LCQ19: Redevelopment of Public Housing Estates
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     Following is a question by the Hon Lau Kong-wah and a written reply by the Secretary for Transport and Housing, Ms Eva Cheng, in the Legislative Council today (November 17):

Question:

     Government figures show that in Hong Kong a huge population of over two million people live in public rental housing (PRH), yet quite a number of public housing estates are up to 30 and 40 years old and are facing problems such as dilapidation and ageing population, etc.  Since the completion of the Comprehensive Redevelopment Programme (CRP) under the Hong Kong Housing Authority (HA), the authorities no longer put forward a systematic approach for redeveloping public housing.  Some residents of Lek Yuen Estate in Sha Tin earlier relayed to me their hope that the estate would be cleared and redeveloped in phases by the authorities because, being the first public housing estate in the area, it has a history of 35 years during which the buildings are subject to wear and tear, the kitchen and toilet in the units are relatively small, living conditions are cramped, and some of the blocks do not have lifts, thus impeding access by the elderly, but the Housing Department (HD) has refused to clear and redevelop the buildings on grounds that structurally the buildings are in good shape.  Moreover, recently there have been reports that the Hong Kong Housing Society (HS) intends to redevelop Ming Wah Building in Shau Kei Wan, which is under its management.  In this connection, will the Government inform this Council:

(a) of the number of public housing estates under HA and HS which are over 30 years old and over 40 years old respectively, together with a list of their names;

(b) of the current criteria for vetting and approving redevelopment of public housing estates by the authorities, and the number of PRH units to be redeveloped in the next five years;

(c) given that after the preliminary structural study of Lek Yuen Estate earlier this year, HD has refused to clear and redevelop the estate on grounds that structurally the buildings are in good shape and with a little maintenance, the buildings' service life can be extended by 15 years, yet when making the decision earlier to redevelop So Uk Estate, the authorities had taken into account that the condition of the buildings can only be maintained for 10-odd years, the maintenance cost is high, and redevelopment is more cost-effective, etc., of the maintenance costs incurred by the authorities at present for the aforesaid 30 to 40 years old public housing estates, and how such costs compare with those of redevelopment;

(d) of the specific content of the proposal on the Ming Wah Building Redevelopment Project that HS submitted to the Transport and Housing Bureau, and when the Project can commence; and

(e) given the growing demand for housing in Hong Kong, whether the authorities will consider formulating afresh an overall plan for public housing redevelopment in order to make better use of resources and improve the quality of life of PRH residents, and consider at the same time increasing the number of units in such redevelopment, as well as including elements of mixed housing development such as the addition of elderly housing?

Reply:

President,

(a) As at September 30, 2010, under the Hong Kong Housing Authority (HA) there were 42 public rental housing (PRH) estates of age over 30 years.  Among them, 10 estates are at 40 years and above.  The relevant estates are set out below:

PRH estates under the HA with age# at 40 and above
1. Model Housing Estate
2. Sai Wan Estate
3. So Uk Estate*
4. Wo Lok Estate
5. Choi Hung Estate
6. Ma Tau Wai Estate
7. Fuk Loi Estate
8. Tung Tau (I) Estate*
9. Wah Fu (I) and (II) Estate
10. Ping Shek Estate
# Building age is calculated with reference to the earliest completed block of the estate
* Estates that have been included in the redevelopment programme

PRH estates under the HA with age# between 30 and 39
1. Mei Tung Estate
2. Oi Man Estate
3. Kwai Shing (West) Estate
4. Lek Yuen Estate
5. Lai King Estate
6. Lei Muk Shue (II) Estate
7. Pak Tin Estate
8. Lai Yiu Estate
9. Hing Wah (II) Estate
10. Cheung Ching Estate
11. Nam Shan Estate
12. Yue Wan Estate
13. Tai Hing Estate
14. Wo Che Estate
15. Cheung Shan Estate
16. Fu Shan Estate
17. Shun Lee Estate
18. Choi Wan (II) Estate
19. Shun On Estate
20. Choi Wan (I) Estate
21. Tai Wo Hau Estate
22. Cheung Hong Estate
23. Shek Kip Mei Estate
24. Wan Tsui Estate
25. On Ting Estate
26. Shek Wai Kok Estate
27. Sha Kok Estate
28. Ap Lei Chau Estate
29. Sam Shing Estate
30. Lung Tin Estate
31. Yau Oi Estate
32. Tai Yuen Estate
# Building age is calculated with reference to the earliest completed block of the estate

     In addition, there are ten public housing estates under the Hong Kong Housing Society (HKHS) which have buildings aged over 30 years.  Eight of them have buildings aged over 40 years or above.  Those public housing estates are set out below:

Public housing estates under the HKHS with age# at 40 and above
1. Kwun Lung Lau
2. Ming Wah Dai Ha
3. Yue Kwong Chuen
4. Kwun Tong Garden Estate
5. Chun Seen Mei Chuen
6. Healthy Village
7. Moon Lok Dai Ha
8. Lok Man Sun Chuen
# Building age is calculated with reference to the earliest completed block of the estate

Public housing estates under the HKHS with age# between 30 and 39
1. Cho Yiu Chuen
2. Lai Tak Tsuen
# Building age is calculated with reference to the earliest completed block of the estate

(b) The White Paper on Long Term Housing Strategy promulgated in 1998 has set out the new strategy for the redevelopment of PRH estates.  Following the completion of the Comprehensive Redevelopment Programme, future redevelopment will be carried out as required having regard to the actual conditions of individual estates.  Only when an estate is found to be structurally unsafe or no longer cost-effective to maintain will clearance be carried out.

     In September 2005, the HA re-affirmed this principle of redevelopment and endorsed the strategy of sustaining existing aged PRH estates.  The HA launched the Comprehensive Structural Investigation Programme to find out the building conditions of the older PRH estates, ascertain the structural safety of the housing blocks and determine the cost effectiveness to sustain the blocks by repair/strengthening works. If this is not possible, consideration will be given to demolish them.  The HA also rolled out the Estate Improvement Programme (EIP) to ensure the sustainability of the existing PRH blocks in terms of safety, building quality, quality of accommodation, lifestyle, and living standard.

     As at September 30, 2010, structural investigations for 14 estates approaching or exceeding 40 years (Note)  of age have been completed.  Apart from So Uk Estate and Tung Tau (I) Estate which will be to be cleared, 12 estates were confirmed to be structurally safe and can be retained with appropriate repair works.  We will continue to conduct structural investigation for other estates with ages approaching 40 years.

     In addition, the HKHS will conduct feasibility studies on the redevelopment of its older rental housing estates for long-term redevelopment planning.

(c) In the course of the structural investigation, we would estimate the repair costs for sustaining the blocks of an estate for another 15 years without the need for major structural repairs.  A financial viability assessment would also be made.  Where it was found to be financially viable, the estate blocks would be repaired and retained.

     According to the result of the structural investigation, 12 estates (including Lek Yuen Estate mentioned in the question) were found to be structurally safe and financially viable for retention as the average repair cost per flat in these estates was below $20,000, as compared with approximately $50,000 per flat for retaining the So Uk Estate and Tung Tau (I) Estate.  We have concluded that it is cost-effective to retain these 12 estates.

(d) The HKHS has submitted a preliminary proposal to the Transport and Housing Bureau (THB) on the redevelopment of the Ming Wah Dai Ha.  The THB is considering the proposal and is liaising closely with the HKHS.  The HKHS will make public the details and the timetable of the redevelopment in due course.

(e) Under the principles of redevelopment which were re-affirmed by the HA in September 2005, clearance will be conducted only when an estate is found to be structurally unsafe or no longer cost-effective to maintain.  The HA also endorsed the strategy of sustaining existing aged PRH estates.

     Irrespective of the age of the public housing estates, the HA is committed to improving the living standards of our tenants.  We have carried out continuous estate maintenance works, EIP and if appropriate, revitalisation schemes.  An example of the latter is the work carried out at the Ping Shek Estate.

     Regarding incorporating the requirements for senior citizens, since 2002 all new public housing developments use the universal design approach with provisions for safety and convenience for the senior citizens (such as the provision of barrier free access), enabling them to enjoy independent living.  Such provisions have suitably catered for the need of the elderly tenants to age in place.

     Regarding the HKHS, as mentioned in the reply to (b) and (d) above, the HKHS will conduct feasibility studies on redeveloping aged rental housing estates for long-term redevelopment planning.  It has submitted a preliminary proposal on redeveloping the Ming Wah Dai Ha to the THB.

Note: Including So Uk Estate, Sai Wan Estate, Model Housing Estate, Choi Hung Estate, Wo Lok Estate, Ma Tau Wai Estate, Tung Tau (I) Estate, Fuk Loi Estate, Wah Fu (I) and (II) Estate, Ping Shek Estate, Oi Man Estate, Mei Tung Estate, Lek Yuen Estate and Kwai Shing (West) Estate.

Ends/Wednesday, November 17, 2010
Issued at HKT 13:16

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