance database, have all been well received by PRH tenants. The findings of inspections are recorded by the ambassadors on their PDAs which are connected to the TMS central computer data bank. This has allowed more accurate records of maintenance history on individual flats to be kept through the development of a proper maintenance database. By deploying cutting edge technology, we can keep track of the maintenance conditions and work progress on individual PRH flats easily, and hence benefit our tenants. In view of its popularity, the TMS will become a regular programme after completion of the first TMS cycle in 2011.
Comprehensive Structural Investigation Programme
For the 10 PRH estates aged about 40 years or more, we launched the Comprehensive Structural Investigation Programme (CSIP) to look into the structural conditions of the buildings to check whether they remain structurally safe and whether it is cost-effective to keep them. Once we have determined that an old estate is in a good condition, we will draw up a programme of improvements to building structures and facilities in the estates, to better sustain them for at least another 15 years under a dedicated Estate Improvement Programme. This will allow us to extend the life of our PRH estate, thus cut down on demolition waste, avoid disruption to our tenants and be more environmentally friendly.
Installation of lifts and escalators
Access to lifts is nothing new to the majority of people in Hong Kong. However, in some old low-rise PRH blocks, not every floor is served by lifts. We are committed to carrying out improvement works to extend lift services to the floors not yet served by lifts and to replace older lifts to facilitate access of PRH tenants. I have recently visited Kwai Chung Estate and Wah Fu Estate and have been briefed on the progress of projects scheduled in these older estates.
To speed up the installation of lifts and minimise the nuisance caused to tenants, we have made reference to relevant overseas experience and made use of new technology to develop a "prefabricated steel lift tower construction method" for adding lifts to low-rise blocks in Shui Pin Wai Estate and Choi Hung Estate. This method enables the lift tower installation to be completed within two or three days. The Housing Department will widely adopt this innovative construction method in future.
Integrated environmental policy
I am as much concerned as Dr Joseph Lee on the need for enhancing environment protection and green living. The HA is committed to uphold the principles of environment protection for the enhancement of the living environment, thereby allowing PRH tenants to live in a green, healthy and environmentally friendly place. Again, innovative and integrated solutions involving energy efficiency, greening and waste recycling have been adopted to improve the well-being of our tenants.
Energy efficiency
Like all Hong Kong people, we are very concerned about the implications of global warming and climate change. The Housing Department has proactively implemented a number of energy saving studies and measures for carbon emission reduction to better utilise Earth's resources. Apart from the measures to extend the useful life of our older Public Rental Housing estates I touched on earlier, we are also adopting measures in new estates. We recently briefed members on various lighting measures, including the use of energy efficient electronic ballasts and T5 fluorescent lamps. We have implemented a design scheme allowing two-level lighting control in the communal areas in our new domestic buildings. Grid-connected photovoltaic systems and wind-solar hybrid lamps have also been installed at selected new PRH estates.
As for the existing PRH blocks, since 2008 we have carried out modification works to lighting circuits in different block types to fully utilise daylight. At the same time, we have initiated a three-year programme to replace older lights with more efficient T5 fluorescent tubes in exit signs for some 500 buildings. Replacement with more energy-saving lighting fittings and circuitry modifications for some 26 car parks has also been carried out. The total annual savings in electricity bill achieved by these initiatives amounts to about $11 million. So not only have we been able to reduce our carbon footprint but saved money for the HA at the same time. We will continue to pursue such measures.
Greening
Another important aspect of our integrated environmental approach is the adoption of additional greening in our PRH estates. For all new PRH estates, we aim to increase the greening ratio to at least 20% by providing planting at grade and slope areas, installing grass-paving systems in areas with less traffic, providing green roofs or green decking to low-rise structures, and piloting vertical greening. Even at the construction stage, we have piloted the installation of green hoardings to improve the visual appearance of the construction sites as well as improve the environment and we insist on the use of hard paving to cut down on dust and to provide a more secure working surface.
As for our existing PRH blocks, we are also enhancing the green environment as far as practicable. We have collaborated with the Hong Kong Bird Watching Society and Agricultural Fisheries and Conservation Department to develop guidelines for protection of nesting colonies of wild birds during the course of building renovation works at PRH estates. In addition, I am pleased to be able to announce that we will pursue the ISO 14001 certification for the Environmental Management System of estate maintenance and management next year (2011).
For the coming year, we have three targets in respect of our works on greening for PRH. First, we will work in consultation with the Estate Management Advisory Committee (EMAC) to promote greening in 20 PRH estates. Second, we will implement landscape improvement works to enhance the green environment in 18 PRH estates. Third, we will improve the appearance of 10 slopes in the PRH estates.
Waste recycling
A third indispensable element of our integrated environmental policy is waste recycling and reduction. On this, we joined the Source Separation of Domestic Waste Programme spearheaded by the Environmental Protection Department in 2005. The programme was fully implemented in all PRH estates earlier this year. Last year, we worked in collaboration with green groups to organise a wide variety of activities to promote environmental awareness in PRH estates. Together with the collection of used clothes by charitable organisations, as well as recycling of chargeable batteries, fluorescent lamps, computer and glass bottle recycling, we have been able to meet our waste management targets. In the year ahead, we will continue our efforts to carry out environmental education in PRH estates so as to raise our tenants' awareness of the importance of the environment and to impart a sense of social responsibility.
Barrier free access for people of all ages and abilities
I would like to say a few words on barrier free access. I believe that it is of utmost importance to provide an accessible built environment for all PRH tenants, irrespective of their abilities and ages, so as to cultivate a harmonious community. Since 1998, the HA has been applying the design requirements set out in the "Design Manual: Barrier Free Access" in the design of new PRH estates to provide barrier free access and facilities for persons with disabilities. We have also adopted the concept of "Universal Design" in the design of new PRH estates since 2002. Both common areas and domestic flats are now designed with barrier free access and provided with facilities to enhance safety and user-convenience. We have also been carrying out in-flat alterations or adaptation works for individual tenants in need since 1982 to meet their respective needs in accordance with the advice of their therapists. Our colleagues work hard to arrange suitable units for disabled persons with facilities to meet their specified needs. I am sure that all of you must know the story of Mr Tang "Bun Chai" who is paralysed due to an accident. Thanks to the efforts of my HD colleagues, I am pleased to be able to report that he was allocated a PRH flat earlier this year and will soon move into the flat.
Expediting the process to approve building improvement works
Before I turn to the software side of quality and affordable living for our tenants, I would like to respond to Ms Yeung Sin-hung's comment on expediting approval for building improvement works. Suffice to say that I share the same concern about the living environment of our tenants, and would like to see any building improvement works that could benefit our tenants to be approved and implemented as quickly as possible. On this, I am pleased to note that in 2009, the Independent Checking Unit (ICU) of the HD processed a total of 372 first submissions, 307 resubmissions of alteration and addition works and 357 consent applications. All submissions were processed within the timeframe pledged under legislation. On the other hand, I must point out that the ICU does not control the timing for granting approvals to the alteration and addition submissions. For example, the proposal may contravene the provisions of the Buildings Ordinance, or contain insufficient information, or may not be supported by all necessary documents and particulars prescribed by regulations. This can result in disapproval of plans. Having said that, I know that ICU colleagues will endeavour to do their best, and will keep under review the existing practices and manpower to see what further enhancements could be made.
(IV) Maintaining a people-oriented approach in estate and tenancy management
Members, I have talked a lot today about the work and achievements of the HA and HD on the hardware of PRH. But the equation for affordable and quality living would not be complete without a harmonious environment. I would like to devote the remaining time of my speech to this important aspect.
Initiatives to protect tenants and staff
I was saddened and shocked, as I am sure we all were, by the series of tragedies that have occurred in different PRH estates in the past two months. From the appalling events in Kwai Shing East Estate where two people lost their lives and three were seriously injured, to the very sad cases of suicide in Tung Chung, such tragic events are always a shock. While we all know that similar incidents happen all over the world and are not confined to our estates, we certainly do not want to see them happen again.
I recall the words of the Reverend Martin Luther King at the Nobel Peace Prize ceremony: "Violence never brings permanent peace. It solves no social problem: it merely creates new and more complicated ones." Indeed, tragedies result only in pain and tears. But they also serve as a wake-up call to each one of us. We need to learn lessons from these cases to try to ensure that they will not recur. To my mind, the key lesson is that we need to adopt a people-oriented approach in estate and tenancy management.
I want to stress that the safety of our PRH tenants and front line staff is always of prime concern. We will not tolerate any physical or verbal abuse towards our tenants and staff. I have requested my colleagues to critically review the security in all our estates to see if we can better protect our PRH tenants and front line staff. At the government level, there is an inter-departmental working group to look into ways to strengthen the mental health policies and reinforce support for people with mental health problems. The HD will take part in this exercise. On our part, we will review and where necessary, improve the security of management offices in our PRH estates. Training courses will also be organised to equip our colleagues with the necessary skills to detect signs of aggression, to defuse angry emotions and, above all, enhance personal safety in all situations. We will also work closely with all relevant government departments and organisations to share information and help identify problems early so that appropriate action can be taken in a timely manner.
The Housing Department will do its bit but I believe that we all have a part to play in building a more supportive, more caring and more nurturing society. I encourage us all to give some thought to how to build attractive, friendly and welcoming places to live and work. Indeed, apart from building quality homes for PRH tenants, it is equally important to promote a spirit of mutual aid and neighbourliness, create a harmonious atmosphere and enhance social solidarity in order to create a high quality living environment which is safe, healthy and sustainable. I will briefly introduce our work in this respect.
Overcrowding relief and transfer and Harmonious Families Scheme
First of all, overcrowding is a problem that we have to deal with if we are to provide affordable and decent rental accommodation to our tenants. PRH tenants with a living density of less than 5.5 metres square internal floor area per person are now eligible for transfer to a larger flat through our Territory-wide Overcrowding Relief (TOR). Through proactive efforts in recent years, the number of overcrowded households has reduced significantly from around 20,000 in year 2000, to only 3,300 by the end of March this year.
The HA strongly supports the Government's policy on forging closer and more harmonious relationships among family members and strives to promote a family-based support network in PRH. We have put in place different enhanced housing arrangements to build on the spirit of fostering harmonious families in PRH since 2007. The Harmonious Families Priority Scheme was implemented with effect from January 1, 2009. As at the end of March 2010, more than 7,000 families have benefited from the new scheme as well as the enhanced measures implemented under previous schemes.
Tackling tenancy abuse and under-occupation of PRH flats
Ladies and gentlemen, we all know that PRH units are a limited public resource. They should be allocated in a rational and equitable manner for those in genuine need. We will not tolerate any abuse of PRH resources. We have adopted a three-pronged approach to tackle tenancy abuses, which includes prevention, investigation and education through publicity. Indeed, the message on cherishing public housing resources is being widely disseminated among our tenants through roving exhibitions, promotional leaflets, advertising and in-estate video broadcasts.
On the investigation front, biennial flat inspections will be carried out to detect tenancy abuse cases. Last year, we conducted in-depth investigations on the occupation position of some 7,200 cases drawn by random selection and referred by estate offices as well as members of the public. For tenants confirmed to be in breach of the tenancy agreement, notices-to-quit will be issued to terminate their tenancies and recover the public housing flats. In addition, the concerned tenants will then be barred from submitting any public housing applications for two years. With the continued effort to tackle tenancy abuse, we have recovered 8,000 PRH flats in the year 2009/10 for reallocation to more needy families.
Implementation of the Marking Scheme
To achieve a quality living environment for all, it is important that we abide by a set of fair rules and regulations. The Marking Scheme for Estate Management Enforcement in PRH Estates aims at promoting civic responsibility, environmental hygiene and effective estate management.
Upon the implementation of the Marking Scheme, PRH estates have achieved sustained improvement in environmental hygiene. According to the findings of the latest Public Housing Recurrent Survey, a majority of our tenants support the implementation of the Marking Scheme.
Improving our communications with PRH tenants
To return to some of my opening remarks, I want to touch on the importance of a well-functioning communication channel. To me, communication is a two-way undertaking. It should be interactive and responsive, so that we know clearly what our tenants need, and they know clearly what we are doing to address their needs.
In this light, Estate Management Advisory Committees, or EMACs, perform an important function. They serve as the major communication channel between tenants and the management. They are also the platform through which tenants can participate in estate matters. They are the building blocks to foster a sense of belonging among tenants and harmony in the estates. We encourage EMACs to organise community activities in partnership with local NGOs or voluntary agencies. In the past year, some 800 community building activities have been held by EMACs, of which 400 functions were co-organised with NGOs and other government departments. I recently attended the annual EMAC gathering and was truly inspired by the people I met. Their commitment and dedication to strengthening tenants' sense of belonging in PRH estates, and promoting mutual family and neighbourhood support and care for the elderly, is something we cherish.
Community building in PRH estates
As members may be aware, in 2008 we launched a pilot scheme, the Housing Advisory and Service Team (HAST), to assist new PRH tenants to adapt to their new living environment and foster a stronger sense of belonging among them in 11 PRH estates in Tin Shui Wai district. The HAST team has been serving the district for two years. I can say that feedback has been very positive. Building on this success, the team has recently extended services from Tin Shui Wai to Tuen Mun, Yuen Long and Tung Chung districts. This scheme will operate for another two years with effect from mid-April 2010. Apart from assisting new tenants to adapt to their new living environment and fostering a sense of belonging, the team continues to assist EMACs, relevant government departments and NGOs to carry out community building activities in PRH estates and facilitate outreaching services to targeted tenants.
Enhancing the viability of commercial properties to support and enrich tenants' living
Before I close, I would like to devote a few minutes to the commercial properties under HA. I am very grateful to Mr Vincent Fang, who made a number of suggestions on the leasing of our retail premises. The HA has been proactive in providing suitable venues for businesses. Small traders and chain store operators alike have an equal opportunity to acquire leases in our commercial premises. Our objective is for small traders and big retail outlets to be blended together in HA-managed shopping centres so that there are a range of different commodities or services available to our tenants. A recent development, which I know has the support of members, is that in newly developed shopping centres, a relatively greater proportion of retail premises are offered to experienced operators via direct negotiation, with a view to engaging higher quality retailers for the ultimate benefit of our tenants in the long run.
We are all very excited about our brand new regional shopping centre in Kowloon East, "Domain". This will have an internal floor area of about 23,000 square metres. It will be directly above the Yau Tong MTR Station, and is tentatively to be completed in mid 2011. I wish to take this opportunity to thank all members of the Commercial Properties Committee, in particular the Chairman, Mr Andrew Chan, for their hard work and advice on this innovative project.
(V) Conclusion
In the short time that I have been in this post, I have come to realise how important and valuable the work of the Housing Authority and Housing Department is to so many people. Since its creation in 1973, the Authority has built a reputation for delivering quality housing for people in need. Public rental housing has provided a great number of families with opportunities previously unavailable, and has changed the destiny of many. It has also improved the living standards of Hong Kong people in general, and I think it is no exaggeration to say that the PRH programme is one of the foundations on which the prosperity of Hong Kong is built. This success would never have happened without the hard work of my colleagues in the department. I would like to express my sincere appreciation for their achievements and encourage them to continue to deliver their best for the people of Hong Kong. I am impressed by their dedication, diligence and professionalism. I am honoured to have the opportunity to work with such an effective, committed and professional team.
Problems, as you may agree, are found everywhere but the best way to solve them is always through "dialogue". President Barack Obama once said, "Through dialogue and negotiation, problems can be solved. We always think that's the better course." I will endeavour to maintain effective communication with residents and members of the public. So for instance the Ombudsman is critical of the HD for passing problems to other agencies without examining the root of the problem itself. I must assure members that we certainly will not be compartmentalised in our approach. Instead, we will co-operate with other government departments to ensure that issues are addressed in a holistic manner. We are fully aware of our responsibilities, and will never shirk them or pass them on to other agencies, but sometimes the reality is the solution lies elsewhere. In such cases it is still our responsibility to ensure that problems are addressed properly. Only in this way can we reduce the number of complaints we receive and serve the community better.
To conclude, I would like to thank all members for your views, guidance and support which motivate us to do our best to serve members of the public. And let me leave you with a final thought. Franklin Roosevelt once said, "A test of our progress is not whether we add more to the abundance of those who have much. It is whether we provide enough for those who have little." This is the challenge you as members of the Housing Authority and we as staff in the Housing Department have taken on. For the benefit of those who have little, we must continue to work together to provide more than enough.
Thank you.
Ends/Thursday, July 8, 2010
Issued at HKT 20:18
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