14.
LAND USE & URBAN PLANNING IMPLICATION FOR SPUR LINE (Kwu Tung
(North) New Development Area)
14.1
Introduction
14.1.1
Section 14 addresses item 3.1(xvi) of
the Particular Scope of the EIA reviewing “the
environmental impacts of the project including its alignment and ancillary
infrastructures on the planned uses in Kwu Tung New Development Area. The
likely environmental benefits of the tunnel option for the planned development,
as compared to the viaduct option, shall also be stated in the report.”
14.1.2 As required, this section focuses particularly on the potential impacts of the tunnel alignment on the planning of the Kwu Tung North (KTN) New Development Area (NDA). Potential impacts are highlighted with respect to the plans presented in the Consultation Digest for the Planning and Development Study on North East New Territories prepared by Planning Department and Territory Development Department.
14.2
Planning Principles underpinning KTN
14.2.1 KTN has been planned as a rail-based new development area comprising:
• A balanced community in terms of housing mix and access to jobs and provision of supporting community and recreational facilities;
• A new community with high standards of urban design;
• A ‘green neighbourhood’ incorporating innovative landscape design;
• A pedestrian-friendly environment providing pedestrian-only areas and grade-separated walkways;
• An area retaining landscape features and views of ridgelines as far as possible;
• A development integrating with existing developments including villages and cultural heritage; and
• A new development area allowing for the adoption of environmentally friendly technologies such as trolley buses or electric vehicles.
14.3
Planning Layout at KTN
14.3.1 The Consultation Digest shows the Spur Line passing through the NDA on viaduct with open space and amenity designated on either side. High-density public and private residential development is planned around the station, reducing in density with distance. The station area comprises the town centre for the NDA as a whole with District Open Space located at the forecourt acting as a civic open space.
14.3.2 The Spur Line alignment will remain unchanged compared with the previous viaduct alignment. There will therefore be no major impacts on the planning of the Kwu Tung North NDA due to the change from viaduct to tunnel.
14.3.3 The following benefits would arise by placing the Spur Line in tunnel:
• Enhanced open space provision – the area above the railway tracks could appropriately be designated for open space thereby providing additional facilities adjacent to high-density residential development.
• Enhanced town centre amenity - the environment of the central area of the NDA would be considerably enhanced through removal of the overhead railway line. While the consultation digest makes play of the innovative design of a noise barrier, it would be best not to have this design problem in the first place.
• Greater pedestrian connectivity – relocating the railway underground would allow for considerably more at-grade pedestrian connections between the northern and southern sections of the NDA.
• More freedom in urban design – the reduction in rail noise impacts would reduce the need for mitigation measures such as podium, building orientation, and noise barriers.
•
More
efficient use of land – by placing both the Spur
Line and main roads in the same corridor, scarce land resources could be
utilized more efficiently.
• Less resumption – depending on the ultimate layout, the arrangement would reduce the need to resume land in the Dills Corner Camp area with potential improvements in ease of implementation and cost.
• More land for beneficial uses – by locating road and rail above one another, additional land would be available for designation for more beneficial uses, either extending the existing residential zones to supply additional development or enhancing the open space framework around the town centre.
14.4
Summary
14.4.1 The tunnel alignment of the Spur Line opens up the possibility of re-planning the central area of the Kwu Tung North NDA. In so doing, significant planning benefits can be gained which, depending on the approach taken, include:
• Enhanced open space provision;
• Enhanced town centre amenity;
• Greater pedestrian connectivity; and
• More freedom in urban design.
• More efficient use of land;
• Less resumption; and
• More land for allocation to beneficial uses.
14.4.2 The replacement of the previously proposed cutting, at grade and viaduct portions of the Spur Line railway throughout the NDA, offers new and advantageous opportunities in the overall planning of the Kwu Tung North area. However, in taking only a wayleave for the railway tunnels, those areas of private lands outside the eventual area of resumption for the NDA, can be expected to become the subject of Section 16 “change of use” applications to the Town Planning Board.