| Environmental Impact Assessment Report |
| |
2. PROJECT DESCRIPTION
|
| 2.1 |
Introduction
|
| 2.1.1 |
In order to sustain the proposed development, it will be necessary to
provide local infrastructure to serve the needs of the Preferred Development
Option (as well as to interconnect with the strategic infrastructure).
Timely provision of local infrastructure will be essential to serve the
new population and employment. This section provides a broad description
of the Project and the construction works associated with it.
|
2.2
|
Background
and History of the Project
|
| 2.2.1 |
The main purpose of the Feasibility Study
on Housing Development at Whitehead and Lee On in Ma On Shan, Sha Tin ("the
Study") is to ascertain the feasibility of developing the Study Area
for residential purpose and to examine the aspects on housing types, development
parameters, site formation, and the potential impacts on transport and infrastructural
capacities and environmental quality. According to the Study Brief, various
technical papers are required to be prepared. The various development schemes
considered during the course of the study are depicted below.
|
| |
Base Scheme
|
| 2.2.2 |
The combined Technical Paper No. 1 and
2 (TR1 & 2) was submitted in January 2000. The main purpose of the technical
paper was to examine the housing-led development scenario formulated in
the MOSIP for the Study Area which the CPLD indicated preference in 1998
and was adopted in setting out the preliminary development parameters of
this Study. A Base Scheme was prepared based on the preliminary development
parameters outlined in the Study Brief (Table 2.1), taking into account
the identified constraints and opportunities with a view to testing its
technical feasibility. To serve the purpose for land use review and evaluation,
a conceptual master layout plan was prepared to indicate broadly the disposition
of blocks, the vehicular access and the proposed network and the location
of open space and G/IC facilities. The proposed schedule of development
and the conceptual Master Layout Plan are shown in Table 2.2 and Figure
2.1.
|
| |
Table 2.1
Preliminary Development Parameters from the Study Brief
|
| |
|
Site
|
Gross Site Area (ha.)
|
Housing Type
|
Plot Ratio
|
Flat Number
|
Population
|
|
Whitehead
|
21.7
|
R3/R4
|
2.17
|
4,704
|
13,171
|
|
North of Lee On #
|
13.55
|
R2/R3
|
4
|
5,420
|
15,176
|
|
Lee On Station ##
|
3.75
|
R1/R2
|
8
|
4,286
|
12,857
|
|
Total
|
39
|
--
|
--
|
14,410
|
41,204
|
# renamed as Lok Wo Sha
## renamed as Wu Kai Sha Station Development
|
| |
Table 2.2
Schedule of Development for the Base Scheme
|
| |
|
Site
|
Gross Site Area (sq.m.)
|
Housing Type
|
Plot Ratio
|
Domestic GFA (sq.m.)
|
Non-Domestic GFA (sq.m.)
|
No. of Flats
|
Average Flat Size (sq.m.)
|
No. of Blocks
|
No. of Storeys
|
Planned Population #
|
Local Open Space Provision (1 sq.m./ person)
##
|
|
White-head
|
210,500
|
R3/4
|
2.24
|
470,933
|
--
|
640
4,064
|
120
97
|
41
20
|
6-10
22-29
|
1,626
10,323
|
--
|
|
Lok Wo Sha
|
122,000
|
R3/4
|
4.44
|
542,000
|
25,000
|
5,440
|
100
|
18
|
33-43
|
13,818
|
--
|
|
WKS Station Development
|
37,500
|
R1/2
|
8
|
300,000
|
--
|
4,286
|
70
|
10
|
54
|
10,886
|
--
|
|
Total
|
370,000
|
--
|
--
|
1,312,933
|
25,000
|
14,430
|
--
|
89
|
--
|
36,653
|
27,476
|
|
| |
# Based on the assumed PPOF of 2.54 as given by District Planning Office/Sha
Tin, Tai Po & North District
## The provision is made in accordance to the net increase in population
of the Study Area (i.e. to deduct the planned population of 9,177 assumed
in the Sha Tin Development Programme 1999/2000)
|
| 2.2.3 |
Based on the plot ratios of 2.24, 4.44 and 8 for the three sites, the
Study Area could accommodate about 36,650 population in 14,430 housing
units. This is based on a smaller PPOF in 1997. Medium to High-rise developments
are proposed over the Study Area ranging from 6-10 storeys high at the
sea front to 54 storeys at the Wu Kai Sha Station Development. Considering
the ecological and conservation values of the coastal area, the two headlands
of the Whitehead peninsula and the coastal area along Starfish Bay are
preserved in the layout. Environmental-friendly concept is one of the
design considerations. Travellator and a comprehensive pedestrian walkway/footpath
system are proposed to link up the residential sites with the railway
station and to discourage the use of air-polluted transportation. Also
a continuous waterfront footpath system is planned along the coastline
to link up the two preserved headlands and the proposed water recreation
area at To Tau so that the public could enjoy the natural and ecological
values of the site. In addition, two primary and two secondary schools
as well as one Indoor Recreation Centre (IRC) are proposed within the
Study Area to serve the proposed development.
2.2.4 There is no insurmountable problems on land use compatibility and
the provision of G/IC and open space. Besides, the proposal generally
meets the necessary engineering requirements with the identified infrastructural
improvement works. However, the Base Scheme was considered undesirable
in terms of development bulk, building heights, landscape and visual impacts.
|
| 2.2.5 |
The Base Scheme was considered by the Steering Group in February 2000.
A number of departments were particularly concerned about the identified
adverse visual impact of the Base Scheme. As a result, the Consultant
was instructed by the Steering Group to look into an alternative development
layout with an aim to mitigate the visual impact.
|
| |
Alternative Scheme
|
| 2.2.6 |
Subsequently, an Alternative Scheme reducing
the heights of the proposed residential developments based on the plot ratios
of 1.5, 3 and 6.5 for the three development sites was prepared taking into
account the comments of various Government departments on the Base Scheme.
The resultant Alternative Scheme presented a variation of building heights
ranging from 3-storey at the sea front to a maximum of 48-storey at Wu Kai
Sha Station Development with an overall reduction in building heights and
hence visual impact. Similar to the Base Scheme, the environmental-friendly
concept and the gradation height profile remain to be the main design considerations
in the overall layout planning. More intensive developments are proposed
further inland to capitalize on the proximity to mass transit and to optimize
scarce land resources. The layout of the Alternative Scheme also incorporated
two major view corridors, most visible from the Ma On Shan Town Park and
Sai Sha Road, separating the three groups of residential developments in
the Study Area. The view corridors would be very efficient in breaking up
any possible wall effect of developments stretching out to Tolo Harbour
especially when viewing from the town centre. The scheme would generate
a total of 9,586 flats and a population of 24,348. The development parameters,
the layout of the Alternative Scheme are presented respectively in Table
2.3 and Figure 2.2.
|
| |
Table 2.3
Development Schedule of the Alternative Scheme
|
| |
|
Site
|
Use
|
Gross Site Area (sq.m.)
|
Plot Ratio
|
GFA (sq.m.)
|
No. of Flats
|
No. of Storeys
|
No. of Blocks
|
Average Flat Size (sq.m.)
|
Population
(PPO= 2.58)
|
|
Whitehead
|
Site 1
|
R3/4
|
67,000
|
1.5
|
100,500
|
54
976
|
3
8-16
|
9
26
|
97.57
|
2,658
|
|
Site 2
|
R3/4
|
83,710
|
1.5
|
125,565
|
120
1,112
|
3
8-16
|
20
27
|
101.92
|
3,179
|
|
Lok Wo Sha
|
R2/3
|
135,500
|
3
|
406,500
|
3,880
420
|
25-35
10
|
16
7
|
94.53
|
11,094
|
|
Wu Kai Sha Station Development
|
R1/2
|
37,221
|
6.5
|
241,937
|
3,024
|
37-48
|
9
|
80.1
|
7,802
|
| |
Total
|
|
|
874,502
|
9,586
|
--
|
--
|
--
|
24,733
|
|
| |
|
| |
Further Alternative Schemes with Recreation
|
| 2.2.7 |
The Base and Alternative Schemes were subsequently submitted to the CPLD
for consideration. The CPLD decided that the Consultant should explore
the feasibility of retaining the Whitehead site for recreation purpose
and increasing plot ratio at the hinterland thereof. Limited housing development,
however, may be explored on the Whitehead site provided that they are
compatible with the recreation uses. In response to the CPLD's decision,
three alternative recreation layout options incorporating areas of 10
hectares, 15 hectares and 18 hectares for recreation uses at the waterfront
location of the Whitehead site were prepared. The major planning principles
and assumptions adopted in the Further Alternative Recreation layouts
are summarized as follows:
· Overall layout design based on previous visual corridor
and gradation concepts adopted in the Alternative Scheme;
· Total GFA of the Alternative Scheme maintained as
much as possible;
· Intensity and tower height at Wu Kai Sha Station
Development unchanged i.e. plot ratio 6.5 and 42-49 storeys (based on
the scheme submitted by KCRC for land grant application in Mid June 2000);
· Intensity at the Whitehead site remains at PR 1.5,
if residential use is proposed; and
· Necessary free-standing G/IC facilities reserved
at similar locations.
|
| 2.2.8 |
The development schedules of the notional
recreation schemes are shown in Tables 2.4 - 2.6 for easy reference. These
schemes have demonstrated that the visual corridors and the height gradation
concepts are possible even if the whole Whitehead site is left for recreation
use with all development potential shifted to Lok Wo Sha, with plot ratio
increased from 3 to 4.67. However, the schemes with 15 hectares and 18.5
hectares recreation areas are not recommended in view of the excessive development
bulk at Lo Wo Sha from design point of view with respect to the existing
town centre and Wu Kai Sha Station Development. In conclusion, the alternative
scheme with 10 hectares recreation area presented a more desirable option
with a more acceptable overall building profile while still allowing certain
degree of height variations within individual sites.
|
| |
Table 2.4
Development Schedule of the Further Alternative Scheme
with 10 hectares Recreation Area
|
| |
|
Site
|
|
Use
|
Gross Site Area (sq.m.)
|
Plot Ratio
|
GFA (sq.m.)
|
No. of Flats
|
No. of Storeys
|
No. of Blocks
|
Average Flat Size (sq.m.)
|
|
Whitehead
|
Site 1
|
Recreation
|
100,040
|
-
|
-
|
-
|
-
|
-
|
-
|
|
Site 2
|
R3/4
|
31,928
|
1.5
|
47,892
|
472
|
10-14
|
10
|
101.47
|
|
Site 3
|
R3/4
|
41,682
|
1.5
|
62,523
|
612
|
11-14
|
12
|
102.16
|
|
Lok Wo Sha
|
R2/3
|
135,500
|
3.85
|
521,675
|
4,344
1,176
|
30-42
28
|
15
7
|
94.51
|
|
Wu Kai Sha Station Development
|
R1/2
|
37,221
|
6.5
|
241,937
|
3,024
|
42-49
|
9
|
80.1
|
| |
Total
|
|
|
874,027
|
9,628
|
--
|
¡¡
--
|
--
|
|
| |
Table 2.5
Development Schedule of the Further Alternative Scheme
with 15 hectares Recreation Area
|
| |
|
Site
|
|
Use
|
Gross Site Area (sq.m.)
|
Plot Ratio
|
GFA (sq.m.)
|
No. of Flats
|
No. of Storeys
|
No. of Blocks
|
Average Flat Size (sq.m.)
|
|
Whitehead
|
Site 1
|
Recreation
|
150,007
|
-
|
-
|
-
|
-
|
-
|
-
|
|
Site 2
|
R3/4
|
35,194
|
1.5
|
52,791
|
532
|
10-16
|
12
|
99.23
|
|
Lok Wo Sha
|
R2/3
|
135,500
|
4.28
|
579,940
|
4,920
1,248
|
35-45
28-32
|
15
7
|
94.02
|
|
Wu Kai Sha Station Development
|
R1/2
|
37,221
|
6.5
|
241,937
|
3,024
|
42-49
|
9
|
80.1
|
| |
Total
|
|
|
874,779
|
9,724
|
--
|
--
|
--
|
|
| |
Table 2.6
Development Schedule of the Further Alternative Scheme
with 18.5 hectares Recreation Area
|
| |
|
Site
|
|
Use
|
Gross Site Area (sq.m.)
|
Plot Ratio
|
GFA (sq.m.)
|
No. of Flats
|
No. of Storeys
|
No. of Blocks
|
Average Flat Size (sq.m.)
|
|
Whitehead
|
Site 1
|
Recreation
|
185,201
|
-
|
-
|
-
|
-
|
-
|
-
|
|
North of Lee On
|
R2/3
|
135,500
|
4.67
|
632,785
|
5,248
1,446
|
37-48
33-36
|
15
7
|
94.53
|
|
Lee On Station
|
R1/2
|
37,221
|
6.5
|
241,937
|
3,024
|
42-49
|
9
|
80.01
|
| |
Total
|
|
|
874,722
|
9,718
|
--
|
--
|
--
|
|
| |
|
| 2.2.9 |
In August 2000, the CPLD advised to seek
public views on the housing scheme and the three general layouts with recreation
uses for the Study Area. These schemes were presented to the Sha Tin District
Council (STDC) and the Town Planning Board (TPB) in March and May 2001 respectively.
Both the STDC and TPB supported the concept for some recreation developments
at the headland area, but considered that a proper balance should be achieved
between the proposed development and the concerns over ecological, cultural/heritage,
visual as well as transport and infrastructure capacities. The STDC preferred
the option with 18.5 hectares reserved for recreational uses and opined
that the proposed recreation uses should be affordable to the general public.
|
| 2.2.10 |
Taking into account the public views, in May 2001, the CPLD decided
that the Consultant should prepare a detailed layout for the Study Area
based on the scheme with about 10 hectares of recreation uses at the headland
and to test the feasibility of such scheme by conducting various technical
assessments. The layout would become the preliminary Preferred Development
Option of the Study Area. In accordance with the revised scope of Technical
Paper No. TR3, the guiding development concepts for the preparation of
the detailed layout are summarized as follows:
· Whitehead headland should be earmarked primarily for conservation
and recreational uses with limited low-density residential development.
The proposed recreation uses at the headland area should not be less than
10 hectares with a variety of suitable recreation facilities;
· The recommended population should not exceed 18,700, with the
development of about 7,300 residential flats, in order to strike a balance
between different competing development and recreation needs;
· A maximum residential development intensity of plot ratios 6.5
and 3 should be adopted at Wu Kai Sha Station Development and Lok Wo Sha;
· A gradation height concept should be introduced with the development
intensity decreasing from the south at the Wu Kai Sha Station Development
to the north at the headland area;
· Due to the high educational and ecological values of the Starfish
Bay and the existing mature woodland within the Study Area, they should
be preserved in the proposed layout; and
· The actual number of schools to be provided within the Study
Area should be reassessed with a reduced population for the Study Area
and they should be designed at appropriate locations.
|
| 2.3 |
General Description of the Development |
| 2.3.1 |
The preliminary Preferred Development
Option is shown on Figure 2.3. The three development sites, Whitehead, Lok
Wo Sha and Wu Kai Shai Station within the Study Area are mainly connected
by a major N-S spine, measuring 900m in length approximately. The central
spine will provide a pedestrian linking between the future Wu Kai Sha Station
of the Ma On Shan Rail and the northern tip of Whitehead. At the northern
end of the walkway, a waterfront plaza is planned to provide a good vantage
point for the panoramic seaview of Tolo Harbour. Ample public open spaces
are also designed alongside the spine to enhance the visual amenity of the
walkway. The school sites are located at the centre of the Study Area along
the spine. A commercial centre is planned near to the southern end of the
spine in the Lok Wo Sha development to serve the local population.
|
| 2.3.2 |
The design of the layout has taken into consideration the disposition
of residential blocks and the arrangement of open space so as to create
a pleasant living environment. In terms of development density, building
height and disposition, N-S stepping effect is achieved with building
42-50 storeys above podium at Wu Kai Sha Station Development to 10-32
storeys at Lok Wo Sha and down to 3 to 7 storeys at Whitehead. To enhance
the living environment, ample local open space within the residential
development will be provided in form of sitting out area, playground,
and landscaped gardens for the enjoyment of local residents.
|
| 2.3.3 |
The two headlands of the Whitehead peninsula
will be preserved. Lookout points are planned for visitors to capture its
amenity values. In addition, considering the ecological and conservation
values, the coastal area along Starfish Bay is retained in the layout in
order to link up with the coastline of Nai Chung SSSI as a continuous conservation
belt.
|
| 2.3.4 |
A continuous waterfront footpath is planned
generally along the coastline of the peninsula. Starfish Bay, the two headlands
and the proposed adventurous cycle park are linked up by the footpath system.
Visitors can appreciate both ecological and recreational values of the peninsula
as well as to enjoy the panoramic open view of Tolo Harbour along the footpath.
|
| 2.3.5 |
The Project includes site formation and
engineering infrastructure works including provision of road and highway
structures and provision of drainage, sewerage, water and utility systems
to support the proposed development.
|
| 2.3.6 |
The development schedule of the preliminary
Preferred Development Option is tabulated below in Tables 2.7 - 2.10.
|
| |
Table 2.7
Development Schedule for the Preliminary Preferred Development Option
with 11-ha Recreation Development (plot ratio 6.5 at Wu Kai Sha Station
Development)
|
| |
|
Site
|
Proposed Use
|
Gross Site Area (sq.m.) (about)
|
Plot Ratio
|
Domestic GFA (sq.m.) (about)
|
Non-domestic GFA (sq.m.) (about)
|
No. of Flats
|
No. of Storeys
|
Average Flat Size (sq.m.) (about)
|
Estimated Population (PPOF = 2.54)
|
|
Whitehead
|
Site 1
|
Recreation
|
110,300
|
--
|
--
|
--
|
--
|
--
|
--
|
--
|
|
Site 2
|
Residential
|
34,140
|
0.8
|
27,310
|
--
|
204
|
3-7
|
134.4
|
976
|
|
Site 3
|
Residential
|
30,360
|
0.8
|
24,290
|
--
|
180
|
|
Lok Wo Sha
|
Residential
|
126,800
|
3.0
|
380,400
|
10,000
|
3,940
|
10-32
|
96.5
|
10,008
|
|
Wu Kai Sha Station Development #
|
Residential
|
35,750
|
6.5
|
232,375
|
3,500
|
2,976
|
42-50
|
78
|
7,560
|
|
Total
|
|
337,350
|
--
|
664,375
|
13,500
|
7,300
|
--
|
--
|
18,544
|
|
| |
# The actual development parameters of
Wu Kai Sha Station Development will be subject to the latest proposal prepared
by KCRC.
|
| |
Table 2.8
G/IC Facilities and Open Space Requirements for the Preliminary Preferred
Development Option with 11-ha Recreation Development
|
| |
| |
HKPSG Standard/Land requirement
|
Required Provision for 18,544 population
|
Proposed Provision for 18,544 population (About)
|
|
Kindergarten
|
1 bi-sessional classroom for 67 persons aged 3-5
|
About 8 classrooms
|
8 classrooms *
|
|
Primary School
|
1 whole-day classroom per 32.5 persons aged 6-11 (6,200 sq.m. site
area , min. width of 60 m)
|
About 35 classrooms
|
1 school
|
|
Secondary School
|
1 whole-day classroom per 45 person aged 12-18 (6,950 sq.m. site
area, min. width of 60m)
|
About 33 classrooms
|
1 school
|
|
Indoor Recreation Centre (Type B)
|
1 per 25,000 — 49,999
|
0
|
0
|
|
Indoor Recreation Centre (Type C)
|
1 per 50,000 — 64,999 persons (6,000 sq.m. site
area)
|
0
|
1
|
|
| |
* Kindergarten will be provided within
the commercial area of the residential development. |
| |
|
| |
Table 2.9
Estimated Land Area, Facilities Sizes and Annual Attendance of the Proposed
Recreation Uses
|
| |
|
Uses/Facilities
|
Broad Development Parameters
|
Estimated Annual Attendance
|
Reference
|
|
Land Area
|
Facility Size (sq.m.) (About)
|
|
Botanical Garden
|
4.12 ha
|
|
450,000
|
- The New York Botanical Garden, The Royal Botanical Garden, Sydney;
Penang¡¯s Botanical Garden, Singapore Botanic Garden, Hong Kong
Zoological and Botanical Garden
|
|
Visitor/ Heritage/ Ecological Centres
|
1 ha
|
- Visitor Centre: 200 sq.m.
- Heritage Centre: 500 sq.m.
- Ecological Centre: 500 sq.m.
|
150,000 to 200,000
|
Heritage and Folk Museums managed by LCSD:
- Sheung Yiu Folk Museum (GFA about: 500 sq.m.; annual attendance
2000/01: 60,000)
- Sam Tung Uk Museum (GFA: about 1,000 sq.m.; annual attendance
2000/01: 392,000)
- Hong Kong Railway Museum: (GFA: about 6,500 sq.m., annual attendance
2000/01: 356,000)
- Law Uk Museum : (Annual attendance 2000/01: 21,000)
- Lei Cheng Uk Han Tomb Museum: (Annual attendance 2000/01: 62,000)
Ecological centres:
- Shell House (Annual attendance: 400,000 to 450,000)
- Lions Nature Education Centre
- Insect House
|
|
Water Recreation Centre
|
Land Based : 0.6 ha
(for ancillary facilities & overnight accommodation)
Shore-Based: 0.38 ha (for landing purpose and storage
of boats)
|
- Lecture/Administration/ Canteen/Changing Room/Storage building
(1-2 storeys): 500 sq.m.
- Overnight accommodation building (1-2 storeys): 1,500 sq.m.
|
35,000 to 40,000
|
Water Recreation Centres managed by LCSD:
- Tai Mei Tuk Water Sports Centre: (about 0.71 ha., GFA about
150 sq.m., Annual attendance: about 25,000)
- Chong Hing Water Sports Centre: (about 18.29 ha., Annual attendance:
35,000)
- Wong Shek Water Sports Centre: (Annual attendance: 30,000)
|
|
Themed dining
|
1.5 ha
|
- 3,750 sq.m. (about 1,800 seats)
|
1,200,000
|
--
|
|
Cycle Park
|
3 ha
|
|
--
|
- The former cycle park at Tai Wai (about 3 ha.)
|
|
Open Carpark
|
0.16 ha
(for 20 nos. coach parking)
|
|
--
|
--
|
|
Public Terminus
|
0.27 ha
|
|
|
|
|
Total Area
|
11.03 ha
|
--
|
--
|
--
|
|
| |
|
| |
Table 2.10
Actual Patronage of the Proposed Recreation Uses
|
| |
|
Uses/Facilities
|
Estimated Annual Attendance
|
Actual Patronage (Annual) *
|
Remarks
|
|
Botanical Garden
|
450,000
|
450,000
(Assume patrons will visit botanical garden and
visitors/heritage/ecological centres simultaneously)
|
- More patronage in Winter/Autumn (about 60% of the annual patronage)
- About 40% of the average weekly patronage during weekends and
public holidays (i.e. about 1,800 visitors per day)
- About 60% of the average weekly patronage during weekdays (i.e.
about 1,000 visitor per day)
|
|
Visitors'/ Heritage/ Ecological Centres
|
150,000 to 200,000
|
|
Water Recreation Centre (including overnight accommodation)
|
35,000 to 40,000
|
40,000
(Assume patrons will visit the water recreation
centre only)
|
- Reference taken from Tai Mei Tuk Water Recreation Centre:
- More patronage in Summer (i.e. April to October, about 70% of
the annual patronage)
- Most visitors will come during weekend or public holidays (about
60% of the average weekly patronage)
|
|
Themed dining
|
1,200,000
|
600,000
(Assume 50% of independent visitors and the remaining
is the same patrons of other recreation facilities)
|
- No seasonal variation.
- More patrons during weekend are expected.
|
|
Cycle Park
|
--
|
N.A.
(Assume floating patrons)
|
--
|
|
Open Carpark
|
--
|
N.A.
|
--
|
|
Total
|
1,090,000
|
--
|
|
| |
|
| |
* Actual patronage excluding those patrons
visiting other recreation facilities simultaneously. |
| |
|
| |
Development Option Adopted for Technical Assessments
|
| 2.3.7 |
Technical assessments were carried out
on the preliminary Preferred Development Option (see Table 2.7) and presented
in Technical Paper No. TR3 (TR3) dated October 2001 and Draft Final Report
dated December 2001. The technical assessments included the environmental
impact assessment, traffic impact assessment, drainage impact assessment,
sewerage impact assessment, water supply impact assessment, utility assessment
and geotechnical assessment.
|
| 2.3.8 |
The preliminary Preferred Development
Option, the results of the technical assessments and the public views collected
from STDC in November 2001 were then considered by the Study Steering Group
and CPLD in January 2002. Whilst it is fully appreciated from the STDC and
TPB consultations that there is a strong desire to limit the total population
and the development intensity of the Study Area, it is equally important
to capitalize on the mass transportation system to achieve the best integration
of transport and land use planning for the Study Area. To strike a balance,
both the Study Steering Group and the CPLD considered more appropriate to
limit the development intensity of Wu Kai Sha Station Development to a plot
ratio of 5 which is in line with the general development intensity for high
density residential developments in Sha Tin New Town. In this context, the
Consultant then revised the development parameters of Wu Kai Sha Station
Development to a plot ratio of 5.
|
| 2.3.9 |
Subsequently, the Sha Tin Planning Area
108 Layout Plan was revised and circulated by Planning Department for Government
departmental comment in June 2002. While the maximum plot ratio for the
Wu Kai Sha Station Development was 5.0, the height restriction for the Wu
Kai Sha Station Development was revised to 183mPD. The concerned Layout
Plan was approved by the CPLD in July 2002 and adopted by the Permanent
Secretary for Housing, Planning and Lands (Planning and Lands) in September
2002. According to latest development proposal by KCRC, the prospective
developer, circulated for Governmental departmental comment on 3 April 2002,
the proposed development at the Wu Kai Sha Station Development would have
a plot ratio of 5 and would comprise 7 towers of 40 to 48 storeys (maximum
height 183 mPD). In this context, the Consultant then further revised the
development parameters of Wu Kai Sha Station Development, and the revised
scheme (based on KCRC's proposal circulated on 3 April 2002) became the
Preferred Development Option of the Study and served as the basis for the
preparation of the final layout plan and its explanatory statement.
|
| 2.3.10 |
The schedule of development (plot ratio
5 at Wu Kai Sha Station Development) for the Preferred Development Option
is shown in Table 2.11. The corresponding master layout plan (based on KCRC's
proposal circulated on 3 April 2002 for the Wu Kai Sha Station Development)
is shown on Figure 2.4.
|
| |
Table 2.11
Development Schedule for the Preferred Development Option
with 11-ha Recreation Development (plot ratio 5 at Wu Kai Sha Station
Development)
|
| |
|
Site
|
Proposed Use
|
Gross Site Area (sq.m.) (about)
|
Max.
Domestic Plot Ratio
|
Domestic GFA (sq.m.) (about)
|
Non-domesticGFA (sq.m.) (about)
|
No. of Flats
|
No. of Storeys
|
Average Flat Size (sq.m.) (about)
|
Estimated Population (PPOF = 2.54)
|
|
Whitehead
|
Site 1
|
Recreation
|
110,300
|
--
|
--
|
--
|
--
|
--
|
--
|
--
|
|
Site 2
|
Residential
|
34,140
|
0.8
|
27,310
|
--
|
204
|
3-7
|
134.4
|
976
|
|
Site 3
|
Residential
|
30,360
|
0.8
|
24,290
|
--
|
180
|
|
Lok Wo Sha
|
Residential
|
126,800
|
3.0
|
380,400
|
10,000
|
3,940
|
10-32
|
96.5
|
10,008
|
|
Wu Kai Sha Station Development #
|
Residential
|
34,10035,750
|
5.05
|
168,395178,750
|
4,0003,500
|
2,5282,288
|
40-4831-40
|
6778
|
6,4215,812
|
|
Total
|
|
335,700337,350
|
----
|
600,395610,750
|
14,00013,500
|
6,8526,612
|
----
|
----
|
17,40516,796
|
|
| |
# Based on KCRC's proposal circulated
for Government departmental comment on 3 April 2002. Composite plot ratio
of 5/9.5 for domestic/non-domestic use has been applied.
|
| 2.3.11 |
The technical assessments, including those
presented in this EIA, were carried out based on the preliminary Preferred
Development Option which is more intensive in terms of development density
than the Preferred Development Option. The preliminary Preferred Development
Option and the Preferred Development Option are identical except that the
plot ratio for the Wu Kai Sha Station Development is lowered from the preliminary
figure of 6.5 to 5.0. The impacts generated by the Preferred Development
Option would be less significant and the mitigation measures proposed for
the preliminary Preferred Development Option are considered sufficient to
cover the Preferred Development Option. As such, it is considered that the
technical assessments including this EIA carried out for the preliminary
Preferred Development Option have adequately cover the Preferred Development
Option.
|
| 2.4 |
Nature, Scope and Benefits of the Project |
| 2.4.1 |
The benefit of this Project is: |
| |
· to provide the added recreational
facilities in particular the water-related ones for the area;
· to provide comprehensive cycle tracks connecting to the rest of
Ma On Shan;
· to preserve the natural woodland as much as possible;
· to preserve the coastline of the Whitehead;
· to preserve the Starfish Bay;
· to preserve the archaeological resources;
· to preserve and enhance the landscape value of the Whitehead Area
as far as practicable;
· to increase the patronage for the Ma On Shan Rail;
· to provide low - to medium - rise housing units; and
· to connect Whitehead and Lok Wo Sha to Road T7.
|
| 2.5 |
Site Formation
|
| 2.5.1 |
The main geotechnical works to be involved
is the cutting of the relatively highland at the southern part of Sites
2 and 3 and the school sites and the redistribution of the cut material
to form the site platforms and roads. A balanced cut and fill approach is
adopted to minimise the volume of importation or exportation of material
as far as practicable thus reducing the construction traffic that would
be generated. The building platforms at Whitehead would be generally flat
with levels ranging between 6 to 13 mPD. Ecologically sensitive areas are
identified and will be preserved as far as practicable.
|
| 2.5.2 |
Part of slope at the western Whitehead
will be flattened to form the water recreation centre and the adventurous
cycle park. Ground investigation will be required to collect the necessary
geotechnical information for the design of the new slopes and retaining
walls.
|
| 2.5.3 |
The plantation to the east of botanical
garden will be preserved. Only minor cutting of this sloping area will be
carried out for the formation of the botanical garden site. Ground investigation
will be carried out at the slope facing the Whitehead development to facilitate
the checking of the stability of existing slopes and the design of stabilization
works, if necessary.
|
| 2.5.4 |
The proposed Road D1 will be formed by
filling above the flooding level and to match the existing road levels.
For the section of Road D1 along the Starfish Bay, the proposed road level
will be designed to approximately match the level of the adjacent woodland,
in order to minimise the impact due to the road construction. Only minor
filling will be carried out close to the woodland.
|
| 2.6 |
Road Networks and Highway Structures
|
| 2.6.1 |
In view of the anticipated increase in traffic demand in the area, it
is proposed that an external route is to be provided for the development,
linking it directly with the Road T7 currently under construction at its
interchange nearby. This connection provides a direct access for the development
traffic to/from Whitehead and Lok Wo Sha to Road T7. In fact, two openings
have already been reserved at the Road T7 Interchange to allow for this
possible connection. With the provision of the two direct slip road connections,
accessibility to the development can be greatly improved, getting access
to strategic external route directly without the need to pass through
the key access junction at Sai Sha Road/Sha On Street.
|
| 2.6.2 |
Within the development, Roads D1(N),
D1(E), D1(W) and Roads L1 and L2 are the new roads proposed to provide access
for the development to/from the existing and planned road networks.
|
| 2.6.3 |
The proposed Road D1(N) of single-4 lane
standard would be the main traffic corridor separating the Lok Wo Sha and
Whitehead sites. The proposed Road D1(N) connects to the proposed Road D1(W)
which extends to the Sai Sha Road/Sha On Street roundabout. Road D1(E) links
up with the proposed slip roads to Road T7 and access to Nin Wah Road fronting
Symphony Bay at the other end. Two local roads of wide single 2-lane standard,
L1 and L2, off from Road D1(N) are proposed to serve Whitehead. Access to
Wu Kai Sha Station Development will be via Sha On Street. Access to individual
developments will be via internal roads of single 2-lane standard which
serve individual building blocks. Figure 2.5 shows the conceptual layout
of highway structures.
|
| |
Public Transport
|
| 2.6.4 |
For Lok Wo Sha and Whitehead, a public
transport terminus (PTT) is proposed in Site 1 near Site 2 to serve the
population and recreation facilities. The public transport interchange (PTI)
has been planned under the Wu Kai Sha Station Development.
|
| 2.7 |
Pedestrian and Cyclist Facilities
|
| |
Pedestrian Facilities
|
| 2.7.1 |
Since the Study Area is currently undeveloped,
there are no proper pedestrian facilities within the site. At present, connection
between Wu Kai Sha Station Development and Lok Wo Sha is only via an at-grade
pedestrian crossing on Sai Sha Road near to its junction with Sha On Street.
|
| 2.7.2 |
The pedestrian strategy is to ensure
that the proposed pedestrian system is both convenient and safe for pedestrians.
|
| 2.7.3 |
Pedestrian movements within the development
is anticipated to be mainly to/from the MOS Rail Wu Kai Sha Station or the
associated PTI (in an north-south direction) for the ultimate commuting
purpose. Although feeder services to the Wu Kai Sha Station PTI would be
provided, some residents may choose to walk from individual sites to the
Wu Kai Sha Station. Therefore, a segregated pedestrian walkway corridor
would be provided on site stretching from Wu Kai Sha Station to the northern
edge of Whitehead, providing a direct access route for individual sites.
|
| 2.7.4 |
The advantages of a grade-separated pedestrian
link across the development are that it could minimise vehicular/pedestrian
conflicts on Sai Sha Road, encourage the use of walking mode and then rail
services, and hence alleviate the traffic pressure on local road network
and ultimately maximise the development potential of the Study Area. It
can also provide a more environmental-friendly environment for residents.
|
| 2.7.5 |
In addition to the above pedestrian linkage,
footpaths would be provided on both sides of all the internal roads to facilitate
pedestrians within the development to get access to the adjoining public
roads. As a result, the proposed pedestrian network forms an integral part
of the area footway system, linking the development to a wider pattern of
the pedestrian walkway, public transport facilities, open space and recreational
areas.
|
| |
Cyclist Facilities
|
| 2.7.6 |
Ma On Shan New Town has an extensive cycle track network. There are continuous
provision of cycle track inside Ma On Shan Town, which provides connection
to Sha Tin and Sai Sha.
|
| 2.7.7 |
It is proposed that the existing cycle
track system would be further extended to Whitehead and Lok Wo Sha connecting
the development to the wider area of Ma On Shan and even Sha Tin. As such,
the proposed cycle track network would form an integral part of the whole
cycle track system in Ma On Shan.
|
| 2.7.8 |
Cycle link with Wu Kai Sha Station Development is important as residents
from nearby developments can ride to Wu Kai Sha Station for transfer to
MOS Rail.
|
| 2.7.9 |
All cycle tracks are proposed for 2-way
traffic with a minimum width of 3.5m. They will be provided on one side
of Road D1 and Roads L1 and L2.
|
| 2.7.10 |
To avoid casual parking of cycles at
railings near Wu Kai Sha Station site causing obstruction, cycle parking
areas will be provided in the future MOS Rail Station to suit the park-and-ride
need.
|
| 2.8 |
Drainage
|
| 2.8.1 |
The Study Area covers the Whitehead, the areas between Sai Sha Road
and Whitehead, and the future Wu Kai Sha Station Development to the south
of Sai Sha Road. There are two major tributaries conveying runoff from
the upstream hilly catchment. Their flow paths will be maintained by drains
and box culverts (under construction under Road T7 project) when they
pass through Road T7 and the proposed development site within the Study
Area. They convey the runoff northwards and eventually discharge into
Starfish Bay.
|
| 2.8.2 |
Another streamcourse located to the east
of the Study Area also passes through the proposed development site and
Road T7. Similarly, the flow in the streamcourse will be maintained following
the existing flow path. The streamcourse convey the runoff northwards and
discharges into the existing drainage system to the north of Sai Sha Road.
|
| 2.8.3 |
All stormwater runoff from the proposed development north of Sai Sha
Road will be collected and discharged at the outfalls at the northern
and western coast of Whitehead. No stormwater runoff due to the development
to the north of Sai Sha Road will be discharged to Starfish Bay.
|
| 2.8.4 |
The box culvert being constructed under the Road T7 project will receive
stormwater runoff from the areas south of Sai Sha Road and upstream in
Ma On Shan Country Park. It will discharge to Starfish Bay. Stormwater
runoff collected from the proposed Wu Kai Sha Station Development's residential
development above the PTI will also be discharged via the box culvert
to Starfish Bay.
|
| 2.8.5 |
A peripheral channel will be provided along the southwest boundary of
the Study Area to intercept the surface runoff from the Lok Wo Sha area
outside the Study Area. The intercepted surface runoff will be discharged
into Tolo Harbour at the west of the Whitehead.
|
| 2.8.6 |
Part of the flat area between Whitehead and Sai Sha Road will need to
be filled to above the minimum site formation level for flood protection.
A proper drainage system is proposed to convey the runoff from the proposed
development and upstream area (i.e. the Lok Wo Sha area outside the Study
Area) to the Tolo Harbour in order to provide adequate flood protection
level to the development and its adjacent areas.
|
| 2.8.7 |
In addition, to ensure that the drainage
condition in the vicinity of the Site is not worsened during the construction
stage, proper control and monitoring of an appropriate temporary drainage
arrangement during the construction stage will be necessary.
|
| 2.9 |
Sewerage
|
| 2.9.1 |
Two medium size gravity sewers are proposed
from the north of Whitehead running along the Roads L1 & L2, Road D1(W)
and Road D1(E) to collect sewage generated from proposed developments. A
stretch of footpath along Sai Sha Road adjacent to Lok Wo Sha development
will be widened to accommodate the proposed sewer by constructing a retaining
wall along the roadside slope. The proposed gravity sewers will be implemented
in conjunction with the roadworks.
|
| 2.9.2 |
The sewage collected will be conveyed to the Ma On Shan Area 108 Sewage
Pumping Station and then discharged via the Ma On Shan sewerage network
to the Shatin STW. The Ma On Shan sewerage network including the Area
108 Sewage Pumping Station has been planned for upgrading under separate
projects. The capacity already reserved for the proposed development is
sufficient.
|
| 2.10 |
Water Supply
|
| 2.10.1 |
A network of distribution water mains
will be constructed along Roads D1(N), D1(E), D1(W), L1, L2 and Sai Sha
Road in conjunction with the roadworks.
|
| 2.10.2 |
The distribution water mains will be connected to the trunk water mains
along Sai Sha Road which WSD is planning to implement.
|
| 2.11 |
Utilities
|
| 2.11.1 |
The Hong Kong and China Gas Company Limited
has advised that it has a trunk medium pressure gas main along Sai Sha Road
and Lok Wo Sha Lane and no major technical difficulties are envisaged to
cater for the development. The trunk main is extended from the network in
Ma On Shan New Town.
|
| 2.11.2 |
Both China Light & Power Limited
and PCCW-HKT Ltd have trunk cables extended to the vicinity of the Study
Area. No major difficulties are envisaged in providing service to the development.
|
| 2.11.3 |
Within the Study Area, there are existing
networks of power cables, telephone lines and gas mains. They will need
to be decommissioned or diverted before construction of the development.
A lead time of about 6 months would be required and it can take place concurrent
with other construction activities.
|
| 2.12 |
Works to be Implemented by Government
|
| 2.12.1 |
The works to be implemented by Government
are summarised in Table 2.12.
|
| |
Table 2.12
Works to be Implemented by Government for Preferred Development Option
|
| |
|
Works
|
Local
|
Regional
|
|
Site formation
|
The Whitehead site including Road D1(N)
|
N/A
|
|
Junction improvement
|
Nil
|
Junction of Ma On Shan Road / Hang Hong Street; Cheung Muk Tau
Roundabout
|
|
Road
|
Construction of Roads D1(N), D1(E), D1(W), L1 and L2 within the
development, and two slip roads connecting to Road T7
|
Construction of Road T7; and Sai Sha Road Widening
|
|
Sewerage
|
Construction of gravity sewers beneath public roads and drainage
reserves within and near the development to connect to Area 108
Sewage Pumping Station
|
Upgrading of the Ma On Shan sewerage network including Area 108
Sewage Pumping Station;
Construction of Stage III Extension to ShaTin Sewage Treatment
Works
|
|
Drainage
|
Construction of a new drainage network beneath public roads and
drainage reserves within the development for discharge to the north
and west coast of Whitehead
|
Nil
|
|
Water supply
|
Construction of distribution water mains beneath public roads within
the development
|
Provision of a fresh water service reservoir and a salt water service
reservoir and associated water mains; Provision of a new sea water
intake pumping station
|
|
Utilities
|
Extension of networks by utility undertaking
|
Nil (subject to further liaison with utility undertakings)
|
|
| |
|
| 2.13 |
Implementation
|
| 2.13.1 |
For the Wu Kai Sha Station, with the
commissioning of the railway by 2004, it is understood that the KCRC has
planned to complete the property development at the site by 2006.
|
| 2.13.2 |
The majority of the Lo Wo Sha site is
under single ownership. The proposed development at this site could be completed
by the developer by 2008 taking into account the required statutory procedures
for the proposed CDA zoning.
|
| 2.13.3 |
The residential development and recreational
development at Whitehead is scheduled for completion in 2008. Implementation
is currently proposed to be undertaken by a private developer as one project.
|
| 2.13.4 |
The development programme is shown in
Table 2.13 below.
|
| |
Table 2.13
Tentative Development Programme
|
| |
| |
|
Development
|
Start
|
Finish
|
|
Wu Kai Sha Station development
|
2002
|
2006
|
|
Lok Wo Sha development (site formation)
|
2003
|
2004
|
|
Lok Wo Sha development (infrastructure and building works)
|
2004
|
2008
|
|
Whitehead Sites 2, 3 and recreational centres (site formation)
|
2003
|
2004
|
|
Whitehead Sites 2, 3 and recreational centres (infrastructure and
building works)
|
2005
|
2008
|
| |
Occupation Date
|
|
Wu Kai Sha Station development
|
2006
|
|
Lok Wo Sha and Whitehead development
|
2008
|
|
| 2.14 |
Designated Projects
|
| 2.14.1 |
This Project is a planning and engineering
feasibility study of Whitehead, Lok Wo Sha with a project area covering
more than 20 ha and is, therefore, considered by EPD as a Designated Project
(DP) under Item 1 of Schedule 3 of the Environmental Impact Assessment Ordinance
(EIAO) [Cap 499]. The Project contains various Schedule 2 DPs which under
the EIAO require Environmental Permits (EPs) to be granted by EPD before
they can be constructed and operated. Individual works that are considered
as DP under Schedule 2 of the EIAO may directly apply for EPs by referring
to this Schedule 3 EIA subject to the satisfaction and agreement from EPD.
Table 2.14 summarises the list of DPs and non-DPs under this Project. Figure
2.6 shows the extent of the one DP and one likely DP identified.
|
| |
Table 2.14
Designated Projects under this Study
|
| |
|
Works under this Project
|
EIAO Schedule 2 Part I Category Reference
|
Designated Project
|
Remarks
|
|
Construction of district distributor roads D1
|
A.1
|
Yes
|
District distributor road
|
|
Construction of a drainage channel worksadjacent to the proposed
Road D1 (W)
|
I.1
|
YesLikely*
|
Discharges into an area which is less 300 m from the nearest boundary
of an existing or planned site of cultural heritage and Conservation
Area (CA)*
|
|
Construction of local roads L1 and L2
|
A
|
No
|
Local roads
|
|
Construction of Comprehensive Recreation Development (Botanical
Garden, Themed Restaurant Park, Heritage / Ecological Centre, Visitor
Information Centre, Adventurous Cycle Park, Water Recreation Centre)
with a total area of 11 ha
|
O.8
|
No
|
Less than 20 ha in size
|
|
Site formation of Whitehead site
|
C
|
No
|
Dredging or reclamation will not be involved
|
|
Construction of gravity sewers beneath public roads and drainage
reserves within and near the development to connect to the existing
Area 108 Sewage Pumping Station
|
F
|
No
|
Does not meet category
|
|
Construction of distribution water mains beneath public roads within
the development
|
E
|
No
|
Does not meet category
|
|
Extension of networks by utility undertaking
|
H
|
No
|
Does not meet category
|
|
Construction of indoor recreational centre
|
N
|
No
|
Does not meet category
|
|
Construction of salt water pumping station
|
E
|
No
|
Does not meet category
|
|
| |
* It is proposed in this Study that the To Tau Tsuen area be zoned to "CA"
in the Ma On Shan OZP. According to PlanD's memo (Ref. (44) in PD/ST 4/9/2
(VI)) dated 24 July 2002, the preserved plantations at the eastern and western
ends of the Whitehead headland are proposed to be zoned "CA".
|
| 2.14.2 |
In view of the potential site of archaeological interest identified at
Lok Wo Sha and the current inaccessibility of the site, an archaeological
site investigation is recommended to be carried out prior to development.
Subject to the findings of the archaeological site investigation, some
of the proposed development may be potentially DPs. In the event that
the proposed development works are confirmed as DPs, the EIAO procedure
will be carried out by the relevant project proponent.
|
| 2.15 |
Concurrent Projects
|
| 2.15.1 |
Several other projects are in progress
which will overlap with the time frame to the proposed development. Impact
from these projects will result in cumulative impacts on the environment
which need to be considered in the environmental impact assessment and in
formulating suitable mitigation measures. The tentative construction period
of each project is summarised in Table 2.15.
|
| |
Table 2.15
Concurrent Projects
|
| |
|
Projects
|
Anticipated Dates
|
|
Road T7
|
2001 ¨C 2004
|
|
KCRC MOS Rail
|
2001 ¨C 2004
|
|
Residential development along the MOS Rail
|
2002 ¨C 2006
|
|
Sai Sha Road Widening
|
2002 ¨C 2004
|
|
| |
|
|
|
| END OF TEXT |