1.1.1
The project proponent – Mutual Luck Investment
Limited (MLI) proposes to develop a residential development and a Wetland
Nature Reserve (“WNR”) (hereafter collectively called the “Project”) at the
existing fishponds at Lot 1457RP in DD 123
Fung Lok Wai, Yuen Long (the “Site”). The location of the Project is shown at Figure
1–1. The total site area is about 80.1 ha.
1.1.2
The Project is located to the south of the Inner Deep Bay, between Yuen Long Industrial Estate and Hong Kong Wetland Park.
Immediately south of the Project is Ng Uk Tsuen. Ya Kai Shan is located to the
immediate southwest, screening the Project from the sight of Wang Chau and Yuen Long
Town, which are 1.5 and 2
km south of the Project respectively. Yuen Long Industrial Estate is 1.45 km
southeast of the Project. The tall buildings of Tin Shui Wai New Town dominates
the landscape of the area.
1.1.3
The Subject Site lies within the Wetland
Conservation Area of which about 43 ha
of the Site is designated as a Mai Po Inner Deep Bay Ramsar Site since September
1995.
1.1.4
The Project is a Designated Project according
to Item P of Part I Schedule 2 of the EIA Ordinance since it involves a
residential development other than New
Territories exempted
house within Deep Bay Buffer Zone 1 and 2.
1.1.5
MLI submitted a project profile (No.
PP-091/2000) on 26th May 2000 for an Environmental Impact Assessment
(EIA) Study Brief under section 5(1)(a) of the EIA Ordinance. A Study Brief
(No. ESB-055/2000) was issued by the Authority to MLI under section 5(7)(a) of
the EIAO in July 2000.
1.1.6
CH2M Hong Kong Limited is appointed by MLI as
the lead consultant to carry out this EIA in association with RPS, Asia
Ecological Consultant, ADI Ltd, Archaeological Assessments and MVA Hong Kong
Limited.
1.2.1
The earliest useful map
indicated that the area of Fung Lok Wai was swamp and marsh in the early
1900’s. The area was then reclaimed for
brackish water rice cultivation. During
the period between 1938 and 1945, the Deep Bay
area was transformed into gei wais. By
1974, the area was converted to deep water fish ponds as fish farming was then
a profitable business. These fish ponds
remain up to the present, however many of them have been abandoned as a result
of severe competition from the cheap fish imports from mainland China.
1.3.1
Fresh water fish farming was
once an important agricultural activity in Deep Bay
area supporting the livelihoods of many local people. These fish ponds, it so happened, also served
as an extensive area of wetland habitat that are of ecological importance to
birds, in particular to migratory birds on their migratory path as a refuelling
station.
1.3.2
The Fish Pond Study identified
that the traditional aquaculture management practices adopted in the fish ponds
within Deep Bay were of particular ecological value
to wetland birds when the ponds were drained at harvest time. These water birds feed on trash fish that are
of no commercial value and which are bi-product of traditional aquaculture
management practices.
1.3.3
However, with the continual
decline of the fish farming industry in Hong Kong throughout the past decades,
many of the fish ponds in Deep
Bay area are
abandoned. With the absence of active
management, the ecological value of fish ponds to birds will be lost. Therefore, there is an imminent need to
conserve these fish ponds together with the traditional aquaculture management
practices in order to conserve the ecological value of this important wetland
habitat in Deep Bay.
1.4.1
The objective of the Project is
to develop a sustainable model for the conservation of the existing fish ponds
together with the traditional aquaculture management practices with value
creation stemming from the development of a residential complex.
1.4.2
Three major principles are
proposed to be upheld in the design of the Project:
(1)
No net loss of wetland;
(2)
Sustainability;
(3)
Wise use of the wetland.
1.4.3
These principles are embedded in the physical
design of the Project and the proposed operation of the Wetland Nature Reserve:
No net loss of wetland
The Project will comply with the “no-net-loss
in wetland” principle as stipulated in the notes of the Approved Lau Fau Shan
and Tsim Bei Tsui OZP No. S/YL/LFS/7.
The fishponds will be re-profiled and enlarged through removal of some
pond bunds to result in a habitat more suitable and sympathetic to wetland
birds. A corollary in doing so
(enlargement and removal of pond bunds) also resulted in complying with the “no
net loss in wetland” principle as there will be a slight overall increase in
water body area and the enhanced profile and management of the fish ponds will
enhance the ecological value of the fish ponds.
The residential development site will be restricted to occupy only 5% of
the Site at the southern edge.
Sustainability
The enhanced fish ponds and habitats created
will form a dedicated Wetland Nature Reserve.
The Proponent will be responsible for the creation, enhancement and
management of the Wetland Nature Reserve during the construction phase and
shall provide an undertaking to take sole responsibility for management until a
successor, such as an independent Foundation, is identified to the satisfaction
of EPD or its agent.
Wise use of wetland
The long-term
management of the fish ponds in the Wetland Nature Reserve ensures the
preservation of the cultural practice of aquaculture in-situ, which is
consistent with concepts of “wise use” fore-shadowed in Article 3.1 of the
Ramsar Convention. It also provides opportunities for ongoing research into
sustainable fish production and wildlife conservation.
The Project
comprises a total site area of approximately 80.1 ha with the following main
components:
·
148,000 m2 GFA residential
development and a resident’s club house on approximately 4 ha site area; and
·
the remaining site area of approximately 76.1
ha will be developed into a Wetland Nature Reserve comprising enhanced and
managed fishponds, marsh complex, a potential alternative egretry and
facilities ancillary to the WNR.
·
Vehicular access for the Project will be via
the existing Fuk Shun Street
at the southern side of the Site.
1.5.1
The Project is scheduled to be completed with
population intake in the third quarter of 2016.
The Residential Portion
1.5.2
The approximately 4 ha residential land will
be formed by filling fishponds at the southern part of the Site whilst the WNR
will be established to its immediate north.
1.5.3
The development parameters of the proposed
residential development are tabulated below:
Total Site Area
(approximate)
|
80.1 ha
|
Proposed Plot
Ratio
|
0.185
|
Proposed
Residential GFA
|
148,000 m2
|
Design
Population
|
8,490
|
Proposed No. of
Flats
|
Not more than
2860
|
The Wetland Nature Reserve
1.5.4
The proposed Wetland Nature Reserve (WNR) will
comprise three key elements:
·
A large expanse of retained, but ecologically
enhanced, fishponds;
·
An area of marshland complex; and
·
A potential alternative egretry
1.5.5
The Project will comply with the “no-net-loss
in wetland” principle as stipulated in the notes of the Approved Lau Fau Shan
and Tsim Bei Tsui OZP No. S/YL/LFS/7.
The fishponds will be reprofiled and enlarged through removal of some
pond bunds to result in a habitat more suitable and sympathic to wetland birds. A corollary in doing so (enlargement and
removal of pond bunds) also resulted in complying with the “no net loss in
wetland” principle as there will be a slight overall increase in water body
area and the enhanced profile and management of the fish ponds will enhance the
ecological value of the fish ponds.
The Access Road
1.5.6
The Project access will be via Fuk Shun Street
which is currently a substandard road. Improvement works to upgrade the road to
7.3m wide single 2-lane road with 2m wide footpaths on both sides of the road
is proposed.
2.1.1
In accordance with the
requirements of EIA Study Brief (ESB-055/2000) issued by EPD under the terms of
the Environmental Impact Assessment Ordinance in 2000, ecological
investigations were undertaken at Fung Lok Wai, including 12 months of fauna
surveys between January and December 2001.
2.1.2
The outcomes of these
investigations indicate that the most valuable habitat components of Fung Lok
Wai are wetlands. In particular the block of Aquaculture Ponds that, along with adjacent fish ponds, form an
extensive wetland area embedded within the broader Deep Bay Area. An egretry
present in the small Fung Shui Woodland
in the southern part of the Assessment Area (defined by the study brief) at the
time of the surveys was also considered to be a feature of high ecological
value. More recent inspections indicate that this egretry has subsequently been
abandoned. Figure 2–1 indicates the habitats present with the EIA
Assessment Area. In the period since the
completion of the baseline surveys, bird activity at Fung Lok Wai is likely to
have declined due to reduction in fish farming activities at Fung Lok Wai and
the abandonment of the egretry.
2.1.3
The importance of these
habitats derives primarily from the resources they provide for plant and animal
species of conservation importance and in particular wetland birds such as
herons and egrets.
2.1.4
Some aspects of traditional
aquaculture practice on site, such as periodic draining of ponds, have increased
the attractiveness of fish ponds to birds. On the other hand the small and
uniformly steep sided form of the ponds limits their potential. With more
sympathetic management the value of fish ponds for nature conservation purposes
at Fung Lok Wai could be significantly higher.
2.2.1
Analysis of these baseline data
indicated three constraints on the proposed development:
·
At the time of ecological
investigations in 2001, the location of the egretry (now abandoned) in the southern part of the assessment area
could result in flight line interference of birds attempting to access food
resources within Fung Lok Wai;
·
Accessing the site from the
west adjacent to the Hong Kong
Wetland Park,
as originally proposed, will require additional construction work and,
potentially, create disturbance to the egretry (now abandoned). Access from the
south would only require slight widening of Fuk Shun Street but will not require land
resumption; and,
·
It is desirable to maintain
linkages between all the wetland habitats within the Fung Lok Wai assessment
area, including the mosaic of wet agriculture land in the southern part of the
Assessment Area.
2.3.1
The Site has a long planning history
back to 1980’s. The initial development
proposal was to develop the site for low density residential houses and a golf
course.
2.3.2
Realizing the ecological
importance of the Site to wildlife, in particular to birds, the land owner
subsequently made various applications to the Town Planning Board for the
permission of a development comprising low density houses on about half of the
site and a nature reserve on the remaining half in the early 1990’s. These applications were all rejected by the
Board.
2.3.3
The development proposal then
further evolved to be more sympathetic to the ecological value of the
Site. A revised development scheme
comprising apartments development on a development footprint of only 5% (i.e.
40,000m²) of the Site with plot ratio of 0.185 plus a 76 Ha (95% of the Site)
Wetland Nature Reserve was proposed to the Town Planning Board in 1999. This proposal was accepted by the Board. As a consequence, the Site was rezoned to
“Other Specified Uses – Comprehensive Development and Wetland Enhancement Area”
with a maximum gross floor area of 148,000m² in 1999.
2.3.4
In this EIA, a range of
development options have been examined and several key decisions have been made
based on the findings of the studies.
Building Height
·
As required by the EIA Study Brief,
developments of different height limits were specifically examined. Three
development options for the residential portion (Figure 2–2a to c) are studied:
Option 1A – all
buildings not more than 18 storeys (8 blocks of 14-18 storeys, 7 groups of low-rise buildings of 4-8 storeys
including a resident’s club house erected on 40,000m² residential site area
i.e. 32.8% Site Coverage);
Option 1B – all buildings not more than 15 storeys (9 blocks of 15 storeys, 7 groups of low-rise
buildings of 4-10 storey including a resident’s club house erected on 40,000m²
residential site area i.e. 34.4% Site Coverage); and
Option 1C – all
buildings not more than 10 storeys (29 blocks of 7-10 storeys, 27 4-storey terrace houses and a resident’s club
house erected on 60,000 m²
residential site area i.e. 34% Site
Coverage).
·
Of the three development
scenarios, Options 1A and 1B are considered preferable because:
(1)
Only Options 1A and 1B can meet the criteria of “no
net loss in wetland”;
(2)
Option 1A and 1B have relatively smaller development
footprint with less permanent habitats loss and the smaller disturbance zone to
the adjacent habitats;
(3)
Taller buildings will not
materially increase obstructions to bird flight as most flights occur at low
altitudes. Analysis of the flight patterns of bird species within the
Assessment Area showed that most flights occur at low altitudes and there is no
material difference regarding the impacts of varying heights of buildings on
bird flights;
(4)
It is important to maintain
gaps between buildings to allow visual access by birds through the building
gaps to the wetland habitats in front of the buildings.
·
Option 1A and 1B are also the
preferred options from both landscape and visual perspectives:
(1)
Larger degree of visual access
to the wooded hill sides to the south of the development site thus preserving
the link between the fishponds and their landscape context.
(2)
The building profile responds
to the form of the existing topography to a greater degree than the Option C
creating a development which is both visually interesting and visually
permeable.
(3)
The stepped height profile of
Option 1A mirrors the line of the ridgeline to the south creating a dynamic
relationship with the existing landscape context whilst Option 1B has a lower
maximum building height profile.
Building Location
·
An abandonded egretry was found
near Shing Uk Tsuen during the four seasons survey. To minimise the impacts on birds’ flight paths
particularly on the herons and egrets associated with the egretry, the location
of the proposed residential development area was moved approximately 150m
eastwards of its original position. This move dramatically reduces potential
interference with flight lines associated with the egretry. It also has an
additional benefit of retaining the linkage between the Fung Lok Wai wetlands
and the adjacent wetlands lying to the south and south-west of the Site. The Shing Uk Tsuen egretry, however, was
subsequently found abandoned after the survey.
Creation of a Potential Alternative Egretry
·
Although the residual impact
from the construction and operation of the proposed residential development on
Shing Uk Tsuen egretry (present during the survey period but subsequently
abandoned) is expected to be minimal with the shifting of the residential
development eastward, as a precaution a potential alternative egretry is
proposed to be established within the Wetland Nature Reserve (WNR, Figure 2-3).
Building Design
·
To minimise the possibility of
bird collision, the extent of reflective surfaces will be limited through, for
example, use of low reflectivity glass and façade finishes.
Development Access
·
The preferred access to the
site is via the existing Fuk Shun
Street to the south, which better suits the new
location of the residential development and will have no ecological impact.
2.4.1
Two main principles are to be
achieved:
·
No net loss of area will be achieved through reconfiguration of fishponds to create
larger ponds and the creation of a complex of freshwater marsh habitats. This
is primarily to cater to many wetland birds which prefer larger, less enclosed
waterbodies to the small ponds which typify most aquaculture practices. Through the reconfiguration of the pond
bunds, there will be a slight overall increase in waterbodies area upon the
completion of the WNR. The removal of
some bunds is predicted to have low or negligible impact on flora or fauna as
their intrinsic ecological value is low and no Species of Conservation
Importance were found to be reliant on them. The complex of freshwater marsh
habitats proposed will provide a range of additional habitats for birds and
other flora and fauna, including dragonflies adding to biodiversity.
·
Functional enhancement will be achieved through enhancement of both the ponds and the
approach to aquaculture management. The carrying capacity of fishponds is
limited by the uniform design of ponds and management that is not specifically
targeted at conservation. Modifications to both will significantly improve
foraging opportunities for birds and other fauna. To ensure ongoing functional
replacement, key ecological indicators, including birds, will be monitored to
guide management of the reserve.
2.4.2
Out of
the proposed 76.1 ha Wetland Nature Reserve, thirty-seven
(approximately 61.7 ha) of the existing fishponds will be modified and enhanced
to increase their value for Species of Conservation Importance, particularly
birds recorded regularly on the site (Figure 2-3).
2.4.3
These existing smaller size
fish ponds will be consolidated through bund removal to create 18 enlarged
ponds with an average size of about 2.6 Ha which will be enhanced to improve
their attractiveness to wildlife, particularly birds through creation of
shallows and muddy islands and cutting back of vegetation and another 3 rain
fed ponds where the water level is allowed to fluctuate seasonally for water
birds.
2.4.4
The balance of ponds measuring
an area of approximately 14.4 ha adjacent to the development area will be
converted into a complex of freshwater marsh habitats.
2.4.5
A potential alternative egretry
will be constructed in a part of the WNR that is as remote as possible to
minimise disturbance. The design of this egretry draws on information gathered
about the key features of egretries within the New Territories which indicates,
for example, that it should be constructed with mature specimens of species
such as Figs (Ficus spp.), Celtis sinensis and bamboo (Bambusa spp.).
2.4.6
Whilst the Wetland Nature
Reserve and the residential development is being constructed some of the
fishponds will be managed according to a temporary regime which is intended to
boost their immediate value to feeding birds. This will involve:
·
Correcting the pH of the water;
·
Stocking those ponds that are
fish depleted with “trash fish” species;
·
Periodically draining down
designated ponds according to a pre-determined schedule; and,
·
Re-correcting pH and
re-stocking as required.
2.5.1
Following the completion of the
WNR and the residential development the 18 enhanced and enlarged fish ponds
will be managed according to traditional commercial aquaculture procedures
involving stocking, rearing, harvesting and periodic set-aside for maintenance
and recovery with several key differences:
o
The management of the 18
enlarged fish ponds for active production will be coordinated. It will also
facilitate a more effective approach to their adaptive management.
o
Ponds in production will be
drained down annually for a longer fixed period of 20 days.
o
Approximately 25% of these
ponds will be “set-aside” for production according to a 5 yearly schedule. This
will provide opportunity for maintenance works and allow for control of
diseases or undesirable species.
o
Whilst most fish selected for
farming will be those typical of commercial aquaculture operations, the
composition and proportions of these species will be varied to benefit feeding
wildlife to achieve HCMP targets.
2.5.2
Water levels within the marsh
complex will be managed according to broad habitat requirements – i.e.
permanent or seasonal inundation. Within the permanently inundated marsh areas,
levels will still be allowed to fluctuate (within bounds) to facilitate the
periodic exposure of muddy areas.
2.6.1
WNR construction works will be
staged to minimise disturbance of the site. Ponds in the northern part of the
site (Sectors 1 and 2, Figure 2–4) will be enhanced first followed by construction of
the freshwater marsh complex and, finally, enhancement of the remaining
southern ponds (Sector 3). To minimise disturbance impacts site formation works
for the development area are programmed to occur concurrently with those of the
adjacent freshwater marsh creation area. The same machinery can be used to
prepare both areas reducing overall construction time and minimising the need
for temporary soil storage.
2.6.2
Calculation of expected water
levels within ponds indicates that during construction works of the WNR (which
will be undertaken during the dry season) water can be retained within the site
(through transfer between ponds) thus avoiding the need for discharge to Deep Bay.
2.6.3
The overall timing of works
within the development area and the WNR is illustrated in Figure 2–5.
2.7.1
Upon the completion of the
construction of the WNR, the Development Site will be sub-divided into two
portions: the WNR portion and the
residential portion. The operation and
management of the WNR will be independent from the management of the
residential development. The WNR will be
managed by the proponent until a designated successor, such as an independent
Foundation, is identified to the satisfaction of EPD or its agent. The residential development, which will be
under strata-titled ownership will be independently managed by the property
manager appointed by the owners of the residential development. The residents in the residential development
will not have privilege over the general public for access to the WNR nor the
liability of its maintenance.
2.7.2
The Wetland Nature Reserve is
designated as “Private Land Zone” under the Ramsar Conservation Strategy and Management
Plan as it is under private ownership.
Adjacent to it is a band of Public Access Zone”. The proposed Wetland Nature Reserve can be integrated with the “Public
Access Zone” forming a logical extension of this zone. Whilst conservation is the prime objective of
the Wetland Nature Reserve, limited public access will be allowed on a
restricted basis so as not to create disturbance to birds. Occasional guided tours and some educational
facilities can be contemplated.
Picnicking and similar activities will not be allowed within the Wetland
Nature Reserve.
2.7.3
Responsibility for the
management of the WNR rests with the project proponent until a designated
successor such as an independent Foundation is identified to the satisfaction
of EPD or its agent. Subject to the necessary agreements from relevant
government authorities, an independent, non-profit Foundation will be
established to take over the long-term management of the WNR. Similar in form
to a Conservation Trust, the Foundation will provide guidance and resources on
strategic and day-to-day management of the reserve.
2.7.4
The ongoing management paradigm
for the WNR will be Adaptive Management.
As new data come to light and understanding about wetland conservation improves
through research, management of the WNR will be modified to further the
objectives identified.
2.7.5
The proponent or its designated
successor will implement the Habitat Creation & Management Plan (HCMP)
submitted with the EIA report. Experienced ecologists will be employed as the
Reserve Manager for the day-to-day management of the WNR and experienced fish
farmers will be employed for the operation of the fish ponds under the
supervision and guidance of the Reserve Manager to fulfill the conservation
objectives of the WNR. The HCMP will be reviewed, on an annual basis on its
effectiveness.
2.7.6
Every five years a more
detailed process of review will commence which will focus on: evaluating the
extent to which the HCMP is achieving its conservation objectives; and the
performance of site management staff and contractors. In light of the outcomes
of this performance review the HCMP will be revised in consultation with the
relevant authorities.
3.1.1
The main
objectives of the EIA study are to identify and assess the potential
environmental impact associated with the construction and operation of the
project, and, if necessary, to propose cost-effective mitigation measures to
eliminate, or minimise such impacts to acceptable levels.
3.1.2
The
environmental issues addressed in the EIA include:
1.
To describe the proposed
project and associated works together with the requirements for carrying out
the proposed project;
1.
To identify and describe the
elements of the community and environment likely to be affected by the proposed
project and/or likely to cause adverse impacts to the proposed project,
including both the natural and man-made environment;
2.
To identify and quantify all
environmental sensitive receivers, emission sources and determine the significance
of impacts on sensitive receivers and potential affected uses;
3.
To identify and quantify any
potential losses or damage to flora, fauna and wildlife habitats;
4.
To identify any negative
impacts on sites of cultural heritage and to propose measures to mitigate these
impacts;
5.
To identify and quantify any
potential landscape and visual impacts and to proposed measures to mitigate
these impacts;
6.
To propose the provision of
infrastructure or mitigation measures so as to minimize pollution, environmental
disturbance and nuisance during construction and operation of the project;
7.
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;
8.
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
environmental impacts and reducing them to acceptable levels;
9.
To investigate the extent of
side-effects of proposed mitigation measures that may lead to other forms of
impacts;
10.
To identify constraints
associated with the mitigation measures recommended in the EIA study;
11.
To identify, within the study
area, any individual project(s) that fall under Schedule 2 and/or Schedule 3 of
the EIA Ordinance; to ascertain whether the findings of this EIA study have
adequately addressed the environmental impacts of those projects; and where
necessary, to identify the outstanding issues that need to be addressed in any
further detailed EIA study; and
12.
To design and specify the
environmental monitoring and audit requirements, if required, to ensure the
implementation and the effectiveness of the environmental protection and
pollution and pollution control measures adopted.
3.2.1
Figure 3–1 shows the tentative construction programme of
the Project. Construction activities are planned to commence in the 3rd
quarter of 2010 for
completion in the 3rd quarter of 2016. i.e. a total of 6 years.
3.2.2
The construction programme consists of the
following three main phases: -
1.
First phase (3rd
quarter of 2010 to 2nd quarter of 2013) - establishment
of the Wetland Nature Reserve (WNR). Key construction activities to be carried
out include:
·
Relocating water from Sector 1,
Sector 2 and Sector 3 ponds at different phases;
·
Draining, removing bunds and
installing water controls at Sector 1, Sector 2 and Sector 3 of the WNR at
different phases;
·
Re-filling ponds at Sector 1,
Sector 2 and Sector 3 of the WNR;
·
Selective felling and
vegetation management at Sector 1, Sector 2 and Sector 3 of the WNR at
different phases;
·
Land formation and water
control structures construction of the Marshland area;
·
Habitat creation of the
Marshland area;
·
Constructing facilities of the
Marshland area, such as board walks, hides, toilets and shelters.
2.
Second phase (2nd
quarter of 2011 to 3rd quarter of 2016) - construction
works for development area. Key construction activities to be carried out are
listed below:
·
Site clearance for the
construction works for development area;
·
Pond draining and dredging at
built area;
·
Delivery of fill material by
trucks to the site;
·
Spreading and compaction of
fill material at built area;
·
Foundation and superstructure
works for buildings;
·
Construction of sewage pump
house;
·
Laying of drainage, sewerage
and utilities;
·
Paving of internal access road.
3.
Third phase (4th
quarter of 2014 to 3rd quarter of 2016) – widening works
of the access road leading to the Project site. Key construction activities
include:
·
Site clearance and formation for
the widening of the Access Road leading to the site;
·
Laying of drainage, sewerage
and utilities;
·
Formation of road sub-base,
levelling and compaction;
·
Road paving and installation of
road furniture.
3.2.3
Figure 3–2 sets out the indicative boundary of the various site
portions.
Construction Phase
3.3.1
The main
concern for air pollution during the construction phase of Development is
fugitive dust (TSP) emissions associated with unloading
of fill materials from dump trucks for pond filling, vehicle
movements on unpaved haul roads, wind erosion on exposed ground and stockpiling
areas, and handling of excavated material and construction debris.
3.3.2
As the topsoil beneath the ponds are of high
moisture content, dust emission is not considered a problem during pond
dredging at the residential portion, re-profiling of pond bunds, and the
partial filling of ponds during the establishment of WNR if mitigation measures
(identified below at 3.3.7) are properly implemented.
3.3.3
As the access road of the Project will rely on
existing Fuk Shun Street,
the limited site clearance works and junction improvement works to widen the
road will be constructed section by section. The
volumes of excavated spoil are expected to be low. The number of vehicle trips during
construction is expected to be very small and vehicle movements will be on
existing paved roadways. The construction works for access road is anticipated to cause
insignificant dust emission impacts when the construction mitigation measures
are implemented and through the Environmental Monitoring & Audit programme.
3.3.4
As the sewers will be
constructed section by section simultaneously with the widening of access road,
the volumes of excavated spoil are expected to be low. For the two sewerage
options of the Project, the number of vehicle trips during construction are
both expected to be very small and for most areas, vehicle movements will be on
paved roadways. Only minimal movement of vehicles on unpaved roads will be required.
3.3.5
Critical periods of fugitive dust emissions
will be during land formation for the marshland (Stage A) (i.e. 4th quarter 2011 to 1st quarter 2012) and site
formation for the residential portion of the Project when fill material have to
be imported and handled for ponds filling, spreading and compaction (Stage B)
(i.e. 2nd quarter 2012 to 4th
quarter 2012). For
the prediction of the worst-case dust impact, all the major activities in each of
the 2 aforesaid scenarios have been modelled in the EIA study and were assumed
to be in concurrent operation.
3.3.6
Those existing village huts scattered around
the Project, mostly at the southern side of the Site, are identified as Air
Sensitive Receivers (ASRs).
3.3.7
With the
implementation of a series of practicable dust control measures such as
frequent watering, enclosure of dust emission sources and establishment and use
of vehicle wheel and body washing station at exit points, etc., a minimum dust
control efficiency of 75% is achievable. The mitigated results revealed that
the dust levels would be within the hourly and daily TSP limits of 500mg/m3 and
260mg/m3 respectively. Assuming that the dust
generating activities are taking place concurrently, the predicted highest
hourly and daily average dust concentration will be 256mg/m3 and 154mg/m3 respectively.
3.3.8
It is also
an obligation of the Contractor(s) to comply with the Air Pollution Control (Construction Dust) Regulation during the
construction phase to mitigate dust emissions by use of practicable measures as
suggested in the EIA report.
3.3.9
Implementation
of these measures can be enforced by incorporating them as contractual clauses.
An Environmental Monitoring and Audit (EM&A) program is also recommended to
further check the implementation of the dust mitigation measures and compliance
with the dust criteria.
3.3.10
As any exposed surface and stockpiled material
will be covered by impervious sheet or immediately filled by filling materials
during the construction phase, the potential odour nuisance pose by the exposed
pond sediment during dredging and pond filling is considered to be minimal.
Operational Phase
3.3.11 There
are no air and odour emission sources within the Development, except potential
odour nuisance from a proposed pump house. However, with implementation of
proper enclosure and ventilation system to divert the odour emission to odour
scrubbing device (e.g. enclosed concrete structure and activated carbon filter
at the air vent of the pump house), no insurmountable odour impact is
anticipated. Further discussion are presented in Section 8.8.6.
3.3.12
A minimum setback distance of
125m is provided between the closest existing local distributor Fuk Shun Street and
the proposed development. With reference
to the Hong Kong Planning Standard and Guidelines (HKPSG), a buffer distance of
not less than 5m shall be provided. In
this regard, sufficient buffer distance will be provided and the buffer
requirements as recommended in the HKPSG could be met. The operational air quality
impact arising from the vehicular emission is considered insignificant.
3.3.13 Given
the remoteness of the chimneys located in the YLIE and the YLSTW from the
Development (about 400m and 500m away from the Subject Site respectively), the operational air quality impact
arising from the chimney emissions from the YLIE and the odour from the YLSTW
are also considered to be insignificant.”
Construction
Phase
3.4.1
Construction
works of the Project could be a cause for construction noise on nearby noise sensitive
receivers. Hence the potential
cumulative noise impacts of the construction of the access road, the
residential portion and the WNR have been assessed in accordance with general acoustic principles and
guidelines given in Para. 5.3 and 5.4, Annex
13 of the EIAO TM.
3.4.2
Construction
noise is controlled under the Noise Control Ordinance (NCO), which prohibits
the use of powered mechanical equipment (PME) during the restricted hours (7
p.m. to 7 a.m. on normal weekdays and any time on a public holiday, including
Sunday) without a valid Construction Noise Permit (CNP) granted by the
Authority.
3.4.3
Percussive piling is controlled similarly by a
noise permit system and described in the NCO and the “Technical Memorandum On Noise
From Percussive Piling” (TM3) which restrict the number of hours during which
piling can be conducted. No percussive
piling may be carried out in the territory without a valid CNP issued by the
Authority. In order to minimize the
noise impact of the construction activities, percussive piling will not be used
in the foundation works.
3.4.4
The future
Contractor undertaking the construction work will be subject to this statutory
requirement and hence the impact was not predicted in this restricted period. Rather,
the impact during the non-restricted periods (i.e. between 07:00 to 19:00 on
Monday to Saturday) has been the focus of the assessment.
3.4.5
Based on a
tentative construction programme and a reasonably developed set of equipment
inventory, cumulative construction noise impacts have been conservatively
predicted.
3.4.6
Results
indicated that the unmitigated cumulative noise impact could exceed the
relevant noise limit of Leq(30min.) 75 dB(A) by 3 - 15 dB(A) at
sensitive receivers situated in close proximity to the site. In view of this, a
series of progressive mitigation measures have been recommended to alleviate
the impact. These include: -
·
Use of
quiet/silenced equipment and working method;
·
Use of
temporary noise barriers and machinery enclosures;
·
Good site
practice and noise management, etc.
3.4.7
A further
prediction based on the assumption of use of these mitigation measures has
revealed that the noise impact could be mitigated to acceptable levels at all
sensitive receivers. Required noise mitigation measures can be incorporated as
contractual obligations for the contractor in carrying the works. An EM&A
programme has also been recommended for checking the implementation of the
recommended noise control measures and compliance with the statutory noise
criteria.
Operational Phase
3.4.8
No
electricity sub-station is likely to be built in the subject site. Only
small-scale transformer room(s) may be found at the proposed development.
Although the information such as design, specification and location of the
transformer room(s) was not yet available, since the transformer room is likely
to be enclosed inside concrete structure, its noise impact is considered
minimal.
3.4.9
Sewage pump house at the residential portion
of the Project is the only major noise source identified to be of concern to
the future noise sensitive receivers. Based on conservative assumptions of the
possible noise power levels for the sewage pump house, the noise impact was
evaluated and has been found to be acceptable if a minimum setback of 150m (or less for smaller pumps) is observed. The
pumps should be housed inside a concrete structure with openings facing away
from any NSRs.
3.4.10
Subject to the selected sewerage option and
the final design of the MLP, the sewerage pump house is tentatively proposed to
be housed inside a concrete structure near the car-park area for the visitors
with openings at the southern side facing away from any NSRs. The pump house
will have a setback distance of more than 150m from the residential block and
any of the nearby NSRs.
3.4.11
The detailed information of the exact design and the plant list will be
submitted to the Authority for approval prior to the commencement of the
construction works of the pump house..
3.5.1
The
assessment has been conducted in accordance with the requirements given in
Clause 3.5.2 of the EIA Study Brief. The
criteria and guidelines as presented in Annexes 6 and 14 of the EIAO TM have
been adhered to in the study.
Construction Phase
3.5.2
The establishment of the WNR
will involve creation of marshland and re-profiling and landscaping of the
ponds.
3.5.3
The construction of the
residential portion of the Project requires ponds draining, dredging and
filling at 6 fishponds at the southern boundary of the site.
3.5.4
The key
concern in water pollution during the construction phase of the project relates
to the possible discharge of surface runoff contaminated by suspended solids
released as a result of the site formation and pond filling works. Control in
water pollution shall be achieved through
implementation of the Best Management Practices (BMPs) to avoid contact of
pollutants with rainfall or runoff and measures to abate pollutants in the
stormwater runoff. The guidelines for
handling and disposal of construction site discharges as detailed in EPD’s
ProPECC Note PN1/94 “Construction Site Drainage” should be followed. Mitigation clauses targeted to minimise water
pollution arising from construction site runoff, construction site wastewater,
oils and solvents etc. are recommended for implementation through inclusion as
contract clauses.
3.5.5
Through transferring the pond
water within the subject site, the need of discharging pond water into the
surrounding water bodies during the construction of the Project can be avoided.
Operational Phase
3.5.6
Water for use in the WNR will be
provided by direct rainfall supplemented by run-off from the residential
development and catchments A and B via a ditch running along the southern
border of the development area. Water will drain into the storage pond at the
eastern end of the proposed WNR.
3.5.7
The run-off from residential
site will pass through traps to remove oil and grease, and sand and gravel
filters to reduce silt loads and particulate organic matter prior to discharge
into the ditch and the storage pond. As runoff water from the catchments and
development area will be stored for long periods before entering the wetland
area any remaining silt that is present will be able to settle out in the
water. This will further significantly reduce pollutant levels (from the
residential runoff and catchments A and B). Regular maintenance, e.g. periodic
de-silting will be required. It is believed that the quality of the water
discharge will be better than that of the baseline situation as well as the
upstream water quality.
3.5.8
Foul water, on the other hand,
will be discharged to the public sewer.
3.5.9
The water levels of the
fishponds inside the wetland nature reserve will be managed and controlled by
the conservation manager. During normal operation, the wetland nature reserve
will be self-contained and pond water will not be discharged to the
surrounding. Water will only be discharged when there is overflow.
3.5.10
The fishponds comprising the
WNR will be interconnected with adjustable sluices to allow the circulation of
water to reduce the likelihood of overflow upon heavy storm. In wet season,
though unlikely, excess water will be drained and discharged to the Tai River
under the management of conservation manager.
3.6.1
As the residential footprint is
planned to build on the existing fishpond area, under anaerobic conditions, the
pond mud left in-situ can generate potential biogas risk.
3.6.2
With the TOC and SOD contents
of the pond mud in-situ sampled, the potential methane flux from the
Development based on half-lives of 2 and 5 years are estimated. Even under the
extreme worst case scenario (100% of TOC is biodegradable), the results are
well below with the guide value stipulated in EPD’s Landfill Gas Hazard
Guidance Note and the maximum “safe” rate of gas emission derived from the Department
of the Environment (1993), Landfill Completion. Waste Management Paper No. 26A.
3.6.3
Generic gas precautionary
measures for the below ground structures of Development and precaution measures
to be taken prior to entry into any below ground services or confined space
within the Development are recommended.
3.6.4
With the incorporation and
implementation of the recommended precautionary measures. The potential biogas
hazard posed to the Development is considered to be minimal.
3.7.1
With reference to the Review of
Yuen Long and Kam Tin Sewerage and Sewage Treatment Requirements, and taking
into consideration the existing and committed sewerage facilities in the
vicinity of the proposed Development, three sewage disposal strategies for the
Project have been investigated:
Strategies A1 and A2 (Eastern Option) – will provide a new sewer to convey the sewage
from the Project to Yuen Long Sewage Treatment Works (YLSTW) via local roads
e.g. Fuk Shun Street.
The Government is currently reviewing two effluent disposal schemes for the
existing YLSTW including the effluent export scheme, and the upgrading of YLSTW
to tertiary treatment. It is identified that YLSTW will have adequate spare
capacities to cater for the additional sewage discharged from the subject site
under either of the proposed schemes being reviewed by the Government.
Strategy B (Western
Option) – will provide a new sewer to discharge
sewage to San Wai Sewage Treatment Works via the existing Tin Wah Road Sewage
Pumping Station (TWRSPS) and Ha Tsuen Sewage Pumping Station (HTSPS).
3.7.2
The three proposed strategies
are all considered technically feasible.
3.7.3
The difference between
Strategies A1 and A2 is in the proposed alignments of the proposed sewers
connecting to YLSTW. For Strategy A1, new sewers are proposed to connect to
YLSTW directly from the new pumping station on-site in the subject site via
existing local road, Fuk Shun
Street and the local road next to Leon Court. The
approximate length of the sewer is about 1,356m. Strategy A2 is to build an
approximately 581 m long new sewer connecting to existing sewer in Fuk Hi Street from
the subject site via Fuk Shun
Street. As evaluated in the Sewerage Impact
Assessment (SIA), no upgrading works on existing sewers are considered
necessary.
3.7.4
Strategy B involves the laying
of an approximate 940m new sewer beneath planned/existing carriageway on the
western side of the subject site. Wayleave from the Government is required. The
Sewerage Impact Assessment conducted has found that upgrading of the existing
sewage pipes with length of 948.8m at Tin
Wah Road is apparently necessary to convey the
flow from the FLW Development to TWRSPS. As an alternative to minimize
interruption to the operation of the existing sewerage, it is also feasible to
lay a new sewer alongside the existing one at Tin Wah Road to convey the flow. The sewerage upgrading works at Tin Wah Road will
be programmed in such a way as to maintain the normal function of the existing
sewer and normal traffic on the road.
3.7.5
In broad terms, these
strategies involve the installation of an on-site sewage pumping plant within
the Development and the provision of new sewers to discharge the sewage
discharged from the Development to the nearby sewage treatment work or pumping
stations.
3.7.6
Subject to the selected sewerage option and
the final design of the MLP, the sewerage pump house is tentatively proposed to
be housed inside a concrete structure near the car-park area for the visitors
with openings at the southern side facing away from any Noise Sensitive
Receivers. It will be equipped with 2 duty and 1
standby sewage pump to raise the sewage head by about 9m. Given its proven
reliability and ease of inspection and maintenance, electrically operated
vertical spindle non-clog dry well sewage pump will be used and the total
designed capacity of the pump house is 186 l/s. The feasible discharge point of overflow
bypass is either through Tai River to the West or Shan Pui River to the East.
3.7.7
From implementation point of
view, Strategy A2 is more preferable than the other two, and the proposal has
no adverse impact on the existing sewerage system.
3.8.1
The waste streams that will be generated
during the construction and operational phase of the Project are identified and
evaluated in terms of their nature, type, quality, quantity, and associated
environmental impacts. Opportunities for reduction in waste generation from
conventional construction method through recovery, reuse or recycling are
identified.
3.8.2
Construction methods aim at minimizing
construction and demolition waste will be used.
External walls pre-fabricated in factories and fitted with finishes,
windows and glazings will be delivered to site and installed floor by
floor. This will substantially reduce
the amount of concreting on site. Metal
formwork will also be used for all in-situ concreting where necessary. This
method of construction will basically eliminate the use of timber formwork on
site and thus reduce substantially timber and concrete waste. The project manager to be in charge of this
Project has ample experience in this method of construction which has been
proved to result in far less C&D wastes, cleaner and tidier construction
sites and buildings of higher quality.
3.8.3
The waste management implications and
potential environmental impacts associated with the handling, transport, and
disposal of the identified waste types are evaluated and addressed. An EM&A programme is recommended to be in
place during the construction phase to check the waste generated from the
construction site are being managed in the accordance with the recommended
procedures.
3.8.4
With the recommendations implemented, no waste
related regulatory non-compliance and unacceptable environmental impacts are
expected to arise from the handling, storage, transport and disposal of
construction waste arising from the proposed residential and wetland nature
reserve development.
3.8.5
The nature of the historical uses of the site
and the findings of the sediment sampling results confirm that land
contamination should not be a concern.
3.9
Cultural Heritage Impact
Assessment
3.9.1
Upon the completion of the
Project, a large portion of the Site will be preserved as fish ponds, the
existing fish pond landscape features will therefore be largely conserved. As the preserved fish ponds will be managed
following traditional aquaculture management practices, the cultural heritage
of traditional fish farming will also be conserved at the same time.
3.9.2
The findings and
recommendations of the Cultural Heritage Impact Assessment include:
Historical Buildings and
Structures Survey
Findings and Assessment
i.
There were no cultural heritage
resources located in the Study Area. All structures were identified as modern squatter
structures with no cultural heritage features
ii.
The three villages highlighted
in the study brief were found to contain 93
cultural heritage resources
iii.
A number of graves were
identified on the hill behind the village
of Ng Uk Tsuen (outside
of the Study Area)
iv.
A fung shui wood was identified
behind the village
of Ng Uk Tsuen (outside
of the Study Area)
Recommendations
i.
The Study Area contained no
cultural heritage resources, thus, no mitigation measures are required
ii.
The cultural heritage resources
outside the Study Area were found to warrant no further mitigation measures
based on the following factors:
·
Adequate screening from the
development site through existing woodlands, topographical setting and modern
structures
·
Sufficient distance from the
development site
·
Orientation away from the
development site
Historical Landscape
Features
Findings and Assessment
3.9.3
The assessment has found that
although the basic pattern of the bunds was retained, the bunds have been
extensively changed in size and shape.
Recommendations
3.9.4
In order to retrieve information concerning
the composition of the bunds it is recommended that a brief recording exercise
with methodology agreed with the Antiquities and Monuments Office be carried
out during site formation.
3.10
Landscape and Visual impact
assessment
Construction
Phase
Construction Phase Landscape Impacts
Landscape Resources – Options 1A
and 1B
3.10.1
In general the impact on LRs
within the Study Area will be largely negligible. Further many will generally
benefit from by the creation of WNR and fishpond enhancement as these works
would improve the quality of the resource including their ecological value.
This enhancement includes the establishment of plantation woodland with a
moderate beneficial impact. The main impacts on the landscape resources of the
area are due to the loss of approximately 4 hectares of fishponds (LR 8) and a
lesser extent the loss or modification of the existing landform (LR 1) due to
the proposed creation of the WNR which will result from the removal of some fishpond
bunds. Despite these losses being relatively small compared to the overall area
of the resource the fish ponds are important to the landscape area of the
region and so this has informed the design of the proposals leaving the largest
possible area intact. The impacts to these resources will range from moderate
to slight adverse with the impact on the other landscape resources within the
Study Area being largely negligible.
Landscape Character – Options 1A
and 1B
3.10.2
The growth to maturity of the
tree and shrub planting proposed as part of the marsh habitat and the landscape
buffer planting on the periphery of the development will serve to encourage a
greater sense of landscape and visual integration with the development’s
context. This planting will also serve to soften the transition between the
verticality of the proposed built environment and the surrounding coastal
plain. The planting proposals will also alleviate some indirect impacts on the
Ng Uk Tsuen Village Cluster (V1) and the Kai Shan Range (NUA 1) and benefit the local
character ranging from slight to moderate adverse impact with full
establishment of the proposed mitigation measures. The impact on the landscape
character of the village cluster will be restricted to the northern periphery
of the settlement. Impacts on the character of the existing Fishponds (AGR 2)
will also be partially alleviated through the implementation of the proposed
mitigation measures resulting in a moderate adverse impact. The landscaping
associated with the proposed landscape buffer and the establishment of the WNR
would also have a slight beneficial impact on the adjacent areas of the Hong
Kong Wetland Park (OS1).
Visual Amenity – Options 1A
and 1B
3.10.3
Many of the views for the identified
VSRs share a number of common characteristics which include their expansive
nature, the viewing distance and in many cases an elevated viewing position
resulting in slight to moderate/significant adverse impact. In this situation
the proposed primary mitigation measures such as the location of the
development platform and form of the built structure including the adoption of
a stepped building height, incorporation of sky gardens (Option 1A) and view corridors take precedence over
the proposed soft landscape mitigation measures although these measures serve
an important role in further mitigating the predicted adverse impacts.
3.10.4
These shared characteristics
mean that for many VSRs Options 1A
and 1B would appear similar. It may be argued that despite the Option 1B
adopting a 15 storey maximum height the flat roofline (contrasting with the
organic forms of the adjacent landscape), the introduction of an additional
block, the omission of sky gardens and the reduced view corridors ensure that
the proposals have a similar level of visual prominence. Given this the
predicted visual impacts particular for the VSRs to the north, east and west of
the application site are similar to those predicted for Option 1A.
3.10.5
The main differences between
Options 1A and 1B would
be apparent in views from within the villages of Ng Uk Tsuen (VSR 6) and Shing
Uk Tsuen (VSR7). The reduced height of Option 1B would reduce the visibility of
the proposals in views from within the village however in many instances these
views are largely interrupted by existing features such as the adjacent village
houses and the intervening vegetation. In views from the northern periphery of
the village it is considered that the reduced height of Option 1B is balanced
to an extent by the wider view corridors of Option 1A which allow greater albeit framed visual access to
the fishpond area to the north. The predicted visual impacts for Options 1A and 1B when viewed from the edge of the
villages (approximately 10 houses would be affected) would be significant to
moderate advesre although these impacts would affect a relatively small number
of VSRs. Whilst the predicted visual impacts for VSRs with a view of the
proposals for Option 1A would be
slight to moderate adverse and Option 1B slight adverse. Again due to the
characteristics of the existing views from within the villages these impacts
are limited to a relatively few VSRs.
Landscape Planning and Development Control Review
3.10.6
A
review of the future proposals for the Study Area as represented in the Outline
Zoning Plans reveals that the proposed schemes for both Options 1A and 1B will fit into the future landscape of the Study Area. Further the
proposed marsh habitat planned for the area to the north of the development
site will form a continuation of the HKWP proposals contributing to a more
coherent landscape framework.
Residual Impacts
3.10.7
Overall
the proposed development at Fung Lok Wai for both Optiona 1A and 1B would in
terms of residual landscape and visual impacts be ‘acceptable with mitigation’ that is to say ‘there would be some adverse effects, but these can be eliminated,
reduced or offset to an extent by specific measures’.
3.11.1 The Project involves the construction of the Wetland Nature Reserve
comprising enhanced and enlarged fishponds, rain fed ponds for water birds and
a complex of freshwater marshlands and the construction of residential
development. The design principles of no
net loss of area and functional enhancement of wetland habitats are to be
achieved through the reconfiguration of pond bunds to create larger &
functionally enhanced ponds which are more preferred by birds and to create
land for residential development.
Through the pond bunds reconfiguration, there will be a slight increase
in the area of water body within the Site.
As the WNR is designed for more diversified ecology and only a portion
of the WNR is proposed as fishpond habitat, there will be a loss of fishponds
for fish production (permanent loss of 20.8 ha. of active commercial fishponds
and approximately 5.4 ha. of inactive ponds). Those ponds that remain, however,
will be enhanced to increase their ecological values, primarily for bird
Species of Conservation Importance. They will continue to be managed in largely
traditional manner within which fish production will still be a key objective.
The establishment of the Wetland Nature Reserve will ensure that this enhanced
management regime is implemented in the long term. In this respect the fish
production and fishponds will be more sustainable than comparable ponds
elsewhere within Deep
Bay.
3.11.2 The long-term management of these ponds ensures the preservation of
the cultural practice of aquaculture in-situ, which is consistent with concepts
of “wise use” fore-shadowed in Article 3.1 of the Ramsar Convention. It also
provides opportunities for ongoing research into sustainable fish production
and wildlife conservation.
3.11.3
Off-site impacts are not
predicted as the likelihood of adverse impacts on water quality of neighbouring
ponds, estuarine and marine receiving environments is considered to be very low
during either construction or operation phases.
Evaluation of impacts
Habitat loss
3.12.1
The proposed development at
Fung Lok Wai will result in no permanent habitat loss to ecologically valuable
habitats in the Wetland Conservation Area (WCA). The actual operation phase
footprint (i.e. land directly and permanently lost by the project) will be
approximately 4.0 hectares (primarily aquaculture ponds and a very small area
of drainage ditch. This change in habitat use will occur as a result of the
land used for the construction of residential blocks, associated structures and
access roads and storage areas for materials and equipment etc. However the
temporary loss of water body is compensated by re-profiling the ponds in the
WNR area. This creates ecologically
enhanced and enlarged ponds, and recreated marshland habitat. Consequently there is no net loss of water
body area or ecological function. No
additional habitat loss is anticipated as a result of the construction of
either sewerage strategy or the preferred (southern) access route.
3.12.2
An integral component of the
proposal is the development of a Wetland Nature Reserve (WNR) on the remaining
76.1 hectares of the site. The WNR works will involve permanent and temporary
habitat loss of aquaculture ponds (fishponds that are actively managed, those
that are currently unmanaged, and the intervening bunds) and ditches and
drainage channels for the transformation of approximately 14.4 Ha of
aquaculture ponds to freshwater marsh and the enhancement (through enlargement)
of 61.7 hectares of aquaculture ponds..
3.12.3
No habitats will be lost in
their entirety or in any significant proportion except the bund habitat.
However, the bund habitats on site have been comprehensively surveyed and
assessed to be of low to moderate ecological value. The vast majority of
Species of Conservation Importance at the site are wetland species that are not
dependant on the bunds or the species they support.
Disturbance
3.12.4
The
construction and, to a lesser extent, operation of the Residential Development
is expected to cause disturbance through noise and vibration. The species most
likely to be affected by disturbance impacts are birds, particularly flock
feeding waterbirds, larger herons and birds of prey.
3.12.5
An assessment of the predicted
impacts of disturbance on each Species of Conservation Importance that
regularly occurs in significant numbers has been carried out. The assessment is based on a combination of literature
review, analysis of field survey data and experience of the study team and
previously accepted assessment criteria. Disturbance impacts have been
calculated by defining distance from the edge of the disturbance source to the
furthest point of:
·
An avoidance zone –Where
a particular species is precluded from using the area; and
·
A zone of reduced density
– Where the numbers of a species are lower than they would be in the absence of
disturbance either because it occurs in lower numbers (more tolerant
individuals) and/or for a shorter period of time (for example during periods of
reduced human activity). In this analysis, it is assumed that the overall
utilisation of the zone of reduced density is 50% of that in undisturbed areas
(0% utilisation at the border with the avoidance zone rising to 100%
utilisation at the border with the undisturbed areas).
3.12.6
These distances have been
estimated for construction and operation phase impacts and for disturbance
impacts, particularly within the fishpond area and proposed freshwater marsh,
which are considered to be of greatest value to the identified Species of
Conservation Importance. The predicted disturbance impacts have been calculated
on the assumption that there will be low level visual human disturbance and that
basic mitigation measures, including the creation of wetland habitats with
reedbeds and the planting of trees and bamboo as screening will be implemented.
Fragmentation – flight line
obstruction
3.12.7
Comparison of alternative
development options indicated that it was possible to reduce the potential
impact of the residential development on flightlines associated with the now
abandoned egrety, that was present at the time of the baseline surveys, by
shifting the Development Area eastwards. In anticipation of potential impacts
of the development on flightline activity and to mitigate for these impacts the
Proposed Development Area was moved eastwards 150m away
from the egretry location, leading to a reduction in flightline intersection.
In addition to this, the creation of a potential alternative egretry site is
proposed.
3.12.8
Although the ecological effects
of Options 1A and 1B are considered to be similar in most respects, it is
predicted that Option 1B will result in slightly greater habitat fragmentation
than Option 1A. The larger number of buildings in Option 1B is expected to
restrict the sightlines of birds to a slightly higher degree than would be the
case in Option 1A. The difference is, however, slight, particular in light of
the abandonment of the egretry which will result in reduced levels of flight
activity.
Other potential impacts
3.12.9
Other
potential effects of the construction and operation of the development on
important habitats and species were considered, including pollution, soil compaction
and hydrological disruption. It is envisaged, however, that if appropriate
mitigation is implemented that these effects will not result in significant
impact to important habitats or species.
Habitat Compensation
3.12.10
The aim of habitat compensation
will be to replace habitats of intrinsic ecological value that will be lost
or degraded. Compensation may be carried out through replacement of important
habitats to be lost or the enhancement of existing habitats (i.e. by raising
the ecological value of the habitat and thereby its carrying capacity for
target species). Consequently there is no net loss of
water body area or ecological function.
Compensation for direct
habitat loss
3.12.11
The removal of terrestrial bund
habitats of low ecological value and replacement with further wetland area and
shallow to result in a design more suitable and sympathetic to wetland birds
also resulted in no net loss in water body area. It is predicted that pond
enlargement and marsh habitat creation will increase the area of open water by
approximately 4.4 ha (achieved through the removal of pond bund) which will
more than compensate for the area of fishpond lost under the development
footprint.
Compensation for functional
habitat loss
3.12.12
In addition to direct habitat
loss, the construction and operation of the Residential Development and WNR
will also cause disturbance which reduces the capacity of areas affected to
support sensitive species, particularly bird species. The EcIA includes
calculations of the overall land requirements to compensate for disturbance
effects for species considered to be most sensitive to disturbance impacts or
that are particularly numerous at the site. It is considered that compensation
for these species will also fully off-set potential impacts on other, less
sensitive Species of Conservation Importance.
3.12.13
The level of compensation
required during both construction and operation phases has been calculated
separately on the basis of the area of permanent habitat loss arising from the
proposed Residential Development, plus the wetland area lost within the
exclusion zone and reduced density zones due to disturbance effects.
3.12.14
Compensation will be achieved
through the establishment of the WNR on the remaining 95% (76.1 ha) of the
site. The capacity of aquaculture ponds retained within the WNR to support
sensitive species will be enhanced through pond enlargement and the approach to
aquaculture management. At the present time the carrying capacity of
aquaculture ponds is limited by their uniform design and management that is not
specifically targeted at conservation. Modifications to both will significantly
improve foraging opportunities for birds and other fauna. To ensure ongoing
functional replacement, key ecological indicators, including birds, will be
monitored to guide management of the reserve.
3.12.15
A complex of freshwater marsh
habitats will also be established within the WNR to provide a range of
additional habitats for birds and other flora and fauna, including dragonflies.
Detailed design principles of the WNR are provided within the EcIA and WNR
construction works will be staged to minimise the disturbance of the site.
3.12.16
The project proponent will be
responsible for the creation, enhancement and management of the Wetland Nature
Reserve during the construction phase and shall provide an undertaking to take
sole responsibility for management until a successor, such as an independent
Foundation, is identified to the satisfaction of EPD or its agent. Subject to
the necessary agreements from relevant government authorities, an independent,
non-profit Foundation will be established to take over the long-term management
of the WNR. Similar in form to a Conservation Trust, the Foundation will
provide guidance and resources on strategic and day-to-day management of the reserve.
4.1.1
All key
environmental issues related to the construction and operation of the Project
are identified and assessed in accordance with the requirements of the EIA
Study Brief. Practicable and cost-effective mitigation measures are recommended
where necessary to minimise the identified impacts to acceptable levels. An
EM&A programme is also recommended for checking the implementation of
sufficient mitigation measures with respect to key environmental concerns
identified for the construction phase.
4.1.2
In conclusion, with the
implementation of the recommended environmental mitigation measures, the
construction and operation of Project should not cause any unacceptable
environmental impact on the surrounding sensitive uses.