Report

Elements	Key Comments	Responses
Study Objectives	· The Study objective of better utilisation of brownfield land for housing development with supporting infrastructures and community facilities to optimise land resource and to meet territorial housing demand was generally supported. · Development should not focus on housing. Land should also be reserved for other uses such as industrial, commercial uses for supporting local economy and providing employment opportunities and government, institution and community (G/IC) uses to serve the community.	· The Study aims to examine and optimise the development potential of the degraded brownfield land in YLS for housing purpose and other uses with supporting infrastructure and community facilities, and to improve the existing environment. · The Study would explore the feasibility of other potential land uses including commercial, industrial, or retaining existing uses if considered appropriate. Supporting G/IC facilities and open space for the future residential community such as education and recreational uses would also be provided.
The Study Area and the PDA	· Some commenters queried why the existing agricultural land and residential development at Tong Yan San Tsuen (TYST) was included in the PDA, while some questioned on the rationale behind the delineation of the PDA Some other commenters suggested that the Study should also investigate the development potential of the abandoned agricultural land located to the east of Kung Um Road as there would be fewer obstacles to implement the new development at the vacant land, and it would minimise impacts to the existing users in the PDA.	· When delineating the PDA, considerations were given to exploring the development potential of the degraded brownfield land that was currently occupied by open storage yards, rural workshops and warehouses. These brownfield sites are mainly concentrated in the “Undetermined” (“U”) zone on the Approved TYST Outline Zoning Plan (OZP), and the statutory use of which has yet been determined. Opportunity is taken to review and identify appropriate land use zonings for the “U” zone. Some other brownfield sites are found within the TYST area mixed with other uses such as agricultural land and residential settlements. Therefore, the TYST area is also included in the PDA for reviewing these brownfield sites while addressing the land use compatibility issue. The Study will examine the PDA boundaries and assess if there would be areas outside the PDA but within the Study Area that are suitable for development. Consideration should be given to the existing uses and development character and infrastructure capacity. The area located to the east of Kung Um Road is mainly zoned “Agriculture” (“AGR”) and “V” on the OZP. There are various village housing with vegetated land, and active and abandoned agricultural land. Expansion of the PDA to the suggested abandoned agricultural land with active agricultural land and village housing is considered not appropriate.
Open Storage, Rural Workshop and Warehouse Uses	· Some especially the local operators opposed to develop the PDA as it would affect the existing businesses and create adverse socio-economic impacts. The Government should develop the abandoned and vacant land elsewhere and hence there would be no need to relocate these existing open storage uses. · Should development be undertaken, relocation sites with supporting infrastructure should be provided. Suggested locations for relocating open storage uses include areas near highways, the “AGR” and “Recreation” (“REC”) zones to the north of Tai Lam Country Park near Yeung Ka Tsuen, the “GB” and “AGR” zones adjacent to some existing villages in Ping Shan and Shap Pat Heung (SPH) as well as at the proposed reclamation at Lung Kwu Tan. · On the other hand, there were comments that this was a good opportunity to consolidate these temporary uses where land was under-utilised and the uses were incompatible with the environment through re-planning the entire area. Accommodating the brownfield uses in multi-storey buildings should be explored. · Some commenters were worried that with the improved infrastructures and facilities, more operations would be attracted and some might even encroach upon the cheaper greenfield land in the vicinity.	· A land use review would be undertaken to review and recommend appropriate land uses taking into consideration the guiding principles, public comments received and findings of the technical assessments. Consolidation of the brownfield uses by accommodating them in multi-storey buildings would be explored so that land could be released for development. Socio-economic impact assessment would be conducted.
Residential Uses and Village Settlements	· Some agreed to the development as this would be an opportunity to improve the area and to address land use interface issue. The presence of industrial and residential uses created an unpleasant living environment. There was also lacking of community and public transport facilities. · Some considered that the development would affect their way of living and create adverse social impacts. Existing residents should not be affected as much as possible. High-rise residential use at plot ratio (PR) of 5 could also be provided in the area close to Yuen Long New Town such as near to Ma Tin Pok. · Existing grave yards/burial grounds should not be affected.	· The current haphazard situation of open storages, rural workshops, warehouses and industrial operations in the area has caused a degradation of rural environment with problems such as pollution, localised flooding, traffic congestion and fire hazard. A land use review would be undertaken to review suitable location for residential uses and to address the industrial/residential interface issue with a view to improving the overall environment for the residents. · It is one of the guiding principles to take into consideration the existing well-established residential communities as well as the local character when formulating the development options, and that the supporting facilities and infrastructures would benefit both the existing and future population in and near to the PDA.
Agricultural Uses	· Some of the commenters were concerned about whether the existing agricultural land would be preserved and the possibility to rehabilitate the abandoned agricultural land. There was a risk that the Study would trigger development on the agricultural land which was currently being zoned as “Residential (Group D)” (“R(D)”) on the OZP during the course of the Study before any statutory plans would take place. They suggested to rezone the agricultural land to “AGR” zone as soon as possible. · There were a few livestock farms located within and in the vicinity of the PDA. The operators worried that the future residential uses would be incompatible with their operations and buffer zone should be provided to minimise the interface problem.	· There is general support of “preservation of active agricultural land” as one of the guiding principles. Agricultural land would be considered in the land use review and suitable active agricultural land may be designated after review. The difficulties for the existing livestock farms to sustain their businesses or to be relocated or consolidated elsewhere are also noted. Comments from the operators will be taken into account in the land use review.
Other land Use Proposals	· Sufficient G/IC and supporting commercial facilities should be provided to serve both existing and future population in the PDA and in the vicinity including Yuen Long New Town. This could minimise future residents from travelling to Yuen Long New Town for their daily necessities and hence reducing additional burden to the existing new town. Besides, existing religious uses should be preserved. · There were suggestions to provide a columbarium and crematorium at a location south of Tong Yan San Tsuen (TYST) near Tai Lam Country Park with the open storage yards as buffer between the residential developments.	· G/IC and commercial facilities and open space would be provided to support the future population of YLS and serve the nearby existing residents. In addition to housing use, the Study will consider other uses that could benefit the existing and future communities, support the local economy with employment opportunities and create a sustainable and liveable neighbourhood. Opportunities to optimise natural landscape resources, cultural heritage and ecologically important features for countryside recreational use would be explored.
Development Intensity and Housing Mix	· Some members of the public considered this area was suitable for high-growth to house more population provided that there were sufficient transport infrastructures or mass transit. High-density development could be located near the mountain backdrop of Ma Shan and near Yuen Long New Town and descended towards the periphery. Stepped building heights should be introduced and Air Ventilation Assessment (AVA) should be conducted. · Some considered that low-rise and low-density development was more suitable. The future development should be compatible with the existing environment and the rural character. Some reminded to avoid having high-rise buildings adjacent to village houses. Sensitive design with sufficient open space should be adopted to address the interface issue and to avoid creating “walled development” and heat island effect. · Some of the commenters would like to have more public housing to satisfy the territorial demand.	· When formulating the development options, an appropriate development intensity and housing mix would be explored taking into account the public comments, the planning and urban design context in the surroundings as well as findings of the technical assessments. A mixed development with balanced housing mix will be encouraged in order to create a balanced community that is compatible with the existing environment.
Urban Design Concept	· Comments were received to provide more shop frontage to avoid creating too many shopping malls and footbridges, so pedestrians could be encouraged to walk on ground level. · The cultural heritage resources should be well-preserved with adequate supporting facilities to promote the rural character of the Yuen Long area. · The degraded environment should be well addressed by providing quality landscape. Sufficient green space connecting with the surroundings and making good use of the water feature were also suggested. · There were suggestions that sustainable development and eco-town concept with provision of cycle tracks and rooftop greening should be considered. Big windows should be provided in the unit to create cross-breeze effect. Other facilities, such as electrical vehicle charging facilities, recycle bins and rubbish shuttle, could also be encouraged.	· When formulating the PODP, good urban design concepts to create a sustainable and vibrant community that is compatible with the existing environment will be explored. The Preliminary MUDP and the Preliminary LMP would also be prepared in parallel, to establish the urban design frameworks and landscape proposals, taking into account the public comments received where appropriate. AVA would also be undertaken to ascertain the air ventilation of the proposed developments on the surroundings and provide design recommendations.
Traffic and Transport	· It was generally agreed that connectivity of the PDA with Yuen Long New Town and HSK NDA should be enhanced. · While some commenters opined that it would not be cost-effective to provide large-scale infrastructures to serve such small area, most of the stakeholders expressed that the existing roads within the PDA were mostly sub-standard and there had been no traffic improvement in the area for many years. Some commenters reminded that the cumulative impact including the traffic generated from HSK NDA and Yuen Long New Town should be taken into account. · Some road widening and road proposals were also received. · A sustainable transport strategy should be introduced to promote walking, cycling and the use of public transport. Pedestrian network should be user-friendly, designed with unique features and provided at ground level instead of linking up shopping malls with footbridges. Pedestrian-oriented vehicular access could also be designed so that it could be mutually used by both vehicles and pedestrian. · In terms of public transport, the current provision was considered inadequate and suggestion was received to provide a bus terminal at the PDA to serve the future residents. Meanwhile, local residents questioned on the possibility to provide mass transit for the area to promote transit-oriented development or pedestrian-oriented development that would contribute to a low-carbon community. · Diverse views were received regarding the form of the mass transit facilities. While some suggested extending the light rail system into the area, others opposed as it would occupy a lot of space and suggested providing other forms of mass transit such as monorail to create a transit corridor linking up the PDA with Yuen Long Station or an additional metro station between Kam Tin South and HSK.	· A Traffic and Transport Impact Assessment (TTIA) would be undertaken during the course of the Study to assess the capacity of the traffic network and improvement measures needed based on the estimated traffic flow generated by both the existing and planned developments, including the provision of road-based public transport services to cater for the new population. In this regard, other major development projects in the vicinity such as Hung Shiu Kiu NDA will also be taken into account. Findings of the TTIA, together with the public comments received, would provide inputs to the transport enhancement proposals to be formulated for the Study. In consultation with the relevant departments, particularly the Transport Department (TD), appropriate road improvement measures would also be recommended. The adoption of environmentally friendly transport system will also be examined in the Study.
Yuen Long Nullah	· The local stakeholders were generally of the view that the Yuen Long Nullah should be decked over to provide space for widening the currently sub-standard Kung Um Road. · Some green groups commented that whether to deck the Yuen Long Nullah should be considered in drainage, traffic and environmental terms including whether the decking of the Nullah would reduce foraging area for the egrets should also be undertaken. Opportunity for the Nullah to be revitalised as a unique water feature would be lost if it was decked over, and alternative traffic management measures should be explored if possible.	· Kung Um Road and Kiu Hing Road are the two major roads running through the PDA in the Tai Tong area and are currently sub-standard. Opportunities to improve the design of Kung Um Road and Kiu Hing Road would be explored in the Study. TTIA would be undertaken to assess the road capacity required and identify the possible road improvement alternatives including widening proposals that might require decking over the Yuen Long Nullah. The Drainage Impact Assessment (DIA) would be undertaken to assess its capability in meeting the requirement for flood prevention to ascertain the technical feasibility of the proposal including the assessment on decking over the Yuen Long Nullah. Meanwhile, beautification and revitalisation measures would also be explored to make use of the Nullah as a landscape feature.
Drainage and Sewerage	· Adequate drainage facilities should also be provided and suggestion was received to upgrade the watercourse of higher ecological value at Tai Tong valley to a channel for drainage purpose. However, this was not agreed by the green groups which suggested preserving all watercourses of higher ecological value on ecological consideration. · There were also no sewage treatment facilities in the PDA and the condition of the Yuen Long Nullah was very undesirable as some of the open storages had illegally discharged their sewage into the open channel. Sewage treatment facilities should therefore be provided as early as possible to improve the environment. · There was comment that the additional site runoff and sewage discharge generated by the new development would lead to an increase in the pollution loading of Deep Bay which would affect the water quality of the area. Detailed impact assessment should be conducted to ensure that the drainage and sewerage system could support the development with appropriate measure to ensure no net increase in pollution loading to Deep Bay. When assessing the drainage and sewerage impact, the cumulative impact generated by both the existing and planned developments should be taken into account.	· A DIA and Sewerage Impact Assessment (SIA) would be undertaken during the course of the Study to review the loading capacity of the existing facilities, and to recommend new facilities to ascertain the capability of the drainage and sewerage systems to support the future development, taking into account the existing and planned developments in the vicinity. The new facilities would help improving the sanitary conditions of the area and the water quality of the nullahs, and ensuring that there would be no net increase in pollution loading to Deep Bay.
Environment and Ecology	· The green groups opined that the ecologically important features and landscape resources should be well preserved. The watercourses of higher ecological value within the PDA and the Study Area were of good water quality and provided habitats for many dragonfly species and even a rare endemic freshwater shrimp. These streams and the riparian zones should not be affected and the stream biodiversity should be maximised by avoiding any channelisation or drainage improvement works. These streams could be preserved as open space which could also add value to the future development. · Potential impacts to the Tai Tong Egretry should be evaluated and addressed. Adequate mitigation measures should be introduced. · Agricultural land had contributed to creating a bird community and provided an ecological corridor and foraging habitats for many farmland birds and waterbirds. Detailed baseline survey should be conducted to assess the ecological value and provide information on how the potential impact would be avoided and addressed. · Woodlands and riparian vegetation within the PDA and the Study Area should not be affected which were valuable landscape resources that could be enjoyed by both the existing and future residents and as a good habitat for dragonflies. Impacts on Tai Lam Country Park should also be minimised by maintaining buffer areas with the new development. · Some commented that there was no ecological value at the natural rivers at Yeung Ka Tsuen and the Tai Tong Egretry. A balance should be struck between protecting the ecological resources and promoting logistics industry for the sake of Hong Kong’s economy.	· There are some significant ecological features within and in the vicinity of the PDA such as the Tai Tong Egretry and the Ecologically Important Stream at Yeung Ka Tsuen. A baseline study for the Environmental Impact Assessment (EIA) has already been commenced to ascertain the baseline condition and to facilitate the formulation of development options and mitigation measures at the next stage. The ecologically important features and landscape resources would be further assessed to confirm the environmental acceptability of the development proposals.

Table 2.3 Summary of key comments and approaches adopted to address comments collated in Stage 2 CE

Elements	Key Comments	Responses
Study Objectives	· The Study objective of better utilising brownfield for providing more housing supply was generally supported as this would help meeting territorial housing demand and providing a sustainable and liveable environment in the area. Some others suggested that YLS should be planned as a new town instead of an extension of the Yuen Long New Town, as this would strengthen the level and range of facilities provision to the future community.	· YLS is located near to Yuen Long New Town and the HSK NDA. YLS is planned as the extension of Yuen Long New Town through comprehensive transport network linking with Yuen Long New Town. It is planned for a balanced and sustainable community with all the required supporting infrastructure, commercial and community facilities to serve its future population and workers as well as the existing residential and village communities in the vicinity.
The Study Area and the PDA	· The development potential of the abandoned agricultural land located to the east of Kung Um Road/Kiu Hing Road should also be reviewed for housing or open storage uses or for relocation of the affected brownfield operations. They opined that developing this land would face fewer obstacles and have minimal impacts and nuisances to existing users in the area. · The existing “Residential (Group C)” (“R(C)”) zone on the OZP located to the west of Kung Um Road should be reviewed for high-density housing development and the portion of area located to the north of Yuen Long Highway along Ma Fung Ling Road which was also part of TYST into the PDA for comprehensive planning and development of the entire TYST.	· Extending the PDA and turning greenfield land including the abandoned farmland for brownfield uses is not supported as this would affect the greenery setting of the area, cause industrial/residential interface problems generated by freight traffic travelling through the future residential communities and create environmental issues affecting the PDA. Besides, brownfield uses are not compatible with the Country Park close by. · The suggested areas located to the west of Kung Um Road and along Ma Fung Ling Road are zoned “R(C)” and “Residential (Group B)1” respectively on the OZP and hence are not included in the PDA.
Proposed Residential Development	· Most comments indicated support to the proposed public-to-private housing mix of 60:40. However, a few commenters opined that the proportion of public housing should be increased to meet the demand for subsidised housing but others reminded that too high proportion of public housing might lead to social problems. · Some supported higher PR for the residential zones to better utilise land and meet the territory-wide housing demand. Some preferred a lower development intensity to minimise burden on infrastructure and to achieve a better urban design. Besides, the development bulk near Yeung Ka Tsuen proposed under the PODP was high and should be reduced. · Local villagers were concerned about that the high-rise housing would result in wall effect, poor air ventilation, visual impact and possible environmental degradation. A stepped building height profile and buffers along the villages were suggested to minimise these impacts.	· The proposed public-to-private housing mix of 60:40 is intended to achieve a balanced community for YLS. The ratio has made reference to the recommendation of the Long Term Housing Strategy Steering Committee. · Consideration of plot ratios for different residential zones has been given to the local character and the existing development intensities. For area located closest to Yuen Long New Town, a PR of 5 for housing has been suggested which is the same maximum domestic PR of Yuen Long New Town for residential developments. Plot ratios descend southwards to 2.4 for a more compatible built form with the surrounding rural development character including the Tai Lam Country Park in the south. · Belts of “Local Open Space” (“LO”) with width of 20m have been incorporated for leisure and recreational use of the residents. These “LO” also serve as buffer between the villages and the proposed housing. Besides, low building areas have also been incorporated in the adjoining residential zones. Stepped building height profile would also be adopted to further minimise adverse visual and air ventilation impacts to the existing villages.
Existing Residential Uses and Village Settlement	· Some affected residents requested to amend the plan to retain their existing houses as the cluster was considered a decent and well-established residential community where close ties had been developed in the community. Impact to existing burial ground should also be avoided. · Certain level of urban improvement should be provided for the villages so that the living environment would be comparable with the new developments in the PDA and would minimise potential conflicts.	· The balance of the needs of various land uses has been considered when formulating the land use proposals. After review, the plan has been amended to further minimise impacts to existing residential developments as far as possible. Permitted burial grounds near the PDA would not be affected by the YLS development. · Through the YLS development, the general living environment of the area would be improved and the existing village communities could also benefit from the newly provided facilities and infrastructure.
Proposed Open Storage and Rural Industrial Uses	· The establishment of an ‘Employment Belt’ was generally appreciated. While some commenters applauded the location of the ‘Employment Belt’, operators from SPH (i.e. along Kung Um Road) expressed that they would not move to the ‘Employment Belt’ as it was located in another ‘heung’ (i.e. Ping Shan Heung) and suggested to reserve the southern part of the Kung Um Road PDA for open storage use. Some also suggested to relocate the open storage yards the “GB” zones located to the south of TYST, the abandoned agricultural land along Kung Um Road, Tai Tong Shan Road and Tai Shu Ha Road West / East, in Pak Sha Tsuen and Yeung Ka Tsuen as agricultural activities have been dwindling and rehabilitating agricultural land was not beneficial. · Residents from TYST expressed concerns about the possible industrial/ residential interface with the ‘Employment Belt’. Some commented that non-polluting uses should be allowed in the ‘Employment Belt’ and suggested restricting the types of industrial activities. Waste recycling yards because of fire hazard and illegal dumping of waste, and concrete batching plants should not be allowed. Storage in buildings would be acceptable because of less noise and environmental impacts. Adequate buffers should be provided between the incompatible land uses. Some TYST residents opposed to the ‘Employment Belt’ as it would cause adverse environmental and visual impacts. · The ‘Employment Belt’ could not accommodate all existing open storage yards, warehouses and rural industrial uses. More land should be reserved to ensure a sustainable growth of the sector. · Some commenters opined that the proposed multi-storey compounds would effectively improve the working conditions and minimise adverse impact to the surrounding residential settlements. However, the operators were concerned about the feasibility of the proposed multi-storey compounds and the high rents of the compounds. They considered that the proposed multi-storey compounds were unsuitable for accommodating bulky and heavy materials and goods and adequate “Open Storage” zones should be provided.	· The current dispersed form of the brownfield uses does not represent efficient land utilisation and the activities also result in degradation of the rural environment such as traffic, visual and etc. To meet the territory’s housing and other development needs, consolidation of the brownfield activities could release the development potential of the brownfield land for development purposes. The Government is studying feasible measures, including accommodating some of the users in multi-storey buildings, taking the HSK NDA as a pilot case. · The proposed location in the northern part of the TYST PDA is close to Yuen Long Highway, facilitating the easy accessibility of freight traffic to the highway with the designed road system in the ‘Employment Belt’, without travelling through the residential neighbourhood to avoid industrial/ residential interface. · In view of the rural greenery of the areas surrounding the eastern and southern parts of the PDA especially the Tai Lam Country Park in the further south, locating open storage and industrial uses in the suggested areas is considered not compatible. Besides, freight traffic would have to travel through the new residential communities before entering the highway and this would bring nuisance to the future new residents of the YLS development. · When considering the land area for the storage and workshop uses in the PDA, balance has to be struck among different competing uses as there is limited land. Considerations have been taken into account by reserving land for housing and other supporting infrastructure and community and commercial uses and the retained existing residential communities. · Open space and amenity areas are reserved for public enjoyment and they could also serve as buffer to address the industrial/residential interface along the southern edge of the ‘Employment Belt’. “Other Specified Uses” annotated “Storage Use 1” (“OU(SU)1”) zone is designated along the southern part of the ‘Employment Belt’ where only warehouses and logistics centres would be allowed. Besides, the “I” zones near the TYST Interchange have been changed to “OU(Mixed Use)” on the Draft RODP. Air Ventilation Assessment (AVA) has been conducted and no insurmountable problems would be anticipated. Detailed EIA would also be conducted and further mitigation measures would be investigated if required.
Proposed Commercial Uses	· Sufficient commercial facilities which are easily accessible should be provided in the YLS development to reduce travelling to and reliance on Yuen Long New Town. The employment opportunities created were inadequate. · Retail outlets or shopping malls near the proposed PTI or the YLH for the convenience of the visitors were suggested. At the same time, street-front shops should be introduced to add street vibrancy. However, other commenters reckoned that it would be difficult to encourage commercial activities in the area as YLS would not be supported by mass transit.	· The YLS development is not served by mass transit and hence the commercial developments in YLS are primarily to serve the locals. In addition to the employment opportunities in YLS, the HSK NDA would also offer about 150,000 employment opportunities.
Proposed Community Facilities and Utility Installations	· Commenters were generally concerned about the insufficiency of the proposed G/IC facilities in coping with the existing and future population. Adequate provision of GIC facilities would be critical for YLS to be self-sustained to reduce the reliance on Yuen Long New Town. · Some local residents were concerned about the scale and adverse environmental impacts generated by some G/IC facilities particularly the noise, odour and air pollution from the fire station and utilities including the sewage treatment works, the sewage pumping station and electricity substation. They requested to locate these utilities and their ventilation outlets as far as possible from residential settlements.	· With reference to the planned population and the HKPSG, a range of GIC facilities have already been included to meet the needs of the community. These include nursery classes and kindergartens, schools, a sports centre, community hall, clinic, wet markets (provision within public residential developments subject to further studies), refuse collection points, police station, fire station and social welfare facilities. The proposed hospital in HSK NDA would also serve the YLS development. · Necessary utility installations have also been provided to support the future development. The location of these facilities are placed based on their operational needs, such as the requirement that a fire station should be placed in the centre of a district for quick access to sites within the PDA, and the sewerage facilities should be placed near strategic sewerage networks. In response to public views, the location of the fire station and sewage treatment works are relocated further south away from the villages. With engineering and technological advancements, undesirable adverse impacts such as odour and noise are also expected to be minimal.
Cultural and Historical Uses	· Some commenters suggested that YLS should take advantage of its cultural, historical, ecological and environmental resources particularly capitalising on the historical and cultural importance of Kam Lan Monastery to develop local tourism and become a district and territory-wide tourist attraction. · Strong requests were received for the retention of Kam Lan Monastery at the existing location and that the “G/IC” zone on the current OZP should be followed as the monastery was a Taoist institution established some 180 years ago. There were requests to expand the “IC” zone of Chuk Lam Ming Tong for a proposed elderly care home and to rezone the “GB” zone to “IC” zone following the existing “GIC” zone on the OZP for another Taoist temple and the proposed elderly care home.	· After review, the existing Kam Lan Monastery structures would not be affected and the “IC” zone covering its current location has been designated. The Draft RODP has preserved land for a neighbourhood elderly centre and residential care homes for the elderly cum day care units. Regarding the proposal for a Taoist temple which was zoned “GB” on the PODP, the concerned land is zoned “OU(SU)1”, “LO” and “Residential – Zone 5” (“R5”) on the Draft RODP to meet the various development needs.
Proposed Agricultural Uses	· Some commenters including villagers and green groups welcomed the preservation of active agricultural land in the southern part of TYST PDA. Some comments suggested retaining the existing farmland located in the proposed “DO” near TYST Interchange to “AGR” zone. · There were also suggestions to enhance the ecological state of the agricultural land by including a mix of wet and dry agricultural practices to provide more diverse habitats for different fauna groups. Some suggested that uses ancillary to the agricultural use including community-driven farmers market should be allowed in the “AGR” zone to facilitate developing the zone as a community leisure centre and contribute to the local economy for promoting the farming industry. · However, some queried on the ground that farming activities had declined and doubted the rehabilitation of abandoned farmland on private land, and suggested to have housing, open storage, commercial or community uses on the abandoned agricultural land. · The livestock farm operators commented that the proposed site at TYST was inadequate to accommodate all six livestock farms (three chicken and three pig farms). On the other hand, some operators of the livestock farms and green groups were concerned that the potential site for livestock farms might pose environmental nuisances/pollution to the surrounding proposed residential developments, woodland and watercourse of higher ecological value.	· The largest piece of active agricultural land in the southern part of the TYST PDA has been retained and zoned as “AGR”. As the area south of the TYST Interchange is located next to the proposed main road of the PDA, the area should be better utilised for providing commercial, public (such as open space and social welfare facilities) and transport facilities (such as parking facilities for bikes and other public transport services) with enhanced accessibility and convenient location. · The Draft RODP has reserved land at the southern part of the Kung Um Road PDA for retaining two existing pig farms and one existing chicken farm which are subject to the odour impact assessment findings. For the other livestock farms, as they are located in the central locations of the PDA, they could not be retained.
Environment and Ecology	· Some commenters said that air quality in the area was generally poor and the development scale should be reduced. They noted that the Yuen Long Nullah would be beneficial to serve as a wind corridor for better air ventilation. There were comments that there should be no net increase in pollution load and no adverse environmental impact from the developments to the Deep Bay. · Some commenters urged to impose appropriate planning requirements for ecological preservation of the watercourses of higher ecological value. The watercourses of higher ecological value and its riparian should therefore be protected by conservation zonings. Moreover, the proposed 15-meter buffer of “GB” zones on each side of the stream was also considered inadequate and a 30-meter buffer on each side was recommended. Meanwhile, it was noted that there were many other watercourses of higher ecological value in the area that were still intact and should be preserved or resurrected. · Some commenters including green groups requested to reduce the building height and PR of the adjacent “R1” zone to minimise impact to the newly identified egretry west of Pak Sha Tsuen and protect the flight corridors. Moreover, revitalised nullah which would have ecological value for wildlife by serving as egret foraging area and providing food source, should be accessible to the egrets with clearly defined flight paths. Planning instruments should also be in place to ensure that no illegal works and activities would occur at the vicinity of the egretry. Some commenters further added that adequate funding and effective management should be also provided. However, other commenters disagreed and reckoned that there were no egrets but only ordinary birds, and the designation of Tai Lam Country Park was already sufficient to provide adequate ecological protection. Some commenters mentioned that the Convention on Biological Diversity should be respected during the formulation of the Draft RODP.	· Green space network consisting of amenity areas, open spaces, green belts and pedestrian / cycling network have been included to serve as breezeways. The EIA under EIA Ordinance would be conducted to meet the latest Air Quality Objectives (AQO) released in 2014. In addition, there would be no net increase in pollution load to Deep Bay as concluded from the SIA. · Regarding the watercourses of higher ecological value, “GB(1)” zone has been introduced to cover the streams and buffer areas as a further measure to protect these watercourses and the habitats for wildlife from unauthorized encroachment and illegal dumping, while providing flexibility to the Town Planning Board to scrutinize developments under the planning permission system. · An ecological study on the egretries including a new small one identified to the west of Pak Sha Tsuen and the one in Tai Tong has been conducted as part of the EIA. In view of the separation distance between the new small egretry and the nearby proposed residential zones, significant ecological impacts to breeding egrets is not anticipated subject to findings of the Final EIA Report. Additional measures such as non-building areas (NBAs) would be stipulated in the residential zones to preserve flight lines for egrets. · The EIA was commenced in the end of 2012 and is being undertaken at the moment to recommend necessary mitigation measures and to confirm on the environmental acceptability of the development proposals, in compliance with the statutory requirements under the EIA ordinance. The Final EIA would be released for public inspection when it is completed.
Urban Design and Landscape	· Some commenters raised that there was a lack of focal point, landmark or gateway in the planning and design concept. Some commenters suggested that urban greening features such as tree planting could be well incorporated along the road and cycle track networks. · Many commenters opined that the local and district open spaces were scattered in small plots throughout the PDA, and should be consolidated into a single or a few large and continuous spaces and be placed at a central location with better accessibility. There were comments to rezone the “GB” zone in the central location of the TYST PDA to open space to replace the “DO” zone near TYST Interchange.	· Land uses near TYST Interchange have been changed from industrial uses to mixed use developments accommodating both residential and commercial uses and complemented by the PTI and open space for enhancing the gateway concept. · The locations of open space have been reviewed and amended. The “DO” near TYST Interchange is consolidated on the Draft RODP to form a larger open space. A large “DO” in ‘LOHAS Living’ Planning Area could accommodate different recreational purposes such as cycle park, as well as a “LO” corridor along Kung Um Road for a green pedestrian environment creates a green spine and completes the overall open space network. The design of the open space would also integrate with the proposed footpath and cycle track network to create an attractive and favourable walking and cycling experience.
Yuen Long Nullah	· There were different views about the decking options of Yuen Long Nullah. Complete decking of the Yuen Long Nullah was greatly supported by majority of the local stakeholders including including Rural Committees, Yuen Long District Council and members of the Planning Sub-Committee of the Land and Development Advisory Committee (PSC of LDAC). This would provide additional road space to improve traffic conditions and for cycle tracks, pedestrian walkways and the Environmental Friendly Transport System (EFTS) without land resumption. They opined that the ecological value of the Yuen Long Nullah was low and that it has posed certain health hazards and nuisances such as odour and breeding of mosquitos. The partial decking option was cost ineffective and difficult to execute. There were suggestions that Yuen Long Nullah should be decked up to West Rail Long Ping Station as well as the section along Wong Nai Tun Tsuen Road to ease traffic congestion and provide space for EFTS. · However, some local residents have reservation on the decking option as it might compromise drainage capacity, pose maintenance issues of the Yuen Long Nullah and cause flooding to the adjacent villages. As an alternative, some suggested that an elevated road could be constructed above the Yuen Long Nullah to maintain the existing drainage capacity and improve the condition while allows nullah revitalisation. · Green groups and some members of the Town Planning Board preferred undecked option for revitalisation and incorporation in the overall design framework as a water feature, unique urban landscape and local landmark. Reliance on Kung Um Road could be reduced through a range of mitigation measures while the provision of any landscaping or ecological features should not compromise the drainage performance.	· It is important to strike a balance between improving the traffic conditions of Kung Um Road and Kiu Hing Road for pedestrian safety and enhanced traffic capacity, as well as exploring revitalisation opportunities for Yuen Long Nullah. While the southern section of Yuen Long Nullah would be revitalised, three options have been presented in Stage 2 CE for the northern section. These options have been assessed on their drainage, traffic and environmental impacts to ascertain their technical feasibility. · In view of the diverse views from the public, partial decking of the northern section of Yuen Long Nullah has been proposed. Minimum decking of Yuen Long Nullah would be adopted to maximise the potential for nullah revitalisation while provide adequate space for road improvement. Although cycle track could not be provided along the northern section of the nullah, roads along the Yuen Long Nullah (i.e. Kung Um Road and Kiu Hing Road) would be upgraded to a standard one-way two-lane single carriageway with properly planned standard footpaths, which would meet traffic demand and provide better connectivity. The southern section of Yuen Long Nullah will be revitalised without decking. The proposed partial decking of Yuen Long Nullah has struck balance between the needs to provide solution space for improving traffic circulation and nullah revitalisation for creating sustainable water body.
Transport and Traffic	· There were grave concerns on the traffic impacts due to the increase in population of the various development proposals including the HSK NDA, Kam Tin South and YLS under study in the Yuen Long area as the existing transport infrastructure in the area including the roads and railway in Yuen Long New Town were at capacity. There were comments that the road networks including external links to urban area should be improved. For the intra-district transport network, concerns regarding the capacity and congestion of Yuen Long Highway, Pok Oi Interchange and along Tai Lam Tunnel were received. Comprehensive assessments on the traffic capacity of a wider area should be studied in detailed for the formulation of road network improvements. Improvement of strategic road links by connecting the southern end of the Kung Um Road PDA and Tuen Mun Road/Castle Peak Road (Tuen Mun Portion) through a tunnel across the Tai Lam Country Park was suggested. · There were concerns about the capacity of existing West Rail as there was little room for improvement and queried whether the proposed West Rail HSK Station would be implemented in time to cater the population of YLS. · Connectivity with Yuen Long New Town and the proposed HSK NDA should be enhanced. Some commenters opined that the lack of parking space and illegal on-street parking in Yuen Long New Town has worsened the traffic condition, and suggested implementing a ‘park-and-walk’ scheme at the fringe of the town centre. Proposed Local Road Network · Traffic congestion along Kung Um Road particularly at the junction near La Grove was widely discussed by local stakeholders. Despite the proposed major road running southwest from ‘LOHAS Living’ to TYST Interchange, the concentration of high-density residential developments along Kung Um Road would worsen the traffic condition and the local stakeholders considered that Yuen Long Nullah should be decked for traffic improvement. Besides, the proposed roundabout at the northern Kung Um Road for traffic improvement was considered insufficient. Moreover, residents of TYST reckoned that the ‘Employment Belt’ would create more traffic to the area and questioned whether the proposed transport network would be able to accommodate the expected working population. · Villagers were of the view that road connections and village roads (such as Lam Yu Road and Lam Hi Road) should also be improved as part of the YLS development including providing direct road access to Shan Ha Tsuen by connecting Lam Tai Road, Kung Um Road and the proposed major road (Road P1) and linking up Kung Um Road with Tai Tong Road and Tai Shu Ha Road West. However, some villagers pointed out that the proposed major road has broken the flow of ‘fung shui’. Some villagers were opened to land resumption for road widening works. · Suggestions on detailed road design were also received including all roads within the PDA should be two-way with at least dual-lane standard, elevated slip roads, elevated compact roundabouts or tunnels was preferable to allow smooth traffic. However, some residents were concerned about dangers and nuisances related to the elevated roads. Proposed Public Transport Network · In general, commenters opined that public transport should be considered as the dominant transport mode in YLS and the existing light bus and bus services should be enhanced by adding more routes and increasing the service frequency. The proposed PTI near the TYST Interchange could allow interchanging between local and long-haul buses. · There were comments that the proposed PTI located on top of an existing temporary fish market might require relocation of the fish market and this provided opportunity to reconsider the land use of the site for GIC uses. However, there were also concerns about the noise and traffic impacts from the PTI. · Meanwhile, the proposed rail-based EFTS was widely supported by the stakeholders but diverse views were received regarding its mode and alignment. There were also suggestions to extend the existing Light Rail system to YLS due to system compatibility, ease of interchanges, route comprehensiveness and general operational efficiencies. However, some did not prefer rail-based EFTS as the existing Light Rail system worsen the road traffic in Yuen Long New Town by taking up scarce road space and was not pedestrian friendly. As an alternative, ‘Bus Rapid Transit’ system could also be considered because it required dedicated lanes without taking up additional road space. In terms of the alignment, it should not be limited within YLS only and could be extended to Yuen Long New Town, the proposed HSK NDA and other neighbouring districts. Interchanges should also be provided at various West Rail and Light Rail stations for seamless integration. Proposed Pedestrian Network · Commenters agreed that a comprehensive pedestrian network should be provided for YLS including along Kung Um Road and Kiu Hing Road. Moreover, the pedestrian network should be extended to foster inter-district connectivity and pedestrian subways should be provided for easier access to Yuen Long Planning Area 13 and Yuen Long New Town. However, members from the professional institutes noted that pedestrian subways were not preferred, due to safety and security concerns. Proposed Cycling Network · Some local residents supported the promotion of cycling since the PDA were too large to travel on foot. Some commenters also opined that cycling should not be restricted as recreational activities, but should be promoted as an environmentally friendly transport option and suggested that the proposed cycling network could be planned comprehensively by providing connection with Yuen Long New Town and the existing cycling network. Ancillary facilities such as cycle parking area and signage should also be provided to facilitate the cyclists. The proposed scenic cycle track was also supported, and suggestions were received to extend the cycle track to the southern fringe of the TYST PDA and to provide cycle parking area at both entrances of the hiking trail to the Tai Lam Country Park.	· Various technical assessments have been conducted as part of this Study which demonstrate that the planned population of about 80,000 for YLS as proposed in the PODP is sustainable with the proposed infrastructure improvements such as roads, drainage and sewerage facilities of YLS. Taking account of the railway capacity and the possible new strategic highway infrastructure connecting the HSK NDA to urban area and Tuen Mun, the planned population is revised to 85,020 (including existing population of about 2,320) and preliminary results of the broad technical assessments reveal that there is no insurmountable problem arising from the proposed development. · Various road improvement proposals have been made including the construction of new roads for better connectivity between the PDA and the Yuen Long New Town, the improvement of existing roads by widening Kung Um Road and upgrading road junctions and interchanges, as well as the incorporation of traffic management strategies in terms of road design and junction management. In terms of accessibility to surrounding villages, possible road openings have also been explored and reserved on the Draft RODP to allow future connection with these villages. Villagers could take advantage of the improved public transport network for better connections to major public transport hubs such as PTIs and various West Rail and Light Rail stations. · Apart from improving the road network, public transport would be heavily promoted. Bus and light bus services are recommended to provide connection with West Rail and Light Rail Stations, while long-haul bus services would also be suggested to provide linkage to the urban areas. PTIs would be planned within the PDA, and one near the West Rail Yuen Long Station, to accommodate the proposed public transport services and the design of which would be carefully considered to minimise adverse impact and to meet with EIA standards. The TD would continue to liaise with different public transport operators to monitor the transport needs and service quality in NWNT, and the public transport needs of local residents would be reviewed and adjusted accordingly. · Moreover, support to the proposed EFTS is noted and a more detailed alignment is reserved on the Draft RODP for the possibility of connecting to the EFTS of the proposed HSK NDA to West Rail Tin Shui Wai Station. Feasibility studies on the proposed transport mode and alignment would be undertaken in the next stage, taking into consideration also the public comments received. · In order to promote sustainable development, a comprehensive pedestrian network is proposed throughout YLS and connecting with the existing pedestrian corridor in Yuen Long New Town. Similarly, cycle tracks supported by cycle parking facilities would be provided along pedestrian corridors, with connection to the existing district-wide cycle track. In addition, recreational cycling is encouraged through the provision of scenic cycle track that runs along the edge of the hillside of Ma Shan and the ‘Green Zone’. This would provide magnificent views of the countryside. Detailed alignment and design would be further studied taking into account the public aspirations. · The grave concerns on traffic and transport issues are noted. The Government will timely provide new strategic highway infrastructure connecting the HSK NDA to urban area and Tuen Mun to cope with the increased traffic demand arising from the implementation of the proposed development projects in the NWNT. For West Rail, the train compartment would increase from 7 to 8 upon the completion of “East West Corridor” and the passenger capacity could increase at least 14%. Besides, MTRC is now enhancing the signalling systems of West Rail.
Drainage and Sewerage	· In general, commenters were worried that the existing nullahs would not be able to handle the needs of YLS and assessments should take into account the increased population, the increased surface runoff from more impervious surfaces and the occurrence of rare rainstorms with significant downpour. There were general worries that the development would increase flooding risk, as the existing villages were susceptible to flooding due to low site level. · Provision of flood prevention infrastructures, such as water pumps and drains, should be in place as precautionary measures. The YLS development would provide a great opportunity for setting up a robust drainage system for the whole area including existing villages. In particular, residents of Shan Ha Tsuen suggested that drainage facilities could be constructed east of the village in the proposed “LO” zone, also making use of the open nullahs in the area. Greenery landscape features should also be planted in favour of paved surfaces, as this would decrease surface runoff and thus the risk of flooding. · In terms of sewerage, there were also concerns related to the discharge of polluted water into the drainage system, which would be eventually discharged to the Yuen Long Nullah and posed hygiene issue. It was suggested that waste water should be intercepted and treated prior to discharge. Illegal discharge should also be penalised to eradicate any adverse impacts to the environment, and policies against illegal discharge should be adopted and enforced. Besides, some commenters suggested exploring the use of treated effluent.	· DIA and SIA have been conducted and it has been concluded that the development proposals on the Draft RODP were technically feasible subject to appropriate mitigation measures. Moreover, an approx. 500 meters of new watercourses would be created along the western periphery of ‘LOHAS Living’ which could serve drainage function. The use of treated sewage effluent would also be considered. · While flooding concern of the adjacent villages is noted, drainage enhancement works at Shan Ha Tsuen have already been commissioned by the Drainage Services Department (DSD) and drainage channel would be proposed under the Study to resolve local flooding problems. The Government would continue to ensure that drains are up to its designed performance during heavy rainfall, and would conduct drainage checks and debris clearance when necessary.
Other Infrastructure Proposals	· Other proposals on infrastructural improvement were also received such as the adoption of ‘Common Services Tunnel’ to consolidate all service piping (such as water, electricity, communications), incorporation of district-wide vacuum garbage collecting system to reduce the need for garbage collection traffic, and the introduction of a district-wide wireless internet network.	· Other infrastructural proposals are duly noted and would be considered in the subsequent detailed design stage where appropriate.

Table 2.4 Summary of key comments and approaches adopted to address comments collated in Stage 3 CE

Elements	Key Comments	Responses
Study Objectives	· There were supports towards the study objective to provide land for housing development. However, some noted that it was equally important to provide adequate transport infrastructure, GIC facilities, commercial facilities and job opportunities.	· Currently, a large area of YLS is occupied by brownfield operations. The haphazard sprawl of these brownfield uses has resulted in an inefficient use of land resource, degradation of the rural environment and industrial/residential (I/R) interface problems. Through consolidation of the brownfield uses, the development potential of the brownfield land could be released and the environment could be improved. · Through comprehensive planning and improvement of infrastructure, including the connectivity to Yuen Long New Town, YLS will be developed as a southern extension of Yuen long New Town and served as one of the major sources of land supply to meet the territory’s medium to long-term housing needs (i.e. 28,500 new flats). · Comprehensive road, pedestrian and cycling networks have been planned to link YLS with Yuen Long New Town, as well as the HSK NDA. The provision of community facilities has followed the Hong Kong Planning Standard and Guidelines (HKPSG) and advice of relevant government departments. The commercial facilities are planned in the mixed commercial and residential developments, public housing and some private housing developments to serve the future population, and the residents of the existing residential developments and villages within and near the YLS development. The planned commercial and GIC uses and the Employment Belt would create about 10,500 job opportunities
Proposed Residential Developments	· There were supports for the guiding principles, planning concept and urban design framework. Diverse views were received regarding the residential development intensity. Specifically, some considered that the plot ratios of residential zones adjacent to existing villages were too high, which might create problems such as wall effect, poor ventilation and view blockage. Also, the building height of the proposed public housing near the existing low-rise developments located in the middle of Kung Um Road was considered too high and would create wall effect. More NBAs should be planned to ease the impacts.	· When considering the plot ratios for different residential zones, consideration has been given to the local character and the existing development intensities. A stepped building height profile and gradation of development intensity have been adopted. The development intensities of the proposed developments in YLS near Yuen Long New Town are higher with maximum PR of 5. The PR descends southwards to 4 and 2.4 for area near Tai Lam Country Park. This helps provide a harmonious transition of the overall built form from north to south. A lower development intensity is adopted in the TYST area to respect the existing low-density and low-rise residential developments. · “LO” zones have been incorporated for leisure and recreational use of the residents along the revitalised Yuen Long Nullah and the boundaries of the existing villages. The width of the “LO” zones is about 20m which also serves as a buffer between the villages and the proposed public housing. Besides, “low building areas” of about 10m in width have also been incorporated in the residential zones, adjoining the existing villages. All these provide a width of 30m for setback of the proposed housing developments from the existing villages. · Stepped building height profile has been adopted to minimise adverse visual and air ventilation impacts to the existing villages and residential developments. The road alignment has taken into account the prevailing wind direction to facilitate the prevailing wind penetrating into the YLS development area. The proposed public housing development with plot ratio 5 located in the middle of the development area along Kung Um Road has been relocated to the hillside next to the proposed hillside river corridor. A housing site zoned “R3” with PR 2.4 and the police married quarters have been planned near the low-rise developments.
Existing Residential Uses, and Village Settlements and Graves	· Some affected residents of Sha Ha Tsuen and in the TYST area requested to retain their domestic structures. · Some villagers proposed designating a fung shui/view corridor from the east of Shan Ha Tsuen Cheung Ancestral Hall on the Draft RODP for Fung Shui purpose. · There were comments objecting to the YLS development since the ancestral hall and graves in the western part of TYST would be affected and requests for their retention. Fui Sha Wai and Sha Ho Tsuen also requested their graves should not be affected.	· Having considered the close tie with the existing established community of Sha Ha Tsuen, the Road D1 has been re-aligned on the RODP to avoid affecting the concerned village houses of Shan Ha Tsuen. The re-aligned Road P1 will not adversely affect the road design and traffic performance. For other domestic structures that requested for retention, they could not be retained due to conflict with the planned developments including open space and road. · The view from the Shan Ha Tsuen Cheung Ancestral Hall to the Yuen Long New Town would not be affected by the proposed new developments. · The ancestral hall falls within the “OU(SU)2” zone that is planned for multi-storey building to accommodate some of the affected brownfield operations in YLS and hence could not be retained. The graves fall within the area zoned “Amenity” for slope works for the proposed road and their retention would be subject to further study. Road alignments have been adjusted after review and the graves of Fui Sha Wai and Shan Ha Tsuen would be retained.
Proposed Open Storage, Storage and workshop Uses	· Some commenters appreciated the establishment of the Employment Belt and the location which was strategically positioned next to YLH. However, operators from SPH and the Shap Pat Heung Rural Committee considered the existing operators along Kung Um Road would not move to Employment Belt in Ping Shan Heung.. · The area of the Employment Belt could not accommodate all existing operations and more land should be reserved. Shap Pat Heung Rural Committee and the stakeholders requested for the reservation of abandoned farmland near the YLS development in Yeung Ka Tsuen of SPH for the relocation of the affected operators. However, there were other views that local reprovisioning was not required opined and sites should not be close to residential neighbourhood but should be served by vehicular access. Relocation sites could be near the Liantang/Heung Yuen Wai and Man Kam To Boundary Control Points for the long-term development of the industry. · Despite the fact that the proposed multi-storey buildings were commended by some, some considered that they would be unsuitable for some operations which largely deal with the storage of large machineries and heavy materials (such as the construction equipments and materials) and open-air sites were required. · Villagers of Fui Sha Wai and existing TYST residents concerned about the potential industrial/residential interface issue. · A TYST factory operator requested to retain the factory in-situ.	· Many of these brownfield sites involve economic activities contributing to local economy and local employment. In view of this, land has been reserved in the YLS development for OS, storage and workshops and designated as Employment Belt having an area of 11 ha. The Employment Belt is close to YLH to facilitate easy accessibility of freight traffic to YLH with the designed road system under the YLS project. Without travelling through the residential neighbourhood, problems arisen from I/R interface such as noise and air pollution from goods vehicles could be avoided. · When considering the land area for the OS, storage and workshop uses in the PDA, balance has to be struck between different competing uses given the limited land resources. Technical assessments including environmental, visual impact and air ventilation have been conducted and the results indicate that the Employment Belt would not have any insurmountable problems with mitigation measures. · There is active and abandoned agricultural land in the Yeung Ka Tsuen area and Tai Lam Country Park is located to its south. Locating open storage use in Yeung Ka Tsuen is considered incompatible taking account of the existing general rural character, the impact to the agricultural land and the country park. In addition, freight traffic would have to travel through the new and existing residential neighbourhoods before entering YLH and this would bring nuisance to the residential communities. · The factory in the TYST area could not be retained as the involved land is planned for multi-storey buildings. The Government has commenced studies on the feasibility of multi-storey buildings for accommodation of some of the affected brownfield operations.
Proposed Commercial Uses	· Some considered that the provision of retail facilities was insufficient for the anticipated population increase. The provision of retail facilities should also cater the need of the villages. There were also comments that the employment opportunities were inadequate.	· The YLS development is not served by mass transit. The commercial uses in YLS are primarily serving the future and existing population. In addition to the “Other Specified Uses” annotated “(Mix Use)” zone, commercial space has been also reserved in all the public housing sites, private housing sites with plot ratios of 4 and 5. The provision of retail facilities would cater the need of both future residents of YLS and existing residents. · The RODP will provide about 10,500 employment opportunities from commercial uses, the Employment Belt and GIC facilities. The HSK NDA will provide about 150,000 new employment opportunities which span across a wide spectrum of sectors and cater for labour force of different educational attributes and skills. These provide employment opportunities not only for residents of the HSK NDA, but also for Yuen Long including YLS and Tin Shui Wai and Tuen Mun. Roads and public transport services would be planned for convenient connection between YLS and the HSK NDA for travelling between the two developments.
Proposed GIC Facilities and Utility Installations	· There were generally concerned about the insufficiency of the proposed GIC facilities and more GIC facilities such as hospital should be provided for the increased population. · Local cultural and historical qualities should be captured for developing local tourism. The land reserved for “IC” use was considered inadequate. Kam Lan Monastery welcomed the “IC” zone to retain the existing temple but requested for reservation of site for its future expansion. A heritage trail could be planned by incorporating the local characteristics in YLS and Kam Lan Monastery. Besides, Chung Yam Yuen Buddhism and Taoism Society Limited expressed the intention to develop a religious institute of its own on its own land. · More open space should be designated close to the four proposed schools near Muk Kiu Tau Tsuen. Also, the linkage between Tai Lam Country Park and the development area should be strengthened. There was comment that the open space network appeared discrete and should be strengthened. · Some commenters opined that the STW would be relocated to near the proposed hillside river corridor or in cavern, the open space, green belt and reedbed in the LOHAS Living Planning Area and this did not make the best use of land development potential for housing need. · The operator of an affected rehabilitation dormitory requested for relocation of site/premises.	· With reference to the planned population of YLS and the HKPSG and the advice of relevant bureaux and departments, a range of GIC facilities has already been included to support the future population as well as to serve the existing residents and villagers. These include nursery classes and kindergartens, primary schools, a sports centre, community hall, clinic, public markets (specific locations subject to further assessment), refuse collection points, police station, fire station cum ambulance depot, post office and social welfare facilities. · The new Tin Shui Wai Hospital and the proposed hospital in the HSK NDA will operate in coordination with the hospitals in the New Territories West Cluster in serving the residents of HSK, TSW, Yuen Long, Tuen Mun, and the YLS development. Space has been reserved at the “G” site planned for a clinic and a Residential Care Home for Persons with Disabilities. · The land reserved for “IC” use is to reflect the existing religious institutes and is considered appropriate. If there is more concrete proposal for religious development , the existing planning mechanism provides the flexibility for the concerned parties/organisation to apply related uses. A possible heritage trail in the YLS development connecting the three existing religious institute and the Shan Ha Tsuen Ancestral Hall has been designed along the amenity footpaths. · The open space system runs through the whole development area, linking up the five Planning Areas and the adjoining villages. The open space can be reached with appropriate distance for all patrons including the future residents of YLS, existing residents and villagers in the vicinity and students to access and enjoy. The linkage between Tai Lam Country Park and the development area has been strengthened by improving the road and pedestrian network at the southern part of the development area along the Kung Um Road. Besides, a “G” site has been reserved at the southern end of Kung Um Road to provide supporting facilities for the Tai Lam Country Park, such as parking and public convenience. · The “GB(1)” zone is to preserve the existing watercourse of higher ecological value. The STW has been relocated from the north as shown on the PODP to respond the villagers’ views expressed during CE2 and the reedbed is part of the blue-green infrastructure of the drainage system to further polish treated sewage effluent from the STW for nonpotable water supply. All these community facilities and utilities form part of the new town extension to support the planned population and for creation of a sustainable and green liveable community.
Proposed Agricultural Uses	· While some supported the preservation of active agricultural land, some considered that farming activities and rehabilitation were outdated and were not required. Green groups opined that the affected agricultural land within the area zoned “DO” near the TYST Interchange should be retained. · Operators of existing livestock farms expressed strong desire to continue their businesses and willingness of relocation, as the operators worried that the odour might generate interface issues and cause tension with the future residents. There was a comment that a designated area with suitable sewage treatment facilities in YLS could be planned for the livestock farms if the farms could be retained in YLS. Besides, an existing bee farm operator requested to retain the operation in its existing location. · However, villagers from Wong Nai Tun Tsuen strongly requested not to retain the pig and chicken farms located at the southern end of Kung Um Road mainly due to the odour and environmental impacts. They opined the livestock farms would pose environment nuisances to the surrounding residential developments.	· The largest piece of active agricultural land in the southern part of the TYST area has been retained and zoned as “AGR” in view of its vast size and its status as an actively cultivated farmland. As the area south of the TYST Interchange is located next to the proposed main road, the area is planned with mixed commercial and residential uses with transport facilities and open space as the ‘gateway’ of YLS. In response to the comments received, the subject “DO” has been rezoned to “DO(1)” on the RODP with the planning intention of promoting community farm through retention of some active agricultural land. The design, implementation and management would be explored at the next stage. · Since no feasible and implementable environmental mitigation measures could be identified for the odour from the pig farms to address the villagers’ grave concerns, the two pig farms located at the southern end of Kung Um Road would have to be removed and are rezoned to “G” on the RODP for government depot and for country park supporting facilities such as carparking, public convenience and visitor centre. Based on the odour assessment, with the buffer reserve on the RODP, the chicken farm located at the southern end of Kung Um Road could be retained without mitigation measure. The bee farm is located in an area designated for road, open space and government depot uses and hence could not be retained.
Environment and Ecology	· Some commenters said that the development should ensure no net increase in pollution load to Deep Bay and prevent water quality of Deep Bay from being adversely affected. There were concerns on the potential loss of other watercourses of higher ecological value as a result of the proposed developments. Some enquired about the impacts of the new watercourse on the preserved watercourse of higher ecological value at LOHAS Living Planning Area. There were comments that some of the existing streams in the TYST area should also be preserved and incorporated into the detail landscape plan from ecological and continuity perspectives. · It was important to maintain the connection between farmland and egrety nests identified in the Tai Tong and Pak Sha Tsuen areas. Attention should be paid to the newly identified egretry nests of Pak Sha Tsuen which is located adjacent to a proposed high-density residential development zone. The PR should be reduced to minimise impact to the egretry. The new watercourse could be the feeding ground for egrets. More trees should be planted along the new watercourse to enhance its ecological value. · Some concerned that the proposed two NBAs were insufficient to protect the flight paths of the nesting ardeids. The feasibility of boundary adjustment and rezoning some area into “Conservation Area” zone should also be examined along with the feasibility for incorporation of farming activity in the open space.	· The EIA under EIA Ordinance would be conducted to meet the latest AQO released in 2014. In addition, there would be no net increase in pollution load to Deep Bay as concluded from the SIA. · Regarding the watercourses of higher ecological value, the “GB(1)” zone has been introduced to cover the streams with buffer areas where several species of conservation concern (including the fish Small Snakehead and the endemic crab Somanniathelphusa zanklon, which are only found in Hong Kong) of high ecological value have been found for preservation due to their high ecological value. The zone would protect the watercourses and the habitats for wildlife from unauthorised developments and illegal dumping, while providing flexibility to the TPB to scrutinize developments under the planning permission system. The “GB(1)” zones have been extended on the RODP to cover two channelised watercourses in the TYST area located downstream of the watercourses of higher ecological value for revitalisation and ecological reason. In the extended “GB(1)” zones, the channelised watercourse has good water quality originating from clean upstream sections and has a relatively natural stream bed with good coverage of in-channel vegetation, providing cover and feeding opportunities for aquatic fauna. Species of conservation identified in upper sections can also be found in the channelised watercourses. One of the channelised watercourses will be diverted to the Yuen Long (West) Nullah by maintaining connectivity with the main watercourse and this is subject to DIA and corresponding widening works to the nullah may be needed. · An ecological study on the egretries including a new small one identified to the west of Pak Sha Tsuen and the one in Tai Tong has been conducted as part of the EIA. In view of the separation distance between the new small egretry and the nearby proposed residential zones, significant ecological impact to breeding egrets is not anticipated. To enhance the protection of egrets’ flight paths in Pak Sha Tsuen, the “DO” zone south of Sha Ha Tsuen and the “OU(Hillside River Corridor with Scenic Cycle Track)” zone have been expanded, and another “DO” has been added to the north of the egretry to create an open-air space leading to the agricultural land in the “AGR” zone in TYST and to the retention lake alongside the new river corridor.
Transport and Traffic	· There were grave concerns on the transport and traffic conditions. There were concerns about whether the WRL could accommodate the increasing population with various proposed developments even after the enhancement of signal system as the WRL had been very crowded. Besides, the traffic congestion along Kung Um Road was widely discussed by local stakeholders. There were strong requests from local stakeholders that the existing traffic problems should be addressed before implementation of YLS. · Road network towards and within Yuen Long New Town should also be expanded and improved to accommodate the accumulative impact of future urban developments in Yuen Long. The capacity of cross-district traffic networks, especially YLH, should also be considered. The concentration of high-density residential buildings along Kung Um Road (both existing and in future) would worsen the traffic condition of Kung Um Road. Local stakeholders were also concerned about the congestion at the junction near La Grove/Park Signature and other local village roads. · Noting that the partial decking proposal of Yuen Long Nullah could upgrade Kung Um Road and Kiu Hing Road to a standard two-lane roads for one-way circulation, the upgrading works should be extended to Ma Tong Road in the north and to Wong Nai Tun Tsuen in the south to improve the existing congested traffic conditions particularly the section of Kung Um Road near La Grove/Park Signature. Some suggested a direct connection of Kung Um Road to YLH in order to ease the congestion problem at Kung Um Road outside Park Signature. Some commenters suggested the proposed road network in the TYST area should be reviewed. · The proposed road along YLH would bring more traffic to the highway and to the West Rail Yuen Long Station. The proposed new road junctions connecting the Shan Ha Tsuen from Lam Tai East/West Road might encroach on the land for house development, the proposed road alignment should be amended. · There were comments suggesting upgrading village accesses in the vicinity of the existing villages including Shan Ha Tsuen, Lam Hau Tsuen and Wong Nai Tun Tsuen · In general, more public transport facilities should be provided. Public transport services should be enhanced particularly the green minibus services. The proposed EFTS was also widely supported but diverse views were received regarding its mode and alignment. Some commenters worried the EFTS might worsen the traffic flow. · There were concerns about the adverse impacts of the proposed PTI near the West Rail Yuen Long Station to the surrounding residential developments and students’ safety during operation. The PTI might affect the design and provision of facilities in the proposed IRC. Furthermore, a DC member proposed to enhance the existing PTI at Fung Cheung Road with decking of the nullah along Yau Tin East and West Road for traffic to the PTI. · The proposed pedestrian and cycling network, including scenic cycle track, was generally supported by the local stakeholders. Some commenters concerned the connection to the existing pedestrian and cycling network outside the PDA and the possibility to extend the road improvement works to the peripheral area outside PDA such as Tai Tong Road, Ma Tin Road and Ma Tong Road. A commenter also proposed designating pedestrian area along Lam Tai East Road and Lam Tai West Road. · Besides, Tin Liu Tsuen requested to re-provide a crossing across Yuen Long Nullah near the village. There is a suggestion of providing more car parking spaces near Tin Liu Tsuen. Construction of an elevated walkway from the West Rail Long Ping Station to YLS was also suggested.	· The grave concerns on traffic and transport issues are noted. The Government will timely provide new strategic highway infrastructure connecting the HSK NDA to urban area and Tuen Mun to cope with the increased traffic demand arising from the implementation of the proposed development projects in the NWNT. For WRL, the train compartment would increase from 7 to 8 upon the completion of “East West Corridor” and the passenger capacity could increase at least 14%. Besides, it is estimated that the “East-West Corridor” (including the existing WRL) can ultimately reach an hourly frequency of 28 at each direction, with 8-car trains. On this basis, the carrying capacity will increase 60% over the current 7-car trains operating at an hourly frequency of about 20. The MTRCL is enhancing its services. The measures include better platform management to ensure more even distribution of passengers at platforms or on trains and smoother passenger flow in order to increase the efficiency of train operation; increasing the train frequency when necessary at peak hours as far as possible, in order to cope with the overall demands of the passengers. For long term planning, the government will timely bid for resources and commence studies for improving the carrying capacity of the railways in NWNT beyond 2031. They include studies on enhancing or improving the existing railway lines, or even the feasibility of constructing new railways, to cope with the new traffic demands. · The location of the proposed PTI near the West Rail Yuen Long Station in Yuen Ching Road will remain unchanged since the PTI at Fung Cheung Road is further away from the West Rail Yuen Long Station. Besides, traffic congestion in Yuen Long town is a major concern and introducing more traffic to the already congested area near Fung Cheung Road is considered not desirable. The proposed PTI would be at the ground floor of the IRC. It will not create adverse traffic and environmental impacts on the surrounding residential developments and the school during operation. The proposed PTI will not affect the IRC implementation. · Various road improvement proposals had been made including the construction of new roads for better connectivity between the PDA and the Yuen Long New Town, the improvement of existing roads by widening Kung Um Road and upgrading road junctions and interchanges, as well as the incorporation of traffic management strategies in terms of road design and junction management on the Draft RODP as well as the RODP. In response to the comments received during Stage 3 CE, the road network in the TYST area has been reviewed and revised for maximising traffic efficiency. · In terms of accessibility to surrounding villages, possible road openings have also been explored and reserved on the RODP to allow future connection with these villages. The village access improvement works for Shan Ha Tsuen, Lam Hau Tsuen and Wong Nai Tun Tsuen in association with the YLS project will be included. · Regarding to the comments requested to extend the road improvement works to the north of Yuen Long Highway to Ma Tong Road and from Kung Um Road up to the southern part of Kiu Hing Road and the Wong Nai Tun Tsuen Road, the proposed road improvement works in the aforementioned area will be further reviewed. · In order to promote sustainable development, a comprehensive pedestrian network is proposed throughout YLS, including the improvement of existing footpath along Kung Um Road, and connecting with the existing pedestrian corridor in Yuen Long New Town. Similarly, cycle tracks supported by cycle parking facilities would be provided along pedestrian corridors, with connection to the existing district-wide cycle track. In addition, recreational cycling is encouraged through the provision of scenic cycle track that runs along the edge of the hillside of Ma Shan and the Green Zone. This would provide magnificent views of the countryside. Detailed alignment and design would be further studied taking into account the public aspirations. · Regarding to the request from Tin Liu Tsuen to re-provide a crossing across Yuen Long Nullah, a footbridge will be re-provided near the village entrance to facilitate villagers’ daily commuting.
Drainage and Sewerage	· In general, local stakeholders were worried that the development would increase flooding risk especially the existing villages which were susceptible to flooding due to low site level. They were concerned that existing nullahs would not be able to handle the needs of YLS. Also, sewage should be intercepted and treated before discharging onto Yuen Long Nullah to minimise pollution and any health concerns.	· DIA and SIA have been conducted and it has been concluded that the development proposals on the revised Draft RODP were technically feasible subject to appropriate mitigation measures. Moreover, new watercourses of about 500m in length would be created along the western periphery of LOHAS Living Planning Area which could serve drainage function. The use of treated sewage effluent would also be considered. · While flooding concern of the adjacent villages is noted, drainage enhancement works at Shan Ha Tsuen have already been commissioned by the DSD and drainage channel would be proposed under the Study to resolve local flooding problems. The Government would continue to ensure that drains are up to its designed performance during heavy rainfall, and would conduct drainage checks and debris clearance when necessary.
Yuen Long Nullah	· There were comments for complete decking of Yuen Long Nullah by the local stakeholders and some members of advisory bodies in order to improve the existing poor traffic conditions, and for provision of cycle tracks, pedestrian walkways and reservation of space for the EFTS. The ecological value of the nullah was considered low, and decking would avoid the need of land resumption for road widening. · Some local residents have reservation on the decking option due to concerns on the drainage performance and extent of traffic improvement. Decking might compromise drainage capacity, pose maintenance issues of the nullah and cause flooding of adjacent villages. Green groups and some members of the TPB did not support the decking of Yuen Long Nullah and requested to explore revitalisation opportunities. They questioned the need for substantial engineering works in exchange for traffic improvement, and argued that reliance on Kung Um Road could be reduced through other road improvement works/new road/transport proposals. It was also considered that the beautified nullah could become a water feature and unique urban landscape for enhancement of overall environment in the area.	· It is important to strike a balance between improving the traffic conditions of Kung Um Road and Kiu Hing Road for pedestrian safety and enhanced traffic capacity, as well as exploring revitalisation opportunities for Yuen Long Nullah. The southern section of Yuen Long Nullah would be fully revitalised without decking. Due to land constraint, the northern section of Yuen Long Nullah has been proposed with partial decking of minimum extent and revitalisation. The above revitalisation scheme has been incorporated in RODP. · Minimum decking of Yuen Long Nullah would be adopted to maximise the potential for nullah revitalisation while providing adequate space for road improvement. Although cycle track could not be provided along the northern section of the nullah, roads along the Yuen Long Nullah (i.e. Kung Um Road and Kiu Hing Road) would be upgraded to standard twolane roads for one-way circulation with properly planned standard footpaths, which would meet traffic demand and provide better connectivity. · Apart from the function for rainwater disposal, the nullahs including Yuen Long Nullah especially after revitalisation can also be regarded as a landscape design resource from a planning point of view for landscape, ecological and air ventilation. With the adoption of soft and hard landscaping and eco-hydraulics approach, the revitalised nullahs/water channels would form aesthetically pleasant water corridors while maintaining the hydraulic performance.

2.4 Consideration of Options in Landuse

2.4.1 Consideration of Alternative for the Proposed Residential Development

2.4.1.1 The proposed public-to-private housing mix of almost 6:4 is intended to achieve a balanced community for YLS. The ratio has made reference to the recommended housing mix from the recommendation of the Long Term Housing Strategy Steering Committee.

2.4.1.2 Considerations of the local character and the existing development intensities in the surroundings have been given. Located closest to Yuen Long New Town, a PR of 5 for housing at Area 2 has been suggested in the PODP, draft RODP and RODP which is the same maximum domestic PR of Yuen Long New Town for residential developments. PRs descend southwards to about 2.4 for a more compatible built form with the surrounding rural development character including the Tai Lam Country Park in the south.

2.4.1.3 Refinement to the land use proposals has been made to the RODP mainly to address public comments received during the Stage 3 CE. Regarding there was public concern on wall effect of the high-density public housing site to the existing low-rise residential cluster at Kung Um Road, the public housing site (R2.8) has been relocated to hillside “Residential – Zone 3” (“R3”) and the police married quarters have been proposed near the low-rise community. By adopting the stepped development intensity design concept, the PR of residential site (R3.1a and R3.1b) adjoining R2.8 have been increased and changed to “Residential – Zone 2 (Subsidized Sale Flats) (with commercial)” (“R2(SSF)c”) and “Residential – Zone 2 (with commercial)” (“R2c”) after review, hence to retain the housing mix for public and private housing similar as Draft RODP.

2.4.1.4 To take advantage of the transport node, the PR of the “Other Specified Uses (Mixed Use)” (“OU(MU)”) zones with PTI provision has been slightly increased for maximizing flat supply. The PR has been increased from total 3.5 (PR 2 for non-domestic and PR 1.5 for domestic) to total PR 4 (PR 2 for both non-domestic and domestic uses).

2.4.1.5 Since the pig farms at the southern end of Kung Um Road are not retained on the RODP, the “Residential - Zone 3” (“R3”) zone has been expanded to utilise the land released from the smaller buffer area for the retained chicken farm.

2.4.1.6 To protect the egrets’ flight corridors associated with the egretry at Pak Sha Tsuen, NBAs (with clear width of 50m to 120m) have been designated in the concerned residential sites. With the completion of revitalisation of Tin Tsuen Channel and Yuen Long Nullah, preservation of active agriculture land at Shan Ha Tsuen and removal of brownfield operations in the future, the proposed NBAs will take up an important role to guide the egrets to the existing and new feeding grounds within the PDA.

2.4.2 Consideration of Alternative for Optimising Building Height

2.4.2.1 Urban design principle with stepped building height from Yuen Long Town towards Tai Lam Country Park has been adopted throughout the planning process.

2.4.2.2 To have better integration with Yuen Long New Town, the surrounding topography and existing buildings, and considering the air ventilation within the area, a stepped height profile is recommended for the PDA. Taller buildings with a maximum PR of 5 would be located closer to Yuen Long New Town to capitalise upon advantages of the New Town, while the height and density would gradually descend towards Tai Lam Country Park in the south west to complement the rural character of the Country Park with a reduced PR of 2.4 and 4. The benefits of stepped buildings height from Yuen Long New Town towards the Tai Lam Country Park are to avoid and minimize “wall effect” developments along the boundary of Country Park as far as possible. Development intensity of the gateway area of TYST would be higher with PR of 4 taking the advantage of the transport node near the TYST Interchange. As existing buildings in TYST are low-rise in nature, lower PR of 1 and 1.5 are proposed to complement the existing residential communities.

2.4.3 Consideration of Alternative for the Proposed Storage and Rural Industrial Uses

2.4.3.1 The opportunity to consolidate the existing brownfield operations to release land development potential, address the industrial/residential interface problems and provide local employment opportunities were reviewed in the planning process.

2.4.3.2 To facilitate the goods vehicles to highway directly and conveniently, the storage, workshop and open storage uses are located to the immediate south of YLH in Area 1 and is designated as Employment Belt. Road network in the Employment Belt has been designed in the Employment Belt for the purpose. Within the Employment Belt, the “OU((Storage + Workshop)” (“OU(S+W)”) and the “OU(Storage Use)” (“OU(SU)”) zones are intended for the proposed multi-storey buildings to accommodate the affected brownfield operations. The proposed multi-storey buildings will also function as physical screen between the residential developments and the YLH to alleviate the road traffic noise impact, the land resources which are not suitable for domestic use will be better utilised for economic use. This concept has been adopted in the PODP, Draft RODP and RODP.

2.4.3.3 The “OU(S+W)” zone is intended to accommodate rural workshops also. Having considered that the operation of rural workshop will result in more significant noise impact than the operation of storage in building, it is proposed to locate the “OU(S+W)” zone adjacent to YLH and be surrounded by the “OU(SU)” zones for the proposed multi-storey buildings for storage only so to minimise noise impact from rural industry operations on the existing and proposed residential development. This arrangement has been adopted in the Draft RODP and RODP.

2.4.3.4 The “OU(OS)” and “OU(SU2)” zones at the south-western tip of TYST have been adjusted to exclude the existing maintenance access along its western boundary, re-align the road and the cul-de-sac and extend the eastern boundary. Regarding the local concerns about the impact to the existing graves located to the immediate south of YLH, these graves have been retained through re-alignment of roads and footpaths and exclusion from “OU(S+W)” and “OU(SU)1” zones and they are zoned “Amenity” on the RODP.

2.4.4 Consideration of Alternative for Existing Residential Uses and Cultural Use

2.4.4.1 Although the PODP retained some existing residential developments, there were still strong requested from some residents to retain their existing residential developments.

2.4.4.2 After review, the plan has been amended to further avoid and minimise impacts to existing developments as far as practicable and these well-established clusters have been proposed to be retained and mainly zoned as “R5 (Existing Development Area)” (“R5 (EDA)”) and some are zoned “Residential Zone 6” (“R6”) on the Draft RODP and RODP where appropriate.

2.4.4.3 Regarding the existing cultural use, strong requests were received for the retention of Kam Lan Monastery at the existing location in Area 1 and that the “G/IC” zone on the current OZP should be followed as the monastery was a Taoist institution established some 180 years ago and has a significant impact in the development of the Taoist religious beliefs.

2.4.4.4 After review, the existing Kam Lan Monastery structures has been retained and zoned “IC” on the Draft RODP and RODP.

2.4.5 Consideration of Alternative for Gateway at Tong Yan San Tsuen Interchange

2.4.5.1 During the Stage 1 CE, public comments are received on the “Gateway” image of YLS that was occupied by industrial uses in the PODP. Besides, strong objections were also received from the local residents in TYST about the close vicinity between industrial uses and the existing residential houses and the strong request from the residents of Hong Lok Road in TYST to retain the existing residential cluster. To meet the public comments and after assessment, the previously proposed industrial uses in TYST near Sha Ha Tsuen have been changed to mixed commercial and residential development zoned “OU(MU)”, the existing well-established residential cluster along Hong Lok Road has been retained. As a result, the extent of storage and workshop uses in the Draft RODP and RODP have been reduced in comparison with that on the PODP.

2.4.5.2 With the “OU(MU)” sites, together with the District Open Space (“DO”) proposed adjacent to the TYST Interchange, this help more explicitly expressing the “Gateway” concept. The recommended option of the mixed use of commercial and residential uses provides the flexibility to avoid/minimise the potential noise impacts from the adjacent roads by adopting a suitable layout.

2.4.6 Consideration of Alternative for Retaining Livestock Farms

2.4.6.1 There are six existing livestock farms (three chicken farms and three pig farms) in the PDA. In the PODP, all six livestock farms would be affected and a potential site for livestock yard relocation was identified within the southern end of the “AGR” zone in Area 1. The site was selected as it was located at more than 200m away from the nearest residential site and met the HKPSG requirement.

2.4.6.2 After review, about 500m buffer distance is required for an individual livestock farm to meet the odour criteria. According to the PODP, the potential site for livestock yard relocation at the southern end of the “AGR” zone near TYST in Area 1 would have only 200m buffer distance from the nearest residential zone, and would mostly likely affect the surrounding residential developments. Therefore, the livestock yard relocation has not recommended in the Draft RODP.

2.4.6.3 During the Stage 2 CE, the operators of the existing livestock farms located within and in the vicinity of the PDA have expressed strong desire to continue the business at the current locations instead of relocating / receiving compensation. Otherwise, relocation sites should be provided. As a result, an alternative option of consolidating the three affected chicken farms by expanding the area of the existing chicken farm at the southern end of Kung Um Road was considered. However, due to legal reasons, the option of a consolidated chicken farm had been dropped.

2.4.6.4 As such, to strike a balance between retaining and rezoning the livestock farms. As the two chicken farms and one pig farm are located in the central location of the PDA and retention of these farms and the required buffer areas would sterlise a large area of developable land resulting in loss of substantial number of flats, they could not be retained. For the other three livestock farms, it was proposed to retain one chicken farm (Site AGR3.1) and two pig farms (AGR3.2 and AGR3.3) at the southern end of Kung Um Road on the Draft RODP, as they are located at the southern fringe of the PDA. The livestock farms are proposed to be zoned in the “AGR” on the Draft RODP and their retention would be subject to the relevant impact assessments, at a later stage.

2.4.6.5 However, during stage 3 CE, residents from Wong Nai Tun Tsuen opposed against the retention of livestock farms, particularly the pig farms. They opined the livestock farms would pose environment nuisances to the surrounding residential development. As such, it is recommended to retain only the chicken farm, which has a relatively lower level of odour, on the RODP with the buffer reserved on the plan. As the two pig farms at the southern end of Kung Um Road will not be retained on the RODP, the sites have been rezoned to “Government” (“G”) zone for government depots which adopt green initiatives and design, and new gateway facilities to Tai Lam Country Park including parking and other supporting facilities.

2.4.7 Consideration of Alternative for the Village Resite

2.4.7.1 A “R(6)” site was originally proposed at a site adjacent to the Site E3.1 and Site DO3.1. However, retaining one chicken farm and two pig farms located at the southern end of Kung Um Road will constraint a significant portion of the PDA for development due to odour impacts, and only non-odour-sensitive land uses can be planned in the vicinity of the livestock farms. The Draft RODP has allowed about 500m buffer distance between the boundary of livestock farms and planned odour sensitive developments. The 500m buffer distance is not sufficient to avoid the odour impact should all three livestock farms be retained. In order to cater for the EIA Ordinance requirement, the Draft RODP would need to provide more than 1km buffer distance between the livestock farm and sensitive uses.

2.4.7.2 The mitigated odour impact results (i.e. removal of septic tanks) and temperature control assumptions showed that the odour impact on the “R(6)” site adjacent to the Site E3.1 and Site DO3.1 in the PODP would exceed the EIA Ordinance criteria. As such, the affected “R(6)” site has been amended to “District Open Space” as part of the Site DO3.1.

2.4.7.3 In order to replace the affected “R(6)” site to accommodate the need of resiting the affected houses, a site (which is zoned “Local Open Space” between Site DO2.4 and Site R2.2, and part of the Site LO2.3 opposite to Site R2.1b in the PODP) have been amended to “R(6)”. The location is chosen based on the consideration that “R(6)” be placed amongst the compatible environment of village houses of the existing local community environment.

2.4.7.4 Compared to the Draft RODP, a few more domestic structures have been preserved on the RODP. There was strong request to retain the four village houses of Shan Ha Tsuen which were affected by the Road P1 on the Draft RODP. Having considered the close tie established with the existing community, the RODP has retained the four village houses by shifting westward of Road P1. The re-aligned Road P1 would not adversely affect the road design and traffic performance. All the retained houses fall within the area zoned “R5(EDA)” on the RODP.

2.4.7.5 In response to the requests of the affected villagers and due to the removal of the two pig farms located at the southern end of Kung Um Road, a “R6” zone has been reserved in each of the three Residential Planning Area adjacent to the existing indigenous villages (IVs) (Sites VR1.1, 2.1 and 3.1) for the re-provisioning of the affected village houses eligible for compensation under the Village Removal Terms (VRT) so that the relocated village houses would be close to the existing communities.

2.4.8 Consideration of Alternative for Flight Lines of Breeding Ardeids

2.4.8.1 During the formulation of PODP, two breeding locations for egrets were identified outside the PDA boundary according to the ecological baseline survey. Since the updated survey for the flight path of ardeid between its breeding and foraging sites were not yet completed, measures for protection of flight corridor for egret were not considered on the PODP.

2.4.8.2 Two 30m wide non-building area (NBA) were designated between the two “R2(SSF)c” sites and two “R2c” sites on the draft RODP to protect the flight corridors of the egrets associated with the egretry at Pak Sha Tsuen, which may be impeded by the residential buildings. These NBAs also function as air ventilation and landscape view corridor. Based on the updated egretry flight-line surveys conducted during May to June 2014, a total of 14 breeding pairs comprising Eastern Cattle Egret, Little Egret, Chinese Pond Heron were recorded at the small new egretry located at the woodland fringe west of Kung Um Road near Pak Sha Tsuen (approximately 200m east of the southern end of Lam Tai East Road, and over 100m beyond the PDA boundaries). The Tai Tong Egretry located approximately 500m from the nearest PDA boundaries appeared to have been abandoned based on the 2014 surveys. In view of the separation distance between the small new egretry and the proposed “R2c” zone, and the small size of this new egretry, the proposed “R2c” zone is not considered to result in significant ecological impacts to breeding egrets (including both disturbance and displacement from their flight paths in the foraging area). Additional measures including careful design of development layout to maintain gaps/ visual corridors between buildings will be implemented to preserve sight lines for egrets flying within the “R2c” zone.

2.4.8.3 A more comprehensive scheme is proposed to protect the flight path on the RODP, which includes a 30m wide NBA designated between the two “R2(SSF)c” sites, a 30m wide NBA in East-to-West direction designated at Sites R2.6d to serve as a flight corridor for between the egretry at Pak Sha Tsuen and proposed new retention lake near Ma Shan, and Low Building Area (LBA) designated at the northeast corner of site “OU3.2a” to preserve the egrets’ flight path in North-to-South direction and provide a flight corridor leading to the fully revitalised section of Yuen Long Nullah at the southern end of Kung Um Road. The residential development site adjacent to the retention lake (i.e. Site “R2.8”) is also shifted southward to expand the building gap with the fire station (i.e. about 45m) which ensure the continuity of flight corridor from egrtry at Pak Sha Tsuen to the new retention lake. .

2.4.8.4 To further protect the egrets’ flight path, a new 90m to 135m wide district open space (DO) (i.e. site “DO 2.5”) is introduced and the width of site “DO2.4” is further widen to about 200m on the RODP which will serve as the flight corridor to protect the egrets flight path between existing egretry and the preserved active farmland at TYST, as well as providing the flight corridor to the revitalised Tin Tsuen Channel in the future.

2.4.9 Consideration of Alternative for the Active Agricultural Land, Secondary Woodland and Watercourses of Higher Ecological Value

2.4.9.1 On the PODP, there was a small area of “GB” zoned in the PODP in TYST. It was considered that this piece of woodland is fragmented and isolated from other woodlands and natural habitats at the south of Area 1. Moreover, during the ecological survey, no species of conservation importance were found within the area. It is reviewed to have low ecological and preservation value and has been excluded from "GB" in the Draft RODP and the RODP for storage, residential, open space uses.

2.4.9.2 On the other hand, it is proposed to preserve the existing sizable agricultural land existing in Area 1 and zoned “AGR”, to be in line with the planning principle of preserving the existing active agricultural land. Having considered the close tie with the existing established community of Sha Ha Tsuen, balance has been strived to avoid affecting the concerned village houses of Shan Ha Tsuen and grave while minimising the impacts to the ecological value of the retained agricultural land by careful realignment and minimal design of Road D1 on the RODP.

2.4.9.3 Through the provision of a systematic open space network which merges these preserved green features, a comprehensive series of new urban parks and green space is formed. Native species plants are inherent across the landscape scheme to help protect and enhance local biodiversity. During the formulation of the PODP, GB zone was proposed to cover the secondary woodland and vegetated hillslopes to the south of Area 1 along the hillside, which comprised native tree species with good potential for ecological rehabilitation and serves as a good buffer between the development areas and the upland habitats of higher naturalness and moderate ecological value. It is intended to define the limits of development areas and preserve existing natural and ecological features as a green backdrop to the PDA. This has been adopted in the Draft RODP and RODP.

2.4.9.4 The three land corridors adjoining the watercourse of higher ecological importance within the PDA is also zoned "GB (1)" in order to preserve the integrity of these watercourses and their riparian corridors with good water quality, contain several species of conservation concern (including the fish Small Snakehead and the endemic crab species Somanniathelphusa zanklon, which is only found in Hong Kong) and high ecological value providing linkages and corridors and to avoid unauthorised encroachment and illegal dumping. These watercourses have good species diversity and assemblages, and they act as nurseries for several aquatic species. Length of the watercourse adjacent to the proposed reedbed and STW, the watercourse surrounded by the “Agr” zone, and the watercourse between the “R5” developments within the “GB(1)” are about 350m, 650m and 400m respectively. About 15m of buffer is provided on each side of the watercourses of higher ecological value in the Draft RODP.

2.4.9.5 In response to green groups’ comments that some of the existing water channels in TYST should be also preserved and enhanced from ecological and continuity perspectives. The “GB(1)” zones in TYST on RODP have been extended to cover one channelized watercourse hence to further protect the habitats for wildlife from unauthorized encroachment and illegal dumping and integrate with the blue-green infrastructure system.

2.4.9.6 In response to the comments received during stage 3 CE for retaining the active agricultural land near the TYST Interchange, the “District Open Space” (“DO”) (Site DO1.1) has been rezoned to “DO(1)” on RODP with the intention to retain the existing active agricultural land. The design, implementation and management would be explored at the next stage. Besides, compared with the Draft RODP, the RODP would retain 2 ha more active agricultural land within the PDA.

2.4.10 Consideration of Alternative for Decking and Revitalisation of Yuen Long Nullah

2.4.10.1 It should be noted that the decking of the existing nullahs/channelised watercourses within the PDA should be avoided as far as possible. In reviewing the locations that required decking, given that there is sufficient space for road improvement works along the Tin Tsuen Channel and Yuen Long West Nullah, decking for traffic improvement is not necessary. It is proposed to revitalise Yuen Long West Nullah, Tin Tsuen Channel and the southern part of Yuen Long Nullah. Through beautification and revitalisation, these channels would integrate with open space networks for providing a better walking environment.

2.4.10.2 For the northern part of Yuen Long Nullah, the existing Kung Um Road/Kiu Hing Road are sub-standard roads. To improve the two roads as standard roads and for traffic safety reason, the Study has reviewed improvement measures to improving traffic conditions for pedestrian safety and enhanced traffic capacity with minimal impact on the existing residential development while allowing opportunities for revitalisation. The need to deck over the northern part of Yuen Long Nullah to provide solution space for traffic improvement has been assessed. In the design process, three options for the northern section of Yuen Long Nullah and associated traffic arrangements have been suggested to seek public views during Stage 2 CE.

2.4.10.3 A summary of the three options has been shown in the table below:

Table 2.5 Summary of decking options

Option	Description
Option 1 (Fully Decked)	The northern section of Yuen Long Nullah was proposed to be decked with for the provision of four traffic lanes. This option allows provision of desirable road width allowing space for bus-stops, cycle track, landscaping and streetscape improvement. In addition, provision of an efficient road network is made feasible by merging Kung Um Road and Kiu Hung Road. However, there will be limited opportunity to revitalise and beautify the nullah.
Option 2 (Partially Decked)	The northern section of Yuen Long Nullah will be partially decked for the provision of two traffic lanes. The full stretch of the open nullah will be preserved, but the nullah width for revitalisation will be reduced compared with the existing. This option allows provision of adequate road space for vehicles and pedestrians, while providing opportunity to revitalise and beautify the nullah, as well as enhancing the streetscape with greening and water feature. However, there will be no space for the provision of cycle track and amenity. Besides, the one-way road system will require de-touring of traffic and provide less direct access.
Option 3 (Undecked)	The northern section of Yuen Long Nullah will not be decked. As a result, land resumption will be required for the provision of two traffic lanes and therefore, a certain amount of existing houses would be affected. Similar to Option 2, this option allows provision of adequate road space for vehicles and pedestrians, while providing the greatest opportunity to revitalise and beautify the nullah, as well as enhancing the streetscape with greening and water feature. No cycle track and amenity will be provided. The one-way road system will require de-touring of traffic and provide less direct access.

2.4.10.4 During the Stage 2 CE, there were different views about the decking options of Yuen Long Nullah.

2.4.10.5 The complete decking of the Yuen Long Nullah (Option 1) was greatly supported by the majority of the local stakeholders and some advisory bodies. They opined that this would provide additional road space could substantially improve traffic conditions along Kung Um Road, and enable the possibility to set up cycle tracks and pedestrian walkways. The partial decking option was also thought to be cost ineffective and difficult to execute as it may require land resumption. On the other hand, this option was thought to compromise drainage capacity, pose maintenance issues of the Yuen Long Nullah and increase flooding risks to the adjacent villages.

2.4.10.6 Some of the public preferred undecked option (Option 3) for revitalisation and incorporation in the overall design framework as a water feature, unique urban landscape and local landmark.

2.4.10.7 After the consideration of public view, engineering and planning considerations, partial decking of the northern section of Yuen Long Nullah has been proposed and incorporated in the Draft RODP and has been maintained in the RODP. A number of advantages in taking this option is listed below.

· Minimum decking of Yuen Long Nullah would be adopted to maximise the potential for nullah revitalisation while providing adequate space for road improvement with minimal impact on the existing residential development on both sides of the road.

· Although cycle track could not be provided along the northern section of the nullah, roads along the Yuen Long Nullah (i.e. Kung Um Road and Kiu Hing Road) would be upgraded to a standard one-way two-lane carriageway with properly planned standard footpaths, which would meet traffic demand and provide better connectivity.

· Decking of nullah for installation of road or carpark facilities may not only end up with irreversible changes but also preclude urban design possibilities for landscape and air ventilation.

· Taking into consideration of sufficient Government Lands to carry out the road widening works for Kung Um Road/Kiu Hing Road into 2-lane, 2-way, the southern section of Yuen Long Nullah will be revitalised without decking.

2.4.10.8 It is considered that the proposed partial decking (Option 2) of Yuen Long Nullah has struck balance between the needs to provide solution space for improving traffic circulation and nullah revitalisation for creating sustainable water body.

2.4.10.9 Apart from the function for rainwater disposal, the nullahs including Yuen Long Nullah especially after revitalisation can also be regarded as a landscape design resource from planning point of view for landscape, ecological and air ventilation. With the adoption of soft and hard landscaping and eco-hydraulics approach, the revitalised nullahs/water channels would form aesthetically pleasant water corridors while maintaining the hydraulic performance.

2.4.10.10 In response to the strong local request to improve the traffic condition to the immediate north of the PDA and revitalise the nullah along the southern part of Kiu Hing Road and Wong Nai Tun Tsuen Road (up to the terminal K66 bus stop) during Stage 3 CE, it is proposed to extend the nullah decking along the Yuen Long Nullah up to the junction of SPH Road which would greatly improve the situation in view of the already congested traffic situation in the area near the junction of Kung Um Road/SPH Road. Meanwhile, road improvement works at Kiu Hing Road and Wong Nai Tun Tsuen Road will be also carried out to improve the connectivity between the YLS development and the adjoining areas at Tai Tong so as to optimise the proposed road network in YLS.

2.4.11 Consideration of Alternative for Hillside River Corridor

2.4.11.1 Residential development and local open space was originally proposed along the western boundary of Area 3 adjacent to Ma Shan on the PODP.

2.4.11.2 In order to mitigate the impact of additional surface runoff generated from the proposed development, about 10ha of land along the western boundary of the PDA along Ma Shan has been rezoned to “OU (Hillside River Corridor with Scenic Cycle Track)”, including approximate 4ha of land for reedbed on the Draft RODP and RODP. This new drainage channel is proposed for water storage and normal drainage function as well as providing an opportunity for ecological enhancement. A scenic cycle track, footpath and landscaping are proposed alongside the drainage channel for public enjoyment. A storage pond/tank has also been proposed at the southern end of Tin Tsuen Channel to provide additional storage.

2.4.11.3 The new watercourse has also been proposed to mitigate the loss of approximately 1.8km of lowland watercourses which are generally more fragmented and of lower ecological value.

2.4.11.4 The proposed scenic cycle track in Area 3 will connect woodland, watercourse of higher ecological value and agricultural land in the PDA to form a recreational network, inviting visitors and residents to enjoy the ambience of the green community.

2.4.12 Consideration of Alternative for Sewerage Treatment Works

2.4.12.1 In the PODP, it was proposed that the sewage generated from the YLS PDA would be discharge to the YLS STW within the PDA for on-site treatment, which will be located underground at the northern part of Kung Um Road (Area 2). To overcome topographical constraints and to avoid excessive sewer depth, an intermediate SPS was preliminarily proposed at the eastern side of Area 1 to pump the sewage collected in Area 1 to Area 2 where the sewage will be further discharged by gravity sewerage to the YLS STW for treatment.

2.4.12.2 In the Draft RODP and RODP, due to the scarce pollution credit in the Deep Bay Water Control Zone, the provision of reclaimed water reuse to reduce TSE discharge to the downstream receiving water bodies is considered. The treatment level of STW will be up to a tertiary level to enable for reclaimed water reuse for mainly flushing purpose in PDA and adjoining existing and future developments. While the rest of sewage effluent is suggested to be treated by secondary plus treatment (with UV disinfection and 75% nitrogen removal) and discharge to Urmston Road submarine outfall. In searching for the location of the STW, the south of Area 3 is suitable for the STW. Therefore, the proposed STW (Zoning “OU(STW)”) for on-site treatment with the reed bed has been relocated at grade to the southern end of Kung Um Road (Area 3) where a large site can be provided with a lower development intensity surrounding. The reedbed adjacent to the YLS STW has been expanded from about 3.6ha to approximate 4ha on the RODP, so that part of the tertiary TSE from the STW, which equivalent to the pollution credit gained from the removal of existing livestock farm, will be passed through the reed bed wetland for biological treatment before discharging into Yuen Long Nullah. However due to the uncertain pollution removal efficiency of the reed bed wetland, its polishing function would only be regarded as an extra provision and would not be considered in the pollution load offset balance in Chapter 7.

2.5 Implementation Programme

2.5.1 Development Staging

2.5.1.1 In order to ensure a balanced and programmed development with orderly rehousing/relocation of qualified clearees, the PDA including the associated engineering infrastructures (the Project) is proposed to be divided into four main stages for implementation as illustrated in Figure 2.1 and the target first population intake of the development of YLS is Year 2027. A summary of implementation programme is shown in Table 2.6.

Key Developments in Stage 1

2.5.1.2 Stage 1 involves fast track delivery of initial housing site at the northern part of the PDA next to Kung Um Road to facilitate first intake of population in 2027, local rehousing/initial housing site will need to be provided in Stage 1. In addition, two Village Re-site Areas will be needed in Stage 1 for re-provisioning of private lots which are subjected to VRT and to be affected in the Stage 2 development.

2.5.1.3 New road connection from the initial housing site to existing Tai Kei Leng Road and road improvement and partial nullah decking along Yuen Long Nullah to the northern most section Kung Um Road/Kiu Hing Road from YLH to Shap Pat Heung Road will also be carried out in Stage 1 to improve traffic connectivity for the initial development.

Key Developments in Stage 2

2.5.1.4 Stage 2 is mainly for developing the remaining developments in the northern part of the PDA next to Kung Um Road and the Employment Belt at TYST for multi-storey buildings and open storage site.

2.5.1.5 To support the main thrust of the YLS development, major infrastructure works including modification of TYST Interchange, construction of the slip roads and its PTI at Yuen Ching Road, STW, new sewer from YLS STW to the existing inlet chamber of the NWNT effluent tunnel at San Wai for discharging to the Urmston Road submarine outfall, SPSs, Reclaimed Water Service Reservoir , partial decking and revitalisation of Yuen Long Nullah to the south of YLH and road improvement works at the southern Kiu Hing Road and Wong Nai Tun Tsuen Road will be carried out in the Stage 2 development.

2.5.1.6 For re-provisioning of private lots which are subjected to VRT and to be affected in Stage 3, another Village Resite Area in southern part of PDA along Kung Um Road will also be needed at this stage.

Key Developments in Stage 3

2.5.1.7 Stage 3 is mainly for developing the sites and the associated infrastructure in the southern part of the YLS PDA along Kung Um Road, including the hillside river corridor, reedbed/ retention pond, and retention lake.

Key Developments in Stage 4

2.5.1.8 The final Stage 4 is mainly for developing the sites in the PDA at TYST. Major works for modification of TSWW Interchange is programmed to be carried out this later Stage 4 to avoid substantial traffic impact and diversions of undertaking modification of TYST and TSWW Interchanges at the same time.

Table 2.6 Summary of Implementation Programme

Stage	Phase	Description of Works	First Population Intake
Stage 1	1a	Initial Housing Site / Road Improvement Works · Decontamination and Site Formation Works · Internal Road, Pipe works and Landscaping · Nullah Decking and Road Works for Kung Um Road/Kiu Hing Road and New Slip Road to Tai Kei Leng Rd	2027
Stage 1	1b	Initial Housing Site / Re-site Village House · Decontamination and Site Formation Works · Internal Roads, Pipeworks, Utilities and Landscaping · Re-site Village House Construction (Zone 1 and Zone 2)	2027
Stage 2	2a	Multi-Storey Building/ Open Storage Site (To the South West of TSW West Interchange) · Decontamination and Site Formation Works · Internal Roads, Pipeworks, Utilities and Landscaping · Construction of Multi-storey Buildings · Preparation of Open Storage Site	2033
	2b	Northern Sites along Kung Um Road, Kung Um Road Improvement and FLWSR · Decontamination and Site Formation Works · Internal Roads, Pipeworks, Utilities and Landscaping · Tin Tsuen Channel Revitalisation · Kung Um Road/Kiu Hing Road/Wong Nai Tun Tsuen Road Improvement/ Yuen Long Nullah Revitalisation and Landscaping · Reclaimed Water Service Reservoir and Service Road · Re-site Village House Construction · Tin Tsuen Channel Revitalisation
	2c	External Roads (Tong Yan San Tsuen Interchange Improvement, New Slip Roads and PTI) · Decontamination and Site Formation Works · TYST Interchange Improvement and Landscaping · Yuen Long West Nullah Revitalisation · Re-site Village House Construction (in Zone 3) · New Slip Road, PTI and Landscaping
	2d	Sewage Treatment Works · Decontamination and Site Formation Works · Sewage Treatment Works and New Sewer to the existing inlet chamber of the NWNT effluent tunnel at San Wai for discharging to the Urmston Road submarine outfall Construction · Pumping Station Construction
	2e	Multi-Storey Buildings (Remaining) · Decontamination and Site Formation Works · Internal Roads, Pipeworks, Utilities and Landscaping · Construction of Multi-storey Buildings
Stage 3	3	Southern Sites Along Kung Um Road, Kung Um Road Improvement · Decontamination and Site Formation Works · Internal Roads, Pipeworks, Utilities and Landscaping · Hillside River Corridor & Retention Lake · Reedbed/ Retention Pond	2038
Stage 4	4a	Sites in TYST and Internal Roads · Decontamination and Site Formation Works · Internal Roads, Pipeworks, Utilities and Landscaping · Retention Tank	2038
Stage 4	4b	Tin Shui Wai West Interchange Improvement · Decontamination and Site Formation Works · TSWW Interchange Improvement and Landscaping	2038

Stage	Date	Key Objectives
Stage 1 CE	16 Apr 2013 to 16 Jun 2013	· Outline the key constraints on environmental, planning and engineering aspects · Solicit public views through discussions on constraints, opportunities, key issues and guiding principles which form the basis for preparing the development options and selecting the preferred option as the basis for preparing the Preliminary Outline Development Plan (PODP) for Stage 2 CE
Stage 2 CE	12 May 2014 to 14 Jul 2014	· Present the PODP for discussion after consideration of public views collected in Stage 1 CE · Gather views to formulate the draft RODP for further public consultation in Stage 3 CE
Stage 3 CE	19 January 2016 to 19 April 2016	· Present the Draft RODP for discussion after consideration of public views collected in Stage 2 CE · Gather views for the refinement and formulation of RODP