Cross-module Issue Teaching Support
Focus 2:
Housing problem and conflict of land use in Hong
Kong
Exploration topic 4: How does the housing problem affect the quality of
life of Hong Kong people?...................................................................2
In-class Exercise 1.1……………………………………………..………………..…..6
Exploration topic 5: How could government policies cope with the housing
problem in Hong Kong?............................................................7
In-class Exercise 2.1……………………...……………………..………………..…..10
Exploration topic 6: What social conflicts may result when housing and
land policies are implemented?
A. Controversy of land resumption…..…………….………….……………………..12
In-class Exercise 3.1………...…………………………………..………………..…..17
B. Controversy of new land development…..…………….…………...……………..18
In-class Exercise 3.2...…………………………………………..………………..…..24
Related concepts…………………………………………………….….25
After-class Practice………………………………………………….….27
Suggested answers (In-class Exercise & After-class Practice) ……....28
0
Focus 2:
Housing problem and conflict of land use in Hong
Kong
Housing problem and conflict of
land use in Hong Kong
Module 2:
Hong Kong Today
Module 2:
Module 6:
Hong Kong
Today
Energy Technology and
the Environment
Questions for enquiry: Questions for enquiry: Questions for enquiry:
Which aspects of the Who might make the ‧ How does the
quality of life are
decisions? Why?
government respond
seen to be more
to the demands of
important? Which are
different social
seen to be immediate
groups?
needs?
‧ Why do Hong Kong
residents have
different demands?
What is the impact
of their demands?
Exploration topic 4
How does the
housing problem
affect the quality of
life of Hong Kong
people?
Exploration topic 5
How could
government policies
cope with the housing
problem in Hong
Kong?
Question for enquiry:
What responses could
be made by different
sectors and
governments regarding
the future of
sustainable
development?
Exploration topic 6
What social conflicts may result when
housing and land policies are implemented?
The North East New
Territories New
Development Plan
Developing
country park land
Skill / Question format
Analyse the question
→ Impact
Effectiveness→
Contributions /
limitations
Conflicts between
stakeholders
Value orientations
1
Exploration topic 4:
How does the housing problem affect the quality of life of Hong Kong people?
In Hong Kong, the demand for housing becomes increasingly intense as the population grows.
Yet the supply of housing is limited by the high standing property prices and insufficient public
resources. Not only is it hard for citizens to afford a home, but their living environment also
remains unimproved even if they remain at the same residence. Many poor households face
basic problems of hygiene and building safety and could not live comfortably, which lowers
their quality of life.
Read the following information to understand the housing problems in Hong Kong.
Source 1
Hong Kong housing overview
‧ By the end of 2013, there are 2,639,000 housing units in Hong Kong, including:
— about 780,300 public rental housing (public housing) units managed by the
government which accommodate about 2.09 million people;
— 392,800 subsidized units for sale (Home Ownership Scheme housing);
— 1,465,900 private housing units.
‧ Among 2.4 million households, 51% live in purchased property and 45% live in
rented property.
‧ In terms of distribution of land use, the land for residential purposes constitutes
6.9% of the total area of Hong Kong.
‧ The goal of the government’s housing policy is to:
— help grassroots citizens move into public housing and satisfy their basic housing
needs;
— allow citizens to choose their home according to their financial ability and
conditions and encourage home ownership;
— provide subsidized home ownership units on top of public housing to establish
ladder of home ownership;
— maintain healthy and stable development of private property market and
prioritize the need of Hong Kong permanent residents when supply is limited.
(Source: Hong Kong Yearbook 2014, Policy Agenda of 2015 Policy Address)
Source 2
2
Statistics related to private property prices and rents in Hong Kong
Table 1: Price index of private property
(Year 1999 = 100)
Categories
2003
2008
2009
2010
2011
2012
2013
Less than 40 square metres
59.7
117.6
120.3
152.5
187.3
217.6
260.3
40－69.9 square metres
61.1
116.1
117.2
144.4
173.8
195.7
230.1
70－99.9 square metres
65.3
138.5
135.1
166.2
193.8
208.4
233.5
100－159.9 square metres
70.2
157.2
153.4
187.5
213.3
226.0
244.9
160 square metres or above
76.2
183.6
177.1
215.0
241.7
260.9
267.4
Total
61.6
120.5
121.3
150.9
182.1
206.2
242.4
Table 2: Renewed rents of private property
(Year 1999 = 100)
Categories
2003
2008
2009
2010
2011
2012
2013
Less than 40 square metres
72.8
113.2
102.0
120.7
137.1
149.6
163.6
40－69.9 square metres
72.7
111.7
97.8
118.0
132.0
140.5
153.8
70－99.9 square metres
72.5
119.2
98.1
117.1
128.0
132.0
141.0
100－159.9 square metres
77.2
133.4
105.7
124.1
135.9
137.9
142.0
160 square metres or above
81.1
141.1
114.2
130.9
145.6
148.1
143.8
Total
73.6
115.7
100.4
119.7
134.0
142.6
154.5
(Source: Hong Kong Annual Digest of Statistics 2014)
Source 3
Hong Kong: where home ownership is the most difficult
In early 2015, a research company announced the results of ‘International
Housing Affordability Survey’, in which Hong Kong has been found to be the city
where home ownership is the most difficult for 5 consecutive years. The median
property price is 17 times of the annual median household income, which means that
on average each family must save every penny for 17 years before they can purchase
a flat. This is the highest record the survey has ever seen.
The survey follows the assessment standards of the
World Bank and the United Nations and divides the ratio of
property prices to income into four rating*. It is shocking
that Hong Kong’s ratio is 17 times, which is two times
higher than the worst rating. Many people think that the high
standing property price is the root of resentment in society in
recent years.
*The four ratings are:
Below 3 times:
‘affordable’ for average
families;
3.1 to 4 times:
‘moderately
unaffordable’;
4.1 to 5 times: ‘seriously
unaffordable’;
Above 5.1 times:
‘severely unaffordable’.
3
Source 4
Public housing demand outruns supply
‧ The number of public rental housing applicants hits new heights in recent years. By
the end of September 2014, the number of applicants reached 263,8000, over half of
which were non-elderly single individuals. The average waiting time for families
and single elderly applicants is 3.1 years.
‧ For Home Ownership Scheme housing, there is urgent demand for new flats. In an
application in early 2015, 5 courts provided 2,160 units. The Housing Authority
received over 40,000 application forms with an oversubscription of 18 times, which
was the highest in the last 5 years. Among the applicants many were young people.
‧ For example, 34-year-old Mr Wong, a professional, said, ‘The price of private
property is as high as 3 or 4 million dollars. Even if we have savings, we cannot
afford it.’ He said the chance of successful application was as small as winning Mark
Six, but if his application is successful, he would immediately get married with his
girlfriend. To purchase a flat, he did not mind buying a flat facing the refuse room.
On the night of the deadline of the
new Home Ownership Scheme
flats application, large crowds
submitted application forms at the
Housing Authority Customer
Service Centre in Lok Fu. The
queue was nearly 1km long and
reached the covered bus stop at the
end of the street.
(12 January, 2015)
4
Source 5
Serious problem of subdivided flats
‘Subdivided flats’, or divided flats, refer to a residential unit that is divided into
several small individual units. In recent years, they have become more and more
common in residential, commercial and even industrial buildings in urban area. The
main reason why inhabitants choose these ‘subdivided flats’ is that these flats are close
to where they work or study and the rents are lower.
It is estimated that there are about 66,900 ‘subdivided flats’ in Hong Kong, among
which 30,000 do not come with facilities such as individual kitchens, toilets and water
supply. Although toilets are included in some flats, the overall facilities are poor, such as
narrow passageways and inadequate fire equipment. Some flat owners even make
amendments to the facilities inside the flats without authorization, which affects the
structure and safety of the buildings. Several fire accidents resulting in casualties in
recent years are related to ‘subdivided flats’.
The government estimates that over 170,000 citizens are living in ‘subdivided
flats’, half of which have applied for public housing and over 90% of which are still
waiting. Among the rest, nearly half are not qualified for application due to the income
limit.
The government has repeatedly emphasized the necessity of solving the problem of
‘subdivided flats’ and expressed that it will give priority to those who are living in
poorer environments. For example, it is now enhancing law enforcement to eliminate
illegal ‘subdivided flats’ that violate building construction and fire regulations, and
gradually the more problematic ‘subdivided flats’ in industrial buildings. In the long run,
it must speed up the construction of public housing.
5
In-class Exercise
Answer the following question with reference to the above sources and your own knowledge.
1.1 How does the housing problem affect the quality of life of Hong Kong people?
Housing problem
Impact on quality of life
→
→
→
→
6
Exploration topic 5:
How could government policies cope with the housing problem in Hong
Kong?
In recent years, the government gives priority to solving the housing problem and focuses on
land and housing policies. Apart from proposing suggestions regarding the increase of housing
supply, it also emphasizes the importance of appropriate utilization and development of land
resources.
Read the following information to understand the solutions proposed by the Hong Kong
government to solve the housing problem.
Housing and land measures launched by the government in recent years
Source 1
Increasing housing supply
‧ Promote the ‘Long Term Housing Strategy’ with the goal to provide 480,000 new
residential units in the next 10 years (2015–25) and to maintain the ratio of public
and private housing at 6:4.
‧ The new supply of public housing mainly consists of subsidized flats for sale to
respond to the need of low-to-mid-income levels and young households.
‧ Fully utilize the development potential of each piece of public residential sites and
increase the number of flats supplied by lifting the maximum domestic plot ratio and
other development limitations.
‧ Evaluate the potential of redevelopment of old public housing estates (such as Wah
Fu Estate in Aberdeen) to utilize precious land resources.
‧ Speed up public housing turnover and combat public housing abuse by utilizing
existing resources including strengthening law enforcement.
7
Source 2
Increasing land supply
‧ Evaluate the current use of some lands, including ‘government, institution or
community facilities’ sites, green belts and industrial sites and modify them for
residential uses or other pressing social needs.
‧ Speed up ‘North East New Territories Development Plan’ and include Kwu Tung
North and Fanling North in the expansion area of the Fanling / Sheung Shui new
town;
‧ Expand existing new towns, including Hung Shui Kiu as a housing and employment
hub to complement Tin Shui Wai, Yuen Long and Tuen Mun; expand Tung Chung
into a more comprehensive new town of a larger scale.
‧ Review abandoned farmland in the North District and Yuen Long to locate more
suitable sites to deal with housing and other developmental needs.
‧ Begin reclamation outside the Victoria Harbour and consider building an artificial
island on the waters between the Hong Kong Island and the Lantau Island into an
East Lantau Metropolis.
‧ Launch research on long-term strategy for cavern development, including drafting
the master plan and formulating policy guidelines to promote cavern development.
In recent years, some sewage treatment facilities have been moved to caverns to
release more land.
Source 3
Land use in Hong Kong (2013)
8
Source 4
Stabilize private property market
‧ Implement demand management measures, such as adding extra stamp duty, buyer’s
stamp duty and increasing ad valorem stamp duty by multiple folds to stabilize the
private property market and give priority to the needs of Hong Kong people.
‧ The Hong Kong Housing Authority works closely with the Urban Renewal Council
to help property owners in need to carry out maintenance through multiple projects.
‧ Work closely with the Urban Renewal Council to launch urban renewal tasks.
(Source: Policy Agenda of 2015 Policy Address and various newspapers)
9
In-class Exercise
Answer the following question with reference to the above sources and your own knowledge.
2.1 How could the government’s measures cope with the housing problem in Hong Kong?
Problem targeted
Measure
Timeliness
□ Immediate
→
□ Short-term
□ Long-term
□ Immediate
→
□ Short-term
□ Long-term
□ Immediate
→
□ Short-term
□ Long-term
□ Immediate
→
□ Short-term
□ Long-term
10
Goal
Contribution
Limitation
→
→
→
→
11
Exploration topic 6:
What social conflicts may result when housing and land policies are
implemented?
Land resumption and development of new lands are both major ways to increase housing supply.
Both involve change of land uses and various benefits so they spark conflicts between different
stakeholders. During the process, whether the policy or resource distribution of the government
is fair and whether it would sacrifice other values in Hong Kong, such as environmental
conservation, for the sake of development are important issues.
A. Controversy of land resumption
Read the following information to understand the North East New Territories New Development
Plan.
Source 1
Is ‘North East New Territories New Development Plan’ unstoppable?
‧ The government plans to develop Kwu Tung North and Fanling North in North East
New Territories into a 4th generation new town. Construction is expected to
complete in 2031. It could accommodate about 170,000 people and provide 60,700
jobs.
‧ The ‘environment impact assessment’ report of the plan was approved by the
Environmental Protection Department by the end of 2013 and an Environmental
Permit was issued.
‧ The government promotes the plan as a ‘new town of Hong Kong people’ and will
maintain the ratio of public and private housing at 6:4. It emphasizes that priority
will be given to the interest of Hong Kong people in attempt to remove citizens’
doubt about the collusion between the government and the business sector, enforced
integration between mainland and Hong Kong and the building of a ‘double-not
tycoon town’.
‧ The government also mentions in the promotional campaign that ‘“objection to land
resumption and clearance” makes it impossible for Hong Kong to develop and solve
the housing problem’. It hopes that members of society could understand and
cooperate. It also promises to keep part of the land for local farming practices.
12
‧ However, according to a public opinion poll commissioned by Green Sense and
conducted by the University of Hong Kong in 2013, over 60% of interviewees think
it is rather important to preserve the lifestyle of local residents in the North East New
Territories, and over 40% interviewees support developing the nearby golf course as
a substitute proposal.
(Source: Government websites and various newspapers)
Source 2
Could the Fanling Golf Course be developed?
The site of the Fanling Golf Course is not included in the North East New
Territories Development Plan. The government explains that the lease contract of the
site will last until 2020 so it can hardly fit the plan immediately but it will include the
site for future development considerations.
Yet the government’s choice to acquire land from small farmers instead of
developing the golf course is said to be unjust. As the site of the golf course has 170
hectares, if the whole area is used for building houses, there is no need to develop North
East New Territories. Some even quote former governor Maclehose, who said ‘the
countryside (country parks) can be enjoyed by the public while golf courses and junks
are only available to a few’. They think the government can replace the entire
development plan by resumption of the golf course. This way it will cause less impact to
society.
However, the tenant of the site, Hong Kong Golf Club, disagrees with the view that
the site is exclusively for the entertainment of the rich. They emphasize that the public
can also play inside and they have organized teen golf courses with non-profit
organizations to promote local sports development. Besides, the site has rich
conservation value. It contains a lot of ancient trees and antiquities of over a hundred
years. One of the pavilions was listed a Grade III historic building many years ago.
Fanling Golf Course
13
Source 3
Stakeholders involved in land resumption for development
Indigenous inhabitants:
A representative of the indigenous inhabitants says most villagers support the
government’s North East New Territories Development Plan as it can promote the
economic development in the region. They hope the government can provide adequate
compensation. He suspects that among the non-indigenous opponents of the plan, many
are young people who live in urban areas. They only consider farming a pastime and
obstruct the development.
Non-indigenous inhabitants:
Non-indigenous inhabitants who oppose the plan criticize the government for being
partial towards the interests of the business sector and indigenous inhabitants. Even if
the government provides compensation, it cannot help them rebuild their home. Despite
they are not indigenous inhabitants, they were born and raised there and have developed
deep emotions with neighbours. Therefore, they insist on objecting land resumption and
clearance and fight for the preservation of their current lifestyle.
Developers:
Some developers have been purchasing farmlands in North East New Territories and
waiting for development since many years ago. As the government allows land owners
to develop private residential units in the plan conditionally by ‘in-situ land exchange’,
it is criticized for transferring benefits to developers and indirectly allowing them to
make huge profits by negotiating with the lands accumulated.
Conservationists:
Some conservationists criticize the plan for destroying as much as one-fourth active
farmlands in Hong Kong and sacrificing local agricultural industry. They think the site
should be used for developing organic farming and growing quality local vegetables. It
will be more valuable than building houses and development. Not only can it reduce
carbon emission, but in the long run it can also reduce Hong Kong’s reliance on
imported food and improve the quality of the environment of Hong Kong.
14
Source 4
Are the opponents at a disadvantage?
Groups that oppose the North East New Territories Plan have been formed.
Members include local residents and young people who are concerned about local
issues. Some of these young people have participated in the campaign against the
construction of Express Rail Link and clearance of Tsoi Yuen Chuen.
The rival groups demand the government to withdraw the plan immediately. They
also criticize the current land planning for violating procedural justice. Despite the plan
needs to be approved by the Town Planning Board before it can be passed, the lack of
transparency and undisclosed procedures turn it into a ‘rubber stamp’. The use of
jargons makes it difficult for the public to participate in it.
They said they had tried everything, such as protesting during public participation
activities held by the government and collecting over ten thousand comment letters that
oppose the plan; some villagers even kneeled in the galleries in the Legislative Council.
Yet, the authority did not change their mind. Legislative Council members of the
pro-establishment camp even forcefully passed the preliminary funding despite great
controversy and ignored their demands. Therefore, they would keep fighting until the
end.
As with other citizens’ response, a member said, ‘The whole issue was little known
before protesters stormed the Legislative Council. We travelled to every district to
explain the issue of the North East New Territories Development to the public. Yet many
citizens have no interest to follow the issue as they think it does not relate to them. Some
people are not clear about what the plan is and even asked, “Where is North East?”’
15
Source 5
Citizens’ opinions on
‘North East New Territories New Development Plan’
Graph 1: Regarding the development of North East New Territories, the
government plans to develop Kwu Tung North and Fanling North into a new town.
How important do you think it is to preserve the inhabitants’ existing lifestyle while
developing North East New Territories?
Graph 2: Level of importance which interviewees of different age groups attached
to preservation of inhabitants’ existing lifestyle
(Source: Public Opinion Programme, The University of Hong Kong)
16
In-class Exercise
Answer the following question with reference to the above sources and your own knowledge.
3.1 What conflicts may arise between stakeholders when the government implements
‘North East New Territories Development Plan’?
Stakeholder
Point of conflict
Explanation
vs.
vs.
vs.
vs.
B. Controversy of new land development
17
Read the following information to understand the controversy of development of country park
land.
Source 1
Is country park development the way out?
Although Hong Kong is highly urbanized, within its area of 1,104 square
kilometres, nearly 40% is country park land. Such a ratio is among the highest
worldwide. Country parks are like the ‘lungs’ of Hong Kong and serve functions of
conservation, recreation and education. Not only do they play an important role in
nature conservation, but they also provide experiences of countryside historical
remains, natural scenery and recreation. So it is a precious resource that the public can
enjoy. As country park land is protected by Country Parks Ordinance, its development
has been restricted and country park land has remained uninterrupted for years.
However, in recent years, under the shortage of land and housing supply, some
government officials have said that country park land is not necessarily ‘untouchable
and undevelopable’, thinking that development can be considered. Heated debate is
instantly sparked in society.
Supporters think as country park land is vast and belongs to the government, land
resumption will not involve conflict of ownership. Therefore, development of a small
part of it will only bring little impact to the environment. However, many people are
worried that it will become a terrible precedent, especially as the government had
stated that it will give priority to solving the housing problem. They are concerned that
the government will sacrifice conservation in order to achieve the target of house
building, depleting these precious natural resources.
18
Source 2
The views on developing country parks by different stakeholders
Lam Chiu Ying, former Director of Hong Kong Observatory:
The intention to develop country park land is a ‘cancer cell of the thoughts’. Local
country parks are built along catchwater drains of reservoirs. Development will
destroy the drains and citizens could only ‘consume saltwater’. The government
should first develop areas around the town instead of country parks.
Gordon Wu, entrepreneur:
40–50% of land in Hong Kong is reserved for country parks. Since men cannot live in
there, the land only accommodates animals. Men are a kind of animals but they are
forced to live in caged home and subdivided flats. This will lead to great resentment.
There is no need for Hong Kong to be on the top in terms of ratio of country park
land. Country parks are not a pride of Hong Kong so it is foolish to keep such a high
ratio of country park land which should be open for development.
Francis Lui, Economics professor at university:
We could calculate the frequency of use and opportunity costs of country parks ...
Some places can always be developed. We can first conduct a mental experiment:
suppose 10% of country park land can be developed, what will be the
consequence? ... Land resources are extremely precious in Hong Kong. Is it not
extremely foolish to use such a high ratio of land to support dozens hours of hiking
per person each year? From another point of view, the majority of people who seldom
use country parks are heavily subsidizing hiking with expensive rents. Is this another
type of injustice in society? … It is foolish and stubborn to not consider developing
part of the country parks.
Wong Kam-sing, Secretary for the Environment:
Country parks are protected by established legal ordinances. The current government
has no plan to develop it for housing supply. In recent years, the area of country park
has increased. Three ‘enclaves’ near country parks are added to country park land,
including Tai Long Sai Wan.
Environmental group member:
The short distance between the city and the countryside in Hong Kong is a
characteristic of the city. The government has the responsibility to protect the
ecosystem of the countryside. The disparity between the rich and the poor has become
increasingly serious these years, so these scarce public resources should be protected
more than ever.
19
Source 3
Is Lantau directly impacted?
Lantau Island is the largest island in Hong Kong with over half of its area listed as
country parks. The biggest country park in Hong Kong is also found there, which gives
the island the nickname ‘backyard’ of Hong Kong. In recent years, the government has
established the ‘Lantau Development Advisory Committee’ with the aim to develop
Lantau Island into ‘East Lantau Metropolis’ to accommodate population growth and
establish a new core commercial district. Yet many people are worried that the
development will affect the country parks and destroy the natural ecosystem.
Member of the advisory committee, former Executive Council member Franklin
Lam Fan-keung supports the plan and expects the development to provide homes for
nearly 400,000 people. He does not object to using country parks for development when
needed and thinks that the choice between development and conservation may not be
necessarily a painful one. He thinks conservation does not necessarily means preserving
the land. If residents can find jobs in the same district and reduce emissions of waste
gases, it benefits the environment. He suggests the new town on Lantau Island adopt the
world’s highest environmental conservation standard to keep impact to the environment
minimum.
Another member of the advisory committee, Ho Kin-chung, Chairman of Green
Power, thinks development of Lantau Island is inevitable so he urges the government to
provide the entire development blueprint as soon as possible and carry out pollutant cap
control and regional environmental assessment. He frankly says the committee has no
solid power and encourages more citizens to voice their opinions.
However, there are constant opinions of objection from the public. Former Director
of Hong Kong Observatory Lam Chiu-ying criticizes the government for evaluating the
worth of Lantau Island with economic value. It is inappropriate to blame the housing
problem on the lack of development in country parks. He also points out that country
parks are remotely located with inconvenient transportation so they can hardly be used
for building public housing. He is concerned that reclamation in the plan will destroy the
natural shoreline, emphasizing that ‘mountains and sea are precious resources of Hong
Kong people that cannot be purchased with money’.
Tung Chung New Town
20
Source 4
Is it possible to develop green belts and plant trees as compensation?
The current government has no intention to develop country park land, but admits
that there are a considerable amount of transition areas between urban areas and country
parks, including green belts. If part of it can be developed, it will be cost effective. In
recent years, the government has chosen some green belts for evaluation for change of
land use. The government says an environmental assessment has to be made before
choosing green belts to consider factors such as impact to trees and the ecosystem and
whether trees are of important species.
In response to this, multiple environmental groups has released a joint declaration,
pointing out that among the green belts chosen by the government for change of land
use, there are as many as 8,000 to 10,000 trees. They suspect the government of secretly
beginning development and demand a thorough consultation beforehand.
However, large-scale tree planting is suggested by some as a form of compensation
to solve the problem. They think if the government clearly controls the number of trees
planted and plants trees in a large scale around the city, it can effectively reduce carbon
emissions, which is cost effective and can compensate for the damage to environment
caused by development. Environmentalists criticize this view as irresponsible and
emphasize that damage to the environment are irreversible.
21
Source 5
Developing brownfield sites with priority?
‧ In Hong Kong, there are plenty of brownfield sites which are abandoned or damaged
farmland and industrial sites. Most of them are located in West and North New
Territories. They are now used as container yards, waste recycling sites, vehicle
maintenance sites and temporary storehouses. These sites constitute 800 hectares of
land, which is equal to half of Kowloon.
‧ Some suggests the government give priority to fully developing these brownfield
sites instead of country parks and green belts to reduce the opposition in
development and speed up housing supply.
‧ Officials of the Development Bureau say the government has initiated the
development of brownfield sites, yet as the current use of brownfield sites is chaotic
and scattered, it will require multiples phases of planning and research to develop
and build houses there. The research alone will take at least 3 years.
‧ Besides, the government has to locate land to relocate the large objects and facilities
that are currently on the brownfield sites. It also needs to consider how to preserve
part of the industries that operate there, such as the recycling business. Most parts of
their operation will be moved to multi-storey buildings to release vacant land.
During the process, it has to discuss the details of arrangement with different
stakeholders.
Source 6
Fighting for order?
22
Source 7
Could development and conservation coexist with a little compromise?
To deal with the pressing housing problem in Hong Kong, the government and
society have proposed many solutions. However, either change of land use or
development of new land would lead to objection of stakeholders involved. In fact, no
one wants to sacrifice their interests and they would even ask why it is them instead of
others who have to suffer so they will surely defend their vested interests. It involves
personal interests of inhabitants or particular groups as well as overall social interests
that conservationists are concerned about.
Some people think the key to solve the problem is whether stakeholders can
compromise. If each person can sacrifice a small part of their vested interests, a
mutually beneficial solution can be achieved for the sake of society despite painful
choice making. For example, Executive Council member and former Chairman of
Council for Sustainable Development Bernard Chan quoted his own experience in
promoting sustainable work in an article that he had faced a situation where different
interested parties need to make a concession: ‘by gathering different interested parties,
unimaginable results may result. Nevertheless, it is more practical to let each person
shoulder the responsibility and outcome. Otherwise, if everything remains the same,
there will only be zero progress.’ He said, ‘If we can achieve more results than loss as a
whole, isn’t it the best outcome?’
23
In-class Exercise
Answer the following question with reference to the above sources and your own knowledge.
3.2 What value orientations are reflected by the controversy of developing country parks?
Stakeholder
Value
orientation
Example
Prioritizing
economic
development
Prioritizing
environmental
conservation
Emphasizing
the co-existence
of development
and
conservation
Related concepts
24
Quality if life
It refers to individuals’ level of satisfaction with different
aspects of their lives, which can be divided into material and
nonmaterial levels.
Policies on public
housing
They refer to the policies that the government builds houses
for citizens to live or subsidizes citizens to purchase flats.
High land price policy
It refers to the policy that the government increases income
sources by land auctions in which the highest bidder wins.
Available resources
Each policy that improves citizens’ quality of life requires
the use of the government’s resources, including human
resources, financial resources and natural resources. The
amount of resources available will affect the mode of
development in a place.
Land planning
To better utilize land resources, current land uses can be
changed or more land can be developed.
Individual interests
It refers to the satisfaction of individuals’ survival needs,
developmental needs and the needs of enjoyment
Overall interests of
They involve the realization and satisfaction of the needs of
society
most of all members of society.
Social justice
It is a value which includes the recognition of diverse values,
the protection of personal autonomy, the emphasis of
equality and the transparency of social policies.
Social participation
It refers to the involvement of members of society in all
aspects of social affairs, so as to narrow the difference
between the trends of social development and the
inclinations of individuals or social groups. Any action that
aims at affecting public affairs or decision-making can be
regarded as social participation.
Sustainable
development
It is development that meets the needs of the present without
compromising the ability of future generations to meet their
own needs.
Economic development
and environmental
protection
They refer to the ways of the government of a place
prioritizes the economy or the environment in its direction of
development.
25
Country park
It refers to the recreation and conservation area created from
undeveloped suburban areas by the Hong Kong government.
Green belt sites
They refer to the woodland and vegetated land at the
transitional zone of urban fringe areas and countryside.
Brownfield sites
They refer to abandoned or damaged farmland and industrial
sites.
Carbon emission
It involves the calculation of greenhouse gases released by
operations of human activities, in carbon dioxide.
26
After-class Practice
Study the following information and answer the questions.
Property prices and rents keep reaching new heights in Hong Kong. Some says
‘land is meant for “use” instead of “transaction”’, which many citizens agree. Though
the government focuses on locating land for house building in its policy, the problem
remains unsolved as the policies have yet to achieve any results. Resentment in society
will only increase.
A government official admits that currently land is insufficient for achieving the
house building target. The process of locating land will inevitably involve change of
land planning, which will affect the interests and emotions of local residents. However,
the government is determined to solve the problem and hopes members of society can
share the burden. He also criticizes that some people often obstruct the government’s
work by judicial review, which slows down the process of construction and citizens have
to wait longer before their housing needs can be satisfied.
Social movement activists criticize the government for avoiding responsibilities
and disturbing citizens in its process of locating land blindly. The consultation does not
comply with justice and is partial towards the business sector while sacrificing the
interests of the public. Besides, many development projects will destroy the
environment. They think judicial review is the only way of resistance apart from
demonstration.
Some think that the problem in Hong Kong is not shortage of land but the high land
price policies that prevent housing resources from being fully utilized, as the
government’s effort to curb speculation and stabilize property prices is inadequate.
Besides, residential units become smaller and smaller. They think the government
should not only focus on the number of new flats built but should also regulate the
minimum size of units in order to maintain the quality of housing.
(a) What would be the difficulties for the Hong Kong government in handling conflicts
related to the housing problem? Explain your answer.
(8 marks)
(b) Do you think that developing new land is the most effective way to solve the housing
problem in Hong Kong? Justify your view.
(12 marks)
27
Suggested answers
In-class Exercise
1.1 How does the housing problem affect the quality of life of Hong Kong people?
(Refer to p.6)
Housing problem
Impact on quality of life
To purchase a flat, citizens have to economize on food
and clothing and even sacrifice their resting time to make
money by doing part-time jobs. Even if they can
High property prices
→
successfully buy a flat, they will be bound by the home
loan for the coming decades and become ‘property
slaves’ with heavy burdens, harming their quality of life.
More than half of the salary will be used on the rent and
citizens can hardly save money, increasing the family’s
financial burdens. They have to be keep expenditure
Continual rent increases
→
within the limits of revenues and reduce the expenditure
on
other
aspects
such
as
clothing,
food
and
entertainment, which will affect their material life and
worsen the quality of life.
Due to the rapid competition of subsidized housing,
some citizens lower their housing requirements in order
to buy a flat and do not mind buying a flat facing the
Short supply of
subsidized housing
→
refuse room. The grassroots cannot afford the high rents,
but the chance of living in public housing is slim, so they
have to live in overcrowded but cheaper ‘subdivided
flats’, affecting their quality of life.
The
living
conditions
of
‘subdivided
flats’ are
overcrowded and the overall facilities are poor, such as
narrow passageways and inadequate fire equipment.
Poor living conditions of
‘subdivided flats’
→
Some flat owners even make amendments to the
facilities inside the flats without authorization, which
affects the structure and safety of the buildings. Several
fire accidents resulting in casualties in recent years are
related to ‘subdivided flats’.
28
Answer in essay
Introduction:
The intense housing demand in Hong Kong has led to various
housing problem, affecting Hong Kong people’s quality of life.
The impact of the housing problem on the quality of life of
Hong Kong people, including high property prices,
continual rent increases, short supply of subsidized
housing and poor living conditions of ‘subdivided flats’,
will be explained below.
Identify the arguments in
four aspects
Argument 1:
①Firstly, ②the property prices are so high that citizens’
quality of life is harmed in order to purchase home. ③
①Transitional word
Source 3 mentions that in early 2015, a research company
announced the results of ‘International Housing Affordability
Survey’, in which Hong Kong has been found to be the city
where home ownership is the most difficult for 5 consecutive
years. On average each family must save every penny for 17
years before they can purchase a flat. ④To purchase a flat,
citizens have to economize on food and clothing and even
sacrifice their resting time to make money by doing part-time
jobs. Even if they can successfully buy a flat, they will be
bound by the home loan for the coming decades and become
‘property slaves’ with heavy burdens, harming their quality of
life. ⑤Therefore, the property prices are so high that citizens’
②Topic sentence
Identify that high property
prices harm citizens’
quality of life
③Cite the source / own
knowledge to help with
the explanation
④Explain that citizens
have heavy burdens due to
buying flats and paying
home loans
⑤Concluding sentence to
respond to the question
quality of life is harmed in order to purchase home.
Argument 2:
①Secondly, ②the continual rent increases add financial
burdens to citizens, lowering their quality of life. ③
According to Source 2, the rents of private property continue
to rise, with an increase more than double within ten years. ④
More than half of the salary will be used on the rent and
citizens can hardly save money, increasing the family’s
financial burdens. They have to be keep expenditure within the
limits of revenues and reduce the expenditure on other aspects
such as clothing, food and entertainment, which will affect
their material life and worsen the quality of life. ⑤
①Transitional word
②Topic sentence
Identify that the continual
rent increases lowers Hong
Kong people’s quality of
life
③Cite the source / own
knowledge to help with
the explanation
④Explain that the
material life of citizens is
affected as they are
burdened with rents
⑤Concluding sentence to
respond to the question
29
Therefore, the continual rent increases add financial burden to
citizens, lowering their quality of life.
Argument 3:
① Thirdly, ② as subsidized housing is in short supply,
citizens lower their housing requirements in order to settle
down, affecting the quality of life. ③According to Source 4,
the number of public rental housing applicants hits new
heights in recent years, and there is an oversubscription of 18
times of Home Ownership Scheme housing. ④ Due to the
rapid competition of subsidized housing, some citizens lower
their housing requirements in order to buy flats and do not
mind buying a flat facing the refuse room. The grassroots
cannot afford the high rents, but the chance of living in public
housing is slim, so they have to live in overcrowded but
cheaper ‘subdivided flats’, affecting their quality of life. ⑤
①Transitional word
②Topic sentence
Identify that subsidized
housing is in short supply,
lowering Hong Kong
people’s quality of life
③Cite the source / own
knowledge to help with
the explanation
④Explain that citizens
lower their housing
requirements in order to
buy flats
⑤Concluding sentence to
respond to the question
Therefore, as subsidized housing is in short supply, citizens
lower their housing requirements in order to settle down,
affecting the quality of life.
Argument 4:
①Lastly, ②the poor living conditions of ‘subdivided flats’
affect Hong Kong people’s quality of life. ③‘Subdivided
flats’, or divided flats, refer to a residential unit that is divided
into several small individual units. Some of them even do not
come with facilities such as individual kitchens, toilets and
water supply. ④The living conditions of ‘subdivided flats’ are
overcrowded and the overall facilities are poor, such as narrow
passageways and inadequate fire equipment. Some flat owners
even make amendments to the facilities inside the flats without
authorization, which affects the structure and safety of the
buildings. Several fire accidents resulting in casualties in
recent years are related to ‘subdivided flats’. ⑤Therefore,
①Transitional word
②Topic sentence
Identify that the poor
living conditions of
‘subdivided flats’ affect
Hong Kong people’s
quality of life
③Cite the source / own
knowledge to help with
the explanation
④Explain that
‘subdivided flats’ are
overcrowded and even
have risks of structural
safety of the buildings
⑤Concluding sentence to
respond to the question
citizens are unable to settle down due to the poor living
conditions of ‘subdivided flats’, affecting Hong Kong people’s
quality of life.
30
Conclusion:
In conclusion, the above analysis has explained the impact of
the housing problem on the quality of life of Hong Kong
Reiterate the arguments
people, including high property prices, continual rent
increases, subsidized housing in short supply and poor
living conditions of ‘subdivided flats’.
31
2.1 How could the government’s measures cope with the housing problem in Hong Kong?
(Refer to p.10)
Problem targeted
Measure
Timeliness
The government implements demand
management measures, such as adding
High property prices
→
extra stamp duty, buyer’s stamp duty and
□ Immediate
increasing ad valorem stamp duty by
 Short-term
multiple folds.
□ Long-term
The new supply of public housing mainly
consists of subsidized flats for sale to
Continual rent
increases
→
respond to the need of low-to-mid-income
□ Immediate
levels and young households.
□ Short-term
 Long-term
The government promotes the ‘Long
Term Housing Strategy’ with the goal to
provide 480,000 new residential units in
Short supply of
subsidized housing
→
the next 10 years (2015–25). It also
speeds up public housing turnover and
combats public housing abuse by utilizing
□ Immediate
□ Short-term
 Long-term
existing resources including strengthening
law enforcement.
The government evaluates the current use
of some lands, including ‘government,
institution or community facilities’ sites,
green belts and industrial sites and
Short supply of
subsidized housing
→
modifies them for residential uses or other
pressing social needs. It also speeds up
‘North East New Territories Development
□ Immediate
□ Short-term
 Long-term
Plan’ and includes Kwu Tung North and
Fanling North in the expansion area of the
Fanling / Sheung Shui new town.
32
Goal
Contribution
Limitation
To stabilize the private
The property prices have As the housing demand is still
property
slightly dropped.
lower
market
the
to
very large, the measures can
property
only suppress speculation in
→
prices
the short run, and the property
market has rebounded after a
short-term cool down.
To help low-income
It
levels
young
levels and young people to rents before the housing is
people to buy flats so
purchase flats, thus relieving completed and still cannot
and
that they will not be
troubled by rents
→
can
help
low-income Citizens still need to bear high
their financial burdens and improve the quality of life
improving the quality of life.
within a short period of time.
To increase the supply
It can increase the supply of The current tight supply of
of public housing
public housing and shorten land makes it very difficult to
its waiting time, reducing find land to build houses, so it
→
the grassroots’ needs for is hard to achieve the goal.
‘subdivided
flats’
and
enhancing citizens’ quality
of life.
To
increase
supply
for
land
They can develop more land Developing
building
new
land
or
for building houses and changing land uses involves a
satisfy
houses
needs.
→
citizens’
housing number of stakeholders, which
will easily lead to controversy.
Moreover,
grabbing
land
blindly will disrupt the urban
planning and environment of
the original regions.
33
Answer in essay
Introduction:
To relieve the housing problem, the government has responded
by implementing different measures, including cooling
measures for the property market, subsidizing home
purchase, building more housing and increasing land
supply.
Argument 1:
① Firstly, ② targeting on high property prices, the
government implements cooling measures to stabilize the
private property market to lower the property prices. ③
For example, the government implements demand
management measures, such as adding extra stamp duty,
buyer’s stamp duty and increasing ad valorem stamp duty by
multiple folds. ④After the implementation of the measures,
the property prices have slightly dropped in a short period of
time. However, as the housing demand is still very large, the
measures can only suppress speculation in the short run, and
the property market has rebounded after a short-term cool
down. ⑤Therefore, the government’s cooling measures can
Identify different measures
①Transitional word
②Topic sentence
Identify that the
government implements
cooling measures to lower
the property prices
③Cite the source / own
knowledge to help with
the explanation
④Explain the contribution
and limitation of the
measures
⑤Concluding sentence to
respond to the question
lower the property prices, but only with short-term
effectiveness due to the short supply of housing.
Argument 2:
①Secondly, ②targeting on continual rent increases, the
government subsidizes low-income levels and young people
to buy flats so that they will not be troubled by rents. ③
For example, the new supply of public housing mainly
consists of subsidized flats for sale to respond to the need of
low-to-mid-income levels and young households. ④ The
measure can help low-income levels and young people to
purchase flats, thus relieving their financial burdens and
improving the quality of life. However, citizens still need to
bear high rents before the housing is completed and still
cannot improve the quality of life within a short period of
time. ⑤Therefore, the government subsidizing citizens to buy
①Transitional word
②Topic sentence
Identify that the
government subsidizes
citizens to buy flats so that
they will not be troubled
by rents
③Cite the source / own
knowledge to help with
the explanation
④Explain the contribution
and limitation of the
measure
⑤Concluding sentence to
respond to the question
flats can improve their quality of life, but the effectiveness
34
cannot be seen within a short period of time.
Argument 3:
①Thirdly, ②targeting on the short supply of subsidized
housing, the government promotes the ‘Long Term
Housing Strategy’ and speeds up public housing turnover
to increase the supply of public housing. ③For example, the
government promotes the ‘Long Term Housing Strategy’ with
the goal to provide 480,000 new residential units in the next 10
years (2015–25). It also speeds up public housing turnover and
combats public housing abuse by utilizing existing resources
including strengthening law enforcement. ④The measure can
increase the supply of public housing and shorten its waiting
time, reducing the grassroots’ needs for ‘subdivided flats’ and
enhancing citizens’ quality of life. However, the current tight
supply of land makes it very difficult to find land to build
houses, so it is hard to achieve the goal. ⑤Therefore, the
①Transitional word
②Topic sentence
Identify that the
government promotes the
‘Long Term Housing
Strategy’ and speeds up
public housing turnover to
increase the supply of
public housing
③Cite the source / own
knowledge to help with
the explanation
④Explain the contribution
and limitation of the
measure
⑤Concluding sentence to
respond to the question
government can increase the supply of public housing by
promoting the ‘Long Term Housing Strategy’, but the
inadequate supply of land makes it hard to carry out the
measure.
Argument 4:
①Lastly, ②targeting on the short supply of subsidized
housing, the government implements a series of measures
to increase land supply. ③For example, the government
evaluates the current use of some lands, including
‘government, institution or community facilities’ sites, green
belts and industrial sites, modifies them for residential uses or
other pressing social needs. It also speeds up ‘North East New
Territories Development Plan’ and includes Kwu Tung North
and Fanling North in the expansion area of the Fanling /
Sheung Shui new town. ④These measures can develop more
①Transitional word
②Topic sentence
Identify that the
government implements a
series of measures to
increase land supply
③Cite the source / own
knowledge to help with
the explanation
④Explain the contribution
and limitation of the
measures
⑤Concluding sentence to
respond to the question
land for building houses and satisfy citizens’ housing needs,
but developing new land or changing land uses involves a
number of stakeholders, which will easily lead to controversy.
Moreover, grabbing land blindly will disrupt the urban
planning and environment of the original regions. ⑤
Therefore, the government implementing a series of measures
35
to increase land supply can develop land to build houses, but
this may lead to social controversy.
Conclusion:
In conclusion, to relieve the housing problem, the government
has responded by implementing different measures, including
Reiterate the arguments
cooling measures for the property market, subsidizing
home purchase, building more housing and increasing land
supply, which has been explained above.
36
3.1 What conflicts may arise between stakeholders when the government implements
‘North East New Territories Development Plan’?
(Refer to p.17)
Stakeholder
Point of conflict
Indigenous
inhabitants
vs.
Non-indigenous
Different
expectations on
living environment
inhabitants
The government
vs.
Conservationists
Different value
orientations
The government
vs.
Non-indigenous
Different priority of
interests
inhabitants
Developers
vs.
Citizens
Different value
orientations
Explanation
Most of the indigenous inhabitants think that the plan can
promote the economic development in the region.
Moreover, as they are the land owners, they can be
rehoused in-situ and hope that the plan can improve their
living environment, so they support the government to
develop North East New Territories. On the other hand,
non-indigenous inhabitants will lose their homes because
of land resumption. Although the government promises
that they will be properly rehoused, they hope to
preserve the current lifestyle, so they oppose the plan.
The government attaches more importance on social
development needs than conservation, so it hopes to
carry out the plan in response to citizens’ housing needs
by increasing housing supply so as to alleviate people’s
hardship. Moreover, the ‘environment impact
assessment’ report of the plan has been approved by the
Environmental Protection Department, so they think it
has little impact on the environment. However,
conservationists emphasize environmental conservation
more than social development. Environmental groups
criticize the plan for destroying as much as one-fourth
active farmlands in Hong Kong, sacrificing local
agricultural industry and destructing the existing
landscape, so they oppose the plan.
The government prioritizes social interests. After ‘North
East New Territories Development Plan’ is completed, it
could accommodate about 170,000 people and provide
60,700 jobs, which can solve the problem of short supply
of housing as well as relieving the almost-saturated
development in urban areas, suiting the social interests.
However, the non-indigenous inhabitants living in the
region prioritize individual interests. They are forced to
move away and some even say that even if the
government provides compensation, it cannot help them
rebuild their home. Thus, they oppose the plan.
Developers are concerned about their economic interests.
Some developers have been purchasing farmlands in
North East New Territories since many years ago. They
have the chance to develop private residential units in the
plan and gain great profits, so they give full support to
the government to develop the region. On the other hand,
some citizens are more concerned about the life of the
inhabitants affected by the plan. They think that it is very
important to preserve the lifestyle of the inhabitants and
it is unfair of developers to make huge profits by
negotiating with the lands accumulated. Thus, they
oppose the plan together with the non-indigenous
inhabitants.
37
Answer in essay
Introduction:
‘North East New Territories Development Plan’ involves the
interests of different stakeholders, so conflicts between
stakeholders will easily arise when it is implemented. The
conflicts
between
indigenous
inhabitants
and
non-indigenous inhabitants, the government and
conservationists, the government and non-indigenous
inhabitants, and developers and citizens will be explained
below.
Identify different
stakeholders
Argument 1:
①Firstly, ②conflicts arise between indigenous inhabitants
①Transitional word
②Topic sentence
and non-indigenous inhabitants due to different
expectations on living environment. ③ Most of the
Identify that conflicts arise
between indigenous
inhabitants and
non-indigenous inhabitants
due to different
expectations on living
environment
indigenous inhabitants think that the plan can promote the
economic development in the region. Moreover, as they are the
land owners, they can be rehoused in-situ and hope that the
plan can improve their living environment, so they support the
government to develop North East New Territories. ④On the
other hand, non-indigenous inhabitants will lose their homes
because of land resumption. Although the government
promises that they will be properly rehoused, they hope to
preserve the current lifestyle, so they oppose the plan. ⑤
③Cite the source / own
knowledge to help with
the explanation
④Explain the conflicts
between indigenous
inhabitants and
non-indigenous inhabitants
⑤Concluding sentence to
respond to the question
Therefore, conflicts arise between indigenous inhabitants and
non-indigenous inhabitants due to different expectations on
living environment.
Argument 2:
①Secondly, ②conflicts arise between the government and
conservationists due to different value orientations. ③The
government attaches more importance on social development
needs than conservation, so it hopes to carry out the plan in
response to citizens’ housing needs by increasing housing
supply so as to alleviate people’s hardship. Moreover, the
‘environment impact assessment’ report of the plan has been
approved by the Environmental Protection Department, so
they think it has little impact on the environment. ④However,
①Transitional word
②Topic sentence
Identify that conflicts arise
between the government
and conservationists due to
different value orientations
③Cite the source / own
knowledge to help with
the explanation
④Explain the conflicts
between the government
and conservationists
⑤Concluding sentence to
respond to the question
38
conservationists emphasize environmental conservation more
than social development. Environmental groups criticize the
plan for destroying as much as one-fourth active farmlands in
Hong Kong, sacrificing local agricultural industry and
destructing the existing landscape, so they oppose the plan. ⑤
Therefore, conflicts arise between the government and
conservationists due to different value orientations.
Argument 3:
① Thirdly, ② the
government
and
non-indigenous
inhabitants prioritize different interests, thus conflicts are
aroused. ③The government prioritizes social interests. After
‘North East New Territories Development Plan’ is completed,
it could accommodate about 170,000 people and provide
60,700 jobs, which can solve the problem of short supply of
housing as well as relieving the almost-saturated development
in urban areas, suiting the social interests. ④However, the
non-indigenous inhabitants living in the region prioritize
individual interests. They are forced to move away and some
even say that even if the government provides compensation, it
cannot help them rebuild their home. Thus, they oppose the
plan. ⑤ Therefore, the government and non-indigenous
①Transitional word
②Topic sentence
Identify that conflicts arise
between the government
and non-indigenous
inhabitants as they
prioritize different interests
③Cite the source / own
knowledge to help with
the explanation
④Explain the conflicts
between the government
and non-indigenous
inhabitants
⑤Concluding sentence to
respond to the question
inhabitants prioritize different interests respectively, thus
conflicts are aroused.
Argument 4:
①Lastly, ②conflicts arise between developers and citizens
due to different value orientations. ③ Developers are
concerned about their economic interests. Some developers
have been purchasing farmlands in North East New Territories
since many years ago. They have the chance to develop private
residential units in the plan and gain great profits, so they give
full support to the government to develop the region. ④On the
other hand, some citizens are more concerned about the life of
the inhabitants affected by the plan. They think that it is very
important to preserve the lifestyle of the inhabitants and it is
unfair of developers to make huge profits by negotiating with
the lands accumulated. Thus, they oppose the plan together
with the non-indigenous inhabitants. ⑤Therefore, conflicts
①Transitional word
②Topic sentence
Identify that conflicts arise
between developers and
citizens due to different
value orientations
③Cite the source / own
knowledge to help with
the explanation
④Explain the conflicts
between developers and
citizens
⑤Concluding sentence to
respond to the question
39
arise between developers and citizens due to different value
orientations.
Conclusion:
In conclusion, the above analysis has explained the conflicts
Reiterate the arguments
that may arise between indigenous inhabitants and
non-indigenous inhabitants, the government and
conservationists, the government and non-indigenous
inhabitants, and developers and citizens when ‘North East
New Territories Development Plan’ is implemented.
40
3.2 What value orientations are reflected by the controversy of developing country parks?
(Refer to p.24)
Stakeholder
Value
orientation
Example
An entrepreneur has said that it is foolish to keep such
a high ratio of country park land. Economists also
think that it is foolish and stubborn to not consider
developing part of the country parks. They both
Entrepreneurs
and economists
Prioritizing
economic
development
evaluate the worth of country parks with economic
value and think that it is a waste of land resources to
not develop country parks under the shortage of land
supply of Hong Kong, showing that they prioritize
economic development.
Environmental groups think that the government has
the responsibility to protect the ecosystem of the
countryside. Some people also think that it is
inappropriate to evaluate the worth of Lantau Island
Environmental
Prioritizing
with economic value and blame the housing problem
groups and some
environmental
conservation
on the lack of development in country parks.
citizens
Environmental groups and some citizens see country
parks as the ‘lungs’ of Hong Kong and emphasize
their important role in nature conservation. They are
worried that developing country parks would deplete
these precious natural resources in the end.
The government says that country parks are protected
by established legal ordinances and the current
government has no plan to develop it for housing
The government
Emphasizing
supply. Instead, it plans to develop green belts and
the co-existence
of development
and
conservation
brownfield sites to cope with development. The
government
solves
the
housing
problem
with
measures which would do less harm to the
environment. Developing green belts and brownfield
sites would cause less impact on the environment
while increasing land supply at the same time with
less controversy.
41
Answer in essay
Introduction:
As the current land and housing supply is intense, a
government official has proposed the possibility of developing
country parks, which has led to huge controversy. This reflects
the value orientations of different stakeholders, namely
prioritizing
economic
development,
prioritizing
environmental conservation and emphasizing the
co-existence of development and conservation.
Identify three value
orientations
Argument 1:
①Firstly, ②the controversy of developing country parks
①Transitional word
②Topic sentence
reflects that entrepreneurs and economists prioritize
economic development. ③For example, an entrepreneur has
Identify that entrepreneurs
and economists prioritize
economic development
said that it is foolish to keep such a high ratio of country park
land. Economists also think that it is foolish and stubborn to
not consider developing part of the country parks. ④They
③Cite the source / own
knowledge to help with
the explanation
both evaluate the worth of country parks with economic value
and think that it is a waste of land resources to not develop
country parks under the shortage of land supply of Hong
Kong, showing that they prioritize economic development. ⑤
④Explain that they
evaluate the worth of
country parks with
economic value
⑤Concluding sentence to
respond to the question
Therefore, entrepreneurs and economists support the
government’s idea of developing country parks, reflecting that
they prioritize economic development.
Argument 2:
①Secondly, ②the controversy of developing country parks
①Transitional word
②Topic sentence
reflects that environmental groups and some citizens
prioritize environmental conservation. ③ For example,
Identify that environmental
groups and some citizens
prioritize environmental
conservation
environmental groups think that the government has the
responsibility to protect the ecosystem of the countryside.
Some people also think that it is inappropriate to evaluate the
worth of Lantau Island with economic value and blame the
housing problem on the lack of development in country parks.
④Environmental groups and some citizens see country parks
as the ‘lungs’ of Hong Kong and emphasize their important
role in nature conservation. They are worried that developing
country parks would deplete these precious natural resources
③Cite the source / own
knowledge to help with
the explanation
④Explain that they
emphasize the important
role of country parks in
nature conservation
⑤Concluding sentence to
respond to the question
42
in the end. ⑤ Therefore, environmental groups and some
citizens oppose developing country parks, reflecting that they
prioritize environmental conservation.
Argument 3:
①Lastly, ②the controversy of developing country parks
reflects that the government emphasizes the co-existence of
development and conservation. ③ For example, the
government says that country parks are protected by
established legal ordinances and the current government has no
plan to develop it for housing supply. Instead, it plans to
develop green belts and brownfield sites to cope with
development. ④The government solves the housing problem
with measures which would do less harm to the environment.
Developing green belts and brownfield sites would cause less
impact on the environment while increasing land supply at the
same time with less controversy. ⑤Therefore, the government
①Transitional word
②Topic sentence
Identify that the
government emphasizes
the co-existence of
development and
conservation
③Cite the source / own
knowledge to help with
the explanation
④Explain that the
government develops
green belts and brownfield
sites instead of country
parks
⑤Concluding sentence to
respond to the question
develops other places instead of country parks, reflecting that
it emphasizes the co-existence of development and
conservation.
Conclusion:
In conclusion, the above analysis has explained the value
orientations reflected in the controversy of developing country
Reiterate the arguments
parks, namely prioritizing economic development,
prioritizing environmental conservation and emphasizing
the co-existence of development and conservation.
43
After-class Practice
(Refer to p.27)
(a) What would be the difficulties for the Hong Kong government in handling conflicts
related to the housing problem? Explain your answer.
(8 marks)
Introduction:
Hong Kong is a small place with a large population. In recent
years, social conflicts triggered by the housing issue are
aggravated and there is an urgent need for the government to
solve the problem of inadequate housing. However, the
government would face different difficulties in handling social
conflicts related to the housing problem, which will be
explained below in three aspects, namely different concerns
of stakeholders, internal conflicts among citizens and
limitations of the land policy.
Identify the arguments in
three aspects
Argument 1:
①Firstly, ②different stakeholders would protect their own
value orientation and would not make concessions. ③For
①Transitional word
②Topic sentence
example, the government and environmental groups have
different focuses. Regarding developing new land to build
houses, the government hopes to develop more land to build
houses to satisfy citizens’ housing needs. Its concern is on
citizens’ living needs on housing and it hopes to enhance their
quality of life. On the other hand, environmental groups
strongly oppose the government developing new land, such as
country parks, as this would destroy the natural environment
and animals would lose their habitats, which is unfavourable
to sustainable development. Environmental groups’ concern is
on the impact of policies on the natural environment to avoid
irreversible damage to it. ④This shows that the two parties
Identify that different
stakeholders would protect
their own value orientation
③Cite the source / own
knowledge to help with
the explanation
④Explain how their
stances contradict with
each other
⑤Concluding sentence to
respond to the question
have different concerns regarding developing land to build
houses and it is difficult to resolve the conflict between them.
The government thinks that development is a must and
citizens’ needs should be considered first. However,
environmental groups think that environmental protection
should be prioritized instead of other factors. As a result, there
are conflicts between their value orientations, making it more
difficult to reach consensus. ⑤ Therefore, as there is
44
contradiction between the value orientations of different
stakeholders, the government could hardly make them
compromise.
Argument 2:
①Secondly, ②due to the internal conflicts among citizens,
the government needs to have more careful consideration
when dealing with the housing problem to avoid
aggravating the conflicts. ③ The contradiction among
stakeholders stems from the diverse opinions of Hong Kong
citizens on the housing problem due to their different
backgrounds. For example, property owners think that if the
government builds more houses, the property prices will fall
and their assets will depreciate, so they object to the
government developing new land. As for the young people
without properties, such as the ‘post-80s’, they are
discontented with the government’s inadequate effort to curb
speculation and stabilize property prices, so they even take to
the streets to protest against high property prices and strongly
demand the government to provide more public and Home
Ownership Scheme housing. Non-indigenous inhabitants
①Transitional word
②Topic sentence
Identify that the internal
conflicts among citizens
make the policy
implementation of the
government difficult
③Cite the source / own
knowledge to help with
the explanation
④Explain that it is
difficult for the
government to find a
common ground to start
conversations
⑤Concluding sentence to
respond to the question
living on developing land think that the government would
disrupt their existing lifestyle so they oppose developing the
land and even impede the government’s plan by judicial
review in order to protect their interests. However, some
indigenous inhabitants support the government as they think
that they can get a considerable amount of compensation from
development. ④As opinions within a stakeholder group are
already sharply divided, it is difficult for the government to
find a common ground to start conversations, not to mention
reaching consensus. ⑤ Therefore, the government cannot
resolve the internal conflicts among citizens on the housing
problem, so the conflicts continue.
Argument 3:
①Lastly, ②there are many existing limitations in the land
policy of the government, making it more difficult to
resolve the conflicts derived from the housing problem. ③
To thoroughly solve the housing problem in Hong Kong, the
①Transitional word
②Topic sentence
Identify that the land
policy makes it difficult to
resolve the conflicts
derived from the housing
problem
45
current land policy of the government have to be changed first.
However, the Hong Kong government has been implementing
the high land price policy of land auctions in which the highest
bidder wins as one of the major income sources. In addition,
the government is unwilling to intervene the private property
market, so it can barely stop developers from making huge
profits through building luxury housing. It can neither prevent
some citizens from treating housing as investment instead of
residence as mentioned in the source. ④With the limitations
③Cite the source / own
knowledge to help with
the explanation
④Explain that the land
policy has limited the
effectiveness of measures
solving the housing
problem
⑤Concluding sentence to
respond to the question
above, even if the government speeds up the search for sites
for building public housing, it can only help a small amount of
people in the short run. It cannot lift the financial burdens of
most citizens on buying and renting flats and the grievance of
people cannot be removed in the long run. ⑤Therefore, there
are existing limitations in the land policy of the government,
so it is difficult to solve the housing problem.
Conclusion:
In conclusion, the above analysis has explained that the
government would face different difficulties in handling social
Reiterate the arguments
conflicts related to the housing problem, namely different
concerns of stakeholders, internal conflicts among citizens
and limitations of the land policy.
Suggested Marking Guidelines
Marks
The student:

explains clearly and logically the main difficulties the government would
encounter in handling conflicts related to the housing problem, with an
in-depth and comprehensive analysis in view of the current situation in
Hong Kong, shows an in-depth understanding and an appropriate
application of the relevant knowledge and concepts (e.g. quality of life,
environmental conservation, resources allocation, judicial review, high
land price policy), e.g.
 Different stakeholders would protect their own value orientation and
would not make concessions;
 Due to the internal conflicts among citizens, the government needs
to have more careful consideration when dealing with the housing
problem to avoid aggravating the conflicts;
 There are many existing limitations in the land policy of the
6–8
46
government, making it more difficult to resolve the conflicts derived







from the housing problem etc.
provides a well-structured, in-depth discussion, demonstrating a high
level of critical analysis
explains the difficulties for the Hong Kong government with some
relevant knowledge and concepts, but the analysis might lack detail in
parts / tends to focus on certain perspectives
provides a well-structured discussion, demonstrating some evidence of
critical analysis, though it might lack detail in parts
3–5
attempts to give a brief and inadequate explanation or partially correct
explanation of some difficulties, by applying a superficial level of
knowledge or concepts, indicating a lack of understanding of the
difficulties / the current situation in Hong Kong
gives a shallow discussion with little organization / without focus;
expresses his / her ideas vaguely
fails to explain the difficulties / makes no attempt to answer the question
gives an answer which is not relevant to the question
1–2
0
47
(b) Do you think that developing new land is the most effective way to solve the housing
problem in Hong Kong? Justify your view.
(12 marks)
(Developing new land is the most effective way to solve the housing problem in Hong Kong.)
Introduction:
The government is planning to develop new land, such as
country parks, in order to provide more land for building
houses to solve the housing problem in Hong Kong. I believe
that developing new land is the most effective way to solve
the housing problem, which will be analysed from three
perspectives, namely available resources, interests involved
State your stance
and keeping Hong Kong’s advantage.
Identify the argument from
three perspectives
Argument 1:
①Firstly, ② for available resources, there is still a large
①Transitional word
②Topic sentence
piece of undeveloped land in Hong Kong, so developing
new land is more effective than urban renewal to solve the
housing problem. ③ 60% of land in Hong Kong is still
undeveloped land such as woodland, shrubland, grassland or
wetland which has great development potentials. An
entrepreneur has said that it is foolish to keep such a high ratio
of country park land when people are forced to endure
overcrowded living environment. An Economics professor has
also pointed out that it does not suit the long-term interest of
Hong Kong if not considering developing part of the country
parks. ④On the contrary, there is less land and limited room
Identify that there are more
available resources for
developing new land
③Cite the source / own
knowledge to help with
the explanation
④Explain that there is
less land for urban renewal
that would limit
development
⑤Concluding sentence to
respond to the question
for development in the urban area. Moreover, it takes time to
resume and demolish buildings, so its effectiveness is less than
building houses on new land. ⑤Therefore, there is still a large
piece of undeveloped land in Hong Kong, so developing new
land is more effective than urban renewal to solve the housing
problem.
Argument 2:
① Secondly, ② for interest involved, there are fewer
ownership problems and vested interests involved in
developing new land, which is more effective than
resuming land for development to solve the housing
problem. ③New land such as country parks belongs to the
①Transitional word
②Topic sentence
Identify that there are
fewer ownership problems
and vested interests
involved in developing
new land
③Cite the source / own
knowledge to help with
48
government with fewer stakeholder interests, so land
resumption will not involve conflict of ownership. The vast
land can also satisfy more housing needs, which can
effectively solve the housing problem in Hong Kong. ④On
the contrary, more stakeholder interests are involved in
resuming land for development, such as indigenous and
non-indigenous inhabitants in the New Territories and
developers. Conflicts on ownership and compensation and
even lawsuits may arise, which would delay development.
⑤Therefore, there are fewer ownership problems and vested
the explanation
④Explain that there are
more conflicts on
ownership and
compensation arisen from
resuming land for
development
⑤Concluding sentence to
respond to the question
interests involved in developing new land, which is more
effective than resuming land for development to solve the
housing problem.
Argument 3:
① Lastly, ② for keeping
Hong
Kong’s
advantage,
developing new land is more effective than intervening the
property market and implementing cooling measures to
solve the housing problem. ③ Open and free economic
market is one of the greatest advantages of Hong Kong,
including trading in the property market. Developing new land
can increase the housing supply and does not violate the
principle of free economy. ④On the contrary, the government
implements measures to curb the property market, such as
launching the doubling of the ad valorem stamp duty rates and
expanding the ‘Hong Kong Property for Hong Kong People’
policy, and even changes the current land policy, thus it is
suspected of controlling the property market. This also creates
a bad precedent which is unfavourable to Hong Kong’s
advantage of free economy. ⑤Therefore, developing new
①Transitional word
②Topic sentence
Identify that developing
new land would not affect
the property market of
Hong Kong
③Cite the source / own
knowledge to help with
the explanation
④Explain that the
government curbing the
property market would
affect Hong Kong’s
advantage
⑤Concluding sentence to
respond to the question
land would not affect the free economic market of Hong Kong,
so developing new land is more effective than intervening the
property market and implementing cooling measures to solve
the housing problem.
Counter-argument:
49
However, some say that developing new land would destroy
the natural environment of the region. For example, country
parks, coastal areas and caverns play important roles in
preserving the natural environment and developing these areas
would cause irreversible damage to the natural environment.
Therefore, other methods should be used to solve the housing
problem. However, I do not agree with this view. Hong Kong
follows the principle of sustainable development and detailed
environmental plans which adopt the highest environmental
conservation standard can be made before development to
keep impact to the environment minimum. Moreover, the latest
Identify and explain the
opposing argument
Refute the above argument
and reiterate the original
stance
technology can be used to reduce the damage to the marine life
during reclamation. After the new land is developed, trees can
be planted as compensation to the environment. Therefore, the
government should develop new land to solve the current
housing problem.
Conclusion:
In conclusion,
the
above
has
explained
from
three
Reiterate the stance
perspectives, namely available resources, interests involved
and keeping Hong Kong’s advantage, that developing new
land can relieve the intense housing demand more effectively
than urban renewal, land resumption and measures to curb the
property market. Therefore, I believe that developing new
land is the most effective way to solve the housing problem.
(Developing new land is not the most effective way to solve the housing problem in Hong Kong.)
Introduction:
The government is planning to develop new land, such as
country parks, in order to provide more land for building
houses to solve the housing problem in Hong Kong. However,
I think that developing new land is not the most effective
way to solve the housing problem, which will be analysed
from three perspectives, namely community facilities,
property prices and living environment.
State your stance
Argument 1:
①Firstly, ②for community facilities, good urban planning
①Transitional word
②Topic sentence
Identify the argument from
three perspectives
50
is more effective than developing new land in dealing with
the actual housing needs. ③Good urban planning refers to
the renewal of old districts and revitalization of industrial
buildings. From my own knowledge, there are many old
buildings over fifty years old in Kwun Tong and Mong Kok,
but they have not been well utilized, such as with too few
storeys. If the government renews the old districts and adds
more storeys for residence, more housing can be provided in
the urban area for citizens’ needs. Moreover, there are
industrial areas in Tuen Mun and Kwun Tong, but many
abandoned industrial buildings can be found there and the land
Identify that only housing
with good community
facilities can meet citizens’
needs
③Cite the source / own
knowledge to help with
the explanation
④Explain that housing
built on new land can
hardly attract citizens to
live there
⑤Concluding sentence to
respond to the question
is not properly utilized. Thus, the government can launch
measures to revitalize the industrial buildings and modify the
land lease to turn part of the industrial land into residential
land. These help solve the problem of short supply of housing
in other districts. ④On the contrary, developing new land is
not very effective as there are inadequate community facilities
in the rural area, such as inconvenient transport and lack of
recreational facilities. It also takes time to develop, so it may
not be able to attract people to live there. However, residential
buildings provided by good urban planning can solve the
problem of short supply of housing. As the neighbouring
districts are equipped with adequate community facilities,
citizens’ needs for daily life and jobs can be satisfied and they
would happily support this measure. ⑤ Therefore, the
effectiveness of good urban planning is greater than
developing new land as the existing facilities in the
neighbouring districts can help citizens integrate into the
community.
Argument 2:
①Secondly, ②for property prices, the government taking
strong measures to curb the property market is more
effective than developing new land in solving the problem
of high property prices. ③In fact, the housing supply in
Hong Kong is not in shortage. It is difficult for citizens to buy
flats because of capital from the mainland and speculation of
local investors which have pushed the property prices so high
that citizens cannot afford. Therefore, the government
①Transitional word
②Topic sentence
Identify that speculation in
the property market is the
reason that people can
hardly buy flats
③Cite the source / own
knowledge to help with
the explanation
④Explain that the
government’s measures to
51
implements measures to curb the property market, such as
launching the doubling of the ad valorem stamp duty rates and
expanding the ‘Hong Kong Property for Hong Kong People’
policy. These help suppress speculation and property prices, so
more citizens can afford to buy flats. ④On the contrary,
curb the property market
help lower the property
prices and thus help people
buy flats
⑤Concluding sentence to
respond to the question
developing new land does not help curb the property market.
Even though the housing supply would increase, the property
prices would still rise because of investors’ speculation. This
cannot help those citizens who hope to buy flats for residence.
⑤Therefore, developing new land is apparently less effective
than the government’s measures to curb the property market as
it cannot alleviate the impact caused by high property prices.
Argument 3:
① Lastly, ② for living environment, the resumption of
public and Home Ownership Scheme housing is more
effective than developing new land in solving the problem
of little living space. ③The current residential developments
by real-estates developers are overcrowded and the flat sizes
become smaller and smaller. The living environment of
citizens is not guaranteed. For example, the actual sizes of
‘inflated buildings’ are different from the original layout plans,
making citizens suffer from unnecessary loss. Therefore, the
government should not only focus on the supply of flats but
also consider the living environment. The public and Home
Ownership Scheme housing built by the government can meet
citizens’ needs as the flats have large salable areas, which can
improve citizens’ living environment. ④On the contrary, as
①Transitional word
②Topic sentence
Identify that the
resumption of public and
Home Ownership Scheme
housing can improve
citizens’ living
environment
③Cite the source / own
knowledge to help with
the explanation
④Explain that the
housing built on the new
land cannot secure
citizens’ living
environment
⑤Concluding sentence to
respond to the question
for developing new land, although a large amount of housing
can be built on the new land, developers would reduce the flat
sizes to maximize their profits. The living environment of
citizens cannot be secured and even has no difference to living
in subdivided flats. The current housing problem cannot be
solved. ⑤ Therefore, the resumption of public and Home
Ownership Scheme housing is more effective than developing
new land in taking care of the living needs of citizens.
Counter-argument:
However, some say that developing new land can greatly
52
increase the housing supply, which is the most effective way
to solve the housing problem in Hong Kong in the long run.
As country parks in Hong Kong are vast, developing part of
them can already solve the problem of short supply of housing.
Nevertheless, I do not agree with this view as developing
new land would lead to opposition of different stakeholders,
such as environmental groups. They think the government’s
development on country parks would destroy the natural
environment there and reduce open space in Hong Kong. The
government also needs to pass a list of Environmental Impact
Assessment reports before development, which would cause
Identify and explain the
opposing argument
Refute the above argument
and reiterate the original
stance
resistance and cannot solve the housing problem in the short
run. Moreover, the government needs to develop different
community facilities to comply with the new housing. Take the
new town Tuen Mun as an example. It took at least 10 years to
complete the development to satisfy citizens’ needs for daily
life and jobs. This shows that developing new land cannot
relieve the urgent housing needs in the short run. Therefore,
developing new land is not the most effective way to solve the
current housing problem.
Conclusion:
In conclusion,
the
above
has
explained
from
three
perspectives, namely community facilities, property prices
and living environment, that good urban planning, measures
to curb the property market and resumption of public and
Home Ownership Scheme housing can relieve the intense
housing demand more effectively than developing new land.
Reiterate the stance
Therefore, I think that developing new land is not the most
effective way to solve the housing problem.
Suggested Marking Guidelines
Marks
The student:


presents his / her stance clearly and consistently
justifies clearly and logically whether he / she thinks that developing new
land is the most effective way to solve the housing problem in Hong
Kong in comparison with other ways; formulates his / her arguments on
the basis of a detailed and critical evaluation; shows an in-depth
understanding and an appropriate application of the relevant knowledge
10–12
53
and concepts (e.g. disparity between the rich and the poor, social
harmony, environment conservation) in view of Hong Kong’s current
situation, e.g.
Points of agreement: (Developing new land is the most effective way.)
explains clearly and in detail his / her arguments with
relevant and valid examples / observations of Hong
Kong; may construct arguments by drawing upon some
of the points below or any other appropriate alternatives,
e.g.
 There is still a large piece of undeveloped land in Hong Kong. An
entrepreneur has said that it is foolish to keep such a high ratio of
country park land when people are forced to endure overcrowded
living environment; There is less land and limited room for


development in the urban area. Moreover, it takes time to resume
and demolish buildings, so its effectiveness is less than building
houses on new land;
New land such as country parks belongs to the government with
fewer stakeholder interests, so land resumption will not involve
conflict of ownership; More stakeholder interests are involved in
resuming land for development. Conflicts on ownership and
compensation and even lawsuits may arise, which would delay
development;
Open and free economic market is one of the greatest advantages of
Hong Kong, including trading in the property market. The
government implementing measures to curb the property market is
suspected of controlling the property market. This also creates a bad
precedent which is unfavourable to Hong Kong’s advantage of free
economy, etc
Points of disagreement: (Developing new land is not the most effective way.)
explains clearly and in detail his / her arguments with
relevant and valid examples / observations of Hong
Kong; may construct arguments by drawing upon
some of the points below or any other appropriate
alternatives, e.g.
 Residential buildings provided by good urban planning can solve the
problem of short supply of housing. As the district is equipped with
54
adequate community facilities, citizens’ needs for daily life and jobs


can be satisfied; There are inadequate community facilities in the
rural area, such as inconvenient transport and lack of recreational
facilities. It also takes time to develop, so it may not be able to
attract people to live there;
Developing new land does not help curb the property market. Even
though the housing supply would increase, the property prices
would still rise because of investors’ speculation. This cannot help
those citizens who hope to buy flats for residence;
Although a large amount of housing can be built on the new land,
developers would reduce the flat sizes to maximize their profits. The
living environment of citizens cannot be guaranteed; The public and
Home Ownership Scheme housing built by the government can meet
citizens’ needs as the flats have large salable areas, which can
improve citizens’ living environment, etc

provides a well-structured, in-depth discussion, demonstrating a high
level of critical analysis


presents his / her stance consistently
justifies his / her position, basing answer on his / her knowledge, by
comparing with other ways to solve the housing problem; shows an
understanding of the relevant knowledge and concepts and an ability to
apply them where appropriate:
Points of agreement:
explains his / her arguments with some relevant and
valid examples / observations of Hong Kong; may
construct arguments by drawing upon some of the
points above or any other appropriate alternatives
Points of disagreement: explains his / her arguments with some relevant and
valid examples / observations of Hong Kong; may
7–9
construct arguments by drawing upon some of the
points above or any other appropriate alternatives

provides a well-structured discussion, demonstrating some evidence of
critical analysis, though it might lack detail in parts
55


presents his / her stance, but possibly with insufficient clarity
attempts to justify his / her position by basing answer on his / her
knowledge, but lacks clarity / consistency / without a comparison with
other ways; shows partial understanding or is only able to apply the
relevant knowledge and concepts in a basic way:
Points of agreement:
attempts to construct arguments by drawing upon
some of the points above or any other appropriate
alternatives, but the explanation to his / her
argument is superficial
4–6
Points of disagreement: attempts to construct arguments by drawing upon
some of the points above or any other appropriate
alternatives, but the explanation to his / her
argument is superficial

provides a somewhat shallow discussion, which is not well structured,
and does not always articulate his / her ideas clearly


exhibits no clear stance and may put forward contradictory arguments
attempts to explain some of the advantages / disadvantages / meaning of



developing new land / other ways according to his / her knowledge, but
the explanation is too partial e.g. explaining with a wrong concept of
developing new land / solving the housing problem, using irrelevant
examples / information for illustration, etc.
gives a shallow discussion with little organization / without focus;
expresses his / her ideas vaguely
makes no attempt to answer the question
gives an answer which is nit relevant to the question
1–3
0
56