the Study Area - Hung Shui Kiu New Development Area Planning ...

Agreement No. CE 2/2011 (CE)
Hung Shui Kiu New Development Area
Planning and Engineering Study
Executive Summary of
Baseline Update and Review of Key Issues Report
1 INTRODUCTION
1.1 The purpose of this report is to update the baseline profile of the Study Area (the Study
Area) of Hung Shui Kiu New Development Area (HSK NDA), to identify the current
capacities, shortfalls, provision of the various Government, Institutional or Community (G/IC)
facilities and infrastructure projects including transport, sewerage, drainage, water supply
and utilities services, to broadly review the key issues identified in the previous Planning
and Development Study on North West New Territories (NWNT Study) and the on-going
NENT NDAs Planning and Engineering Study, to stock-take and review the key changes in
circumstance since the completion of NWNT Study that may have implications on the HSK
NDA development so as to facilitate the subsequent investigation.
1.2 The baseline profile will be updated in respect of the current land use, planning, urban
design, air ventilation, social, economic, transport, infrastructure, environment, ecology,
geotechnical, cultural heritage, landscape and visual, and land holding and administrative
aspects.
2 PREVIOUS NWNT STUDY AND CHANGING CIRCUMSTANCES
2.1 Under the previous NWNT Study, a total developable area of approximately 451ha in HSK
was proposed as Strategic Growth Area (SGA). It was envisaged that upon full
development, the planned area would accommodate a total population of 160,000 and
employment of 48,000, while maximum plot ratio of 7.5 was adopted. Moreover, a total of
40,000 new flats would be provided with housing mix of 60 (public) : 40 (private)
percentages.
Changing Circumstances
2.2 Since the completion of NWNT Study in 2003, significant changes of circumstance have
occurred and will be taken into consideration in the Study of HSK NDA:
• West Rail Line has been in operation since 2003;
• New infrastructure commitments including, Hong Kong-Zhuhai-Macao Bridge, Tuen
Mun-Chek Lap Kok Link and Tuen Mun Western Bypass;
• Rising concern over the quality and sustainability of the built environment;
• Promotion of low Carbon Economy; and
• Short supply of lands for housing and significant rise of property prices.
3 PLANNING CONTEXT
Strategic Location
3.1 The development of HSK NDA, located at a strategic location provides an opportunity to
mirror the future development of Hong Kong with that of Shenzhen and to cement a
convergence in their respective economic development.
Existing Land Uses and Statutory Planning Framework
3.2 A wide range of land uses including residential, port back-up/open storage uses, villages,
commercial, open space, industrial, agriculture and G/IC uses, etc. are located within the
Study Area at present. The current Study Area is predominantly characterized by housing of
low to high densities.
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Agreement No. CE 2/2011 (CE)
Hung Shui Kiu New Development Area
Planning and Engineering Study
Executive Summary of
Baseline Update and Review of Key Issues Report
3.3 Through examining the existing land uses within HSK NDA, it is revealed that there is
flexibility in terms of permitted land uses in various land use zonings, but the intentions of
the current Outline Zoning Plans within the NDA are not all being realized.
Port Back-up (PBU) and Open Storage (OS) uses
3.4 A review of the port development studies and forecasts and an analysis of the available
statistical information regarding the territorial-wide port container activities and cross
boundary cargo trends help to ascertain the likely future situation in Hong Kong and most
importantly, the extent of change may occur within the HSK NDA for PBU uses.
3.5 The increase of operational cost in Hong Kong Port (HKP) and the difference in quality
services between HKP and other competing ports, in particular the ports in the delta region
of mainland, are affecting the HKP competitiveness. According to the Hong Kong 2030:
Planning Vision and Strategy, the long term focus in Hong Kong is to provide high-end
logistic services.
4 SOCIO – ECONOMIC CONDITIONS
4.1 The following key issues about the socio-economic characteristics of the Study Area and its
Environs are identified:
• A significant preponderance of the younger age cohort and a lower median age than
the entire Hong Kong SAR median;
• The population densities within the tentative boundary of HSK NDA is much lower
when comparing with Tin Shui Wai New Town;
• The average monthly household income is HKD 15,000 which is lower than the
average monthly income of HKD17,250 by territory;
• 60% of the total household quarters are the public rental flats in Tin Shui Wai New
Town as compared with 31% of total household quarters in the territory;
• About 33.2% of working population works in Community, Social and Personal
Services sector which is higher than 26.9% for the territory; about 26.9% works in the
Wholesale, Retail, Import/Export Trades, Restaurants and Hostel sector lower than
27.2% for the territory; about 9% works in Construction section sector higher than
6.8% for the territory; about 15.7% worked in Transport, Storage and
Communications sector higher than 11.6% for the territory; 12.8% works in the
Financing, Insurance, Real Estate and Business sector lower than 17% for the
territory.
• Only about 9.9% and 3.8% of working population living in the Study Area and Tin
Shui Wai New Town respectively work in their own district comparing with 28.2% for
the territory, which indicates the employment opportunities within these areas are less
than others.
• About 34.3%, 15.5% and 10.8% of working population works across New Territories,
Kowloon and Hong Kong Island respectively.
5 LAND
5.1 There are several significant existing land uses in HSK NDA and they are predominantly
village type development, squatter structures, PBU/OS uses and agricultural lands.
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Agreement No. CE 2/2011 (CE)
Hung Shui Kiu New Development Area
Planning and Engineering Study
Executive Summary of
Baseline Update and Review of Key Issues Report
5.2 The village type development areas occupy about 162.3 ha of land which accounts for
about 20% of the total area of HSK NDA. There are approximately 190 ha existing PBU/OS
uses.
5.3 Within the tentative boundary of HSK NDA with total land area of 790 ha, areas of
Government Land and private land are 281 ha and 509 ha respectively which account for
36% and 64% respectively.
5.4 Significant numbers of recognized Tso and Tong land are found in HSK NDA. Private
transaction of this type of lands is usually difficult due to the stringent requirements set out
in the New Territories Ordinance.
6 URBAN DESIGN
6.1 The broad urban design character and existing urban context within the Study Area at a
regional and local level were examined to provide a comprehensive understanding of the
key urban design characteristics.
6.2 A number of specified character areas were identified and delineated across the entire
Study Area. The Character Areas provide an avenue to formulate the approach to planning
and urban design at later stages of the assignment.
6.3 According to the analysis, some major physical and environmental constraints are identified:
• The presence of major road and rail transport infrastructure (inclusive of future
planned road and rail infrastructure);
• The environmental impact of transport infrastructure;
• The presence of large drainage corridors; and
• The juxtaposition of village type morphology set against that of high, medium, and
low-rise contemporary residential development.
6.4 Principal opportunities pertaining to the Study Area include:
• Existing high-level development penetrated with small knolls and hillock can provide
topographic variety;
• Large scale hill features located around the perimeter of HSK NDA can serve as
visual reference points and features;
• The component parts of the Study Area have a number of diverse characteristics that
can be exploited to create variety and uniqueness; and
• Possible future HSK station development provides the possibility of creating a strong
development node.
7 AIR VENTILATION
7.1 The HSK NDA is open exposure to the north provided by Deep Bay. Some diminishing in
wind speed is expected from the south and southwest due to the present of mountains at
Tai Lam Country Park and Yuen Tau Shan. Kai Kung Leng may also have a moderating
effect on easterly winds approaching to HSK NDA.
7.2 Existing buildings in Tin Shui Wai New Town are likely to create some local shielding effect
on east winds approaching to the northern part of the Study Area and on north-easterly
winds approaching to the southern part of the Study Area.
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Agreement No. CE 2/2011 (CE)
Hung Shui Kiu New Development Area
Planning and Engineering Study
Executive Summary of
Baseline Update and Review of Key Issues Report
7.3 Tin Shui Road, Tin Yiu Road, Tin Shing Road and Tin Wah Road are entrances of
potentially air paths of Tin Shui Wai New Town, it should be remained open to provide the
area with sufficient natural ventilation.
8 TRAFFIC AND TRANSPORT
8.1 Comprehensive highway and railway networks exist within the Study Area which include
Yuen Long Highway and Kong Sham Western Highway (KSWH), Castle Peak Road, Hung
Tin Road, West Rail Line and Light Rail Transit.
8.2 The capacity constraints of key external roads including KSWH, Tuen Mun Road, Castle
Peak Road, Yuen Long Highway and Lam Tei Interchange will limit the development
intensity of HSK NDA.
8.3 Rail-based public transport should be adopted as the backbone of public transport service
for external trips of HSK NDA.
8.4 The cycling network shall link up major activity centres to promote cycling as an
environmental friendly transport mode within HSK NDA. Provision of park facilities for
bicycles at those major activity centres shall also be considered.
8.5 Creating a pleasant walking/cycling environment for pedestrians/cyclists will be a key
planning vision and principles in this Study. Pedestrianized streets and traffic calming
measures shall be considered.
9 ENVIRONMENT
Noise Impact
9.1 Major sources of noise are identified as following, and mitigation measures would be further
investigated:
Major road corridors connected with HSK NDA;
Existing West Rail Line and Light Rail Transit; and
Sewage treatment works, pumping stations, electricity sub-stations and industrial
establishment.
Air Quality
9.2 Existing air quality in the Study Area is seasonally affected by the industrial emissions from
the Guangdong Province. Local air quality is dominated by vehicular exhaust emissions
from the Yuen Long Highway, KSWH and Castle Peak Road as well as the scattered
industrial emissions in the area.
9.3 Environmentally Friendly Transport System to reduce the reliance on road traffic and
removal of existing Industrial-Residential interface problem should be considered during the
planning of HSK NDA.
Ecology
9.4 Within the Study Area, four sites of conservation importance were recorded including one
site zoned “Coastal Protection Area”, two sites zoned “Conservation Area” and the Ngau
Hom Shek Egretry site. All sites of conservation importance are unlikely to be directly
impacted by the development proposals as they are located outside the HSK NDA
boundary. However, they are probably affected by the increase of indirect disturbances. In
addition, the relatively valuable habitat, San Sang San Tsuen egretry, was also found within
the HSK NDA.
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Agreement No. CE 2/2011 (CE)
Hung Shui Kiu New Development Area
Planning and Engineering Study
Executive Summary of
Baseline Update and Review of Key Issues Report
9.5 The marine environment of Deep Bay could be affected by changes to the hydrology, flow
regime and water quality of watercourses connecting it and the HSK NDA.
9.6 Habitat loss can be avoided by retaining importing habitats wherever possible, particularly
woodland with mature trees that have been identified during previous studies.
9.7 Ecological survey/assessment will verify the presence and status of such habitats which will
further establish the ecological baseline conditions of the Study Area.
Land Contamination
9.8 Within the Study Area, there is potential for the presence of residues from small industries
or storage sites to create adverse impact.
9.9 Potentially contaminated sites have been identified. Preliminary site visits will be
undertaken for accessible sites to assess the likelihood of contamination. For inaccessible
sites, assessments will be undertaken following resumption of the land.
Waste
9.10 Existing solid waste generating from the area include domestic waste from village houses,
agricultural waste, commercial/industrial waste generated from port back-up and open
storage uses and chemical waste from vehicle breaking and repair operations.
9.11 Waste minimization during the development should be included as part of the
environmental management plan.
Landscape and Visual Impact
9.12 The Landscape Resources and Landscape Character Areas are identified through site visits
and desktop analysis.
9.13 As the HSK NDA is located on an expansive flat landscape plain, it is established that all
surrounding elevated visual sensitive receivers have distant sightlines with minimal visual
obstruction.
Freshwater
9.14 The water quality of the major watercourse in the Study Area, namely Tin Shui Wai Nullah,
Ngau Hom Sha Stream and Tuen Mun River, is monitored routinely by the Environmental
Protection Department.
9.15 The water quality of the Ngau Hom Sha Stream around the Lau Fau Shan area remained
good in 2010 as it achieved a 98% in Water Quality Objectives compliance and a ‘Good’
water quality index grading.
Marine Water
9.16 The watercourses at or near the Study Area would eventually run into the Inner Deep Bay.
The Deep Bay Water Control Zone has the poorest water quality in the territory with high
concentrations of organic and inorganic pollutants and low levels of dissolved oxygen.
Cultural Heritage
9.17 There are 7 declared monuments, 36 graded historic buildings, 14 known sites of
archaeological interest and 26 historical villages within the Study Area.
9.18 Demolition, dismantling, or relocation of the declared monuments and graded historic
buildings should be avoided. Among the identified historical villages, non-graded historic
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Agreement No. CE 2/2011 (CE)
Hung Shui Kiu New Development Area
Planning and Engineering Study
Executive Summary of
Baseline Update and Review of Key Issues Report
buildings are also present. These historic buildings contain certain historical and cultural
meaning and require further field studies to confirm their cultural heritage setting.
9.19 Archaeological Impact Assessment will be conducted during the EIA stage to ascertain the
impact on the known sites of archaeological interest and to identify any potential
archaeological areas.
10 GEOTECHNICAL CONDITIONS
10.1 According to available ground investigation information, the Study Area is underlain by
Marine Mud and Alluvial Clay with part of the area falls within the Scheduled Area No. 2
under Buildings Ordinance – Section 5. Detailed ground assessment shall be carried out at
an early stage to ascertain the existing ground conditions.
10.2 The deep bedrock, weak rock quality and cavernous condition may impose constraints to
construction. More sophisticated ground investigation works shall be carried out.
11 ENGINEERING INFRASTRUCUTURE
11.1 Major existing services infrastructure and facilities within Study Area include:
Ha Tsuen Sewage Pumping Station
San Wai Sewage Treatment Works
Yuen Long Fresh Water Service Reservoir
Tan Kwai Tsuen North Fresh Water Service Reservoir
Tan Kwai Tsuen South Fresh Water Service Reservoir
400kV Overhaul Power Supply Line
Key Infrastructural Issues
11.2 The proposed development in HSK NDA would have an impact on the NWNT sewerage
system and a number of facilities would need to be upgraded to serve the HSK NDA as well
as other areas in the NWNT.
11.3 Currently, fresh water is used for both potable and flushing use in the Study Area, and there
is no salt water supply system within HSK NDA.
11.4 In view of the shallow water depth and heavy sedimentation, it appears that Deep Bay is not
a feasible source of salt water supply, therefore other alternative source or effluent reuse for
flushing should be explored.
11.5 Necessity of upgrading the existing water supply system and the associated distribution
system, or provision of new water supply system including service reservoirs and pumping
stations should be considered to serve the HSK NDA.
11.6 The major utility undertakings will be closely liaised with for arrangement of utilities planning
and future implementation.
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