Mai Po Marshes

From Development Threat to Investment in Natural Capital

Environmental Impact Case Study Understand the powerful impact of

government regulations on business The conflicts of interest and the political

process of regulation creation and enforcement

Profound social shifts in attitude that change how business can be carried out

EIA, Town Planning boards, Government long term planning

Linkage to technological infrastructure and land-use planning

Mai Po Case Study: Overview

Ecological importance Impact of international convention Sustainable agricultural system Clash with Hong Kong’s conventional

development Role of Town Planning Boards & EIA Response of companies

Ramsar Site

Location Zoning Land uses Land pressures

Ramsar Site

Wetland of International Importance' under the Ramsar Convention (120 countries, 900 wetlands)

International convention signed by Britain and China and extended to Hong Kong in 1979

Hong Kong has international obligation to protect its valuable wetlands

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 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

12 endangered waterbirds species occur in Mai Po. In addition, over 20 species of invertebrates new to science have been found there.

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.

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

Mai Po Ecology

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

Gei Weis: traditional sustainable agriculture Mainly shrimp, but also fish, oysters, algae and brackish

water sedges stocked by flushing in of young shrimps from Deep Bay shrimps feed on naturally occurring organic matter, e.g.

dead mangrove leaves As a result, fishermen protected the stands of mangroves

as food for the shrimps and fish

Stakeholders & Conflicts of Interest

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Sung Hung Kai: from container terminal to investment in natural capital

Lok Ma Chau container terminal plans Land assembly Town Planning Board rezoning Residential development/Wetlands trust

alternative 1st EIA application 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

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

SHK’s Response

Reduce area, development size, and building height

Reconfigure development (consolidation of wetland and development)

Reduce transport and sewage burdens Design ‘San Tin Wetland Trust (Ecological

Reserve Trust) as basis of private-public partnership

Changes from 1st to 2nd Proposals

1,955,240 m2

90,701 m2 (5%)

57

7,280

15,819

8-20

Overall site area 1,572,153 m2

Buildable area in CA 194,000 m2 (13.7%)

Number of blocks 93

Number of units (avg. 67.5 m2) 11,664

Design Population 31,500

Block height (stories) 6-30

1st Rezoning Proposal

2nd Rezoning Proposal

Relocation of Development Land

SHK’s Private-Public Partnership

No-net-loss principal Land reallocation and remediation Bund removal and island creation Site management and funding Fish farmer cooperation

Open Storage Area

Bunds and Nullah

Benefits to SHK

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Proposed Development

Buffer’s on Development Border

Location of Green Buffers And Bird Watching Hides

EIA References

EPD Environmental Impact Ordinance at http://www.info.gov.hk/epd/ea&m/index.htm

Chapter 3 Environmental Impact Assessment in Welford, Richard and Gouldson, Andrew 1993. Environmental Management and Business Strategy. London: Pitman Publishing.

Chapter 6 Environmental Assessment, auditing and information systems, in Roberts, Peter 1995. Environmentally Sustainable Business. London: Paul Chapman Publishing.

Environmental Impact Case Study What is threatened in the area being developed? According to EIA regulations how should (was)

development controlled in the area? Has it been done?

How does the EIA ensure that the ecology of the site and the threats to it are understood?

Who are the stakeholders and what are their interests?

Where does control and power reside? What is the likely result of the conflict of interest?