1                   Introduction


1.1                 Project Background


1.1.1            Tseung Kwan O (TKO) is the seventh New Town in Hong Kong.  Since the approval in 1982 to develop TKO into a new town, TKO has undergone very rapid development and the New Town now provides homes to about 330,000 people.  According to the current TKO Outline Zoning Plan (OZP), Plan No. S/TKO/15, the existing and currently planned development would bring the population up to around 480,000.

1.1.2            Over the past few years, Civil Engineering and Development Department (CEDD) has conducted a number of studies on potential developments in TKO, to establish the extent of further development, population levels, external road connections, etc.  However, since these studies were carried out, a number of planning parameters have changed, including population level targets and the associated need for extensive reclamation, the implementation timing and scale of strategic road links, as well as the deletion of port facilities previously proposed in Area 131.  Therefore, a review of the overall planning of TKO has been undertaken in the light of these recent changes, and to ensure a comprehensive planning approach to the development of this area within the context of the South East New Territories (SENT) Development Strategy.

1.1.3            Maunsell Consultants Asia Limited (MCAL) was commissioned by the New Territories East Development Office of the CEDD of the Hong Kong SAR Government to undertake the Feasibility Study for Further Development of Tseung Kwan O (hereafter referred to as “the Project”), with environmental studies conducted by Maunsell Environmental Management Consultants Limited (MEMCL).  The proposed developments under the Project are shown in Figure 1.1 and comprise new developments at:

§         Town Centre South (TCS)

§         Pak Shing Kok (PSK)

§         Remaining areas of Tiu Keng Leng (TKL)

§         Western Coast Road (WCR)

§         Cross Bay Link (CBL). 

1.2                 Consideration of Alternatives


1.2.1            The first phase of the Study underwent a detailed evaluation of different alignments and form of structures for the WCR and the CBL, as well as alternative land use proposals for TCS and PSK to arrive at the optimum planning and engineering solutions which would fit together in a coherent manner.

1.2.2            Public consultation was first held at the beginning of the Study, in September/ October 2002, to elicit public comments and views on the further development of TKO. These comments were then taken into consideration in the initial development options. These initial development options were then discussed at a Value Management Forum from which four alternative development themes for the Project were generated.

1.2.3            The four alternative development themes were evaluated against a range of performance criteria and subjected to comparative assessments from environmental, planning and technical perspectives. They were then put to extensive consultation to seek the public’s views. Subsequent to this second round of public consultation, which was carried out in May 2003, a preferred development theme, incorporating the public feedback, was determined.

1.2.4            A Concept Plan was developed on the basis of the preferred development theme, which presents the broad land use framework for the further development areas of TKO, including TCS, PSK and the remaining areas of TKL. The form of the CBL associated with the preferred development theme is a bridge across Junk Bay linking the WCR on the western side of Junk Bay with Wan Po Road to the south of Area 86 on the eastern side of Junk Bay. The bridge scheme was incorporated in the Concept Plan.

1.2.5            At the same time as the evaluation of the alternative development themes, the alternative WCR tunnel and coastal alignments were also subjected to a detailed evaluation and put to consultation. The tunnel alignment of WCR was selected as the preferred option and was incorporated in the Concept Plan.  The Concept Plan was put out to the third round of Public Consultation in January/ February 2004. The Plan was used for formulation of more detailed layout plans that provide the land use and infrastructure layout framework for testing in the various impact assessment studies including Environmental Impact Assessment (EIA) to confirm their feasibility.

1.3                 Preferred Development Option


1.3.1            The preferred development option for the Project has considered reduced residential density in TCS and the remaining area of TKL. Further development of TKO under the preferred option would trim down the ultimate population at TKO to around 450,000 as compared to around 480,000 as outlined in the current OZP. The preferred option has also considered use of restored TKO Stage I Landfill for leisure and recreation, extensive park developments and waterfront promenade providing a variety of open spaces, as well as deletion of planned waterfront roads around TCS to create a traffic free pedestrian environment with easy access to bring people to the waterfront.  The TCS development area provides opportunities to create a better living environment through good urban design planning with an attractive waterfront for the enjoyment of TKO residents.  The Eastern Drainage Channel (EDC) and Inner Junk Bay would be utilised for water recreation activities.  More landscape open space in TKL will alleviate the impact of the surrounding high-density environment.

1.3.2            Under the preferred development option, a narrow strip of new land of approximately 12.3 ha will be formed along the western shoreline of Junk Bay to accommodate the toll plaza, the tunnel operation and management facilities, the interchange linking WCR with the CBL bridge and Road P2 to the north carrying traffic to TKO Town Centre.  The extent of the reclamation has already been minimised to satisfy the Government’s requirement and the community’s aspiration. There would be no reclamation required in the Victoria Harbour and no reclamation required for the new developments at TCS and PSK.