8. landscape & visual impact assessment

8.1 Introduction

8.1.1 This section of the EIA report seeks to establish the landscape and visual effects of the construction and operation of the upgraded Tsuen Wan Road. The assessment process identifies the current and projected baseline conditions, the effects of the road widening upon the landscape resource and visual receptors within the road corridor and the landscape mitigation measures proposed in order to reduce significant effects.

8.1.2 A description of the development proposals is included elsewhere in this environmental statement, whilst Figures 8.5 to 8.9 demonstrate the Conceptual Landscape ~~Proposals~~Layouts.

8.2 Standards and Legislation

8.2.1 The following legislation, standards and guidelines are applicable to the appraisal of landscape and visual impacts and the design of mitigation measures in Hong Kong:

· ~~Environment~~Environmental Impact Assessment Ordinance (Cap. 499. s.16) and the Technical Memorandum on EIA Process (EIAO TM), particularly Annexes 3, 10, 18, 20 and 21;

· Hong Kong Planning Standards and Guidelines Chapter 10, ‘Conservation’;

· Hong Kong Planning Standards and Guidelines Chapter 4, ‘Recreation, Open Space’ and Greening’;

· Works Branch Technical Circular (WBTC) No. 25/93 – ‘Control of Visual Impact of Slopes’;

· WBTC No. 25/92 – Allocation of Space for Urban Street Trees;

· WBTC No. 17/2000 – Improvement to the Appearance of Slopes;

· CED (GEO) – GEO Publication No. 1/2000 – Technical Guidelines on Landscape Traetment and Bio-Engineering for Man-made Slopes and Retaining Walls; and

· WBTC No. 7/2002 – Tree Planting in Public Works.

8.2.2 The assessment method has, however, been further refined in accordance with contemporary guidance (“~~Guidelines~~ ~~for~~ . EIAO Guidance Note No. 8/2002 – Preparation of Landscape & and Visual Impact Assessment ~~for~~ under the Environmental Impact Assessment~~, published by the UK Landscape Institute & the Institute of Environmental Management and Assessment~~ – ~~First Edition 1995 and Second Edition 2002) and Scott~~ ~~Wilson’s~~ ~~own methodology developed over a 20 year period~~ Ordinance.

8.3 General Approach

8.3.1 For the purposes of the environmental assessment process, a clear distinction is drawn between landscape and visual impacts:

· Landscape impacts: relate to the impacts of the proposed Scheme’s construction and operation, upon the physical characteristics or components of the landscape. Together these form the character of that landscape e.g. landform, vegetation, and buildings.

· Visual impacts: relate to the changes arising from development to individual ‘receptors’ views of that landscape e.g. local residents or passing motorists.

8.4 Terminology

8.4.1 Landscape – comprises those physical components, which together form the appearance of land, including its shapes, colours and textures. Landscape also reflects the way in which these various components combine to create distinctive landscape character, particular to specific localities.

8.4.2 Study Area – is the area within which desk and site surveys have been carried out when determining the extent of the influence of development upon the adjoining landscape.

8.4.3 Zone of Visual Influence – the extent of the Study Area is principally determined by the definition of a Zone of Visual Influence (ZVI), within which views of the proposed development may be achieved. The extent of the ZVI is determined by many factors including topography and intermediate visual intrusions such as buildings and blocks of woodland, which create areas of visual “dead ground.”

8.4.4 Landscape Character Areas – Landscape Character Areas (LCA’s) are areas of homogenous landscape character. Typical landscape components defining character include land use, built form, landform & vegetation.

8.4.5 Visual Receptors – within the ZVI key viewpoints from publicly accessible roads, footpaths and other open spaces are identified e.g. Tsuen Wan Park. Individual visual receptors groups within the ZVI are also identified and categorised in terms of their sensitivity to visual change e.g. local residents and passing motorists.

8.4.6 Baseline Conditions – the baseline landscape and visual conditions were most recently assessed through both desk and site appraisal during March 2003. The baseline conditions were assessed in terms of:

· Planning and development context;

· Landscape context;

· Landform;

· The existing road;

· Land use;

· Vegetation (a tree survey of the road corridor has been undertaken);

· Landscape features

8.5 Impact Assessment

8.5.1 For the purposes of comparison and in order to establish a ‘control’ scenario against which impacts may be assessed, the baseline conditions are projected forwards to produce a 2011 baseline, which incorporates known future developments. The key potential impacts of the proposed development (“the Scheme”) upon the baseline landscape, and identified receptor groups’ views of that landscape, are then identified and assessed.

8.5.2 Through the assessment of impacts at three points in time: during construction (2011-2015), on operation Day 1 (2015) and in Year 10 of operation (2025), distinctions may be drawn between temporary, permanent, short-term and long-term impacts. Landscape and visual impacts may be further categorised as being either direct impacts i.e. within the Study Area as defined by the ZVI, or indirect impacts e.g. off site visual impact of construction traffic.

~~8.1.1~~

~~8.1.1~~ ~~The “no development” scenario, should the upgrading not proceed, is also briefly examined.~~

8.6 The Study Area

8.6.1 The Study Area for the assessment of the landscape impact is within 100m from the Project boundary and visual impacts is largely defined by the Visual Envelope (Refer to Figure 8.4). This defines the extent of the route corridor within which views of the upgraded road or its passing traffic, lighting or associated signage may be achieved.

8.6.2 The Zone of Visual Influence (ZVI) for this Scheme is defined by a Primary ZVI within which the visual effects of the new road may be significant as a consequence of proximity or the elevation of the receptor’s viewpoint. e.g. residents of Clague Garden Estate. The effects upon visual receptors within a Secondary ZVI e.g. residents on Tsing Yi Island, are assessed as insignificant, as a consequence of distance and the upgraded road’s low impact in forming a relatively minor component within the wider urban landscape. The Primary ZVI has been established by initial analysis of topographic and other maps, subsequently verified by field survey.

8.7 Consultation with Relevant Departments

8.7.1 Relevant Government Departments, including PlanD, CEDD, LCSD and EPD have been consulted throughout the study process.

8.8 Methodology for Landscape Impact Assessment

Landscape Characterisation

8.8.1 For the purposes of structuring the assessment of landscape effects of the Scheme, the Study Area has been subdivided into areas of discrete urban landscape character (LCA’s) on the basis of the baseline studies and surveys.

8.8.2 Landscape impacts include the direct and indirect impacts of the Scheme upon the physical landscape features of the Scheme corridor and the aggregated impact of these changes upon the character of each LCA. Landscape impacts are, therefore, assessed at three levels:

· Firstly, in terms of systematic consideration of impact upon landscape features;

· Secondly, in terms of aggregate impact upon a LCA;

· Thirdly, in terms of overall long-term impact within 100m from the ~~ZVI~~Project boundary.

8.9 Landscape Sensitivity

8.9.1 The sensitivity of the landscape to change is the degree to which a particular LCA can accommodate changes or new features without unacceptable detrimental effects to its essential characteristics. Criteria used in this study to determine the sensitivity of landscape character include:

· The distinctiveness of character and quality of the existing urban landscape;

· The vulnerability of the key components determining character;

· The nature of predicted impacts, the degree of change that would result and the ability of the landscape to accommodate that change; and

· The significance of the landscape resource in a local, regional and national context;

· The maturity of the landscape.

8.9.2 Table 8.1 identifies typical criteria used to define sensitivity to change as set out in the Guidelines for Landscape and Visual Impact Assessment ~~(LI/IEA, 1995)~~.

Table 8‑1 Classification of Landscape Sensitivity

Description	Sensitivity
For example, important components or landscape of particularly distinctive character susceptible to relatively small changes.	High
For example, a landscape of moderately valued characteristics reasonably tolerant of change.	Medium
For example, a relatively unimportant landscape, the nature of which is potentially tolerant of substantial change.	Low

8.10 Magnitude of Landscape Impacts

8.10.1 The magnitude of a landscape impact relates to:

· the size, extent or degree of change to landscape character or individual landscape components.

· whether there is a direct impact resulting in the loss of landscape components, or change beyond the landtake of the Scheme having an impact on the character of the area, and

· whether the impact is permanent or temporary;

· the reversibility of change.

8.10.2 Table 8.2 identifies typical criteria used to define magnitude of change, as set out in the Guidelines for Landscape Visual Assessment Impact Assessment ~~(LI/IEA, 1995)~~.

Table 8‑2 Classification of Magnitude of Landscape Impact

Description	Magnitude
Notable change in landscape characteristics over an extensive area ranging to very intensive change over a more limited area.	Large
Moderate change in localised area	Intermediate
Virtually imperceptible change in any component	Small
No change in any component	Negligible

8.10.3 Combined impacts are assessed as very substantial, substantial, moderate, slight and negligible impacts are termed negligible. A matrix is used to assess landscape impacts and is shown in the Table 8-2a below:

Table 8-2a Assessment Matrix for Landscape Impact

Magnitude of Change	Sensitivity of Landscape Resource/Character
Magnitude of Change	High	Medium	Low
Large	very substantial to substantial	substantial to moderate	moderate to slight
Intermediate	substantial to moderate	moderate	slight to very slight
Small	moderate to slight	slight to very slight	very slight to negligible
Negligible	negligible	negligible	negligible

Combined impacts are assessed as very substantial, substantial, moderate, slight and negligible impacts are termed negligible. A matrix is used to assess visual impacts and is shown in Table 8-2b below:

Table 8-2b Assessment Matrix for Visual Impact

Magnitude of Change	Sensitivity of Receiver Group
Magnitude of Change	High	Medium	Low
Large	very substantial to substantial	substantial to moderate	moderate to slight
Intermediate	substantial to moderate	moderate	slight to very slight
Small	moderate to slight	slight to very slight	very slight to negligible
Negligible	negligible	negligible	negligible

8.11 Significance of the Landscape Effects

8.11.1 The significance of the effect of the Scheme on each LCA is determined by combining the magnitude of the effect with the sensitivity of each area to change. Criteria used to derive significance are illustrated in the Table 8.3, which is based on Annex 10 of the EIAO-TM.

Table 8‑3 Levels of Significance

The evaluation of landscape and visual impact may be classified into five levels of significance based on type and extent of the effects concluded in the EIA study:

The ~~effect~~impact is ~~Substantial~~beneficial if the project will complement the landscape and visual character of its setting, will follow the relevant planning objectives and will improve overall and visual quality; ~~and~~ ~~the assessment indicates that there will be no significant effects on the landscape, no significant visual effects caused by the appearance of the project, or no interference with key views;~~.

~~The~~ ~~effect~~ is ~~Moderate~~ (~~acceptable with mitigation measures~~) ~~if there will be some adverse effects, but these can be eliminated, reduced or offset to a large extent by specific measures;~~The impact is acceptable if the assessment indicates that there will be no significant effects on the landscape, no significant visual effects caused by the appearance of the project, or no interference with key views.

~~The~~ ~~effect~~ is ~~Slight~~ ~~if the adverse effects are considered too excessive and are unable to mitigate practically;~~The impact is acceptable with mitigation measures if there will be some adverse effects, but these can be eliminated, reduced or offset to a large extent by specific measures.

~~The~~ ~~effect~~ is ~~Insubstantial~~ ~~if significant adverse effects are likely, but~~ th~~e extent to which they may occur or may be~~ ~~mitigated~~ ~~cannot be determined~~ ~~from the~~ ~~study. Further detailed study will be required for the specific effects in question.~~The impact is unacceptable if the adverse effects are considered too excessive and are unable to mitigate practically.

The impact is undetermined if significant adverse effects are likely, but the extent to which they may occur or may be mitigated cannot be determined from the study. Further detailed study will be required for the specific effects in question.

8.11.2 * Residual Impacts - In accordance with Annex 10 of the EIAO-TM an overall assessment is also made of the residual landscape and visual impacts attributable to the proposed scheme. The degree of residual impact is defined as shown in Table 8.3.

8.11.3 The significance of the effect on each landscape character area is stated during construction (2011-2015), on day 1 of operation (Year 2015) and ten years later (i.e. 2025). The significance of the effect in Year 2025 is judged against the future predicted baseline and takes into account those developments within the road corridor, which are likely to occur over this period.

8.11.4 In accordance with the Environment, Transport & Works Bureau Technical Circular (Works) No. 3/2006, Tree Preservation, a full tree survey has been carried out adjacent to the existing road. A tree survey was carried out in 2008 by Scott Wilson Ltd. which identified all tree and palms (with girth diameter exceeding 95DBH). Proposals for retention, transplantation or felling of trees were put forward. A total of 375, 243 and 589 trees were scheduled for felling, transplanting and retaining respectively (refer to Appendix 8-A). The locations of affected trees/palms are shown in Figure 8-19. The affected trees including native and exotic tree species have been identified in the Tree Survey. Compensatory planting schedule is outlined in the Tree Survey.

8.11.5 According to the tree survey, dominant native tree species include: Albizia lebbek, Bauhinia purpurea, Hibiscus tiliaceus Macaranga tanarius and Peltophorum pterocarpum. On the other hand, dominant exotic trees species include: Acacia confusa, Casuarina equisetifolia, Eucalyptus citriodora and Eucalyptus robusta. No Old and Valuable Trees (OVT) as set out in ETWB TCW No. 29/2004 was identified within the study area.

8.11.6 The mitigation measures include:

· retention of 589 trees,

· transplantation of a total number of 243 trees

· landscape works including 375 compensatory trees following completion of the Project. Compensatory planting is provided in the Tree Survey – “CONCEPTUAL PLANTING PLAN” (refer to Appendix 8-B): All transplanting trees and compensatory trees (i.e. 618 trees) shall be planted within the Project site and properly maintained during operation of the Project. Any of these trees damaged during operation of the Project shall be replaced. Details of compensatory planting such as detailed location and compensatory plant species will be decided at the design stage. It is recommended, as stipulated in ETWB TC(W) No.3/2006 Tree Preservation, that the implementation of compensatory plant should not be less than 1:1 (i.e. not less than 375 nos. of trees in this project) and the compensatory planting trees should be at least of “heavy standard” type.

8.11.7 Table 8-4 summarizes the numbers of tree schedule for felling, transplanting and compensation.

Table 8‑4 Numbers of Tree Schedule for Felling, Transplanting and Compensation

No. of tree to be felled	No. of tree to be transplanted	No. of compensatory tree
375	243	~~589~~375

~~447375~~3~~416~~891891~~447375~~

8.12 Visual Assessment Methodology

8.12.1 ~~The assessment~~Assessment of visual impacts is are structured by receptor groups. Individual receptors are identified through the definition of the ZVI, within which views of the development may be possible, and the subsequent categorisation of individuals into ‘receptor groups’ within that envelope. The sensitivity of each receptor group is categorised as being high, medium or low. ‘Development’ can include passing vehicles, night lighting and signage.

8.12.2 Visual impacts result from change to the appearance of the urban landscape as a result of the development proposals either intruding into, or obstructing existing views, or by their overall impact on visual amenity and character. The sensitivity of receptors relates principally to four factors:

· Receptor’s function whilst exposed to view;

· Degree of exposure to view;

· Period of exposure to view; and

· Number of receptors.

8.12.3 The criteria used to assess the magnitude of visual effects are as follows:

· value of existing views;

· degree of change to existing views;

· the availability and amenity of the alternative views;

· distance of receptor;

(effects may be considered as beneficial i.e. positive as well as adverse.)

8.12.4 Whilst there is professional judgment inherent in determining the category of effect, the assessment process is both systematic and structured. The effect category being broadly determined by the interaction of the magnitude of impact and the sensitivity of the receptor.

8.12.5 The criteria detailed above can be combined to assess the effects that development would have upon the existing baseline visual conditions for a given receptor and defined impact thresholds. Effects are categorized into the 5 levels of significance as identified in Annex 10 of the EIAO-TM (See Table 8.3).

8.13 Mitigation

8.13.1 The Conceptual Landscape Proposals (Figures 8.5 to 8.~~10d~~9) indicate, inter alia, those landscape measures, which are proposed to mitigate significant visual and landscape effects identified through the assessment process. These measures include:

· ~~Regrading~~Regarding of cut slopes

· Revegetation of chunam slopes

· Tree planting including Tree Preservation Proposal

· Screen walls

· Feature finishes to structures and floorscape

· Provision of new recreational/amenity facilities

· Amenity shrub, ground cover and climber planting

8.1Residual Impacts

~~8.1.1In accordance with~~ ~~Annex 10~~ ~~of the EIAO-TM an overall assessment is also made of the residual landscape and visual impacts attributable to the proposed scheme. The degree of residual impact is defined as shown in~~ ~~Table 8.4~~.

~~Table~~ 8‑4 ~~Degree of Residual Impacts~~

~~Degree of Residual Impacts~~
~~Substantial~~	~~The project will complement the landscape and visual character of its setting, will follow the relevant planning objectives and will improve overall and visual quality.~~ ~~There will be no significant effects on the landscape and no significant visual effects caused by the appearance of the project, or no interference with key views.~~
~~Moderate~~	~~There are some adverse effects but these can be eliminated, reduced or offset to a large extent by specific measures.~~
~~Slight~~	~~The adverse effects are considered too excessive and would not be reduced to an acceptable level by mitigation~~
~~Insubstantial~~	Significant adverse effects are likely but the extent to which they may occur or may be mitigated cannot be determined from the study. Further detailed study will be required for the specific effects in question.

8.14 Environmental Legislation and Guidelines

8.14.1 Landscape and visual mitigation design aspects of this project will be in accordance with the following guidelines:

· Hong Kong Planning Standards and Guidelines;

· Tree Preservation, (Works Branch), WBTC No. 3/2006;

· Maintenance of Vegetation and Hard Landscape Features (Works Branch), WBTC No. 2/2004;

· Control of Visual Impact of Slopes (Works Branch), WBTC No. 25/93;

· Improvement to the Appearance of Slopes (Works Branch), WBTC No. 17/2000;

· Updating of GEO Publication no. 1/2000 - Technical Guidelines on Landscape Treatment and Bio-engineering for Manmade Slopes and Retaining Walls (GEO Publication No. 6/2007);

· Allocation of Space for Urban Street Trees (Works Branch). WBTC No. 25/92;

· The Advisory Committee on the Appearance of Bridges and Associated Structures (ACABAS), WBTC No. 36/2004;

· Visibility of Directional Signs, HyDTC 10/2001; and

8.1 Environmental Monitoring and Audit

~~8.1.1~~ ~~The assessment process is completed by consideration of the environmental monitoring and audit procedures proposed for both the construction and operational phases of the upgraded road.~~

8.1 Summary of Conclusions

~~8.1.1~~ ~~The assessment process is completed by consideration of the environmental monitoring and audit procedures proposed for both the construction and operational phases of the upgraded road.~~

8.15 Planning & Development Review

Introduction

8.15.1 Whilst the redevelopment of obsolete residential and industrial sites has provided the major development initiative in Tsuen Wan, there has been a shift in development focus from the established town centre towards the waterfront. The construction of the MTR West Rail Station, the TW5, 6 & 7 residential developments will transform the urban landscape character of the road corridor as it passes to the west of Tsuen Wan Town centre.

Planning Policy

8.15.2 The Tsuen Wan Road corridor passes through two planning areas:

· North of Tsuen Wan Road falls within the Tsuen Wan Outline Zoning Plan Area (Figure 8.1)

· South of Tsuen Wan Road passes through the Kwai Chung Outline Zoning Plan Area (Figure 8.2)

Drafted Tsuen Wan – Outline Zoning Plan No. S/TW/2425

8.15.3 The Outline Zoning Plan for Tsuen Wan was exhibited for public inspection under Section 7 of the Ordinance on ~~6 July 2007~~11 April 2008. The ~~object~~objective of the plan is to indicate the broad land use zonings and major road networks within which the development and redevelopment of land can be put under statutory control. The plan illustrates the broad principles of development and provides guidance for more detailed planning within the planning scheme area.

8.15.4 The Planning Scheme Area (the Area), about 743 hectares in size covering Tsuen Wan Valley and its adjoining areas, forms a part of Tsuen Wan New Town. It is located at the southern coast of the New Territories some 16 km by road from Tsim Sha Tsui, / Kowloon. The Area extends from Wo Yi Hop Road in the east to Yau Kom Tau in the West. The Area is the most densely populated part of the Tsuen Wan District Council area. For planning and reference purposes, the Area is subdivided into a number of smaller Planning Areas, each with an area number, which are referred to below.

8.15.5 The areas to the south of Castle Peak Road were reclaimed from the sea between the late 1950's and early 1960's and were mostly developed in 1960's.

8.15.6 The Tsuen Wan Central Area could be divided into a number of sub-areas, which are attributable to their individual characteristics. The town centre is mainly a commercial/residential area with provisions of various regional and district community facilities. The old town centre area used to be around Sha Tsui Road and Yeung Uk Road. With completion of the MTR Tsuen Wan Line, the bulk of development activities has taken place around the MTR development at Luk Yeung Sun Chuen. The provision of major community facilities, such as ferry and bus terminus, the Tsuen Wan Town Hall and Magistracy, and future commercial/office development sites are located in the southern part of the area, adjacent to the old town centre. A strip of area to the south of Tsuen Wan Road was reclaimed and developed for the West Rail Tsuen Wan West Station. It is therefore considered desirable to link up the two old and new commercial/residential cores at the northern and southern ends of the town through a well-integrated footbridge system.

8.15.7 The expansion of Tsuen Wan has resulted in a number of large scale comprehensive major residential redevelopments from old industrial lots at the fringe of the town, namely Bayview Garden, Belvedere Garden, The Panorama, Serenade Cove, Discovery Park, Waterside Plaza and Riviera Gardens. Sandwiched between the old and new commercial/ residential cores are two main industrial areas at Chai Wan Kok and Yeung Uk Road/Texaco Road.

8.15.8 To the north of the town centre area abutting the foothill of Tai Mo Shan lies a number of village zones and green belt areas inside which several monasteries like Chuk Lam Sim Yuen and Yuen Yuen Hok Yuen, and the recreational Hilltop Country Club are located.

8.15.9 A site which is occupied by industrial developments in Planning Areas 24 is zoned ‘CDA’ ie. “Comprehensive Development Areas”. Such zoning is primarily intended to encourage the phasing out of these industrial activities, which have become incompatible with the adjoining residential developments. In the meantime, however, the existing factories will remain without conforming to the zone and application can be made to the Board for other uses which are more compatible with their neighbouring uses and would result in improvement to the environmental quality of the area. Industrial installations or structural alterations of existing factory buildings aiming at mitigating the pollution impacts of the industries upon their neighbouring areas are also welcome and normally would be permitted on application.

8.15.10 The area at the West Rail Tsuen Wan West Station and some adjoining sites in Planning Areas 22 and 25 are designated as three separate "CDA " zones to facilitate the implementation of comprehensive commercial and residential developments at and around the Tsuen Wan West Rail Station and the associated public
Transport interchange.

8.15.11 For the "CDA" zones associated with the West Rail Tsuen Wan West Station, a maximum non-domestic/domestic plot ratio of 9.5/5 is imposed which generally accords with the plot ratio control that has been incorporated in most of the lease conditions for new commercial/residential lots in Tsuen Wan.

8.15.12 Pursuant to section 4A(1) of the Ordinance, any development in the "CDA" sites would require the approval of the Board through planning application under section 16 of the Ordinance. The applicant shall prepare a Master Layout Plan (MLP) together with an environmental impact assessment, a traffic impact assessment and other materials as specified in the Notes of the Plan for approval by the Board pursuant to section 4A(2) of the Ordinance. This will ensure that development proposals would be designed in a comprehensive manner taking into account various planning considerations such as environmental quality, neighbourhood compatibility, provision of shopping, community and recreational facilities as well as traffic and phasing requirements. When approved by the Board, a copy of the approved MLP certified by the Chairman of the Board shall be deposited in the Land Registry and made available for public inspection pursuant to section 4A(3) of the Ordinance.

8.15.13 The areas through which the Tsuen Wan Road passes are undergoing extensive change as a consequence of the redevelopment of the existing “first generation” new town fabric, the construction of the MTR West Rail immediately to the west of the Tsuen Wan Road. The urban landscape of the road corridor will, therefore, be transformed during the period of the Road upgrading i.e. by 2011. The Planning Areas adjoining the Tsuen Wan Road are Nos, 2, 3 19, 22, 24, 25 & 35.

8.15.14 Planning Area 2 comprises an area of high-rise residential blocks on either site of the Castle Peak Road which currently adjoin and overlook the Rambler Channel to the south and the Tsuen Wan Road corridor to the south east. At the extreme eastern end of this Area, a new MTR ventilation building has recently been constructed adjoining the road, whilst the “captured” Kong Nam Industrial Building is now zoned for “Business” use and is, therefore, a non-conforming land use in this increasingly residential area and is, as such, liable to redevelopment.

8.15.15 Planning Area 3, where it adjoins the western end of the Tsuen Wan Road at its junction with the Tuen Mun Road, comprises a sequence of cut slopes which form a prominent wooded backdrop to the urban area and a visual buffer to the hill slopes of the Tai Mo Shan Country Park to the north and west. An open area immediately to the east of the cut slopes is mainly zoned Residential (Group A) and occupied by a residential development known as Summit Terrace.

8.15.16 Planning Area 19 (the Chai Wan Kok Industrial Area) predominantly comprises a number of large scale, high rise industrial units, although a small park exists at the junction of Tai Chung Road and Hoi Shing Road.

8.15.17 Planning Area 22 forms parts of Tsuen Wan’s town centre and includes a mixture of uses including the new Town Hall, the Tsuen Wan Plaza, the Clague Garden Estate and Tsuen Wan Transport Complex, which both immediately adjoin the elevated Road.

8.15.18 Planning Area 24 to the east of the Road, comprises the Industrial buildings along Tsuen Wan Road, where a maximum plot ratio of 9.5 is defined for industrial unit redevelopment. The triangular site at the interchange of the Tsuen Wan Road, Texaco Road and Ma Tau Pa Road is zoned for Government, Institution or Community use.

8.15.19 Planning Area 25 is formed by the Tsuen Wan Bay South area of reclamation between the Tsuen Tsing Interchange and Tsuen Wan Road. This large area has been built out for a mixture of public and private high rise housing on either side of Wing Shun Street. The cleared West Rail reserve corridor currently separates the Waterside Plaza from the Road. However, future residential development over the MTR reserve will provide a buffer between the existing residential blocks and the widened Tsuen Wan Road.

8.15.20 Planning Area 35 straddles the central section of the Tsuen Wan Road. The area to the east of the road comprises Tsuen Wan Park and the large scale commercial/residential developments – currently under construction between the park and Yeung Uk Road (Nina Tower, the LDC Development and possible future Hotel Development). To the west of the Tsuen Wan Road, which is on structure throughout the Tsuen Wan Outline Zoning Plan area, lies the MTR reserve which currently includes the new Tsuen Wan West Station and Tsuen Wan Pier. Extensive new development is planned on a series of sites over and adjoining the MTR tunnel (see Section 16 Application for Development).

8.15.21 The Zoning Plan also shows Tsuen Wan Park extending beneath the Tsuen Wan Road across the MTR tunnel corridor to form a continuous promenade along the Rambler Channel Linking Riviera Park in the south with West Rail Tsuen Wan West Station in the north (Tsuen Wan Park Phase 2).

Approved Kwai Chung Outline Zoning Plan (No. S/KC/21)

8.15.22 The Kwai Chung Outline Zoning Plan (OZP) was approved on 29 June 2004 and represents, therefore, up to date government policy. The object of the Plan being to indicate broad land use zonings and major transport networks so that the development and redevelopment of land in Kwai Chung can be put under statutory planning control. The Plan also provides for the integration of development proposals in Kwai Chung with those in other parts of Tsuen Wan New Town.

8.15.23 The Planning Scheme Area (the Area) covers an area of about 1,025 hectares (ha). It is situated in Tsuen Wan New Town Within the Kwai Tsing Administration District. It includes various parts of Kwai Chung Valley to the north-east and the container terminals on reclaimed land to the south-west. To the east, the Area adjoins the Kam Shan Country Park, whilst to the south, it is bounded by Ching Cheung Road. To the west, the Area is bounded by the sea, whilst to the north, it is delimited by Tsuen Tsing Interchange, Texaco Road, Castle Peak Road, Wo Yi Hop Road and Cheung Pei Shan Road. The boundary of the Area is shown in a heavy broken line on the Plan. For planning and reference purposes, the Area is subdivided into a number of smaller planning areas, each with an area number, which are shown on the Plan.

8.15.24 Most of the flat land in Kwai Chung has been formed by reclaiming the adjacent seabed with fill materials excavated from nearby hills, which in turn have been formed into levelled platforms for building developments.

8.15.25 As an integral part of Tsuen Wan New Town, Kwai Chung provides housing, employment, recreational, cultural and other community facilities to the residents of the New Town as a whole and also in turn relies on certain facilities which are, or will be, provided elsewhere in the New Town. It also accommodates some of the major facilities of territory-wide significance, such as the container terminals.

8.15.26 The Tsuen Wan Road between the Tsuen Tsing Interchange and Kwai Tsing Interchange passes between a number of sharply contrasting Planning Areas (Nos 26, 37 & 38).

8.15.27 Planning Area 26 comprises a visually prominent and diverse collection of land uses located on a natural headland. The area would have formed a conspicuous feature projecting out into the Rambler Channel.

8.15.28 The exposed, east facing hillside which defines the Tsuen Wan Road corridor within Area 26 comprises an unsightly collection of industrial units, chunam rendered cut slopes and platforms used for container storage. This area remains zoned for industrial use although future development of industrial units will be limited to a plot ratio of 9.5. Beyond the existing industrial units the Chinese cemetery is glimpsed between buildings.

8.15.29 Planning Area 37 as it adjoins the southern end of the Tsuen Wan Road, comprises the wooded flanks of the closed Gin Drinkers Bay landfill, which has now been restored to form Kwai Chung Park. This park, however, has yet to be opened to the public.

8.15.30 Planning Area 38 defines the road corridor between Tsuen Tsing Interchange and Kwai Tsing Interchange to the east and is zoned for industry. Whilst a number of industrial premises to the east of the Road have been recently redeveloped to industrial uses, further potential industrial development sites exist over the MTR West Rail tunnel off the Kwai Fuk Road and in the strip of land between Kwai Hei Street and the Tsuen Wan Road.

8.16 Baseline Conditions (Year 2011)

Urban Landscape Context

8.16.1 Located to the west of Kowloon in the New Territories, on the east bank of the Rambler Channel, Tsuen Wan was Hong Kong’s first generation new town built in the early 1960’s. As such, elements of the urban fabric, including many of the original industrial ‘go downs’, are now in need of redevelopment, creating an opportunity to improve environmental standards and resolve interface conflicts between residential and industrial uses. The new town is, therefore, undergoing a period of intense change and ‘regeneration’ with new social infrastructure including schools, parks and green spaces, being built, together with new housing, employment and transport infrastructure. Key projects within the Tsuen Wan Road corridor identified in Section 8.1715 include:

· MTR West Rail

· Tsuen Wan West Rail Station

· MTR residential development above tunnel at TW5, TW6, TW7

· Upgrading of Tsuen Wan Road

Landform

8.16.2 The contiguous settlements of Tsuen Wan and Kwai Chung are located across a network of south-west aligned valleys and ridges which form the convergence of the Kam Shan Country Park range to the east and the Tai Mo Shan Country Park range to the west. A pronounced SW/NE aligned central ridge, now accommodates the Kwai Shing Estate and terminates in the Chinese Cemetery located on a ‘captured’ headland overlooking the Rambler Channel to the west. The natural topography of the area has been confused by a combination of platform creation, cut slopes which now accommodates a large proportion of Tsuen Wan New Town, the closed Gin Drinkers Bay landfill (Kwai Chung Park) and the extensive Kwai Chung Container terminal.

Existing Road

8.16.3 The Tsuen Wan Road follows a NW/SE alignment, parallel to the eastern edge of the Rambler Channel. The northern half between the junction with the Castle Peak Road, in the north and Tsuen Tsing Interchange, in the south, is on elevated structure. The Tsuen Wan Road previously defined the western, coastal extent of the new town, however, a combination of the MTR West Rail development will inbed the upgraded road within the urban area. The southern half of the Tsuen Wan Road between the Tsuen Tsing Interchange and Kwai Tsing Road is in cutting as it crosses the Chinese Cemetery/Kwai Shing Estate spur, reverting to a low embankment to the east of Kwai Chung Park before transferring to structure at the Kwai Tsing Interchange.

8.16.4 The four interchanges along Tsuen Wan ~~Raod~~Road at:

· Castle Peak Road;

· Tai Chung Road;

· Tsuen Tsing Road; and

· Kwai Tsing Road

8.16.5 Are all grade separated junctions with associated highway structures, street furniture and well established and maintained amenity planting to traffic islands, dividers and verges.

8.16.6 The prominent undersides, parapets and support columns of the elevated section through Tsuen Wan are fully integrated with matching curved profiles and all services hidden within the smooth textured concrete structure. Staining of the concrete surface has, however, occurred in places and the undersides of the viaduct as it passes over Tsuen Wan Park has been painted beige to reflect more light and present a more finished appearance.

8.16.7 The prominent undersides, parapets and support columns of the elevated section through Tsuen Wan are fully integrated with matching curved profiles and all services hidden within the smooth textured concrete structure. Staining of the concrete surface has, however, occurred in places and the undersides of the viaduct as it passes over Tsuen Wan Park has been painted beige to reflect more light and present a more finished appearance.

Land Use

8.16.8 Whilst Section 8.1715 has described the zoned land use for each Planning Area through which the Road passes, the following description summarises the pattern of existing use.

8.16.9 Tsuen Wan Road currently links the two principal areas of intense industrial use at Chai Wan Kok in the north and those areas to the west of Yeung Uk Road and Kwai Fok Road to the south (Industrial buildings along Tsuen Wan Road). However, the expansion of Tsuen Wan has resulted in a number of large scale residential developments of previously industrial lots on the coast including Bayview Gardens, Belvedere Gardens, The Panorama, Serenade Cove, Waterside Plaza and Riviera Gardens.

8.16.10 Between there two areas of mixed industrial/residential development the Road passes to the west of Tsuen Wan town centre. Land uses, which adjoin the road from north to south comprise the Clague Garden Estate, the Tsuen Wan Transport Complex and Tsuen Wan Park (see Figure 8.4a). To the west of the Tsuen Wan Road, the Tsuen Wan West Rail Station and its adjacent areas along Tsuen Wan Road.

8.16.11 South of Tsuen Wan Road, however, away from the coastline, the Road is lined by a series of large industrial units of varying age. The only exceptions being the unsightly, chunam covered cut slopes and container storage area to the southwest of the Tsuen Tsing Interchange and the wooded flanks of the restored Gin Drinkers Bay landfill to the northwest of the Kwai Tsing Interchange.

Vegetation

8.16.12 The road corridor through Tsuen Wan contains a number of areas of established vegetation ~~(See~~ ~~Tree Survey~~). These may be summarised as follows:

· At the high level interchange with the Castle Peak Road the road corridor is flanked by a series of south east facing cut slopes upon which semi-indigenous scrub woodland has become established. These slopes ~~form~~are dominated with a group of Macaranga tanarius ranging at 5m high and 4-5m spread in average, and also is be together with the few of Ficus religiosa at8m high and 6m spread and Ficus benjamina at 6m high and 9m spread, hence it forms a visually important green “backdrop” to the urban area;

· Areas of recently established ornamental planting such as Bauninia blakeana, Cinnamomum burmannii, Melaleuca leucadendron and Spathodea campanulata, and with their size ranging from 5-7m high and spreading in 5-8m wide are located beneath and adjoining the road viaduct between the Castle Peak Road Interchange and Tai Chung Road;

· The Clague Garden Estate is currently partially screened from the elevated road by a large mound planted with semi mature eucalyptus and casuarinas, as well as some feature tree species like Casuarinn equiestifolia with the size ranging from 6-9m high and 3-4m spread, Cinnamonum camphors at 9m high and 8m spread, Ficus virens var. sublanceolata at 6m high and 4m spread, Syzyginm jambos at 4m high and 3m spread and Melaleuca leucadendron at7m high and 3m spread etc;

· Tsuen Wan Park is similarly well established with casuarina and other tree species, Bauhinia variegate Linn (4m high and 2.5m spread); Casuarinn equiestifolia (7m high and 6m spread; or some old mature above 10m high and 5m spread in sizes for examples, Cinnamonum camphora (6-9m high and 6m spread), Elaecarpus hainanensis (6m high and 6m spread) and Michelia alha DC (5-15m high and 3-5m spread), adjoining the viaduct, filtering views of the structure and passing high sided vehicles;

· At the Tsuen Tsing Interchange substantial areas of ornamental planting such as Caroyta ochlandra (30m high and 3m spread), Ficus hispida (20m high and 3m spread) and Livistonia chinensis (30m high and 3m spread) on traffic island and indigenous scrub woodland on adjoining cut and fill slopes assist in assimilating the grade separated interchange.

· To the south of the Tsuen Tsing Interchange the road returns to ground level and is flanked by an intermittent thin belt of established casuarinas and also with feature trees like Ficus hispida (4m high and 3m spread), Koelreuteria bipinnata (2m high and 1m spread) and Macaranga tanarius (7m high and 4m spread) on the cut and fill slopes between the factory units and the carriageway.

· The most prominent feature is, however, formed by the wooded flanks of the Gin Drinkers Bay landfill. The tree species found there include Acacia confusa, Delonix regia, Leucaena leucocephala and Corida dichotoma.

· Whilst the manicured ornamental planting associated with the Kwai Tsing Interchange provides a sharply contrasting landscape character. Tree species there include Roystonea regia (5.5m high and 2.5-3 spread), Syagrus romanzoffiana (4m high and 2.5 spread) and Melaleuca leucadendron (9m high and 4-5 spread).

Landmark Features

8.16.13 Key eyesores adjoining the Tsuen Wan Road comprise:

· The residual ‘old style’ go down block facing Kwai Chung Park off Kwai Hei Street;

· The chunam faced slopes adjoining the Chinese Cemetery.

8.16.14 Positive landscape features include:

· The wooded slopes of Kwai Chung Park;

· Ornamental planting at road intersections;

· Tree planting to cut and fill slopes;

· Tsuen Wan Park;

· The vegetated hill slopes above Castle Peak Road;

· Views over the Rambler Channel;

· Mature planting to the Clague Garden Estate.

8.1 Projected Landscape Baseline (Year 2011)

Future Development

~~8.1.1~~ ~~Sections 8.17~~ ~~and~~ ~~8.18~~ outline those known future developments along the route corridor, which are likely to take place during the period 2011-2015. The Tsuen Wan West Station Property Development Study indicates the nature and extent of these developments through Tsuen Wan. The principle development which will materially alter the urban landscape of the route corridor comprise the MTR related residential towers at sites TW5, TW6, and TW7, the extension of Tsuen Wan Park beneath the Tsuen Wan Road.

~~8.1.1~~ The southern section of the upgraded road through Kwai Chung adjoins the visually prominent Planning Area 26. This area is currently undeveloped and underpassed by the MTR-West Rail. Zoned for industrial use, however, this area is likely to be built out during the period of the upgraded roads construction.

~~8.1.1~~ Within Planning Area 38 there are also a number of ‘gap’ sites adjoining the road which are likely to be developed for industrial purposes. Whilst Planning Area 37 – Kwai Chung Park will be opened to the public before year 2009, increasing the number of sensitive visual receptors overlooking the Tsuen Wan Raod and accessing the park via the Kwai Tsung Road footbridge.

Zone of Visual Influence

~~8.1.1~~ ~~Figure 8.4a~~ ~~defines a Primary Zone of Visual Influence (ZVI) for the upgraded road, within which views of the road and its passing traffic may be secured.~~

~~8.1.1~~ The Tsuen Wan (northern) section of the road corridor is characterised by open expansive views across the Rambler Channel from Tsing Yi island to the west and a tightly constrained visual corridor to the east against the urban edge of Tsuen Wan town centre.

~~8.1.1~~ ~~The Kwai Chung (southern) section is, in contrast, visually confined by the built form (industrial units) which line both sides of the road corridor.~~

Views

~~8.1.1~~ Key viewpoints of the upgraded road will be secured from: the pedestrian overbridges at Kwai Tsing Road and Kwai Fuk Road; Residents of Waterside Plaza; residents of Riviera Plaza; new residents of the proposed housing at sites TW5, TW6 and TW7; residents of the Clague Garden Estate; residents of Skyline Plaza; visitors to Tsuen Wan Park; residents located along the Castle Peak Road; children and staff attending the Salvation Army Tsuen Wan Nursery.

~~8.1.1~~ The principal views for motorists from the upgraded road will be from the northern elevated section where glimpses between new residential blocks (TW 5, 6 and 7) across the Rambler Channel to Tsing Yi Island and the Bridge.

8.17 Landscape Resources (LR)

LRLR 1 Tai Mo Shan Hill Slopes

8.17.1 This area of, largely, revegetated cut hill slopes forms a green backdrop to western Tsuen Wan and ~~an open, rural focal view for motorists travelling north on the elevated road. The area is of sensitivity to the potential loss of established vegetation as a consequence of its visual prominence.~~it is found with some local village houses and its adjacent areas some small patches of agriculture lands. Such area is featured with Orchard trees and some individuals of Camellia japonica around the village areas. Besides, plantation woodlands at northward of Tuen Mun Road that is featured with Acacia Confusa and also, the shrub land that is featured with Miscanthus sinensis on upper catchment channel are found around the Tai Mo Shan Hill Slopes. However, these ornamental plants are not rare and are not protected of Endangered Species of Animals and Plants Ordinance (Cap.586). This landscape resource will remain of low sensitivity to further landscape change since it is a very typical landscape feature in Hong Kong.

LRLR 2 Rambler Channel

8.17.2 The Rambler Channel between the Chinese Cemetery and the Castle Peak Road coast road currently forms Tsuen Wan Bay. This coastal character area is featured with open space and promenade area, where will remain of ~~high~~low sensitivity to further landscape change.

LR3 Street trees along the Tsuen Wan Road

8.17.3 Existing trees are found along the Tsuen Wan Road including trees like Livistonia chinensis (3-5m height and 3m spread and Phoenix rebelenii (2-4m height and 1.5-3m spread); other some mature trees like Ficus benjamina (8-11m height and 8-10m spread); and other scattered trees like Syzygium jambos (6-12m height, 3-6m spread), Spathosomedea campanulata (4-8m height, 2-4m spread), Winchia calophylla (10-11m height, 4-6m spread) and Bombax malabarium (6.5-12m height, 2-4m spread)

These trees underneath or adjacent to the revised scheme alignment are typical urban landscaping feature in Hong Kong, it will remain of low Sensitivity to further development.

8.18 Landscape Character Areas

~~8.1.1~~~~Figure 8.3~~ ~~defines~~ 3 ~~main~~ ~~areas of cohesive urban landscape character, which either intrude into or adjoin the roads visual corridor.~~ ~~Corresponding on site photos of the various landscape character areas are provided in~~ ~~Figure 8.3a~~.

Residential

LCALCA 1 Tai Mo Shan Hill Slopes Villages

8.18.1 Villages such as Pun Shan Tsuen, Yau Kom Tau Village in this area locating at, largely, revegatated cut hill slopes forms a green backdrop to western Tsuen Wan and an open, rural focal view for motorists ~~travelling~~traveling north on the elevated road. ~~The area is of low sensitivity to the potential loss of established vegetation as a consequence of its visual prominence~~ LCA 1 has a low sensitivity to landscape change since it is such a typical landscape character in Hong Kong.

LCA 2 Castle Peak Road Residential Area

8.18.2 This area of high-rise residential blocks has progressively replaced the first generation industrial go-downs, which ~~characterised~~characterized this coastal strip. LCA 2 has a ~~medium~~low sensitivity to landscape change as a consequence of its residential use.

LCA 3 Tsuen Wan Waterfront (TW5, 6 and 7 Residential)

8.18.3 Future intensive redevelopment of this corridor for residential purposes (TW5, 6 and 7) will transform the character of this area whose sensitivity to further change is low.

LCA 4 Tsuen Wan Town Centre

8.18.4 This mixed use area is currently undergoing extensive change as first generation new town development is progressively redeveloped to a range of uses including retail, residential and commercial. This developing landscape remains of high sensitivity to further change as a consequence of its strategic importance.

LCA 5 Clague Garden Estate

8.18.5 This well established residential estate faces the elevated road but is currently well screened at low level by an existing tree planted mound. The three residential tower blocks, however, directly overlook the road corridor. The area includes a nursery school and is of high sensitivity to change.

LCA 6 Riviera Gardens

8.18.6 The Riviera Gardens will be separated from the upgraded road by the TW7 residential development and will not, therefore, be directly affected by the works. Thus, it remains a low sensitivity to change.

Industrial

LCA 7 Chai Wan Kok Industrial Area

8.18.7 This area of mixed age industrial units forms a dense cluster of blocks at the northern end of the Tsuen Wan Road. The presence of the new Chai Wan Kok Ventilation Building and the adjoining two industrial units (Kong Nam Industrial Building) effectively extends the Chai Wan Kok Industrial Area across the road at its junction with the Tuen Mun Road. This LCA is of low landscape sensitivity given its dense, industrial character.

LCA 8 Industrial buildings along Tsuen Wan Road

8.18.8 This area of industry extends from Tsuen Wan Park in the north to the Kwai Tsing Interchange in the south along the road corridor. It is ~~characterised~~characterized by large multi-story factory units with only a thin ribbon of roadside trees located on residual embankments and cutting sides. This vegetation is of considerable importance in softening the view from the road and the area, is therefore, of medium sensitivity to landscape change.

Others

LCA 9 Tsuen Wan Park

8.18.9 The elevated section of the Tsuen Wan Road currently defines the western edge of the Town Park. With the development of TW5 (Bayside) and TW6 the park will be extended beneath the flyover to link up with the new waterfront creating a direct pedestrian linkage between the town centre and the Ramble Channel. The park is of high landscape sensitivity.

LCA 10 Kwai Chung Park

8.18.10 The well wooded, north east facing flank of the restored landfill defines the southern edge of the road and is of high landscape sensitivity to change.

LCA 11 Chinese Cemetery

8.18.11 Similarly the Chinese Cemetery is physically separated from the road corridor by ~~LCA 12~~the Tsuen Tsing Interchange, it will not, therefore, be directly affected by the works., and is of low sensitivity to change.

LCA 12 Tsuen Tsing Interchange

8.18.12 This complex area contains a wide diversity of urban landscapes, which surround this prominent grade separated interchange, which is of low sensitivity to landscape change.

The “No Development” Scenario

~~8.1.1~~ Should the proposed upgrading of the Tsuen Wan Road not proceed the baseline landscape of the route corridor, as described above, is unlikely to materially change, beyond the continued maturation of the existing roadside vegetation and the planting within Tsuen Wan Park and Clague Gardens.

~~8.1.1~~ ~~Visually, however, the increasing congestion on the unimproved road will progressively intensify the visual effect upon those sensitive receptors who overlook the road, eg. local residents.~~

8.19 Landscape and Visual Effect Assessment Methodology

8.19.1 Sections 8.8 to 8.1213 of this assessment outline the assessment method for landscape and visual impacts. The following sections, therefore, seek to identify in a concise manner the principle effects of the upgraded roads construction and operation upon the landscape of Tsuen Wan and upon those sensitive visual receptors, who overlook the road corridor.

Sources of Impact

8.19.2 The construction of the upgraded road will exacerbate the landscape and visual effects of the Tsuen Wan Road’s normal operation by virtue of:

· The presence of construction sites and stock piles, whose location is undefined;

· Intensified ‘visual clutter’ associated with construction process’s eg. site hoardings, formwork and plant;

· Intensified traffic movements associated with construction traffic;

· Intensified traffic congestion arising from temporary traffic management schemes;

· The regrading of cut and fill slopes;

· Site clearance including the felling of mature trees and other planting;

· The presence of temporary haul roads; and

· Construction activity in general.s; and

· Construction activity in general.

8.19.3 Whereas the operation of the upgraded road will intensify landscape and visual effects as a consequence of:

· The increased width of the highway;

· Loss of existing roadside planting;

· Increased areas of shade beneath structures; ~~and~~

· 3 lanes of passing traffic in each direction.; and

· Installation of noise barriers/enclosures.

8.20 Landscape Resources (LR) effects

LR 1 Tai Mo Shan Hill Slopes

8.20.1 The revised scheme alignment in the vicinity of the junction with Tuen Mun Road will not require the regrading of the vegetated lower, Tai Mo Shan Hill Slopes, ~~resulting in slight to insignificant construction, day 1 operation~~ thus it will involve a negligible magnitude of change and ~~operational~~result in an irrespective landscape effect, thus resulting in an irrespective landscape effect.

LR 2 Rambler Channel

8.20.2 The construction and operation of the upgraded Tsuen Wan Road will not directly impact upon the open expanse of the Rambler Channel. , it involves a negligible magnitude of change and results in an irrespective landscape effect. Thus, it results in an irrespective landscape effect.

LR 3 Street trees along the Tsuen Wan Road

8.20.3 Existing tree planting along the revised scheme alignment that such landscape resources are typically found in Hong Kong and used up as part of the open space and street feature and it is also found along the slope, like at the Tsuen Tsing Interchange and along the Industrial buildings adjacent to Tsuen Wan Road respectively. However, such plant includes only a small proportion among the total numbers of vegetation (see Figure 8.3 for details and Section 8.17.3 for tree species). Thus, its magnitude is intermediate and results in an acceptable landscape significance.

8.21 Landscape Character Area (LCA) effects

LCA 1 Tai Mo Shan Hill Slopes Villages

8.21.1 The nature landscape of this little village area is not directly affected by the upgrading of the TsuenWan Road. The revised scheme alignment in the vicinity of the junction with Tuen Mun Road will not require the ~~regrading~~regarding of the vegetated lower, Tai Mo Shan Hill Slopes, ~~resulting in slight to insignificant construction, day 1 operation and operational landscape effect~~it will involve a small magnitude impact and results in an acceptable landscape significance.

LCA 2 Castle Peak Road Residential Area

8.21.2 The urban landscape of this sensitive residential area is not directly affected by the upgrading of the Tsuen Wan Road. However, such area involves a small magnitude impact and results in an acceptable landscape significance.

LCA 3 Tsuen Wan Waterfront

8.21.3 The landscape effects of the proposed road upgrading upon the Tsuen Wan Waterfront are limited by virtue of the absence of existing features along this coastal area, with the exception of six semi mature trees, which adjoin Hoi Hing Road. The waterfront is of low sensitivity to landscape change whilst the road upgrading will involve a ~~medium~~intermediate magnitude impact, resulting in an acceptable landscape ~~effect.~~significance. It should, however, be noted that the development of the Tsuen Wan Waterfront for mixed use, including the MTR residential development of TW5 and TW7 will fundamentally change the existing open character of this extensive character area ~~(see Sections 8.16.4 and 8.16.5).~~..

LCA 4 Tsuen Wan Town Centre

8.21.4 The Tsuen Wan Town Centre character area abuts the existing road in the vicinity of the Tsuen Wan Transport Complex. This complex is in the process of phased demolition in order to make way for the eastern half of the MTR TW5 Cityside residential development. The TW5 redevelopment has been designed in anticipation of the road widening and a combination of the two developments will positively enhance the landscape character of this key central area. ~~Their cumulative effect is, therefore, considered beneficial.~~The magnitude impact is therefore intermediate and results in an acceptable with mitigation measures landscape significance during construction; an acceptable landscape significance both in day 1 and by year 10 of Operation respectively.

LCA 5 Clague Garden Estate

8.21.5 This mature residential estate includes 3 tower blocks, a commercial complex and nursery school clustered around a central landscape garden. A substantial planted screen bund currently filters views of the elevated road and its passing traffic from the garden and the lower floors of the residential blocks. Construction of the widened road will result in a ~~high~~large magnitude impact to this high sensitivity area and necessitate the partial removal of the wooded screen mound in order to accommodate an access/service road. ~~The~~ It results in ~~acceptable~~substantial impact significance before mitigation. And the removal of the outside face of the screen mound and its associated mature trees will result in an acceptable with mitigation measures during construction, an acceptable long term, operational landscape effect. in day 1 and by year 10 Operation respectively. These measures to include the construction of a wall to retain the residual mound and its vegetation, the protection of planting to be retained during construction and the provision of additional evergreen, large specification trees (eg. casuarinas) interplanted on the inside face and top of the screen mound to reinforce the filtration of views from the housing and school.

LCA 6 Riviera Gardens

8.21.6 The existing Riviera Gardens will be separated from the widened road by the proposed MTR TW7 residential development. This ‘buffer’ development means that the Riviera Gardens LCA will not be directly affected by the Scheme. Thus, its magnitude impact is small and will result in an acceptable with mitigation measures significance during construction, and then an acceptable landscape significance both in day 1 and by year 10 of Operation.

LCA 7 Chai Wan Kok Industrial Area

8.21.7 This industrial area is of low landscape sensitivity. The widening of the elevated road to accommodate an additional lane to the east of the existing road will, however, enclose the northern end of Hoi Shing Road beneath road structure resulting in a loss of natural light at street level, a loss of openness, an intensification of urban clutter and the temporary loss of recently established amenity planting, resulting in ~~a high~~an intermediate magnitude of construction effect.

An intensification of replacement roadside planting protected by raised/profiled granite block planters and the screening of the proposed parking areas beneath the structure by curved feature granite block walls will, however, mitigate the landscape effect to the Chai Wan Kok Industrial Area to an acceptable level in Day 1 and then a beneficial level by Year 10 of Operation.

LCA 8 Industrial buildings along Tsuen Wan Road

8.21.8 This extensive area of large industrial buildings extends from south of Tsuen Wan Park to the Kwai Tsing Interchange along the eastern road corridor. , resulting in a intermediate magnitude of construction effect.

The widening works will necessitate the removal of the existing roadside belt of casuarinas, which currently provide the only visual relief to motorists passing through this uncompromising urban corridor. This unacceptable construction impact will progressively reduce to an acceptable with mitigation measures level by ~~Year 10 (ie. 2025)~~Day 1 of Operation, however, as replacement planting progressively matures, resulting in a beneficial landscape effect in Year 10 of Operation.

LCA 9 Tsuen Wan Park

8.21.9 ~~The~~ Such local district park will be directly impacted, its magnitude of change involve will be large. Hence, the widening of the elevated road through Tsuen Wan Park will also result in unacceptable construction and short term effects upon the park as a consequence of the intrusion of construction activities and the widened elevated structure and the temporary loss of existing established features including, semi-mature trees, shrubberies, areas of hard landscape and other park features, which such loss is in term of the pile construction along the road structure.

8.21.10 However, the cumulative, long term operational effect of the parks extension beneath Tsuen Wan Road to join up with the new waterfront promenade and the adjoining TW5 and TW6 developments will reduce the effect upon this landscape character area to an unacceptable level during construction and an acceptable with mitigation measures ~~level.~~and an acceptable landscape significance in day 1 and by year 10 of Operation respectively.

LCA 10 Kwai Chung Park

8.21.11 Construction of the widened slip road and carriageway may impact upon the wooded toe of the Kwai Chung Park side slopes. the magnitude of change considers as large. This effect is likely to be marginal in terms of the loss of existing roadside trees and capable of long term mitigation through replacement planting if necessary. The landscape impact of the Scheme is, therefore, considered acceptable upon the park. both in day 1 and by Year 10 of Operation.

LCA 11 Chinese Cemetery

~~8.1.1~~ ~~The Chinese Cemetery, although intermittently visible from the existing and proposed road, is not directly affected by the Schemes construction or operation.~~

8.21.12 Though such landscape character has no direct affected by the works, its magnitude of change is negligible and results in an irrespective landscape effect.

LCA 12 Tsuen Tsing Interchange

8.21.13 The grade separated Tsuen Tsing Interchange currently benefits from a variety of well -established planting located on traffic islands, verges and meridians. Road widening will required the removal of areas of this planting. The magnitude of change is small. However, new planting and the replacement if existing chunam covered slopes with ~~regraded~~regarded and planting areas will reduce the effect to an acceptable level in day 1 and a beneficial significance by Year 10 of Operation.

8.22 Visual Effects

Introduction

8.22.1 ~~Sections~~Figure 8.19 ~~and~~ ~~8.20~~ ~~of this report identified~~4a defines a Primary Zone of Visual Influence (ZVI) for the upgraded road, within which views of the road and its passing traffic may be secured.

8.22.2 The Tsuen Wan (northern) section of the road corridor is characterised by open expansive views across the Rambler Channel from Tsing Yi island to the west and a tightly constrained visual corridor to the east against the urban edge of Tsuen Wan town centre.

8.22.3 The Kwai Chung (southern) section is, in contrast, visually confined by the built form (industrial units) which line both sides of the road corridor.

Views

8.22.4 Key viewpoints of the upgraded road will be secured from: the pedestrian overbridges at Kwai Tsing Road and Kwai Fuk Road; Residents of Waterside Plaza; residents of Riviera Plaza; new residents of the proposed housing at sites TW5, TW6 and TW7; residents of the Clague Garden Estate; residents of Skyline Plaza; visitors to Tsuen Wan Park; residents located along the Castle Peak Road; children and staff attending the Salvation Army Tsuen Wan Nursery.

8.22.5 The principal views for motorists from the upgraded road will be from the northern elevated section where glimpses between new residential blocks (TW 5, 6 and 7) across the Rambler Channel to Tsing Yi Island and the Bridge.

8.22.6 Such Primary Zone of Visual Influence (ZVI) and key sensitive visual receptors for the proposed Scheme. This section considers the effects of the upgraded roads construction and operation upon each of these receptor groups views and identifies mitigation proposals where necessary.

8.22.7 Visual receptors within the Primary ZVI have been categorised as follows:

High to Medium Sensitivity

· Local Residents

· Parks Users

· School Children and teachers

· Local Drivers

Medium to Low Sensitivity

· Footpath Users

· Footbridge Users

· Local workers

· Passing motorists

8.23 Visual Sensitive Receivers (VSRs)

VSR1 Tai Mo Shan Hill Slopes Residents & Hikers

8.23.1 Residents (Pun Shan Tsuen & Yau Kom Tau Village) living at and few of the hikers at Tai Mo Shan Hill Slopes, can have open views of the upgraded roads construction and operation across Tsuen Wan Bay. The mass hill slope vegetation will obscure the view and indeed, the existing and the future upgraded road has been the habitants and hiker’s every day frequent view so it will ~~only~~ remain a small magnitude of impact and cause ~~slight to insignificant~~an acceptable construction, day 1 operation and ~~operational~~by Year 10 operation landscape effect.

VSR 2 Residents of Castle Peak Road

8.23.2 Residents of those tower blocks which line the south side of Castle Peak Road including Belvedere Gardens Phase III, Serenade Cove and Bayview Gardens will have open views of the upgraded roads construction and operation across Tsuen Wan Bay. The widened elevated road, however, will form a relatively minor component of the wider urban edge landscape whilst the MTR TW5 development for a mixture of uses including high rise housing, will obscure sections of the new road from view.

8.23.3 To the north of the Castle Peak Road residents of The Panorama and Belvedere Gardens Phases 1 and 2 and those residents in tower blocks on the hillside east of the Tuen Mun Road will obtain medium distance overviews of the relatively minor works required to merge the existing Tuen Mun Road with the widened Tsuen Wan Road. These works will not involve major cutting into the wooded hillside.

8.23.4 Notwithstanding the sensitivity of residents to change in their views, the construction and operation of the widened road will involve a relatively ~~low~~small magnitude of change resulting in an acceptable with mitigation measures in day 1 and by year 10 of visual effect respectively.

VSR3 Residents of Waterside Plaza & Future residents of MTR TW5, TW6 and TW7

8.23.5 Residents of the four tower blocks which form Waterside Plaza currently directly overlook the road in the vicinity of the Tsuen Tsing Interchange. The magnitude of change considers as Intermediate. Whilst the proposed widening will bring passing traffic closer to these sensitive visual receptors the construction of the 5 residential tower blocks of the MTR TW7 over the tunnel corridor will obscure most views of the upgraded road resulting in an acceptable with mitigation measures cumulative visual effect. during construction.

8.23.6 Construction of the upgraded road is currently scheduled for 2011-2015, whilst the completion year for the MTR residential towers at sites TW5, would be 2015-2016, TW6 would be 2012 and TW7 would be 2012-2014.

8.23.7 Given that these developments have been designed to accommodate the widened road and that new residents will be aware of the upgraded roads proximity and construction programme at the time of purchase, the visual effects of construction and operation of the widened road are considered acceptable visual effect both in day 1 and year 10 of Operation for new residents.

VSR 4 Residents of Skyline Plaza and Tsuen Wan PlazaTown Centre Residents

8.23.8 Residents of the single tower block at Skyline Plaza and the twin towers above Tsuen Wan Plaza whilst outside of the primary ZVI, have medium distance overviews of the road between the existing Tsuen Wan Transport Complex and the newly constructed Nina Tower complex. The magnitude of impact is thus considered as small.

8.23.9 The proposed upgrading of the elevated road will result in an acceptable visual effect as a consequence of distance and the intervening development whose cumulative screening effect will be enhanced by the construction of the MTR TW5 (Cityside) residential towers.

VSR 5 Residents of Clague Garden Estate

8.23.10 Residents of this established estate are in closest proximity to the road whilst the additional elevated road section will intrude into the estates mature gardens resulting in a loss of semi-mature trees which currently filter views of the road and its passing traffic from ground level and lower residential floors. Thus, the magnitude of change is intermediate.

8.23.11 The visual effect to the residents of Clague Garden Estate during construction stage is, therefore, considered ~~substantial~~acceptable with mitigation measures. Whilst the long term operational effect will progressively improve to moderate level as new reinforcement screen planting matures, results in an acceptable significance both in day 1 and by Year 1 of Operation.

VSR 6 Residents of Riviera Gardens

8.23.12 Residents of the extensive Riviera Gardens estate will incur medium distance overviews of the upgraded roads construction and subsequent operation. These views will be seen, however, against the backdrop of Tsuen Wan’s urban edge and will be further obscured by the construction of the intervening MTR TW5 (Bayside), TW6 and TW7 residential towers, thus is considered as a small magnitude of change and resulting in an acceptable long term visual effect.

VSR 7 Chai Wan Kok Industrial Area Workers

8.23.13 Some workers of the Chai Wan Kok Industrial Area incurs short distance overviews of the upgraded roads construction and subsequent operation. These views will be seen~~, however~~ and as intermediate magnitude of change. However, against the backdrop of the Tsuen Wan’s Rambler Channel and sea views and will be further obscured by the construction of the greening element alone the road expansion as mitigation measures, resulting in an ~~slight and insignificant long term visual effect.~~ acceptable significance in day 1 and beneficial significance by year 10 of Operation.

VSR 8 Workers working at the Industrial buildings along Tsuen Wan Road

8.23.14 Some workers working at the industrial buildings along Tsuen Wan Road incurs short distance overviews of the upgraded roads construction and subsequent operation. These views will be seen~~, however~~ and involves an intermediate magnitude of change. However, against the backdrop of the Tsuen Wan’s Rambler Channel and sea views and will be further obscured by the construction of the greening element alone the road expansion as mitigation measures, resulting in an ~~slight and insignificant long term visual effect~~acceptable for both day 1 and year 10 of Operation.

VSR 9 Tsuen Wan Park Visitors

8.23.15 Tsuen Wan Park is an extremely popular facility, well used by both local residents and others accessing the adjacent town centre. It involves a large magnitude of change. Construction of the additional elevated road lanes will result in onan unacceptable level of visual construction effect upon park visitors. In the longer term, however, ie. by ~~Year~~year 10 of Operation (2025) the cumulative effect of reinstatement works and the extension of the park beneath the road structure to the waterfront promenade will result in ~~a slight~~an acceptable long term visual effect.

VSR10 Kwai Chung Park Visitors

8.23.16 Magnitude of change is small. Construction works are unlikely, however, to result in significant tree loss at the toe of the adjoining park hillside, resulting in an acceptable visual effect upon park users.

VSR 11 Chinese Cemetery

8.23.17 Visitors do not frequently go to the Chinese Cemetery schedule but only in regular festivals. The Magnitude of change considers as small. The proposed tree planting as screening at the hill slopes and along the road expansion and its relative long distance away from the road, resulting to an ~~slight~~acceptable significance in day 1 and ~~insignificant long term visual effect.~~ a beneficial significance by year 10 of Operation.

VSR 12 Pedestrians on Local Road Network

8.23.18 Pedestrians passing in the vicinity of the road corridor during construction will experience a range of visual effects, ~~however, many~~the Magnitude of change will be intermediate, thus, it involves an acceptable significance in Day1 and beneficial significance by Year 10 of Operation. Many will experience exacerbated visual intrusion as a consequence of construction activities and the removal of ~~localised~~localized amenity planting from road intersections and the road margins, resulting in an acceptable with mitigation effect~~. By~~ in day1 of Operation and by year 10 of Operation, however, the screening of the spaces beneath the viaduct structure with a combination of granite screen walls, raised planters and new planting will positively improve the street level landscape resulting in a beneficial long term effect.

VSR 13 Pedestrians on Kwai Tsing Road and Kwai Fuk Road Footbridges

8.23.19 Pedestrians accessing the Kwai Tsing Road and Kwai Fuk Road footbridges currently gain unobstructed overviews north and south along the road. These views benefit from the wooded flanks of Kwai Chung Park and the roadside belts of casuarinas trees, which soften the urban landscape and form a transition between the vertical plane of the adjoining factory blocks and the horizontal plane of the road. The Magnitude of change will be large. However, the number of sensitivity receivers is very few.

8.23.20 Road widening will result in the removal of the casuarinas belts resulting in an acceptable with mitigation construction effect. This will progressively reduce to an acceptable level in day 1 and beneficial significance by Year 10 of Operation as replacement roadside planting matures.

VSR 14 Children and staff of Tsuen Wan Salvation Army School

8.23.21 Children and teacher in the vicinity of the road corridor during construction will experience a range of visual effect and the Magnitude of change will be intermediate. It will result in an unacceptable significance and incur ~~an acceptable with~~some possible mitigation visual effect as a consequence of the loss of existing established roadside planting in places and the visual intrusion of construction activities and works.

8.23.22 By year 10 of operation, however replacement planting to the road margins and at intersections will ~~have sufficiently matured to~~ reduce the visual effect upon bypass users to an unacceptable level. in day 1 Operation and an acceptable with mitigation measures level by year 10 of Operation.

VSR 15 Passing Motorists – Local Road Network

8.23.23 Motorists accessing the local road network in the vicinity of the road during construction will incur an acceptable with mitigation measures visual effect as a consequence of the loss of existing established roadside planting in places and the visual intrusion of construction activities and works.

8.23.24 By Year 10 of operation, however, this visual effect will have turned to a positively ~~beneficial~~acceptable effect as the unsightly areas beneath the viaduct are screened and enclosed by feature granite walls and planting which will conceal a series of small car parks.

VSR 16 Passing Motorists on Tsuen Wan Road

8.23.25 Motorists accessing the Tsuen Wan Road during construction will incur the intensified visual activity of construction works whilst the removal of existing roadside trees will significantly downgrade the appearance of the road corridor resulting in an acceptable ~~with mitigation~~ visual effect.

8.23.26 By Year 10 of Operation, (2025), however, replacement planting to the road margins and at intersections will have sufficiently matured to reduce the visual effect upon road users to an acceptable level.

8.24 Mitigations

8.24.1 The assessment process has generated a range of practical landscape proposals, which will effectively mitigate those significant landscape and visual effects identified. These mitigation proposals include:

· MM1 - Tree planting proposal including Tree Preservation Scheme

The replacement of amenity planting lost as a consequence of road widening and the remodeling of junctions. By proposing a new planting theme, it aims to provide a comprehensive green system that the amenity planting allows an enjoyable outdoor seating out area whilst tree and shrub plant along Tsuen Wan Road allows a screening and pleasant effect to connect up with its adjacent areas.

Tree Preservation proposal involving minimization of tree felling and transplanting is also considered accordingly.

· MM2 – Provision of screen walls and planting areas

The re-use of areas beneath the elevated road deck as public sitting out area, screened by feature granite block walls and amenity planting, that this feature is made of innovative, cost effective and durable materials and pedestrians will feel pleasant to walk through and stay in as a resting area.

· MM3 – Feature finishes to structures and floor paving

The provision of feature granite block screen walls and raised planters around car parks and on traffic islands and meridians is used to enhance the existing environment along Tsuen Wan Road.

· MM4 – Provision of new recreational / amenity facilities

Reinstatement of Tsuen Wan Park includes the provision of new recreational and amenity facilities. Particularly the existing plant inside the park and in future, in order to in cooperate with its adjacent to the Tsuen Wan Road expansion, the adjustment of plant will be proposed to provide a pleasant amenity and a close connection to the green environment.

· MM5 – Provision of noise barriers

The provision of a visual / acoustic screen particularly the noise barriers adjacent to the Clague Garden Estate. This should be achieved through the use of innovative form, recessive and muted colors and tones, and through use of materials. And green plant such as colorful shrubs and climbers is proposed to plant along part of the overall noise enclosure structure. The design of the engineering structure thus aims to minimize visual impact as far as possible and visually integrate as far as possible into the landscape context.

· The details of mitigation measures are provided in Figure 8.16 5 to 8.19.

i) Design and Construction of the soft works recommended at the above MMMMs 1-5

i) During the construction stages, soft landscape measures should be used where appropriate, employing native plant species as fast as practicable, to restore the green land cover and enhance the vegetated, urban environment. This includes tree/ shrub planting and hydro-seeding in the peripheral site area, footpath side, access road, park and open spaces.

ii) During the operation stages, the newly planted trees, shrubs and grassed areas are maintained throughout the establishment ~~perooid~~period at the intervals ~~extablished~~established in the soft works specification, particularly in respect of the following:

- Regular grass cutting for reinstated areas frequently to be established in the ~~woft~~soft works specification;

- Firming up of trees after periods of strong winds periods to be established in the soft works specification;

- Regular checks for and eradication of pests, fungal infections etc. frequently to be established in the soft works specification;

- Pruning of dead or broken branches frequently to be established in the soft work specification;

- Replacement of dead plants and resending of failed areas of grass as early as possible during the planting seasons, i.e. between March and September, although the optimum period is between April and July, to ensure the landscape mitigation measures fulfil their design intention

- The management and maintenance ~~aurthoirity~~authority will make regular bimonthly inspections of the planted areas during the establishment period to ensure the intended objectives of the landscape and visual mitigation measures are achieved.

Noise Barriers

8.24.2 The widening proposals will require the implementation of extensive noise attenuation measures and so it is proposed that some 738m of noise enclosure and 2,183m of noise barrier are constructed along a part of the alignment. The dimensions including height and length of the proposed noise mitigation measure are given below.

Height (m)	Length (m)
5.5 +3.5 (cantilevered sections)	2,183
Semi-enclosure	477
Full-enclosure	261
Total length of barrier	2,921

8.24.3 These barriers have been identified within the impact assessment as being an added source of visual impact. Depending on their location they may introduce a high vertical element and visual barrier along sections of road, with some barriers including 5.5m high vertical barriers with a 3.5m cantilever at 45 degrees. On the bridges, they may increase the depth of the profile of the road causing a slender road deck, when viewed from distance, to become a visually heavy structure.

8.24.4 All barriers, including cantilever types, will be based on a single design theme to create a single family of structures, which will also be integrated with the engineering structures, avoiding excessive visual clutter along the road. All barriers are noise reflective type and can, therefore, be clear. The barriers will comprise semi-transparent panels with a colour tint supported by posts coloured in muted tones reflecting the local visual environment.

8.24.5 This strategy in tandem with the proposed soft landscape mitigation measures will alleviate some of the potential overall visual intrusion which barriers may cause. In a majority of locations the barriers will be required along the elevated bridge structure. At these locations, planting along the bridge structure will be used to screen the barriers (See Figures 8.16 and 8.18). Moreover, greening panel has been taken into design consideration for mitigate the visual impact of noise barriers. All barriers required will be submitted to ACABAS for comment during the detail design stages.

8.24.6 Alternative ‘soft’ noise mitigation measures, such as earth bunds have been considered. However, as the road is designed on elevated structure, and the works boundary has been limited to minimise impact, this approach is not a feasible option. The use of earth bunds to an appropriate height for noise mitigation would require extensive additional land take along side the road and hence result in additional landscape impacts.

8.24.7 The funding and implementation of the proposed mitigation measures will be the responsibility of the Civil Engineering and Development Department. Once the day 1 operation started, the relevant departments, such as HyD, LCSD etc. will be the responsible for the management and maintenance of the proposed mitigation measures. Conceptual landscape layout and photomontages of the mitigation measures are provided in Figure 8.10a to 8.~~10d~~10e.

8.25 Residual Impacts

8.25.1 Figure 8.11 and 8.12 demonstrate how the implementation of effective landscape mitigation measures (see Figures 8.85 to 8.9) will progressively reduce both long term landscape and visual impacts to an acceptable (with mitigation) or beneficial level.

8.25.2 The only exception identified being the visual effect upon the children and staff at Tsuen Wan Salvation Army Nursery who will incur ~~a significant~~an unacceptable residual visual effect due to the proximity of the widened road and notwithstanding the provision of a substantial visual/acoustic screen above the road parapet.

8.26 Environmental Monitoring and Audit

8.26.1 It is recommended that an Environmental Monitoring and Audit Manual and Implementation Schedule be prepared for the Tsuen Wan Road Upgrading. This would include, inter alia, recommendations on tree protection measures during construction, a short term plant establishment plan and a long term Landscape Management Plan. A programme of site inspections, both during construction and operation will be identified.

8.27 Summary of Conclusions

8.27.1 The construction and operation of the Tsuen Wan Road Upgrading will result in a wide range of landscape and visual effects along the route corridor.

8.27.2 Visual effects are particularly prominent along the northern, elevated section where the road is overlooked by a number of residential tower blocks. The widened road also passes extremely close to a school and through Tsuen Wan Park causing significant visual and landscape effects.

8.27.3 Landscape effects along the southern, ground level section, are more pronounced, with the carriageway widening works resulting in the loss of the established belts of casuarina trees on either side of the road.

8.27.4 Notwithstanding these significant construction and short term effects the implementation of those landscape mitigation works identified will progressively reduce virtually all effects to an acceptable level by Year 10 of Operation. The only long term, significant residual effect identified being upon the pupils and staff of the Tsuen Wan Salvation Army School, whose school building and playground will be overshadowed by the proximity and form of the elevated widened road, notwithstanding the provision of a visual/acoustic barrier.