2 Project Description

2.2 Project Location and Site History

2.2.1.1 The Project site is located at the waterfront, east of LYM lighthouse, and close to the LYM villages and attractions in LYM. It lies outside the eastern extent of the Victoria Harbour. Figure 1.1 shows the location plan of the Project.

2.2.1.2 The current zonings of the Project site under the approved Cha Kwo Ling, Yau Tong, Lei Yue Mun Outline Zoning Plan (OZP) (No. S/K15/25) include “Open Space” (“O”), “Other Special Uses” (“OU”) annotated “Breakwater” and “Village Type Development” (“V”). The rocky outcrop, oyster shell beach and the lighthouse (a total of about 0.07ha) located at the southern coast of LYM is about 10m from the Project site and is zoned as “Coastal Protection Area” (“CPA”) since 2011. As refer to the Notes of the OZP, CPA is intended to conserve, protect and retain the lighthouse, the natural coastlines and the sensitive coastal natural environment, including area of scenic value, with a minimum of built development.

2.4 Project Scope and Design

2.4.1.1 The proposed Project consists of two main components:

1) Construction of a Public Landing Facility; and

2) Development of a Waterfront Promenade and Related Improvement Works.

2.4.1.2 The scope of the components comprises the following works elements:

Construction of a Public Landing Facility and Improvement Works to Existing Lookout Points and Viewing Platform (by CEDD)

· Construction of a promenade with a public landing facility (i.e. landing step) which is capable of accommodating vessels up to 30m long with draughts of about 3m;

· Construction of a breakwater;

· Dredging of seabed to provide sufficient water depth for navigation of vessels; and

· Improvement works for five existing lookout points and an existing viewing platform to improve their structural capacity.

Development of a Waterfront Promenade and Related Improvement Works (by ArchSD)

· Construction of a carp-shaped platform and a pavilion with children play area;

· Beautification works for the promenade, five lookout points and an existing viewing platform to improve their visual appearance; and

· Streetscape improvement works.

2.4.1.3 Figure 2.1 shows the general layout plan of the Project.

2.4.1.4 A sloping seawall was proposed to be constructed underneath the landing facility to protect its future operation from the action of tides and waves. Two different scenarios (existing rock head at -0.55mPD or above and existing rock head below -0.55mPD) were considered and the respective designs are illustrated in Appendix 2.4.

2.4.1.5 The breakwater was proposed to be in the form of a piled deck structure with a screen wall incorporated on the eastern side of the deck structure, as shown in Appendix 2.5.

2.4.1.6 To facilitate safe navigation of vessels up to 30m long with draughts of about 3m, dredging to the level of -3.646mPD is required at the proposed landing facility. The dredging extent and site boundary were reviewed and updated as shown in Figure 2.1 based on the existing geological profile and the required dredging level. The dredging extent, at about 3,820m², is slightly larger than that shown in the EIA Study Brief to meet the operational requirement of the proposed landing facility. Approximately 12,625m³ of sediment and underwater rock are required to be dredged and excavated.

2.4.1.7 The detailed design for structural improvement of viewing platform and lookout points 1, 3, 4, and 5 are presented in Appendices 2.6, 2.7, 2.8, 2.9, and 2.10 respectively. No structural improvement works is proposed for existing lookout point 2 owing to its good structural condition. Excavation is required for the strengthening works of existing lookout points and viewing platform. The excavation and construction works will be carried out within the limit of the existing seawall. Modification of the existing seawall will be required for lookout points 1 and 5, and viewing platform, but no dredging works is expected. The area behind the proposed seawalls have to be backfilled after its construction.

2.4.1.8 Upon commissioning of the Project, the additional number of visitors to LYM waterfront area was estimated to be around 7,910. About 10 vessel trips (rounded-number) using the new LYM landing facility was estimated during peak hour.

2.6 Scenario without the Project

2.6.1.1 Without the Project, LYM will soon be deprived as a seafood dining destination because of the arising competitors and falling performances. Even if its attraction is somehow maintained, LYM can only support a small extent of tourism growth with the existing facilities and infrastructures condition, the tourism development may not be sustainable. Furthermore, the environmental benefits of the Project as discussed in Section 2.5, could not be attained if without the Project.

2.8 Consideration of Alternative Options

Alternative Location

2.8.1.1 The prime objective of the proposed landing facility is to provide a more convenient marine access for visitors to the seafood restaurants and other tourism attractions in LYM. Hence, the location of the proposed landing facility should be as close to these attractions as possible. The proposed public landing facility is designed to accommodate potential largest vessels of up to 30m long (e.g. tour group vessels). Having taken into account factors including site conditions, marine safety, environmental considerations, proximity to the seafood restaurants and other attractions in LYM, availability of a suitable hinterland as passengers holding area etc., three possible locations: existing berthing (Location 1) and village jetty (Location 2) outside the Sam Ka Tsuen Typhoon Shelter and waterfront on the south coast of LYM (Location 3) had been identified (illustrated in Appendix 2.2). A broad comparison is summarised in Table 2.1.

Table 2.1 Comparison of Possible Locations of Landing Facility

Consideration Factors	Location 1	Location 2	Location 3 (Selected)
Site Conditions	· Proposed construction of a pier · Involve larger scale clearance of residential squatters and/ or seafood restaurants to provide adequate passengers holding area · Larger impact on local community · Larger impact on the operation of Sam Ka Tsuen Typhoon Shelter due to its close proximity to the entrance of the typhoon shelter	· Proposed construction of a pier · Involve larger scale clearance of residential squatters and/ or seafood restaurants to provide adequate passengers holding area · Larger impact on local community · Larger impact on the operation of Sam Ka Tsuen Typhoon Shelter due to its close proximity to the entrance of the typhoon shelter	· Proposed construction of a public landing facility · Involve smaller scale clearance of residential squatters · Less impact on local community · Less impact on the operation of the Sam Ka Tsuen Typhoon Shelter as it is located further away from the typhoon shelter
Environmental Considerations	· Closer to air and noise sensitive areas · Larger amount of waste materials will be generated due to larger scale of clearance is required · No encroachment on recognized sites of conservation importance · Potential impact on water quality and marine ecology due to small-scale marine works could be minimized with appropriate mitigation measures	· Closer to air and noise sensitive areas · Larger amount of waste materials will be generated due to larger scale of clearance is required · No encroachment on recognized sites of conservation importance · Potential impact on water quality and marine ecology due to small-scale marine works would be minimized with appropriate mitigation measures	· Comparatively further away from air and noise sensitive areas · Less waste materials will be generated due to smaller scale of clearance of residential squatters · No encroachment on recognized sites of conservation importance · Potential impact on water quality and marine ecology due to small-scale marine works could be minimized with appropriate mitigation measures
Impact on Victoria Harbour	Yes¹	Yes¹	No
Project programme	Hard to predict²	Hard to predict²	About 43 months

Notes:

1. Locations 1 and 2 lie within the limit of the Victoria Harbour, which is subject to the statutory presumption against reclamation of the Harbour under the Protection of the Harbour Ordinance. Government must be satisfied that the “overriding public need” test as stipulated in the judgment of the Court of Final Appeal regarding reclamation within the Harbour has been met, before a proposal involving reclamation within the Harbour will be selected.

2. It is difficult to predict the time required for “overriding public need” (see Note 1) establishment.

2.8.1.2 Amongst the three locations proposed, Location 3 is selected as it is conveniently located with a reasonable walking distance to the seafood restaurants and other attractions in LYM and has less impact on the local community and the operation of Sam Ka Tsuen Typhoon Shelter. For Locations 1 and 2, larger scale of clearance of residential squatters and/ or restaurants is required and hence pose larger impact on local community. In addition, they are located closer to the entrance of Sam Ka Tsuen Typhoon Shelter, construction of a pier at these two locations would have larger impact on the operation of the typhoon shelter due to the increased marine traffic density in the surrounding waters, especially during peak hours.

2.8.1.3 With respect to environmental aspects, Location 3 is located further away from air and noise sensitive areas and hence would pose less air quality and noise impacts. In addition, construction of the landing facility at Location 3 would require smaller scale clearance of residential squatters and therefore would generate less waste materials. The potential impact on water quality and marine ecology arising from the small-scale marine works is anticipated to be minor. With implementation of appropriate mitigation measures as discussed in Sections 5 and 9, adverse impact on water quality and marine ecology would not be anticipated.

2.8.1.4 With the consideration of various options, Location 3 is considered as the most practical and feasible option for the landing facility that can achieve the objective of the Project with less impact on the local community and operation of Sam Ka Tsuen Typhoon Shelter and environmentally viable. Based on feedback from KTDC, Location 3 is also considered to be a better option than the other two locations.

Alternative Layout Design

2.8.1.5 Alternative project layouts were considered to select the optimum option to minimize environmental impacts whilst fulfil the operational requirements. The different designs (original, alternative, and preferred) are illustrated in Appendix 2.3.

2.8.1.6 The original design of the landing facility, which comprises a seawall of approximately 88m long by 6m wide and a breakwater protrudes from the eastern end of the seawall by about 35m to protect berthing vessels from waves was proposed. The breakwater in the original design was proposed to be constructed by a pre-formed caisson to form a solid structure, with sand filling at its foundation.

2.8.1.7 In order to reduce underwater rock excavation, an alternative layout has been developed by optimising the quantity of rock to be excavated, while maintaining the safe berthing of vessels and feasibility in terms of wave attenuation, tidal movement and other marine traffic aspects. In the alternative design, the cope wall is moved further seawards by about 4m (at 10m wide) and the breakwater will be in the form of a piled deck structure with a screen wall installed on the outer (eastern) side of the deck structure. With this alternative design, the amount of rock to be excavated would be reduced and thus more environmentally acceptable. In addition, less noise impacts to the nearby noise sensitive receivers is expected and the potential resuspension of fine and possibly contaminated material from the seabed will be reduced as the alternative breakwater design requires less dredging volume.

2.8.1.8 The preferred design option, which is the current design adopted in this EIA study, is a modification of the alternative design with added benefits. In this preferred design option, the length of the breakwater is reduced to 30m long which allows more room for smaller boats to sail within the nearshore area whilst maintaining a suitable berthing condition at the landing facility. The environmental benefits as discussed in Section 2.5 still holds, making this design the best out of the three and is thus selected.

2.9 Construction Method

2.9.1.1 The construction method and sequence to be adopted for the Project are based on engineering, site constraints and environmental considerations. Details of the construction methods are presented in sections below.

Construction of a Public Landing Facility and Improvement Works to Existing Lookout Points and Viewing Platform

2.9.1.2 The proposed works comprises construction of a promenade with public landing facility, a breakwater, dredging of the seabed and improvement works for five existing lookout points and an existing viewing platform. The construction methods and sequences of the proposed works are presented in Table 2.2.

Table 2.2 Construction Methods of the Proposed Public Landing Facility and Improvement Works to Existing Lookout Points and Viewing Platform

Construction Method	Construction Sequence
Landing Facility and Breakwater
Installation of pipe pile wall along existing shore to support the land for dredging	· Install silt curtain and marine marking buoys · Drill hole from ground level to the required rockhead level for installation of pipe pile · Place rebar cage into the hole; grout or concrete the hole to pile cut off level or other designated level · Grout the landside face of pipe pile wall for prevention of loss of fill
Dredging of marine sediment to the design level and disposal of material off-site	Derrick lighter (or alternatively crane barge) equipped with close grab and hopper barge with motor tugs to be deployed for dredging and disposal of marine sediment: · Dredge the west side first to expose area required subsequent rock excavation · Dredge layer by layer and follow the sediment categorization plan for various disposal requirements
Underwater rock excavation at the western side of the site	Rock excavation to be carried out by chiseling method from derrick lighter (or alternatively by excavator with underwater breaker mount on a flat top barge): · Carry out excavation · Remove the broken rock fragments by derrick lighter similar to other dredging works
Installation of pre-bored H-piles for the deck structure and breakwater	· Drill hole from seabed to the required rockhead level for installation of pre-bored H-pile · Place the H-pile into bored hole · Grout or concrete the borehole to pile cut off level or other designated level
Construction of deck structure	· Construct in situ concrete pile caps within temporary cofferdam with precast beam and inclined bracings at lower level · Reinstate the existing sloping seawall profile. Existing blockwork wall at the slope toe can be replaced with the proposed new tailor-made blockwork or new precast L-shaped retaining wall units · Construct capping beam, in situ deck beam and slab
Construction of wave absorption chamber for the breakwater	· Construct the in situ vertical wave absorbing seawall within temporary cofferdam · Install front panel (precast unit)
Lookout Points and Viewing Platform
Demolition of existing structures	· Excavate down to the required level by excavator or derrick lighter · For lookout points 1 and 5, and the viewing platform, the existing seawall will be modified. Excavation shall be limited to the toe of the existing seawall
Installation of seawall block/mass concrete or reinforced concrete structure	· Install seawall block/mass concrete or reinforced concrete structure · For lookout points 1 and 5, and the viewing platform, the seawall shall be formed within the original footprint
Backfilling and reinstatement	· Backfill the area behind the proposed seawall · Reinstatement of pavement

Development of a Waterfront Promenade and Related Improvement Works

2.9.1.3 The construction of the proposed waterfront promenade and related improvement works comprises construction of a carp-shaped platform and a pavilion with children play area, beautification works for the promenade, five lookout points and an existing viewing platform; and streetscape improvement works.

2.9.1.4 The proposed waterfront promenade and related improvement works will be land-based, on built or strengthened infrastructures. No marine works will be involved. Generally, this Project item involves removal or demolishing existing finishes, screening, and plastering of floors and walls. Beautification works comprise of, but not limited to, planting, decorative mosaic tiles and light fittings installation, planter curb, planter wall, seawall and vertical green wall construction, will be carried out at promenade, lookout points, viewing platform and streetscape area. Improvement works, including protective barriers, proprietary sitting bench and litter bins installation, will be conducted at designated locations. Areas beyond the non-renovation areas will be protected and remain unchanged or reinstated if affected by works.

Environmental Considerations

2.9.1.5 The construction method and sequence of public landing facility, breakwater and related improvement works have incorporated the following measures to minimise the potential environmental impacts:

· Minimise active marine works area by phased construction and adopting piled deck structure for the landing facility and breakwater to reduce the amount of dredging works;

· Utilise pre-cast elements for construction of the landing facility and breakwater as far as practicable to minimise in-situ construction works so as to reduce the construction period and environmental impacts, such as waste generation, noise and dust impacts; and

· Install silt curtain and restrict dredging operation to a production rate of no more than 100m³ per hour to minimise the potential water quality impact (e.g. prevent the dispersion of suspended sediments) arising from the dredging works.

· Implement good site practice and appropriate environmental mitigation/control measures.

2.10 Maintenance Dredging

2.10.1.1 During operation phase, periodic (maintenance) dredging of seabed is necessary to maintain sufficient water depth for navigation of vessels. With reference to the approved EIA for “Dredging Works for Proposed Cruise Terminal at Kai Tak” (AEIAR-115/2007), siltation rates around the waters is approximately 50-60mm per year. Bathymetric surveys will be carried out at regular intervals to verify the actual siltation rates and estimate the number of years required for maintenance dredging for safe navigation of vessels (e.g. preventing the seabed to be raised by siltation by 0.5m higher than the required seabed level of -3.646mPD) . The area of maintenance dredging would be the same as the proposed capital dredging.

2.10.1.2 Based on the siltation rate from the approved EIA for “Dredging Works for Proposed Cruise Terminal at Kai Tak EIA” and allowing a 0.3m tolerance in maintenance dredging from practical point of view, it is estimated that dredging of up to 0.8m of sediment will be required at an interval of about every 5 to 10 years. Based on the dredging area of about 3,820m², the dredged volume is estimated to be approximately 3,056m³. Similar to capital dredging, mitigation measures on potential impacts on water quality and marine ecology due to maintenance dredging, which include use of closed grab dredger, restriction of dredging production rate of no more than 100m³ per hour and deployment of silt curtains, will be implemented.

2.11 Project Programme

2.11.1.1 The Project construction works are anticipated to commence in Q3 2019 and be completed by Q1 2023. A tentative construction programme for the Project is presented in Appendix 2.1. The assessments in this report are based on this programme, using reasonable worst-case scenarios.

2.12 Concurrent Projects

2.12.1.1 During construction of the Project, there is a concurrent project identified in the vicinity (within 500m from the Project site), i.e. Lei Yue Mun Village Sewerage project commissioned by Drainage Service Department (DSD). The Lei Yue Mun Village Sewerage project will construct 1km long new underground gravity sewers within Lei Yue Mun Village and 460m long twin rising mains. In addition, about 400m long of the existing gravity sewers at Lei Yue Mun Praya Road and Lei Yue Mun Path will also be upgraded. According to the DSD's study, the interim measure of constructing septic tanks and dry weather flow interceptors was considered not necessary. Based on the available information at the time of this EIA study, the Lei Yue Mun Village Sewerage project would be carried out from Q3 2018 to Q1 2023. Therefore, the additional sewage generated from Lei Yue Mun Waterfront Enhancement Project will be collected by the newly constructed sewage system.

2.12.1.2 Potential cumulative environmental impacts arising from this concurrent project during the construction and operation phases of the Project have been assessed in the EIA Report. During the detailed design stage, ArchSD will closely liaise with DSD and their contractors to have a proper planning of the interfacing works (e.g. exploring the possibility of entrusting the streetscape improvement works to DSD) so as to minimise the potential cumulative impacts by avoiding/minimising repeated and concurrent construction works.

2.13 Public Consultations

2.13.1.1 Project framework was submitted to KTDC for comments in May 2005, following with the submission of conceptual design and design features in May 2007, May 2008 and March 2010. The conceptual design of the Project was also presented to the Sub-committee on Harbour Plan Review of the Harbour-front Enhancement Committee in September 2008. Relevant stakeholders, including green groups and fishermen had been consulted on the design and scope of the Project. A consultation session for LYM residents was arranged in December 2008. The detailed Project design was presented to the Sub-committee and Secretariat of the Task Force on Harbourfront Developments in Kowloon, Tsuen Wan and Kwai Tsing (the Task Force) on 4 October 2010.

2.13.1.2 During the public inspection period of the project profile in 2015, comments received were largely in favour of the Project, in particular, the seafood restaurateurs who considered that the Project would bring benefits to the community.

2.13.1.3 Key findings and concerns obtained from the public consultation meetings and the public comments received during the public inspection period of project profile, as well as the follow-up action taken are summarised in Table 2.3.

Table 2.3 Summary of Public Concerns and Follow-up Actions

Key Concerns	Follow-up Actions
Existing natural setting of LYM and preservation of the rocky beach	The Project design has taken into account this concern by preserving the existing natural setting of LYM and the Oyster Shell Beach as well as the indigenous character of LYM as a fishing village.
Hygiene and sewerage treatment problems in LYM	The Food Business (Amendment) Regulation 2009 enacted on 1 August 2010 has prohibited the extraction of seawater from prescribed areas, including the LYM coastal area, for keeping live seafood. Food and Environmental Hygiene Department (FEHD) would enforce the regulation through inspecting the water quality from time to time. In conjunction with the Project, proper sewerage facilities would be provided in Lei Yue Mun under Lei Yue Mun Village Sewerage project initiated by DSD. With the provision of new sewage system and dry weather flow interceptor, the polluted flow from the existing stormwater system will be intercepted. It is anticipated the hygiene conditions of the area would be improved. In addition, sewage generated from LYM area including sewage generated from visitors arising from the Project will be discharged to the new sewage system. Hence, adverse sewerage impact arising from the Project is not anticipated.
Water quality impact brought from the increased number of visitors	The water quality impacts and sewerage impacts arising from the increased visitors has been assessed in Sections 5 and 6 of this EIA Study respectively. With the completion of the Lei Yue Mun Village Sewerage project, there would be no adverse impact on water quality as a result of sewage from the increased visitors as discussed in Section 5 of the EIA.
Possible impact of attracting coach traffic to the area lacking of sufficient coach loading/unloading spaces	One of the main objectives of the Project is to facilitate tourists visiting the LYM waterfront area by sea upon commissioning of the public landing facility. The use of coach traffic to visit the area is not encouraged and the issue of coach loading/unloading spaces would not be anticipated.
The Project should be implemented as soon as possible to improve the conditions of surrounding areas	The Project is planned to implement as early as practicable. Construction of the Project are planned to commence tentatively in Q3 2019 and completed in Q1 2023 (Section 2.11).
Potential noise and visual impacts during construction	The EIA has assessed the potential impacts during construction and operation of the Project. Mitigation measures have been recommended to minimise the air quality (Section 3.7), noise (Section 4.8) and visual impacts (Section 11.10), and proper waste disposal and minimisation measures (Section 7.7) to avoid disruptive impacts to the villagers and tourists. A robust environmental monitoring and audit (EM&A) programme detailed in the EM&A Manual will be implemented.
Potential impact on the restaurants near the lookout points and impact on the visitors during the construction stage	The EIA has recommended various mitigation measures to minimize the potential environment impacts during construction stage. In addition, close liaison among CEDD, ArchSD and DSD will be kept to minimise the cumulative impacts from the projects during construction stage which includes setting up of community liaison groups as necessary. Hotlines will also be set up for the projects to handle public enquiries and complaints. These measures have been incorporated in the EM&A Manual.
Alternative sea-route access at Sam Ka Tsuen Pier is available – there is not a need for a new landing facility	Seafood restaurants and other attractions in LYM are geographically separated and away from the existing Sam Ka Tsuen Public Pier, which is inconvenient for visitors and sight-seeing vessels, and hence affecting its visitor-friendliness. The provision of a new landing facility near the seafood restaurants would facilitate access by sea for visitors and also to the inner parts of the Lei Yue Mun Village and other attractions in the area (such as the LYM lighthouse and Tin Hau Temple), thereby enhancing their visiting experience. In this way, it is expected that the Project would help develop tourism in LYM further. The need for the Project is discussed in Section 2.3 of the EIA.
Water quality objectives should be taken into account for watersports activities including swimming in the area	Potential water quality impacts associated with the Project have been assessed against relevant Water Quality Objectives (WQOs) in Section 5 of the EIA in accordance with the requirements of the EIA Study Brief and the EIAO-TM. These relevant WCZs do not include the beneficial use for primary contact recreation including swimming. The relevant EPD Water Quality Monitoring Data in 2016 indicated that the baseline water quality at these relevant WCZs complies with the WQO for E. coli (< 610 count / 100 ml for geometric mean for secondary contact recreation subzone). Given that a new public sewerage system will be provided for the LYM area under a separate project undertaken by DSD to cater for the sewage discharge from the existing LYM area including the additional sewage arising from the Project, the water quality of the LYM area will be improved. It is noticed that the latest route of the Annual Cross Harbour Swim has been changed to Wan Chai to Tsim Sha Tsui. Should the routing of the Annual Cross Harbour Swim is resumed to Lei Yue Mun, the dredging operation would be properly scheduled such that no dredging works will be carried out during the period of the Annual Cross Harbour Swim Race to be held.
Level of pollution of soil and sediment to be dredged	A sediment sampling and testing has been carried out to identify the contamination level of soil and sediment within the dredging area. The disposal of dredged marine sediment will follow the procedures in accordance with ETWB TCW No. 34/2002. The level of contamination and the estimated quantity of dredged marine sediment to be disposed of have been assessed in Section 7 of the EIA.