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Here they are, the official replies from the The Team of The Baroque on Lamma to my "media enquiry".
My questions were trying to summarise the most-frequently raised comments about the project in this forum and the even more active opposition Facebook group.
Thanks to The BoL Team for these mostly very detailed answers and frank comments:<HR>
Thank you for your enquiries and many apologies for our late reply. Please see the following for our responses to your questions.
1. LOCATION: BoL would be in a very remote location, currently only accessible by small, low-frequency ferries, followed by a half-hour walk from Mo Tat Wan or one hour from Sok Kwu Wan.
What public and private transport infrastructure is planned for residents and visitors?
BOL is actually very close to the Hong Kong Island. Convenience of access is top priority for the development. There will be regular and frequent ferry services to and from HK Island. Residents and visitors can use these services. There will also be a public pier at the development for use by other visiting boats.
2. ENVIRONMENT: How would you protect the natural, beautiful environment of South Lamma and the habitats of indigenous animals (Römer's Tree Frogs, Sham Wan Beach's Green Turtles, etc)?
We have carefully studied the site and undertaken detailed assessment of the ecological value of every part of the site.
We are of the opinion that the existing largely abandoned agricultural land and the adjoining foot hills together with the perennial streams are of relatively higher ecological value than the hill slopes on either sides. Therefore, the development should occupy the hill slopes leaving the central strips as a “Conservation Corridor”. We are discussing this with interested experts to look into characteristic pockets within this Conservation Corridor and explore their potential for research, education or simply public enjoyment.
The existing footpath within the Conservation Corridor will be retained and improved; and the general public will be free to visit the different facilities or take part in various “interest” or “educational” classes/activities organized by the managing organizations. The “Conservation Corridor” at the southern part of the site will extend to the Sham Wan SSSI to make sure the Green Turtle habitat is properly protected. A Green Turtle research facility can in fact be established there, managed by specialists, to undertake research into preserving this particular species.
The Conservation Corridor is a key feature within the development. It not only conserves the indigenous flora and fauna species but also the cultural heritage that remains within the largely abandoned and derelict village compound within and adjoining the Conservation Corridor. Our objective is to restore these for the benefit of the visitors, which is in fact complementary to the overall sustainable concept of the whole development.
The proposed residential and resort portion of the development will comprise terraced building of not more than 4 storeys high. They will be carefully designed and landscaped to blend in well with the surrounding landscape. We shall be using natural material and local flora species for hard and soft landscaping, as well as for the access roads and paths. Therefore, the beautiful and natural environment of Southern Lamma is enhanced, and indigenous flora and fauna habitats are mindfully protected.
3. PROPERTY RIGHTS: How could the developers acquire and own land that is on non-transferable agricultural leases to villagers?
There is no difference from any other property/land transactions.
4. PRECEDENTS: How do you differentiate yourself from vision-led property developments like Cyberport, Sea Ranch, Park Island, Gold Coast and Discovery Bay which are nowadays perceived by many people as property developments only?
Which lessons have you learned from the example of the similarly ambitious but almost deserted Sea Ranch luxury development on Lantau?
We do not pretend that this is not a property development, but this development will showcase how it can co-exist with, and even enhance the natural environment, the indigenous flora and fauna species as well as local cultural heritage. This development also aspires to be a leader in sustainable development and will practice innovative technologies that make it carbon neutral, if not zero.
Our Vision is to create a New Destination for Hong Kong and to introduce a new life style. This life style is not just for the residents there but for everybody, locals and tourists alike. This life style is not just about leisurely enjoyment or yachting or events but also about learning to live with and enjoy the natural environment, learning the flora and fauna habitats around you, learning marine ecology and learning how to be sustainable and to draw on clean energy sources.
Some developments failed for a combination of reasons, possibly because of their exclusivity and singularity of purpose. Here, the marina, the waterfront, the resort hotel, and the residences create a small resort township community, not unlike that in Yung Shue Wan. Its vibrancy is derived from activities and visitors. Its attraction is not only the architecture but the environment and the atmosphere, and “learning” too – learning how to respect nature and how to live “green”. We have this in mind when we draw up the master plan because we look into the future and believe that this is the trend.
5. CAR PARKING: Over 100 private and public parking spaces are proposed for private cars, buses, and lorries. However, all powered vehicles are not permitted on Lamma so far (except VVs, emergency vehicles and Power Station vehicles). Please explain.
We need to look at the rationale behind. We need to have transportation in one form or another. The existing villages in Lamma have been developed from old settlements and are not equipped to handle vehicles. The very existence of the VVs (which actually serve as goods and sometimes passenger transport, albeit very polluting and noisy), emergency vehicles and Power Station vehicles show that there are needs for mechanical means of transportation even for compact settlements like Yung Shue Wan and Sok Kwu Wan.
If a sizable development is properly designed right from the start, there is no reason to ban vehicles. If the objection is against “pollution” and/or “noise”, a new generation of quiet electrical vehicles, or vehicles run on other clean energy sources, are now available and will be very common by the time this development is completed around 2017.
6. CREDIBILITY: The land for the "Lamma Garden" development near Yung Shue Wan was purchased in 1997 by the same property developers who are proposing BoL.
14 years later, 11 luxury houses have been built, but some are still not completed and none are occupied so far.
Will the same developers be able to complete the proposed 900 residential units, hotel and marina within a reasonable time frame?
BoL is a joint venture company, a separate entity on its own led by experienced professionals. For a project of this scale, no one can afford any delay.
7. GREENWASHING: How committed and dedicated are you about the extensive green features of your proposal? The HK-listed developers have been building and selling numerous luxury developments all over China very successfully.
Are these green features included mainly to get the currently "green" zoning changed and then sell luxury property?
We believe that if the proposed development is approved by Government, there will be stringent requirements imposed on the Lease Conditions to deliver the agreed green features. In other words, we will not be able to sell the property if we do not comply with the Lease Conditions. As a matter of fact, these green features are essential parts of the whole development concept and part of the life style. The developer believes its continued success hinges on the quality of its development and honoring of its commitments.
8. YACHTING COMMUNITY SUPPORT: HK's yachting and sailing clubs claim to have heard very little of your plans so far. What are your experience, connections and support in the local and international yachting/sailing community? What can you add to HK's current yachting, sailing, windsurfing and watersports venues?
Over the past several months, we have been talking to different stakeholders about this project, including those in yachting industry, yachting media and sailing clubs. They are all very supportive because they had been hard hit by lack of berths for new purchases. We have also been disclosing the proposed marina to participants at international marina conferences, the latest being the ICOMIA World Marina Conference 2011 in Singapore.
Literally everybody we talked to were delighted to know that HK is planning a new marina and representatives of Clipper Round the World Race said they would love to make Hong Kong one of their international stopovers. As a matter of fact, at the 2nd International Superyacht Conference held in Singapore last year, Hong Kong was awarded the “Lack of Marina (berth)” Award!!
There is now a concerted effort among Asian countries to promote yachting in Asean waters as the third (after Caribbean and Mediterranean) and largest (area-wise) destination. The Asean region boost thousands of islands, sites of great natural beauty, and the highest bio-diversity. A network of ports and marinas are being developed to receive these “green” tourists who also bring major economic impacts to the destinations they visit. Singapore is far ahead of Hong Kong in their efforts, and Korea has an ambitious plan to develop 43 marinas by 2019, let alone China!
The new marina will satisfy the “pent-up” demands for more and larger berthing in Hong Kong. It will have the right facilities for hosting international regatta events (Volvo and Clipper races are no longer coming to HK) and boat shows. The former in particular would help to promote yachting as a sport in HK. The “open” marina will put the general public in close-up contact with sailing boats at the marina and, most important of all, the Sailing Academy we propose will train local water sportsmen and groom potential talents.
9. SUPER-MARINA: Singapore and other countries have built large marinas suitable for superyachts (which you hope to attract), usually with very limited success.
What did you learn from these marinas to become more successful?
The volume of Superyacht traffic to Asean countries is still relatively small compared with that of the Mediterranean and the Caribbean. Singapore recorded 81 visits by superyachts in 2010, which is a five-fold increase from 2006, and double that of the year before. It is expected that Superyacht traffic in Asean countries will increase rapidly coupled with that of Superyacht ownership, particularly in China. We are confident that by the time this marina, which is purpose designed to cater for the requirements of superyachts, is completed, the Asean region as a Superyacht cruising ground will be more mature. Hong Kong has every attributes to become a successful Superyacht hub with its transport infrastructures, financial and commercial systems, logistic and communication networks, and tourist orientated facilities.
10. IMPACTS: What positive (and negative) impacts do you expect for all of Lamma Island, beyond South Lamma (besides potential further price increases in house sales and rentals)?
The proposed development will provide hundreds of job opportunities for Lamma people, from casual workers and upwards during the construction and operation stage. It will also provide opportunities for aspiring entrepreneurs to set up their business to satisfy, among other things, the operation and maintenance needs of the facilities, logistic and catering, souvenirs and local produces as well as welfare and other services for its occupants and visitors. Some of the visitors will invariably spill over to other parts of Lamma during their visits. The development will be a catalyst for the rejuvenation of the whole Lamma Island, and more people will benefit from a growing economy than a stagnant one.
The development may spur more public and international interests in Lamma, not only for real estate development but also its potential as a resort island – a resort with a difference. The Baroque on Lamma will be a model of how to marry the natural environment and habitats with a development and how a design with care and vision can create a sustainable community. This successful model can become an example for others to follow or to further develop.
11. FUTURE PLANS: Is BoL planned to grow into a large, expanding development like Discovery Bay, taking over much of South Lamma?
There is no such plan.<HR>
We hope the above could give you a clearer picture of our project.
Once again, we thank you for your interest in our project. Should you have further queries, please do not hesitate to contact us.
Thank you.
Yours Truly,
The Team of The Baroque on Lamma
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