Mai Po Marshes From Development Threat to Investment in Natural Capital

Environmental Impact Case Study l Understand the powerful impact of government regulations on business l The conflicts of interest and the political process of regulation creation and enforcement l Profound social shifts in attitude that change how business can be carried out l EIA, Town Planning boards, Government long term planning l Linkage to technological infrastructure and land-use planning

Mai Po Case Study: Overview l Ecological importance l Impact of international convention l Sustainable agricultural system l Clash with Hong Kong’s conventional development l Role of Town Planning Boards & EIA l Response of companies

Ramsar Site l Location l Zoning l Land uses l Land pressures

Ramsar Site l Wetland of International Importance' under the Ramsar Convention (120 countries, 900 wetlands) l International convention signed by Britain and China and extended to Hong Kong in 1979 l Hong Kong has international obligation to protect its valuable wetlands l 1,500 hectares in Mai Po and Inner Deep Bay, $423 million over five years for land clearance, education and conservation management

Why Mai Po Qualifies as a Ramsar Site l The stand of mangrove forest round Deep Bay/Mai Po is the sixth largest remaining along the coast of China, and the reedbed is one of the largest in Guangdong Province l 12 endangered waterbirds species occur in Mai Po. In addition, over 20 species of invertebrates new to science have been found there. l Mai Po regularly holds over 20,000 wintering waterbirds. In January, 1996 over 68,000 waterbirds were recorded in the Mai Po/Deep Bay wetlands. l Mai Po holds over 1% of the individuals in the population of 11 species of waterbirds. In particular about 23% of the world population of the Black-faced Spoonbill, Platalea minor, winters at Mai Po.

Mai Po Ecology

l Migration and endangered species l Natural and human made feeding areas l Mangrove forests and reed beds l Ecosystem services

Gei Weis: traditional sustainable agriculture l Mainly shrimp, but also fish, oysters, algae and brackish water sedges l stocked by flushing in of young shrimps from Deep Bay l shrimps feed on naturally occurring organic matter, e.g. dead mangrove leaves l As a result, fishermen protected the stands of mangroves as food for the shrimps and fish

Stakeholders & Conflicts of Interest l?l?l?l?l?l?l?l?

Sung Hung Kai: from container terminal to investment in natural capital l Lok Ma Chau container terminal plans l Land assembly l Town Planning Board rezoning l Residential development/Wetlands trust alternative l 1st EIA application l Second EIA application

Boundary of site (in red) within wetlands of North West New Territories

Aerial View of Site

Aerial view looking west to Mai Po

TPB Requirements l Commit to wetland conservation zoning l 12 month Ecological Impact Assessment (EcoIA) l Reduce the size of development l Prevent additional pollution into Deep Bay l Private-Public Partnership

SHK’s Response l Reduce area, development size, and building height l Reconfigure development (consolidation of wetland and development) l Reduce transport and sewage burdens l Design ‘San Tin Wetland Trust (Ecological Reserve Trust) as basis of private-public partnership

Changes from 1st to 2nd Proposals l 1,955,240 m 2 l 90,701 m 2 (5%) l 57 l 7,280 l 15,819 l 8-20 Overall site area l 1,572,153 m 2 Buildable area in CA l 194,000 m 2 (13.7%) Number of blocks l 93 Number of units (avg m 2 ) l 11,664 Design Population l 31,500 Block height (stories) l 6-30

1st Rezoning Proposal

2nd Rezoning Proposal

Relocation of Development Land

SHK’s Private-Public Partnership l No-net-loss principal l Land reallocation and remediation l Bund removal and island creation l Site management and funding l Fish farmer cooperation

Open Storage Area

Bunds and Nullah

Benefits to SHK l?l?l?l?l?l?l?l?

Proposed Development

Buffer’s on Development Border

Location of Green Buffers And Bird Watching Hides

EIA References l EPD Environmental Impact Ordinance at l Chapter 3 Environmental Impact Assessment in Welford, Richard and Gouldson, Andrew Environmental Management and Business Strategy. London: Pitman Publishing. l Chapter 6 Environmental Assessment, auditing and information systems, in Roberts, Peter Environmentally Sustainable Business. London: Paul Chapman Publishing.

Environmental Impact Case Study l What is threatened in the area being developed? l According to EIA regulations how should (was) development controlled in the area? Has it been done? l How does the EIA ensure that the ecology of the site and the threats to it are understood? l Who are the stakeholders and what are their interests? l Where does control and power reside? l What is the likely result of the conflict of interest?