1         Introduction.. 1-1

1.1     Background. 1-1

1.2     Scope of this Project 1-1

1.3     EIA Study Brief 1-2

1.4     Designated Project 1-2

1.5     Potential Development Area. 1-2

1.6     Project Benefits, Green and Environmental Initiatives. 1-2

1.7     Concurrent Projects. 1-4

1.8     Objective of the EIA Report 1-5

1.9     Structure of EIA Report 1-7




Table 1.1    Concurrent Projects                                                                                                                                                                         



Figure 1.1        Location of the Project

Figure 1.2        Locations of Concurrent Projects

1                          Introduction

1.1                     Background

1.1.1                 After public consultation on various land supply options in 2018, the Task Force on Land Supply (Task Force) (TFLS) recommended on 31 December 2018, among others, the Government to accord priority to studying and resuming the 32 ha of land of FGC to the east of Fan Kam Road for housing development. On 20 February 2019, the Government announced that the eight land supply options (including the partial development of the FGC site) recommended by the Task Force were fully endorsed.

1.1.2                 The Government also announced that the Government will develop the 32 ha of land east of Fan Kam Road of FGC for the purpose of housing development (with emphasis on public housing), and will accordingly commence a detailed, technical study in the second half of 2019 to ascertain the highest flat yield attainable in short to medium terms; assess the scope of infrastructural works required to support such development; identify environmental, ecological and other constraints, and formulate mitigation measures to contain any identified impacts to within acceptable limits; and come up with an implementation plan with timing and costs. 

1.1.3                 WSP (Asia) Ltd. has been appointed by CEDD to undertake this Technical Study Agreement No. CE17/2019 (CE) and title of “Technical Study on Partial Development of Fanling Golf Course Site – Feasibility Study” (the Project). This Assignment was commenced on 30 September 2019.

1.2                     Scope of this Project

1.2.1                 This Project is to conduct for timely completion of all the necessary studies, inquiries and assessments for the Technical Study for the purpose of supporting the preparation of OZP for the FGC site and coming up with the recommended Infrastructure Works and the respective implementation schedules supporting the proposed Developments.

1.2.2                 The Project includes the following major tasks:

(a)        To formulate preferred development layout and intensities through evaluation of development options and propose associated infrastructure to support the developments;

(b)        To formulate a Broad Land Use Plan to serve as basis for technical assessment and a Recommended Landscape Plan;

(c)        To conduct various technical assessments including preliminary traffic and transport impact assessment and other preliminary engineering / technical assessments to confirm feasibility of the Board Land Use Plan; 

(d)        To carry out environmental impact assessment under Environmental Impact Assessment Ordinance (EIAO);

(e)        To confirm the feasibility of engineering works; 

(f)         To conduct the associated site investigation works; and 

(g)        To consult relevant stakeholders.

1.3                     EIA Study Brief

1.3.1                 In accordance with the requirements of Section 5(1)(a) of the Technical Memorandum – Environmental Impact Assessment Ordinance (EIAO-TM), an application (No. ESB-318/2019) for an Environmental Impact Assessment (EIA) Study Brief was submitted to Environmental Protection Department (EPD) on 29 May 2019 with a Project Profile (PP-583/2019). Pursuant to Section 5(7)(a) of the EIA Ordinance, the Director of Environmental Protection issued to the Project Proponent, namely CEDD, an EIA Study Brief (EIA Study Brief No: ESB-318/2019 dated 9 July 2019) to carry out an EIA Study.

1.4                     Designated Project

1.4.1                 The proposed Development Area has a study area of about 32 ha. It falls within Item 1 under Schedule 3 of the Environmental Impact Assessment Ordinance (EIAO), i.e. "Engineering feasibility study of urban development projects with a study area covering more than 20 ha or involving a total population of more than 100,000" and is therefore a Designated Project (DP) requiring an EIA report.

1.4.2                 Based on the current information, the Project does not include any individual work items that fall under Schedule 2 of the EIAO.


1.5                     Potential Development Area

1.5.1                 The Potential Development Area (PDA) covers approximately 32 hectares (ha), as shown in Figure 1.1, is bounded by Ping Kong Road to its northeast, Po Kin Road to its north, Fan Kam Road to its northwest and west, rural settlements of Ping Kong to its east, Tai Lung Experimental Farm and a green hillock to its southeastern and southern ends.

1.5.2                 The PDA is divided into four areas: Sub-Area 1 which is located at the northernmost part of PDA and extended up to the edge of woodland adjacent to the Fanling Raw Water Pumping Station; Sub-Area 2 which is bounded by the aforesaid woodland and the access road of On Po; Sub-Area 3 which is bounded by the existing access road of On Po in the north and the narrow edge adjacent to Tai Lung Experimental Farm; and Sub-Area 4 which is bounded by the southern edge of Sub-Area 3 and the site boundary of PDA.

1.5.3                 Having assessed and evaluated the various development options, housing development is only proposed at Sub-Area 1.  This will be further elaborated in the following chapters.

1.6                     Project Benefits, Green and Environmental Initiatives

Project Benefits

1.6.1                 The project intends to ease the urging demand for housing development.  The proposed development would plan for a balanced community to optimize the use of the scarce land resources to serve the urgent housing need as well as to provide community facilities to the neighborhood.

1.6.2                 In formulating the proposed developments for the Project, consideration has been given to the views and comments made by the local communities and the stakeholders, guiding principles and overall development strategies including urban design.  Technical and environmental assessments on traffic, engineering, air quality, noise, water quality, waste management, land contamination, sewerage, cultural heritage, landscape and visual, ecology, etc. have been conducted and mitigation measures were recommended.  The development has stroke a balance between the environment, economy as well as the pressing housing needs.  The benefits of this Project are broadly described as follows:-

·       Relieving Housing Demand – The proposed housing development will provide approximate 12,000 housing units, subject to the ratio of public rental housing (PRH) and subsidized sale flats (SSF), which could accommodate approximately 33,600 population, alleviating scarcity of housing supply. 

·       Creating Recreation cum Conservation Area – With a concept to preserving the precious environment, Sub-Area 2 to 4 will be converted to form a recreation cum conservation area for public enjoyment and relaxation. Recreational and ancillary facilities with minimal new structure/change to existing site conditions would only be provided in Sub-Area 2 to 3. No works would be carried out in Sub-Area 4.

·       Community Enhancement – Commercial and retail facilities will be provided within the proposed development sites to serve the planned population as well as the nearby community.  A Public Transport Interchange (PTI), pedestrian walkway and cycling track will be provided near Ping Kong Road which could also serves the nearby villagers and residents.

·       Government, Institution and Community (G/IC) Facilities – Various educational facilities (e.g. kindergartens etc.) as well as social welfare facilities comprising Neighbourhood Elderly Centres (NECs), Residential Care Home for the Elderly (RCHE) cum Day Care Unit (DCU), Child Care Centre (CCC), Day Activity Centre (DAC), Hostel for Severely Mentally Handicapped Persons (HSMH),  Hostel for Moderately Mentally Handicapped Persons (HMMH), Supported Hostel for Mentally Handicapped Persons (SHOS(MH)), Integrated Vocational Rehabilitation Services Centre (VRSC) and Hostel for Severely Physically Handicapped Persons (HSPH) have been planned in the proposed development.  The proposed G/IC facilities are anticipated to alleviate the increasing welfare and educational demand at Fanling area and the needs arising from the proposed developments.

Green and Environmental Initiatives

1.6.3                 The vision of the Project is to create a sustainable, green and liveable community provided with supporting infrastructure to cater for future development needs.  Environmental considerations are one of the key factors in the formulating of development of PDA.  Throughout the development formulation, appreciation has been made to the potential environmental initiatives both to conserve existing environmental resources and, where opportunities exist, to enhance and upgrade the environment on various aspects.  The major green and environmental initiatives that this Project offers are summarized in below paragraphs.

1.6.4                 Recently, there are increasing awareness in sustainable development. This Project has duly considered the sustainable strategy in respect of town planning, urban design, transportation and blue-green infrastructure for a creation of a sustainable local community.  When formulating the development layout of PDA, the adoption of green building design, energy-efficient features and renewable energy technologies within the PDA has been promoted. 

1.6.5                 In addition to green transport management, a comprehensive water management system including sewerage, drainage and water resources infrastructure has been recommended.  Blue-green infrastructures, such as porous pavement and green roofs have been considered.  Besides, the use of reclaimed water for flushing has been explored to promote the sustainable use of water.

1.6.6                 The various habitats with conservation importance in Sub-Area 2 to 4 will be preserved under the Project as far as practicable to maintain the local character and fringe between urban and rural areas.  Besides, screen planting, green roof and corresponding landscape works such as planting of climbers, shrubs, etc. would also be recommended in the housing development.

1.6.7                 For the aspect of solid waste management, the amount of municipal solid waste generated and disposed of can be minimised through on-site waste management plan including local recycling of organic waste, local recycling of glass for building blocks production and source separation of recyclables.  Also, the adoption of automatic refuse collection system will be investigated to reduce fuel use, odour and noise of waste transport.

1.6.8                 Green energy saving will also be adopted when appropriate.  Measures include encouraging the use of energy-efficient building design and materials, promoting certification under BEAM Plus or other equivalent accreditations, exploration of community gardens in open space and amenity areas to promote green living, deploying energy-saving installations such as solar hot water system, etc

1.7                     Concurrent Projects

1.7.1                 In order to assess the cumulative impacts, a review of the best available information at the time of this EIA report to identify the concurrent projects in the vicinity that are undergoing planning, design, construction and/or operation within the construction and/or operation period of the Study has been conducted and a list of the tentative concurrent projects identified at this stage is summarised in Table 1.1 below.

1.7.2                 Various cumulative impacts for different concurrent projects have been identified and detailed justifications on consideration of various cumulative environmental impacts from individual concurrent projects have been included in the corresponding technical chapters.

1.7.3                 The locations of these concurrent projects are shown in Figure 1.2.

 Table 1.1    Concurrent Projects

Concurrent Project

Project Proponent


Construction Commencement

Target Operation/ Target Completion of Development

Potential Housing Developments in North District - Ching Hiu Road





Potential Housing Developments in North District - Tai Tau Leng





North District Hospital Extension

ArchSD/ HA




Drainage Improvements at North District





Fanling Highway Widening





Po Shek Wu Flyover





Road Improvement Works at Fan Kam Road


N/A (a)

N/A (a)


Fanling Area 36 Phase 4 (Ching Ho Extension)





Private Housing Development at Lot 4076 in D.D. 91

Private Developer

N/A (a)



Reclaimed Water Supply to Sheung Shui and Fanling – Investigation, Design and Construction





Sheung Shui Lot 2RP in DD 92, Sheung Shui

Private Developer

N/A (a)



So Kwun Po Interchange (b)





Retrofitting of Noise Barriers on Po Shek Wu Road






(a)    The commencement/ completion of construction is not available.

(b)    As advised by CEDD, construction details (e.g. plant inventory) are not yet available.  EIA Study will be commenced shortly in 2021.

1.8                      Objective of the EIA Report

1.8.1                 The objectives of this EIA Study are as follows:

(a)        To describe the Project and associated works together with the requirements and environmental benefits for carrying out the Project;

(b)        To identify and describe elements of the community and environment likely to be affected by the Project and/or likely to cause adverse impacts to the Project, including both the natural and man-made environment and associated environmental constraints;

(c)        To identify and quantify emission sources and determine the significance of impacts on sensitive receivers and potential affected uses;

(d)        To identify and quantify any potential ecological and fisheries impacts arising from the construction and operation of the Project and to proposed measures to mitigate these impacts;

(e)        To identify any potential landscape and visual impacts and to propose measures to mitigate these impacts;

(f)         To identify any negative impacts on sites of cultural heritage and to propose measures to mitigate these impacts;

(g)        To propose measures/actions to avoid or minimize potential archaeological impacts if any archaeological remains are identified during the construction of the Project;

(h)        To identify and quantify contaminated land within any Project area for development works, and to propose measures to avoid disposal in the first instance;

(i)         To propose the provision of infrastructure or mitigation measures to minimize pollution, environmental disturbance and nuisance during construction and operation of the Project;

(j)         To identify, predict and evaluate the residual (i.e. after practicable mitigation) environmental impacts and the cumulative effects expected to arise during the construction and operation phases of the Project in relation to the sensitive receivers and potential affected uses;

(k)        To identify, assess and specify methods, measures and standards, to be included in the detailed design, construction and operation of the Project which are necessary to mitigate these residual environmental impacts and cumulative effects and reduce them to acceptable levels;

(l)         To investigate the extent of the secondary environmental impacts that may arise from the proposed mitigation measures and to identify constraints associated with the mitigation measures recommended in the EIA study, as well as the provision of any necessary modification;

(m)      To identify, assess and evaluate the cumulative impacts arising from all the elements and works of the Project;

(n)        To design and specify the environmental monitoring and audit requirements to ensure the implementation and the effectiveness of the environmental protection and pollution control measures adopted;

(o)        to investigate the feasibility, effectiveness and implications of the proposed mitigation measures;

(p)        to identify any additional studies necessary to implement the mitigation measures or monitoring and proposals recommended in the EIA report; and

(q)        To identify DP(s) listed under Schedule 2 of the EIAO as part of the Project for assessment under the EIA study.

1.9                     Structure of EIA Report

1.9.1                 This EIA report presents the environmental impacts that may arise from the construction and operation of the Project and the associated mitigation measures, as follows:






Introduces the project background and objectives of this Report


Project Description

Provides a description of the Project and summarises the consideration and selection of alternative options for development


Air Quality Impact

Presents the legislation, assessment methodology, impact assessment and mitigation measures required for air quality impact


Noise Impact

Presents the legislation, assessment methodology, impact assessment and mitigation measures required for noise impact


Water Quality Impact

Presents the legislation, assessment methodology, impact assessment and mitigation measures required for water quality impact


Sewerage and Sewage Treatment Implications

Presents the legislation, assessment methodology, impact assessment and mitigation measures required for sewerage and sewage treatment


Waste Management Implications

Presents the legislation, assessment methodology, impact assessment and mitigation measures required for waste management


Land Contamination

Presents the legislation, assessment methodology, impact assessment and mitigation measures required for land contamination evaluation


Ecological Impact

Presents the legislation, assessment methodology, impact assessment and mitigation measures required for ecological impact


Fisheries Impact

Presents the legislation, assessment methodology, impact assessment and mitigation measures required for fisheries impact


Landscape and Visual Impacts

Presents the legislation, assessment methodology, impact assessment and mitigation measures required for landscape and visual impacts


Impact on Cultural Heritage

Presents the legislation, assessment methodology, impact assessment and mitigation measures required for cultural heritage impact


Environmental Monitoring and Audit Requirements

Summarises the EM&A requirements


Summary of Environmental Outcome

Summarises the key environmental outcomes arising from the EIA Study



Summarises the findings and concludes the overall acceptability of the Project