June 28, 2011

Director of Housing Duncan Pescod

This is the second occasion on which I have had an opportunity to respond to members' speeches made during the annual special open meeting. I would like to start by thanking members for their comments on housing policies and the work of the Housing Authority made on June 7. Your views have given me and my colleagues much food for thought and will help us as we focus on our work for the coming year.
 
Indeed, we must consider carefully comments from all stakeholders and all walks of life as Confucius said: "There is always someone to learn from amongst a group of three. Follow his good way and correct the wrong way that you are also practicing."
 
Later in my speech, I will talk about some of the new initiatives we have taken over the last year to help enhance our communication networks.
 
First, let me deal with comments made at the special meeting, when a number of Members spoke about the resumption of the home ownership scheme to respond to the public aspirations for home ownership at affordable prices.
 
As you may know, the Government has adopted a four-pronged approach to stabilise the property market. The key features include increasing land supply to tackle the problem at source; combating speculative activities including through the introduction of a special stamp duty on residential properties; enhancing the transparency of property activities; and preventing excessive expansion in mortgage lending.
 
The Government is determined to maintain the stable and healthy development of the property market and is monitoring the market situation closely, and will bring forward further measures as necessary. In this regard, the Chief Executive will carefully listen to views, including views from members in the process.
 
Reality check
I want to add a reality check. With calls for the resumption of the home ownership scheme growing in tandem with rising prices, I fear people assume that a decision to do so will immediately have some sort of impact on the property market.
 
Well, I personally am sceptical. I fear that the reality of what a resumption entails is being overlooked. Based on our considerable experience with the development of housing units - after all, we are the biggest landlord and build more housing units per annum than anyone else, I must point out that even an optimistic timetable will only see new units coming on stream after about seven years under the normal case.
 
I base this timetable on the time necessary for securing and, if necessary, rezoning suitable land, say two to three years. Even if land is available today, it will still take at least a year for basic planning, another year or so for the infrastructure and three to five years for construction, assuming that the development will take place on a simple site with no problems such as slopes, voids or other constraints.
 
It is not for me here today to comment on what further action the Government might take. I will say on behalf of the Housing Department that my colleagues and I are fully committed to support whatever decision is taken.
 
However, I do want to stress that there can be no question of land already earmarked for public rental housing development being used for other purposes. I am concerned that some people assume that taking land from the Housing Authority and thus from our committed production programme will not affect our pledge on average waiting time.
 
This is simply wrong. But I am pleased to note that the Chief Executive has repeatedly reaffirmed the Government's commitment to the continued provision of land for public housing. So whatever happens, our production of public rental housing will go on.
 
Managing demand
In this regard, we must not forget the fundamental and historic role of the Housing Authority is to develop and implement Hong Kong's public housing programme, and provide adequate and affordable public rental housing flats for those who cannot afford private rental accommodation.
 
It is our target to maintain the average waiting time for public rental housing for general waiting list applicants at around three years. At present, there are over 150,000 applicants on the waiting list and I fully expect that more will join the list in the years to come.
 
Recently, in response to the changing economic situation and the introduction of statutory minimum wage, we have, quite rightly, increased the waiting list income limits by around 15% on average, thereby adding another 25,000 non-owner occupied households in the private sector to the eligible pool.
 
There is no avoiding the fact that the increase in the number of eligible households will add to the pressure on the waiting list and our limited public rental housing resources. However, I am still confident that with the current production programme for the next five years, we will be able to achieve our targets.
 
We will keep in view the number of applicants on the waiting list, and work with Government to secure land in order to allow us to make timely and appropriate adjustments to the public rental housing production level according to the latest demand and supply in the rolling five-year public housing construction programme.
 
We understand that effectively managing the demand and supply for public rental housing is not an easy task, but as the US President John F Kennedy said: "we must face up to problems which do not lend themselves to easy or quick or permanent solutions". And here, I would like to give you a slight interlude. I think Frank Sinatra said it really quite well with the words in his song The Impossible Dream.
 
Income, asset limits adjusted
Michael Choi and Lam Chui-lin expressed concern about the impact of the statutory minimum wage on our waiting list income and assets limits. I want to assure them that we do have a very systematic and effective mechanism to derive the income limits, and we will review them annually.
 
This year, we took note of the uncertainties arising from possible changes in the economic environment, including the rising prices and the introduction of statutory minimum wage.
 
Thus, as I said, we have provided a bigger buffer for low-income families when applying for public rental housing by enhancing the contingency provision in our formula from 5% to 15%.
 
In the long run, with the implementation of statutory minimum wage, the income of workers is expected to increase, and this will bring about changes in the expenditure level, which will be reflected in future through the expenditure-based methodology we use to set the waiting list income limits.
 
Steady flat supply
As I said earlier, I am confident that our production of new public rental housing flats over the next few years will achieve the 15,000 annual target on average. Why am I so confident? The reason is that the Housing Authority has been producing new public rental housing flats in a carefully planned manner to cater for the need for public rental housing.
 
One illustration of our careful planning is the five-year rolling public housing construction programme which helps us with our forward planning of the public rental housing production.
 
According to our latest rolling public housing construction programme for the five years starting from the year 2011-12, we anticipate that new production in the coming five years will be about 75,000 flats, meaning an average annual production of about 15,000 units.
 
This public rental housing production volume, coupled with flats expected to be recovered from existing tenants who move out due to various reasons, should ensure that the target of maintaining the average waiting time for general applicants at around three years will be met.
 
Land supply monitored
Many members expressed concern about the need to ensure that there is an adequate supply of land for new public rental housing developments. In fact, there is an established internal coordinating mechanism within the Government which operates through different committees to monitor land supply for public housing.
 
As I indicated earlier, my colleagues and I will continue our efforts to liaise closely with the concerned policy bureaus, Government departments, District Councils and local communities to identify suitable sites in different parts of the territory for public rental housing development.
 
To maximise the production, we will consider all suitable sites, regardless of their sizes, for public rental housing development under the principle of optimal utilisation of land resources, cost-effectiveness and sustainable development.
 
Apart from the joint efforts among various Government departments, local communities also play an important part in our public rental housing developments. Among our Housing Authority members, I know that many of you are actively engaged in district issues, in particular those of you who are members of the District Councils.
 
I really appeal to you for your support at the local level to assist in our approach in District Councils on public rental housing developments. This is very important.
 
Apart from developing public rental housing on new land, I believe it is only right to look at our own resources to ensure the optimum use of the development potential of existing aged public rental housing estates. I have asked my colleagues to look into this and advise me on the options. Of course, we will consult members if we feel there is a suitable project to take forward.
 
Community engagement
Before I move on, I would like to respond to Yeung Sin-hung's concern on the existing consultation mechanism on our development programme. We understand that the local community may have concerns over the impact of our proposed public rental housing developments in their neighbourhood. Therefore, we endeavour to engage the local community early in the planning and design of our new estates.
 
We believe this is the best way to help us identify and address local worries. For large scale public rental housing developments, we now have a system to hold community workshops to collect views from local residents in addition to the formal consultation with District Councils.
 
In 2010-11, we organised community engagement workshops with stakeholders on the public rental housing developments at Anderson Road, Sau Mau Ping, Kwai Shing East Block 12 Redevelopment and Tseung Kwan O Area 65B respectively.
 
I want to assure you that we value the views of the local community, since time and time again the views we have collected have helped us improve the development of our public rental housing estates as well as neighbouring areas.
 
We wish to see more participation by the public so that we can provide public rental housing tenants with a better living environment. The estate management advisory committee is exactly the right platform to achieve the purpose. With the cooperation of the estate management advisory committees and non-governmental organisations, the spirit of good neighbours and harmony within the estates are greatly enhanced. I wish to take this opportunity to express thanks to each and every member of the estate management advisory committees.
 
Rational use of resources
Public rental housing is the most basic form of subsidised housing, providing safe, simple and decent accommodation for some 2 million people. I feel Hong Kong should be very proud of what the public rental housing programme has achieved since the 1950s.
 
Over the years, many millions of people in Hong Kong have lived in public rental housing at some time or another. This most basic of accommodation has nurtured so many successful figures who are now pillars of our society. But the challenges continue.
 
We have to make sure that public rental housing are allocated rationally to those with the most pressing housing needs. I am of course always delighted to hear stories of our tenants successfully improving their lives and financial status while living in public rental housing, but those who do succeed must accept that there comes a time when others, less fortunate than them, should be given the same chance.
 
It is only fair that those no longer meeting the income and asset limit for public rental housing should move out to allow us to reallocate the limited public housing resources to others with more urgent needs.
 
Under the housing subsidy policy, tenants who have been living in public rental housing flats for 10 years are required to declare their incomes and thereafter every two years. Those with a household income exceeding the prescribed income limits are required to pay 1.5 times or double net rent plus rates.
 
What's more, double rent paying households are required to declare their assets biennially under the policy on safeguarding rational allocation of public housing resources to determine their eligibility to continue to stay in public rental housing.
 
Tackling abuse
Though the long-established well-off tenants' policy is working effectively, I agree with the Honourable Vincent Fang that we should step up inspections to check on the continued eligibility of sitting tenants.
 
This will allow us to ensure that public rental housing flats are allocated to families which have genuine and pressing needs. Indeed, we have established procedures that allow us to tackle this issue.
 
As the Director of Housing, I will not sit back and let our limited and precious public housing resources be abused. In fact, the Housing Department has adopted a three-pronged approach to ensure the rational utilisation of public housing resources.
 
First, our estate offices will take preventive measures through conducting biennial inspections to all public housing flats and through their day-to-day handling of tenancy matters.
 
Second, we have a team dedicated to conduct income and asset checks on some 5,000 randomly selected and suspected cases annually. They will review the income and assets declarations made by these public rental housing tenants, so as to determine their continued eligibility for subsidised housing.
 
Third, we have launched a series of publicity programmes, and undertaken outreaching activities and publicity, to help raise public awareness of the need to look after public housing resources.
 
What is more, to follow up on the announcement made by the Chief Executive in his Policy Address last year, we stepped up checks on declarations by conducting a one-off special exercise to cover an extra 5,000 cases from last November to this April.
 
Together with the usual number of random checks, a total of some 10,400 declarations were examined last year. In 2010-11, about 10,000 public rental housing flats were recovered for re-allocation from sitting tenants who no longer required subsidies due to various reasons such as moving to their own private accommodation. This is indeed a good achievement but we must continue our efforts.
 
Under-occupation of flats
Apart from tenancy abuse, under-occupation is another area in which we need to work hard to ensure better allocation of flats. At this stage, we have identified some 3,000 serious under-occupation cases and we have been tackling them in batches over two years starting from last November.
 
I want to give a clear assurance that we will deal with this issue sensitively by adopting a people-oriented approach. There are incentives available for those willing to move to suitable-sized flats. They will also be given up to four housing offers in their existing estates or estates in the same District Council constituency.
 
Another important source of surrendered flats is those units given up by tenants who purchase flats in the home ownership scheme secondary market.
 
In 2010, the Housing Authority implemented several measures to revitalise the home ownership scheme secondary market, including the premium loan guarantee scheme launched by the Hong Kong Mortgage Corporation, extension of the mortgage default guarantee period for home ownership scheme buyers to 30 years, and streamlining of administrative arrangements as well as enhancing publicity.
 
We are closely monitoring the effect of these measures.
 
Enhancing quality of life
While we devote considerable effort to building new public rental housing estates, we also pay full attention to measures that could help improve the environment of our existing estates so as to enhance the quality of life of our tenants.
 
We have three major programmes in this area, namely the comprehensive structural investigation programme, estate improvement programme and total maintenance scheme.
 
Using these programmes we have been able to identify areas for maintenance, upgrading and improvement in existing estates. These programmes are well established and of course are familiar to members and the public. Today, I am just going to take a couple of minutes to briefly report to you on the latest position.
 
Structural investigation
Starting with the comprehensive structural investigation programme, we launched the comprehensive structural investigation programme in 2005 to look into the structural conditions of our buildings which are aged 40 years or more to ascertain whether they remain structurally safe and cost-effective to keep. In the past six years, we have completed investigations into 15 aged estates.
 
A major challenge we face in comprehensive structural investigation programme is to conduct major repairs with tenants in situ. To alleviate the problem, we have adopted an award-winning hydro-scarification and multi-pulse sequencing system that has helped reduce drastically the noise and dust impact on our tenants.
 
This has been very well received by the community and given recognition from the industry. Indeed, I am proud to be able to report that this initiative won a meritorious award of the Civil Services Outstanding Service Award Scheme 2011, the Team Award in the General Public Service as well as two awards in the Award for Excellence in Concrete Repair 2011 of the Hong Kong Concrete Repair Association. Congratulations to all involved.
 
Estate improvement
The estate improvement programme could be seen as a twin brother of comprehensive structural investigation programme. When the building health check under the comprehensive structural investigation programme has been completed in an estate and the buildings are found to be structurally safe and cost-effective to keep, a programme of improvements will be drawn up.
 
This is intended to lengthen the useful life of our public rental housing units and cater for the changing needs of our tenants in a systematic and people-oriented manner. We take the opportunity to bring the provisions and amenities closer to the standard of new estates, including redecoration of common areas, adding greening, providing additional lifts and escalators where possible, and rejuvenating estate common areas.
 
The estate improvement programme projects undertaken so far have been welcomed by the tenants concerned. And again, I am delighted to be able to report that under the theme of green, lively and barrier-free, the estate improvement programme results undertaken in Choi Hung Estate won the Merit Award of the Green Building Award in 2010 from the Hong Kong Green Building Council.
 
Total maintenance
The third element of our effort in this area is the total maintenance scheme. The first five-year cycle of the total maintenance scheme was completed in early 2011, during which time we inspected flats in 177 public rental housing estates. This proactive and comprehensive scheme aims to address tenants' home maintenance needs and received a very positive response.
 
We are embarking on the second cycle of the scheme. Beginning this year, we will put more effort to focus on health and safety issues during the inspections, echoing the Government's recent initiatives to enhance building safety.
 
Our work is not limited, however, to structural and interior improvements to the estates. Apart from the three programmes I have described, we also have an environment policy in place to promote healthy living and a green environment. Under this policy, we have implemented various environmental management strategies including greening and recycling.
 
High greening ratio
We understand that our tenants would like to have an attractive environment within their estate area. To this end, we endeavour to provide a high greening ratio in all estates by adding as much vegetation and green surfaces as possible. Indeed, we are committed to plant at least one tree for every 15 flats in public rental housing projects.
 
We use rooftop greening, we install vertical green panels on the external walls of public facilities and we have introduced community planting to enhance neighbourliness.
 
As part of our community programme, the "action seedling" programme has been introduced to engage tenants, contractors and the local community in greening activities at the construction stage of our new estates. Seedling plants are given out to participants who will nurture the plants at home so they are fit for transplanting into the planters of the new estates.
 
Another initiative that seems to be rather popular is the community farm. Where space is available, we will allow tenants to cultivate their own vegetable plots. I can say I've been out to see the results in some estates. That is really spectacular. Vegetables are huge.
 
Besides our greening programme in the new estates, there is also an annual greening programme for the existing estate involving estate management advisory committees. We have carried out landscape improvement work in 18 estates and have established thematic gardens in two estates.
 
The colourful Rainbow Garden in Choi Hung Estate and the Love Garden in Yau Oi Estate were successfully completed last year and really are a lovely addition to these older areas. Those are really very attractive. Next time when you are around, have a look.
 
Waste reduction
Another important aspect of our environment policy is to promote recycling. To support Government's policy of reducing domestic waste and increasing the recycling rate, we have promoted the collection of domestic recyclable waste in public rental housing estates.
 
Collection counters have been set up for tenants to deposit waste paper, plastic bottles and aluminium cans, with incentive schemes organised by our cleansing contractors and property-management agents.
 
We launched a pilot scheme on glass bottles recycling in December last year in collaboration with the Environmental Protection Department in six public rental housing estates in East Kowloon. We are monitoring the outcome of this scheme before deciding whether or not to extend it to all our estates.
 
Marine mud treated
One major new initiative in this field is the pioneering green treatment process for marine mud, which has been used in the construction of the Kai Tak Site 1A project.We have successfully stabilised and reused as backfill all 12,000 cubic metres of marine mud excavated from the site instead of disposing of the mud to landfill or other dumping sites as would be the usual practice.
 
The green initiative not only has converted the waste into a safe environmentally friendly earth-filling material, but has also saved millions of dollars. The Environmental Protection Department has been impressed by the achievement of this green initiative and has urged the industry generally to follow suit.
 
We are very happy with the outcome of this innovation and have shared our experience with other government departments and the industry. I can say that we will continue to seek opportunities for the use of such innovative techniques.
 
As part of our commitment to improve the environmental standards in the provision of public housing and related services, last September the Housing Department implemented an environmental management system.
 
We have obtained ISO 14001 certification for all the planned maintenance and improvement works together with property management services as a pilot scheme in three selected estates in May. With this success, I am happy to report to you that we are now planning to extend in phases the certification to the property management of the rest of our public rental housing estates.
 
Barrier-free facilities
Other than making improvements to the living environment generally, we also keep in mind the special needs of some of our tenants. I am pleased to say that in the Housing Department, there is a long-standing commitment to provide barrier-free access for people of all ages and abilities.
 
Since 2002, we have implemented the concept of universal design in the design of new public rental housing estates to provide a harmonious living environment for people of all ages, abilities, and to allow for ageing in place.
 
We are also implementing improvement works in our existing properties, including public rental housing estates, commercial centres and car parks to meet the standards stipulated in the Design Manual: Barrier Free Access 2008.
 
To facilitate persons with disabilities residing in public rental housing, we provide a range of assistance depending on these individual needs, including special flat allocation and hardware support.
 
On the hardware side, as you can see we will carry out the necessary conversion works to flats allocated to persons with disabilities in response to the specific needs of each individual, and bear the cost of such works.
 
Conversion works typically include the provision of ramps at the flat entrance, replacement of bath tubs with shower trays, installation of grab rails in the bathrooms and ensuring that there are level floors throughout the flat.
 
As an additional measure, since this February, we have introduced a practice under which wheelchair users and their occupational therapists or physiotherapists are invited to a joint site inspection at the flats concerned before allocation, in order to decide whether modifications of the facilities in the flats are required.
 
We will only proceed with flat allocation upon confirmation that the required modification in the flat concerned is feasible. I believe, by working with professionals in the field, we can make a real difference to the lives of people living with disabilities.
 
R&D key
The use of technology is important in our construction and enhancement projects. When I joined the Housing Department, I was absolutely delighted to learn how we are actively engaged in research and development.
 
Colleagues are constantly searching for new ways to increase efficiency in our construction works. I am proud to be able to say that the Housing Department has been a pioneer not only in the building industry, but also in the maintenance and housing management fields.
 
There is a Chinese saying: "Though already at the tip of a 100-foot bamboo, there is still room for further growth."
 
Awards magnet
It is our persistent search for excellence that enables us to lead the industry in many aspects and earn numerous awards for the outstanding achievement of our colleagues. I share the view that we should try to get more publicity about our achievements. Hence my rather blatant use of this speech to share some of the results of our ongoing R&D.
 
To begin with, allow me to mention that we won a total of 46 awards last year. These awards covered a wide range of areas including design, environment, information technology, site safety and many, many more.
 
I am particularly proud of the redevelopment of Upper Ngau Tau Kok Estate Phase 2 & 3, as this project has won us numerous awards such as a Grand Award of the residential category of the Quality Building Award 2010 jointly organised by nine professional organisations in Hong Kong, a Commendation Award from the Structural Excellence Award organised by the Joint Structural Division of the Hong Kong Institution of Engineers and the Institution of Structural Engineers, as well as a three-Star Rating from the China Green Building Council.
 
I will not go into great detail about the awards, as there are so many of them and I could not possibly list them all in a short period of time. Suffice to say that I am really delighted for those colleagues whose work has been recognised. Well done to you all!
 
Innovative prefab tech
I came across a video on Volkswagen's Fun Theory I want to share with you to show how fun can change behaviour.
 
I described earlier initiatives taken by my estate management colleagues. Well, I can also point to the outstanding work being undertaken by my colleagues in the development and construction division as well since they have introduced new construction technology in our projects.
 
We have been continuing to advance and implement innovative prefabrication technology in our projects to benefit from better built quality, economy of scale, site safety, speed of construction, sustainability and of course to help alleviate labour shortage in a tight market situation.
 
Following the successful use of elements of volumetric precast construction in the redevelopment of Kwai Chung flatted factory, we are now using volumetric precast bathrooms and kitchens at the Kai Tak project, paving the way for the mandatory application of this approach in other projects.
 
With the adoption of a modular flat design, we have re-introduced the use of standardised precast facades and semi-precast floor slabs in our projects. We have also introduced the use of fabric reinforcement in our semi-precast floor slabs.
 
This innovation allows the use of precast components in the customisation of site-specific blocks. We will also introduce the use of site-specific precast water tanks as far as possible on the ground floor in new projects to improve built quality and to speed up the construction process.
 
Winning estate
Despite what I said earlier about not going into detail about award-winning projects, I am going to highlight our work at Choi Wan Road. This won a Commendation Award in the Structural Excellence Award organised by the Joint Structural Division of The Hong Kong Institution of Engineers and the Institution of Structural Engineers.
 
March 28, 2011 was a day to remember, as it marked the completion of the last construction phase of Choi Wan Road public housing development, comprising Choi Ying, Choi Fuk and Choi Tak Estates.
 
We have successfully transformed the abandoned quarry site to provide 13,000 homes for over 35,000 people in the three public rental housing estates. With care in planning and design, this public housing development has quickly built a strong sense of community, set within a green, natural environment, with excellent pedestrian links giving easy access to facilities and green space.
 
We carried out extensive environmental studies during the design stage to ensure that the overall development is in harmony with the environment. We also took into consideration other important design considerations like maintaining view corridors and wind passages to the adjacent developments.
 
The distinctive colours featuring sky, earth and trees for the three estates blend the developments with their surroundings while maintaining individual identities of each estate. All in all, this project really does symbolise all that is good about the Housing Authority's approach to public rental housing construction.
 
People-oriented efforts
The Housing Department is a people-oriented department, and all our activities are connected to people. After focusing at some length on the hardware side of our efforts, I would like to share with you the efforts we have made in respect to our people strategy.
 
We understand that the housing requirements of our tenants may change over time as their life circumstance change. In recognition of this, we have put in place various Schemes to meet their needs.
 
Overcrowding is a problem that we have to deal with if we are to provide affordable and decent rental accommodation for our tenants. The annual exercises for territory-wide overcrowding relief and the living space improvement transfer scheme launched in 2010-11 resulted in 1,856 households being successfully transferred to larger flats last year.
 
The total number of overcrowded households was further reduced to 3,227 by the end of this March, representing just 0.47% of the total public rental housing households, which was within our key performance indicator of below 0.6%. We will continue our efforts to address the needs of our larger families.
 
Enhancing management
As you know, other than our residential properties, the Housing Department manages a substantial portfolio of commercial properties, including car parks, retail premises and flatted factories. It is a challenge to look after such a diverse portfolio.
 
I thank the Honourable Alan Leong for his valuable suggestions on how we can increase the competitiveness of our commercial properties and better suit our tenants' needs.
 
At present, the focus of our work and efforts in the management of commercial properties is to enhance the effective use and attractiveness of commercial properties. With the continuous growth of the local economy, we have accorded priority to enhance the business potential of our commercial properties and reduce the vacancy rate through re-designation of trade mix and conversion of unpopular retail premises and surplus parking spaces into other better uses.
 
Rolling yearly promotional programmes, both seasonal and ad-hoc, have also been launched and have been generally welcomed by commercial tenants.
 
Of course, we don't just deal with the old stock of commercial premises. We are all very excited about our brand new regional shopping centre in Kowloon East. The "Domain" is the first and largest premium thematic mall specifically created by the Housing Authority. Our wish is to offer the ultimate in a market-driven and comfortable lifestyle environment for shoppers.
 
I want to take this opportunity to thank all members of the commercial properties committee, particularly the chairman Andrew Chan, as well as my colleagues, for their advice and hard work which I am sure will make this innovative project a new attraction in that part of Kowloon East.
 
Healthy criticism
Unfortunately I do not just have good news to report. As members are aware, the Director of Audit recently carried out an investigation into our management of non-domestic facilities. While recognising that we do work hard to ensure the effective management of these facilities, the review has uncovered some issues that we need to address.
 
Among these, we were criticised for lax enforcement of guidelines on the misuse of our non-domestic premises. My favourite author, Winston Churchill once wrote "Criticism may not be agreeable, but it is necessary. It fulfils the same function as pain in the human body. It calls attention to an unhealthy state of things."
 
I have already instructed my colleagues to strictly follow guidelines in the management of commercial premises to step up their work to tackle abuse so that we can ensure the proper use of all our resources. 
 
As I said at the beginning of my speech, I place a premium on communication with our members, colleagues, sitting and prospective tenants, and of course the general public. However, communication can be a challenge when managing a department as complex and diverse as the Housing Department.
 
We have to constantly think of new ways to further enhance our communication networks. We have to make sure lines of communication remain open and active, allowing communities and individuals to express and share their opinions, and to interact with us. In the past year, we have introduced several new initiatives to enhance our existing communication network.
 
Enhancing communication
To enhance communication with the public and to publicise our policies and initiatives, we have traditionally used press statements, media interviews, newsletters, posters, brochures, leaflets, e-publications, radio promos, videos, as well as the Housing Channel broadcast through LCD monitors installed in the ground floor lobbies of public housing blocks.
 
We also organise a wide range of community activities to encourage tenants to care for the community and cherish their living environment. Our Exhibition Centre, located in Block 3 of our headquarters, is a handy and convenient venue for us to showcase the work of the Housing Authority.
 
Many tours and briefings are arranged there for our visitors, both local and those from all over the world. We will, of course, continue to use these traditional channels. But in this electronic age, we also need to have a strong presence on the World Wide Web.
 
Website enhanced
Ensuring that the public and our clients have easy access to information about the policies and work of this department is very important. The Housing Authority/Housing Department website plays a key role in achieving this goal.
 
The site currently contains over 20,000 individual items of content in three languages including English, Traditional Chinese and Simplified Chinese, and recorded on average 7 million hits a month in 2010.
 
We have tried to make the website highly accessible and user friendly. I am pleased to report that our effort has been duly recognised. In 2010, our website was awarded a Jade prize at the Web Care Award organised by the Internet Professional Association in Hong Kong.
 
But what we have today is probably not good enough and we will not stop there. We have embarked upon a comprehensive revamp of the website. We intend to streamline the content structure, improve navigation, incorporate the latest accessibility features, and add useful tools and functions such as an eligibility checker for public rental housing applicants and a user-centric task prompter under a prominent label "I want to... " to enable users to find information easier and quicker.
 
The revamped site will be launched in September.
 
Embracing social networks
The public housing programme has been a significant part of Hong Kong's recent history. Millions of people have lived in public rental housing over the years. It is no exaggeration to say that almost everyone in Hong Kong is connected with someone who has previously or is now living in public housing estates.
 
Public housing is our shared heritage, our shared memory. In recognition of this, at the end of October last year we launched an official Facebook page entitled "Public Housing Vistas". People now have a virtual meeting place to share pictures and memories of their lives in our public housing estates.
 
The response so far has been very positive. The page has quickly become a cherished resource for many. As at mid-June, the page has attracted over 2,200 fans. I am not sure if any of you are among the fans but if you have not had a chance to visit the page, I hope you will do so, and why not add your own memory for others to enjoy?
 
Director's blog
In addition, to foster interaction with our tenants, colleagues and the public at large, I started a blog last December. Through regular postings on the blog, I set out my thoughts and ideas on housing and other issues.
 
Although I will not be able to respond to each and every comment, I am fully briefed on the feedback I receive. All issues raised in my blog will be followed up by my colleagues as appropriate. I want to stress I want this to be a dialogue not a monologue so I hope readers will respond, comment and even suggest issues for me to address.
 
In order to make it more convenient for applicants to complete the public rental housing application form, we have recently launched a new form which we believe is more user-friendly. Starting from May 31 this year, the new form can be downloaded from our website or the gov.HK website and it can be completed online.
 
In addition, we have also produced a new booklet containing information for applicants and a video to tell applicants how to complete the form to avoid delays in registration. Unfortunately at this stage it is still not possible to accept applications online although this is certainly something I would like to be able to do in future.
 
Staff are valuable assets
Last year I said that our employees are our most valuable assets. I feel this point is worth repeating. Since 2007, we have systematically collected feedback on a range of issues through staff opinion surveys. In response to the views expressed we have launched dedicated initiatives to address colleagues' concerns. From the feedback gathered in 2009, I am glad to see a significant advance in satisfaction scores in all key aspects.
 
This year, we shall continue our efforts through a staff engagement drive to sustain the positive momentum. For instance, one major initiative is the Care@Work workshop organised for all middle managers to equip and encourage them to better engage with the frontline colleagues under their care.
 
Classes have been very well received and, in the words of one participant, the workshop was an "eye and heart opening experience". Another major initiative to foster our core values is to share outstanding success stories of individual staff members or teams, and by delving into some of the interesting but lesser-known aspects of the Housing Authority's work.
 
Constant improvement
I hope I have given you a clear impression of how we are constantly trying to improve ourselves. Like Albert Einstein said, "Life is like riding a bicycle. To keep your balance you must keep moving". I promise you that we will keep moving forward in the years to come.
 
We will continue with our people-oriented approach in developing and managing public rental housing in order to create a quality living environment for our tenants. I like to get out and meet our tenants, contractors and colleagues and get a real buzz whenever I have the opportunity to do so.
 
More important, I learn something new every time I go out. In the year ahead, I will continue to try to maintain close contact with my colleagues, tenants, and the public through these various channels that I described.
 
Before I close, I would like to thank members again for all your unfailing support and generous opinion. I am reminded that Eric Hoffer once said, "In a time of drastic change, it is the learners who inherit the future. The learned usually find themselves equipped to live in a world that no longer exists."
 
My colleagues and I will take your recommendations seriously as always. And I look forward to working with you in the year ahead. Don't forget - we are all in the same boat and need to pull together to achieve results. Thank you very much.
 
Director of Housing Duncan Pescod gave these remarks at the Housing Authority open meeting.