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CHAPTER 3

PHASE II MEASURES: HOME HYGIENE A. BUILDING MANAGEMENT AND MAINTENANCE 3.1 Many old buildings with multiple owners are badly maintained, with poor hygiene conditions. Physical dilapidation and environmental deterioration often go hand in hand in the absence of a proper management structure. Of the 12 000 private buildings in Hong Kong that do not have any form of residents’ association, only 4 000 have employed their own management companies. There are still some 8 000 buildings without any form of management either by owners or management companies. Most of these buildings, mainly old tenements, are located in the old urban areas of Hong Kong and Kowloon. 3.2 To encourage building owners to take up their responsibilities to maintain their properties, Government has implemented various measures over the years to promote private building management and maintenance. At the district level, HAD provides support for owners through building management teams. The building management teams encourage and assist owners to form OCs or residents’ associations and offer advice to facilitate better management. The Department also organises seminars and publicity campaigns promoting building management. Unfortunately, these measures have had a limited effect, especially for the old tenement buildings. 3.3 There is legislation for building management and building maintenance. The Building Management Ordinance (Cap. 344) governs how an OC should be formed, but whether or not an OC is formed is left entirely to the owners to decide. The Ordinance also contains provisions

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for mandatory building management. These provisions empower Government (the Secretary for Home Affairs (SHA)) or the Lands Tribunal to order either the OC or, if an OC does not exist or could not be formed, an owner of the building to appoint a property manager when there is a danger or risk of danger to the occupiers or owners of the building. Neither Government nor the Court is empowered to directly appoint property managers for problematic buildings, and the provisions mentioned have never been invoked. 3.4 In regards to building safety, BD takes appropriate enforcement actions under the Buildings Ordinance (Cap. 123). It also operates a Building Safety Loan Scheme* to provide low interest loans to building owners to carry out work to improve the safety of their buildings. BD takes the lead in the pilot Co-ordinated Maintenance of Buildings Scheme# that co-ordinates the efforts by relevant departments to improve a building’s conditions. In addition, BD has published a Building Maintenance Guidebook to provide building owners with essential information on maintenance matters. 3.5 Unwillingness to shoulder responsibility, including financial responsibility, for proper building maintenance has resulted in serious cases of building neglect. Current efforts have proved insufficient to arrest the problem of urban deterioration. There continues to be a general lack of a building care culture. * This $700-million loan scheme provides low interest loans, subject to a ceiling of $1 million

per unit of accommodation, to building owners for carrying out works to improve the safety and conditions of their buildings.

# The Co-ordinated Maintenance of Buildings Scheme was launched in November 2000. Under

the Scheme, BD, in collaboration with five other departments (HAD, FSD, EMSD, FEHD and WSD), surveys target buildings to advise owners and OCs of the repair and maintenance required. Where necessary, joint enforcement action will be taken. As of May 2003, repair and maintenance works have commenced in 263 target buildings.

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Mandatory Building Safety Inspection 3.6 Since the SARS outbreak, some parties have suggested that Government should revive a previous proposal for a mandatory Building Safety Inspection Scheme (BSIS). 3.7 Government first put forward the BSIS for public consultation in August to October 1997. Under the proposed BSIS, owners of domestic buildings 20 or more years old would be required to inspect their buildings every seven years, and to make any necessary repairs. During the consultation, the public and the former Provisional Legislative Council felt strongly that Government should be responsible for building inspections. Government’s view was that private building owners should be responsible for maintaining their properties, including any periodic inspection to ascertain a building’s safety. It would be wrong to ask tax-payers to subsidise building owners in this regard. The BSIS proposal was subsequently shelved. 3.8 Even if the financial responsibility point is resolved, the mandatory BSIS concept is not without shortcomings. Any inspection is one-off and, if done only once in a long while, it will not bring about the more important result of sustained and long-term building care and maintenance. We do not dispute that building inspection should be part and parcel of proper building management and maintenance, but in itself, it is unlikely to be the full answer to the building neglect problem. Mandatory Building Management 3.9 We consider that building owners’ indisputable and continuing responsibility for the upkeep of their buildings goes far beyond arranging inspections at periodic intervals. Good building management and maintenance requires continued vigilance and commitment, not least acceptance of the attendant financial responsibilities.

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3.10 Despite HAD’s promotional efforts over the years, the residents of many private old tenement buildings are reluctant to form OCs or other form of residents’ association unless the buildings have become the subject of a statutory order from departments for immediate repair works. This is mainly due to the low owner-occupancy rate and the high mobility of residents (mostly tenants) in these buildings. Besides, the formation of a residents’ association in a building does not necessarily mean that the building management problem, in particular the hygiene conditions of the building, will automatically improve. Whether the association could achieve results depends on the enthusiasm and capability of the residents in the building management work. 3.11 Recently, HAD conducted a survey among the residents of the 800 buildings identified by FEHD for intensive cleansing. They were asked about their willingness to organise into OCs and to engage a cleansing contractor or management company. The response rate was only 10.7%. Such a poor response does not augur well for good building management on a voluntary basis. There appears to be a strong case for the mandatory formation of OCs as well as the mandatory appointment of property managers for strata-titled buildings as the long-term solution to the building neglect problem. Related Issues Support measures 3.12 To complement the mandatory building management proposal, we propose a number of support measures. 3.13 First, we need to encourage the development of an all-round building management and maintenance industry. The private sector will need to be able to provide competitive long-term, one-stop services to building owners in all-inclusive agreements covering on-going

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management and long-term maintenance. This package may include providing legal advice to owners and arranging the formation of OCs, day-to-day building management such as security and cleaning, formation of regular maintenance schedules, and undertaking specified works in accordance with maintenance schedules. To achieve economies of scale and to optimise operating costs, there may be merit in a common building manager serving owners living in different blocks on the same street. 3.14 Second, we should provide positive recognition of good building management and maintenance. We have received suggestions to establish a building classification system to reflect hygiene and general conditions. We agree that a voluntary building classification system should bring market forces into play to encourage owners to take up their management and maintenance responsibility. Indeed, this dovetails well with what we have been considering for some time. BD has already commissioned a consultancy study on a broad framework of building classification assessment criteria and a scoring system. The outcome of the study, together with other schemes suggested, should provide a good basis for a classification system. To enhance its independence and public acceptance, the scheme should preferably be run by a non-Government body. 3.15 Third, in truly deserving cases, for example, in the case of elderly owners who have genuine financial difficulties, we may have to consider, in addition to the Building Safety Loan Scheme, other forms of Government assistance such as matching grants. Way Forward

3.16 Since announcing his Policy Agenda initiative in January 2003 to enhance building management and maintenance, the Secretary for Housing, Planning and Lands (SHPL) has been developing and discussing his proposals with relevant professional bodies and interest groups. In

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particular, there have been discussions on the development of an all-round building management and maintenance industry to provide one-stop services to building owners. SHPL is examining the relevant legislative provisions and administrative arrangements with a view to identifying possible measures to support this initiative. The intention is to consult the public before end-2003 on a package of proposals, including Government imposed building management, within a holistic framework. 3.17 Subject to the outcome of public consultation, SHPL will introduce the agreed measures, including any necessary legislative amendment proposals, from 2004 onwards. In the meantime, Government will continue to optimise its current efforts by taking robust enforcement action to ensure building safety and promoting organisation of OCs as well as owners’ awareness of their responsibilities in this regard.

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B. BUILDING DESIGN 3.18 The outbreak of SARS, in particular the spread of SARS at Amoy Gardens, aroused public concern about building design issues and heightened community’s aspiration for a clean and healthy living environment. 3.19 Following Government’s initial investigation into the SARS outbreak at Amoy Gardens, the World Health Organisation (WHO) experts were invited to conduct an investigation. The WHO team found that at the time of the outbreak, the floor drain traps (commonly known as ‘U-traps’) in many apartments had not been filled with water for long periods. The drains could have provided a pathway through which residents came into contact with contaminated droplets from the soil stack. In addition, the uplifting air current in the light well between two adjoining units of Block E might have carried contaminated droplets upwards. The droplets could have entered units through windows facing the light well. Their conclusion was that the outbreak was likely to have been the result of a combination of factors, including the presence of a highly infectious index patient; the dried up water seal traps which would have acted as a conduit of contaminated droplet from the soil stack into the bathroom; running exhaust fans that would have transported droplets from the bathroom into the light wells; and the possible upward movement of droplets due to natural current within the light well and into other units with open windows. 3.20 The coincidental combination of these factors is unlikely to be replicated, but the findings have led to constructive discussions in the community on various building design issues, including drainage design, quality of drainage works, the design of common facilities in buildings such as corridors and lobbies, the ‘chimney effect’ associated with transportation and movement of droplets in light wells and the ventilation of bathrooms. Some parties have also expressed concern about the ventilation in hotels and asked whether this might be conducive to the

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transmission of infectious diseases. Team Clean has examined these issues in Phase II. Drainage System

Review of existing statutory requirements 3.21 The Buildings Ordinance and its subsidiary regulations govern building design. They specify the minimum standards for various design aspects such as lighting and ventilation, open space, refuse storage and disposal facilities, sanitary fitments and drainage systems. Following the SARS outbreak, we have reviewed the Building (Standards of Sanitary Fitments, Plumbing, Drainage Works and Latrines) Regulations (BDR) under the Buildings Ordinance, which govern the design and standards of drainage systems. The regulations seek to ensure the effective, sanitary disposal of soil and waste from buildings. We have concluded that the BDR are adequate to prevent drainage systems from causing environmental or health problems. In particular, the requirement for water seal traps should guard against the escape of foul air from the drainage system into the living areas. And the requirement for vent pipes should prevent the breaking of the water seal in sewer traps caused by pressure fluctuations. If drainage systems are constructed according to the standards stipulated by BDR, and are properly maintained and repaired, they should not bring about any environmental or health problems by themselves. 3.22 Our view is supported by professional institutions. The Association of Consulting Engineers of Hong Kong, the Hong Kong Institute of Architects, the Hong Kong Institution of Engineers and the Hong Kong Institute of Surveyors have all pointed out, at a joint meeting held by the Legislative Council Panel on Housing and the Panel on Planning, Lands and Works on 16 June 2003, that the current standards on drainage design are generally adequate and comparable with international

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standards. The crux of the problem is a lack of regular inspection and maintenance as well as the improper alteration of pipes and fittings. 3.23 While the current drainage system generally meets good hygiene standards, we are by no means complacent and have looked at ways to ensure better quality control. Improvement measures 3.24 Under the Buildings Ordinance, the repair and alteration of most drainage works does not require the prior BD approval and consent. We consider that the control on the quality and standards of drainage works should be stepped up. We intend to include certain types of drainage works under the proposed minor works control regime set out in the Buildings (Amendment) Bill 2003. This would require such works as repairs to common drainage pipes and the alteration of drainage pipes involving the sub-division of units to be supervised and carried out by qualified professionals and contractors, in accordance with the BO provisions. 3.25 In addition, BD will pursue the following measures in consultation with the industry –

reviewing our technical guidelines and procedures to promote compliance with the standards. For example, in order to avoid the drying up of U-traps under bathroom floor drains, some building professionals have proposed that the U-trap be installed as a master trap collecting the discharge from the bath tub, basin and floor drain in the bathroom. BD has published guidelines for formulating alternative design through a practice note to the building industry;

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specifying the minimum dimensions for internal drainage pipe ducts so that sufficient working space is available for regular inspection and maintenance;

advising the provision of facilities in buildings to carry

out regular inspection and maintenance of drainage pipes on external walls; and

designing a code of practice for the design and

construction of drainage systems. Ventilation in Hotels 3.26 We have reviewed the statutory requirements regarding the provision of natural ventilation. These requirements stipulate that buildings intended to be used for habitation, including hotels, require effective natural lighting and ventilation. Again we have concluded that these requirements are adequate. We note that a report has been prepared by a member of the hotel industry on ‘Hotel Sanitation and Hygiene Best Practices for the 21st Century Hotel’. We will take full consideration of its contents in preparing the specific measures on building design for future adoption. New and Improved Building Design 3.27 Good building design is an integral part of a clean and healthy environment. We are receptive to new and improved standards and will ensure that we keep up with the times as technologies improve and as the community’s aspirations evolve. As a cosmopolitan city, we are also alert to new developments in building design on the international front. This is an area where our professionals and the industry have much to contribute.

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3.28 We have been tapping the expertise and experience of our professionals and the industry to improve the built environment through discussions in the Authorised Persons and Registered Structural Engineers Committee (APSEC) and the Building Sub-Committee (BSC) of the Land and Building Advisory Committee. As both APSEC and BSC are discussion forums for building industry representatives, they are best suited to explore and identify new and improved building design standards. BD has set up a new working group under APSEC and BSC to examine building design issues, and will bring on board measures that help improve the environmental hygiene of our community. Way Forward

3.29 BD will roll out the above new measures for improving the design and maintenance of drainage systems, as soon as the Department has reached consensus with the industry. 3.30 HPLB will incorporate the proposal for bringing certain drainage works within the minor works control regime in the Buildings (Amendment) Bill 2003 being deliberated in the Legislative Council.

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C. URBAN DESIGN 3.31 During the SARS outbreak, there were suggestions that the spread of the disease might have been related to the congested physical environment of our city. There were calls from the community for measures to improve the living environment to prevent the recurrence of another epidemic. 3.32 Urban design is part and parcel of town planning. Long before the SARS outbreak, urban design considerations have been embodied in many regional or district-level planning and development studies, such as the Metroplan Study and the Feasibility Studies for South East Kowloon. In order to prepare a set of guidelines to raise public awareness of urban design considerations, and to provide a broad framework for urban design assessment, a ‘Study on Urban Design Guidelines for Hong Kong’ (the Study) was undertaken and recently completed. Planning Measures to Promote Urban Design 3.33 While the direct causal relationship between urban design and SARS cannot be scientifically established, we are in total agreement that urban design can help shape and improve the physical environment towards healthier living. In this regard, we propose wider application of specific urban design guidelines in future planning and development proposals. In particular, we propose to introduce the following measures –

develop and apply urban design guidelines to improve the general physical environment, particularly measures to enhance air circulation;

introduce air ventilation assessment for future major

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planning and development proposals; and

reduce development intensity. Detailed Measures Application of urban design guidelines 3.34 Air quality attracted considerable public concern during the SARS outbreak. To address these concerns, we intend to promote the following in future developments –

gradation of development height profile consistent with the topography and local character, with lower heights along the waterfront and stepping heights towards the ridgeline;

provision of breezeways and visual corridors for better

aeration of the city;

layout planning and disposition of building blocks to allow more open space, and greater building setbacks to facilitate air movements to remove gases and particulates; and

enhancement of the micro-climate of our city

environment through local greening and pedestrianisation.

3.35 We would incorporate in the Hong Kong Planning Standards and Guidelines these principles and other urban design guidelines and principles as recommended in the Study. These principles should be considered and applied in all future planning and development proposals as

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far as possible. Introduction of air ventilation assessment

3.36 To promote better layout of building blocks in the city, we are examining the practicality of stipulating air ventilation assessment as one of the considerations, similar to traffic and infrastructure capacities, for all major development or redevelopment proposals and in future planning. We propose to consult stakeholders on the measurement, scope and mechanism of application and other detailed requirements for an air ventilation assessment. Reduction of development intensity 3.37 Plot ratio defines the development intensity of a site. The designation of plot ratios has been a long-used tool in infrastructure planning as well as development layout and building control. 3.38 Application and enforcement of the plot ratio system are provided for under the Buildings Ordinance, statutory Outline Zoning Plans (OZPs) and leases. Similar density control under the Buildings Ordinance applies to all sites. OZPs may specify lower plot ratios for some areas because they often reflect such considerations as infrastructure capacity, physical attributes of a site, character of neighbourhoods, etc. Special plot ratio restrictions for individual sites (such as special control areas) are also incorporated in land leases which make such controls enforceable. 3.39 While the development of new areas has been guided by comprehensive planning studies that have already taken into account urban design considerations, many development sites within the existing built-up areas may not always be able to incorporate the newly-formulated urban

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design principles, such as gradation of building heights, provision of breezeways and view corridors and building setback, due to such factors as site area and configuration, surrounding uses etc. Under such circumstances, it may be necessary to consider plot ratio reduction. The question is whether to apply reduction in a wholesale manner to all sites, or selectively to specific sites or categories of sites at different locations. Wholesale reduction of plot ratios 3.40 Wholesale reduction of plot ratios is an obvious way to reduce development density. However, this may not be the best approach because it would result in the loss of many of the benefits of high-density living, such as efficient use of land and infrastructure, conservation of more countryside, minimisation of travelling distances, promotion of walking and less reliance on motorised transport, etc. As private sites are involved, the application of wholesale reduction of plot ratios is expected to have wide implications. It may render some infrastructure and development projects less viable. Selective reduction of plot ratios 3.41 Since wholesale reduction of plot ratios would be difficult to achieve, determination of appropriate plot ratios could be made on a district-by-district or a site-by-site basis. A. Private sites 3.42 While many existing private developments, especially those in older urban districts, do exhibit an over-crowding problem, the lowering of development intensity of land under private ownership is extremely controversial. Any measure to tighten plot ratio controls could be perceived as an infringement of development rights. The priority should

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thus be on those sites under Government control, such as public housing sites and uncommitted government land, etc. B. Public housing estates

3.43 For existing public rental estates due for redevelopment, plot ratio reduction could be considered. Where the site is located within a congested district, rezoning of the site for non-residential uses, such as open space and other public facilities, could provide opportunities not only to enhance the overall living environment, but also to redress a shortfall in public facilities. C. Government sale sites 3.44 There are a number of sites under Government’s disposal that are proposed for residential development, e.g. sites yet to be formed, or under-utilised Government, Institution or Community sites such as works depot sites. Holding back the sale of these sites could be a stop-gap measure to avoid intensification. From a more proactive angle, rezoning some of these sites for non-residential uses, or specifying a lower plot ratio for the development, could prevent or minimise further development intensification in the respective districts. D. Comprehensive redevelopment sites 3.45 For comprehensive redevelopment sites, improvement in building mass and spacing can usually be achieved without plot ratio reduction. On the other hand, specifying a lower development intensity could further increase the scope for the incorporation of urban design principles. However, we should be aware that a lower plot ratio would affect the incentive for redevelopment and the financial viability of the projects and there is a need to strike a balance.

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E. Early implementation of planned open space 3.46 Various planning measures to address development density problems (whether comprehensively or selectively applied) are only effective upon implementation. For example, for private residential sites already zoned for open space use in crowded older districts, resumption and implementation should be initiated as early as possible. This could help reduce development intensity and at the same time improve the overall environment of the area through the provision of additional local open space. Planning implications of reducing development density 3.47 While lowering development intensities in congested areas could bring about better living, it would reduce housing supply. Any loss resulting from plot ratio reduction or rezoning may need to be compensated by advancing development of additional new towns in the New Territories. The overall reduction in housing supply and necessary compensation in other areas will be considered in the ‘Study on Hong Kong 2030: Planning Vision and Strategy’ (HK2030 Study), which is currently in progress. The ‘HK2030 Study’ is examining Hong Kong’s land requirements over the next 30 years. Enhancing the living environment is a key theme of this Study. Way Forward 3.48 The Planning Department (Plan D) will –

incorporate the urban design guidelines in the Hong Kong Planning Standards and Guidelines and promulgate the Guidelines by October 2003;

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complete discussion among Government departments and consult relevant professional institutes and stakeholders on the standards, scope and mechanism for application of an air ventilation assessment system by the end of 2003; and

consult the public on issues regarding reduction of

development intensity as governed by plot ratio. This will be done as part of the Stage 3 Public Consultation of the ‘HK2030 Study’ due to start later this year.

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D. PUBLIC HOUSING ESTATES 3.49 Hygiene conditions in some public housing estates (PHEs), especially older ones, do not measure up to first-world hygiene standards. The accumulation of rubbish on the top of air-conditioners and canopies, dumping of abandoned objects in common areas and illegal cooked food hawking are wide-spread problems. 3.50 In the Interim Report, we set out a series of measures to clean up hygiene blackspots, establish a New Cleansing Culture among residents, enhance refuse collection, provide drainage checks and stamp out illegal cooked food hawking in PHEs. We have implemented most of these measures and, as a result, there has been a marked improvement in the general cleanliness of our estates. To achieve sustainable improvement, we need to tackle some of the more fundamental issues. Improvement Measures 3.51 Additional measures to improve the hygiene conditions and living environment of PHEs include the following –

Marking Scheme for tenancy enforcement;

a new modality to handle illegal cooked food hawking;

extension of the Drainage Ambassador Scheme; and

adopt an enhanced urban and building design for a cleaner and healthier living environment.

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Detailed Measures Marking Scheme for tenancy enforcement 3.52 The Marking Scheme aims to strengthen enforcement measures against hygiene-related offences in public rental housing estates and interim housing (IH) estates to promote civic responsibility among tenants and to improve the living environment of the estates. The scheme targets offences that damage public hygiene or pose public health hazards. Any scheduled offences committed by a tenant or household members will be marked. Points given for offences will be valid for a period of 24 months. An accumulation of 16 points, within a 24-month period, will trigger action for tenancy termination. The Housing Authority (HA) has implemented the Marking Scheme in all PHEs and IHs since 1 August 2003. A new modality to handle illegal cooked food hawking 3.53 Enhanced enforcement against cooked food hawkers in PHEs by joint hawker control teams of FEHD and HD, with back-up from the Police, has achieved satisfactory results. To eradicate illegal hawking activities in PHEs and surrounding areas, all relevant departments are sustaining their enforcement efforts, with the District Management Committee (DMC) concerned playing a co-ordinating role.

3.54 Departments have developed a new modality for inter-departmental collaboration to tackle hawker blackspots in PHEs under different categories –

For a ‘Category A’ blackspot, defined as one having with 10 or more illegal cooked food stalls in operation, joint departmental raiding operations by HD, FEHD and the Police will be mounted in the shortest possible time frame.

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For a ‘Category B’ blackspot, defined as one having less than 10 illegal cooked food hawkers, the Mobile Operation Units of HD will be deployed to conduct surprise raids and intensive patrol.

For a ‘Category C’ blackspot, defined as one with a small

number of illegal cooked food hawkers, local management staff will be responsible for handling the problem.

An action flowchart is shown in Figure H of the section on ‘New Modalities’ under Chapter 5. 3.55 To achieve a lasting impact, the local management office in estates will be specifically tasked to monitor the situation daily. Hawker control guards will be deployed for this purpose. HD will also closely monitor the performance of the property services companies in PHEs to ensure that effective measures are put in place to sustain a hawker free environment in those PHEs managed by property services companies.

Drainage Ambassador Scheme 3.56 Under Phase I of Team Clean work, we pledged to inspect external drainage pipes in PHEs between June and August 2003, with half-yearly inspections thereafter. We also pledged to engage Estate Drainage Ambassadors from May to August to inspect internal drainage pipes in older housing blocks or blocks occupied primarily by senior citizens. These tasks are near completion. Phase II of the Scheme will commence in September 2003. A team of 100 Estate Drainage Ambassadors will carry out door-to-door inspections of domestic flats in 113 estates not covered under Phase I. HD expects to complete the inspections and necessary minor repairs by May 2004.

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Urban and building design for a healthy living environment 3.57 In line with the proposed improvement measures for urban and building design, HD has incorporated a series of measures in the design of new PHEs with a view to providing more open space, better ventilation, more greenery, etc., to meet the aspirations of the community for a healthy living environment. These measures include –

provision of access to pipe ducts inside housing units from common areas such as podium and corridor for ease of inspection and maintenance;

applying environmental assessment to public housing

design. This will enable HD to map out an improvement plan to enhance the specifications, design standards and design guides for PHEs;

making environmental factors such as ventilation, natural

lighting, solar heat, noise, etc., prime considerations in the design of all new HA projects. To improve the micro-climate, HD architects will identify the prevailing wind direction of individual public housing sites so that they may articulate and shape the building disposition, height, setback and open space of the estates to respond effectively to the micro-climate. They will carry out Computational Fluid Dynamics studies or wind tunnel tests to achieve better natural ventilation in drawing up the estate layout. HD is also exploiting natural air flows and ventilation to improve the indoor air quality of units. This will help ensure that contaminants generated by kitchen and bathroom exhaust can be dispersed more effectively;

improving the design of estate open space to maximise

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human comfort, taking into consideration local wind conditions, solar heat gain and daylight access. Also, HD will continue to plant more trees (the existing guideline is one tree for every 15 flats), and to segregate vehicular and pedestrian circulation in estate planning;

studying jointly with the Plan D, Transport Department

(TD) and other relevant authorities to –

− lower the development intensity in uncommitted public housing sites based on a comprehensive analysis of the provision of facilities, infrastructure, accessibility and the related impact on operational viability,

− rezone housing redevelopment sites within congested

districts for non-residential uses such as open space, schools, etc., and

− lower the development intensity in committed

housing sites where possible, by optimising, instead of maximising, the development potential to enhance cost effectiveness of flat production. For new projects, HD will explore opportunities to share or tap into car park, commercial and community facilities in the vicinity without compromising the well-being of the public;

taking into account BD’s updated guidelines, improving

the design requirements of the drainage system to avoid the drying up of U-traps under bathroom floor drains. The new design will apply to projects tendered after September 2003; and

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developing strategies for rehabilitating old housing estates. One pilot project will be launched in 2004-05.

Way Forward 3.58 The improvement measures described above will be implemented as scheduled in all PHEs. HD will monitor progress and work closely with relevant departments and the community to ensure that the measures are sustainable. 3.59 In order to monitor the effectiveness of the cleansing initiatives, an opinion tracking system is being developed to gauge feedback from public housing tenants on the hygiene conditions in public housing estates.