2
Consideration
of alternative development options
2.1
Formulation
of Development Layout
2.1.1
The general scope of the
Study covers housing site and school site developments and the associated infrastructure
works to support the future population intake.
As shown in Figure 2.1, the housing development at SHR Site, SHR Site Extension and HPR Site,
school development at SHR Site and SHR Site Extension, the SPS at SHR Site and
the realigned Hong Po Road and proposed Road L7 will form the basis of the development
layout.
2.2.1
Project Profile No.
PP-551/2017 was released to the public for comments in June 2017. Public offered
their views during the 14 days public inspection period of the Project Profile.
The key comments received from the public during the public inspection period
of project profile are summarised in Table 2.1.
Table 2.1 Key Comments
Received during Public Inspection Period of Project Profile
|
Key Issue |
Public Comment |
Action / Response |
|
Air Quality and Noise Nuisance |
There were concerns about construction dust, noise nuisance and
vehicular emissions during construction phase and the vehicular emissions
during the operation phase. Besides that, local residents
also concerned whether the noise barriers will be constructed under this
project. |
The air quality and noise impact associated with the construction
works and increase in traffic due to the housing development during the
construction and operation phases have been assessed quantitatively in the
EIA. Potential construction dust impact
would generate from site clearance, land decontamination, site formation
works and roadworks. The dust suppression measures including watering once
per hour on active works areas, exposed areas and haul roads. Other site
management measures such as, good site practices, and environmental
monitoring and audit (EM&A) programme are recommended. Quantitative
operation air quality impact from vehicular emission associated with the
Project and the existing and planned road network, and industrial emissions
in the vicinity of the Project has been assessed. The results concluded that the predicted
cumulative air quality impacts on all ASRs would comply with the AQOs. Therefore, no adverse air quality impact
during operation phase is anticipated. With the implementation of the proposed mitigation measures, the predicted
dust impact at representative air sensitive receivers (ASRs) would comply
with the criteria stipulated in the Air Quality Objectives (AQOs) and Environmental
Impact Assessment Ordinance – Technical Memorandum (EIAO-TM). Regarding the construction noise, the construction noise associated
with the use of powered mechanical equipment (PME) for different stages of
construction has been assessed. With the implementation of practical
mitigation measures including good site management practices, use of Quality Powered
Mechanical Equipment (QPME), use of movable noise barrier, noise enclosure
and noise insulating fabric and provision of minimum separations from the
affected educational institutions or avoidance of any noisy construction
activities during the school examination period, the predicted construction
noise impact would comply with the criteria stipulated in the EIAO-TM. Hence,
no unacceptable impact arising from the construction of the Project would be
anticipated. During the operation phase, at source direct mitigation measures,
including the application of low noise road surfacing material and vertical noise
barriers of various heights have been proposed at appropriate locations along
the Project and other roads to mitigate the noise impacts to the sensitive
receivers such as Tung Wah Group Hospitals Yau Tze
Tin Memorial College, village houses near realigned Hong Po Road, Tsz Tin
Tsuen and Yan Tin Estate. With the implementation of proposed mitigation measures as discussed
in Chapter 4 and Chapter 5 of the EIA report, no adverse air quality and
noise impact is anticipated during construction and operation phases. |
|
Air Ventilation |
The housing blocks might induce wall effect, which might hinder the
air ventilation in the area. |
The air ventilation assessment has been conducted to address the air
ventilation issues and the building block layout has been adjusted to provide
sufficient air ventilation corridors and avoid a
solid block of views. |
|
Archaeological Impact |
Commenter showed their concerns about the impact to the San Hing Tsuen
Site of Archaeological Interest (SAI) due to the proposed development. They
suggested to conduct the archaeological impact assessment to assess and
evaluate the impacts on San Hing Tsuen SAI. |
Cultural heritage impact assessment has been conducted under this EIA Study.
The assessment found that the proposed developments are located within or in
very close proximity to San Hing Tsuen, Siu Hang Tsuen, and Kei Lun Wai SAIs.
Based on the evaluation of the previous findings at the proposed works
locations, geology and topography, one area within the San Hing Tsuen SAI is
identified with mixed potential for archaeological deposits and features. As
the area is currently occupied by light industrial activities, structures and
buildings, field survey cannot be conducted at this stage. It is recommended
to conduct an archaeological field survey prior to the construction, thus, to
determine if significant deposits or features are present. Subject to the findings
of the proposed archaeological works, appropriate mitigation measures would
be proposed with prior agreement with Antiquities and Monuments Office. |
|
Burial Ground |
The large works area of the proposed Road L7 will severely intrude
into the burial ground of the villagers (indigenous inhabitants) of Tsz Tin
Tsuen, Po Tong Ha, Siu Hang Tsuen, and also cause
the relocation of the existing graves. |
The proposed Road L7 will provide an alternative road linkage for the
areas adjacent to the PDA, e.g. San Hing Tsuen and Tsz Tin Tsuen, to the
nearby road networks, which could release the burden of the existing road
linkages within the area. The
alignment and construction method of proposed Road L7 has been carefully
considered and designed in order to keep its encroachment upon the burial
grounds as least as possible and the influence on existing graves as minimum
as possible. In order to comply with the design requirements and guidelines
on traffic safety, it is inevitably some of the graves need to be relocated.
Close liaisons with the Home Affairs Department and Lands Department would be
maintained to notify the villagers of any updates on the relocation of graves
at the later stage. |
|
Community Facilities, Retail Faculties and
Living Condition |
Commenters were generally concerned about the insufficiency of the
G/IC facilities in coping with the existing and future population under this
study and under Tuen Mun Area 54 development. They
also commented that the proposed development will worsen the living
condition. |
The existing brownfield sites at the PDA would induce environmental
nuisances such as noise nuisance, wastewater generation and water quality contamination.
By transforming the brownfield sites for housing development and other
beneficial uses, e.g. provision of PTIs, GI/C and social welfare facilities
and public sewers etc., not only the living condition at the PDA would be
improved, the public’s expectation on provision of more G/IC facilities at
the area could be met. |
|
Infrastructural Support |
Stakeholders commented that the assessment of drainage, sewerage and
water supply systems should be included in this EIA as the upgrading works
might trigger other associated designated projects. |
Drainage, sewerage and water supply systems impact assessments have
been conducted under this Study and the environmental impact of proposed
upgrading works have been assessed in this EIA. The proposed drainage and
sewerage works and waterworks except for the
proposed SHR SPS does not constitute designated projects under EIAO. The proposed SHR SPS at SHR is a designated
project under Schedule 2 of the EIAO and the associated environmental impacts
have been assessed under this EIA study. |
|
Ecological Impact |
There were concerns about the impact on “Green Belt” and “Conservation
Area” zones and ecological impact on the natural habitat and species with
conservation interest, e.g. woodland, natural stream, fauna species, aquatic
fauna, herpetofauna and floral species, avifauna, butterflies, odonates due to the proposed Road L7 and proposed housing
development. Some commenters mentioned that the encroachment of the alignment
of the proposed Road
L7 onto the habitat of protected species should be avoided, and the
relocation and conservation of the protected species should be considered |
Ecological field surveys were conducted to verify the findings from
literature review and update the ecological baseline. After consideration of
alternative design of Project Site boundary and layout, direct encroachment onto
sites of conservation interest including the mature woodland W2 and Conservation
Area Zone has been avoided. Different alignments and construction methods of
the proposed Road L7 have been considered with an aim to avoid or minimise
the encroachment onto existing woodland; and the PDA boundary and drainage
alignment have been adjusted during the planning of the development to
preserve section of semi-natural stream at HPR Site. The ecological impact
assessment at Chapter 8 demonstrated that, with implementation of proposed
mitigation measures, no adverse ecological impact is anticipated. |
|
Health and Safety |
Some commenters have the health and safety concerns as the proposed
residential development is close to the existing 400kV overhead powerline,
which might pose health and safety concern due to the electromagnetic wave or
operation and maintenance of such facilities. |
An on-site electromagnetic and electric field measurement have been
conducted at the selected locations within the PDA, including the proposed location
of the PTIs, housing development areas, school sites and the proposed SPS.
Impact from exposure to electric and magnetic fields generated from the
overhead electricity cables is assessed in Chapter 9 of the EIA report which
confirmed that the strength of the electric field and electromagnetic wave
field generated from the 400kV overhead cables are well below the stipulated
guideline limits issued by the ICNIRP in 1998. As such, the overhead cables will not pose
a hazard to human health due to the development. |
|
Landscape and Visual Impacts |
Some local villagers concerned the loss of fruit trees along San Hing
Road and the proposed school sites might pose visual impact to the nearby
residents. They are concerned that hundreds of lychee trees along San Hing
Road will be destroyed. The transplantation of these trees should be
considered. |
The development has avoided impact to trees as far as possible. Broad-brush
tree survey has been conducted under this study, the affected trees will be
retained as far as practicable. Detail tree survey will be conducted in the
design stage to further explore the possibility of retaining or transplanting
the fruit trees within the proposed development area. If unavoidable, the loss of greenery due to the development will be
re-provided by on-site compensatory planting with native tree species.
Besides that, the landscape work such as planting of trees, shrubs and bamboo
along the school boundary, SPS, service reservoirs and PTIs has been proposed.
Vertical greening for the retaining structures and planting trees along the proposed
Road L7 and realigned Hong Po Road are also proposed.
These proposed mitigation measures could increase the greenery coverage and
mitigate the visual impacts. |
|
Settlement of existing village and business of industrial use |
There were concerns that the existing business of carpark, rural
workshop, warehouse uses and the existing residents living in the PDA will be
affected by the proposed development. |
The balance of
the needs of various land use have been considered when formulating the land
use proposals. After review, the development layout plan has been amended to
minimize the impacts to existing residential developments as far as possible. |
|
Public Consultation |
Consultations with green groups and/or relevant stakeholders should be
held in various stage of the study. A
consultation programme should be prepared to the satisfaction of EPD to
ensure that the scale, parties to be consulted, scale and frequency of
consultation are reasonable and adequate. |
During public
inspection of the Project Profile, comments from the public are received and
incorporated in the EIA Report as appropriate. A consultation meeting with
green groups was held on 10 September 2019 to address their concerns on
various aspects such as environmental, ecological, traffic, air ventilation,
etc. Their comments have been
incorporated in the EIA Report as far as practicable. The EIA report will be
subject to public inspection in accordance with the requirement of the EIAO. The public and the Advisory Committee on the
Environment can provide comments on the EIA report during the public
inspection period. |
|
Planning Application and Re-zoning |
Some stakeholders concerned that this project will be in direct
conflict with some of the planning applications approved by the Town Planning
Board (TPB). In addition, they also reflected that the relevant statutory
procedures such as proposed amendments to the relevant Outline Zoning Plans
for the implementation of the Project have not been gone through yet. |
The government is committed to expanding the land resources and
increasing housing supply. To maximise the development potential of the PDA,
this Study demonstrated the government’s commitment and cope with the public
needs through the provision of high density public
housing development. Relevant
statutory planning procedures would be initiated upon the completion of the
Study. Detailed consideration of project layout with regard
to approved planning applications refer to Section 2.5. |
|
Sustainability |
Stakeholders commented that the sustainability assessment with
holistic consideration of environment, economy and social infrastructure
should be conducted. |
Sustainability assessment has been conducted under this Study. The
benefits produced by the Project outweigh the residual negative impacts
especially considering the long-term effects. The Project is considered
sustainable. |
|
Traffic and Transport Impact |
There were concerns about the traffic and transport impact due to the
increase in population of the proposed housing development under this Study
as the existing traffic and transport infrastructure in the area including
roads and rails were at capacity. There are concerns whether the existing
vehicular access to villages will be maintained along the realigned Hong Po
Road and the proposed Road L7. |
To cater for the transport demand due to the proposed developments,
two PTIs will be provided at SHR Site and HPR Site respectively in addition
to the existing transport facilities including Siu Hong WRL/LRT Interchange Station,
LRT service, bus service where the local resident could travel to and from other
places by the associated feeder bus/franchised bus. In view of the
anticipated traffic generation and transport demand by the proposed public housing
developments, a preliminary traffic and transport impact assessment (TTIA) has
been carried out to ascertain the effects of the proposed developments,
including the proposed Road L7, on the road networks and the transport
provisions during the construction and operation of the proposed developments.
The TTIA demonstrated that transport capacity is capable to cater for the
proposed developments. All key junctions and road links could be operating
within the capacity with the implementation of proposed junction improvement
work at some of the key junctions (e.g. Lam Tei
Interchange and the roundabout near Yau Tsz Tin Memorial College, etc). All
the existing vehicular access would be connected to the realigned Hong Po
Road. |
2.2.2
A consultation with green groups was held on
10 September 2019 by the Project Proponent to present the development layout
plan and address their comments. During the consultation with green groups,
they raised the concerns on the potential environmental impacts such as
ecology, urban design and landscape, and requested to avoid, reduce and provide
mitigation measures to minimise the potential environmental impacts during design
and construction phases, including:
·
to
compensate the affected trees due to the proposed public housing developments
and associated infrastructure works;
·
to retain the semi-natural stream at HPR site as far
as practicable; and
·
to revitalise the semi-natural stream/channelised watercourses along the boundary of HPR site by
maintaining natural bottom and grasscrete along the
river bank as far as practicable.
2.2.3
In response to the concerns raised by green group regarding the ecological
impact on woodland, semi-natural stream, as well as the landscapes resources
due to the proposed developments, review of alternative options of the PDA to
retain a section of the semi-natural stream with ecological value adjacent to HPR
Site and alternative construction methods of the proposed Road L7 to minimise
the impact on the woodland and species of conservation interest have been
carried out. The location of translocation of crab species of conservation interest
and transplanting the floral species of conservation interest are presented in Section 8.8. The ecological enhancement
of the retained semi-natural stream section and proposed enhancement planting are
also recommended.
2.3
Consideration of Alternatives
Consideration
of Site Constraint for the Project Site Boundary
2.3.1
The proposed development comprises public housing development and school
sites at San Hing Road (SHR), SHR Site Extension and Hong Po Road (HPR) in Tuen Mun. Figure 2.3a describes the location of the Project and the
indicative layout of the proposed developments. In the course of formulating the development
layout options before coming up with the current option, different issues, such
as existing land uses, site constraints, environmental impacts and practicable
engineering solutions were considered with a view to maximizing the development
potential of the PDA in an environmentally acceptable manner.
2.3.2
Natural woodland W2 and the Conservation Area (CA) zone at Chung Shan
are two sites of conservation interest identified from literature review and
their ecological conditions were further confirmed in the ecological impact
assessment (Chapter 8 of the EIA report). The proposed works of the Project,
including the site formation works and subsequent housing development, associated
supporting infrastructure works and road junction improvement work, have avoided
direct encroaching onto these two sites of conservation interest to avoid the direct the ecological impact.
Optimisation
for the Design and Alignment of Proposed Road L7
2.3.3
Road L7 is proposed to
accommodate the traffic associated with the proposed developments. The proposed
Road L7 is located at a strategic location at the western end of Hong Po Road.
It will provide an attractive alternative route to diversify the traffic
generated by the proposed and nearby concurrent development.
2.3.4
With
due consideration on the environmental impacts, engineering
feasibility, design requirements, existing overhead power lines and pylons,
existing graves and disturbance to the adjacent villages, the proposed Road L7 would unavoidably encroach onto a small patch of Woodland W3. To
minimize the ecological impact on woodland W3, the alignment of Road L7 is
proposed to be located at the fringe of W3 to minimize the impact due to
habitat fragmentation. The footprint of proposed Road L7 has also avoided
encroaching onto the floral species of conservation interest in W3 as far as
practicable. The alignment of proposed Road
L7 is also optimized by striking a balance between affecting the concerned
villages and graves while minimizing the impacts to the ecological value of the
woodland.
Consideration of Alternative Construction Methods
2.3.5
There is a level
difference between the proposed Road L7 profile and the existing ground profile.
Different types of construction methods have been considered for the site
formation works.
2.3.6
According to the
ecological surveys, a total of 15 individuals of Aquilaria sinensis and 3 individuals of Pyrenaria spectabilis were
identified along the proposed Road L7. Two alternative construction methods,
namely “cut slope with soil nails” and
“L-shaped/ bored pile retaining walls” were considered to strike a balance
between preservation of natural habitats and site formation works for the
proposed Road L7.
Option 1 – Cut slope with soil nails
2.3.7
Cut slope with soil nails
is widely adopted in site formation works in Hong Kong. It has a lower
construction cost and shorter construction period as compared with Option 2
mentioned below. However, 6 individuals of Aquilaria
sinensis are identified within the works area for
the proposed cut slope. If this method is adopted, the trees concerned are required to be felled or
transplanted due to the trimming of the slope. This method would also generate
a large amount of C&D material which may require disposal off-site.
|
Option
1 – Cut Slope with Soil Nails |
|
|
Option 2 – L-shaped/ Bored Pile Retaining Walls
2.3.8
In order to minimize the
loss of woodland and the removal of the tree species with conservation interest,
L-shaped / bored piled retaining wall is proposed along the proposed Road L7.
By adopting this method, all the
six individuals of Aquilaria sinensis located within the area
of the proposed cut slope works in Option 1 above would be
preserved and retained. This
option also has smaller construction works area which could avoid encroachment
on 0.9ha of woodland W3. However, 3 native Aquilaria sinensis
located within the footprint of the proposed Road L7 would unavoidably be
affected, of which two will be transplanted and the one with poor health
condition will be felled. The construction cost and construction period are higher
and longer than that of Option 1.
|
Option
2 – Bored Pile Walls |
|
|
Preferred Option for Construction Method for proposed Road L7
2.3.9
Option 2 is the preferred
option as it can reduce the impact on the adjacent woodland habitats and
minimize the removal of floral species of conservation interest. The comparison
of construction options is summarized in Table
2.2 below.
Table 2.2 Comparison of Construction Method
for the Proposed Road L7
|
|
Benefits |
Dis-benefits |
|
Option 1 – Cut Slope with Soil Nails |
·
More cost effective as compared
with Option 2 ·
Shorter construction period as
compared with Option 2 |
·
Larger site formation areas and
generate more C&D materials ·
Loss of larger extent of woodland
habitat and more floral species of conservation interest. ·
Impact on hillside woodland
landscape resource |
|
Option 2 – L-shaped/ Bored Pile Retaining Walls |
·
Less C&D material would be generated ·
Less impact on woodland habitat and
floral species of conservation interest |
·
Higher construction cost and longer
construction period |
Consideration
of Alternative for Preservation of the Existing Semi-natural Stream at HPR Site
2.3.10
Two existing semi-natural
streams, namely R1f and R1i, will be affected by the development at the HPR Site.
R1f is running along the northern and the north-eastern boundary of the HPR Site
and passing through the site to the southern boundary. R1i is
running from the TSFR to the west of the HPR Site and connecting to a concrete
drainage channel near the north-eastern boundary of the site. According to the impact assessment R1i has
low flora and fauna species diversity and is evaluated as of low ecological
value.
2.3.11
According to the
ecological surveys conducted between June and November 2018, two crabs with
conservation of interest, i.e., Cryptopotamon
anacoluthon and Somanniathelphusa zanklon, were
identified in the upstream section of R1f near the north-eastern boundary of
the HPR Site.
2.3.12
Three
options have been considered to mitigate the environmental impacts on R1f
caused by the development. These options are presented and discussed in Table 2.3 below.
Table 2.3 Alternative Design for Semi-natural Stream
|
Option |
Description |
|
Option 1 (Realigning and converting the semi-natural
stream into box culvert) |
The semi-natural stream of about 208 m is proposed to be included in
the PDA boundary and will be permanently removed for the provision of
internal road and building blocks. This option allows provisions of more
flats nos. to meet the public housing demand requirement and associated
facilities. However, this will cause permanent loss of the semi-natural
stream of 208m and loss of habitat of the two crab species with conservation
of interest. |
|
|
|
|
Option 2 (Retaining the upper section (with higher
ecological value) of semi-natural stream and converting the lower section
(with lower ecological value) into box culvert) |
The ecologically sensitive portion of the semi-natural stream of 208m is
proposed to be retained by
adjusting the HPR Site boundary. The impact on four recorded crab species
localities identified in this upper portion of the semi-natural stream could
be avoided. Only the lower portion (with lower ecological
value) of the semi-natural stream crossing at the middle of HPR site is unavoidably proposed
to be decked and re-aligned in the form of underground box culvert in considering the alignment and profile of the
proposed roads inside the site and the formation level of the platforms for
the development. A portion of the semi-natural stream will
be preserved to minimise permanent loss of semi-natural stream habitat
and impact on the crab species. |
|
Option 2 - Modification of Semi-Natural Stream
with Underground Culverts |
|
|
Option 3 (Realignment of semi-natural stream) |
The lower portion of the semi-natural stream is proposed to be
realigned to reduce the permanent loss of semi-natural stream habitat. The scenarios of realigning the
semi-natural stream within the PDA or outside the PDA are considered as
follows: Scenario of Realigning the Semi-natural Stream within PDA The realignment of the semi-natural stream will create a 2 m wide
river channel with river bank within the PDA boundary and a 6 m buffer zone
will also be provided along the southern bank to reduce the impact to the
realigned semi-natural stream. Since the above will occupy approximate 4600 m2
site area within the PDA, the
flat production within the PDA will reduce by about 600
flats. Scenario of Realigning the Semi-natural
Stream outside PDA The realignment of the semi-natural stream will create a 2 m wide
river channel with river bank outside the PDA boundary and a 6 m buffer zone
will also be provided along the southern bank to reduce the impact to the realigned
semi-natural stream. More than 5 additional private lots / license lands located outside the PDA will be affected due to the realigned semi-natural stream and
therefore, more existing houses would be demolished. Existing villages and
the residents will be affected. |
|
Option 3 - Realignment of Semi-Natural Stream |
|
2.3.13
After
the consideration of public views, land resumption requirement, engineering and
planning considerations and environmental impacts, various design options have
been considered to preserve the semi-natural stream as far as practical. Option
2 (Retaining the upper section (with higher ecological value) of semi-natural
stream and converting the lower section (with lower ecological value) into box
culvert) is recommended to strike a balance between the needs to provide
adequate land for housing development and minimise the potential impacts on the
crab species and the semi-natural stream habitat.
2.3.14
In
order to reduce the disturbance to the retained semi-natural stream of R1f, planting
the native plant species along the reinstated bank and 6m buffer zone along the
southern bank will be provided to improve the ecological carrying capacity of
the stream and its associated riparian habitats.
2.3.15
Apart
from preserving the semi-natural stream within and in the vicinity of the HPR
Site as far as practicable, the potential indirect impact on the downstream of semi-natural
stream R1f in the Po Tong Ha caused by the development of the HPR Site is also
considered. A drainage pipe is proposed to be laid along the access road leading
to the DSD’s adit shaft building and the realigned
Hong Po Road to connect with the watercourses from the TSFR to the downstream
R1f in the Po Tong Ha.
Development Staging
2.4.1
In order to ensure a balanced and programmed development with orderly
rehousing/relocation of qualified clearees, the PDA including the associated
engineering infrastructure is proposed to be divided into 4 main stages for
implementation as illustrated in Figures
2.2a and 2.2b.
A summary of implementation programme is shown in Table 2.4.
Key Developments in Stage 1
2.4.2
The proposed
works to be conducted in the first stage includes the following:
·
Site
formation and construction of public housing at SHR Site Extension;
·
Construction
of SPS at SHR Site and the associated rising mains;
·
Upgrading of
existing sewers & modification of the existing TM54 SPS;
·
Construction of the realigned
Hong Po Road;
·
Carrying out of junction
improvement works;
·
Construction of footbridge to connect SHR
Site and Siu Hong WRL/LRT Interchange Station; and
·
Carrying out of associated drainage works, sewerage
works and waterworks etc..
Key Developments in Stage 2
2.4.3
The proposed
works to be conducted in the second stage includes the following:
·
Construction
of proposed Road L7;
·
Carrying out
of junction improvement works; and
·
Laying of
watermains along the proposed Road L7.
Key Developments in Stage 3
2.4.4
The proposed
works to be conducted in the third stage includes the following:
·
Site
formation and construction of public housing and PTI at SHR Site;
·
Site formation and construction of schools at SHR
Site; and
·
Carrying out of associated drainage works, sewerage
works and waterworks etc..
Key Developments in Stage 4
2.4.5
The proposed
works to be conducted in the fourth stage includes the following:
·
Site
formation and construction of public housing and PTI at HPR Site;
·
Site
formation and construction of schools at SHR Site Extension;
·
Construction
of natural terrain mitigation measures at HPR Site;
·
Construction
of fresh/ salt water service reservoirs at HPR Site; and
·
Carrying out
of associated drainage works, sewerage works and waterworks etc..
Table 2.4 Summary of Implementation Programme within the PDA
|
Stage |
Phase |
Description
of Works |
Land Clearance
& Construction Period |
|
Stage 1 |
1a |
San Hing Road Site Extension (Residential Site) |
2025-2030 |
|
·
Site clearance,
land decontamination and site formation works |
|||
|
·
Internal
road, pipe works and landscaping |
|||
|
·
Construction
of public housing |
|||
|
1b |
Sewage Pumping Station at SHR Site |
2026-2030 |
|
|
·
Site clearance,
land decontamination and site formation works |
|||
|
·
Sewage pumping
station construction and the associated rising mains |
|||
|
·
Upgrading
works of existing sewers & modification of TM Area 54 SPS |
|||
|
1c |
Realigned Hong Po Road |
2026-2029 |
|
|
·
Site clearance,
land decontamination and site formation works |
|||
|
·
Road and junction
Improvement works |
|||
|
·
Pipe works
and utilities works |
|||
|
Stage 2 |
2 |
Proposed Road L7 |
2026-2029 |
|
·
Site clearance
and site formation works |
|||
|
·
Road and junction
improvement works |
|||
|
·
Pipe works and utilities
works |
|||
|
Stage 3 |
3a |
San Hing Road Site (Residential Site) |
2025-2031 |
|
·
Site
clearance, land decontamination and site formation works |
|||
|
·
Internal roads and PTI |
|||
|
·
Pipe works
and landscaping |
|||
|
·
Construction of public housing |
|||
|
3b |
School Site at SHR Site |
2026-2031 |
|
|
·
Site
clearance, land decontamination and site formation works |
|||
|
·
Internal road, pipe works and landscaping |
|||
|
·
Construction of schools |
|||
|
Stage 4 |
4a |
Hong Po Road Site ·
Site
clearance, land decontamination and site formation works ·
Internal road and
PTI ·
Pipe works and
landscaping ·
Natural
terrain hazard mitigation measures ·
Construction
of water service reservoirs ·
Construction of public housing |
2026-2033 |
|
4b |
School Site at SHR Site Extension |
2026-2033 |
|
|
·
Site clearance,
land decontamination and site formation works |
|||
|
·
Internal road, pipe works and landscaping |
|||
|
·
Construction of schools |
2.5
Planning applications within PDA
2.5.1
The Site
situated in Tuen Mun between Lam Tei
LRT Station and Siu Hong WRL/LRT Interchange Station. The proposed development
area falls within an area zoned “Residential (Group E)” (“R(E)”) and “Green
Belt” (“GB”) on the approved Lam Tei and Yick Yuen Outline Zoning Plan (OZP) No. S/TM-LTYY/10 and
“Residential (Group E) 1” (“R(E)1”), “GB” and “Village Type Development” (“V”)
and an area shown as ‘Road’ on the approved Tuen Mun
OZP No. S/TM/35.
2.5.2
There are two approved
planning applications within the Site, as listed in Table
2.5 below.
Table 2.5 Summary of approved planning applications
within PDA
|
Application No. |
Proposal |
Approval Date |
Valid Until |
Site Area (m2) (About) |
|
A/TM-LTYY/381 |
Proposed Residential Development (Flat) |
29.05.2020 |
29.05.2024 |
14,553.0 |
|
A/TM-LTYY/337 |
Proposed
Flat Development and Minor Relaxation of Building Height Restriction |
23.06.2017 |
23.06.2021 |
3,832.4 |
|
Note: Application No. A/TM-LTYY/273, which covers the same site as application No. A/TM-LTYY/381, was approved with conditions by the Rural and New Town Planning Committee (the RNPTC) of the TPB in 2014. Application No. A/TM-LTYY/273-1 for extension of time for commencement of development was rejected by the TPB upon review in 2018. The permission lapsed in 2018. |
||||
2.5.3
Two approved
planning applications (Nos. A/TM-LTYY/381 and A/TM-LTYY/337) for private
housing developments are located within the study area of this Project and have
a maximum plot ratio of 1.0. To maximize
the development potential and for comprehensive planning of the area; a
domestic plot ratio of 6.0 for public housing developments has been adopted
under this project. It is considered that the proposal for implementation of
public housing developments will impose more environmental impacts on the
surroundings, and such design scenario has been used for carrying out the
environmental impact assessment under this project.
2.6
Recommended
Development Parameters and Land Use
2.6.1
The latest development parameters of
SHR Site, SHR Site Extension and HPR Site are summarized in Table 2.6 below. Figures 2.3a and 2.3b indicate the site layout plan of the development.
Table 2.6 Key Development
Parameters
|
Site |
Proposed Land Use |
Total Area (m2) (Approx.) |
No. of Flats (Approx.) |
Max. Domestic Plot Ratio |
Population (Approx.) |
Max. Building Height (mPD) |
Target Population Intake Year |
|
SHR Site Extension |
PH |
14,600 |
1,700 |
6 |
4,700 |
+150 |
2030 |
|
SHR Site |
PH |
74,700 |
9,400 |
6 |
26,300 |
+150 |
2031 |
|
HPR Site |
PH |
78,900 |
10,500 |
6 |
30,000 |
+150 |
2033 |
SHR Extension Site
2.6.2
SHR Extension
Site is proposed for PRH / SSF and is located between Villa Pinada
and northwest boundary of the SHR Site. The site is expected to provide approx.
1,700 flats, accommodating a population of approx. 4,700. One 30-classroom secondary school and two
36-classroom primary schools are proposed within SHR Site Extension. Meanwhile,
retail and other non-domestic facilities will be provided within SHR Site
Extension.
SHR Site
2.6.3
SHR Site is
proposed for PRH / SSF housing and is located to the south of San Hing Tsuen
and bounded north by the San Hing Road, east by Ng Lau Road and south by Hong
Po Road. The site is expected to provide
approx. 9,400 flats, accommodating a population of approx. 26,300 and two 36-classroom
primary schools. The social welfare facilities
are currently proposed including a 100-p Child Care Centre (CCC), Neighbourhood
Elderly Centre (NEC), 60-p Special Child Care Centre (SCCC), On-site Pre-school
rehabilitation Services (OPRS) Office Base, retail and other non-domestic
facilities and two kindergartens.
HPR Site
2.6.4
HPR Site is
proposed for PRH / SSF housing and is located to the west of Villa Pinada and to the east of Tsing Shan Firing Range. The site is expected to provide approx. 10,500
flats, accommodating a population of approx. 30,000. The social welfare facilities are currently
proposed including a 150-p Residential Care Home for the Elderly (RCHE), 30-p
Day Care Unit (DCU), Integrated Children and Youth Services Centre (ICYSC), NEC,
retail and other non-domestic facilities and two kindergartens.