TABLE OF CONTENTS
1.3
Purpose of this Executive Summary
2.1
Appreciation of Existing Environment
2.3
Development Opportunities and Constraints
2.4
Description of the Project
2.5
Designated Projects under EIAO
2.6
Project Benefits and Environmental Initiatives
2.7
Development Programme for Project
3 Key findings of THE Environmental IMPACT ASSESSMENT
3.5
Sewerage and Sewage Treatment Implications
3.6
Waste Management Implications
3.8
Ecological Implication (Terrestrial and Aquatic)
3.10
Landscape and Visual Impact
3.11
Impact on Cultural Heritage
3.14
Impact from Electric and Magnetic Field
4 Environmental Monitoring and Audit
5 Summary of ENVIRONMENTAL outcomes
List of tables
Table
2.1 Land Use
Budget of the RODP
Table
2.3 Schedule 2
Designated Projects Under the Project
Table 2.4
Schedule 2
Designated Projects Not Under the Project
Table 2.5
Summary of
Non-Designated Projects Under the Project
Table
2.6 Preliminary
Construction and Population Intake Schedule
Table
5.1 Summary
of Key Environmental Issues Avoided/Minimised and Sensitive Areas Protected
Table
6.1 Summary of
Environmental Impacts
LIST OF FIGURES
|
Project Location Plan |
|
|
Recommended Outline Development Plan |
|
|
Locations of Designated Projects |
1
InTRODUCTIOn
1.1
Project
Background
1.1.1
The
Civil Engineering and Development Department (CEDD) and the Planning Department
(PlanD) jointly commissioned the Ngau Tam Mei (NTM) Land Use Review Study (the
Study) in November 2021 to capitalise on the development opportunities to be
brought about by the NTM Station on the proposed Northern Link (hereinafter
referred to as “NOL Main Line”). The Study aims to examine the comprehensive
development of the brownfield clusters in NTM, which was subsequently extended
to cover a nearby site as identified under the “Green Belt” Review announced in
the 2022 Policy Address for holistic planning (hereinafter referred to as “the
Project”); to ascertain the feasibility and acceptability of the Project with
technical assessments including the statutory Environmental Impact Assessment
(EIA); to formulate a Recommended Outline Development Plan (RODP); and to
conduct public engagement (PE) for increasing awareness and engagement among
stakeholders.
1.1.2
The
Northern Metropolis Action Agenda (NMAA) promulgated in October 2023 outlines
the development positioning of four major zones in the Northern Metropolis
(NM). Amongst them, the Innovation and Technology (I&T) Zone covers San Tin
Technopole (STT) and NTM. STT will be a hub for clustered I&T development,
creating synergy with the Shenzhen I&T Zone. Upon completion of the
proposed NOL Main Line in 2034, NTM will only be one station away from STT. It
is stated in NMAA that land will be reserved in NTM for use of post-secondary
education institutions, with a focus on scientific research to complement the
I&T development in STT, promoting “research, academic and industry”
collaboration.
1.1.3
The 2024 Policy Address announced to
reserve land in the NM for the “Northern Metropolis University Town (NMUT)”,
and encourage local post‑secondary education institutions
to introduce more branded programmes, research collaboration and exchange
projects with renowned Mainland and overseas institutions in a flexible and
innovative manner. It is also stated in the 2024 Policy Address that, land will
be reserved in NTM for developing the third medical school and an integrated
medical teaching and research hospital (hereinafter referred to as “Integrated
Hospital”). As announced in the 2025 Policy Address, a Working Group on
Planning and Construction of the University Town (WG) will be set up under the
Committee on Development of the NM, to study the development mode for the NMUT
and make recommendations on the positioning and vision regarding the
development of NMUT sites to devise a clear, industry-led approach. The land in
NTM can dovetail with the overall I&T development of the STT and the Hong
Kong-Shenzhen Innovation and Technology Park (HSITP) at the Loop, among others,
life and health technology industries, and to be used for joint development
with the third medical school and an Integrated Hospital. The design and
implementation of the UniTown will be duly considered by the Education Bureau
under the steer of the WG.
1.1.4
A
2-month PE was conducted between 14 November 2024 and 13 January 2025 to
solicit public views on a Broad Land Use Concept Plan developed under the
Study. Taking into account the public views collected in the PE, policy
directives, planning and engineering considerations, technical assessments as
well as departmental advice, a RODP for the NTM New Development Area (NDA) has
been formulated.
1.1.5
Locations of the Project Site (including
the proposed works sites/areas) and the Development Area are shown in Figure 1.1.
Located to the south of STT and to the northeast of Yuen Long New Town, the
total area of Development Area covers about 130 ha and is currently occupied by
Yau Tam Mei Tsuen, scattered brownfield operations, farmland/fishponds, chicken
farm, permitted burial grounds, etc. The Project comprises mainly educational
institutions, hospital, other government, institution and community (GIC)
facilities, housing, as well as the associated infrastructure works (e.g. road
networks, sewage pumping station (SPS), etc.).
1.1.6
The
NTM Station, the depot and the associated railway facilities under the NOL Main
Line within the Project Site will be implemented by another project proponent
(i.e. MTR Corporation Limited (MTRCL)), thus the construction and operation of
these railway facilities are not part of this Project. The associated
environmental impacts arising from the construction and operation of the NOL
Main Line were assessed in its approved EIA report (Register No.:
AEIAR-259/2024).
1.2
EIA
Study
1.2.1
A
Project Profile (PP) (No. PP-659/2023) for the Project based on an area of
about 129 ha identified in the earlier stage of the Study was submitted to the
Environmental Protection Department (EPD) on 9 November 2023 for application
for an EIA Study Brief under Section 5(1)(a) of the Environmental Impact
Assessment Ordinance (EIAO). An EIA Study Brief No. ESB-363/2023 was
subsequently issued on 20 December 2023.
1.2.2
Refinements
have been made to the Development Area in view of the latest infrastructure /
transportation network designs, as well as to avoid encroachment on existing
and/or planned interfacing developments (e.g. planned NM Highway). As a result,
the size of Development Area was increased from about 129 ha to 130 ha.
1.2.3
The
EIA study has been conducted for the Project in accordance with the
requirements of the EIA Study Brief (No. ESB-363/2023) and the Technical
Memorandum on Environmental Impact Assessment Process (EIAO-TM). The
purposes of this EIA study are to identify information on the nature and extent
of potential environmental impacts arising from the construction and operation
of the Project and associated works that will take place concurrently. The information
obtained in the EIA study will contribute to decisions by Director of
Environmental Protection (DEP) on:
(i) the overall acceptability of any adverse environmental consequences that are likely to arise as a result of the Project;
(ii) the conditions and requirements for the detailed design, construction and operation of the Project to mitigate against adverse environmental consequences wherever practicable; and
(iii) the acceptability of residual impacts after the proposed mitigation measures are implemented.
1.3
Purpose of this Executive Summary
1.3.1
This Executive Summary (ES)
highlights the key information and findings of the EIA study for the Project.
The outline of this ES is as follows:
· Section 2: Project
Description
· Section 3: Key
Findings of the Environmental Impact Assessment
· Section 4:
Environmental Monitoring and Audit
· Section 5: Summary of
Environmental Outcomes
· Section 6: Conclusion
2
Project DESCRIPTION
2.1
Appreciation of Existing Environment
2.1.1
The Project Site is mainly covered by the
approved Ngau Tam Mei OZP (No. S/YL-NTM/14). Area to the west of the Project
Site is covered by the approved Mai Po and Fairview Park OZP (No.
S/YL-MP/8). Area to the south of the Project Site is covered by the approved Ngau Tam
Mei OZP (No. S/YL-NTM/14), including an “Industrial (Group D)” zone. Area to
its further north is covered by the approved San Tin Technopole OZP (No.
S/STT/2). San Tin Highway borders the Project Site to the west. To the east is
the Ngau Tam Mei Water Treatment Works (NTMWTW), while hilly and mountainous
ridges formed by Kai Kung Leng (part of Lam Tsuen Country Park (LTCP)) and Ngau
Tam Shan surround the Project Site to the further south and north respectively.
2.1.2
Land
at the immediately north of the Project Site is predominantly rural in
character with low-rise building / structures embedded in a natural setting,
which include Tam Mei Barracks (TMB) of the Hong Kong Garrison. There are also
low-rise residential developments (e.g. the Vineyard and Green Crest) and a
recognised village (i.e. Wai Tsai Tsuen) to the northwest. Recognised villages
(e.g. Chuk Yuen Tsuen, San Wai Tsuen and Sheung Chuk Yuen) are situated to the
west and southwest of the Project Site, on either side of San Tin Highway. Some
domestic structures, agricultural uses (e.g. chicken farms), NTM Animal Waste
Composting Plant (AWCP) and a lard boiling factory (LBF) are located to the
south and southwest.
2.1.3
The
Project Site has a rural character, comprising:
(i) rural
settlements (e.g. Yau Tam Mei Tsuen) with mostly temporary domestic structures;
(ii) the Ngau Tam
Mei Drainage Channel (NTMDC) which dissects the Project Site, flowing east to
west and towards Deep Bay via Kam Tin River;
(iii) scattered brownfield
operations, such as logistics and freight operation, open storage,
vehicle-related operation and warehouse / workshop;
(iv) farmland and
fishponds scattered along the existing NTMDC and a chicken farm in the
southeast part of the Project Site; and
(v) two permitted burial grounds (PBGs) (i.e.
PBG Nos. YL/16 and 17) on the green knolls in the western part of the Project
Site, as well as some scattered graves located outside PBGs but within the
Project Site, including a grave of a prominent local figure at the area off
Chuk Yau Road. Though none of the graves are declared monuments and
graded historical buildings.
2.2
Need for the Project
2.2.1
As discussed in Section
1.1.1 to Section 1.1.3, the Project aims to make use of the existing
brownfield clusters and the “Green Belt” in NTM for comprehensive development,
leveraging the development opportunities brought by the NOL Main Line, with the
support of new and upgraded infrastructures proposed at the NTM.
2.2.2
To
take forward the initiatives in NMAA and the 2024 Policy Address, land will be
reserved in the eastern part of the Project Site for development of a
university town (hereinafter referred to as “UniTown”). Local
post-secondary institutions will be encouraged to introduce more innovative,
cutting-edge and high-level branded programmes at undergraduate, postgraduate
and professional levels, research collaboration and exchange projects with
renowned Mainland and overseas institutions in a flexible and innovative
manner, including cross-institution, interdisciplinary, cross-sector, and
cross-boundary collaboration. These will enable Hong Kong’s academics and
research to scale new height in international development, and facilitate the I&T
development of surrounding areas such as STT by providing talent support at
“research, academic and industry” front, promoting the integrated development
of education, technology and talents, and promoting Hong Kong as an
international hub for high-calibre talents.
2.2.3
As
announced in the 2024 Policy Address, in addition to increasing training places
of the existing two medical schools, the Government supports the plan to
establish a third medical school by local university, so as to increase the
number of doctors to support the local healthcare system in providing quality
medical services and supporting the city’s development as an international
health and medical innovation hub. Land is therefore reserved in NTM for the
third medical school.
2.2.4
Furthermore,
with the gradual development of the NM, demand for healthcare services in the
Yuen Long and North Districts will increase in future. There is a need to
provide an Integrated Hospital in NTM. The Integrated Hospital will
provide comprehensive healthcare services for the existing and planned
population in the NM. It will be equipped with specialist manpower and
related technology and apparatus to serve patients with individual highly
complex diseases in the territory. The Integrated Hospital will also
accommodate teaching, training and research facilities to complement the
development of the life and health technology industry in STT and Hong Kong at
large, promoting “research, academic and industry” collaboration. In
particular, advanced life and health technology establishments (such as
pre-clinical laboratories, animal laboratories, biological laboratories and
cell culture R&D, etc.) will be attracted to the I&T Zone, helping the
NM to become a “new international I&T city”. Considering the proposed
establishment of the third medical school at NTM, the Integrated Hospital can
also serve as a teaching hospital.
2.2.5
To
make the best use of the enhanced accessibility brought about by the proposed
NOL Main Line, a residential community is planned around the NTM Station, with
comprehensive amenities and supporting facilities to attract and retain
top-notch academics and researchers.
2.3
Development Opportunities and Constraints
Development Opportunities
High Accessibility
2.3.1
San
Tin Highway to the west of the Project Site is the main carriageway linking
other areas in Yuen Long District and the New Territories. The Project Site
will also connect with the planned NM Highway – San Tin Section via a district
distributor (DD) road (namely Road D1) for direct and convenient access to
other parts of the territory. The Project will connect to STT by a new local
distributor (LD) road to the north of the Project Site.
Enhanced Railway Network
2.3.2
The
future NOL Main Line includes an intermediate station at NTM and would serve as
the backbone of the public transport network to cater for external and internal
public transport demands.
Favourable Geographical Location
2.3.3
Located at the heart of the NM,
neighbouring STT and connected by a number of existing and planned strategic
transport links to other parts of the territory, there are opportunities for
NTM NDA to provide additional land to capture the synergistic and interactive
relationship with STT by fostering “research, academic and industry”
collaboration and the NM through physical and functional connections.
Plentiful Natural and Landscape Features
2.3.4
A number of natural and landscape
features within and surrounding the Project Site could be utilised to create
and foster a quality living environment, such as uplands and lowlands, green
knolls, ridgeline/mountainous backdrops of Ngau Tam Shan and Kai Kung Leng,
etc. There
are opportunities to revitalise the existing NTMDC
by adopting
nature-based solution with blue-green
infrastructures to enhance the ecology and biodiversity, and foster
urban-rural integration.
Resolving Land Use Interface
2.3.5
At present, the brownfield operations
in the NTM have created environmental nuisance such as odour and fixed noise,
and interface problems. Through comprehensive development with more optimal
uses, the Project provides opportunities to resolve land use interface problems
and improve
the local environment within the NDA.
Development Constraints
Environmental Constraints
2.3.6
The environmental constraints posed
by the existing and planned infrastructures and uses require considerations in
the planning of the Project include:
(i) Two existing chicken farms, a LBF and NTM AWCP are located to the southeast and southwest of the Project Site. Besides, a sewage treatment plant within TMB directly borders the northern boundary of the NTM NDA. The proposed developments under the Project need to comply with the relevant requirements to minimise potential odour impacts from these facilities/uses.
(ii) The firing range of TMB is considered as a potential fixed noise source to the proposed noise sensitive uses in the northern part of the Project.
(iii) The NTMDC connects the pond habitat upstream, with the Deep Bay wetland habitats to the west of the assessment area of the Project. It serves as a bird flight path for various waterbird species. This channel also plays a role in flood management for the surrounding low-lying area. For minimising the environmental impacts, the Project should manage run-off and water quality, maintain habitat connectivity, and minimize potential disturbances to bird flight paths. Currently, the operation of NTMDC is governed by Environmental Permit No. FEP-01/003/1998/A held by Drainage Services Department (DSD) covering drainage channel from Ngau Tam Mei to Kam Tin River near Tai San Wai.
2.3.7
Two Green Belts with PBGs and
vegetation cover the western part of the Project Site should be retained as far
as possible.
Infrastructure Constraints
2.3.8
The constraints posed by the existing
and planned infrastructures and land uses require considerations in the
planning of the Project include:
(i) The existing major distributor roads including San Tin Highway, Ngau Tam Mei Road, Chuk Yau Road, San Tam Road, Castle Peak Road – Tam Mi will likely pose air quality and road traffic noise impacts to the proposed developments in the western part of the Project Site.
(ii) The existing High Speed Rail (formerly known as Express Rail Link) runs underneath and through the Project Site in southeast-northwest orientation. The future NOL Main Line also traverses the Project Site, and the associated NTM Depot (NTD) is anticipated to pose development constraints and potential noise impacts to the developments of the Project.
(iii) The existing overhead electricity transmission lines with pylons are located to the south and east of the Project which require sufficient vertical and horizontal separation distances from adjacent proposed land uses in accordance with the requirements stated in Hong Kong Planning Standards and Guidelines (HKPSG).
(iv) The development of the NOL Main Line, including the planned NTM Station and the associated NTD within the Project Site, is being undertaken by the MTRCL separately. The railway scheme, including land area, and layout of the NTM Station, NTD, and ancillary facilities, was gazetted on 6 October 2023 and authorised on 8 April 2025. The potential interfacing challenges may arise concerning land use integration, infrastructure alignment, and construction sequencing between the railway facilities and the NTM NDA, and thus there should be close coordination to minimise the potential interface issues.
2.4
Description of the Project
Positioning and Planning Framework
2.4.1
Situated within the I&T Zone of
NM, NTM NDA lies to the northeast of Yuen Long New Town and south of STT.
Upon completion of the planned NOL Main Line, NTM will only be one station away
from STT and well connected with the rest of NM and the urban areas. Through
the proposed cross-boundary NOL Spur Line and new Huanggang Port (under
construction), NTM NDA will also enjoy easy access to HSITP, which
is the Hong Kong Park of the Hetao
Shenzhen-Hong Kong Science and Technology Innovation Cooperation Zone and
Shenzhen.
2.4.2
NTM NDA is
positioned as an Academic and Research District. More than one third of the land is proposed for developing the UniTown,
forming part of the NMUT. An Integrated Hospital is also planned to
provide comprehensive healthcare services for the existing and new population in the NM. In the western
part of the Project Site, a residential neighbourhood is planned to capitalise
on the planned railway station (i.e. the NTM Station) of the NOL Main
Line.
2.4.3
Under
the RODP, the residential neighbourhood is proposed
around the future NTM Station. Adopting a
“15-minute neighbourhood” concept, comprehensive amenities and supporting
facilities have been planned to maximise the convenience of future residents
and to attract and retain top-notch academics and researchers. A district
shopping centre atop the railway depot is proposed to provide retail, catering
and entertainment facilities to meet the needs of local residents as well as
those working or studying in NTM NDA.
2.4.4
The
UniTown is proposed at the eastern part of the NDA with proposed road connection
to/from STT and the planned NM Highway – San Tin Section. With ease of access
to STT and HSITP, the UniTown could foster
“research, academic and industry” collaboration for completing the I&T
industry ecosystem in NM. Through provision of ample student hostel places,
sports and outdoor leisure spaces, the UniTown will become a self-sustained
university neighbourhood.
2.4.5
The
Integrated Hospital is proposed at the central part of
the NDA. It will be served by Road D1 which connects to major roads like San
Tin Highway and NM Highway – San Tin Section. The hospital is within walkable
distance to NTM Station and other public transport through the planned
pedestrian network. As the Integrated Hospital can also serve as a teaching
hospital, the central location could strengthen its functional integration with
the third medical school, which will be accommodated in the UniTown in the
eastern part of the NDA.
2.4.6
The UniTown, Integrated Hospital and residential
neighbourhood will be linked up by a multi-functional blue-green spine along
the revitalised NTMDC across NTM NDA. Apart from forming part of the integrated
blue-green infrastructure to reduce flood risks and enhance environmental
sustainability, the blue-green spine will be integrated with surrounding public
open space and incorporated with pedestrian and cycle tracks connecting the key
developments in NTM NDA.
2.4.7
To
improve the external transport connectivity, a new interchange connecting
directly to San Tin Highway and two junction
improvement schemes at San Tam Road in the west and road connection to the
planned NM Highway – San Tin Section in the east are proposed to direct traffic
flow to/from NTM NDA. A new road connection to/from STT to the north is also
planned, with a view to further integrating the two NDAs within the I&T
zone. Regarding the internal road network, the existing Ngau Tam Mei Road will
be widened. A DD road (i.e. Road D1) and three LD roads (i.e. Roads L1, L2 and
L3) are proposed to connect various development sites. The proposed road
network would also connect the surrounding villages to the wider road system,
with vehicular access to existing communities maintained or reprovisioned.
Size, Scale, Shape and Design of the Project
2.4.8
Covering
an area of about 130 ha, NTM NDA can accommodate a population of about 35,400 -
38,500, with provision of about 26,000 jobs (see Figure 2.1).
2.4.9
An
overview of the key planning elements and land uses of the RODP is provided in Table 2.1 and shown in Figure 2.1.
Table 2.1 Land Use Budget of the RODP
|
Land Use |
Approximate Area (ha) |
|
Government, Institution and Community (GIC) Facilities (including the UniTown, Integrated Hospital and other GIC Facilities and Reserve) |
66 |
|
Residential (including railway topside commercial / residential development) |
19 |
|
Open Space |
13 |
|
Roads and Other Uses (including Railway and Amenity) |
29 |
|
Green Belt (including permitted burial grounds) |
3 |
|
Total: |
130 |
2.4.10
The
RODP has taken into consideration the comments collected during the public
inspection process of the PP and in the two-month PE exercise on the broad land
use concepts of NTM NDA conducted between 14 November 2024 to 13 January 2025
(the PE period).
2.4.11
For
the PE exercise, 10 roving exhibitions in Hong Kong, Shenzhen and Guangzhou,
and mobile exhibitions at 35 locations in Hong Kong were conducted. 12 briefing
sessions were conducted for various statutory and advisory bodies (including
Sub-committee on Planning, Land and Conservation of Advisory Committee on the
Northern Metropolis, Panel on Development of Legislative Council, Town Planning
and Development Committee of Yuen Long District Council, Planning Sub-committee
of Land and Development Advisory Committee, Town Planning Board and Heung Yee
Kuk), post-secondary education sector, San Tin Rural Committee, the villagers
of Yau Tam Mei Tsuen, professional institutes, brownfield operators and green
groups. A project website was also launched to ensure effective dissemination
of information related to the Project. The key environmental related comments
received from the public inspection process of the PP and the PE exercise are
summarised in Table 2.2.
Table 2.2 Key Comments Related to Environment Received During Statutory Public Inspection Period and PE Period
|
Key Issue |
Public Comments |
Consideration Taken in RODP |
|
Air Quality |
The cumulative air quality impacts should be assessed, and effective mitigation measures should be formulated to control the air pollution. Polluting industrial/commercial activities should be forbidden in order not to worsen the air quality. |
No polluting industrial/commercial activities are proposed within the Project Site.
|
|
Odour arising from the LBF and air quality impact arising from other pollution sources should be addressed to protect the interests of the community. |
• Odour and air quality impact from pollution sources have been assessed. • Details of air quality (including odour) impact assessment are provided in Section 3 of the EIA Report. |
|
|
Water Quality |
Any untreated surface run-off generated from the Project Site during both construction and operational phases should be prevented from discharging into NTMDC or its tributaries, other natural or man-made channels, stormwater drainage and wetlands directly. |
Proper drainage and sewerage systems with due consideration of avoidance and minimization of the potential water quality impacts will be adopted. Details of water quality impact assessment are provided in Section 5 of the EIA Report.
|
|
Watercourses with natural substrates and good water quality should not be destroyed and should be well protected. |
It is anticipated that removal of a few watercourses is unavoidable for site formation works under the Project. Nevertheless, NTMDC will be revitalised to bring positive impacts to the nature in NDA. |
|
|
Waste Management |
Storage, transportation and disposal of solid wastes should be under stricter monitoring and control to avoid any fly-tipping of solid wastes generated from the Project. |
• Global Positioning System (GPS) or equivalent system for tracking and monitoring of all dump trucks will be engaged to record their travel routings and parking locations for avoiding illegal dumping and landfilling. • A Trip Ticket System will be implemented to avoid illegal dumping. |
|
Ecology |
Given the high ecological sensitiveness around the Project Site, year-long ecological surveys for diverse taxa groups and habitats should be conducted in the EIA study. Additional bird survey efforts should be invested during the migratory seasons to assess the ecological impacts on migratory birds. |
A 12-month baseline ecological survey (including bird survey) was conducted. Details of baseline ecological data and impact assessment are provided in Section 9 of the EIA Report.
|
|
Eurasian Otter (Lutra lutra) could utilise the existing NTMDC and fishponds nearby. Intensive active search for field signs of Otters and the approach of employing Local Ecological Knowledge by conducting questionnaire interviews with local people should be taken.
|
There are no official published data or records of the Otter in the Project Site, and no Eurasian Otter was recorded during the baseline ecological survey. Further additional interview targeting the sightings of the Otter among the local people in NTM area was conducted upon receipt of the public comment. Based on the interview findings, no sightings of the Otter in NTM area were reported or heard by interviewees. |
|
|
Alternative alignment of the proposed road connection to/from STT should be explored to minimise woodland loss.
|
The alignment of the proposed road connection to/from STT has been reviewed and optimised with respect to engineering feasibility and other considerations to minimise the loss of woodland habitat.
|
|
|
Removal of trees and vegetation in the Project Site should be avoided as far as possible in order to reduce ecological impact, loss of habitats and urban heat island effect. Any vegetation loss in the Project should be compensated through the cultivation of native plant species. |
• It is anticipated that some trees and vegetation removal are unavoidable for site formation works. Nevertheless, the land use formulation has maximised the opportunity for open space with greening in order to reduce ecological impact including the loss of habitats as well as landscape impact. • Tree compensation is proposed to be provided at a 1:1 tree compensatory ratio at the roadside amenity areas and open space to compensate for tree loss due to the Project as far as practicable. Areas within the Project Site and off-site areas for compensatory tree planting would be explored and negotiated with relevant project proponent(s) to achieve 1:1 ratio in compensatory tree planting number as far as practicable. |
|
|
Avoidance / minimization of both direct and indirect impacts on wetland within/adjacent to Wetland Buffer Area (WBA) should be explored in both construction and operational phases. |
The Project has been carefully planned such that the works would only be situated at the existing developed area / wasteland habitat within WBA to avoid direct impact to wetland within/adjacent to WBA, and the modified watercourse within WBA would be retained. |
|
|
Off-site negative impact, such as construction noise during construction phase and human activities during operational phase, would adversely affect foraging behavior ardeids at NTMDC. |
• Construction Noise Management Plan will be prepared during pre-tender and pre-construction stages to formulate the requirement of mitigation measures, monitoring and audit programme. • Mitigation measures, such as provision of non-building area and “Open Space” along both sides of NTMDC and peripheral tree planting as screening, have been adopted to minimise the indirect impacts to ardeids during operational phase. |
|
|
Impact on Agricultural Land and Fishponds |
Agricultural land in NTM is generally in low degree of fragmentation which should be protected. Rural life and associated farmland and fishponds should be preserved in NDA developments under the concept of urban-rural integration to minimise impacts on local fisheries and agricultural industries. |
Currently, the agricultural land in NTM is scattered and mostly consists of abandoned farmland, which is assessed to have low to moderate ecological value. To maximise the utilisation of land resources, these scattered plots of agricultural land are consolidated for developing into a functional community providing land for a UniTown, Integrated Hospital and residential neighbourhood to complement with the I&T development in STT. That said, opportunities of introducing urban farming in the planned open space are allowed under the RODP. |
|
Cultural Heritage |
Direct and indirect impacts on cultural heritage items should be identified.
|
Direct and indirect impacts on the identified cultural heritage items have been assessed in Section 12 of the EIA Report. |
|
Alternatives should be further explored to avoid/minimize direct loss on the cultural heritage items identified in both construction and operational phases. |
Alternatives have been explored to avoid direct loss on Wai Cheung Ancestral Hall such that it would be preserved in situ.
|
|
|
Existing buildings with collective memories and heritage characters should be reserved to enrich the continuity of heritage. |
Flexibility for potential adaptive reuse of the building structures of the former Yau Tam Mei Primary School by future project proponents of UniTown is allowed in the RODP. |
|
|
Contingency measures should be prepared in case items of historical or archaeological importance can be spotted within the development area during construction phase. |
In accordance with the Antiquities and Monuments Ordinance (A&MO) (Cap. 53), Antiquities and Monuments Office (AMO) will be informed immediately in case of discovery of antiquities or supposed antiquities in the course of works. |
|
|
Landscape and Visual |
Yau Tam Mei Tsuen or nearby parks might contain "trees of particular interest (TPI)" which should be identified and protected in conservation plans.
|
• The findings of broad-brush tree and vegetation survey, including all TPI(s) that would be directly impacted by the Project, and the associated mitigation measures, are provided in Section 11 of the EIA Report. • Sensitivity analysis would be conducted in the detailed design and construction stages to further review and justify the need for any TPI(s) removal. |
|
Electric and Magnetic Field |
Due consideration should be given when planning developments at areas near the existing 400 kV overhead cables to the south of the Development Area to reduce potential impact of the electromagnetic field. |
It is expected that the electric and electromagnetic field generated by the existing 400 kV overhead cables should be well below the relevant exposure standards and limits, and therefore adverse impact on the proposed developments of the Project is not anticipated. |
|
Concern associated with the Proposed Revitalisation |
A buffer zone should be provided at each side of the revitalised NTMDC to provide sufficient riparian habitats and to accommodate a wide range of water flow. |
Open Space and non-building area (a combined width of 80 m) will be provided along the revitalised NTMDC (total length of about 2.2 km), serving as a buffer zone.
|
|
Additional water source might be required for the revitalised NTMDC during dry season. |
Provision for additional water source in dry season would be reviewed in detailed design stage. |
|
|
Cumulative Environment-al Impact |
Given other major developments, such as the STT, NOL Main Line and NM Highway – San Tin Section, interconnected with the Project, all the potential environmental impacts of the adjacent developments should be addressed so that the cumulative environmental impacts will not be underestimated. |
With the best available information, the cumulative impacts arising from the construction and operational phases of the identified interfacing projects have been assessed in the EIA Report. |
2.5
Designated Projects under EIAO
2.5.1
The
Development Area, covering an area of about 130 ha, constitutes a Designated
Project (DP) by virtue of Item 1 under Schedule 3 of the EIAO:
· Item 1 – An
urban development or redevelopment project covering an area of more than 50 ha.
2.5.2
In
addition, the Project also constitutes DPs under Part I, Schedule 2 of the
EIAO, which are listed in Table 2.3 and
illustrated in Figure 2.2.
Table 2.3
Schedule 2 Designated Projects Under the Project
|
Ref. No. |
Schedule 2 Designated
Project |
Work Component / Reference in RODP |
|
|
DP1 |
Item A.1 |
A carriageway for motor vehicles that is an
expressway, trunk road, primary distributor road or district distributor road |
Construction and operation of district
distributor road (Road D1) and associated road works at San Tin Highway |
|
DP2 |
Item I.1(b) |
A drainage channel or river training and
diversion works located less than 300 m from the nearest boundary of an
existing or planned conservation area |
Part of Revitalisation of Ngau Tam Mei
Drainage Channel and river diversion works located less than 300 m from the
nearest boundary of an existing conservation area |
2.5.3
The Schedule 2 DP elements listed in Table 2.4 were
identified in the PP and the Study Brief of the Project. However, the Project
no longer constitutes DP Items F.1, F.2 and H.1, Part I, Schedule 2 of the EIAO
due to the update of Project scope.
Table 2.4 Schedule 2 Designated Projects Not Under the Project
|
Schedule 2 Designated Projects in the Project Profile and Study Brief |
Relevant Work Component |
|
|
Item F.1 |
Sewage treatment works with an installed capacity of more than 15,000 m3 per day |
Only SPS and sewerage provided |
|
Item F.2 |
Sewage treatment works with an installed capacity of more than 5,000 m3 per day; and a boundary of which is less than 200 m from the nearest boundary of an existing or planned (i) residential area; (ii) place of worship; (iii) educational institution; (iv) health care institution; (v) site of special scientific interest; (vi) site of cultural heritage; (vii) bathing beach; (viii) marine park or marine reserve; (ix) fish culture zone; or (x) seawater intake point |
|
|
Item H.1 |
A 400 kV electricity substation and transmission line |
Only two 132 kV electricity substations proposed |
2.5.4
Apart
from the Schedule 2 DP elements presented in Table 2.3 above, there are a number of non-DP elements in the RODP as
summarised in Table 2.5. Details of Project’s elements are presented in Section
2.4 with their locations shown in Figure 2.1.
Table 2.5 Summary of Non-Designated Projects Under the Project
|
Non-Designated Project |
Sub-Element |
|
Education |
University Town (Post-secondary Education Use) |
|
Primary School |
|
|
Secondary School |
|
|
GIC Facilities |
Integrated Hospital |
|
Ambulance Depot |
|
|
Community Recycling Centre |
|
|
Electricity Substations (ESS) |
|
|
Fire Station and Departmental Staff Quarters |
|
|
Indoor Sports Centre |
|
|
Library |
|
|
Refuse Collection Points (RCPs) |
|
|
Sewage Pumping Station |
|
|
Staff Quarters |
|
|
Residential Development |
Private Housing |
|
Dedicated Rehousing Estate |
|
|
Open Space |
Recreational Facilities and Landscaping |
|
Amenity |
Roadside Amenity |
|
Green Belt |
- |
|
Other Specified Uses |
Other Specified Uses (Railway Depot with Commercial/Residential Development) |
|
Other Specified Uses (Railway Depot with Public Open Space) |
|
|
Road |
Local Roads |
2.6
Project
Benefits and Environmental Initiatives
2.6.1
The Project aspires to capitalise the
development potential brought about by the NTM Station of NOL Main Line by
replanning the brownfields and adjoining area for supporting the future development of Hong Kong.
Meanwhile, the proposed UniTown will offer space for activities relating to R&D
and groom high-calibre talents to support the I&T development in STT,
promoting “research, academic and industry” collaboration, as well as training
more doctors to dovetail with Hong Kong’s development as an international
health and medical innovation hub. Apart from
providing comprehensive healthcare services for the existing and new population
in the NM, the Integrated Hospital will be developed into a three-in-one
teaching, training and research facility, providing training for medical and
healthcare professionals, and conducting clinical trials and scientific
research to facilitate the advancement of patient care. Through the Project, GIC facilities will be provided
to support the existing and future residential population in the NM and along
the future NOL Main Line.
2.6.2
The Project could deliver a range of
benefits and bring in environmental initiatives as follow:
Direct Benefits
(i) Northern Metropolis Synergy – With the vision to develop NM into a “New International I&T City”, NMAA outlines the strategic positioning and development themes of the four major zones in NM. Amongst them, the I&T Zone covers STT and NTM. STT will be the hub for clustered I&T development and the core of industry development of the entire NM. It is also proposed that land be reserved in NTM for use of post-secondary education institutions, with a focus on scientific research, to complement the I&T development in STT, promoting “research, academic and industry” collaboration. Through leveraging physical and functional connections with STT, the future planning of NTM NDA should aim to capture the synergistic and interactive relationship with STT and the other major development areas in NM, with a view towards fostering integration between the two NDAs within the I&T Zone and NM.
(ii) Nurture and Attract Talent – To complement the positioning of NTM NDA as an Academic and Research District, a worker- and student-friendly university town vibe will be developed to groom high-calibre talents to support I&T development in STT, tie in with the Government’s objective of building Hong Kong into an international post-secondary education hub. The planning and urban design of the NDA should target to facilitate knowledge exchanges and cultivation of innovative ideas. On the other hand, a comprehensive residential neighbourhood with commercial, leisure and GIC facilities should be planned to foster a quality living environment for residents and talents. This would in turn attract and nurture talent to provide manpower for supporting industrial development. Housing mix of the NDA should complement the positioning of NTM NDA as an Academic and Research District.
(iii) Versatile Community – To create a liveable area for the future population for NTM NDA as well as supporting the wider developments in NM, an integrated community with adequate and quality urban services and community facilities would be provided in NTM NDA to support the territorial housing demand with an emphasis on “live, learn, play and work”. To optimise the strategic location in NTM NDA, a large portion of land is reserved for the UniTown. Other key district facilities including healthcare and other supporting GIC facilities are also planned to serve NTM NDA and the wider communities. A residential neighbourhood with comprehensive amenities and supporting facilities is planned around the future NTM Station, to enable the residents to reach the GIC facilities for daily necessities, open space and major transport facilities by walking or cycling. A wide range of community facilities are also planned in NTM NDA to develop the area as a vibrant and liveable community to attract and retain global academics and researchers.
(iv) Meet
Long-term Housing Needs of Hong Kong – The Project will provide about
12,600-13,800 new flats, including private housing and dedicated rehousing
estate to meet long-term housing needs of Hong Kong. Also, student
hostels and staff quarters in the UniTown, and government departmental quarters
will be provided.
(v) Home-job Balance to
Reduce Cross-district Commuting – Through a mix of
educational, healthcare, commercial, community and government land uses, the
Project will generate approximately 26,000 jobs. To complement the positioning
of NTM NDA as an Academic and Research District, predominantly private housing
will be provided in the area, which can enrich the choices of accommodation for
teaching / research and hospital staff, reducing the need for cross-district
commuting and improving home-job balance.
(vi) Multi-functional
Blue-green Spine – The current NTMDC will
be revitalised, and the riverfront will be integrated with blue-green
infrastructure to reduce flood risks and enhance environmental sustainability.
Leisure and recreational uses will be integrated to create pleasant and
engaging public spaces. The blue-green spine will also form a key east-west
transit corridor incorporated with pedestrian walkways and cycling tracks
across the entire NDA that enhances connectivity within the urban fabric and
facilitates social interactions.
(vii) Provision of GIC
Facilities – The Project has proposed a wide range
of GIC facilities to support both existing and planned local population, as
well as regional and territorial demand on specific aspects. The proposed GIC
facilities include educational, recreational and healthcare facilities such as
the Integrated Hospital.
(viii) Enhance Land Efficiency and Rural
Environment – At present, there are about 22 ha of brownfields clustered in the
Project Site, including logistics and freight operation, open storage,
vehicle-related operation and warehouse/ workshop, etc., which produce adverse
environmental, traffic and visual impacts to the neighbourhood. With the
proposed developments and infrastructures, land use efficiency would be
enhanced and the overall environment in the area can be
significantly improved.
(ix) Improve Sewerage
System Provision – The Project will
improve the existing sewerage
infrastructure with new sewerage networks and a new SPS, which would benefit
both the population of the nearby existing residential development / villages
and the proposed developments under the Project. Water quality would be improved by the
introduction of new sewerage networks to the currently unsewered areas
(x) Improve Transport
Connectivity and Community Services to the Existing Villages and Residential
Development in the Vicinity of NTM – Existing
villages and residential developments can be benefited from the newly planned
GIC facilities, open space and improved rail-and-road transport connectivity,
and other infrastructure services brought by the Project. These enhancements
provide collective benefit and contribute to improve the quality of life of the
existing villages and residential developments in the vicinity of the Project.
(xi) Improve Stormwater
Management and Climate Resistance – The proposed revitalised NTMDC and retention tanks would mitigate
potential flooding issue and enhance the overall stormwater management
system. By increasing the channel’s capacity and naturalizing its flow
through ecological design features, the revitalised NTMDC not only enhance its
ecological function but also
effectively convey stormwater run-off while reducing peak flow rates. The
proposed retention tanks serve as critical flood attenuation facilities,
temporarily storing excess stormwater during heavy rainfall events to prevent
downstream flooding. The improved stormwater management also enhances climate
resilience by better handling intense rainfall and extreme weather, reducing
flood risks and increasing the area’s adaptability to climate change.
Environmental Benefits and Initiatives
(i) Revitalisation of the NTMDC – By integrating sustainability principles with engineering, Hong Kong’s completed river revitalisation projects[1] demonstrate how infrastructure can simultaneously achieve environmental and social objectives - bringing life back to the city’s waterways and setting a benchmark for urban ecological design. Upon completion of revitalisation works at previously concrete lined drainage channels, river ecosystems can be restored and biodiversity will be enhanced through the promotion of wildlife growth. The revitalised rivers serve to reconnect urban communities with nature. Post-revitalisation surveys1 have recorded a resurgence of native species (including bird, fish and dragonfly species) which indicate the improvement in the ecological health of these waterways. Similar to Hong Kong’s earlier successful river revitalisation initiatives, the treatments for the NTMDC including channel widening, flattening of the southern riverbank, as well as incorporating green and eco-conservation elements, such as planting a variety of vegetation and mimicking natural stream environments, are proposed for the revitalization of NTMDC. The slopes of NTMDC will be transformed into planting areas, and new plantings including riparian species would be introduced to enhance aquatic habitats and support the implementation of blue-green infrastructure. The planting of native vegetation and creation of wildlife environments will also maximise biodiversity and promote environmental sustainability. These treatments would bring positive impacts to the nature, as well as the future population of NTM, whereby the overall ecological value and biodiversity would increase. It is expected that the enhanced habitats could provide more ecological resources for the waterbirds species of conservation importance, such as Citrine Wagtail, Great Egret, Little Egret and White-throated Kingfisher. The details of the revitalisation features and ecological enhancement measures will be further developed following Drainage Services Department Practice Note No. 3/2021 Guidelines on Design for Revitalisation of River Channel, and design elements will be agreed with relevant parties and departments during detailed design stage.
(ii)
Integrated Walkability, Cycling, and
Open Space Network – The Project
promotes sustainable, low-carbon mobility and active lifestyles through a
comprehensive, people-centered network of pedestrian walkways and cycle tracks.
This network connects key destinations – including UniTown, Integrated
Hospital, public transport hubs, residential neighbourhood, retail outlets and
community facilities – via elevated, covered, and barrier-free routes. The open
space provision meet the enhanced provision of 3.5 m2 per person under Hong Kong 2030+. The robust cycling
network integrates with existing tracks, including connections to the New
Territories Cycle Track Network along Castle Peak Road and an arterial route
connecting major activity nodes across the NTM NDA.
(iii) Preservation of Points of Local Historical Interests – Preservation of points of local historical interests
has been considered in the RODP, taking into account the public comments
obtained during the PE (Table 2.2 refers), to promote cultural
sustainability. Notably, Wai Cheung Ancestral Hall is proposed to be preserved
in situ allowing flexibility for future adaptive use within a planned open
space. The open space surrounding Wai Cheung Ancestral Hall could be utilised
for public to interact, relax and hold local community events. Subject to the
detailed design in later stage, the former Yau Tam Mei Primary School, valued
for its social significance, as a sole source of education in Yau Tam Mei
Tsuen connecting many descendants of the village, and possesses some historical
value as an embodiment of various acts of local benevolence recorded throughout
its history, is also proposed to be preserved in
situ within UniTown for potential adaptive reuse. This could provide the future
students/teaching staff with a tangible link to the educational past of
NTM. It is worth to note that both buildings are neither declared
monument nor graded historic building, and their preservation, conservation and
protection is not required under EIAO-TM.
2.7
Development
Programme for Project
2.7.1
The Project would be commissioned in
phases with the first population intake in Year 2033. Construction of the
Project is scheduled to commence in early Year 2027, with completion targeted
by 2036 to accommodate the intake of residential population, the UniTown and
Integrated Hospital. The preliminary construction schedule under various phases is
summarised in Table 2.6.
Table 2.6 Preliminary Construction and Population Intake Schedule
|
Area |
Rationale of Phasing |
Earliest Date for Commencement of Infrastructure Works |
Earliest Date for Availability of Land for Building Works |
Anticipated First Occupation/ Population Intake Date |
|
|
Phase 1 |
• DRE site (RSc.1) • Integrated Hospital (G.8) & adjacent ESS site (G.9) • Part of UniTown (G.11) • Sewage pumping station (G.1) • Road network connecting to the Integrated Hospital |
• Early handover of the sites for building works (by others) |
Q1 2027 |
Q4 2028 |
2033 for DRE site |
|
Phase 2 |
• Remaining UniTown (G.6, G.10, G.11, G.12) • Residential Site (R.3, R.4) • Remaining G/ICs, School (E.1 & E2), Open Space (O.2, O.5-O.7), Amenity Areas • Majority of road network • NTMDC |
• To commence infrastructure works for targeted population intake • To allow early handover of UniTown |
Q3 2028 |
Q2 2031 |
Q2 2034 |
|
Phase 3 |
• Residential Site R.1, R.2 • Remaining open space • Remaining roadworks, landscape works, riverside & site formation works |
• To suit the programme of interfacing projects |
Q3 2030 |
Q3 2032 |
Q2 2036 |
2.7.2
Phase 1 comprises of site clearance and site formation
of sites that would require early completion for handover, including DRE site
“RSc.1”, Integrated Hospital “G.8”, ESS “G.9”, part of UniTown “G.11", sewage pumping station at “G.1” and road network
connecting to the Integrated Hospital. The population intake of the DRE site is
expected to be in Year 2033.
2.7.3
This phase of development aims to support
the remaining UniTown and population intake projected for the year 2034, along
with the essential supporting infrastructures. Majority of
these areas consist of main road network and road connection from existing road
networks. There will be interface with NOL Main Line in this phase.
2.7.4
The
major site formation and infrastructure works (including site clearance) in
this development phase will include:
(i) Site formation and development for key infrastructures including
retention tank, RCPs and utilities laying, etc.;
(ii) Site formation and
development for remaining areas of UniTown to facilitate completion for
handover;
(iii) Site formation for
R.3 and R.4;
(iv) Site formation and
development for “E” and “G” sites such as primary school, etc.;
(v) Road improvement to
Chuk Yau Road, Ngau Tam Mei Road and San Tam Road;
(vi) Construction of
Road D1, proposed road connection to/from STT, Road L1, Road L2, Road L3,
associated junction works and slip roads connecting San Tin Highway and local
roads, pedestrian and cycling connectivity including cycle bridge, associated
pedestrian walkway and cycle tracks;
(vii) Site clearance and
revitalisation of NTMDC; and
(viii) Construction of associated open space
and amenity areas.
2.7.5
The development in this phase is to support
the remaining population intake in Year 2036 and to develop the remaining sites
that are currently occupied by the transitional housing project in the western
part of the NDA and NOL Main Line works area. There will be interface with the
transitional housing and NOL Main Line in this phase.
2.7.6
The
major site formation and infrastructure works in this development phase will
include:
(i) Site formation for R.1 and R.2 after demolition of the transitional
housing;
(ii) Development of open
space after demolition of the transitional housing; and
(iii) Remaining
roadworks, landscape works, riverside and site formation works.
3
Key findings of THE
Environmental IMPACT ASSESSMENT
3.1
Approach
to the EIA
3.1.1
The EIA process provides a means of
identifying, assessing and reporting the environmental impacts associated with
the construction and operation of the Project based on the engineering design
information available at this stage. It is an iterative process that has
been followed in parallel with the formulation of the RODP to identify the
potential environmental issues of various design options, and develop
alternatives as well as appropriate mitigation measures to be incorporated into
the design, construction and operation of the Project. Public views
obtained from the PE exercise have also been considered and incorporated into
the formulation of the RODP and the EIA process where appropriate.
3.1.2
Mitigation measures have been
proposed, where required, to avoid potential environmental impacts, or minimise
or mitigate the impacts to acceptable levels. In addition,
environmental benefits have been incorporated into the Project, where possible.
3.1.3
The findings of this EIA study have
determined the likely nature and extent of the following environmental impacts
predicted to arise from the construction and operation of the Project:
· Air Quality Impact;
· Noise Impact;
· Water Quality Impact;
· Sewerage and Sewage Treatment Implications;
· Waste Management Implications;
· Land Contamination;
· Ecological Implication (Terrestrial and Aquatic);
· Fisheries Impact;
· Landscape and Visual Impact;
· Impact on Cultural Heritage;
· Hazard to Life;
· Landfill Gas Hazard; and
· Impact from Electric and Magnetic Field.
3.2
Air
Quality Impact
3.2.1
Assessment of potential air quality
impacts arising from the construction and operation of the Project has been
conducted in accordance with the criteria and guidelines as stated in Annexes 4
and 12 of the EIAO-TM as well as the requirements given in Section 3.4.3 and
Appendix B of the EIA Study Brief. The assessment area for air quality impact
assessment is within 500 m from the boundary of the Project
Site.
Construction Phase
3.2.2
Potential air quality impact from the
construction works of the Project would mainly be related to construction
activities of excavation, material handling, spoil removal and wind
erosion. Construction activities of the concurrent projects within 500 m
assessment area would also pose cumulative construction air quality impact.
With the implementation of mitigation measures together with the recommended
air quality control measures including frequent watering on active works areas,
exposed areas and unpaved haul roads and other site management measures such as
good site practices, and environmental monitoring and audit (EM&A)
programme, no adverse air quality impact on the existing and planned air sensitive receivers (ASRs) in the vicinity of the
works sites would be anticipated during the construction phase.
3.2.3
Vehicular emissions induced from the
use of non-road mobile machinery (NRMMs) will cause potential air quality
impact to the ASRs. According to DEVB TC(W) No. 1/2015, NRMMs with
exempted label under the Air Pollution Control (NRMM) Regulation shall
be avoided. The equipment would also be properly maintained to minimize
any emissions. On-site power supply for NRMMs will be provided and the
use of diesel generators and machinery will be avoided during the construction
stage as far as practicable to reduce air emissions. The use of electrified
NRMMs, which is unlikely to cause significant smoke and gaseous emissions, will
also be adopted as far as practicable. Activities involving the use of
non-electrical NRMMs should be located as far away as possible from the nearby
ASRs, and careful scheduling of nearby construction works involving NRMMs could
be managed by close coordination or collaboration among construction
sites. Therefore, no adverse air quality impact is expected from the operation
of the NRMMs.
Operational Phase
3.2.4
Cumulative
air quality impact arising from the vehicular emission
from existing and planned open roads, proposed transport facilities including
Transport Interchange Hub (TIH) and Public Transport Terminus (PTT), and heavy
goods vehicle/coach parking sites, as well as the existing and planned
industrial emissions within 500 m assessment area has been assessed, and there
would be no adverse air quality impact on the existing and planned ASRs.
3.2.5
Cumulative
odour impact arising from existing odour sources (i.e. two chicken farms, a
LBF, a sewage treatment plant at TMB) and the proposed SPS has been assessed.
For the existing odour source, operation of LBF is regularly monitored to
ensure compliance with the requirements and conditions set out in the offensive
trade license (OTL), as well as the Public Health and Municipal Services
Ordinance (Cap. 132) and its subsidiary legislations. For the proposed SPS,
appropriate odour control measures, such as full enclosure of odour sources
with negative pressure and provision of odour removal system with odour removal
efficiency of at least 95% (>99.5% removal for H2S) at the
ventilation exhaust, should be implemented.
3.2.6
Proper
planning on the location of air sensitive uses at Sites OU(RDCRD).1, G.6 and G.13 will be
adopted such that no air sensitive use, including
openable window, fresh air intake and recreational use in open space, within
the odour exceedance zone.
3.3
Noise Impact
3.3.1
Assessments of potential noise
impacts arising from the construction and operation of the Project have been
conducted in accordance with the criteria and guidelines as stated in Annexes 5
and 13 of the EIAO-TM, and the requirements given in Section 3.4.4 and Appendix
C of the EIA Study Brief. The assessment area covers the NSRs within 300
m from the boundary of the Project Site.
Construction Phase
3.3.2
Assessment
on potential construction noise impact arising from the Project has been
conducted qualitatively. The assessment results indicate that, with
implementation of appropriate mitigation measures including quieter
construction methods, good site practices and temporary barriers, etc., no
adverse construction noise impact would be anticipated. A Construction
Noise Management Plan (CNMP) containing the quantitative construction noise
impact assessment, the construction noise monitoring and audit programme during
the construction phase will be submitted to EPD.
Operational Phase
3.3.3
Road traffic noise impact assessment
has been conducted. The predicted overall noise levels would exceed the
respective noise criteria at a number of noise sensitive receivers (NSRs) in
the unmitigated scenario. For the existing NSRs where the overall traffic noise
level exceeded the criteria, all feasible direct mitigation measures such as
noise barrier and low noise road surfacing have been considered and exhausted.
The Project roads noise levels at all these NSRs would comply with the relevant
noise criteria and the Project roads contributions to the overall noise levels
would be insignificant, i.e. less than 1.0 dB(A). No further mitigation
measures are therefore required for these existing NSRs. For the planned
NSRs, with the proposed noise mitigation measures in place, the
predicted noise levels at all planned NSRs within the Development Area would
comply with the traffic noise criteria.
3.3.4
A qualitative assessment on impacts
from fixed noise sources has been conducted. In view of the large separation
distance between the existing fixed noise sources and the planned NSRs, and
that the impact from the planned fixed noise sources could be effectively
mitigated by implementing at-source noise control measure during the detailed
design stage, no adverse cumulative impact from the existing fixed noise
sources, the proposed fixed noise sources under the Project and concurrent projects
would be anticipated. A quantitative fixed noise sources impact assessment with
consideration of latest available information and cumulative impacts with
recommendation of appropriate mitigation measures should be conducted for the
identified fixed noise sources during detailed design stage via various
planning/funding/land lease mechanism in accordance with the requirements of
the HKPSG.
3.3.5
A review of airborne and ground-borne
rail noise impacts from the NOL Main Line and High Speed Rail (HSR) has been
conducted with reference to the approved EIA reports for NOL Main Line and HSR, and the Updated Operational Ground-borne Noise Prediction
Report and the Commissioning Test Report for HSR. The nearest planned NSRs
under the Project would be located at about 40 m from the NOL Main Line
short trough section, which will be equipped with noise canopies and louvre
walls, eliminating direct line-of-sight to airborne noise sources. For
ground-borne noise from NOL Main Line and HSR, the planned ground-borne NSRs,
which are high-rise development with generally better attenuation, will be
located at more than 43 m and 20 m from the NOL Main Line and HSR
respectively. Based on the review findings, the predicted ground-borne
noise levels are expected to be well below statutory criteria, and thus adverse
ground-borne rail noise impacts from either the NOL Main Line or HSR are not
anticipated.
3.4
Water Quality Impact
3.4.1
Assessment of water quality impacts
has been conducted in accordance with the requirements in Annexes 6 and 14 of
the EIAO-TM, as well as Section 3.4.5 and Appendix D of the EIA Study Brief.
The assessment area covers 500 m from the boundary of the Project Site which
include Development Area and the associated infrastructure works, covering the Deep Bay Water Control Zone (WCZ) and
the water sensitive receivers in the vicinity of the Project.
Construction Phase
3.4.2
Water
quality impacts from the construction works are associated with the general
construction activities, construction site run-off, sewage effluent from
construction workforce, accidental spillage of chemicals, construction works in
proximity of / in inland waters, removal / diversion of watercourses, removal /
filling of ponds, groundwater from contaminated areas,
contaminated site run-off and wastewater from land decontamination. Proper site
management and good site practices are recommended to ensure that construction
and demolition materials and other construction-related materials would not
enter the nearby watercourses. Sewage effluent arising from the construction
workforce would be handled through provision of adequate portable toilets.
Water quality monitoring and regular site inspection will be implemented during
the construction phase, as recommended in the EM&A Manual. With the
implementation of the recommended mitigation measures, the construction works
for the Project would not result in adverse impacts on water quality.
Operational Phase
3.4.3
All
sewage generated from the Project will be discharged to the public sewerage
system and diverted to San Tin Effluent Polishing Plant (EPP), and when
necessary, to the Yuen Long EPP via the proposed SPS and Nam Sang Wai (NSW) SPS
for proper treatment. To avoid emergency bypass to the maximum extent as far as
practicable, various precautionary measures have been proposed for
incorporation in the design of the SPS. Also, a Contingency Plan is recommended
to be developed for dealing with the remote occurrence of emergency discharge.
Hence, the possibility of sewage overflow would be remote and the associated
adverse water quality impact would be minimised.
3.4.4
Another
source of potential impact during the operational phase will be non-point
source run-off from impervious areas. Stormwater control measures
including adequate stormwater drainage system with suitable pollutant removal
devices, blue-green infrastructure and best management practices are
recommended for the Project to minimise the non-point source pollution. With
proper implementation of the recommended mitigation measures, it is anticipated
that the water quality impacts associated with the non-point source discharge
would be minimised.
3.5
Sewerage and Sewage Treatment Implications
3.5.1
Assessment on sewerage and sewage
treatment implications has been carried out in accordance with the criteria and
guidelines outlined in Annexes 6 and
14 of the EIAO-TM, and the requirements given in Section 3.4.6 and Appendix E
of the EIA Study Brief.
3.5.2
There is no existing sewerage system
near and within the Development Area. An on-site SPS with a capacity of 44,875
m3/day is proposed to cater for the sewage generated from the
Project including the operation of future NOL Main Line (i.e. 504 m3/day)
and the existing villages (i.e. 4,000 m3/day) in initial
stage. Subject to residual capacity of San Tin EPP, the collected sewage
could be pumped from the proposed SPS to San Tin EPP for treatment.
3.5.3
Since there will be a potential
shortfall in the long term for the sewage treatment capacity in San Tin EPP,
possible mitigation measures could include providing another sewerage network
to allow diversion of sewage from the proposed on-site SPS to NSW SPS has been
proposed, subject to detailed design in the next stage of the Project.
3.5.4
The
sewage discharge from nearby existing
villages would be increased from 4,000 m3/day to ultimately 15,000 m3/day
at the proposed on-site SPS in the long term, subject to further review in
later stage. As such, the proposed on-site SPS would be further upgraded
from 44,875 m3/day to 55,875 m3/day when need
arises.
3.5.5
Based
on the findings of preliminary sewerage impact assessment, the proposed
developments under the Project would be sustainable from sewerage collection,
treatment and disposal prospective, and thus there would be no identified
insurmountable sewerage and sewage treatment implications arising from the
Project.
3.6
Waste
Management Implications
3.6.1
Assessment on waste management
implications have been conducted in accordance with the criteria and guidelines stated in Annexes 7 and 15 of the
EIAO-TM, and the requirements given in Section 3.4.7 and Appendix F of the EIA
Study Brief.
Construction Phase
3.6.2
Construction and demolition (C&D)
materials, chemical wastes, general refuse, excavated sediment, desilted
materials and floating refuse will be generated from the construction of the
Project.
3.6.3
The C&D materials comprise both non-inert (e.g. topsoil, vegetation
and wood waste) and inert (e.g. soft materials and artificial hard materials)
materials. It is estimated that around 5,437 m3 of non-inert C&D materials and 1,422,222 m3
of inert materials will be generated from site clearance and site formation
works, while those from construction of new buildings and infrastructures will
be around 39,628 m3 and 356,649 m3 respectively.
Reduction measures have been recommended to minimise the amount of materials
generated by the Project through reuse of C&D materials where practicable
before delivery to Public Fill Reception Facilities, subject to the designation
by the Public Fill Committee for beneficial use, or off-site disposal at the
North East New Territories (NENT) Landfill as the last resort. It is
expected that approximately 566 kg of general refuse will be generated daily at
the peak time during the construction period, while a total of approximately
91,200 m3 of excavated sediment and about 100 m3 desilted
materials will be generated, as well as a few cubic metres of chemical wastes
each month and insignificant amount of floating refuse. With the
implementation of the recommended mitigation measures, no unacceptable
environmental impacts arising from handling, storage, transportation and
disposal of wastes are expected.
Operational Phase
3.6.4
The main waste types generated during
the operational phase of the Project will include municipal solid waste,
chemical waste, clinical waste and desilted materials. Two new RCPs and a
Community Recycling Centre will be provided by the Project for convenient
collection of recyclables from the local community, and to create synergy in
achieving better operational efficiency and environmental sustainability.
Provided that the waste is handled, stored, transported and disposed of using
the approved methods, adverse waste management implications associated with
handling, storage, transportation and disposal of wastes during the operational
phase are not expected.
3.7
Land
Contamination
3.7.1
Assessment on potential of land
contamination has been conducted in accordance with the guidelines stated in
Annex 19 of the EIAO-TM, as well as the requirements given in Section 3.4.8 and
Appendix G of the EIA Study Brief.
3.7.2
Site
appraisals, in the form of desktop review and site walkovers, had been carried
out to identify the past and current potentially contaminating land uses within
the Project Site. A total of 30 potentially
contaminated sites and 16 sites suspected to be used for industrial purposes
were identified within the Project Site (excluding the works sites / areas
under the NOL Main Line project and the development
area under the San Tin / Lok Ma Chau Development Node (STLMC DN) project).
3.7.3
Further land contamination
assessments, including further site appraisal and submission of Contamination
Assessment Plan(s), should be conducted for the whole Project Site at a later
stage of the Project when site access is available to confirm the existing land
uses / activities, identify the presence of any potential contamination
sources, and address any new contamination issues. The associated site
investigation works and any necessary remediation action are recommended to be
carried out after operation of concerned site(s) has ceased and prior to the
commencement of construction works.
3.7.4
With the implementation of the
recommended follow up works for the Project, any soil/groundwater contamination
would be identified and properly remediated prior to the construction works. No
insurmountable land contamination impacts to the Project are therefore
anticipated.
3.8
Ecological
Implication (Terrestrial and Aquatic)
3.8.1
Ecological
impact assessment for the Project has been conducted in accordance with the requirements in Annexes 8 and 16 of the
EIAO-TM, as well as Section 3.4.9 and
Appendix H of the EIA Study Brief. The assessment area includes the areas
within 500 m from the boundary of Project Site.
3.8.2
A
total of 13 habitat types, namely marsh/reed, pond, natural watercourse,
modified watercourse, semi-natural watercourse, agricultural land, woodland,
mixed woodland, plantation, shrubland, grassland, village/orchard and developed
area/wasteland, were identified within the assessment area.
3.8.3
There
are five recognised sites of conservation importance present within the
assessment area, including LTCP, Conservation Areas (CAs), Wetland Conservation
Area (WCA), WBA and Priority Site for Enhanced Conservation. Other ecologically
sensitive resources identified within the assessment area include ponds, Other
Specified Uses (Wetland Conservation Park) (OU(WCP)) and Other Specified Uses
(Comprehensive Development and Wetland Protection Area). Apart from WBA, no
recognised sites of conservation importance are located within the Project
Site.
3.8.4
The
ecological importance of recorded habitats within the Project Site was
evaluated. Over 70% of the habitats within the Project Site were
village/orchard and developed area/wasteland habitats, which were generally of
low ecological value. NTMDC was evaluated with moderate ecological value
considering its faunal diversity and abundance, number of recorded fauna
species of conservation importance as well as the notable utilisation by
avifauna as bird flight corridor within the Project Site. The woodland habitat
within the assessment area was considered as moderate ecological value given
the moderate to high abundance and richness of wildlife recorded. Habitats
including marsh/reed, ponds to the east of W8a and W8b (excluding concrete tanks/ponds
covered by nets), natural watercourse, semi-natural watercourse (i.e. W8, W8a
and W8b), agricultural land, mixed woodland, hillside plantation, shrubland,
grassland and village/orchard were of low to moderate ecological value. Other
habitats including other ponds, modified watercourses (excluding NTMDC), other
semi-natural watercourses, other plantation and developed area/wasteland
habitat were rated as low in terms of ecological value.
3.8.5 Direct impacts arising from the construction and operational phases of the Project include direct loss of habitats and vegetation, fragmentation of wooded area on Ngau Tam Shan, direct impact on species of conservation importance including flora and fauna species and bird collision. Avoidance, minimisation, mitigation and compensation measures, such as transplantation and translocation of species of conservation importance, incorporation of wildlife corridor and animal barriers design, pre-construction survey and nest control for White-throated Kingfisher, provision of screen hoardings and use of non-transparent or non-glaring materials as appropriate are recommended.
3.8.6
On
the other hand, indirect impacts such as disturbance impact to recognised sites
of conservation importance, ecologically sensitive resources and foraging
ground as well as associated wildlife, night-time disturbance and potential
water quality and hydrodynamics impact may be induced. Measures such as
provision of screening, use of directional lighting, general good site practice
and other noise, air and water quality mitigation measures are recommended.
Moreover, the feasibility to adopt the Modular Integrated Construction (MiC)
technology for the construction of connection of cycle track will also be
explored in the detailed design stage.
3.8.7
Further
enhancement measures including the proposed revitalisation works in NTMDC would
enhance the ecological value of the drainage channel in the area. The
revitalised NTMDC within the Project Site would integrate with flood control
with blue-green infrastructure and recreational amenities. This multifunctional
approach would enhance environmental sustainability and public enjoyment.
3.8.8
Considering that the multifunctional
approach would inevitably introduce human disturbance and hydrological
instability, it would not adequately support the
ecological requirements of a wetland system. Adjacent sloped areas along
the revitalised NTMDC pose challenges, as maintaining stable water levels for
marsh/reed habitats would be costly, complex, and unsustainable due to erosion
and run-off risks. Additionally, the presence of planned infrastructure and
facilities would leave only small and fragmented landscape areas that lack of
the ecological connectivity and sufficient scale in supporting effective
wetland compensation. As such, a wetland compensation site situated
adjacent to Kam Tin River has been identified for mitigating effectively the
direct loss of total 2.55 ha marsh/reed and natural watercourse habitats with
low to moderate impact significance under the Project.
3.8.9
With
the implementation of the mitigation and enhancement measures, no unacceptable
residual ecological impacts are anticipated to arise from the construction and
operation of the Project.
3.9
Fisheries Impact
3.9.1
Assessment
on fisheries impacts has been conducted in accordance with the requirements in
Annexes 9 and 17 of the EIAO-TM, as well as Section 3.4.10 and Appendix I of
the EIA Study Brief. The assessment area covers 500 m from the boundary of the
Project Site.
3.9.2
Key fisheries resources within the
assessment area include active fishponds situated at the southeastern and
eastern parts of the assessment area near the NTMWTW, and quite a number of
them were found to be utilised by non-edible ornamental fish cultivation such
as Koi. Some inactive and abandoned fishponds were identified along both
sides of NTMDC and Yau Tam Mei Tsuen within the Project Site. On the other
hand, clusters of fishponds, including inactive and abandoned fishponds, were
recorded at the northwest of the assessment area near Yau Mei San Tsuen and at
the southwest near Man Yuen Chuen.
3.9.3
It is anticipated that the Project
would result in a permanent loss of potential fisheries resources, including
4.08 ha active fishponds, 0.86 ha inactive fishponds and 2.41 ha abandoned
fishponds, which comprise about 0.4%, less than 0.1% and 0.2% of fishponds
areas in Hong Kong respectively. Given that the area involved is
considered as low in terms of the overall fishpond areas in Hong Kong (i.e.
less than 1% in total) and quite a number of the active fishponds were utilised
for non-edible ornamental fish cultivation, the fisheries impact arising from
the Project is therefore considered to be low.
3.9.4
Upon the implementation of the
recommended measures, no adverse impact on fisheries resources is anticipated
from the construction and operation of the Project.
3.10
Landscape
and Visual Impact
3.10.1 Assessment on landscape and visual has been conducted
in accordance with Annexes 10 and 18 of EIAO-TM, the requirements given in
Section 3.4.11 and Appendix J of the EIA Study Brief. The assessment area for
the landscape impact assessment covers 100 m from the boundary of the Project
Site.
3.10.2
Among the approximate 19,000 nos. of
existing trees within the Project Site Boundary, approximately 90% would be
inevitably affected by the Project and would be removed or transplanted as far
as practicable. For those trees surveyed within the assessment area but
outside the Project Site, they would be retained in situ. One Registered
Old and Valuable Tree (OVT) was identified outside and to the west of the
Project Site, though within the assessment area. Among 109 nos. of trees
of particular interest (TPIs) identified within the Project Site, 48 nos. are
very large size with DBH equal or exceeding 1 m, while 61 nos. are protected
species. A detailed TPRP will be prepared and
submitted to CEDD's tree works vetting panel during the detailed design stage
to finalize tree treatment.
3.10.3 As
stipulated under DEVB TC(W) No. 4/2020, tree compensation in a ratio of 1:1 as far as possible is advisable, under the
current development proposal under purview of CEDD, areas are mainly public roads and engineering infrastructure works.
Future residential/ commercial sites and UniTown which are outside the purview of CEDD and thus not
considered for tree compensation under this
assessment. In view of the above, approximately 3,200
trees are
proposed to be compensated within Project Site. The exact number and location are subject to the detailed design and
construction stages of the Project, and areas within the Project Site and
off-site areas for compensatory tree planting should be explored and negotiated
with relevant project proponent(s) to achieve 1:1 ratio in compensatory tree
planting number as far as practicable.
3.10.4 In terms of the landscape impact, Modified
Watercourse (LR4) and Wasteland (LR14) would have beneficial residual impacts
arising from the revitalisation of the major channel NTMDC and rationalisation
of the scattered brownfield operations during operational phase respectively.
Marsh / Reed (LR1), Pond (LR2), Natural Watercourse (LR3), Semi-natural
Watercourse (LR5), Agricultural Land (LR6), Woodland (LR7), Mixed Woodland
(LR8), Plantation (LR9), Grassland (LR11)
and Village/ Orchard (LR12) would have moderate impact significance before
completion of works. With the
implementation of appropriate mitigation measures, such as tree compensation as
far as practicable, reinstatement of affected landscaping area based on
like-for-like basis and provision of buffer screen planting, greenery provision
at planned open space and roof greening, it is considered that residual impacts
on most of these LRs would be improved to slight at operational phase after the maturity of mitigation measures.
Meanwhile, Shrubland (LR10) and Developed Area (LR13) would have slight impact
significance due to the proposed development. It is assumed that residual
impacts on these LRs would be improved to negligible during operational phase
after the maturity/ completion of mitigation measures.
3.10.5
For
the landscape character area (LCA), Miscellaneous Rural Fringe Landscape (LCA5)
would have beneficial residual impacts due to the rationalisation of the scattered brownfield operations after the maturity / completion of
mitigation measures during operational phase.
Comprehensive Residential Development Landscape (LCA3) would be preserved in
total, hence the significance threshold of impact is negligible. The majority
of permanent works such as site formation and associated road works would be
located within Settled Valley Landscape (LCA1). Hence, it is anticipated
that the impact significance before mitigation would be substantial at
construction. With the implementation of mitigation measures, the
residual impact is anticipated to be reduced to moderate during the operational
phase. A small portion of Upland Plateau Landscape (LCA2) of high
sensitivity would be irreversibly and permanently affected, the residual impact
is anticipated as moderate during the construction, and would be reduced to
slight during operational phase after the
maturity / completion of mitigation measures. Some proposed works such as
constructing footbridges and slip roads within Rural Inland Plain Landscape
(LCA4) and Transportation Corridor Landscape (LCA6) would slightly alter the
existing landscape character, and there would be slight and negligible impact
significance to these LCAs respectively. With the implementation of mitigation
measures, the residual impact on these LCAs would be reduced to negligible
during operational phase.
3.10.6 In terms of the
visual impact, considering that the Project is relatively extensive in terms of
development scale, it is anticipated that the existing visual context of the
selected VPs would be affected inevitably in various levels.
3.10.7
For
the VP7, given the relatively long viewing distance, a small portion of the
proposed development would be visible to viewers, while the existing key visual
elements remain unobstructed. Given the magnitude of visual change is expected
to be slight, it is anticipated that the significance thresholds of visual
impact after mitigation measures established would be slight. For the VP6,
partial obstruction to the key visual elements is anticipated with high visual
complementary to proposed developments, the magnitude of visual change is
expected to be moderate, it is anticipated that the significance thresholds of
visual impact after mitigation measures established would be moderate. However,
at VP4, the proposed developments would inevitably block the majority of the
valley village settlement in the middle ground and parts of distant mountain
and open sky view in the background. As new urbanised visual context at Ngau
Tam Shan, contrasting with the existing natural scenery, the magnitude of visual
change is expected to be moderate. It is anticipated that the significance
thresholds of visual impact after mitigation measures established would be
moderate. Given the medium viewing distance and elevated view at VP5A and VP5B,
the proposed project would be visible panoramically with partial obstruction to
existing continuous ridgeline. The significance thresholds of visual impact
after mitigation measures established is anticipated to be moderate. For the
VP1, VP2 and VP3 viewing to the proposed development at a short distance, the
proposed development would be considered as the extension of existing urbanised
area (i.e. San Tin Highway and village houses). Despite the preservation of
visual amenities including vegetation in the foreground, a portion of the Ngau
Tam Shan and open sky view would be blocked. Hence, it is expected there would
be a moderate magnitude of change for VP1, VP2 and VP3. It is anticipated that
the significance thresholds of visual impact after mitigation measures established
would remain same at moderate respectively as the views mostly consist of
development massing.
3.10.8 Considering the scale and nature of the Project, it
would inevitably result in certain levels of landscape and visual impacts in
relation to the loss of water bodies, woodlands and the views from hilltop.
Efforts have been exhausted to ameliorate the potential visual impact of the
Project as far as possible. There would be residual landscape impact arising from
the revitalisation of a major
modified drainage channel (i.e. NTMDC), rationalisation of the scattered
brownfield operations, but the majority of the proposed developments is located
within developed / wasteland / man-made re-creatable landscapes, while the
residual visual impact is confined within the visual envelope involving few
numbers of public viewers along footbridges, hiking trails and unmaintained
paths viewing infrequently and in short durations. With the
implementation of the proposed landscape mitigation measures, the overall
amenity of the Project should contribute to its surrounding area and
complementary to the surrounding proposed developments as an urban fringe
landscape, the overall residual landscape impact would be ranging from
beneficial to moderate during operational phase, and the overall significance
thresholds of visual impact after mitigation measures established would range
from slight to moderate, no unacceptable residual landscape and visual impacts
with mitigation measures implemented are expected.
3.11
Impact on Cultural Heritage
3.11.1
Assessment
on impact on cultural heritage has been conducted in accordance with relevant
guidelines and the criteria stated in Annexes 10 and 19 of the EIAO-TM and the
requirements given in Section 3.4.12 and Appendix K of the EIA Study
Brief. The assessment area covers 300 m from the boundary of the Project
Site.
Built Heritage
Construction Phase
3.11.2 Baseline study, comprising of desktop research and
field evaluation, has identified ten graded historic buildings located within
assessment area but outside the Project Site. No built heritage is
located within the Project Site. No direct or indirect impact is
anticipated on the built heritage within the assessment area.
3.11.3 Taking into account the public comments obtained during
the PE, Wai Cheung Ancestral Hall is proposed to be preserved in situ allowing
flexibility for future adaptive use within a planned open space. Subject to the
detailed design in later stage, the former Yau Tam Mei Primary School is also
proposed to be preserved in situ within UniTown for potential adaptive
reuse.
3.11.4 A total of seven other identified items (i.e. DD104
Lot 4186 S.E (Residence); DD104 Lot 4187 S.B (Watchtower); Remnants of Nam Shan
Monastery; Subsidiary Station of San Yau Vegetable Marketing Co-operative
Society, Ltd.; Lee’s Boundary Stone; Mailbox No. 299 and the Grave of Mr. Man
Chiu Pak and His Wife) located within the Project Site will be subject to
direct impact due to demolition. Cartographic and photographic record, and
other documentation means (including 3D scanning), should be carried out for
these buildings/structures prior to the commencement of the construction works
at the respective locations for record purposes and future use, while
implementation details for the Grave of Mr. Man Chiu Pak and His Wife would be
subject to discussion between project proponent(s) and stakeholders. If former Yau Tam Mei Primary School is confirmed to be
demolished in subsequent stages, preservation by record should also be
conducted for the school.
3.11.5 Potential indirect impacts of ground-borne vibration,
settlement and tilting are anticipated during the construction phase for eight
other identified items (i.e. Wai Cheung Ancestral Hall, San Yau Vegetable
Marketing Co-operative Society, Ltd.; DD104 Lot 2729 (Residence); Nos. 16-17,
San Wai Tsuen; No. 25A, San Wai Tsuen; Mailbox No. 35; Mailbox No. 169 and Chun
Chi Education Park) and the former Yau Tam Mei
Primary School (if preserved in situ) which are located within or in proximity to the Project Site.
Standard control measures on ground-borne vibration, tilting and settlement
should be implemented by the future contractor(s) for these other identified
items.
3.11.6 Standard
measures of condition survey should be conducted for Wai Cheung Ancestral Hall and the former Yau Tam Mei Primary School
(if preserved in situ), before and after the construction works to aid the
formation of monitoring proposal and confirm its structural stability
respectively. A buffer zone, where no piling works are allowed, should be
reserved by the project proponent or its contractor(s) according to the results
of the pre-construction condition survey in the design layout of the Project
for these buildings to minimise potential adverse vibration impact from
construction works. Provision of physical barriers and protocol to forbid
direct contact of construction machineries should also be enforced on them by
the contractor(s) during construction phase.
3.11.7 Dust
suppression measures and good site practice should also be adopted by the contractor(s) during the construction phase
in order to avoid dust nuisance on Wai Cheung Ancestral Hall, San Yau Vegetable Marketing Co-operative Society, Ltd. and their users, which are located within or in proximity
of the Project Site. A safe access route to these buildings should be
maintained by the contractor(s) for conducting mitigation measures. If the former Yau Tam Mei Primary School is confirmed to be
preserved in situ in subsequent stages, the abovementioned dust suppression
measures and provision of safe access route should also be conducted for the
school during the construction phase.
3.11.8 To ensure no direct disturbance would be caused to the
physical fabrics of eight other identified items located in proximity to the
Project Site, including San Yau Vegetable Marketing Co-operative Society, Ltd.;
DD104 Lot 2729 (Residence); Nos. 16-17, San Wai Tsuen; No. 25A, San Wai Tsuen;
Mailbox No. 35; Mailbox No. 169; Man’s Boundary Stone and Chun Chi Education
Park, project proponent(s), subsequent developer(s) and contractor(s) should be
aware of them when construction works are carrying out nearby.
3.11.9
No impact is anticipated for the
remaining built heritage and other identified items during the construction
phase. Therefore, no mitigation measure is required.
Operational Phase
3.11.10 During operational phase, in response to comments obtained
during the PE, Wai Cheung Ancestral Hall will be preserved in situ, while the
former Yau Tam Mei Primary School is also proposed to be preserved in situ subject to the future project proponent’s consideration at
detailed design stage. It is anticipated these other identified items could
be utilised as part of their proposed land use, direct impact would be
anticipated. Any revitalisation proposed for Wai Cheung Ancestral Hall
and the former Yau Tam Mei Primary School in subsequent stages should be
further reviewed with mitigation measures as appropriate by the future project
proponent(s) or subsequent developer(s).
3.11.11 In view of no impact on built heritage and other
identified items except the preserved in situ Wai Cheung Ancestral Hall and the
possible preserved in situ the former Yau Tam Mei Primary School during the
operational phase, mitigation measure is not required.
Archaeology
3.11.12 Based on the desktop review and the findings of
previous archaeological surveys, the identified high archaeological potential
areas located within the Project Site include Ngau Tam Mei Site of
Archaeological Interest (SAI), Ngau Tam Mei Archaeologically Sensitive Area
(ASA) and Ngau Tam Mei (North) ASA. Direct impact on archaeological heritage is
anticipated during the construction phase.
3.11.13 Archaeological excavation is recommended to be
conducted at the Project Site within Ngau Tam Mei SAI before commencement of
works involving soil disturbance. Considering the potential direct impact
to both Ngau Tam Mei ASA and Ngau Tam Mei (North) ASA having high
archaeological potential, archaeological survey-cum-excavation at these
ASAs is recommended. For the
potential direct impact to both the low-lying agricultural fields and hilly
landscape within the Project Site where possess moderate-low archaeological
potential, archaeological survey is recommended. The recommended
archaeological survey and excavation, subject to future land resumption status
and discussion with AMO in later stages, aims to obtain adequate archaeological
information of these areas for verifying their archaeological potential, and
retrieve the archaeological data, if any, before commencement of works
involving soil disturbance at the respective areas.
3.11.14 The low archaeological potential areas identified in
the archaeological assessments of the EIA studies for NOL Main Line and STLMC
DN within the Project Site is considered as having acceptable impact, while
there would be no impact on archaeological heritage by the Project for the
areas that have been disturbed heavily due to modern development and have no
archaeological potential.
3.11.15 As a precautionary measure and pursuant to the
A&MO, the project proponent is required to inform the AMO immediately in
case of discovery of antiquities or supposed antiquities in the course of
works, so that appropriate mitigation measures, if needed, can be timely
formulated and implemented in agreement with and to the satisfaction of AMO.
3.12
Hazard to Life
3.12.1
Hazard to life arising from any
existing hazardous facilities with their consultation zones that encroach upon
the Project Site, as well as any planned hazardous facilities proposed by the
Project have been reviewed according to the requirements outlined in Annex 4 of
the EIAO-TM and Section 3.4.13 of the EIA Study Brief.
3.12.2
As advised by Water Supplies
Department, there is no liquid chlorine storage in NTMWTW, which is situated at
approximately 170 m east from the Development Area. Therefore,
NTMWTW is not considered as hazardous facility, and there would not be any
hazards related to storage of liquid chlorine. According to the RODP, there are no planned hazardous
facilities within the Development Area. Therefore, no hazard to life impact
would be arisen from the operation of the Project.
3.13
Landfill
Gas Hazard
3.13.1
Assessment
on landfill gas hazard has been conducted in accordance with the criteria and
guidelines as stated in Annexes 7 and 19 of the EIAO-TM, as well as Section
3.4.14 and Appendix M of the EIA Study Brief.
3.13.2
A
small portion of the Project Site lies within the consultation zone of the
closed and restored Ngau Tam Mei Landfill. Qualitative landfill gas
hazard assessment classified the risk categories as “Very Low” during both
construction and operational phases, and thus no mitigation measures are
required. However, appropriate precautionary and protective measures have
been proposed and should be considered to further minimise the landfill gas
hazard.
3.14
Impact
from Electric and Magnetic Field
3.14.1
Assessment
on impact from electric and magnetic field has been conducted in accordance
with the requirements outlined in Section 3.4.15 of the EIA Study Brief.
3.14.2
According
to the RODP, the existing 400 kV overhead cables are situated near/at the
southern and eastern portions of the Development Area. Based on the measurement
results in the previous approved EIA studies, the electric field and
electro-magnetic field generated by the existing 400 kV overhead cables, even
at the area directly underneath the overhead cables, were only a few percent of
the general public and occupational exposure standards, and are well below the
stipulated limit in the International Commission on Non-Ionizing Radiation
Protection (1998) guidelines. Hence, it is expected that the existing 400 kV
overhead cables located within / in the vicinity of the Development Area would
not pose adverse impact on the proposed developments of the Project.
4
Environmental Monitoring and Audit
4.1.1
The EIA study of the Project has
demonstrated its compliance with the EIAO-TM requirements. Actual impacts
during the construction works will be monitored through a detailed EM&A
programme. Full details of the programme are presented in a separate
EM&A Manual associated with the EIA Report. The EM&A programme
will provide management actions and detail the recommended mitigation measures
to check the effectiveness of the recommended mitigation measures and
compliance with relevant statutory criteria, thereby ensuring the environmental
acceptability of the construction and operation of the Project.
5
Summary of ENVIRONMENTAL outcomes
5.1.1 The EIA study of the Project has provided an
assessment of the potential environmental impacts associated with the
construction and operation of the Project, based on the engineering design
information available at this stage. The key environmental outcomes are
summarised in Table 5.1.
Table 5.1 Summary of Key Environmental Issues Avoided/Minimised and Sensitive Areas Protected
|
Design Approaches |
Environmental Issues Avoided/Minimised and Sensitive Areas Protected |
|
Avoidance of Impact on Sites of Conservation Importance
|
• Encroachment of LTCP, CA, WCA, Priority Site for Enhanced Conservation and OU(WCP) have been avoided. |
|
Avoidance/Minimisation of Ecological Impact on Pond Habitat |
• Impact to the ponds which are considered to have moderate ecological value, to the west of San Tin Highway have been avoided. |
|
Incorporation of Wildlife Corridor and Animal Barriers Design |
• Incorporation of wildlife corridor and animal barriers design will be adopted during the detailed design of the proposed road connection to/from STT to mitigate habitat fragmentation and maintain the movement access for non-flying mammals including species of conservation importance. |
|
Preservation of Natural Habitats |
• Sites GB.1 and GB.2 have been retained in the RODP such that the loss of natural habitats and the associated flora species of conservation importance could be avoided. |
|
Revitalisation of NTMDC |
• NTMDC will be revitalised to serve as green buffer, enhancing biodiversity as well as the overall ecological value. |
|
Avoidance of Impact from the Existing Odour Sources (i.e. chicken farms, LBF and TMB STP) |
• The planned ASRs have been proposed to be situated away from existing odour sources. • Height restriction of air sensitive uses including openable window, fresh air intake and recreational use in open space at concerned sites that fall within odour exceedance zone has been proposed. |
|
Clearing of Existing Odour Sources |
• A chicken farm within the Project Site will be removed to minimise the odour impact to the planned ASRs under the Project. |
|
Provision of Sustainable Transport Infrastructure to Promote Low-carbon Living |
• Pedestrian-friendly environment and robust cycling network has been proposed in the RODP to promote walkability and cycling for low-carbon living. |
|
Proper Design of TIH and PTT |
• Operational fixed noise impacts from the proposed TIH and PTT to NSRs are avoided. |
|
Provision of Direct Road Traffic Noise Mitigation Measures |
• NSRs will be protected to achieve the statutory road traffic noise requirement through adoption of direct noise mitigation measures such as provision of LNRS, absorptive type noise barriers, and acoustic windows/balconies or acoustic windows/balconies lined with sound absorptive material. |
|
Preservation of Points of Local Historical Interests |
• Local resources such as Wai Cheung Ancestral Hall and former Yau Tam Mei Primary School will be preserved in situ within the Project Site in the RODP. • Flexibility for potential adaptive reuse of building structures by future project proponents of UniTown is also allowed in the RODP for former Yau Tam Mei Primary School. |
|
Implementation of an EM&A Programme during Construction and Operational Phases |
• To ensure that all the recommended measures are in place. |
6
Conclusion
6.1.1
The findings of the EIA provided information
on the nature and extent of the environmental impacts likely to arise from the
construction and operation of the Project. The EIA has, where
appropriate, identified mitigation measures to ensure compliance with
environmental legislation and standards. The summary of the environmental
impacts arising from the Project is presented in Table 6.1.
6.1.2
Overall, the EIA concluded that the
Project would comply with the requirements of the EIA SB and EIAO-TM with the
implementation of the proposed mitigation measures during the construction and
operational phases. The schedule of implementation of the proposed
mitigation measures has been provided in the EIA Report. An EM&A
programme has also been recommended to check the effectiveness of the proposed
mitigation measures.
Table 6.1 Summary of Environmental Impacts
|
Sensitive Receivers / Assessment Points |
Impact Prediction Results (Without Mitigation) |
Key Relevant Standards/Criteria |
Extents of Exceedance Predicted (Without Mitigation) |
Impact Avoidance Measures / Mitigation Measures |
Residual Impacts (After Implementation of Mitigation Measures) |
|
Air Quality Impact |
|||||
|
Construction Phase |
|||||
|
· Representative existing and proposed residential, educational institution, commercial developments and government uses within 500 m from the boundary of the Project Site |
Potential dust impact from the construction works of the Project would mainly be related to the construction activities of excavation, material handling, spoil removal and wind erosion. Construction activities of the concurrent projects within 500 m assessment area would also pose cumulative construction dust impact. |
· Air Quality Objectives RSP o 24-hr average conc.: 75 μg/m3 (Number of exceedances allowed: 9) o Annual average conc.: 30 μg/m3 FSP o 24-hr average conc.: 37.5 μg/m3 (Number of exceedances allowed: 18) o Annual average conc.: 15 μg/m3 · Annexes 4 and 12 of the EIAO-TM
|
· N/A |
Air quality control measures stipulated in Air Pollution Control (Construction Dust) Regulation and good site practices listed below should be carried out to further minimise construction air quality impact: · Regular watering to reduce dust emissions from exposed site surfaces and unpaved roads, particularly during dry weather; · Frequent watering for particularly dusty construction areas and areas close to ASRs; · Provide side enclosure and covering of any aggregate or dusty material storage piles to reduce emissions. Where this is not practicable owing to frequent usage, watering shall be applied to aggregate fines; · For the works sites close to the ASRs with a separation distance less than 10 m, provide hoardings of not less than 3.5 m high from ground level along the site boundary; for the other works sites in general, provide hoarding of not less than 2.4 m high from ground level along site boundary except for site entrance or exit; · Avoid positioning material stockpiling areas, major haul roads and dusty works within the construction site close to concerned ASRs; · Avoid unnecessary exposed earth; · Locate all the dusty activities away from any nearby ASRs as far as practicable; · Open stockpiles shall be avoided or covered. Where possible, prevent placing dusty material storage piles near ASRs; · Tarpaulin covering of all dusty vehicle loads transported to, from and between site locations; · Establishment and use of vehicle wheel and body washing facilities at the exit points of the site; · Where possible, routing of vehicles and positioning of construction plant should be at the maximum possible distance from ASRs; · Imposition of speed controls for vehicles on site haul roads; and · Instigation of an EM&A program with continuous construction dust monitoring to monitor the construction process in order to enforce controls and modify method of work if dusty conditions arise.
Guidelines stipulated in EPD’s Recommended Pollution Control Clauses for Construction Contracts should be incorporated in the contract document to abate dust impacts.
Timely application of temporary electricity and water supply should be made and electric vehicles should be adopted as far as practicable.
To minimise the exhaust emissions from NRMMs during the construction phase, the following measures should be applied as far as practicable: · Connect construction plant and equipment to main electricity supply and avoid use of diesel generators and diesel-powered equipment; · Avoid exempted NRMMs; and · Deploy electrified NRMMs. |
· No residual impacts anticipated
|
|
Operational Phase |
|||||
|
· Representative existing and proposed residential, educational institution, commercial developments and government uses within 500 m from the boundary of the Project Site |
Year 2034 RSP · 10th highest 24-hr average conc: 51 – 55 μg/m3 · Annual average: 20 – 21 μg/m3 FSP · 19th highest 24-hr average conc: 30 – 33 μg/m3 · Annual average: 12 – 14 μg/m3 NO2 · 19th highest hourly average conc.: 55 – 114 μg/m3 · 10th highest 24-hr average conc.: 20 – 47 μg/m3 · Annual average conc.: 10 – 25 μg/m3 SO2 · 4th highest 10-minute average conc: 27 – 30 μg/m3 · 4th highest 24-hour average conc: 7 μg/m3 |
· Air Quality Objectives RSP o 24-hr average conc.: 75 μg/m3 (Number of exceedances allowed: 9) o Annual average conc.: 30 μg/m3 FSP o 24-hr average conc.: 37.5 μg/m3 (Number of exceedances allowed: 18) o Annual average conc.: 15 μg/m3 NO2 o 1-hr average conc.: 200 μg/m3 (Number of exceedances allowed: 18) o 24-hr average conc.: 120 μg/m3 (Number of exceedances allowed: 9) o Annual average conc.: 40 μg/m3 · Annexes 4 and 12 of the EIAO-TM |
· No exceedance was predicted |
· No mitigation measure is required |
· No residual impacts anticipated
|
|
|
Odour Impact <5 OU/m3 for the maximum 5-second average odour concentrations at most of the representative ASRs, except some planned ASRs at Sites OU(RDCRD).1, OU(RDPOS).1, G.5, G.6 and G.13. Odour exceedance zones were also found at Sites OU(RDCRD).1, OU(RDPOS).1, G.5, G.6 and G.13. |
· 5 odour units based on an averaging time of 5 seconds |
· Odour exceedances were predicted at some planned ASRs at Sites OU(RDCRD).1, OU(RDPOS).1, G.5, G.6 and G.13. · Odour exceedance zones were found at Sites OU(RDCRD).1, OU(RDPOS).1, G.5, G.6 and G.13. |
Proposed SPS · Full enclosure of odour sources of the proposed SPS with negative pressure to prevent leakage of odourous air and provision of odour removal system with odour removal efficiency of at least 95% (>99.5% removal for H2S) at the ventilation exhaust to control the potential odour emission. · The exhaust of the deodouriser of the proposed SPS should be designed to be located furthest away and pointing away from any ASRs as far as practicable to further minimize any odour impact on the vicinity ASRs. LBF · Prior to the population intake of the Proposed Development at OU (RDCRD).1, OU(RDPOS).1 and the proposed G/IC at G.5 and G.13, the following mitigation measures should be incorporated by Food and Environmental Hygiene Department as the licensing conditions after taking into account expert advice of EPD during the annual renewal of the offensive trade license for implementation: - Proper storage, transport and handling of raw materials; - Good housekeeping; - Full enclosure of all odour emission sources of LBF except the Cracklings Storage Area (CSA), including Unloading and Storage Area of Raw Materials, Processing Areas and Lard Boilers, and all these fully enclosed areas shall be maintained under negative pressure; and - Provision of deodouriser(s) (biofilters or other appropriate deodourizing equipment with the odour removal efficiency of at least 95%) to treat all odourous air from the fully enclosed sources before discharging into the atmospheric environment. NDA Planning · Proper planning on the location of air sensitive uses at Site G.6 should be adopted such that no air sensitive use, including openable window, fresh air intake and recreational use in open space, below 15 mAG within the odour exceedance zone. · Proper planning on the location of air sensitive uses at Sites (OU(RDCRD).1 and G.13 should be adopted such that no air sensitive use, including openable window, fresh air intake and recreational use in open space, should be located below 25 mAG and 20 mAG respectively within the odour exceedance zones. · No future air sensitive uses of the proposed development shall be situated within the exceedance zones. |
· No adverse residual odour impact anticipated. |
|
Noise Impact |
|||||
|
Construction Phase |
|||||
|
· Representative existing and planned domestic premises, educational institutions, places of public worship, barracks and noise sensitive temporary structures within 300 m from the boundary of the Project Site that rely on opened windows for ventilation. |
Potential adverse construction noise impact to existing or planned NSRs within 300 m from the boundary of the Project Site due to construction works from the Project |
· Annexes 5 and 13 of the EIAO-TM · Leq(30 min) 75 dB(A) at all domestic premises, temporary housing accommodation, hostels, convalescent homes and home for the aged · Leq(30 min) 70 dB(A) at places of public worship, courts of law, hospitals and medical clinics and educational institutions (including kindergartens and nurseries) (with criterion of 65 dB(A) during examinations) |
N/A |
· Good site practice - Only well-maintained PME to be operated on-site and should be serviced regularly. - Silencers or mufflers on construction equipment should be utilised and should be properly maintained. - Mobile plant, if any, should be sited as far away from NSRs as possible. - Machines and plant that may be in intermittent use should be shut down between work periods or should be throttled down to a minimum. - Plant known to emit noise strongly in one direction should, where possible, be orientated to direct noise away from the nearby NSRs. - Material stockpiles and other structures should be effectively utilised in screening noise from on-site construction activities. · Use of Quality Powered Mechanical Equipment and quieter construction method · Use of temporary movable noise barriers / noise insulating fabric / noise enclosure |
· No adverse residual impacts anticipated |
|
Operational Phase |
|||||
|
· Representative existing and planned residential uses, educational institutions, places of public worship, barracks, noise sensitive temporary structures and planned residential developments within 300 m from the boundary of the Project Site that rely on opened windows for ventilation (for airborne noise impact assessments only). |
Road Traffic Noise Impact · Predicted overall noise levels: up to 84 dB(A) · Predicted road traffic noise levels of Project roads: up to 76 dB(A) Fixed Noise Sources Impact · Adverse fixed noise impact is not anticipated due to proposed fixed noise sources with good design and mitigation measures, and EM&A. Airborne Rail Noise Impact · No adverse airborne rail noise impact is anticipated Ground-borne Rail Noise Impact · No adverse ground-borne rail noise impact is anticipated |
Road Traffic Noise Impact · Annexes 5 and 13 of the EIAO-TM · Calculation of Road Traffic Noise (1988) by Department of Transport, UK · EIAO-GN 12/2023 · L10(1 hour) 70 dB(A) at 1 m from the façade of residential dwellings / noise sensitive temporary structures · L10(1 hour) 65 dB(A) at 1 m from the façade of educational institutions and places of public worship Fixed Noise Sources Impact · Annexes 5 and 13 of the EIAO-TM · Appropriate ANL-5 dB(A) as shown in Table 2 of IND-TM or the prevailing background noise level Airborne Rail Noise · Annexes 5 and 13 of the EIAO-TM · Table 2 of IND-TM Ground-borne Rail Noise · Annexes 5 and 13 of the EIAO-TM · Appropriate ANL-10 dB(A) as shown in Table 2 of IND-TM |
Road Traffic Noise Impact · Exceedance of the noise criteria by up to 14 dB(A) Fixed Noise Sources Impact · No exceedance predicted. Airborne Rail Noise Impact · No exceedance predicted. Ground-borne Rail Noise Impact · No exceedance predicted. |
Road Traffic Noise Impact · Provision of low noise road surfacing (LNRS) · Provision of absorptive type vertical barrier and cantilevered noise barriers on concerned Project road sections · Provision of at-receiver mitigation measures such as acoustic windows / balconies or acoustic windows / balconies lined with sound absorptive material Fixed Noise Sources Impact · All the pumps and noisy plants should be enclosed inside the building structure where practicable · Proper selection of quiet plant aiming to reduce the tonality at NSRs · Installation of silencer/acoustic enclosure/acoustic louvre for the exhaust of ventilation system · Openings of ventilation systems should be located away from NSRs as far as practicable · Implement noise reduction measures at the proposed fire station and ambulance depot, as recommended in the Hong Kong Fire Services Department Environmental Report 2017 and Preliminary Environmental Review Report for Proposed Fire Station cum Ambulance Depot with Department Quarters at On Yu Road, Anderson Road Quarry Development Area Airborne Rail Noise · N/A Ground-borne Rail Noise · N/A |
· No adverse residual impacts anticipated. |
|
Water Quality Impact |
|||||
|
Construction Phase |
|||||
|
· Representative water sensitive receivers in the vicinity of the Project and within 500 m from the boundary of the Project, covers the Deep Bay WCZ as designated under the WPCO |
The potential sources of water quality impacts arising from the inland construction works include: · General construction activities such as site clearance works, demolition works and site formation works; · Construction site run-off; · Sewage effluent from construction workforce; · Accidental spillage of chemicals; · Construction works in close proximity of inland waters; · Construction works in inland waters; · Removal / diversion of watercourses; · Removal / filling of ponds; and · Groundwater from contaminated areas, contaminated site run-off and wastewater from land decontamination |
· Annexes 6 and 14 of the EIAO-TM · Water Quality Objectives for the Deep Bay WCZ · Technical Memorandum on Standards for Effluents Discharged into Drainage and Sewerage Systems, Inland and Coastal Waters (DSS-TM) · Practical Note for Professional Persons Practice Note (ProPECC PN) 1/23 and 2/24 · Environmental, Transport and Works Bureau (ETWB) Technical Circular (Works) No. 5/2005 · Hong Kong Planning Standards and Guidelines (HKPSG) |
· N/A |
· Mitigation measures and good site practices in ProPECC PN 2/24 Construction Site Drainage · Provision of temporary sanitary facilities, such as portable chemical toilets, for construction workforce · Waste Disposal Ordinance · Waste Disposal (Chemical Waste) (General) Regulation · Precaution measures in ETWB Technical Circular (Works) No. 5/2005 · Provision of dry zone for all the construction works to be undertaken in watercourses and stormwater drainage · Proper treatment to wastewater and ingress water from the site in compliance with WPCO before discharge · Construction works at the existing ponds only after fully completion of dewatering · Proper treatment or recharge of contaminated groundwater in compliance with the DSS-TM · Emergency Response Plan |
· No adverse residual impacts anticipated |
|
Operational Phase |
|||||
|
· Representative water sensitive receivers in the vicinity of the Project and within 500 m from the boundary of the Project, covers the Deep Bay WCZ as designated under the WPCO |
The potential sources of water quality impacts arising from the operational phase include: · Non-point source surface run-off from new impervious areas; · Sewage disposal strategy for the new developments; · Revitalisation and greening of drainage channel banks; · Sewage overflow and emergency discharge from the proposed SPS; · Potential impact from refuse collection points; · Potential flood risk; and · Change in flow regime and hydrology. |
· Annexes 6 and 14 of the EIAO-TM · Water Quality Objectives for the Deep Bay WCZ · DSS-TM · HKPSG · ETWB TC (Works) No. 14/2004 · DSD Practice Note No. 4/2022 Guidelines on Water Harvesting · ProPECC PN 1/23 · Guidelines for the Design of Small Sewage Treatment Plant |
· N/A |
· Practices in ProPECC PN 1/23 · DSD Stormwater Drainage Manual (5th Edition) · ETWB TC (Works) No. 14/2004 Maintenance of Stormwater Drainage Systems and Natural Watercourses · DSD Practice Note No. 4/2022 Guidelines on Water Harvesting · Stormwater Pollution Control Plan · Provision of a sewerage network to allow diversion of sewage from the proposed on-site SPS to San Tin EPP and, when necessary, Yuen Long EPP via the proposed on-site SPS and Nam Sang Wai SPS respectively for the sewage treatment, subject to detailed design stage · Provision of backup power for dual power supply in case of power failure to sustain the function of pumping and treatment facilities at the SPS · Provision of standby unit for all major equipment in case of break down / emergency at the SPS · Regular maintenance and checking of plant equipment · Contingency Plan · Provision of sedimentation facilities, petrol interceptors or other appropriate wastewater treatment system to treat the wastewater or surface run-off · Screening facilities in drainage system to prevent substances present in stormwater run-off |
· No adverse residual impacts anticipated |
|
Sewerage and Sewage Treatment Implications |
|||||
|
· Existing and planned sewerage system, sewage treatment and disposal facilities |
· Increase in sewage discharge arising from the Project · Potential odour impact from the proposed SPS |
· EPD’s Guidelines for Estimating Sewage Flows for Sewerage Infrastructure Planning Version 1.0 · Annexes 6 and 14 of EIAO-TM |
· N/A |
· Non-dosing solutions should be considered in prior to dosing solutions · Sewage septicity control measures such as direct injection of oxygen into the rising mains and pre-aeration in the wet well of the proposed SPS should be adopted · Enclose the proposed SPS inside a building structure with odour control measures such as scrubber and activated charcoal filter at the exhaust of the ventilation system · Vent should be located away from both existing and planned air sensitive uses as far as practicable · Provide a sewerage network to allow diversion of sewage from the proposed on-site SPS to San Tin EPP and, when necessary, Yuen Long EPP via the proposed on-site SPS and Nam Sang Wai SPS for the sewage treatment, subject to detailed design stage |
· N/A |
|
Waste Management Implications |
|||||
|
Construction Phase |
|||||
|
· N/A
|
· Around 5,437 m3 of non-inert C&D materials and 1,422,222 m3 of inert C&D materials will be generated from site clearance and site formation works · Around 39,628 m3 of non-inert C&D materials and 356,649 m3 of inert C&D materials will be generated from construction of new buildings and infrastructures · Chemical wastes generated from building demolition, plant operation and maintenance of mechanical equipment would be a few cubic metres per month; the total amount of asbestos containing material to be generated will be verified prior to construction stage · Around 566 kg per day of general refuse will be generated from construction works and site-based staff and workers · Around 91,200 m3 of excavated sediment from pond excavation works · Up to 100 m3 of desilted materials from desilting works during revitalisation of NTMDC · Insignificant amount of floating refuse from construction activities along river channels or water bodies |
· Annexes 7 and 15 of the EIAO-TM · Waste Disposal Ordinance (Cap. 354) · Waste Disposal (Chemical Waste) (General) Regulation (Cap. 354C) · Waste Disposal (Charges for Disposal of Construction Waste) Regulation (Cap. 354N) · Land (Miscellaneous Provisions) Ordinance (Cap. 28) · Public Health and Municipal Services Ordinance (Cap. 132BK) – Public Cleansing and Prevention of Nuisances Regulation · Air Pollution Control Ordinance (APCO) · Project Administration Handbook (PAH) for Civil Engineering Works · ETWB TC(W) No. 19/2005 on Environmental Management on Construction Site · DEVB TC(W) No. 4/2020 “Tree Preservation” · Relevant guidelines on handling of yard waste on EPD’s website (https://www.epd.gov.hk/epd/ english/environmentinhk/waste/ manage_facility/ypark.html) and Y·Park’s website (https://www.ypark.hk/zh-hant/) · The Greening, Landscape and Tree Management Section of the Development Bureau Guidelines on Yard Waste Reduction and Treatment |
· N/A |
· Implementation of good site practices, waste reduction measures and proper storage, collection and transport of waste · Careful design, planning and good site management to reduce generation of C&D materials · Monitoring of disposal of C&D waste with trip-ticket system and installing CCTV on site · Sorting of yard waste for recycling and reuse on-site · Precautionary measures for handling and disposal of asbestos containing materials · Chemical waste should be stored in appropriate containers and collected by a licensed chemical waste contractor. · Education programme and clearly labelling recycling bins to encourage segregation and recycling of aluminium, plastic wastes and wastepaper and reduce general refuse production · All excavated sediment will be treated and reused on-site as backfilling materials for the Project · The desilted materials should be handled by the Contractor using standard good practices before transporting for disposal · Removing floating materials and eventually storing and disposing of together with the general refuse, after separating the recyclables for recycling |
· No adverse residual impact anticipated |
|
Operational Phase |
|||||
|
· N/A |
· Around 138.7 tonnes per day of municipal solid waste · A few cubic metres per month of chemical wastes will be generated from public facilities operation, maintenance of facilities and equipment, and laboratory testing in the Integrated Hospital · Around 1,000 kg per day of clinical waste · About 100 m3 of desilted materials per time of desilting works during maintenance of the revitalised NTMDC |
· Annexes 7 and 15 of the EIAO-TM · Waste Disposal Ordinance (Cap. 354) · Waste Disposal (Chemical Waste) (General) Regulation (Cap. 354C) · Public Health and Municipal Services Ordinance (Cap. 132BK) – Public Cleansing and Prevention of Nuisances Regulation · Code of Practice for the Management of Clinical Waste - Major Clinical Waste Producers and Waste Collectors (June 2010) |
· N/A |
· Implementation of waste prevention programme as well as materials recovery and recycling programme · Proper storage, collection and transport of waste · Chemical waste should be stored in appropriate containers and collected by a licensed chemical waste contractor · Clinical waste should be properly separated from other waste, packed, labelled, centrally collected and stored in designated clinical waste storage rooms. Clinical waste shall be collected by licensed clinical waste collectors for disposal at the licensed disposal facility · The desilted materials should be handled by the Contractor using standard good practices before transporting for disposal |
· No adverse residual impact anticipated |
|
Land Contamination |
|||||
|
· Future occupants |
· A total of 30 potentially contaminated sites and 16 sites suspected to be used for industrial purposes were identified within the Project Site (excluding the works sites / areas under the NOL Main Line project and the development area under the STLMC DN project) |
· Annex 19 of the EIAO-TM · Practice Guide for Investigation and Remediation of Contaminated Land (EPD, revised in April 2023) · Guidance Note for Contaminated Land Assessment and Remediation (EPD, revised in April 2023) · Guidance Manual for Use of Risk-based Remediation Goals (RBRGs) for Contaminated Land Management (EPD, revised in April 2023) |
· N/A |
· Further site appraisal and submission of Contamination Assessment Plan(s) (CAP(s)) for the whole Project Site should be conducted at a later stage of the Project when site access is available. · Intrusive site investigation and any necessary remediation action should be carried out after operation of concerned site(s) has ceased but prior to the commencement of construction works. · The submission of Contamination Assessment Report(s), Remediation Action Plan(s) and Remediation Report(s) for EPD’s approval, if remediation is required, should follow the relevant Guidance Manual, Guidance Note and Practice Guide. |
· No adverse residual impact anticipated. |
|
Ecological Implication (Terrestrial and Aquatic) |
|||||
|
Construction Phase |
|||||
|
· Recognised sites of conservation importance · Wetland habitats (e.g. ponds, marsh / reed, watercourses) · Other terrestrial habitats (e.g. woodland) · Wildlife (including flora and fauna species of conservation importance) · Flight corridor
|
Direct Impacts · Direct impact on developed area/wasteland habitat within the WBA due to the construction works for a small section of cycle track and the associated connection · Permanent loss of habitat including marsh/reed, ponds, watercourses, wooded habitats, grassland, shrubland, and man-made habitats (i.e. agricultural land, village/orchard and developed area/wasteland) · Fragmentation of wooded areas · Direct impact on species of conservation importance · Potential direct injury/ mortality of wildlife species (e.g. bird collision)
Indirect Impacts · Disturbance impact (e.g. noise, glare, air/dust, traffic, anthropogenic activities and water quality deterioration etc.) to recognised sites of conservation importance, ecologically sensitive resources, flight corridor, potential bat roost, natural habitats and associated wildlife in the vicinity · Potential water quality, hydrodynamics impact · Night-time disturbance |
· Annexes 8 and 16 of the EIAO-TM · EIAO Guidance Notes Nos. 3/2010, 6/2010, 7/2023 and 10/2023 |
· N/A |
· Avoided loss of wetland habitat within the WBA · Preservation of NTMDC with enhancement measures and non-building area or “Open Space” on both sides · Preservation of mixed woodland habitat at the southern part of the Project Site · Pre-construction survey and transplantation / translocation, and nest control measures for species of conservation importance · Wetland compensation · Provision of temporary access for wildlife, screen hoardings/fencings · Phased construction works for revitalisation works in NTMDC · Use of non-transparent or non-glaring building materials · Provision of suitable lighting in construction sites, use of directional lighting and control of night-time lighting period · Provision of screening (e.g. hoarding) for demarcation of the construction site · Adoption of general good site practice · Exploration of the feasibility to adopt MiC technology in the detailed design stage · Adoption of noise, air and water quality mitigation measures |
· No unacceptable adverse residual impact anticipated |
|
Operational Phase |
|||||
|
· Recognised sites of conservation importance and ecologically sensitive resources · Wetland habitats (e.g. ponds, marsh / reed, watercourses) · Other terrestrial habitats (e.g. woodland) · Wildlife (including flora and fauna species of conservation importance · Flight paths |
· Potential direct injury or mortality for less mobile fauna species along the proposed road connection to/from STT · Potential bird collision to noise barriers, building façade and traffic flow of the proposed roads
Indirect Impacts · Disturbance impacts (e.g. human, noise, air quality, light pollution, traffic and visual) to the recognised sites of conservation importance, ecologically sensitive resources, species of conservation importance, wildlife and habitat · Obstruction and disturbance to flight corridor |
· Same as construction phase |
· N/A |
· Incorporation of wildlife corridor design and animal barriers along the proposed road connection to/from STT · Provision of embed/superimpose opaque strips or opaque dots/visual markers on proposed noise barriers · Provision of tree planting at the eastern margin as screening · Provision of non-building area or “Open Space” along both sides of NTMDC and peripheral tree planting as screening
|
· No unacceptable adverse residual impact anticipated |
|
Fisheries Impact |
|||||
|
· Pond Culture Fisheries (aquaculture activities and fisheries production) |
· Loss of active fishponds · Loss of inactive fishponds · Loss of abandoned fishponds · Loss of watercourses for aquaculture activities · Deterioration of water quality and hydrological condition · Bund stability · Blockage of access |
· EIAO-TM Annexes 9 and 17 · Water Pollution Control Ordinance (Cap. 358) |
· N/A |
· Maintaining bund stability · Minimisation of potential water quality impacts · Control of construction site run-off · Control of construction-related activities · Implementation of good site practices |
· No adverse residual impact anticipated |
|
Landscape and Visual Impact |
|||||
|
Construction Phase |
|||||
|
· Landscape Resources (LRs) |
· Beneficial impact on LR4 and LR14 · Slight impact on LR10 and LR13 · Moderate impact on LR1, LR2, LR3, LR5, LR6, LR7, LR8, LR9, LR11 and LR12 |
· Annexes 10 and 18 of the EIAO-TM · EIAO-GN No. 8/2023 Preparation of Landscape And Visual Impact Assessment under the EIAO |
· N/A |
· Preserve existing vegetation as far as practicable · Minimise disturbance on watercourses · Carefully manage construction activities and facilities · Reinstate temporarily disturbed landscape areas · Erect decorative screen hoarding |
· Beneficial residual impact on LR4 and LR14 · Slight residual impact on LR10 and LR13 · Moderate residual impact on LR1, LR2, LR3, LR5, LR6, LR7, LR8, LR9, LR11 and LR12 |
|
· Landscape Character Areas (LCAs) |
· Beneficial impact on LCA5 · Negligible impact on LCA3 and LCA6 · Slight impact on LCA4 · Moderate impact on LCA2 · Substantial impact on LCA1 |
· Annexes 10 and 18 of the EIAO-TM · EIAO-GN No. 8/2023 Preparation of LVIA under the EIAO |
· N/A |
· Beneficial residual impact on LCA5 · Negligible residual impact on LCA3 and LCA6 · Slight residual impact on LCA4 · Moderate residual impact on LCA2 · Substantial residual impact on LCA1 |
|
|
Operational Phase |
|||||
|
· Landscape Resources (LRs) |
· Same as Construction Phase |
· Annexes 10 and 18 of the EIAO-TM · EIAO-GN No. 8/2023 Preparation of LVIA under the EIAO |
· N/A |
· Compensate loss of existing trees by tree planting in a ratio of 1:1 in terms of number as far as practicable · Provide roadside and amenity planting · Incorporate sensitive and aesthetically pleasing design of aboveground structures · Provide buffer planting · Provide green roof · Revitalisation of NTMDC to create a Blue-Green Network · Maximise greening on building structures and surfaces
|
· Beneficial residual impact on LR4 and LR14 · Negligible residual impact on LR10, and LR13 · Slight residual impact on LR1, LR2, LR3, LR5, LR6, LR7, LR8, LR9, LR11 and LR12 |
|
· Landscape Character Areas (LCAs) |
· Same as Construction Phase |
· Annexes 10 and 18 of the EIAO-TM · EIAO-GN No. 8/2023 - Preparation of LVIA under the EIAO |
· N/A |
· Beneficial residual impact on LCA5 · Negligible residual impact on LCA3, LCA4 and LCA6 · Slight residual impact on LCA2 · Moderate residual impact on LCA1 |
|
|
· Vantage Points (VPs) |
· N/A |
· Annexes 10 and 18 of the EIAO-TM · EIAO-GN No. 8/2023 - Preparation of LVIA under the EIAO |
· N/A |
· Slight residual impact on VP7 · Moderate residual impact on VP1, VP2, VP3, VP4, VP5A, VP5B and VP6 |
|
|
Impact on Cultural Heritage |
|||||
|
Construction Phase |
|||||
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· Built heritage, other identified items and archaeological resources |
Built Heritage and Other Identified Item · A total of 54 built heritage and other identified items are identified within the 300 m assessment area. · 9 other identified items are located within the Project Site. Wai Cheung Ancestral Hall will be retained in situ within a planned open space and the former Yau Tam Mei Primary School within the UniTown is proposed to be preserved in-situ, subject to the future project proponent’s consideration at detailed design in later stages. The remaining 7 would be inevitably removed due to the Project. · The remaining 45 built heritage and other identified items located outside the Project Site but within 300 m assessment area would be subject to indirect impacts. Archaeology · Potential direct impact on 3 high archaeological potential areas, namely Ngau Tam Mei SAI, Ngau Tam Mei ASA and Ngau Tam Mei (North) ASA, located within the Project Site is anticipated. · Potential direct impact to both the upper stream low-lying agricultural fields and hilly landscape within the Project Site having moderate-low archaeological potential is anticipated. · Acceptable impact on the low archaeological potential areas identified within the Project Site. · No impact is anticipated for the remaining areas that have been disturbed heavily due to modern development and have no archaeological potential and outside the Project Site. |
· EIAO-TM Annexes 10 and 19 · A&MO (Cap.53) |
· N/A |
Built Heritage and Other Identified Item · Cartographic and photographic record, and other documentation means (including 3D scanning) should be conducted for items that will be subject to direct impact (i.e. demolition) prior to the commencement of any construction works at the respective locations for record purposes and future use, such as research, exhibition and educational programmes. · Standard control measures on ground-borne vibration, tilting and settlement by drawing necessary references from relevant government guidelines should be implemented on other identified items when there are construction works nearby. · Standard measures of pre-construction condition survey should be carried out for Wai Cheung Ancestral Hall and the former Yau Tam Mei Primary School (if preserved in situ) to better understand its physical structural condition. A post-construction condition survey should also be carried out to confirm its structural stability · A buffer zone should be reserved for Wai Cheung Ancestral Hall and the former Yau Tam Mei Primary School (if preserved in situ) according to the results of the pre-construction condition survey in the design layout of the Project to mitigate potential adverse vibration impact arising from construction works. · Protective covering or sheltering should be provided for Wai Cheung Ancestral Hall and the former Yau Tam Mei Primary School (if preserved in situ) during construction activities in proximity to avoid potential damages through direct contact with construction machineries. · Dust suppression measures and good site practice should be adopted during the construction phase to avoid dust nuisance on Wai Cheung Ancestral Hall, San Yau Vegetable Marketing Co-operative Society, Ltd. and the former Yau Tam Mei Primary School (if preserved in situ). · A safe access route to Wai Cheung Ancestral Hall, San Yau Vegetable Marketing Co-operative Society, Ltd. and the former Yau Tam Mei Primary School (if preserved in situ) should be maintained for conducting mitigation measures. · Management measures should be deployed, such as briefing to site staff before commencement of construction works and posting notices at site office(s), to be aware of the other identified items in close proximity. Archaeology · Archaeological excavation is recommended for the Project Site within Ngau Tam Mei SAI prior to the commencement works involving soil disturbance. · Archaeological excavation and survey-cum-excavation are recommended for the Ngau Tam Mei ASA and Ngau Tam Mei (North) ASA prior to the commencement works involving soil disturbance at the concerned high archaeological potential areas. · Archaeological survey should be conducted at moderate-low archaeological potential areas. · As a precautionary measure and pursuant to the A&MO (Cap. 53), the project proponent is required to inform the AMO immediately in case of discovery of antiquities or supposed antiquities in the course of works, so that appropriate mitigation measures, if needed, can be timely formulated and implemented in agreement with and to the satisfaction of AMO. |
· No adverse residual impact anticipated. |
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Operational Phase |
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· Built heritage, other identified items and archaeological resources |
Built Heritage and Other Identified Item · No adverse impact on built heritage and other identified items is anticipated during operational phase, except Wai Cheung Ancestral Hall and former Yau Tam Mei Primary School at which direct impact is anticipated should they be utilised. Archaeology · No adverse impact would be anticipated on archaeological resources during the operational phase. |
· EIAO-TM Annexes 10 and 19
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· N/A |
Built Heritage and Other Identified Item · No mitigation measure would be required for built heritage and other identified items except the preserved in situ Wai Cheung Ancestral Hall and the possible preserved in situ the former Yau Tam Mei Primary School. · Any revitalisation proposed for Wai Cheung Ancestral Hall and the former Yau Tam Mei Primary School in later stages should be further reviewed with mitigation measures as appropriate. Archaeology · No mitigation measure would be required for archaeological resources during the operational phase. |
· No adverse residual impact anticipated. |
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Hazard to Life |
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· Existing and planned population |
· Since there are no existing and planned hazardous facilities within and in the vicinity of the Development Area, no hazard to life impact is anticipated. |
· Annex 4 of the EIAO-TM · Hong Kong Risk Guidelines |
· N/A |
· N/A |
· N/A |
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Landfill Gas Hazard |
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Construction Phase |
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· Workers that would work within the CZ of Ngau Tam Mei Landfill (NTML) |
· Qualitative LFGHA is assessed as “Very Low Risk” for construction phase and no mitigation measures are required. |
· Annexes 7 and 19 of the EIAO-TM · ProPECC PN 3/96 · Landfill Gas Hazard Assessment Guidance Note (2022) |
· N/A |
No mitigation measures are required. However, the following precautionary and protective measures should be considered to further minimize the landfill gas hazard: · A protective barrier at the point where a utility passes through the perimeter of the CZ of NTML such that trench excavations do not form a route for gas migration. · Service runs within the CZ of NTML should be designated as “special routes” and utility companies should be informed to that effect so that they may consider implementing precautionary measures. · The presence of LFG should be monitored before entry and periodically during the works, as a precautionary measure for excavations of 1 m depth within the CZ of NTML. |
· No adverse residual impact anticipated. |
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Operational Phase |
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· Future occupants / workers within the CZ of NTML |
· Qualitative LFGHA is assessed as “Very Low Risk” for operational phase and no mitigation measures are required. |
· Annexes 7 and 19 of the EIAO-TM · ProPECC PN 3/96 · Landfill Gas Hazard Assessment Guidance Note (2022) |
· N/A |
· No mitigation measures are required. However, the precautionary and protective measures same as construction phase should be considered to further minimize the landfill gas hazard.
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· No adverse residual impact anticipated. |
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Impact from Electric and Magnetic Field |
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· Future occupants under/in the vicinity of the existing 400 kV overhead cables situated near/at the southern and eastern portions of the Development Area |
According to the SHR & HPR EIA report and STLMC DN EIA report: · The maximum electric field strength measured directly underneath the overhead cables was 288 V/m (rms) and 198 V/m (rms) respectively · The maximum magnetic flux measured directly underneath the overhead cables was 4.88 μT (rms) and 1.40 μT (rms) respectively |
· International Commission on Non-ionizing Radiation Protection (1998) guidelines (limits for continuous general public exposure: 5,000 V/m (rms) & 100 μT (rms); limits for continuous occupational exposure: 10,000 V/m (rms) & 500 μT (rms)) · HKPSG |
· N/A |
· No mitigating measures are required. |
· No adverse residual impact anticipated. |
[1] River Revitalisation
for the Good of Water (https://www.dsd.gov.hk/EN/Publicity_and_Publications/Publicity/
DSD_Sustainability_Reports/1/river_revitalisation.html)