1.1.1
The Hung Shui Kiu New Development Area (HSK NDA) was formerly studied under
"Planning and Development Study on North West New Territories" (the
NWNT Study) from 1997 to 2003. The NWNT Study was an integrated planning and
engineering study to identify NDAs in North West New Territories (NWNT) in
response to projections of housing demand for Hong Kong arising from the
Territorial Development Strategy Review in 1996. The NWNT Study identified HSK
suitable as a NDA to accommodate a population of about 160,000 and to provide
48,000 jobs upon full development. The NWNT Study identified 450 ha for the HSK
NDA. Various land uses including residential, government, institution or
community, education, recreation, business use, open spaces, port back-up,
green belt, etc. were proposed.
1.1.2
The HSK NDA proposals were subsequently shelved
in 2003 in light of an anticipated slower population growth at that time. Under
the study of Hong Kong 2030: Planning Vision and Strategy (the HK2030 Study) completed
by Planning Department (PlanD) in 2007, the HSK NDA
identified in the NWNT Study was revisited and recommended for implementation
to address the long-term housing demand and provide employment opportunities.
The Chief Executive announced in his 2007-08 Policy Address the planning for
the NDA in HSK as one of the ten major infrastructure projects for economic
growth.
1.1.3
Having regard to the substantial changes in
planning circumstances and public aspiration since completion of the NWNT
Study, the boundary of the HSK NDA was tentatively expanded to 790 ha in 2011.
A comprehensive planning and engineering study on the HSK NDA was commissioned
in 2011.
1.1.4
The planning and engineering study is to revisit
the findings and recommendations of the NWNT Study, to take into account
changes in the latest circumstances and public aspiration so as to confirm the
feasibility of the proposed developments to meet long-term housing, social,
economic and environmental needs, and to prepare a recommended outline
development plan (RODP) and preliminary engineering design for the development.
1.2
The Assignment
1.2.1
In August 2011, AECOM Asia Company Limited
(AECOM) was commissioned by the Civil Engineering and Development Department
(CEDD) and PlanD to undertake the HSK NDA Planning and
Engineering Study (the “Study”). The Study aims to formulate a feasible
land-use framework for the HSK NDA (refer to Figure 1.1
for location plan) to meet the long-term housing and other land-use needs of
Hong Kong. The Study aims to formulate an outline development plan (ODP),
layout plans for the NDA, and an implementation programme. Technical
assessments to confirm the feasibility and environmental acceptability of the development
proposals are also required.
Environmental Impact Assessment
Background
i)
The existing developments to the southeast of
Castle Peak Road are excluded from the HSK NDA. At present, these areas are
characterised by existing clustered villages, private developments and
education/Government facilities. Limited land is available for further major
development in this area.
ii)
The existing Tin Shui
Wai (TSW) Main Channel and Tin Ying Road on the east are included in the HSK
NDA to regenerate the river channel and the riverside promenades. This would
enhance street vibrancy and connectivity between TSW New Town and the HSK NDA.
iii)
The existing KSWH is included in the HSK NDA for
the construction of a new primary distributor underneath it to enhance the
north-south traffic movement within the HSK NDA.
iv)
The area to the west of KSWH is included in the
HSK NDA for general industrial development. This would help to redistribute
industrial activities to free up land at central location within the HSK NDA.
v)
Fresh water and flushing water service
reservoirs would be constructed at the northwestern
and southeastern sides of the HSK NDA with proposed
reuse of reclaimed water.
1.3.3
As a result of the above changes, the total area
of the HSK NDA has been reduced from about 790 ha to 714 ha. As the revision to
the boundary of the HSK NDA might be considered a key change that in turn might
alter the previous scope of the Project, a revised Project Profile (No.
PP-531/215) was submitted to the Environmental Protection Department (EPD) on
30 November 2015 to apply for a new EIA Study Brief. A new EIA Study Brief (No.
ESB–291/2015) for the Project was issued under the EIAO in January 2016.
1.4.1
The overall vision of the HSK NDA
(herein referred to as the “Project”) is to build a sustainable,
people-oriented and balanced living and working community for Hong Kong
people. The Project will not only be a
localised residential and employment cluster, but also a regional centre
serving as the commercial and civic hub of the NWNT. In the territorial context, the Project will
give impetus to foster Hong Kong’s economic growth.
1.4.2
The Revised RODP (presented in Figure 2.2 and described in Section 2.4) has been developed to
include the following key features:
Ø
The major town centre featuring mega commercial
complexes of offices, hotels and shopping malls, mixed commercial and high
density residential developments, a civic node with Government offices and
magistrates’ court, and a Regional Plaza is planned around the proposed Hung Shui Kiu Station along existing West Rail Line (HSK
Station) to form the ‘Regional Economic and Civic Hub’ in the NWNT.
Ø
A secondary node with offices, hotels, shopping
malls and high density residential developments is positioned near the existing
TSW Station to act as a district commercial centre and a catalyst for the
revitalisation of TSW New Town.
Ø
To optimise land for residential purposes to meet
acute housing needs of the Hong Kong people, areas skirting the commercial
nodes and areas in the north and northeastern parts
of the Project area are proposed for public and private residential
developments with various social and community facilities which would integrate
well with the adjoining TSW New Town and Lau Fau Shan
area.
Ø
By concentrating commercial and residential
developments around the proposed HSK Station and existing TSW Station, and
through the introduction of Environmentally Friendly Transport Services (EFTS)
to provide the feeder services, most of the population and employment will be
within walking distance of a public transport node.
Ø
Land has been reserved for construction of
public housing for local rehousing purposes to help maintain the social fabric
of the existing communities.
Ø
A “Logistics, Enterprise and Technology Quarter”
to accommodate a logistics park and an “Enterprise and Technology Park”
(“E+TP”), an Industrial Zone, as well as land for “Port
Back-up, Storage and Workshop Uses” (“PBU+SWU”) is planned in the northwestern part of the Project near the KSWH to grasp the
locational advantages of being linked by existing and planned highways to the
Hong Kong International Airport, different parts of Hong Kong and
Shenzhen. It is envisaged to develop the
Project to be a strategic employment hub which offers a wide range of
employment opportunities. This important
economic and employment node will be efficiently linked up with the West Rail stations,
the commercial nodes and residential clusters by a comprehensively planned
EFTS.
Ø
Adoption of development intensity and a stepped
building height profile where the tallest and densest developments are
concentrated at the commercial nodes and descending towards the Lau Fau Shan and Deep Bay area.
Development intensity and building height will be gradually reduced in
the major town centre, to the secondary node at the residential area in the Lau
Fau Shan area.
Ø
Based on the unique, local demographic and
social characteristics, sites in suitable locations are reserved for various “Government,
Institution or Community” (“G/IC”) uses such as magistrates’ court,
hospital, sports ground, sports complexes and other social welfare and
recreational facilities. It is aimed to
create a pleasant liveable residential environment serviced by readily
accessible social, community and recreational facilities. Particular attention should be paid to ensure
timely provision of various social and community facilities and infrastructure
in tandem with the population intake of the Project.
Ø
To promote walkability and street vibrancy,
three shopping streets lined with retail frontages are proposed along the
western bank of TSW Main Channel, within the residential area linking the major
town centre and “E+TP”, and along the pedestrian street linking the civic node
with the proposed HSK Station.
Ø
Existing traditional village clusters within the
Project area will remain while allowing future growth in accordance with the
current statutory plans.
Ø
Where possible, all natural and landscape
features are integrated into the layout of the Project development. For example, the planning framework envisages
the retention of the San Sang San Tsuen egretry and
its flight path by designating these areas as “Green Belt” (“GB”) and “Local
Open Space” (“LO”), respectively.
Important elements of cultural and historical resources will also be
preserved in the Project area.
Ø
A Regional Town Park together with major recreational
facilities is located in the centre of the Project to create a social and
recreational hub. An integrated open
space, pedestrian walkway and cycle track network is proposed mainly along the
river channel to form a green spine and major breezeway penetrating the Project
area in a north-south direction. It also enables better connection with the
neighbouring TSW New Town.
Ø
Two Fung Shui lanes
are maintained which provide two intersecting east-west and northeast-southwest
visual corridors connecting to the Ping Shan heritage precinct. All cultural heritage structures are retained
and a cultural heritage trail is envisaged to promote the presence of these
features.
Ø
In addition to the West Rail Line, Light Rail
Transit and the road-based transport system, mobility and connectivity within
the Project area and with nearby new towns are also enhanced by the EFTS, an
artery cycleway, a comprehensive pedestrian walkway and cycle track network.
Ø
A number of smart and green city initiatives
will be planned and explored to make the Project a smart and green place to
live, work, learn and play.
Table 1.1 Schedule 2 Designated Projects
in the HSK NDA
Note:
1 Subject to an Environmental Permit
application under this EIA Study.
2 Subject to
separate EIA Study, as required.
Non-Designated Projects
Table 1.2 Summary of Non-Designated
Projects
* Existing/planned/committed developments
1.5.4
If there are any future change(s) after the
approval of this EIA Report, the following steps will be taken:
i) Should
the change(s) involve a DP item under Schedule 2 of the EIAO, the requirements
under the EIAO will be complied with; and
ii) Should
the change(s) not involve any DP items under Schedule 2 of the EIAO, prevailing
planning mechanisms and standards will be followed and relevant EIA findings
will be conformed to.
Objectives of the EIA Report
1.5.5
The
purpose of the EIA study is to provide information on the nature and extent of
environmental impacts arising from the construction and operation of the
Project and associated works that take place concurrently, the constraints
imposed by the existing/planned/committed developments in the Project area and
land use zonings shown on the relevant Outline Zoning Plans (OZP), including
the latest Ha Tsuen OZP, Ping Shan OZP, Lau Fau Shan
& Tsim Bei Tsui OZP,
TSW OZP, Tong Yan San Tsuen OZP, and Lam Tei and Yick Yuen OZP.
1.5.6
The objectives of the EIA study are as follows:
i)
to describe the Project and associated works
together with the requirements and environmental benefits for carrying out the
Project and associated works;
ii) to
identify and describe the elements of the community and environment likely to
be affected by the Project and associated works and/or likely to cause adverse
impacts to the Project, including both the natural and man-made environment and
the associated environmental constraints;
iii) to
provide information on the consideration of alternatives to avoid or minimise
the potential adverse environmental impacts on sensitive receivers and
sensitive uses in the Project site and adjacent areas that may be subject to: (i) the adverse environmental impacts of the
Project and associated works, and/or (ii) the adverse impacts of the
existing/committed/planned developments in the Project site and adjacent areas,
in particular the KSWH, Yuen Long Highway, West Rail and Light Rail projects
including associated committed/planned infrastructure provisions (such as HSK
Station) and improvement/expansion schemes, if any; the proposed Tuen Mun Western Bypass; and
developments proposed under “The Study on Enhancement of the Lau Fau Shan Rural Township and Surrounding Areas”; to compare
the environmental benefits and dis-benefits of each of different options; to
provide justifications and set out constraints for selecting the preferred
option(s) and to describe the part that environmental factors played in the selection;
iv) to
identify and assess air quality impact, noise impact, water quality impact,
waste management implications, sewerage impact assessment, ecological impact,
fisheries impact, impact on cultural heritage, and landscape and visual impact;
quantify emission sources and determine the significance of impacts on
sensitive receivers and potential affected uses;
v) to
identify and quantify any potential losses or damage to flora, fauna, natural
habitats and to propose measures to mitigate these impacts as necessary;
vi) to provide tree and vegetation survey
information in accordance with the EIAO Guidance Note No. 6/2010. The tree
treatment proposal shall include plans showing the locations of tress
retained/transplanted/felled and recipient locations for the trees identified
for transplant or compensation;
vii) to
identify any negative impacts on cultural heritage and to propose measures to
mitigate these impacts;
viii) to
identify the negative impacts and propose measures for avoidance or the
provision of infrastructure or mitigation measures to minimise pollution,
environmental disturbance and nuisance during construction and operation of the
Project and associated works;
ix) to
investigate the feasibility, practicability, effectiveness and implications of
the proposed impact avoidance and/or mitigation measures;
x) to
identify, predict and evaluate the residual (i.e. after avoidance or
practicable mitigation) environmental impacts and the cumulative effects
expected to arise during the construction and operation phases of the Project
and associated works in relation to the sensitive receivers and potential
affected uses;
xi) to
identify, assess and specify methods, measures and standards to be included in
the detailed design, construction and operation of the Project and associated
works which are necessary to mitigate these residual environmental impacts and
cumulative effects and reduce them to the acceptable levels;
xii) to
investigate the extent of the secondary environmental impacts that may arise
from the proposed mitigation measures and to identify constraints associated
with the mitigation measures recommended in the EIA study, as well as provision
of any necessary modification;
xiii) to
identify individual project(s) proposed under the Study which constitutes DPs
under Schedule 2 of the EIA Ordinance; to specify the proposed Schedule 2 DP(s)
that would apply for environmental permits with reference to this EIA Report
and DP(s) that would be subject to further EIA study; and for the latter to
identify the outstanding issues that need to be addressed in the EIA study;
xiv) to
design and specify the environmental monitoring and audit requirements; and
xv) to identify any additional studies necessary
to implement the mitigation measures of monitoring and proposals recommended in
the EIA Report.
Chapter
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1
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Introduction
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Introduces the project background and objectives of this Report
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2
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Project Description and Consideration of Alternatives
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Provides a description of the Project (Revised RODP) and summarises the consideration and selection of alternative options for
development layout and construction methodologies
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3
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Air Quality Impact
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Presents the legislation, baseline conditions, assessment methodology,
impact assessment and mitigation measures required for air quality impacts
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4
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Noise Impact
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Presents the legislation, baseline conditions, assessment methodology,
impact assessment and mitigation measures required for noise impacts
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5
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Water Quality Impact
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Presents the legislation, baseline conditions, assessment methodology,
impact assessment and mitigation measures required for water quality impact
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6
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Sewerage and Sewage Treatment
Implications
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Presents the legislation, baseline conditions, assessment methodology,
impact assessment and mitigation measures required for sewerage and sewage
treatment
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7
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Waste Management Implications
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Presents the legislation, baseline conditions, assessment methodology,
impact assessment and mitigation measures required for waste management
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8
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Land Contamination Impact
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Presents the legislation, baseline conditions, assessment methodology,
impact assessment and mitigation measures required for land contamination
evaluation
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9
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Ecological Impact
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Presents the legislation, baseline conditions, assessment methodology,
impact assessment and mitigation measures required for ecological impacts
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10
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Fisheries Impact
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Presents the legislation, baseline conditions, assessment methodology,
impact assessment and mitigation measures required for fisheries impacts
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11
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Landscape and Visual Impact
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Presents the legislation, baseline conditions, assessment methodology,
impact assessment and mitigation measures required for landscape and visual
impacts
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12
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Impact on Cultural Heritage
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Presents the legislation, baseline conditions, assessment methodology,
impact assessment and mitigation measures required for cultural heritage
impacts
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13
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Environmental Monitoring and Audit Requirements
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Summarises the EM&A
requirements
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14
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Summary of Environmental Outcomes
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Summarises the key
environmental outcomes arising from the EIA study
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15
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Conclusion
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Summarises the environmental
impacts identified in the EIA
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