Suppose you were ageing and with various ailments, yet still attractive to many; and you were in the care of someone who is doing nothing to help, but says they could make your body much better. Just one thing, though – they would also turn one of your arms into concrete for others to use. How would you feel about that?
Albeit in rather crude terms, that’s roughly analogous to the ongoing situation facing the Nam Sang Wai wetland area including fishponds and an expansive reedbed in northwest in Hong Kong. The land here – and at the neighbouring Lut Chau wetland, right beside Mai Po Marshes Nature Reserve – belongs to a developer which has long planned to build housing and more; original plans, in 1992, included a golf course. So far, however, those plans have been thwarted, as the wetlands are in turn part of the internationally important Deep Bay wetland area (also on this site: Deep Bay including Mai Po in Hong Kong: Wetland Under Siege with Typically Timid Conservation).
Both wetlands are in the “Wetland Conservation Area” (“WCA”) under Town Planning Board guidelines. Lut Chau is also within the Inner Deep Bay Ramsar Site; Nam Sang Wai is just outside the Ramsar site, but is within an extended Ramsar site proposed by WWF HK. They host wetland birds including endangered species, and Nam Sang Wai is popular with people who enjoy the scenery, and Instagram-style photo opportunities.
The controversies over development plans date back over three decades, and there have been several court cases. At one point – as I have a background including writing and editing marketing materials – I was asked if I would help with public relations (website copywriting) on behalf of the project proponents. Though the money would have been handy, I turned this down, as I thought the project is terrible. Nor did I agree that simply having water in channels between houses would help offset loss of wetland.
I did suggest to Wan Man-yee, a major driver of the project plans, that there could be an alternative development focused on nature tourism etc, without high rises and so forth. Suggested a site visit with him. He wasn’t interested.
A hilarious notion from me, right? Yet consider this from the Hong Kong government, in 2021:
The Nam Sang Wai Wetland Conservation Park with a total area of about 400 hectares can be formed by resuming the fish ponds and wetlands around Nam Sang Wai, Tai Sang Wai and Lut Chau. Through systematic management and proactive conservation, the Park aims to protect and strengthen the integrity of the Ramsar Site’s wetlands system and enhance its ecological functions.
Northern Metropolis Development Strategy
EAI for comments in March 2025, following Town Planning Board granting conditional approval
As I update on 2 March 2025, the latest EIA on proposals for Nam Sang Wai development, and for nature conservation here and at Lut Chau, are open for public comments: Proposed Comprehensive Development with Wetland Enhancement (CDWE) at Nam Sang Wai and Lut Chau [easiest to download the executive summary]; you can comment via this page: Documents that are Currently Exhibited for Public to Comment.
This follows the Town Planning Board granting conditional approval for the project in February 2022, as referred to in an Hong Kong Bird Watching Society post, including:
The development project in Nam Sang Wai, once rejected by the Town Planning Board in 2017, proposes development of 28 blocks of residential building (19 to 25-storey). If the project goes ahead as planned, it will inflict permanent damage to the ecological integrity of the Deep Bay wetlands.
Nam Sang Wai development project won appeal, putting Deep Bay wetlands at risk
- The proposed site for high-rise residential development is within the Wetland Conservation Area (WCA), which is part of the core area for wetland conservation. The project would lead to a direct and permanent wetland loss of 10.4 hectares.
Strong public support for protecting Nam Sang Wai
Over the years, there has been strong public support for protecting Nam Sang Wai; for instance, see:
There are already over 10 000 signatures on the Facebook in support of the rally that I mentioned just now. A total of 25 000 people have signed a joint petition to “resolutely resist the occupation of Nam Sang Wai”. Moreover, they have also produced a short film entitled “Downfall of Justice” on YouTube. I wonder if any Member has watched this short film. It is good, and the standard of production is also quite good. I call upon Members to watch it online. Over the past two days, this short film already has a hit-rate of over 10 000.
OFFICIAL RECORD OF PROCEEDINGS Thursday, 9 December 2010 [Legislative Council]
Also:
In March this year [2018], the reed beds in Nam Sang Wai were set on fire. The threat to the conservation of Nam Sang Wai is of great concern. Green groups including Designing Hong Kong (DHK), Greenpeace, Green Power, The Conservancy Association (CA), Hong Kong Bird Watching Society (HKBWS) and Friends of the Earth (HK) recruited the Public Opinion Program of the University of Hong Kong (HKU POP) to conduct a public opinion survey. 1,003 people were successfully interviewed on the conservation of Nam Seng Wai.
The poll result shows that 83% of the people interviewed support the conservation of the natural landscape of Nam Sang Wai. 61% of the people support land resumption and non-in-situ land exchange to permanently protect and conserve the natural environment of Nam Sang Wai.
83% of the public support conservation of Nam Sang Wai Green Groups call for Government to lead conservation efforts
Green groups opposing development at Nam Sang Wai
While even a quick Google search reveals multiple articles about proposed developments, perhaps a joint statement by five green groups affords a useful summary of what’s at stake, and the value of the Nam Sang Wai and Lut Chau wetlands. It includes:
the proposed development that encroaches the core wetland conservation area is against the spirit and strategic goals under the Convention on Biological Diversity, which is to address the underlying causes of biodiversity loss, reduce the direct pressure on biodiversity and protect ecosystems and habitats.
The undersigned green groups consider that the statement made by the developer as misleading. The proposed development (A/YL-NSW/242) should be rejected by the Town Planning Board.
Our views are as below:
1. The developer should not hold the well-being of the natural setting and environment of their land and properties to “ransom” to favour the approval of their proposed development plans.
2. Landowners, including the developer and the Government, have a duty of care towards their land
Joint statement of green groups in response to Nam Sang Wai and Lut Chau development [May 2016]
There’s another, perhaps a year older, joint statement online too – from 17 ngos, including:
prior to a December renewal deadline, Henderson Land now intends to re-launch its Nam Sang Wai luxury housing plan which has been conditionally approved by the Town Planning Appeal Board in 1994.
Under the latest proposal, 54 hectares of wetland will be permanently lost.Given the high ecological value of the wetlands, including a recently established roost of 2-3,000 Great Cormorants – a species of regional conservation importance – and the changes in community aspirations since 1994, the undersigned request Government and the Town Planning Board to:
1. Cancel the existing plans for Nam Sang Wai, after they expire in December 2010, as they do not comply with current community expectations, nor do they meet the Town Planning Board’s current standards.
Joint statement on the need for wetland protection and against luxury residential developments in Nam Sang Wai
KHI Holdings – project manager
Adrian Fu, founder and chief executive of KHI Holdings – a privately held investment firm with diversified property and investment holdings, is evidently a key figure aiming for development of Nam Sang Wai. Fu’s wealth originally derived from his grandfather, Fu Tak Iam, whose company held the gambling franchise in Macao between 1937 and 1961: Grandson of Macao gambling mogul publishes biography.
As Fu relates:
It was then in the early 60s that my grandfather bought into the Nam Sang Wai Development Co., the owner of the estate. His aspiration was to one day build a village which would remind him of his roots growing up in rural Guangdong province.
REMARKS ON NAM SANG WAI AND LUT CHAU PROJECT BY ADRIAN FU
In 1965, the then New Territories Administration approved the company’s application to build a low-rise development in three phases. This project was put on hold; and became obsolete as Hong Kong demographics and housing demand changed. In 1986, “we” [Fu family business] agreed to sell 50 percent of the company to Henderson Land, which seemed capable of spearheading Nam Sang Wai development.
By 1991, Henderson Land had a plan for a golf course with luxury housing, and even received initial support from WWF Hong Kong. However, this was at a time when the value of Deep Bay fishponds was gaining more recognition, with the government more prepared to support their protection: Sunnyville scheme prompts battle over Deep Bay fishponds in Hong Kong.
In 1994, Henderson Land received approval for a golf course plus housing, with a nature reserve at Lut Chau, with conditions. However, it did not proceed, and in 2010 the deadline for the approval passed, as outlined in this 10 December 2010 email to me from the planning department:
The subject development relates to a planning application submitted to the Town Planning Board (the Board) in 1992 for golf course and residential development at Nam Sang Wai, and a nature reserve at Lut Chau (Planning Application No. A/DPA/YL-NSW/12). The application was rejected by the Rural and New Town Planning Committee (RNTPC) of the Board and the Board in 1992 and 1993 respectively. It was subsequently allowed with conditions by the Town Planning Appeal Board (TPAB) in 1994, and the TPAB’s decision was upheld by the Privy Council in 1996. There were a total of 27 conditions attached to the planning permission, including but not limited to the submission of environmental assessment reports and habitat creation/management plan. The planning permission was valid until 18.12.2010.
On 29.10.2010, the applicant submitted an application for further extension of time for commencement for 3 years until 18.12.2013 (No. A/DPA/YL-NSW/12-2). On 10.12.2010, the RNTPC considered all relevant planning considerations and decided to reject the application for extension of time. The applicant can apply for a review of the decision within 21 days from the date of formal notification of the decision issued by the Board’s Secretariat.
Since the applicant could not commence the subject development during the planning permission period, the planning permission ceased to have effect after 18.12.2010.
Henderson Land loses permission to develop Nam Sang Wai
For more on the rather convoluted history of Nam Sang Wai projects being proposed, opposition, court cases and so forth, see Nam Sang Wai by the Conservancy Association.
Anyway, after this – in 2011 – KHI Holdings offered to take over the project management role, and since came up with further plans, minus the golf course.
In an online article, Adrian Fu is reported as saying “from a family perspective, we will look back with pride at the conservation of 140 hectares of land in perpetuity for the future generations of Hong Kong people.”
Yet to me, it’s worth asking: if Mr Fu is so keen on conservation, why have Nam Sang Wai and Lut Chau been left relatively derelict, rather than at least a pilot project or two to enhance the wetlands for wildlife, and nature tourism? Naive of me, but I would have thought some money to spare for this; in 2013 he was listed by Forbes among Hong Kong’s 50 Richest Net Worth: Adrian Fu.
Cherish Nam Sang Wai – but only if a housing project proceeds?
I saw a video on the Nam Sang Wai and Lut Chau project website, with a couple of consultants showing various problems, like an invasive grass, dumping of construction waste. Money would help transform the areas for the better; yet it seemed the only way money could be found would be through building housing etc, which as I recall the video barely touched on.
The website footer says “We welcome public feedback and involvement in our project”; so in March 2023 I sent some feedback for Mr Fu:
Following recent visits to Mai Po and Fung Lok Wai, I have just had another look at the Nam Sang Wai website.
Here, I see a message from you, along with a short film, Cherish Nam Sang Wai.
Well, it seems to me that if you cherished Nam Sang Wai and Lut Chau, you would not leave them neglected.
Instead, you would be funding some of the work suggested by the AEC guys; and not paying them to show the problems:
“You say you can improve the habitats – well, here’s some money, so go on and show me!”
Yes, I am aware that habitat management requires money.
But I also note you are not short of a dollar or two: in 2013, Forbes rated you among Hong Kong’s 50 richest people, with a net worth of around US$1 billion.
Even if exaggerated, it would seem you could fund some management work.
Then, there is KHI Holdings; which might also obviate the need for any on-site concreting as a way of funding conservation.
The privately funded and operated Fu Family Wetland Paradise [name up to you of course!] could even show Mai Po a thing or two about how to both manage habitats and attract wildlife, and attract and manage high numbers of visitors, who in turn help fund habitat work etc etc, and become wetland fans.
– as you’ll have noted, the London Wetland Centre could attract well over 200,000 visitors per year before Covid; over seven times the numbers to larger Mai Po.
Such a project should even attract accolades, not brickbats, from birders and environmentalists and more across Hong Kong.
Well, just a thought!
Well, I am sure this email was indeed welcome; even though as I write two years have elapsed and I’m yet to receive a reply. I did follow up soon after:
Further to my email of 23 March – which I hope you received and enjoyed, I’ve done a Masterplan for Mai Po / Deep Bay.
Primarily intended as a discussion document, see what viable ideas those of use who care deeply about Deep Bay wetlands can come up with, to ensure sustainable long term future.
I’ve suggested an extension from Mai Po to Lut Chau; and with more visitors to Mai Po who can then head to Lut Chau, with some of monies from fees they pay for self guided ecovisits being put towards the management work required to really Cherish Lut Chau.
Not for Lut Chau to be Mai Po Mark II; but something similar but different, maybe more lively and better in tune with 21st century conservation.
Which I hope you and your family can be proud of.
Hope you find this interesting; I look forward to further ideas from you.
EIA: no housing construction, no help for wetlands
And on goes the saga of Nam Sang Wai, and Lut Chau. As the EIA notes, the area proposed for development has declined from 55 percent of the wetland area to 7 percent in the 2015 plan; yet this plan includes 28 x 19-25-storey apartment blocks, plus 140 houses, and an elderly centre – which will comprise a substantial blot on the landscape.
The EIA that is open for public consultation till 22 March 2025 outlines various ways the wetland habitats at Nam Sang Wai and Lut Chau can be improved – for wildlife, and visitors. But only if there is development of housing etc; otherwise:
It is foreseeable that unless the Project Site be developed in a comprehensive manner with long-term wetland enhancement and management, the area will continue to undergo degradation and would not achieve the wetland conservation objectives and zoning intention.
Proposed Comprehensive Development with Wetland Enhancement (CDWE) at Nam Sang Wai and Lut Chau Executive Summary, February 2025
Alas, no reason is given for exactly why the degradation will continue; why can’t the development company work on the nature conservation aspects? Is there really no money otherwise, despite apparent evidence to the contrary? Has the government even been approached for funding – akin, say, to the Hong Kong Bird Watching Society receiving monies to help boost fishpond conservation? Zero attempts at nature tourism?
Given a change to the Outline Zoning Plan in July 2024, there may indeed be some support for the project in the Town Planning Board. And a news item in the South China Morning Post began as if it will proceed:
A Hong Kong developer behind a controversial housing estate at a major wetland will return part of the site with ecological value to the government and provide one-off funding for long-term conservation, according to an environmental impact assessment report.
Hong Kong developer will return part of wetland site to government management: report
Even so, the EIA report is open for comments as I write; and reasons for rejecting the protect as outlined by the Bird Watching Society in post I linked to above remain. One contentious issue will remain regarding “no net loss of wetland function”, as per Ramsar principles: if you concrete over part of a wetland, do improvements elsewhere really compensate? And here, of course, the wetland has been degenerating partly as main landowner’s neglect…
Perhaps the saga of Nam Sang Wai will continue?
And if you’ve read this, or skimmed to this point, hope you’ll comment on the EIA via this page: Documents that are Currently Exhibited for Public to Comment; and remember the Nam Sang Wai project website welcomes comments.
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