Draft:Erik

Vision
The 14th Five-Year Plan of China includes support for the development of Hong Kong as an International Center of Innovative Technology. The Northern Metropolis Development Strategy was released by the HKSAR Government in 2021, including the establishment of the San Tin Technopole.

The establishment of STT aims to be the focal point of the innovation and technology cluster. The development area of STT will be 627 ha, including the area of the Lok Ma Chau (LMC) Loop.

The land uses for STT were proposed in the Recommended Outline Development Plan (RODP) jointly formulated by the Civil Engineering and Development Department (CEDD) and the Planning Department (PlanD) in October 2021. There was a discussion on the RODP by The Development Panel of the Legislative Council on 23 May 2023.

Location
STT will be located in the heart of the Northern Metropolis, adjacent to the innovation and technology areas of Huanggang and Futian in Shenzhen. The strategic location of the city will enable it to become a central hub for the development of innovation and technology clusters, fostering collaboration and synergy with Shenzhen. Moreover, STT will play a crucial role in reshaping Hong Kong's industrial landscape by promoting a new model of "Finance in the South and Innovation in the North." Additionally, it aims to create a new community that embodies principles of quality, well-being, and environmental sustainability.

Transportation
Transportation support for STT will be served by 3 major railway lines: the proposed Central-Northern Link Mainline, the Northern Link (NOL) Extension, and the existing LMC Spur Line. STT will enjoy accessibility to the surrounding areas through 4 major external highways.

IT facilities
The government has designated land parcels of various sizes to accommodate the diverse needs of IT facilities in STT. This includes 20 ha of government land at the LMC Control Point, which will be made available after the completion of the new Huanggang Boundary Control Point. The co-location of immigration and customs facilities will be implemented at the new control point.

15-minute city
The Hong Kong Government has introduced the concept of “15-minute city” in the development plans for STT. The objective is to create a city with convenient access to essential facilities, such as commercial centres, community and cultural amenities, open spaces, and residential units, all within a 10- to 15-minute walking distance from major public transportation hubs like railway stations. This approach aligns with similar initiatives implemented in notable cities worldwide, including Paris, Melbourne, Copenhagen, Utrecht, and Oxford. However, the land proposal document for STT indicates that only two sites in the vicinity of San Tin Station and the proposed Chau Tau Station have been initially designated for mixed-use development.

"Innovation and Technology Park" (I&T Park)
STT will allocate 300 ha specifically for I&T Park purpose. This area is anticipated to offer a staggering 7 million square metres of floor space, equivalent to 17 Hong Kong Science Parks or comparable to the Shenzhen Innovation and Technology Zone spanning 300 ha on the other side of the Shenzhen River.

Housing
At least 50,000 public and private residential units will be provided in STT, accommodating approximately 150,000 residents. The target completion date for this project is set for 2031 at the earliest, and it is projected to generate around 165,000 job opportunities, with at least 120,000 of them being in the I&T Park area. The Hong Kong government has proposed the concept of "Talent Apartments," which would allow enterprises to construct approximately 6,400 additional flats to house around 12,000 innovation and technology professionals. This initiative aims to provide suitable living arrangements for the workforce involved in the science and technology sector.

Recommended Outline Development Plan (RODP)
Development of STT will be divided into I&T Park and San Tin Town Centre.

I&T Park
I&T Park lies on the north of the San Tin Highway/Fanling Highway, with part of it located at the southeastern side of STT. Land parcels of different sizes are connected for multi-purpose functions, especially for IT facilities. Flexible zonings permitting multiple uses and non-conventional land disposal means may be adopted for IT needs. 3 sites close to I&T Park are reserved for logistics, storage and workshop uses. Other possible plans are utilising open air operation or constructing multi-storey buildings for modern industries.

Apart from technological development, I&T Park also concerns environmental conservation. Sam Po Shue Wetland Conservation Park (SPSWCP) adjoining STT will be built, with the aim of providing a wetland backdrop and environmental capacity for the area.

San Tin Town Centre
Located in the south of San Tin/Fanling Highway, the Town Centre will be built around the proposed San Tin Station of the NOL Main Line. It is designed as a self-sufficient and comprehensive community for workers and residents.

Details of town design:

Land Use Budget and Major Development Parameters
For optimal utilisation of land, STT adopted high development parameters with maximum domestic plot ratio (PR) 6.5 for housing sites and maximum PR 6 for I&T land. 50,000-54000 housing units and 6,400 talent accommodations are offered which cover 147,000-159,000 people. Public/private housing split is 70:30 and may become 62:38 if including 6,400 accommodation units. Other than 50,000 jobs in HSITP, I&T Park and San Tin Town Centre will together create 165,000 jobs or above (120,000 or more on I&T sites).

I&T sites
The I&T area will be granted to enterprises for R&D and production activities. Enterprises may seek agglomeration of research, production, staff accommodation and other facilities within STT. Connected land parcels of different sizes within I&T Park have been designed to provide allocation flexibility for I&T facilities of different scales, fields (life and health, AI etc.) and stages (R&D, prototype, manufacturing etc.).

Flexi-zoning will be implemented for catering diversified needs and nurturing a complete I&T ecosystem. Broader range of permitted uses will be accommodated, with possible necessary administrative restrictions (e.g. quantity of talent accommodations by land grant conditions) as to prevent abuse of land for residential purposes. Further consultancy studies will be conducted by the Innovation, Technology and Industry Bureau as to determine specific uses over the I&T value chain.

Blue-Green Network
Rivers, drainage channels, retention ponds, wetland, open space and knolls jointly formed a blue-green network across STT. Landscaped corridors are proposed along the future SPSWCP and the two revitalised drainage channels, with open space being activity nodes. The network is expected to create ecological linkages and enhance biodiversity while being conducive to walking, cycling and promoting talents’ interaction and exchange of ideas.

Smart Green and Resilient (SGR) Initiatives
STT, in response to Hong Kong’s Climate Action Plan 2050 on green planning, climate concerns and carbon neutrality targets, would comply with SGR initiatives in the following aspects :


 * 1) Planning and urban design (15-minute neighbourhood, blue-green network, breezeways aligning with wind directions, greenery, etc.);
 * 2) SGR infrastructure (floodable landscape, district cooling system, food waste pre-treatment facilities etc.);
 * 3) Smart and sustainable mobility with green transport modes (railway, pedestrian and cycling network, public transport interchange, charging facilities for electric vehicles, green fuel stations, etc.).

Integration of New Developments with Rural Neighourhoods
Surrounding villages with cultural heritage in San Tin are expected to add cultural diversity to STT. GIC facilities and improved infrastructure services including transport connectivity will be conducive to the daily living of residents. Design balance between I&T Park and SPSWCP may preserve ecologically-sensitive landscapes along the edge of the wetland and birds’ flight corridors.

External
STT will be accessible by the existing LMC Spur Line (LMC Station), the planned NOL Main Line (San Tin Station), and the proposed NOL Spur Line connected to the future co-located Huanggang Control Point with stations near Chau Tau and HSITP.

STT is also linked with four major road connections: (1) the San Tin Highway, (2) Fanling Highway connected to (3) the Huanggang Port via the realigned San Sham Road, and linked to (4) a future Northern Metropolis Highway connection.

Internal
Under the 15-minute neighbourhood concept, cycle track and pedestrian walkway system connecting various development sites, public spaces and activity nodes. 3 new crossings for pedestrians and cyclists will be built other than 4 existing underpasses/footbridges across the San Tin/ Fanling highways.

Development Model to be Implemented
The government intends to adopt a collaborative model with the private market in the development of STT.

Differing from the usual open tendering method, the government is considering other land disposal methods for land designated for I&T uses, considering the industry-specific policy. Possibly, the Enhanced Conventional New Town Approach will be adopted : allow in-situ land exchange applications from private lot owner-developers to carry out developments. Such an approach has been adopted in Kwun Tung North/Fanling North and Hung Shui Kiu/Ha Tsuen (HSK/HT) New Development Areas. In this way, private developers can participate in the development to boost the project’s quantity and speed. This can also ensure the proper management of cash flow for the projects, alleviating the financial burden on the government.

STT’s Development Timeline
The development of STT is expected to last for around 10 years, consisting of 2 phases :


 * 1) I&T land parcels to the north of San Tin Highway/Fanling Highway, some residential land to the south and the key infrastructure areas with road connections.
 * 2) The remaining area.

The land will be ready by 2026 at the earliest. It is expected that in 2031 that the first batch of population will move in. I&T enterprises may even start operating earlier than 2031, subject to the construction time. The entire NOL will be ready for use in 2034.

Support for Clearees and Operators Affected
Prior to and during the development, assistance will be provided by the Lands Department. Ex-gratia compensation will be provided to eligible squatter occupants and business operators affected. Those affected by the land clearance process can also seek assistance from the government.

After the development, the government intends to invite the affectees back to the I&T sites :

Conservation of the Environment
Although the development of STT will fill around 90 ha of fishponds, the government endeavours to minimise the harm done to the environment. It is hoped that environmental capacity can be created to make up for the loss through concerted efforts.

A New Proactive Conservation Policy will be implemented to develop a Wetland Conservation Parks (WCPs) System. Nearby private wetlands and fish ponds with ecological value will be resumed and included under the System.

The Agriculture, Fisheries and Conservation Department has commenced a strategic feasibility study to ascertain the precise locations/areas and management model of the parks. It is expected to be completed in the first half of 2024. Meanwhile, the Department also commenced a public consultation on 21 November 2023 for the development of the WCPs.

Wetland Conservation
Nine environmental groups issued a Joint Statement on 20 June 2023, claiming that the development of STT would severely damage the Deep Day Wetland, including various Wetland Conservation Parks (WCPs).

Area of the Sam Po Shue WCP would decrease by 42.3% (300 ha) for developing the STT. Environmental groups worry this would lead to continuous fragmentation of fish bonds. The approach of “trying to rectify upon destruction” is heavily criticised as the remediation project would commence 2 years after the site formation stage of the Technopole. They are worried that the government would go back on their promise as the value of environmental conservation is not cost-effective.

The government claimed that we should not adopt an “one-for-one” model but focus on the quality instead. The government proposed the resumption of private fish ponds and wetlands in Nam Sang Wai WCP, Sam Po Shue WCP and Hoo Hok Wai WCP for conservation purposes in the Northern Metropolis Development Strategy 2021. Nevertheless, the government only mentioned Sam Po Shue WCP and the research on the feasibility of such an approach will be done by 2024. The environmental groups worry that the government will go back on the promise for the other two WCPs, harming environmental diversity due to reduction of area of WCPs.

The “public-private partnership” approach proposed by the government for environmental conservation is also criticised. Environmental groups worry that this approach will diminish the power of the government, leading to lack of monitoring and evaluation. The subsequent profit-led commercial decision may jeopardise the conservation of wetlands.

Open Forum
On 6 June 2023, the Development Bureau announced the commencement of “Public Engagement Activities” for STT. Exhibitions were held in different places including the Science Park, shopping malls, community service buildings etc. Seven briefing sessions were also held for public consultation purposes. However, within the consultation period from 6 June 2023 to 5 August 2023, no open forums were held for the public consultation purpose.

Different professional groups believed that the content of the development is ambiguous, for example the development parameters were not listed out. With the absence of an open forum, the professional groups criticised the lack of transparency of the development project. The government could not address citizens’ concerns in a clear and direct way.

Monopolisation of top-notch enterprises
The government plans to adopt unconventional land disposal methods instead of the traditional open tendering. The government considers having restricted tendering or direct land grants upon negotiation. This approach is criticised as this allows land disposal directly to top-notch enterprises. The development of STT on the one hand plans to support start-ups, but this unconventional approach would only backfire. Critics believe that only by providing rent subsidies by the government-led development model can the start-ups be supported.

The government claims that it is still too early to reach this conclusion and whether or not this unconventional approach will be adopted will be decided by the Executive Council. Nevertheless, the public still criticise this approach of the lack of transparency as the public could not participate and monitor the land disposal process.

Sustainability of STT
The seven joint professional institutes recommend that the government should fully respect and conserve the rich ecological environment, historical buildings, cultural landscape and intangible cultural traditions of STT in the course of development, so as to create sustainable technopole.

However, the project’s proposed development area involves the reclamation of 90 ha of fishponds, affecting 248 ha of Wetland Reserve Area and Wetland Buffer Area, which is harmful to the ecological system. Therefore, they suggest the project complete a thorough ecological impact assessment to demonstrate that the proposal will not result in a net reduction in the functioning of the wetland or bring about adverse disruptive impacts, as well as addressing public concerns.

Moreover, Prof. NG Mee Kam noticed that the planning of STT does not give much account of the new town’s history and cultural heritage. The joint institutes recommend the Government should conduct a comprehensive heritage survey and impact assessment to protect the historic buildings and cultural landscape, also with measures to preserve and integrate it into the technopole to attract creative professionals.

15-minute city
Lau, a member of Think Hong Kong, estimated that the supply of residential flats in STT was obviously much lower than the demand. Even the government recognised the concept of a “15-minute city” in the planning of the technopole, yet, there is a lack of vitality within the technopole to realise the goal. He therefore suggested that consideration should be given to increasing the use of retail, education and commercial space in the technopole in order to attract talent.

Development Leadership and Investment Attraction
For the development of the technopole, the Our Hong Kong Foundation proposes a government-led approach and supplemented by private participation. The government could offer premium concessions for land exchange at the original location of the technopole, allow people to apply for the construction of myriad flats, and issue bonds for the development of the technopole.

As for investment promotion, the foundation suggested strengthening the enforcement mechanism, such as setting up a new Key Performance Indicator (KPI) “San Tin Technopole Working Group”. In addition, STT could make further inroads in attracting investments to ensure mutual benefits, as well as providing targeted corporate incentives by leveraging on key influential stakeholders and performance-linked KPIs.