1. Mai Po Marshes From Development Threat to Investment in Natural Capital

2. 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

3. 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

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

5. 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

6. 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.

11. Mai Po Ecology

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

13. 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

14. Stakeholders & Conflicts of Interest l?l?l?l?l?l?l?l?

15. 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

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

18. Aerial View of Site

19. Aerial view looking west to Mai Po

20. 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

21. 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

22. 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. 67.5 m 2 ) l 11,664 Design Population l 31,500 Block height (stories) l 6-30

23. 1st Rezoning Proposal

24. 2nd Rezoning Proposal

25. Relocation of Development Land

27. 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

28. Open Storage Area

29. Bunds and Nullah

30. Benefits to SHK l?l?l?l?l?l?l?l?

31. Proposed Development

32. Buffer’s on Development Border

33. Location of Green Buffers And Bird Watching Hides

36. EIA References l EPD Environmental Impact Ordinance at http://www.info.gov.hk/epd/ea&m/index.htm l Chapter 3 Environmental Impact Assessment in Welford, Richard and Gouldson, Andrew 1993. Environmental Management and Business Strategy. London: Pitman Publishing. l Chapter 6 Environmental Assessment, auditing and information systems, in Roberts, Peter 1995. Environmentally Sustainable Business. London: Paul Chapman Publishing.

37. 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?