The revitalization of the Yau
Tong Bay brownfield site has been encouraged by Government under numerous
planning studies and its implementation has been largely established in the
Outline Zoning Plan. The bay, upon
completion not only satisfies the community needs for school, open space,
housing as introduced by Government, but also will bring back the brownfield
land for more environmentally friendly and non-polluting productive use. The Yau Tong Bay Development project was
initiated by a group of owners who hold significant interests in Yau Tong Bay
(YTB). The owners have joined
together to form a joint venture and have appointed Main Wealth Development Ltd
as the Project Manager for the proposed redevelopment.
In the past 20 years, a great
deal of attention has been given to the redevelopment of the Yau Tong Bay
area. On 17.6.1992, the then Governor directed the Town Planing Board to
expand the coverage of the draft Cha Kwo Ling, Yau Tong, Lei Yue Mun Outline
Zoning Plan to include Yau Tong Bay. Majority of the marine lot owners,
in response to the Government new planning intention, has subsequently agreed
to form the joint venture in cleaning up the dilapidated marine lots and
redeveloping the area into productive and more friendly land uses.
In recycling the dilapidated
bay for a sustainable new land use, high regards have been given to the
residential land use in the surrounding, the accessibility of
environmentally-friendly transit in the door step, the new criteria of
environmental protection as well as public expectation to early urban renewal
actions. It is highly essential to both Government and Community that
this environmentally damaging brownfield site is able to be recycled in a
timely manner, thereby removing the stigma of further contamination,
accelerated environmentally degradation and potential liability associated with
the bay area.
Broadly speaking, the
recommended engineering works and the refined development scheme as a result of
careful evaluation of options are able to accomplish and contribute to the
following major public benefits:
protects the healthy harbour;
aquatic habitat safeguarded;
eliminates further contamination
to land, sea and air;
incompatible and environmentally damaging uses;
land reserved for new community
and recreational facilities;
a public transport oriented
a healthful living environment;
use of public fill materials as
main source of fill;
sustainable layout design e.g.
school in less noise sensitive locations, step-height pattern, urban-design
sensitive construction program
to eliminate the industrial/residential interface;
environmentally friendly reclaimation
method without dredging.
Maunsell Consultants Asia Ltd.
have been commissioned by Main Wealth Development Ltd as the EIA Coordinator
for the Environmental Impact Assessment (EIA) Study of Yau Tong Bay
Development. A team of environmental
consultants are also appointed to undertake the EIA Study in order to assess
the potential environmental impacts during the construction and operation
phases of Yau Tong Bay Development.
The environmental team comprises of the following consultants:
CH2M Hill (China) Ltd.
David C Lee Surveyors Ltd.
Dennis Lau & Ng Chun Man
Architects & Engineers (H.K) Ltd
Maunsell Consultants Asia Ltd.
Management Consultants Ltd.
Maunsell Geotechnical Services
MVA Hong Kong Ltd.
Westwood Hong & Associates
The Environmental Impact
Assessment Study for Yau Tong Bay Development is divided into two packages,
namely, “Reclamation of Yau Tong Bay” and “Engineering Feasibility Study for
the Comprehensive Development at Yau Tong Bay” under the Study Brief No.
ESB-0010/1998 and ESB-0028/1999 respectively.
The first application for
approval of the EIA Report for Package 1 (EIA-046/2000) and Package 2
(EIA-048/2000) EIA Study were formally submitted under the EIA Ordinance on 25
July and 29 August 2000 respectively.
Both of the approval applications were unsuccessful because the EIA
reports did not meet the requirements of the EIA Study Brief and TM as advised
by the Director of Environmental Protection.
A series of discussions among
EPD, various government departments and the environmental consultants have been
made. Several working papers and
Draft Final EIA Report have been submitted to substantiate the assessment
results on the environmental impacts of the development to the environment.
Taking into account the comments from EPD on the previous submitted EIA
reports, this Final EIA report has been revised to include the assessment
results on the environmental impacts generated from all possible development
To proceed with the Yau Tong
Bay Development, the YTB will be reclaimed and the existing marine lots will be
amalgamated for the future Comprehensive Development Area (CDA) development.
The site is located in the
eastern side of Kowloon to the south of the Eastern Harbour Crossing and is in
an area of existing development. The site is bounded on the north and to the
east by Cha Kwo Ling Road and existing development, to the south by Ko Fai Road
and existing development and to the west by Victoria Harbour. Figure 1
shows the location of the existing Yau Tong Bay.
The proposed reclamation site
is significantly zoned as Comprehensive Development Area (CDA) on the current
Cha Kwo Ling, Yau Tong, Lei Yue Mun Outline Zoning Plan No. S/K/15/13 (Figure 4).
At present, the current CDA zone at Yau Tong Bay covers a total area of
about 17.4 ha for accommodating 18,000 persons. In the proposed Yau Tong Bay CDA which
was endorsed by Town Planning Board in December 1998, the population of the
development is about 39,000 persons.
The extent of Yau Tong Bay
reclamation will be changed with the alignment of the proposed Western Coast
Road (WCR). As advised by Territory
Development Department, there are two different options on the alignment of the
WCR – Coastal Option and Tunnel Option.
Corresponding to these two alignment options, two different reclamation
options, Full Reclamation and Minimised Reclamation are proposed in the EIA
report respectively. There is still
no final decision on which alignment to be adopted for the WCR.
In the WCR – Coastal Option,
the viaduct of WCR will be built at the waterfront of Yau Tong Bay. It is recommended to extend the limit of
YTB reclamation such that the viaduct foundation of the WCR could be
constructed on land rather than an expensive marine structure construction
originally proposed by the consultant of TDD. In addition, the extra-reclaimed land
can provide a continuous waterfront promenade as recommended by the government. This reclamation option is named Full
Reclamation and the area of YTB reclamation is about 18 hectares.
Tunnel Option is an alternative
alignment for the WCR. The
occurrence of this option was due to the strong objection from the public on
the proposed coastal option of the WCR.
The tunnel alignment of the WCR runs from Tseung Kwan O to South East
Kowloon via an inland tunnel instead of running along the existing coastline. As such, the additional reclamation at
the mouth of YTB for the foundation of the coastal option of WCR to be built on
will be no longer required. Under
the provision of the Protection of the Harbour Ordinances, the Harbour is to be
protected and preserved as a special public asset and a natural heritage and
there shall be a presumption against reclamation in the Harbour. The area of YTB reclamation was reviewed
and subsequently reduced. For
Tunnel Option of WCR, Minimised Reclamation is proposed for YTB reclamation and
the area of reclamation is reduced to about 12 hectares. The two reclamation options are shown in
Figure 2 and Figure
With due consideration of the
environmental impacts caused by reclamation to the harbour, a more
environmental friendly reclamation method and construction sequence among other
possible alternatives are recommended for the proposed reclamation. As the release of contaminants in the
seabed could not be avoided during the process of dredging, and treatment and
disposal of both contaminated and uncontaminated dredged marine sediment will
create another environmental impacts, the reduced amount of dredging can
minimize the adverse impact caused by dredging. “Drained” reclamation method is proposed
for general reclamation area in order to expedite the rate of settlement. By this method, except the dredging of
soft marine deposit for the foundation of new seawall and the proposed box
culverts, which is considered essential in engineering points of view, no
additional dredging of marine sediment will be required.
Apart from this reclamation
method, the construction sequence is carefully designed in order to minimize
the adverse environmental impacts arising from reclamation. The existing stormwater culvert will be
diverted to the harbour by a temporary channel such that the discharge will not
enter into the reclamation site.
The permanent seawalls, which will be built prior to the bulk filling,
together with the existing seawall and the temporary diversion channel will
enclose the entire reclamation site, preventing the dispersal of fill material
to the harbour.
In order to alleviate the acute
shortage of filling capacity to minimize the need of new public dump site and
to help extend the existing land fill life in Hong Kong, except the use of
rockfill for the foundation of new seawall and sandfill for the drainage
blanket to be overlay directly onto the marine deposit, it is recommended to
maximize the use of public filling material for reclamation of Yau Tong Bay in
principle. Imported sandfill will
only be used for reclamation in the case of unstable or insufficient supply of
public filling material which affect the construction programme.
As the scale of Full
Reclamation Option is larger than that of Minimised Reclamation Option, it will
be taken as the worst scenario for the environmental impact assessment
(EIA). The EIA study is conducted
with respect to noise, water quality, waste management, biogas risk, land
contamination and visual and landscape impacts. Potential sensitive receivers and the
relevant standards and assessment criteria were identified for the
assessments. The present EIA study
for the YTB reclamation indicated that there would be no insurmountable
environmental impacts arising from the reclamation works in YTB. The major findings of the EIA study are
discussed in the following sections.
In accordance with the Study
Brief for the EIA Study, environmental issues related to the following aspects
water quality impact;
waste management implications;
land contamination impact; and
visual and landscape impacts.
The scope also includes
recommendation of mitigation measures for all identified adverse environmental
impacts for the different reclamation phases, identification of residual
impacts and proposing environmental monitoring and auditing (EM&A)
requirements for the project. The
assessment methodology adopted in the EIA Study is in accordance with the TM on
The existing seabed of Yau Tong Bay is proved
to be highly contaminated. The
odour arising from the contaminated seabed may have the possibility to cause
nuisance to the nearby residents especially during summer time. Furthermore, when marine vessels go
moorings, their anchors may disturb the seabed causing the dispersal of seabed
contaminants. These released
contaminated substances may migrate towards the Harbour under water current or
ship movement. Continuation of the
existing industrial operations may further worsen the situation.
Apart from the direct impacts
to the nearby residents, the contaminated seabed may also endanger the public
indirectly. Fishing at seafront
promenade is a popular leisure activity nowadays in Hong Kong. However, fishes caught at the
contaminated Yau Tong Bay waterfront may be polluted. Consumption of these polluted fishes
would be harmful if not hazardous to health.
The proposed reclamation at Yau Tong Bay (both
Minimised and Full Reclamation Options) covers up the main portion of the
contaminated seabed such that the contaminated seabed can be concealed and
isolated from the public. This can
effectively prevent contaminants or poisonous substances in the highly
contaminated Yau Tong Bay seabed from migrating into the marine water.
Yau Tong Bay is currently characterised by industrial operations such as
shipyards, timber yards, sawmills, construction materials storage, industrial
building and vehicle repair workshops.
The existing environment of YTB is considered poor and is suspected to
be polluted by the existing industry.
Several large-scale housing
projects in the vicinity of Yau Tong Bay have already been commenced or substantially completed. Reclamation of Yau Tong Bay and the
subsequent development on the reclaimed land provide an opportunity to remove
the existing polluting industrial operations at Yau Tong Bay. It is undoubtedly to the benefits of everyone
who lives or studies in Yau Tong for the bay to be reclaimed such that the
nuisance caused by the polluting industrial operations such as noise impact,
air quality impact, water quality impact, land contamination and visual impact
could be removed as well.
The decommissioning of
shipyards and demolition of building structures in the YTB reclamation project
not only relieve the pollution problems caused by the existing industries, but
also provide land to achieve important community development objectives, such
as provisions of schools, residential area and government facilities.
The YTB reclamation will
provide sufficient land for the foundation works of the viaduct of the WCR -
Yau Tong Section to be carried out on land instead of constructing over
water. Besides that, the height of
the bridge deck of the WCR (coastal option) can be reduced significantly as the
requirement of providing sufficient headroom for marine access to YTB will be
waived. As a result, the
construction cost of the WCR can be reduced. The implementation of the YTB
reclamation project would be directly beneficial to the Coastal Option of the
There is an inadequate
provision of school facilities in the Kwun Tong area, the proposed development
will be able to provide land resources for school provision, on top of the
school facilities already provided within the gazetted CDA to support the
population growth in Yau Tong and the surrounding areas. In total, there will have 8 schools (5
primary and 3 secondary schools) in the proposed Yau Tong Bay Development.
Another shortcoming within the
Kwun Tong area is the general shortage of open space. The proposed waterfront promenade at Yau Tong Bay provides a
public open space for recreational / tourism facilities and enjoyment of the
public. The promenade will also
serve as a mode of transport that facilitates travel for pedestrians and
possibly cyclists. Cycle routes may
be provided to promote tourism and encourage travel in an
Moreover, the promenade will also be suitable to house various
utilities. The proposed development
on the reclamation provides a natural sightline of the waterfront and will
provide an ideal space for passive and even active recreation uses.
The key environmental outcomes and
public benefits of the project are summarized in the attached photomontages.
An environmental noise impact
assessment on the proposed Yau Tong Bay Development Reclamation has been
conducted to predict the construction noise impacts at the Noise Sensitive
Receivers (NSRs) in the Yau Tong neighbourhood.
The potential noise sources
identified include the construction noise from
reclamation works and demolition of existing buildings and, noise impact from
vehicular movement on haul roads. The EIA study will cover the combined impacts
of all these works on the NSRs in the vicinity in accordance with the
requirements laid down in the relevant Technical Memoranda.
The predicted facade noise
levels caused by the construction works will be within the 75dB(A) daytime
construction noise standard for domestic premises throughout the whole
Prediction results show that
the nearby new schools located to the north and east of the site will not be
adversely affected by the reclamation works.
scheduling of work, siting of facilities, use of quiet Powered Mechanical
Equipment (PME), use of temporary noise barriers and adopt good site practice
have been given to further reduce the construction noise impacts.
Assessment Criteria and Water Sensitive Receivers
The water quality impacts of
the YTB reclamation during the construction and operation phases were assessed
against the Water Quality Objective (WQO) for the Victoria Harbour Water
Control Zone (VHWCZ) and the relevant standards at the salt water intakes in
the YTB area. Water sensitive
receivers (WSRs) most likely to be affected are:
The salt water intakes of the
existing Cha Kwo Ling Salt Water Pumping Station (CKLSPS) and the potentially
reprovisioned CKLSPS on the new waterfront of the YTB Reclamation (Full
The salt water intakes of the
existing and future reprovisioned Yau Tong Salt Water Pumping Station (YTSPS);
The existing Dairy Farm Ice
Factory salt water intake (DFSI).
Construction Phase Water Quality Impacts
Sediment plume modeling was
conducted to assess the water quality impact for the different construction
phases of the proposed YTB reclamation.
Due to the larger reclamation extent for the Full Reclamation option
than that of the Minimized Reclamation option, the former is taken as the worst
case scenario for the water quality impact assessment. Nevertheless, the construction sequence
and methodology will be the same for the two reclamation options and thus
mitigation measures proposed at present will be applicable to both options.
According to the provisional
construction programme, bulk filling will commence after the seawall
construction and thus the plume is effectively confined in YTB. Modeling results show that no major
impact is expected in the Victoria Harbour during the construction phase.
As a result of the dredging and
filling activities for the YTB reclamation, an elevation of suspended solids in
the water column was predicted at the WSRs. The works schedule was carefully
programmed so that the production rate, and thus the water quality impact, is
minimized. Furthermore, appropriate
mitigation measures were recommended for the YTB reclamation as follows:
Closed grab dredgers with silt
curtain should be used for the dredging and filling of seawall foundation and
dredging of stormwater box culvert;
A silt curtain should be placed
across the seawall opening during the Phase 1 and Phase 2
reclamations using bottom dumping;
Double layers of silt screen
should be installed at the salt water intakes of the YTSPS, CKLSPS and DFSI;
The filling rates of
Phase 1 and Phase 2 reclamations should be limited to 10,000 m3day-1
and 6,000 m3day-1 respectively.
With the proposed mitigation
measures fully implemented, it is anticipated that the size of the sediment
plume of the YTB reclamation (Full Reclamation option) will be reduced,
minimizing the impact on Victoria Harbour. It is also expected that the SS
concentration at the WSRs will satisfy the WSD tolerable limit for SS (20 mgL-1)
at the CKLSPS and YTSPS, and the in-house standard of 20mgL-1 for SS
at the DFSI at all times.
Taking into account the impacts
of other concurrent construction activities in Victoria Harbour,
The Western Coast Road – Coastal Option;
The Tseung Kwan O New Town
Intensification and Extension;
The Tseung Kwan O Cargo Working
The South East Kowloon Development.
It was found
that the YTB reclamation only contributes to a minor impact on the water
quality near YTB. With the
implementation of the recommended mitigation measures, the concurrent
construction activities in the Victoria Harbour are not expected to cause any
unacceptable adverse impact to the Victoria Harbour and the identified water
The model results indicate that
temporary diversion of the YTB stormwater culvert to the existing water front,
south of YTB, would have negligible impact on the water quality in the Victoria
Harbour and other sensitive receivers.
Laboratory analysis of marine
sediment samples from YTB revealed that the potential release of contaminants
during the dredging and surcharging works will not cause any exceedance of the
UK Water Quality Standards for Coastal Surface Water, and thus, unacceptable
adverse impact is not anticipated.
An EM&A program is
recommended to ensure that the YTB reclamation works would not cause
unacceptable deterioration of water quality at the neighbouring salt water
intakes and in Victoria Harbour.
Operation Phase Water Quality Impacts
A major concern of the YTB
reclamation is the potential impact on the flow through Victoria Harbour and,
in turn, the water quality.
Hydrodynamic modelling reveal that the changes in flow discharge rates
through Victoria Harbour before and after the YTB reclamation (Full Reclamation
option) would be very small and the tidal flow patterns would be similar with
minor deviation near YTB. With a
reduction in the reclamation area and a more streamlined waterfront for the
Minimized Reclamation option, the associated hydrodynamic and water quality
impacts are expected to be even smaller than those predicted for the Full
Reclamation option. The results
indicate that the YTB reclamation is unlikely to have any noticeable effect on
the tidal flow regime and hence water quality in Victoria Harbour.
Although the predicted water
quality at the existing CKLSPS intake will comply with the WSD target limit for
saltwater intakes, a potential site have been proposed for future potential
relocation of the CKLSPS to the new waterfront of YTB reclamation (Full
Reclamation option). The potential
water quality impact of an emergency discharge from the Yau Tong Sewage Pumping
Station on the reprovisioned CKLSPS has been assessed. The model results indicate that the
depth averaged water quality in terms of BOD5, SS and ammoniacal
nitrogen is expected to meet the WSD standards at the reprovisioned CKLSPS;
however, the E. coli standards will
be exceeded. The sewage plume is
shown to attach to the shoreline and is buoyant at the surface with a thickness
of less than 0.4m. To avoid
abstracting the sewage plume water, it is recommended that the salt water
intake should be located below -2.0 mPD. The intake water would then be expected
to comply with the WSD water quality standards. The optimal intake configuration should
be reviewed and decided at the detailed design stage if relocation of the
intake is intended by WSD.
The existing YTB stormwater
culvert will eventually be extended to the new waterfront of YTB reclamation
under whichever reclamation option.
The model results indicate that the polluted stormwater in the new Kwun
Tong nullah and the new YTB stormwater culvert is not expected to have any
noticeable water quality impact in Victoria Harbour, and at the existing and
the potentially reprovisioned CKLSPS and YTSPS.
The drained reclamation method
is recommended for YTB reclamation to minimize the volume of dredged sediments
and the potential environmental impacts.
The estimated dredged volume for the Full Reclamation option is
175,150 m3, among which 82,800 m3 are
classified as Category H mud. The estimated dredged volume for the Minimized
Reclamation option is 112,170 m3,with 53,270 m3
classified as Category H mud. It is
considered that the potential impacts of the dredging works and associated
dredged sediment disposal will be minimized provided that the recommended
mitigation measures, including the procedures detailed in Works Bureau Technical Circular No. 3/2000 ‘Management of
Dredged/Excavated Sediment’, are implemented.
With the recent implementation
of the new sediment management framework as detailed in WBTC No. 3/2000, a
sediment sampling and testing programme for the Sediment Quality Report will be
required at the design stage in accordance with the requirements of WBTC No.
3/2000. To determine the disposal requirements of
dredged sediment identified as Category H (> 10 times the LCEL), Tier III
biological screening (dilution test) would be required at the design
stage. Biological screening would
also be required for Category M sediment.
Feasible disposal procedures for seriously
contaminated sediments have been identified and no insurmountable impacts are
anticipated. These special disposal
procedures will be examined in detail at the design stage, as necessary, based
on the biological screening test results.
Wastes generated by the
reclamation works are likely to include general site wastes, workforce wastes,
maintenance and chemical wastes, and construction and demolition material. Provided that the identified waste
arisings are handled, transported and disposed of using approved methods and
that the recommended good site practices are adhered to, adverse environmental
impacts are not anticipated.
Organically enriched material
is planned to be left in-situ beneath
the YTB Full Reclamation or the Minimized Reclamation option. As methane gas could be generated under
anaerobic conditions, there is a potential for this gas to be released either
during construction or after development of the reclaimed area.
The risk of gas generation
becoming a development constraint of the YTB reclamation has been
assessed. The predicted methane gas
generation potential is not expected to pose a constraint to the development of
the proposed Full Reclamation or Minimized Reclamation option.
As sensitive ‘at risk’ rooms
have been identified at the proposed development, it is recommended that a
precautionary principle be applied.
It is recommended that gas monitoring be undertaken in the immediate post-reclamation
period (prior to the commencement of construction works on the reclamation) to
measure methane concentrations in the fill and to determine actual rates of
methane gas emissions. The review
of the monitoring results would determine the extent and type of gas protection
measures to be incorporated in the building design to prevent the ingress
and/or accumulation of any methane gas emissions to potentially dangerous
concentrations. Guidelines on
criteria for evaluation of the gas monitoring results and gas protection
measures requirements have been identified for both ground level and
underground structures at the development.
As a further precaution, naked flames should not be permitted during
construction involving drilling or excavation.
The proposed monitoring
guidelines and other precautionary mitigation measures should be examined
further at the detailed design stage with regard to the specific design details
of individual buildings. With the
incorporation of the recommended gas protection measures in the design of the buildings
together with the implementation of the recommended precautionary measures, the
risk to people and property due to biogas emissions from the YTB Full
Reclamation or Minimized Reclamation option, is considered to be low.
A detailed land contamination
assessment for the site has been completed. Site investigation works, including
soil testing for contamination level, were conducted in accordance with an
endorsed Contamination Assessment Plan (CAP). The soil and groundwater analytical
results revealed that the marine lots were partly contaminated with petroleum
hydrocarbons and heavy metals. High
level of PCBs and PAH were also found in isolated locations. Remediation methods for treating
contaminated soil and groundwater were proposed in the Remediation Action Plan
(RAP). The detailed design and
operations of the Biopile method for treating the petroleum hydrocarbons
contaminant shall be submitted to EPD prior to commencement of the remediation. The developer should implement and
complete the required remediation works to the required standard prior to
commencement of any development construction works.
The quality of the existing
landscape of Yau Tong Bay is generally poor. The access to waterfront is blocked by
the shipyards, timberyards and open storage areas, and the bay is occupied by
numerous vessels and barges.
The construction activities
will have low negative impact to the landscape resource and landscape
character. The negative impact
would be further reduced if Reclamation Option 1 is adopted.
The mitigation measures
proposed will minimize the potential visual and landscape impact, although, the
effect is limited.
The extent of visual impact to
adjacent lots will depend on the construction programme of these lots. In general, Yau Tong Estate
Redevelopment and EHC site Phase 1 and 2 will be completed and occupied by
future resident during construction phase of the project, while resident for
EHC site (Phase 3) will still not move in.
The construction activities
will have moderate negative visual impact to the future resident of Yau Tong
Estate Redevelopment, EHC site (Phase 1 and 2), and Cha Kwo Ling Kaolin Mine
Site, while the impact to the industrial workers at Ko Fai Road will be low.
The visual impact to the existing resident at Sceneway Garden, Lam Tin Estate,
Ping Tin Estate, Kwong Tin Estate, Hong Nga Court, Hong Pak Court, Ko Chun
Court and Ko Yee Estate at mid level of Chiu Keng Wan Shan are considered low
as their view toward the site will be mostly blocked by the housing blocks of
Yau Tong Estate Redevelopment and Ko Chiu Road Estate Redevelopment (Phase 3
and 5) at year 2001, and EHC site development at year 2004 to 2006.
During the operational phase,
the impact will remain the same as construction phase if the flat piece of
reclaimed land is allowed to left idle.
The impact would be reduced if construction work for proposed
comprehensive development are proceed continuously after completion of
reclamation work, although, there will likely be some negative impact due to
the construction work.
Based on the above study, the
landscape and visual impact are considered acceptable with mitigation measures
for both Reclamation Option 1 and Option 2.
If coastal option of Western
Coast Road is adopted, Reclamation Option 2 would be carried out and the
proposed elevated structure of Western Coast Road would be constructed at the
reclaimed land on western side of the project site, it would form a dominant
feature along the waterfront of East Kowloon. The visual impact is considered
negative. It would be beneficial to
the harbour views if the Western Coast Road is built at grade on the reclaimed
land directly. If such proposal is
adopted, footbridges and / or subways will be provided across the Western Coast
Road to improve the pedestrian linkage from Yau Tong and CDA site to the
The magnitude of negative
impact on both landscape and visual quality due to the proposed reclamation
works at operational phase would be reduced if Tunnel Option for the future
Western Coast Road is adopted (i.e. Reclamation Option 1). It would also help to minimize the
impact to the coastal line of Victoria Harbour as the proposed extent of
reclamation works are reduced.
existing Yau Tong Bay engulfed by marine lots has now become a pool of stagnant
water and a source of nuisance.
Without this project, the industrial uses on the existing marine lots
such as ship repairing, vehicle repairing, sawmills, industrial building,
concrete batching plant and construction material storage may continue their
operations for a very long period.
No one can estimate when they will be ceased.
Department has already commenced many large-scale housing projects in the
vicinity of the Site. As a matter
of fact, the stagnant water in the bay, together with the current industrial
operations may cause nuisance to the residents of the housing estates when
completed. The harmful pollutants
generated by the highly contaminated industry may affect the health of existing
and Yau Tong Bay future residents.
Additionally, there will be some new schools opposite to Cha Kwo Ling
Road of which one is in operation.
These schools are vulnerable to noise nuisance generated by the
operations on the marine lots.
is foreseeable that without the implementation of the project, the environment
of Yau Tong Bay will deteriorate continuously; complaints from future nearby
residents against the nuisance will pose a problem and pressure for the government.
existing Yau Tong Bay is currently characterised by industrial operations such
as shipyards, timber yards, sawmills, construction materials storage,
industrial building and vehicle repair workshops. The existing environment of YTB is
considered poor and is suspected to be polluted by the existing
industries. The stagnant water in
the bay, together with the current industrial operations may cause nuisance to
the future residents of the adjacent large-scale housing redevelopment projects
when completed. The harmful
pollutants generated by the highly contaminated industry will also affect the
health of existing and Yau Tong Bay future residents.
the future and presently operated schools in the vicinity of Yau Tong Bay are
vulnerable to noise nuisance generated by the operations on the existing marine
lots. It is foreseeable that
complaints from future nearby residents against the nuisance will pose a
problem and pressure for the government.
of Yau Tong Bay and the subsequent development on the reclaimed land provide an
opportunity to remove the existing polluting industrial operations at Yau Tong
Bay. It is undoubtedly to the
benefits of everyone who lives or studies in Yau Tong for the bay to be
reclaimed such that the nuisance caused by the polluting industrial operations
could be removed as well.
reclamation provides an opportunity for decommissioning the existing shipyards
and demolition of building structures.
This project not only relieve the pollution problems caused by the
existing industries, but also provide land to achieve important community
development objectives, such as provisions of schools and open space for
continuous seafront promenade.
present EIA study for the YTB reclamation indicated that there would be no
insurmountable environmental impact arising from the reclamation works in YTB,
provided that the recommended mitigation measures for the adverse impacts
during the different reclamation phases are implemented. Environmental monitoring and auditing is
required to verify the efficacy of the proposed mitigation measures and to
ensure that the adverse impacts are minimized and the relevant standards are complied
with at all times.