Hong Kong is well known for its high density in the world. From the statistics stated at the 1996 by-census, the population density in Hong Kong is 5796 persons per square kilometer. The whole total area of Hong Kong is accounted. If we only focus on the urban areas or old districts, we can see the number is much larger than what we can expect. High population densities in Hong Kong are especially apparent given the presence of a clearly delimited urban area. So, unlike other Asian cities where considerable urban sprawl has taken place, high rise and high-density buildings spectacularly dominate the urban development pattern in the old districts in Hong Kong.
In this report, we will try to discuss the reasons that lead to this high-density development pattern in Hong Kong. Following it, we will identify the advantages and the problem of using this development pattern. This report will be concluded by a discussion of what is the desirable density and the importance of planning the high density development in Hong Kong.
Table
2. Population density (number of persons per km2) by District Board
district, 1986, 1991 and 1996.
|
District Board District |
1986 |
1991 |
1996 |
|
Central and Western |
20854 |
20479 |
20755 |
|
Wan Chai |
20182 |
18209 |
17235 |
|
Eastern |
27387 |
30316 |
31735 |
|
Southern |
6380 |
6701 |
7505 |
|
Yau Tsim Mong |
75521 |
58482 |
38320 |
|
Sham Shui Po |
56875 |
48822 |
38237 |
|
Kowloon City |
47156 |
41759 |
38553 |
|
Wong Tai Sin |
46940 |
41331 |
42331 |
|
Kwun Tong |
60826 |
52562 |
53081 |
|
Kwai Tsing |
21464 |
21158 |
21793 |
|
Tsuen Wan |
4159 |
4581 |
4502 |
|
Tuen Mun |
3611 |
4711 |
5663 |
|
Yuen Long |
1545 |
1664 |
2465 |
|
North |
1074 |
1211 |
1689 |
|
Tai Po |
1033 |
1496 |
2103 |
|
Sha Tin |
5402 |
7378 |
8468 |
|
Sai Kung |
365 |
1026 |
1542 |
|
Islands |
290 |
293 |
364 |
|
Overall |
5225 |
5385 |
5796 |
Source: Census and Statistics Department, 1996
Before starting any discussion, we want to clarify the concept of density and its usage in different scales of reference. Density is defined as the ratio between a statistical indicator, for example, population, housing, employment, and an area. As simple as it seems, the denominator “area” can in fact be used in different scales of reference, namely density by given unit of space, density by piece of land, density by area and density by city or a region.
By population density, which is commonly used in many countries’ statistics, is generally refers to the gross population density, which expresses a relationship between a resident population and the size of an area considered in its integrity, without exclusion. Another terms corresponding to gross population density is net population density, it takes into account the whole of the surfaces only occupied by a given affection (home, activity, retail, equipment, or other) and their annexes. However, the collective equipment, green spaces, infrastructure and superstructure facilities such as slopes, lakes and rivers are excluded at this account.
Another couple of terms to density is internal density and external density. Internal density or inside density says the number of people in a residential space unit, and external density or outside density says the number of people by unit of surface in a much larger space such as an area. Some people says ‘in Hong Kong, densities increase’ and another one says ‘in Hong Kong, densities decrease’. Both statements are true since Hong Kong’s external population density increases while the internal density decreases in recent years, it may be due to a result of increasing housing supply under a high rise residential development pattern.
The last couple of terms to density is perceived density and physical density. Perceived density refers to a psychological approach, highly personal and subjective, which does not only correspond to a physical density. It mainly depends on the feeling of a lack of available space for a given activity at a given time. The indoor housing design and the composition of residents under the same roof can also affect the perceived density.
In order to escape from the risk of lack of communication in the debates on this subject, we must clearly clarify what approaches we are considering about. After careful clarification, anyone must not say that high density is equal to overcrowdedness. High density is only a necessary condition, but not a sufficient to overcrowdedness. We must consider whether the high density is refers to both the internal density and perceived as well.
Reasons for Hong Kong to take high-density development pattern
One of the factors was population growth in Hong Kong. There were many Chinese migrants coming to Hong Kong in different periods (Chiu, 1989), including the outbreak of the Tai Ping Rebellion in the 1850s, founding of the republic of china in 1911, Japanese invasion of China in the 1930s, after the defeat of the Japanese in 1945, civil war in China between 1946 and 1949 and after the change of leadership and national policy in 1978. In addition to baby boom and the decline of death rate, the population growth in Hong Kong increased sharply. According to Chiu (1989), Hong Kong population grew from 60 thousands to 2.36 million between 1945 and 1951. These people mainly lived in squatters in streets, root-tops, hillsides and marine houseboats.
Hong Kong had been under UK’s colonial control. At that time the local government did not have an effective regional development in Hong Kong. The government started to plan till Chinese migrants came to Hong Kong continuously. Topography is another factor. There are many hilly slopes in Hong Kong, leading to the limitation of developable land in urban areas. Also, modern land formation technique like reclamation from the sea had not developed yet till the 19th century. As a result, initial development was in the narrow coastal strip along the harbour.
In 1949, Hong Kong acted as an entrepot. There were a lot of port facilities. Workers tend to live near the harbour. After 1950s, there were increasing numbers of manufacturing industries. These industries were mainly labour-intensive and they were located in certain areas such as Cheung Sha Wan, Diamond Hill, Tai Kok Tsui, Kwun Tong and Tsuen Wan. Workers were mainly Chinese migrants and they were poor. They could not afford to pay high journey cost to work, so they lived near their working places.
High land price would be a factor causing high-density development in Hong Kong. All land in Hong Kong is owned by the government. Private developers buy land from public auction or tender. As there is limited land in Hong Kong, the government tends to raise the price of the land. High land price prompts private developers to opt for high-rise, high-density development so that they can use the land effectively and efficiently, getting the highest return when the buildings are sold.
In Hong Kong, there is limited good quality agricultural land to the low-lying alluvial plains and valleys. Agriculture played an active economic role before the establishment of entrepot and the development of manufacturing industries. In addition to the complex land assembly constraints, pressure from landowners and lease conditions in the rural areas, the government did not have a better policy for planning in rural areas at that moment. Also, conservation of countryside has been another focus point in the later development. In order to conserve some greenery areas for country parks, there is limited land for building houses. This leads to further high-rise and high-density development.
There are other events that affect the development pattern. On 24-12-1953, there was a great squatter fire in Shek Kip Mei (Fong, 1986). The government needed to build temporary houses for the affected 53000 people within a very short time. This leads to a better planning process in Hong Kong .
Land is a scarce resource in Hong Kong, therefore the price of each small piece of land is very expensive. Most people cannot afford to own a large flat, therefore, high density with small units would be most possible to Hong Kong people. It is said that a society which citizen with stable income and own a flat, would lower the potential crime rate, it may be one of the advantages of high-density development.
High-density development allows maximum and efficient use of lands and infrastructure. Land in Hong Kong is too scarce to fulfill the demand. High-density development can utilize land resources to the maximum with greatest benefit. As people are concentrated, the threshold population of infrastructure is large, for example, the network of drainage system and electricity in an area can serve more people, and hence it is cost-effective.
Besides, concentration of people can allow the promotion of mass public transportation, as the threshold population is large enough to minimize the cost. Goods or products can also utilize the massive transport system, it is energy-effective because the travelling distance is shorter. Also it is easier for the government to enhance car-restriction policy, as fewer private car-related structures are need to construct. People can enjoy a better environment because the transport flow is kept to a minimum and produce less pollution.
Not only the population is concentrated in the urban area, but also the offices, shopping centers and other service units. Therefore people can pay less transport cost, shorten the journey times to work and services and still can obtain different types of activities. There may be a reduction in using transport as travelling distance is shortened. Once they need to take a long journey, they can easily reach to major transportation networks like MTR.
Due to the higher density, people can live nearer to their friends and cousins, or at least they can visit them more frequently with the provision of easier accessible transportation. Also, physical proximity between inhabitants encourages social interaction and mutual understanding. Also, one can gain a happy social network and make more friends in the closely knitted communities, when the relationship among neighborhood is properly managed.
Most of the buildings in the urban areas are high rise buildings, and the capacity is larger. Angle of view in higher floor is wider, and can suffer from less land pollution or air pollution than on the ground floor.
Among the concrete jungle, some areas can be used as recreational parks with planting of trees. These green belts can only exist under the high-density development.
As the capacity of the urban area is increasing, it prevents urban encroachment into countryside. Rural area can be preserved to produce recreational function, and don’t need to disturb the ecological environment. In fact, there are some important functions oriented in the rural and countryside areas, like reservoirs and farmland.
As there is the need to construct high rise buildings in a high-density development strategy, it would stimulate the technology in construction.
Above are the advantages of the high density model, however, it should be emphasis that not all the advantages of high-density model are found in Hong Kong, especially in the old urban area. For example, in the old urban area in Hong Kong, there won’t be a green belt, the idea can only be found in the planned high-density area. Old urban areas in Hong Kong reveal the organic growth, at that time, people are not “modern” enough to concern about the environmental problems.
Although benefiting for Hong Kong, high-density development still has many disadvantages. It causes so many problems that it is needed to consider and handle carefully.
Because of high-density development, it caused many unwanted social contacts. People are forced to be in contact with others as most of the activities concentrated on few urban areas. These social contacts are unwanted and unneeded for the people. Also too many people concentrate on few urban areas bring about competition for the use of space. As a result, it may cause conflicts among people and might become social problems gradually.
In old urban areas, there is commonly
poor urban planning. Owing to this, there is insufficient facilities for the
people. It causes them compete for the use of facilities, such as, open space,
car park and so on that may also bring about conflicts.
Intermix of incompatible uses always
occurs in these old urban areas. It is because these lands need high-density
development and poor urban planning leading to conflict of land use. It is easy
to make poor environment affecting people in these areas.
In old urban areas, poor urban planning
and high-density development may cause problem of congestion. As there are too
many people to use roads and streets that are not planned for intensive and
frequently use. Hence, it leads to traffic congestion and congestion of
streets, for instance, Mong Kok and Causeway Bay.
Short inter-flat distance reduced
privacy as it is easy to let people hear voice making from own flat and see
what you do in your flat. Also few households in one flat, for example, cage
houses reduces privacy because no matter what you do, everyone can also know it
by hearing or seeing.
High-density development also brings
about problem of pollution since high-rise buildings block wind flow hindering
disperal of air pollution that causes high air pollution index among Hong Kong.
Short inter-building distances cause narrow angle of views which is blocked by
other buildings. Resident also causes noise pollution each other due to the
short inter-flat distance. Besides, constructions near residental area are easy
to cause noise pollution.
Accident will happen frequently because
people and buildings are concentrated in the high-density development areas. As
a result it is easy to bring about accident, such as, fire, disease. Mortality
of the accidents would be also higher than low development areas.
Overcrowded space and high density may
cause psychological impact. Though high density development relates to
overcrowdedness indirectly, in Hong Kong condition, high density development of
old urban areas relate to overcrowdedness, for instance, cage houses and so on.
However, some researches support but some object this point. It, thus, is
difficult to say whether overcrowdedness will cause bad psychological impact on
people. Nevertheless, it is easy to know that overcrowedness may cause
conflicts among people. Therefore, it may make bad effect on psychology of
people.
The discussions above clearly points out that under the circumstances pertaining to Hong Kong, high density and high rise is the only sensible form of development in Hong Kong, What do we concern is how to tackle the problems created under this high density development pattern. According to the our opinion and the discussion from our class, most people agree that a good planning to this high density development is very important, high density development itself is not worth frightening but serious problem may crop up if strategic and district planning is absent. What should be done is to plan a high-density city, with decrement in internal density and perceived density. Reconstruction of the old residential districts, increase the area of the green spaces in the city and increase the supply of public houses may be the only solutions to our city.