LC Paper No. CB(1)1452/16-17(01) Annex
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LC Paper No. CB(1)1452/16-17(01) Annex Legislative Council Panel on Housing Supplementary Information Purpose Regarding the information requested at the work plan meeting with the Chairmen on 27 October 20161; the supplementary information requested at the Panel on Housing (Panel) meetings on 6 March and 9 May 2017, and the special meeting on 11 July 2017; a motion passed at the meeting on 6 March 2017; and the letters from the Hon Jeremy Tam, and the Hon Andrew Wan and the Hon James To to the Panel Chairman on 6 March and 16 May 2017 respectively2, this paper provides information and reports the latest position. Latest position of the public housing development at San Hing Road, Tuen Mun 2. The Government consulted the Tuen Mun District Council (TMDC) about the public housing development at San Hing Road, Tuen Mun in September 2014, during which TMDC expressed views on issues in relation to traffic and transportation, rural industries, demolition and relocation, and compensation, etc. Subsequently, the Government conducted a site visit with District Council members and relevant village representatives and residents, as well as attended a local consultation, to listen to views and concerns on the San Hing Road development from the community. The Housing Department (HD) then updated TMDC on the latest position of the development in early-November 2016, and provided written response3 to a relevant enquiry raised by a LegCo Member at the LegCo Meeting on 16 November 2016. 3. The Government is conducting a feasibility study of the development, which assesses the development’s impacts on transport network, infrastructural capacities and environmental quality, so as to address the concerns of the TMDC members. Relevant departments are also proactively examining ways to adjust the public housing development plan on the proposed site and the surrounding 1 Items 9-11 and 13 of LC Paper No. CB(1)1024/16-17(02). 2 LC Paper No. CB(1)655/16-17(01) and CB(1)966/16-17(01). 3 Please refer to http://www.info.gov.hk/gia/general/201611/16/P2016111600433.htm. areas, with a view to maximising flat production. The Government will thoroughly consider findings of the study and various factors in order to formulate an appropriate development proposal. The Government will also consult TMDC in due course in accordance with the established procedures. Tenant Purchase Scheme (TPS) 4. The Hong Kong Housing Authority (HA) launched TPS in 1998 to enable public rental housing (PRH) tenants to buy the flats they lived in at a discounted price, thereby helping achieve the then policy objective of attaining a home ownership rate of 70% in Hong Kong in ten years' time. The Government subsequently re-positioned the housing policies in 2002. In keeping with the overall strategy of withdrawing from direct provision of subsidised sale flats, HA decided to cease the sale of PRH flats after launching Phase 6B of TPS in August 2005. 5. As at end of June 2017, among the total of some 184 100 flats for sale in the existing 39 TPS estates, around 135 700 flats (about 74%) have been sold. 6. The co-existence of flat owners and HA’s tenants in TPS estates has created many problems in estate management and maintenance. HA’s estate management policies cannot be fully implemented in TPS estates, resulting in PRH tenants living in TPS estates and those living in non-TPS estates being subject to different management regimes. For example, HA’s Marking Scheme for Estate Management Enforcement (Marking Scheme) is not implemented in the public areas of TPS estates. HA can only deal with misdeeds committed in the rental units of TPS estates. As for misdeeds committed in public areas (such as littering, boiling wax, etc.), they cannot be dealt with under the Marking Scheme. In view of the mixed tenure in TPS estates, HD cannot effectively carry out maintenance works (such as ceiling seepage, pipes leakage, etc.) which involve both sold flats and rental units either. 7. There have been discussions on whether TPS should be re-launched during the public consultation on the Long Term Housing Strategy (LTHS). In view of the above considerations, the LTHS Steering Committee also considered it not advisable to re-launch TPS. 8. Sitting tenants of the 39 TPS estates can opt to buy the flats they are living in. Those living in other PRH flats with aspiration for home ownership 2 can also purchase subsidised sale flats with premium not paid in the Home Ownership Scheme (HOS) Secondary Market, or apply for purchase of new HOS flats with Green Form status. To further enhance the housing ladder, HA has also launched the first “Green Form Subsidised Home Ownership Pilot Scheme” (GSH) project at San Po Kong (i.e. King Tai Court). All 857 flats were sold by February 2017. HA will review the effectiveness of GSH and decide whether to proceed with other GSH project. Redevelopment of aged PRH estates 9. The LTHS published in December 2014 deliberated on the redevelopment of aged PRH estates4, and concluded that while redevelopment may increase PRH supply over the long term, it will in the short term reduce PRH stock available for allocation. This will inevitably add further pressure on HA’s ability in maintaining the average waiting time target at about three years. The net gain in flat supply from redevelopment will take a long time to realise, very often towards the latter if not the last phase of the redevelopment. Hence, redevelopment could at best serve as a supplementary source of PRH supply. Amidst the current high demand for PRH, it is therefore not advisable to carry out any massive redevelopment programme which will result in freezing a large number of PRH units that may otherwise be allocated to needy households. 10. Under the general direction on redevelopment of aged PRH estates under the LTHS, HA will carefully consider whether to redevelop individual aged PRH estates with reference to four basic principles, namely, structural conditions of buildings, cost-effectiveness of repair works, availability of suitable rehousing resources in the vicinity of the estates to be redeveloped, and build back potential upon redevelopment. 11. If an estate should proceed with redevelopment, HA will provide advance notice to affected tenants, and will normally make formal announcements about the redevelopment three years before the start of clearance. HA has also been upkeeping and improving the conditions of aged PRH estates through the on-going “Comprehensive Structural Investigation Programme” (CSIP), “Estate Improvement Programme” and “Total Maintenance Scheme” (TMS). 4 Paragraph 4.6 of LTHS. 3 12. The current redevelopment projects under the Government include Mei Tung Estate and the older parts of Pak Tin Estate, together with the redevelopment intention of Wah Fu Estate mentioned in the 2014 Policy Address. Mei Tung Estate is the latest redevelopment project announced in August 2017, which involves the two older domestic blocks in the estate. As for the redevelopment of the older parts of Pak Tin Estate, the rehousing arrangements for the last two phases were also announced in August 2017. Improvement works in older PRH estates 13. Regarding Members’ request for HD to expedite the programme to install lifts and escalators, HA has improved barrier-free access and facilities in about 240 of its properties, including PRH estates, commercial centres, carparks, factory buildings, etc. Examples of the improvement works include the provision of hand railings at staircases, dropped kerbs at main road accesses, as well as access ramps at main accesses and entrances of buildings; the addition of covered walkways; and the provision of tactile guide paths connecting the domestic blocks with the main facilities in the estates. Furthermore, HA will, depending on the need and actual circumstances, install new lifts in suitable locations in PRH estates; provide new lift openings at floors without lift services if it is structurally and technically feasible; and add automatic doors at commercial centres to facilitate access by residents. 14. HA has been implementing the Lift Addition Programme since 2008, and has commenced lift addition works in 33 PRH estates, including the addition of 85 lifts, six escalators and 28 footbridges. At present, most work items under the Programme have already been completed and put in use, including lift addition works items which are of higher priority due to their pressing needs. 15. As per Members’ request, a list of PRH estates with a higher proportion of elderly population is at Appendix 1. 16. HA will continue to optimise its financial resources, make efforts to improve the barrier-free access and facilities of its properties, give due consideration to residents’ proposals to add lifts and escalators in PRH estates, as well as actively follow up feasible proposals with stakeholders, with a view to supporting the Government’s policy on Universal Accessibility, and providing barrier-free access for residents. 4 Size of PRH units allocated 17. According to the prevailing PRH allocation arrangement, if a PRH applicant or whose family member requires renal dialysis treatment at home, suffers from hyperactivity problem or tetraplegia, or depends on wheelchair for mobility at home on a non-temporary basis, the application may, with the support of medical documents, be considered as having an additional household member, and be allocated with a PRH unit with extra space. (For example, a family with three members may be offered a four-person unit.) 18. Accordingly, if both members of a two-member household are elderly who depend on wheelchair for mobility at home on a non-temporary basis, a four-person unit will be allocated. They will have to pay the amount of rent at the level of the four-person unit allocated to them.