1.1
General
1.1.1.1
In order to address the demand for land for
housing, the Policy Addresses (i.e. from Year 2012 to Year 2015) announced the
review of agricultural land in the North District and Yuen Long, which is mainly
deserted or being used for industrial and/or temporary storage purposes, as one of the land supply measures. Furthermore, the recent Policy Addresses in Year 2016 and Year 2017
also mentioned the Yuen Long South (YLS) development as a medium and long-term
land supply measure.
1.1.1.2
To optimise the use of degraded brownfield
sites so as to release their development potential in meeting the territory’s
medium to long-term housing needs, the Planning and Engineering Study for the
Housing Sites in YLS – Investigation (the Study) commenced in November 2012 to
examine the future land use, optimise the development potential of the degraded
brownfield, improve existing degraded environment and ascertain the feasibility
for public and private housing developments and other uses within the YLS
Potential Development Area (PDA) with supporting infrastructure and
community facilities (The Project).
1.1.1.3
The YLS PDA is located to the south of Yuen
Long New Town, and in the proximity of Tin Shui Wai New Town and the planned
Hung Shui Kiu (HSK) New Development Area (NDA). The area is connected with the
urban areas by strategic road links, including Route 3 and Yuen Long Highway
(YLH).
1.1.1.4
The YLS PDA, which has an area of 223.5
hectares (ha), is surrounded by YLH at the north and Tai Lam Country Park at
the south. The PDA includes a piece of
land zoned “Undetermined” (“U”) on Tong Yan San Tsuen (TYST) Outline Zoning
Plan (OZP) as well as two small pieces of land in the Tai Tong area which are
zoned “Other Specified Uses” annotated “Rural Use” (“OU(RU)”) on Tai Tong OZP.
1.1.1.5
The YLS PDA is currently rural in character
with a mixture of land uses. The predominant uses are brownfield operations
including open storage yards, warehouses, industrial workshops etc. These brownfield operations are intermingled with rural
settlements and residential developments, agricultural land, livestock farms
and vacant land. Proliferation of such
brownfield sites has resulted in degradation of the rural environment due to
noise nuisances to surrounding residents, and discharge of industrial
wastewater, i.e. from daily cleaning at the working
area, wastewater from workshops after heavy rainfall, etc. Furthermore, any of these
industrial premises which may not be properly connected to sewer system could
result in discharge of untreated sewage into nearby water bodies and hence
deteriorate water quality.
1.1.1.6
Under the Study, a three-stage Community
Engagement (CE) exercise had been proactively conducted to collect views and
opinions from stakeholders, green groups and local communities, etc. In
parallel to the CE exercise, the preliminary planning and technical assessments
of the Project have also been progressing and evolving to address various
constraints and development needs as well as the public comments collected in
CE exercise. The Stage 1 CE was carried out from April 2013 to June 2013 with
694 written submissions received. The key purposes of the Stage 1 CE were to
present and seek public views on the development opportunities and constraints
and
key issues relating to the YLS PDA. All comments collected during Stage
1 CE had been duly considered and incorporated where appropriate into the
Preliminary Outline Development Plan (PODP) which was put forward to
consultation in Stage 2 CE from May 2014 to July 2014 with a total of 1,285
submissions received through various channels.
The Stage 3 CE was conducted between January and April 2016 to solicit
views from the public on the Draft Recommended Outline Development Plan (RODP)
and a total of about 500 submissions had been received.
1.1.1.7
Extensive CE activities,
including forums, roving exhibitions, focus group meetings and briefing
sessions, had been carried out. The
public and different stakeholders expressed their views on development need of
YLS, ecology, environment and cultural heritage, traffic and connectivity, land
use and urban design, creation of employment opportunities, etc. Key
environmental concerns from the public included impact on watercourses of
higher ecological value, impact on landscape resources, impact on egretry near
Pak Sha Tsuen, conservation of agricultural land and woodland habitats;
provision of drainage facilities, provision of sewage treatment facilities, and
revitalisation of Yuen Long Nullah. All comments collected had been compiled and analysed, which had been
taken into account for the preparation of the RODP.
1.1.1.8
With consideration of public views, and
engineering and planning constraints, the RODP has been prepared on the basis
of the following key planning and urban
design principles: (1) accommodating diversity with land planned for housing
and workshop and storage uses, and designation of Green Zone; (2) respecting
existing urban and rural environments in the vicinity by adopting stepped
building height profile; (3) maximising the opportunities for creation of a
blue-green network and formulation of comprehensive sustainable water
management measures; (4) creating open space and green network; (5) designation
of view corridors and breezeways; (6) improving connectivity; and (7)
revitalisation of nullahs. The RODP is adopted for this environmental impact
assessment (EIA) Study under the EIA Ordinance.
2.1
Need of
Project
2.1.1.1
Housing has been one of the focuses in the
Policy Addresses for last few years. The 2011-2012 Policy Address had
identified that maintaining Public Rental Housing (PRH) production and
increasing supply for subsidised sale flats and private residential housing
would be the keys to tackle issues relating to housing shortage. The 2013 and
2014 Policy Addresses had addressed the land supply issues in short, medium and
long term. In the 2015 Policy Address, the Chief Executive announced the
development of brownfield sites in HSK, YLS and New Territories North as a
long-term measure to increase land supply. In the 2016 Policy Address, the
Government had taken forward projects relating to the development of NDAs and the extension of new towns including the
YLS development as the medium and long-term land supply strategy. In the 2017 Policy Address, the Government
has targeted to expedite and increase
housing supply as the ultimate solution to
various housing-related issues. The Government will implement a number of large-scale projects, including
NDAs and new town extensions including YLS,
to provide additional housing, community facilities, public space and land for
economic use.
2.1.1.2
Through the YLS development, development
potential of the degraded brownfield could be released to meet the territory’s
housing need. The YLS development, as one of the major sources of housing land
supply, would provide about 28,500 new flats, accommodating a total population
of about 88,000. Besides, proliferation of brownfield sites has resulted in
degradation of the rural environment. Through consolidation of brownfield uses
in proposed multi-storey buildings, the overall living environment of YLS and
adjacent areas could also be improved. The Project also provides opportunities
to enhance existing drainage facilities such as revitalisation of nullahs,
provide new facilities for promotion of blue-green infrastructure, and to
review and preserve existing natural and landscape features.
2.1.1.3
The YLS PDA covers approximately 223.5 ha
and is divided into three areas: the area to the western side that includes
TYST (Area 1), the northern part of the land that lies on both sides of Kung Um
Road and Kiu Hing Road (Area 2), and the southern part of the land that lies on
both sides of Kung Um Road and Pak Sha Shan Road (Area 3). With the PDA’s close proximity to Yuen Long
New Town, comprehensive planning and improving transport connectivity will
enable YLS to become an extension of the Yuen Long New Town. The PDA’s extent
and the infrastructure required to facilitate the Project are illustrated on Figure 2.1.
2.1.1.4
Moreover, Yuen Long New Town has been
developed into a major regional centre with provisions of commercial and
community facilities for serving the Northwest New Territories (NWNT), whereas
Tin Shui Wai has been developed as another new town in the NWNT. For
accessibility, the YLS development will improve transport connections to these
new towns as well as connectivity to nearby strategic highway network including
YLH and Route 3, and the mass transit system including Light Rail Transit
network and the West Rail network, thus enabling travel convenience between YLS
and the urban area.
2.2
Appreciation
of Existing Environment
2.2.1.1
The PDA is located at south side of YLH and Yuen Long New Town. As discussed
above, the PDA comprises of 3 areas (i.e. Area 1, Area 2 and Area 3).
Other than the PDA, the Project also includes a number of associated
infrastructure consisting of works for roads, water supplies and sewer pipes
and a service reservoir outside the PDA. Figure 2.1 shows the locations of
the 3 Areas and associated infrastructure. The following sections provide
an overview of the existing environment of these areas and infrastructure.
Area 1
2.2.1.2
Area 1 is located in TYST and connected to
the YLH. Existing land uses are mixed with brownfield
sites for various uses such as open storage
and rural industrial workshop, etc. Two concrete batching plants are located in
the northern part of Area 1 and some container storage sites are located in the
south-western part, along Long Hon Road, of the area. The structures
within these brownfield sites are mainly
temporary structures of various forms.
2.2.1.3
Within Area 1, there are residential
developments along Sha Tseng Road and TYST Road such as Recours La Serre, The Eldorado, Kisland Villa, etc. A non-indigenous village, Sha Tseng Tsuen, is also
located in Area 1. These residential developments are located away from
YLH and hence not badly affected by the highway’s traffic noise and vehicular
emission. All these residential developments in Area 1 are low density of
about 1 to 4 storeys but some of them are located
very close to existing brownfield sites and hence are affected by those
brownfield operations to a certain extent. Other than brownfield sites
and low density residential developments, there are also woodland and
agricultural land with watercourses of different sizes and qualities running in between these
existing developments. Some woodland is close to the Tai Lam Country Park to the southwest and forms a
continuous resource in terms of visual and ecology. There is also one graded
historic building, i.e.
Yeung Hau Temple in TYST, within Area 1, which
is culturally related to the historical
development of the indigenous villages.
|
Yeung Hau Temple
|
Active Agricultural Land
|
Area 2
2.2.1.4
Area 2 is located to the east of Area 1
along Kung Um Road and in the vicinity of Lam Tei
East Road and Lam Tei West Road. There are a number of brownfield sites with rural industrial uses such as warehouses, open storage,
vehicle maintenance, waste recycling, etc. A non-indigenous village,
i.e. Tin Lung Tsuen, is located in the northern part
of this area. The village is far away
from YLH and thus not badly affected by the highway’s traffic noise and
vehicular emission. The separation distance between some brownfield sites
and residential sites could be very close.
2.2.1.5
A number of village houses are built
alongside Kung Um Road and Kiu Hing Road overlooking onto Yuen Long Nullah.
Some of these houses are within a few metres from the existing road kerb line
and adversely affected by the road traffic
noise and vehicular emission.
2.2.1.6
There is an active egretry near Pak Sha
Tsuen with small patches of secondary woodland located to the south of Area 2
outside the PDA boundary. There are also
a few watercourses of different sizes and qualities present within the
PDA. Yuen long Nullah is running from south to north between Kung Um Road
and Kiu Hing Road in this area. No
graded historic building is present within Area 2.
2.2.1.7
There are one chicken farm and one pig farm
within Area 2. The nearest residential developments, Sun Mei Garden and Pak Sha
Tsuen, are outside the PDA but located only about 50-100m away from these
livestock farms. It is anticipated that these residential developments would
be affected by the odour from the operation of these livestock farms,
especially during hot summer time with unfavourable weather conditions.
|
Yuen Long
Nullah
|
Tin Lung Tsuen
|
Area 3
2.2.1.8
Area 3 is located south of Area 2 along Kung
Um Road, at the most southern part of the PDA. The area is densely built
of temporary structures for brownfield operation uses. Residential
developments include Pak Sha Tsuen, Golden Villa and
Wong Nai Tun Tsuen, etc. are located near the PDA and are mainly typical
village houses of up to 3 storeys high. Yuen Long Nullah runs generally
from south to north conveying stormwater runoff from Tai
Lam Country Park to the downstream receiving water bodies. Yuen
Long Nullah is an important visual element for the community in the vicinity.
2.2.1.9
There are some
individual houses scattered in Area 3. A large piece of secondary woodland is present to the western part of Area 3 and a few
watercourses of different sizes and qualities are found within Area 3. Tai Lam Country Park is located to the south of the
area. No graded historic building
is present within Area 3.
2.2.1.10 There
are currently two chicken farms and two pig farms within Area 3. The nearest
residential developments are at Wong Nai
Tun Tsuen, Tai Tong Tsuen and Pak Sha Tsuen at approximately 400m away from
these livestock farms. Given these four livestock farms are in the
vicinity of the villages, it is anticipated that these residential developments
would be affected by the odour from those livestock farms’ operation,
especially during hot summer time with unfavourable weather conditions.
|
Proliferation of Brownfield Sites
|
Livestock Farm
|
Associated Infrastructure
2.2.1.11 There
are supporting infrastructure / road improvement works outside the PDA
boundaries to support the proposed housing development. New roads include
slip roads for connection to Pok Oi Interchange and a new Public Transport
Interchange (PTI) next to Yoho Midtown.
The slip roads will divert PDA traffic away from the busiest section of YLH
as well as allow connectivity to West Rail Yuen Long Station. Improvement to existing road outside the PDA
include modification works to TYST Interchange and
the Tin Shui Wai West (TSWW) Interchange for enhanced connection to YLH, as
well as some local road widening works to improve road safety and pedestrian
environment.
2.2.1.12 Besides
road works, a new sewer would be required to convey some of the treated sewage
effluent (TSE) from the proposed YLS Sewage Treatment Works (STW) to the
existing inlet chamber of the NWNT effluent tunnel at San Wai for discharging
to the Urmston Road submarine outfall. This new sewer would run along the
planned roads within the YLS PDA and existing roads including Hung Tin Road,
Ping Ha Road, Tin Ha Road and Ha Tsuen Road outside the PDA.
2.3
Opportunities and Constraints
2.3.1
Opportunities
2.3.1.1
Housing Land Supply – Being in close proximity to Yuen Long New
Town, the HSK NDA and YLH, the PDA has potential for development to provide
land for housing supply.
2.3.1.2
Improving Living Environment – A large part of the PDA is currently
occupied by haphazard open storages, rural workshops and warehouses (about 100 ha). Proliferation of these uses has degraded
the environment and posed industrial/residential interface problems
such as noise and air pollution, has created conflict between pedestrians and
freight traffic, fire risk, localised flooding, etc. The development of YLS can improve the living
environment through proper land use planning, urban design and provision of infrastructure
and government, institution or community (G/IC) facilities.
2.3.1.3
Natural and Landscape Resources – There are secondary woodland, a large and
contiguous piece of active farmland, streams, and the existing nullahs/ water
channels in the PDA. These features (especially the nullahs/ water channels)
provide opportunities for integration in the urban structure and landscape
plan, enhance the overall environment of YLS and the surrounding area.
2.3.2
Constraints
2.3.2.1
Traffic – YLS is
not served by railway and poorly connected to YLH. A number of sub-standard roads exist within
the PDA (e.g. Kung Um Road and Kiu Hing Road) and widening these local roads
for improving road safety and pedestrian environment is severely constrained by
drainage channels and existing developments.
Current poor connectivity between YLS and Yuen Long New Town and the
proposed HSK NDA has to be addressed.
2.3.2.2
Sewerage and Drainage – Most areas in YLS are not served by public
sewerage system. Sewage discharge from
the YLS development to Deep Bay
will have to meet the “No Net Increase in Pollution Loads to Deep Bay
Requirement”. Moreover, the YLS development
may also have some impact on the existing drainage system, which needs to be
addressed.
2.3.2.3
Environment – Environmental impacts from YLH may pose constraints on the planning
of the YLS development, for example land near YLH may not be suitable for
domestic use. Development proposals have to comply with the new Hong Kong Air
Quality Objectives (AQOs).
2.3.2.4
Existing Residential Communities and
Agricultural Land – There
are low-rise residential developments, indigenous and non-indigenous villages,
graves as well as some agricultural land, in or around the PDA. The development proposals will need to take
into account the well-established residential communities and active
agricultural land that is contiguous and sizeable and to minimise impacts on
them as far as practicable.
2.3.2.5
Other
Important Resources - There are cultural heritage, natural landscape
resources and ecologically important features in the vicinity of the PDA, such
as the stream in Yeung Ka Tsuen, egretry near Pak Sha Tsuen and Tai Lam Country
Park. These features, as well as the
characters of the surroundings, have been taken into consideration when formulating
development proposals.
2.4
Scope of the
Project
2.4.1.1
The YLS PDA covers approximately 223.5 ha
and is located to the south of Yuen Long New Town and
bounded by YLH to the north and Tai Lam Country Park to the south. The
PDA is divided into three areas, i.e. Area 1, Area 2 and Area 3 as defined in Section 2.1. Other than development within the PDA, there
are supporting infrastructure works outside the PDA boundaries, which include the following:
·
New slip roads connecting the PDA to Pok Oi
Interchange and a new PTI next to Yoho Midtown;
·
New PTI next to Yoho Midtown;
·
New TYST Reclaimed Water Service Reservoir and its
associated works;
·
Partial decking of Yuen Long Nullah along Kung Um
Road and Kiu Hing Road;
·
Modification works on the trunk roads connecting
TSWW Interchange;
·
Modification works on the primary distributor roads
connecting TYST Interchange;
·
Other new local roads connecting the PDA;
·
Rising main for water supplies and sewage; and
·
New sewer from YLS STW to the existing inlet
chamber of the NWNT effluent tunnel at San Wai for discharging to the Urmston
Road submarine outfall.
2.5
Recommended
Outline Development Plan
2.5.1.1
The RODP adopted for
this EIA Study is shown in Figure 2.2. The YLS development comprises three residential
communities accommodating a total population of about 88,000, providing about
28,500 new flats. In Area 1, an Employment Belt is designated for workshop,
storage and open storage uses. The Employment Belt together with commercial and
G/IC uses would generate about 10,500 employment opportunities.
2.5.1.2
The RODP strives to create a sustainable, green and liveable community
and form an extension to Yuen Long New Town. The following sections present the key planning principles and planning
elements of the RODP.
2.5.2
Key Planning
and Urban Design Principles
2.5.2.1
The key
planning and urban design principles as adopted for the RODP, are broadly
described below.
Accommodating Diversity for Housing,
Storage and Workshop, and Preservation of Natural and Landscape Resources
2.5.2.2
Within the
PDA, 5 Planning Areas are proposed.
Three residential communities are planned with different development
intensities taking account of the existing and surrounding development
characters. Each community is anchored with a key activity node comprising of a
PTI, commercial and community uses. The
Employment Belt is planned for storage, workshop and open storage uses, and is
located at the northern part of TYST close to the highway for easy access to
YLH. The freight traffic would not need
to travel through the residential neighbourhood in the PDA. A Green Zone is designated at the southern
part of TYST to preserve the existing largest contiguous piece of active
farmland. Besides, watercourses of
higher ecological value and secondary woodland would also be preserved as far
as practicable.
Respecting Existing Urban and Rural
Environment by Stepped Building Heights
2.5.2.3
Through the
tapering of development intensities and building heights from north to south,
YLS will integrate with its surrounding settings by high density developments
in the north near Yuen Long New Town and transitioning to medium and
low-density developments in the south to blend in with the rural setting and
Tai Lam Country Park. Low-density developments are planned in the TYST area to
complement and integrate with existing low-density and low-rise residential
developments.
2.5.2.4
The urban to
rural qualities are further enhanced with the provision of Scenic Cycling Track
along the Hillside River Corridor and retaining active agricultural land within
the PDA. Bicycle parking facilities are
planned near the proposed PTIs, and a network of roadside cycle tracks is
widely available within the urban streetscape connecting the residential neighbourhoods.
Blue-green Network
2.5.2.5
The PDA is framed with a setting of natural and
rural environment together with the presence of various natural landscape and
watercourses. These resources form parts
of the urban structures for creating a liveable, sustainable and green
environment. These blue and green resources are combined to form the blue-green
network (the “blue” composed of watercourses of higher ecological value,
revitalised nullahs and the new Hillside River Corridor and the “green”
comprised of the open space, the active agricultural land in the Green Zone,
the secondary woodland and the amenity areas). These features are interwoven and integrated with
the pedestrian and cycling track networks to enhance the enjoyment of walking /
cycling by providing rural and natural landscape alongside. The blue-green network shapes and gives
character of YLS.
2.5.2.6
The “blue” features provide opportunities for the
formulation of sustainable water management measures including the STW with
tertiary treatment level, reedbed/ retention pond and flood retention facilities.
Creating Open
Space and Green Network
2.5.2.7
Open spaces of
various sizes and functions are planned and the residential communities will be
served with district open space. Together with the preserved active agricultural
land, secondary woodland, watercourses, as well as revitalised nullahs and new
water channels, all these will form a comprehensive green landscape network to
meet leisure and recreational needs while creating identity and character for
YLS. These features are integrated with
each other in the overall landscape framework.
2.5.2.8
Open space is
conveniently accessible not only for the future population but also existing
residents and villagers in and near the PDA.
Open space corridors (zoned “Local Open Space” (“LO”)) also function as
buffer between the existing low-rise villages and planned high-rise public and
private developments to address concerns of local villagers on the potential
wall effect due to new high-rise developments. In addition, low building areas
have also designated in the new residential areas next to existing villages.
2.5.2.9
A major Green
Zone is designated in the centre of the PDA by combining secondary woodland and
the largest piece of contiguous active agricultural land. This zone reflects
the rural characteristic of the area.
2.5.2.10 The backdrop of Tai Lam Country Park also forms
part of the green network through the tapering of building heights, creation of
visual corridors and linkages.
View Corridors and Breezeways
2.5.2.11 When formulating land use proposals, the view
corridor at Yuen Long Park Aviary Pagoda to the north of PDA has been
considered. The gradation of development intensity and building heights allow
developments to optimise views to the mountainous backdrop of the Tai Lam
Country Park. Another key view corridor is along the revitalised Yuen Long
Nullah.
2.5.2.12 New roads
within the PDA are proposed to mainly align with the prevailing wind direction
as far as possible. Furthermore, stepping building height approach has been
adopted to help wind deflection and avoid air stagnation. The gradation of
building height profiles has been studied in relation to areas with different
plot ratios tapering downwards in the southbound direction.
Improving Connectivity
2.5.2.13 The connectivity of YLS with Yuen Long New
Town and HSK NDA will be fully
enhanced through the planning of a new and comprehensive road, pedestrian and
cycling networks. Reserve has been
provided in the RODP for the potential extension of the environmentally
friendly transport services (EFTS) from the HSK NDA for providing efficient and
comfortable transport between the two developments.
Revitalisation
of Nullahs
2.5.2.14 The existing nullahs are key assets of the PDA and
will be revitalised as far as practicable to reach their full potential as an
attractive asset of the PDA. The nullahs will provide a rural and natural
sensation in the urban context and act as key north-south visual corridors.
2.5.2.15 In line with recent advocacy for integrated green
infrastructure systems and aspiration to improve aesthetics and ecological
value of the land, a green and eco-hydraulics approach will be applied. A key
consideration is to improve aesthetic whilst maintain and compensate for the
hydraulic performance of the channel.
Some of the green and eco-hydraulics approaches which will be considered
are:
·
Using
grasscreting and extensive vegetation embankment, e.g. nullahs in Jordan Valley
and Tsui Ping;
·
Using gabions
and geo-fabric reinforced grass lining, e.g. Yuen Long Bypass Floodway;
·
Using unlined
channel beds such as rip-rap base and retaining meanders, e.g. Kam Tin River,
Shan Pui River and Ng Tung River; and
·
Creating
shallow ponds, wetland habitats and reedbeds, e.g. Yuen Long Bypass Floodway
and San Tin.
2.5.3
Major
Development Parameters and Land Use Budget
2.5.3.1
The
development proposals of the RODP comprise of residential use, storage and
workshop uses, G/IC use, as well as uses for agriculture, open space, amenity
and green belt. The land use budget of the RODP is summarised in the following
table and the development parameters for the PDA are set out below:
Table 2.1 Proposed Development Parameters
|
Total
Population
|
About 88,000
(including the population of about
2,400
of the existing/planned residential estates and non-indigenous villages that
are proposed to be retained)
|
|
Population (new)
|
85,400
(Public: 53,100; Private: 32,300)
|
|
No. of Flat (new)
|
28,500
(Public: 17,300; Private: 11,200)
|
|
Housing
Mix
|
|
|
·
Housing Units
|
Public
61% : Private 39%
|
|
·
Population
|
Public
62% : Private 38%
|
|
·
Housing Land
|
Public
32% : Private 68%
|
|
Plot Ratios (PRs) for Residential
|
|
|
·
Public
|
4
and 5
|
|
·
Private
|
1, 1.5, 2.4, 4 and 5
|
Table 2.2 Land Use Budget
|
Land Use
|
Proposed Zoning on
RODP
|
Area (ha)
(% of total)
|
|
(A)
Residential
|
72.5(32.4%)
|
|
-
Subsidised
Housing
|
“RSc”, “R1(SSF)c”, “R2(SSF)c”
|
18.9
|
|
-
Private Housing
|
“R1c”, “R2c”, “R2”, “R3”, “R4”,
“R5”, “R5(EDA)”
|
46.3
|
|
-
Village Resite
|
“R6”
|
1.3
|
|
-
Other Specified
Uses (Mixed Use)
|
“OU(MU)”
|
5.9
|
|
(B)
Storage and Workshop
|
11.1 (5%)
|
|
-
Other Specified
Uses (Open Storage)
|
“OU(OS)”
|
1.4
|
|
-
Other Specified
Uses (Storage Use)
|
“OU(SU)1”, “OU(SU)2”
|
8
|
|
-
Other Specified
Uses (Storage and Workshop Uses)
|
“OU(S+W)”
|
1.7
|
|
(C)
Government, Institution or Community
|
10.2 (4.5%)
|
|
-
Government
|
“G”
|
9.2
|
|
-
Institution or
Community
|
“IC”
|
1
|
|
(D)
Education
|
“E”
|
5.7 (2.6%)
|
|
(E)
Public Utilities(1)
|
15.3(6.8%)
|
|
Other Specified Uses (Sewage
Treatment Works)
|
“OU(STW)”
|
4.0
|
|
Other Specified Uses
|
“OU”
|
1.1
|
|
Other Specified Uses (Hillside
River Corridor with Scenic Cycle Track) (4)
|
“OU(Hillside River Corridor with
Scenic Cycle Track)”
|
10.4
|
|
(F)
Road and River Channels
|
|
53.5(22.2%)
|
|
(G)
Amenity
|
“A”
|
6.5(2.9%)
|
|
(H)
Open Space
|
28.6(12.8%)
|
|
-
District Open
Space
|
“DO”, “DO(1)”
|
15.7
|
|
-
Local Open
Space
|
“LO”, “LO(1)”
|
12.9
|
|
(I)
Agriculture(2)
|
“AGR”
|
10.5(4.7%)
|
|
(J)
Green Belt(3)
|
“GB”, “GB(1)”
|
9.6 (4.3%)
|
|
(K)
Village Type Development
|
“V”
|
0.1(0.04%)
|
|
Grand Total
|
|
223.5
|
Notes:
(1)
“OU(Service Reservoir)” (about 0.6ha) is outside the PDA boundary
(2)
“AGR” zones include the preserved active
agricultural land and one existing chicken farm located at the southern end of
Kung Um Road.
(3)
“GB”
zones cover the preserved ecologically important areas including secondary
woodland, watercourses of higher ecological value and buffer areas.
(4)
“OU
(Hillside River Corridor) with Scenic Cycle Track” also includes
reedbed/retention pond.
2.6
Designated
Projects
2.6.1.1
The Project is a Designated Project (DP) under Item
1 Schedule 3 of the EIA Ordinance - engineering feasibility study of urban
development projects with a study area covering more than 20 ha or involving a
total population of more than 100,000. To implement the Project, there are
various infrastructure items among some of which are classified as DPs under
Schedule 2 of the EIA Ordinance. The list and details are shown in Figure 2.3 and the
table below.
Table 2.3 Summary
of Schedule 2 DPs
|
DP Reference No.
|
Schedule
2 Designated Project
|
Work
Component / Reference in RODP
|
|
DP1
|
Part
I, A.1
|
A
road which is an expressway, trunk road, primary distributor road or district
distributor road including new roads, and major extensions or improvements to
existing road
|
Construction
of Trunk Roads (TSWW Interchange)
|
|
DP2
|
Part
I, A.1
|
A
road which is an expressway, trunk road, primary distributor road or district
distributor road including new roads, and major extensions or improvements to
existing road
|
Construction
of new Primary Distributor Roads (TYST Interchange)
|
|
DP3
|
Part
I, A.1
|
A
road which is an expressway, trunk road, primary distributor road or district
distributor road including new roads, and major extensions or improvements to
existing road
|
Construction
of two new Distributor Roads (Road D1 to Road D2)
|
|
DP4 [1]
(By
others)
|
Part
I, A.3
|
A
tramway and its associated stations
|
EFTS
|
|
DP5
|
Part
I, A.8
|
A
road or railway bridge more than 100 m in length between abutments
|
Construction
of slip roads at the TYST Interchange
|
|
DP6
|
Part
I, A.9
|
A road
fully enclosed by decking above and by structure on the sides for more than
100 m
|
Construction
of partly depressed road / underpass
located at TSWW Interchange and full enclosures at TYST Interchange
|
|
DP7 [1]
(by
others)
|
Part
I, F.2
|
Sewage
treatment works with an installed capacity of more than 5,000 m3
per day and located at less than 200 m from existing / planned receivers
|
Construction
of YLS STW (Site OU3.3)
|
|
DP8
|
Part
I, F.3(b)
|
A sewage
pumping station with an installed capacity of more than 2,000 m3
per day and located at less than 150 m from existing / planned receivers
|
Construction
of two Sewage Pumping Stations (SPSs) (Sites OU1.12 and OU2.2)
|
|
DP9 [1]
(by
others)
|
Part
I, F.4
|
An
activity for the reuse of treated sewage effluent from a treatment plant
|
Construction
of Reclaimed Water Service Reservoir for reuse of reclaimed water
|
|
DP10
|
Part
I, I.1(b)(vii)
|
A
drainage channel or river training and diversion works less than 300 m from
the nearest boundary of an existing conservation area
|
Yuen
Long Nullah revitalisation/decking along Kung Um Road and Kiu Hing Road
|
Notes:
[1] The project element is a
separate DP to be constructed and operated by the future relevant project proponents.
The future relevant project proponents shall conduct separate studies,
including EIA for approval under the EIA Ordinance if necessary, to determine
its feasibility and implementation programme. However, the site formation works
for this DP will be covered in this EIA.
2.6.1.2
Apart from the above key project items, a number of
non-DP associated infrastructure such as retention tank, reedbed/ retention
pond, retention lake, Hillside River Corridor, gravity sewer/ rising main,
drainage, fresh water supply, flushing water supply, and community facilities
supporting the development such as cycle track network and bicycle parking
areas are also included in the development.
2.7
Green Initiatives, Project Benefits and
Environmental Initiatives
2.7.1
Green
Initiatives
2.7.1.1
The vision of the Project is to create a
sustainable, green and liveable community provided with supporting
infrastructure to cater for future development needs.
2.7.1.2
With the increasing awareness on
sustainable development, green building design, energy-efficient features and
renewable energy technologies within the PDA have also been duly considered.
The Project has adopted a sustainable strategy in the guiding principles, in
respect of town planning, urban design, transportation and blue-green
infrastructure for a creation of a sustainable community. Within the PDA, green
mobility is promoted through the reservation of space for EFTS, and
comprehensive pedestrian walkways and cycle track networks.
2.7.1.3
In addition to green transport
management, a comprehensive water management system including sewerage,
drainage and water resources infrastructure has been recommended. To promote
sustainable use of water, opportunities for reuse of TSE as reclaimed water for
non-potable uses such as toilet flushing within the PDA and adjacent
developments have been considered. Blue-green infrastructure, such as the
retention tank, reedbed/ retention pond, retention lake and Hillside River
Corridor to collect runoffs from terrains, will be used for temporary storage
of stormwater.
2.7.1.4
As part of the urban design initiative,
sections of the existing Yuen Long (West) Nullah, Tin Tsuen Channel, and Yuen
Long Nullah are proposed to be revitalised. After the revitalisation, these
nullahs would provide an aesthetic environment for the local community. The
nullahs will provide a rural, natural sensation in the urban community and act
as key north-to-south connectivity corridors together with provisions of
pedestrian walkway and cycle track networks.
2.7.1.5
Subject to further review, the above
green initiatives will be implemented for future developments.
2.7.1.6
The proposed green initiatives are
summarised in Table 2.4 under the
following themes: Green Mobility, Comprehensive Water Management, Solid Waste
Management, Sustainable Drainage System, and Green Energy Saving.
Table 2.4 Proposed
Green Initiatives
|
Themes
|
Green Initiatives
|
|
Green Mobility
|
Create a compact and walkable urban development by
concentrating population, key economic activities and major community
facilities within walking distance of public transport nodes.
|
|
Create local communities with easily accessible
daily necessities to promote walking.
|
|
Provide comprehensive, convenient and attractive
cycle track and pedestrian walkway networks with supporting facilities such
as bicycle parking areas and footbridges, crossing facilities and rest areas,
etc. to promote walkability and cycle friendliness. The total length of new
cycle tracks within the PDA is approximately 11 km.
|
|
Provide Employment Belt to increase the local
employment opportunities and hence reduce the need for commuting traffic and
subsequently the generation of vehicular noise and air pollutant emissions.
|
|
Comprehensive Water Management
|
Incorporate dual process of tertiary and secondary
plus treatment at the proposed YLS STW allowing TSE to be reused as reclaimed
water as much as practicable.
|
|
Reuse of TSE as reclaimed water for non-potable uses
such as toilet flushing.
|
|
Solid Waste Management
|
Reductions in the amount of municipal solid waste
generated and disposed of through an onsite waste management plan including
local recycling of organic waste, local recycling of glass for building
blocks production and source separation of recyclables.
|
|
Explore the feasibility to adopt automatic
refuse collection system to reduce fuel use, odour and noise of waste
transport.
|
|
Sustainable Drainage System
|
Provide flood retention facilities as a regulating
measure to overall drainage system and as a microclimate cooling mechanism
through integrated design with the open space system for public enjoyment.
|
|
Combine flood retention facility with Hillside River
Corridor with Scenic Cycle Track, which formed part of the blue-green
infrastructure of the area. The Scenic Cycle Track would complement the
blue-green network to maximise opportunity for public enjoyment of the
natural landscape scenery and for recreation activities.
|
|
Collect rainwater for non-potable purposes for
buildings.
|
|
Revitalise northern section of Yuen Long Nullah
within the PDA by partial decking and adopt comprehensive regeneration design
along the whole drainage system. The ecological system and aesthetic value
along southern section of Yuen Long Nullah, Yuen Long (West) Nullah and Tin
Tsuen Channel will be enhanced with pedestrian walkways and cycle tracks
introduced. The total length of nullahs revitalised is approximately 4.5 km.
|
|
Regenerate sections of nullahs as the major green
spines, breezeways and view corridors and enable better integration between
different neighbourhoods.
|
|
Green Energy Saving
|
Encourage environmentally friendly building design
and materials, and energy-saving installations such as solar hot water
systems.
|
|
Appropriate active and passive measure for
energy efficient building design during construction and operation phases.
|
|
Promote certification under BEAM Plus or other
equivalent accreditations for all new buildings.
|
|
Explore development of community gardens in open
space and amenity areas to promote green living.
|
2.7.2
Benefits of
the Project
2.7.2.1
The PDA
contains many brownfield sites (including open storage yards,
warehouses, industrial workshops, etc.) as well as villages, residential
settlements, agricultural land and vacant land. The brownfield sites have created
considerable environmental, traffic, visual, and other nuisance to the
neighbouring communities. One of the overarching objectives of the Project is
to transform these brownfield sites to more optimal uses and better land
utilisation for development and promote urban-rural symbiosis. The development
of the Project could result in the following direct benefits:
·
Alleviate Scarcity of Housing Supply – The Project will provide about 28,500 new flats,
with a ratio of almost 6:4 between public housing (including public rental
housing and subsidised sale flat) and private housing. This will provide a
variety of housing types, responding to the needs of the community and
improving the quality of life.
·
Create Local Job Opportunities – Approximately 10,500 new job places would be
generated upon full development of the Project, through a mix of the proposed
industrial workshop and storage, commercial, community, and government land
uses. To take advantage of the close connection with highway network and reduce
environmental impacts on the residential neighbourhood, an Employment Belt is
designated along YLH for storage and workshop uses. These planned uses will
provide local employment opportunities as well as ease congestion at the
commuting corridors between the NWNT and the urban areas. Both the existing and
planned population will be benefited from these new job opportunities.
·
Commercial Provision to Meet Local Needs – Commercial
uses would be allowed on the lower floors within the residential zones, and in
mixed commercial and residential developments. The mixed-use developments incorporated with PTI are planned at three locations to serve
different parts of the PDA, i.e. one in each of the three Areas. These PTIs are all located near the existing villages. The
commercial area would provide space for shops including street-front shops and
restaurants. The commercial facilities in YLS could add vibrancy to the area
and alleviate the commuting needs of YLS residents and the existing residents
and villagers in the vicinity of YLS.
·
Provide Spaces for Storage and Workshop – The Employment Belt in Area 1 provides a major
local employment cluster. About 11 ha of land are reserved for storage,
workshop and open storage uses. This provides a designated area for the
consolidation of brownfield activities within the PDA.
·
Provide G/IC Facilities – The Project has proposed various G/IC facilities
including clinic, community hall, police station, divisional fire station and
ambulance depot, post office, sports
centre and market, educational facilities, social welfare facilities,
recreation facilities, etc. All these facilities will serve both existing rural
communities and the planned population.
2.7.3
Environmental
Initiatives
2.7.3.1
Environmental
considerations have been key factors in the planning of the YLS PDA. Throughout the whole formulation process of the RODP, environmental
impacts as well as benefits are both identified and critically considered. Through
appropriate integration of proposed land uses into the plan, the Project offers
potential environmental initiatives both to conserve existing environmental
resources and, where opportunities exist, to enhance and upgrade the
environment on various fronts. The environmental initiatives that the Project
offers are summarised below and are illustrated in Figure 2.4:
·
Minimise
industrial / residential interface;
·
Conservation
of egretry and other ecological resources;
·
Reducing
commuting traffic by providing local employment opportunities;
·
Revitalisation
of nullahs;
·
Rezoning of
degraded brownfield sites for development;
·
Providing
sewerage system within the PDA and STW;
·
Reuse of
reclaimed water;
·
Providing sustainable drainage system within the
PDA;
·
Protection of
watercourses of higher ecological value;
·
Providing greening for the PDA;
·
Preservation
of agricultural land, secondary woodland and integration with natural greenery;
·
Encouraging
green commuting within and beyond the PDA;
·
Clearance of
existing odour sources; and
·
Catering for
the future e-buses and electric vehicles.
Minimise Industrial / Residential Interface
2.7.3.2
One of the
objectives of developing the Project is to convert those brownfield sites
within the PDA to more optimal uses and improve the overall environment of the
area. The proposed multi-storey buildings in the Employment Belt near YLH would
accommodate the brownfield operations. The Employment Belt next
to the YLH will provide convenient access to the strategic highway network.
Through consolidation of the brownfield operations in the Employment Belt, this will help to alleviate existing
industrial/residential interface issues resulting from existing brownfield
operations. Also, the freight traffic would not need to travel through the
residential neighbourhood in the PDA. Also, these multi-storey buildings would
serve as a physical barrier to reduce industrial noise from the existing
industrial zone outside the PDA near Fui Sha Wai and the road traffic noise
from YLH.
Conservation of Egretry and other Ecological
Resources
2.7.3.3
An active egretry near Pak Sha Tsuen,
woodland patches and a large piece of agricultural land near TYST, and few
sections of watercourses of higher ecological value were found within and near
the PDA, and the RODP has proposed to conserve them.
Reducing Commuting Traffic by Providing Local
Employment Opportunities
2.7.3.4
It is anticipated that about 10,500 jobs
will be created and these local job opportunities can help reduce commuting
traffic from both existing and planned population and hence the associate air
emissions and traffic noise nuisance for the existing sensitive receivers along
the commuting routes would be reduced.
Conceptual Diagram of Revitalised River Channels (Overview)
Conceptual Diagram of Revitalised Yuen Long Nullah
(Southern Section)
Rezoning of Degraded Brownfield Sites for
Development
2.7.3.7
Currently, approximately 100 ha of
originally agricultural land within the PDA have already been disturbed by
brownfield operations. These degraded
brownfield sites are being used for open storage and rural workshop purposes
will be zoned for other uses including open space, residential, G/IC, etc.
Aerial Photo of
Existing Brownfield Sites
Providing Sewer System within the PDA and STW
2.7.3.8
Majority part of the PDA is currently
without any centralised sewage treatment facilities, and some of the
watercourses may be subject to discharges from various sources such as
livestock farms, unsewered village houses and industrial establishments. With the proposed YLS STW implemented under
the Project, all the areas within the PDA boundary will be provided with sewers
that convey the sewage to the new STW. Hence, all existing unsewered population
within the PDA will be sewered and the watercourses in the vicinity are
anticipated to have potential benefits from the improvement in water quality
for the benefit of the wider community.
Existing village houses
Reuse of Reclaimed Water
2.7.3.9
Due to the scarce pollution credit in the
Deep Bay Water Control Zone (WCZ), reuse of TSE as reclaimed water will be
implemented for the PDA and adjacent developments for non-potable uses such as
toilet flushing, while the surplus TSE will be discharged from YLS
STW to the existing inlet chamber of the NWNT effluent tunnel at San Wai for
discharging to the Urmston Road submarine outfall. A small amount
of TSE will be separately discharged to the reedbed adjoining to the proposed YLS STW for
further polishing before entering the revitalised Yuen Long Nullah for
creation of water bodies. The TSE to be discharged to Yuen Long Nullah has been
properly considered to ensure that there is no net increase in pollution
loading in the Deep Bay WCZ.
Providing Sustainable Drainage System within the
PDA
2.7.3.10 Flood
retention facilities such as flood retention tank/ lake/ pond are proposed to
cater for the additional runoff caused by the PDA. These storage devices
retard residence time and alleviate peak flows. Instead of expelling flood water,
these measures hold up water and therefore can maintain steady river flows
during drier periods. These measures will also serve for amenity purposes and enhance the
landscape and visual environment.
Retention
Tank
2.7.3.11 A retention
tank at Area 1 has been proposed to attenuate the peak flow, such that the peak
outflow to the existing Yuen Long (West) Nullah would attain insignificant
change in flow rate. The area and storage volume of the retention tank in Area
1 are about 2,000 m2 and 10,500 m3 respectively.
Sustainable drainage
system
Hillside
River Corridor and Retention Lake
2.7.3.12 A retention
lake and Hillside River Corridor have also been proposed at the upstream of Tin
Tsuen channel (along Lam Tai East/West Road) to temporarily store the 50 year
peak runoff from the existing hillside catchment and catchments from proposed
development in Areas 2 and 3. The area and storage volume of the retention lake
are approximately 0.6 ha and 13,000 m3 respectively. The Hillside
River Corridor runs along the PDA boundary and is about 575m and 0.37ha, with a
storage volume of about 3,200m3.
Photomontage
of the Hillside River Corridor and the Retention Lake
Reedbed/
Retention Pond
2.7.3.13 A
reedbed/ retention pond of approximately 4 ha has been proposed at the south of
Area 3. The reedbed can act as a sponge that traps and slowly releases surface
water. Reeds can slow the speed of stormwater and distribute slowly over the
area. In addition to the benefits of flood control, the permeability of reedbed
allows infiltration of rain water that replenishes groundwater. This reedbed
also serves as a visual element for the local community. The reedbed can
provide ecological enhancement to the area providing foraging opportunities and
shelter for a suite of aquatic fauna, and in particular, wetland dependent
birds.
Protection of Watercourses of Higher Ecological
Value
2.7.3.14 Three watercourses with endemic crab species (e.g. S. zanklon) have been identified within
the PDA (see EIA Report Chapter 8
for more details). However, under the current statutory plans, these
watercourses presently lack appropriate protection.
2.7.3.15 In order to avoid direct impact on these
watercourses, a conservation zoning of “GB(1)” covering 15 m buffer on both
sides of the streams is proposed along the streams identified with endemic crab
species. This would cover two sections of watercourses with a total length of
about 1.6 km in Area 1, and one section of about 310 m in Area 3 of the PDA.
Providing Greening for the PDA
2.7.3.16 Greening
is also another key consideration in formulating the RODP. According to the
current proposal, a Green Zone of about 15 ha to preserve the existing
agricultural land has been designated to enhance the local character, green
landscape and linkage between urban and rural areas. In addition to the Green Zone, greening
space/planting would be provided in the open space, amenity areas, along the
Hillside River Corridor and reedbed/ retention pond.
Preservation of Agricultural Land, Secondary
Woodland and Integration with Natural Greenery
2.7.3.17 YLS was thrived with agricultural activities in the
1960’s, attributed to the open and fertile plain with easily accessible water
for irrigation. Despite most of the agricultural land had been converted into
other landuses or become abandoned over the decades, a cluster of mixed dry and
wet agricultural land (about 11 ha in total) is being retained at the southeast
portion of Area 1 (the Green Zone). Besides, two patches of secondary woodland
in Area 1 and the strips of land along the southwestern boundary of Area 1
which are part of woodland of the hillslope are preserved and zoned “Green
Belt” (“GB”).
2.7.3.18 The proposed “AGR” zone presently borders a large
piece of mature secondary woodland to the south (about 18 ha), and adjoins
continuous shrubland/grassland to the west which further extends to the Tai Lam
Country Park. Preservation of the agricultural land and secondary woodland
would improve visual links to natural terrain and landscape features in the
surrounding.
Preservation of Agricultural Lands and Provide Open space and Amenity Areas
Encouraging Green Commuting and Walking within and
beyond the PDA
2.7.3.19 Comprehensive networks of pedestrian walkways and
cycle tracks are planned within the PDA to promote green commuting. Key
pedestrian corridors will be provided with amenity planting to enhance the
walking environment for pedestrians. Besides, cycle tracks of about 11km will
also be built across the PDA and be connected to other districts such as Ping
Shan, Tin Shui Wai New Town and Yuen Long New Town. There are two connection
points between the proposed cycling network of the PDA and the external
existing / planned cycle tracks. One of the connection points is along Fui Sha
Wai South Road near TSWW Interchange, and the other one is along west of Long
Tin Road near TYST Interchange. Cycling track and pedestrian walkway networks are also proposed to connect the PDA with Tai Lam Country Park. All
these measures are proposed to facilitate walking and cycling activities across
the PDA and in the wider community.
2.7.3.20 During the formulation of the RODP, space has been
reserved for a possible introduction of an EFTS within the PDA. In the event that a possible EFTS being considered
for the HSK NDA is extended to YLS, the extension could run along the reserved
space to serve the YLS PDA. If such a
system is introduced, this would
give the YLS community another green transport option and more enhanced
transport connection to the HSK NDA.
2.7.3.21 Currently, there is a lack of commercial and
community facilities within the PDA and residents have to travel to Yuen Long
New Town for their daily necessities. The RODP has planned commercial space for
retail facilities and has planned G/IC facilities such as educational uses,
sports and recreational facilities, elderly homes, clinic and community hall,
etc. These facilities can reduce travel distance/trips of both existing and
future residents of the near community to Yuen Long New Town. These provisions
can also relieve the stress on public transport systems and minimise the
associated environmental issues. All these facilities would be shared by both
the existing rural communities and the planned populations and hence promotes
the urban-rural symbiosis which could be further enhanced through improvement
of village access to the PDA.
|
Environmentally-friendly Modes of Transport
|
Clearance of Existing Odour Sources
2.7.3.22 Currently, there are six livestock farms in the PDA, including three pig
farms and three chicken farms. Three livestock farms (one pig farm and two
chicken farms) that are located in the central locations of the PDA have
inevitably to be cleared. The chicken farms could not be relocated due to
statutory restriction. In order to strike a balance among public opinions, to
minimise anticipated interface issue with existing and future residents and to
minimise odour impact, only one chicken farm located at the most southern
fringe of the PDA is retained. Sufficient buffer area has been reserved in the
RODP to mitigate for odour impact due to the retained chicken farm.
2.7.3.23 For the two pig farms located at the southern end of Kung Um Road,
taking into account the adverse odour impact and the opinions of the public,
the two pig farms at the southern end of Kung Um Road could not be retained
under the RODP. The areas are rezoned as “G” for government depot and serve as
part of the buffer between the retained chicken farm and sensitive land uses.
Catering for the Future E-buses and Electric Vehicles
2.7.3.24 Although the feasibility and implementation issues
of adopting e-buses in Hong Kong are yet to be demonstrated, it would be
important to have a space provision for charging facilities within the new
PTIs. According to the current landuse planning, there will be a total of 4
PTIs – 3 within the PDA and 1 outside the PDA near Yoho Midtown. These new PTIs
will be designed with sufficient space to allow for the installation of
charging facilities by the bus operators in a timely manner. Furthermore,
the rapid technology development in this field has encouraged the promotion of
using electric vehicles (EVs) to combat roadside air pollution problems. Apart
from the assignation of charging facilities for e-buses within the new PTIs, it
is also suggested to include EV charging facilities in car parks of the new
private and public residential developments. This provision in the new developments will serve as an environmental
benefit to help reduce vehicular emission in the future.
2.8
Development Programme of the Project
2.8.1.1
In order to ensure a balanced and programmed
development with orderly rehousing/relocation of qualified clearees, the PDA
including the associated engineering infrastructure is proposed to be divided into four main stages for implementation as
illustrated in Figure 2.5. The
target for first population intake of the development is Year 2027.
Key
Developments in Stage 1
2.8.1.2
Stage 1
involves fast track delivery of an initial public housing site at the northern
part of the PDA next to Kung Um Road to facilitate first intake of population
in 2027. In addition, two Village
Re-site Areas will be needed in Stage 1 for re-provisioning of private
lots, which are subjected to Village Removal Terms (VRT), affected in the later
Stage 2 development.
2.8.1.3
New road connection from the initial housing
site to existing Tai Kei Leng Road and road improvement and partial nullah
decking along Yuen Long Nullah to the northern most section Kung Um Road/Kiu
Hing Road from YLH to
Shap Pat Heung Road will also be carried out in Stage 1 to improve traffic
connectivity for the initial development.
Key Developments in Stage 2
2.8.1.4
Stage 2 is mainly for developing the
remaining developments in the northern part of the PDA next to Kung Um Road and
the Employment Belt at TYST for multi-storey
buildings and
open storage site.
2.8.1.5
To support the main thrust of the YLS
development, major infrastructure works including modification of TYST
Interchange, construction of the slip roads and its PTI at Yuen Ching Road,
STW, new sewer from YLS STW to
the existing inlet chamber of the NWNT effluent tunnel at San Wai for
discharging to the Urmston Road submarine outfall, SPSs, Reclaimed Water
Service Reservoir, partial decking and revitalisation of Yuen Long Nullah to
the south of YLH and road improvement works
at the southern Kiu Hing Road and Wong Nai Tun Tsuen Road will be carried out
in the Stage 2 development.
2.8.1.6
For re-provisioning of private lots which
are subjected to VRT and to be affected in Stage 3, another Village Resite Area
in southern part of PDA along Kung Um Road will also be needed at this stage.
Key Developments in Stage 3
2.8.1.7
Stage 3 is mainly for developing the sites
and the associated infrastructure in the southern part of the YLS PDA along
Kung Um Road, including the Hillside River Corridor, reedbed/ retention pond,
and retention lake.
Key Developments in Stage 4
2.8.1.8
The final Stage 4 is mainly for developing
the sites in the PDA at TYST. Major
works for modification of TSWW Interchange is programmed to be carried out this
later Stage 4 to avoid substantial traffic impact and diversions of undertaking
modification of TYST and TSWW Interchanges at the same time.
3
Summary of
Key Findings in EIA Study
3.1
Approach
to Environmental Impact Assessment
3.1.1.1
The EIA process provides a means of identifying,
assessing and reporting the environmental impacts and benefits of the Project.
It is an iterative process that has been followed in parallel with the design
process to identify the potential environmental effects of various design
options, and develop alternatives as well as mitigation measures to be
incorporated into the design, construction and operation of the Project.
Feedback and advice obtained from the various CE activities have been
considered and incorporated into the EIA process where appropriate. Suitable
measures have been proposed to avoid some potential environmental impacts, or
to minimise or mitigate to acceptable levels. In addition, environmental
initiatives have been incorporated into the Project as far as practicable.
3.2
Air Quality
3.2.1
Introduction
3.2.1.1
Potential air quality impacts
associated with the construction and operation phases of the Project have been assessed in accordance with the criteria
and guidelines as stated in the requirements given in Section 3.4.1 and Appendix
B of the EIA Study Brief, as well as Section 1 of Annex 4 and Annex 12 of the Technical
Memorandum on EIA Process
issued under the EIA Ordinance (EIAO-TM).
3.2.1.2
Quantitative assessments using the relevant
air models approved by
EPD have
been conducted for both the
construction and operation phase impact assessments. Cumulative air quality impact has
been determined.
3.2.2
Construction Phase
3.2.2.1
The key activities that could potentially result in dust emissions
during construction phase of the Project have been identified. These activities include site
clearance, soil excavation, backfilling, site formation and wind erosion of
open sites. In addition, construction dust emissions from concurrent projects have also been identified and included in the cumulative air quality impact
assessment where appropriate. The assessment has included representative Air Sensitive
Receivers (ASRs) in the vicinity and considered the relevant air pollutants, including Total Suspended Particulates (TSP), Respirable Suspended
Particulates (RSP) and Fine Suspended Particulates (FSP).
3.2.2.2
Assessment
results indicate that, with the implementation of the mitigation
measures as stipulated in the Air Pollution Control (Construction Dust)
Regulation and dust control measures (i.e. watering once per hour on exposed
worksites and haul road, good site practices and environmental monitoring and
audit (EM&A) programme), the predicted concentrations of TSP, RSP and FSP
at representative ASRs would comply with AQOs and EIAO-TM.
3.2.2.3
A summary of the
predicted concentrations for key representative air pollutants after the
implementation of mitigation measures is tabulated below:
Table 3.1 Summary
of Construction Dust Impacts (after implementation of mitigation measures)
|
ASRs
|
TSP Conc.
(μg/m3)
|
RSP Conc.
(μg/m3)
|
FSP Conc.
(μg/m3)
|
AQOs /
EIAO-TM Compliance
|
|
Max. 1-hour
|
10th
highest 24-hour
|
Annual
|
10th
highest 24-hour
|
Annual
|
|
(500)
|
(100)
|
(50)
|
(75)
|
(35)
|
|
Planned / Existing ASRs (outside PDA)
|
199-465
|
81-99
|
35-48
|
61-66
|
25-28
|
Yes
|
|
Existing ASRs
(within PDA)
|
223-456
|
87-100
|
38-48
|
63-65
|
26-28
|
Yes
|
|
Planned ASRs
|
220-341
|
84-95
|
36-41
|
62-65
|
25-26
|
Yes
|
Note: Respective criteria of each pollutant are given
in ( ).
3.2.2.4
The mostly affected receivers would be those
in the immediate vicinity of construction sites during the period with heavy
construction activities. However, no adverse residual air quality impact during
construction phase is anticipated when all the proposed mitigation measures are
implemented.
3.2.3
Operation Phase
3.2.3.1
Key existing and planned / committed air
pollution sources in the vicinity of the Project during operation phase include
the vehicular emission from neighbouring roads such as YLH, Castle Peak Road,
etc., as well as various industrial emissions. The assessment has also
considered other emission sources that would have certain influence on the
background air quality level, including territory wide vehicular emission,
power plants as well as regional emission from the Pearl River Delta. Key
representative air pollutants include Nitrogen Dioxide (NO2), RSP
and FSP.
3.2.3.2
During the course of formulating the RODP,
air quality impact on the newly introduced population in the YLS PDA is one of
the key concerns given the close proximity to the heavily trafficked YLH.
Sufficient buffer distance from YLH has been provided for the planned
residential ASRs. For example, a separation
distance of at least 100m between YLH and the residential buildings will be
provided. Nevertheless, quantitative assessment has been conducted according to
Appendix B of the EIA Study Brief. Assessment results indicate that the
cumulative air quality impact during operation phase in Years 2027 and 2042
would comply with the AQOs. Hence, the operation of the Project
will not result
in adverse residual air quality impacts and mitigation measures are
therefore not required. A summary of the predicted concentrations for key
representative air pollutants is given below.
Table 3.2 Summary of Predicted
Concentrations for Key Representative Air Pollutants
|
Area
|
NO2
Conc. (μg/m3)
|
RSP Conc.
(μg/m3)
|
FSP Conc.
(μg/m3)
|
AQO
Compliance
|
|
19th
highest 1-hour
|
Annual
|
10th
highest 24-hour
|
Annual
|
10th
highest 24-hour
|
Annual
|
|
(200)
|
(40)
|
(100)
|
(50)
|
(75)
|
(35)
|
|
Year 2027
|
|
Planned / Existing ASRs (outside PDA)
|
90-135
|
18-38
|
81-90
|
35-40
|
61-64
|
25-27
|
Yes
|
|
Existing ASRs
(within PDA)
|
99-118
|
22-29
|
81-83
|
35
|
61-62
|
25
|
Yes
|
|
Planned ASRs
|
107-115
|
22-28
|
82
|
35
|
61
|
25
|
Yes
|
|
Year 2042
|
|
Planned / Existing ASRs (outside PDA)
|
92-125
|
17-33
|
81-90
|
35-40
|
61-64
|
25-27
|
Yes
|
|
Existing ASRs
(within PDA)
|
98-109
|
23-28
|
81-83
|
35
|
61-62
|
25
|
Yes
|
|
Planned ASRs
|
91-116
|
20-29
|
81-85
|
35-36
|
61-64
|
25
|
Yes
|
Note: Respective criteria of each pollutant are given in ().
3.2.3.3
Higher pollutant concentrations (e.g. annual
NO2) are generally predicted at existing ASRs located adjacent to
the major roads (including YLH, Long Tin Road, Hung Tin Road, Castle Peak Road,
etc.), such as Hung Fuk Estate, Uptown, Yoho Midtown, etc. For planned residential and
educational ASRs in
the PDA, with sufficient setback distance between YLH, the predicted pollutant
concentrations are lower than the existing ASRs.
3.2.4
Odour Impact
3.2.4.1
Quantitative
odour impact assessment has also been conducted, taking into account the
proposed YLS STW and existing chicken farm at the southern fringe of the PDA to
be retained under the RODP. It is concluded that the predicted cumulative odour
concentrations on all planned ASRs would comply with the criteria during the
operation phase of the Project.
3.2.4.2
For
the cumulative odour impact on existing receivers, it should be noted that,
without the Project in place, existing sensitive receivers are subject to odour
impact from a total of 6 livestock farms in the YLS PDA. Based on the RODP, 5
existing livestock farms within the Project site will be removed under this
Project and this will reduce the total odour emissions in the area and improve
the odour conditions in future from existing situation. On the other hand, the
proposed STW, which would be implemented with odour removal facilities, would
only cause insignificant contribution. It is anticipated that, with
implementation of this Project, there will likely be a net improvement in the
odour condition on the existing ASRs in the area during operation phase of this
Project.
3.2.4.3
For
the odour exceedance expected at planned sites zoned “DO”, it is proposed that
this area to be designed as non-air sensitive use. No exceedance of the EIAO-TM
odour criterion would be expected. Besides, no adverse odour impact from the
operation of the two planned SPSs and refuse collection points would be
anticipated with the implementation of good site practices and/or proposed
mitigation measures including enclosing the odourous facilities, provision of
deodourising units for treatment of odour before discharging.
3.3
Noise Impact
3.3.1
Introduction
3.3.1.1
Potential noise impacts associated with the construction and operation phases of the Project
have been assessed in accordance with the criteria
and guidelines as stated in the requirements given in Section 3.4.2 and Appendix
C of the EIA Study Brief, as well as Annex 5 and Annex 13 of the EIAO-TM.
3.3.1.2
Impacts
from construction noise, road traffic noise, fixed noise and rail noise have been quantitatively determined with relevant
models and calculations.
3.3.1.3
On the RODP, the Employment Belt with multi-storey buildings is located between residential developments
in Area 1 and adjoining YLH to provide noise screening. This has helped to
avoid fixed noise from the existing industrial zone near Fui Sha Wai and
traffic noise impacts from YLH as much as practicable at the outset.
3.3.2
Construction Phase
Construction Noise
3.3.2.1
Construction noise associated with the use
of powered mechanical equipment (PME) for different stages of construction has
been assessed. With the implementation of practical mitigation measures
including good site management practices, use of movable noise barrier, full
enclosure and retractable barrier, use of “quiet” plant and working method, the
predicted construction noise impact would be 49-75 dB(A) and 57-63 dB(A) for
existing residential and educational Noise Sensitive Receivers (NSRs)
respectively, and 60-75 dB(A) and 57 dB(A) for planned residential and
educational NSRs respectively. Hence,
adverse construction noise impacts are not anticipated.
3.3.3
Operation Phase
Road Traffic Noise
3.3.3.1
The road traffic from both existing and
planned roads would generate road traffic noise that would have impacts on the
planned and existing NSRs. Existing
roads that have been included in the assessment include YLH, Long Tin Road,
Kung Um Road and planned roads under the Project including those internal roads
inside PDA and Road D1 and D2, and new roads outside the PDA including TYST
Interchange and TSWW Interchange, and slip road connecting to Shap Pat Heung
Road. Kung Um Road and TYST Road will have road improvements to increase the
carriageway width to standard width 6.75m but will remain same configuration.
3.3.3.2
Operation road traffic noise impact on
existing and planned NSRs within the PDA have been predicted for the respective
assessment years at Year 2027, 2033 and 2053. Results indicate that the noise
impacts can be mitigated by a combination of noise mitigation measures
including i) absorptive vertical barriers and cantilevered noise barriers along
some sections of Project roads and Kung Um Road; ii) Low noise road surfacing (LNRS)
on some road sections; iii) semi-enclosures/ full enclosures at primary
distributor roads at TYST Interchange and Kung Um Road; iv) nullah features /
barriers along some sections of Yuen Long Nullah (Kiu Hing Road); v) provision of acoustic windows for some planned
public and private housing; and vi) alternative building orientation for some
planned schools are proposed to alleviate adverse traffic noise impact on the
affected NSRs. These mitigation measures will also ensure that the noise levels
caused by Project roads are within the respective noise criteria. With all the
proposed mitigation measures in place, the façade noise levels at all the
planned NSRs would comply with the respective noise criteria. A summary of the
predicted road traffic noise impacts is given below.
Table 3.3 Summary of Predicted Road
Traffic Noise Impacts
|
Uses
|
Predicted Overall L10
1hr, dB(A)
|
Criterion, L10
1hr dB(A)
|
|
Residential
|
47 – 70
|
70
|
|
Educational Institutions
|
53 – 65
|
65
|
3.3.3.3
The noise level from Project roads would
comply with the respective noise criteria and the Project road contribution to
overall noise level of existing residential and educational NSRs inside/
outside PDA would be negligible. Hence, traffic noise impact due to the Project
roads is insignificant after implementing the proposed mitigation
measures. In addition, existing roads
include Kung Um Road, Sha Tseng Road and TYST Road, LNRS would be considered to
address the existing noise impacts from existing roads.
Fixed Noise Sources
3.3.3.4
A number of facilities have been recommended
to support operation of the Project. Some of these proposed facilities are
fixed noise sources that would have potential noise impacts on NSRs. These planned noise sources include
electricity substation, refuse collection points and SPSs, STW, divisional fire
station and ambulance depot, PTIs, sports centre and market, district police
station, sites for storage use, open storage as well as storage and workshop,
retention tank and government reserve (intended for government depot). Other than these planned noise sources,
existing fixed noise sources from industrial zone outside the PDA near Fui Sha
Wai, livestock farm retained in the PDA and Lung Tin SPS would also contribute to noise environment.
3.3.3.5
Noise impact from planned fixed plant could
be effectively mitigated by implementing noise control measure at source during
the detailed design stage. With the adoption of the proposed maximum
permissible sound power levels for the planned fixed plant, the impact noise
levels at representative NSRs would comply with the relevant noise criteria.
Therefore, adverse fixed noise sources impact to the NSRs is not anticipated.
Rail Noise
3.3.3.6
An EFTS may be developed as one of the major
modes of transportation within the PDA. The EFTS within the PDA will be an
extension from the proposed HSK NDA.
3.3.3.7
The future
EFTS may be in the form of rail-based or road-based mode of transport. For conservative assessment, the
rail-based EFTS, which is the worst case scenario from the noise perspective,
is assumed. Results indicate that the
noise impacts on representative NSRs would comply with the noise criteria with
the implementation of various track enhancement measures including the use of
embedded rail and green track with vegetation.
3.3.3.8
As stated in Section
2.6, the EFTS and its associated railway system is a DP under Items
A.2 or A.3 of Schedule 2 of EIAO-TM. A
separate EIA study would therefore be conducted by the future relevant project
proponent to
fulfil all the statutory requirements and procedures under the EIA Ordinance.
3.4
Water Quality
3.4.1
Introduction
3.4.1.1
In accordance with the EIA Study Brief, the study area for the water quality impact assessment
covers the 500 m assessment area from the Project
boundary and the Deep Bay WCZ. Water sensitive
receivers (WSRs) including watercourses and ponds within
the PDA, and hydrologically linked areas that might be affected
by the Project were identified.
The potential impacts to the WSRs during construction and operation phases have
been identified and evaluated. Appropriate mitigation measures have been
recommended to prevent and reduce adverse water quality impact.
3.4.1.2
The criteria
used for evaluating water quality
impacts followed the EIAO-TM, Water Quality
Objectives (WQOs) for
the Deep Bay WCZ and Town
Planning Board Guidelines for Application for Developments within Deep Bay
Area, Under Section 16 of the Town Planning Ordinance (TPB PG-NO. 12C).
3.4.1.3
Assessments
have been performed for both construction and operation phases of the Project.
Concurrent projects for the construction and operation phases were identified
and incorporated into the assessment for cumulative impact where appropriate.
3.4.2
Construction
Phase
3.4.2.1
During the
construction phase, with full implementation of the mitigation measures, no substantial impact is anticipated from surface runoff from construction site and
sewage generated from construction workforce.
3.4.2.2
For the
decking over and revitalisation of existing channel, proper mitigation measures should be adopted, including installation of cofferdam and sheet piles to isolate the
works area from the watercourses, locate any stockpiling area away from
watercourses and provide with bund and tarpaulin. With implementation of
mitigation measures, no substantial impact is anticipated.
3.4.3
Operation Phase
3.4.3.1
During the
operation phase, all the sewage and wastewater generated will be treated in the
proposed YLS STW. This STW will be designed to achieve a treatment capacity of
24,000m3/day in Average Dry Weather Flow. A tertiary level treatment
standard would be adopted to enable for the reuse of reclaimed water while the
rest of sewage is suggested to be treated by secondary plus treatment (with UV
disinfection and 75% nitrogen removal) and discharge to the Urmston Road
submarine outfall without exceeding the pollution loading limit stated in the
approved EIA of “Upgrading and Expansion of San Wai Sewage Treatment Works and
Expansion of Ha Tsuen Pumping Station” (AEIAR-072/2003). For the
reclaimed water, it will be reused in the PDA and adjacent developments for non-potable
uses such as toilet flushing; and only a small amount of TSE will be discharged
to the reedbed adjoining to the proposed YLS STW for further polishing before
entering Yuen Long Nullah. The Project would not generate a net increase
in pollution loading to the receiving water in the Deep Bay WCZ with the
pollution credit gained as presented in Section
3.5.1.2 below. Hence, the policy “No Net Increase in Pollution Loads
Requirement in Deep Bay” would be complied with. Also, the Project would also
bring benefits by providing sewerage infrastructure to the existing unsewered
areas within the PDA.
3.4.3.2
Nevertheless,
contingency measures such as twin rising mains, standby pump and treatment
facilities and dual electricity supply or backup power supply facilities would
be adopted to prevent emergency situation as far as practicable. In the very
unlikely case that all these measures fail, the discharge from the proposed YLS
STW and two SPSs will be delivered to the nearby proposed reedbed and the
nearby channelised nullahs respectively. However, the water quality impact due
to emergency discharge is anticipated to be short-term and thus insignificant.
For other potential water pollution sources arising from the Project such as
maintenance flushing of Reclaimed Water Service Reservoir, wastewater from
industrial and commercial activities, etc., no significant water quality impact
is anticipated with the implementation of mitigation measures.
3.4.3.3
No substantial
residual impact is anticipated during both construction and operation phases of
the Project.
3.5
Sewerage and Sewage Treatment Implications
3.5.1.1
The sewage
flows and loads generation from the PDA are estimated and the proposed sewage
treatment and disposal strategy for YLS are accordingly formulated, which
involve discharging the YLS sewage flows by the proposed sewerage system to a
new STW in the southern part of the PDA for treatment, followed by the reuse of
TSE as reclaimed water for non-potable uses such as toilet flushing within the
PDA and adjacent developments.
3.5.1.2
In compliance
with the strict requirement of “No Net Increase in Pollution Loading” for the
Deep Bay, a small amount of the TSE from YLS STW could be discharged to Yuen
Long Nullah adjacent to the STW as the associated pollution loading has been
offsetted by credit grained from the removal of the existing livestock
farms. Further, a reedbed will be provided to further polish the TSE
before it discharges to Yuen Long Nullah and Deep Bay. The remaining TSE can be
conveyed to the existing inlet chamber of the NWNT effluent tunnel at San Wai
for discharging to the Urmston Road submarine outfall at North Western WCZ.
3.6
Waste Management Implications
3.6.1
Introduction
3.6.1.1
The types of waste that would be generated
during the construction and operation
phases of the Project have been identified. The
potential environmental impacts that may result from these waste materials have been assessed
in accordance with Section 3.4.5 and Appendix F of the EIA Study Brief as well
as the criteria and guidelines outlined in Annex 7 and Annex 15 respectively of the EIAO-TM.
3.6.2
Construction
Phase
3.6.2.1
After considering the compatibility between the
proposed site formation works and the levels of existing villages, potential
waste management implications from the generation of waste during the
construction phase have been evaluated.
The main types of waste that would be generated include construction and
demolition (C&D) materials, chemical waste, general refuse, excavated
sediment and contaminated soil. It has been estimated that 263,200 m3 of
non-inert C&D materials, 602,900 m3 of inert hard C&D
materials, 160,000 m3 of rock, 1,460,000 m3 of inert soft
C&D material, 80,000 m3 of top soil, a few hundred litres of
chemical waste per month, as well as some excavated sediment and contaminated
soil (if any) would be generated.
3.6.2.2
Strategic mitigation measures, including the
opportunity for on-site sorting, reusing C&D materials, etc., are devised
to minimise the surplus materials to be disposed of. Recommendations have been
made for implementation by the contractor during the construction period to
minimise waste generation and off-site disposal. Provided that the waste is
handled, transported and disposed of properly, no adverse environmental impacts
are anticipated.
3.6.3
Operation Phase
3.6.3.1
The main types of waste to be generated during the
operation phase of the Project would consist of municipal solid waste (MSW) and
chemical waste. It is expected that the total amount of MSW generated would be
around 205,200 tonnes per day whilst a minimal amount of chemical waste would
be generated, mainly from maintenance activities on the road networks within
the YLS development and laboratories in educational facilities. The MSW
generated would be diverted to refuse collection points before being
transported to the existing WENT Landfill outside the PDA. Initiatives such as
promoting recycling and providing a 4-bin recycling system would be employed in
order to minimise the amount of MSW to be disposed of at landfill. Provided
that the waste generated in the operation phase is handled, transported and
disposed of properly, no adverse environmental impacts are anticipated.
3.7
Land Contamination
3.7.1
Introduction
3.7.1.1
The potential land contamination issues
associated with the Project have been assessed
by following the guidelines in Sections 3.1 and 3.2 of Annex 19 of the EIAO-TM as specified
in Section 3.4.6 of the EIA Study Brief. In accordance with the requirement set out in
Appendix G of the EIA Study Brief, a Contamination Assessment Plan (CAP) was
prepared for the Project and endorsed by EPD.
3.7.1.2
Desktop study and site reconnaissance surveys were conducted
to determine the past and present land uses, including
potentially contaminative uses, within or in the vicinity of the Project
area. Other relevant
information was also collected
from various government departments.
3.7.2
Potential Impact
3.7.2.1
This land contamination assessment examined the
potential contaminative land use within the PDA and the works areas for the
associated infrastructure. The assessment involved desktop review, site surveys
and the proposed environmental site investigation (SI) and their potential
impacts to future land use.
3.7.2.2
Majority of the potentially contaminated sites
could not be accessed to inspect the site conditions during site walkover at
the time of preparing the EIA report and permission could not be obtained from
the site owners/ operators to carry out the site investigation works. As such,
this land contamination assessment on the potential land contamination was
conducted based on desktop review, review of historical aerial photos and a
number of peripheral site surveys.
3.7.2.3
A total of 697 potentially contaminated
sites were identified, of which over 90% of the potentially contaminated sites
are currently used as open area storage, container storage and warehouse sites.
However, open area storage and container storage usually comprise a large
portion of areas for goods/ container storage with relatively small portion of
potentially contaminating activities such as maintenance of equipment and
vehicles and fuel storage. Warehouse sites may not be contaminated if they are
used to store general packed goods stocks. The contamination (if any) is
therefore expected to be localised if the key types of goods/ stocks stored
within the abovementioned landuses are not potential sources of contamination.
In addition, the land uses of the remaining identified potentially contaminated
sites (less than 10%) are only scattered vehicle maintenance workshops, metal
workshops, waste recycling workshops, etc. which are not large scale polluting
facilities. This further supports that the contamination (if any) would be
localised.
3.7.2.4
The possible chemicals of concern (COCs)
identified at the potentially contaminated sites include Volatile Organic
Compounds (VOCs), Semi Volatile Organic Compounds (SVOCs), Metals, Petroleum
Carbon Ranges (PCRs), Polychlorinated Biphenyls (PCBs), etc. These COCs are
readily treatable with proven remediation techniques in local remediation
experience, e.g. decontamination works at the Cheoy Lee Shipyard. By
implementing the recommended remediation works, any contaminated site (s)
identified within the PDA could be cleaned up prior to construction /
development.
3.7.2.5
The recommended remediation works would not
only minimise the health risk to the future occupants arising from the exposure
of the contaminated soil and/or groundwater, it would also provide the
opportunity to reuse the contaminated materials into useful materials for
backfilling, which results in minimising the amount of waste disposing into the
depleting landfill in Hong Kong and achieving a more sustainable development.
3.7.2.6
Since the potentially contaminated sites are
located in private land lots, SI is unlikely to be carried out at this stage.
In addition, as the sites are still in operation, it is considered not suitable
to carry out the SI at this stage as there may be change in land use prior to
construction for both potentially contaminated sites and other surveyed sites.
In view of this, further site visits to these potentially contaminated sites
are proposed once future development of these sites is confirmed and that site
access is available in order to identify the need for SI for any additional hot
spots as a result of the on-going land contaminating activities. In addition,
re-appraisal would be required for the other surveyed sites, other remaining
areas of the PDA and the works areas for the associated infrastructure to
address any change in land use that may give rise to potential land
contamination issues.
3.7.2.7
Findings from the re-appraisal will be presented in
a supplementary CAP. Upon approval of the supplementary CAP and completion of
the SI works, a Contamination Assessment Report (CAR) would be prepared to
present findings of the SI works. If contamination has been identified, a
Remediation Action Plan (RAP) would be prepared to recommend specific
remediation measures. Upon completion of the remediation works, if any, a
Remediation Report (RR) would also be prepared to demonstrate that the clean-up
works are adequate. The CAR, RAP and RR would be submitted to EPD for approval
prior to commencement of any construction / development works.
3.7.2.8
Upon remediation of the contaminated land,
if any, the Project will have converted previously potentially contaminated
land into safe, usable land fit for development, thus bringing benefits to the
community at large and helping to address Hong Kong’s long-term housing demand
and other land use needs.
3.8
Ecology
3.8.1.1
A desktop literature review and an
ecological survey of at least 9 months have been conducted to establish the
baseline conditions, with field verification surveys conducted in 2013, 2014
and 2016. All these ecological resources identified have been mapped to form
the habitat map.
3.8.1.2
The RODP has preserved all woodland patches
of significant sizes in the PDA and avoided encroachment and fragmentation of
the mature woodland behind Shan Ha Tsuen through locating the road junctions
away from the preserved woodland.
Fragmentation of agricultural land near Shan Ha Tsuen has been minimised
as the integrity of
the agricultural land and linkages with more natural, less disturbed habitats
with higher ecological value to the west and south will still be retained in
the RODP.
3.8.1.3
Based on the available information of the
proposed works in the RODP, only the impacts resulting from loss of hillside
secondary woodland (~2.42 ha in total), which are considered of moderate
severity, will require appropriate ecological mitigation. Given the nature of a
new town extension development, a compensatory woodland planting site (~12 ha)
has been proposed to provide a compensation area ratio of at least 1:1 to
adequately mitigate the impacts from woodland loss.
3.8.1.4
The RODP has also retained three lower
sections of the watercourses which have records of the endemic crab Somanniathelphusa zanklon with 15m
buffer on each side. The land use
alongside these three watercourses has been zoned as “GB(1)” on the RODP. While
S. zanklon were found in the 3 lower sections but not in other sections of
watercourses, given the conservation status of this species, it is necessary to
conduct additional survey prior to the commencement of the respective
construction works for the watercourses. These three watercourses or the
proposed Hillside River Corridor can act as receptor sites should S. zanklon require translocation from
any of those sections of watercourses in the lowland to be lost. The RODP has
also included the enhancement and revitalisation of Yuen Long Nullah, Tin Tsuen Channel and Yuen Long (West)
Nullah, and integration with natural greenery. All of these planning
principles will help enhance the ecological resources in the PDA.
3.8.1.5
To
mitigate for the cumulative loss of watercourses (~465m in total) which are
generally isolated and the loss of these watercourses is considered to result
in Low-moderate ecological impacts, it is proposed that a new watercourse be
created along the hillside of the western boundary of PDA (Hillside River
Corridor in the RODP). This will be approximately 575m long. By intercepting
several hillside watercourses, this new watercourse will provide hydrological
and ecological connectivity to downstream sections.
3.8.1.6
A retention lake, of approximately 0.6 ha,
is proposed at the northern end of the hillside watercourse. Whilst the primary
function of this is to prevent flooding further downstream, there will be
vegetated, sloping banks and the lake is anticipated to always retain
water. Through appropriate design, this
enhancement measure could potentially provide additional foraging habitat for
ardeids that breed in the egretry near Pak Sha Tsuen. Planting of
bamboos and larger tree species could provide suitable nesting substrate for
ardeids.
3.8.1.7
A reedbed/ retention pond with an area of
about 4 ha is proposed to be built at the south of Area 3. A small amount of
the TSE will be conveyed to the reedbed before being discharged into Yuen Long
Nullah. This reedbed can provide ecological enhancement to the area providing
foraging and shelter opportunities for a suite of aquatic fauna, and in
particular, wetland dependent birds, especially with the inclusion of a
freshwater marsh before the outfall.
3.8.1.8
The egretry near Pak Sha Tsuen is over 120 m
away from the proposed site formation and/or construction works and as such
indirect impacts are considered to be low. Impacts to the majority of
flightlines have been avoided by provision of open space zoned “DO”, “LO” and non-building area (NBA) on the
RODP. Within these areas, no buildings above 3-storeys high are permitted and
the land will be used for open space. For flightlines to the northeast of the
egretry, whilst there will be some minor adjustments to the departure direction
of breeding ardeids from the egretry, it is considered that there is sufficient
distance between the egretry and the buildings for birds to make minor
adjustments at the start of the flightline and still continue to foraging
grounds several kilometres to the northeast of the Assessment Area with minimal
disturbance. Additional feeding
opportunities for breeding ardeids may be provided through the creation of the
retention lake, the reedbed/ retention pond and the Hillside River Corridor and
through the protection of the three retained watercourses with buffers zoned
“GB(1)” and the revitalisation of nullahs.
3.8.1.9
Further ecological enhancement can be provided
throughout the scheme by planting of suitable species to offer more resources
to widespread species which commonly occur close to, or within, human
activities. Planting of suitable trees and bamboos, can provide food, nesting
and roosting resources for a wide range of species if carefully considered.
3.9
Fisheries
3.9.1.1
Fisheries baseline was established by
literature review, and supplemented with field verification surveys conducted
in 2013, 2014 and 2016.
3.9.1.2
A comprehensive review of the status of pond
fish culture has been conducted through desktop study and field surveys to
establish the fisheries baseline of the Assessment Area, with the assessment of
fisheries conducted in accordance with the EIAO-TM requirements.
3.9.1.3
Of the total 51 ponds identified in the Assessment
Area, only nine ponds were identified within the PDA
or associated works footprints. These include five shallow farm ponds for
irrigation near Sha Tseng Tsuen in Area 1, a small shallow pond appeared to be
actively managed with uncertain use located to the east of Lam Tai East Road in
Area 2, two abandoned and overgrown ponds located near the southern end of Kung
Kum Road, and an abandoned and dry pond located near the southern end of Long
Hon Road in Area 1 of the PDA. The original farmland adjacent to Sha Tseng
Tsuen will be resumed and converted into “District Open Space” (“DO”) under the
RODP. Therefore, there will be no demand for irrigation from the five shallow
farm ponds after the development. Of these nine ponds identified in the PDA,
the abandoned and dry pond in Area 1 will be preserved in the proposed “GB”
zone in the RODP and the remaining eight ponds will be permanently lost due to
the Project. As all the eight ponds to be lost within the PDA serving
non-fisheries related purposes (of approximately 0.58 ha in total) are small in
overall area, no significant direct fisheries impacts are anticipated from loss
of the pond areas due to construction of the Project.
3.9.1.4
With the separation distance (~150m) from
the nearest boundary of the PDA, no direct or indirect impacts on the two
possibly active fishponds are anticipated during the construction and operation
phases of the Project. As such, no
fisheries mitigation measures are considered necessary. In addition, the
Project will provide a STW and associated sewerage facilities to serve the
proposed development. It is expected that during the operation phase of the
Project, sewage and domestic discharge within the PDA will be properly
collected and treated as detailed in Chapters
6 and 7 of the EIA Report. As such,
no significant indirect impacts are anticipated during the operation phase of
the Project.
3.9.1.5
With the full implementation of the good
site practices to control sewage discharge and site runoff as detailed in Chapter 6 of the EIA Report, no adverse
induced water quality impacts on water sources for potential fish pond sites
are anticipated.
3.10
Landscape and Visual
3.10.1.1 Given
the rural nature of the Project area, the proposed development of the Project will
inevitably result in some landscape and visual impacts during construction and
operation phases. It is not possible to fully mitigate all landscape impacts on
Landscape Resources (LRs) in relation to loss of active agricultural land,
woodland with matured trees and watercourses during the construction period and
early operation stage, mainly as long periods of time are required to
sufficiently compensate for the associated impacts. A tree survey has been carried out, it is
anticipated that 34 numbers of Important Trees (including Potentially
Registerable Old and Valuable Trees (POVTs) and rare/ protected species) are in
direct conflict with the footprint of the Project development. A detailed Tree
Felling Application process will be carried out at a later detailed design
stage, to finalise tree treatment and allocate compensatory planting areas
including open space, parks and streetscape. The landscape character of
affected Landscape Character Areas (LCAs) will be changed by the Project, which
introducing a more urbanised character into the rural context. Providing
compensatory measures are applied, in combination with landscape enhancement
proposed by the RODP such as open space and green network, revitalisation of
nullahs and provision of reedbed/ retention pond, the residual impacts to most
LRs and LCAs can be reduced to slight level eventually.
3.10.1.2 The
overall visual character in YLS area would be changed by the proposed
development after the construction, the recommended mitigation measures are not
be able to compensate the change in character adequately. However, the Project
will bring applicable landscape and visual enhancement for the new development,
and lead to positive change from the current brownfield sites to a
contemporary, planned new town extension, which means the Project can improve
the visual amenity of the majority of Visual Sensitive Receivers (VSRs), the overall change would enhance the compatibility
with the existing visual character of Yuen Long Town. Besides, the enhanced
planting design and revitalised nullahs will help to improve aesthetics and
create a green, quality and liveable community for housing supply and improving
the existing brownfield environment.
3.10.1.3 Cumulative
landscape and visual impacts during construction and operation phases have also
been predicted to be not substantial, including those generated from concurrent
projects.
3.11
Cultural Heritage
3.11.1
Introduction
3.11.1.1 A cultural
heritage impact assessment
has been conducted, including a built heritage
impact assessment and an archaeological impact assessment, to evaluate the impacts on known or potential cultural
heritage resources. The cultural heritage
impact assessment followed
the requirements of Annexes 10
and 19 of the EIAO-TM as well as those set out in Appendix K of the EIA Study
Brief.
3.11.2
Terrestrial Archaeology
3.11.2.1 As
part of the EIA Study, a terrestrial archaeological survey has been conducted
on government land in the TYST area and it was concluded that surveyed areas
were undisturbed until recently, and that the part of the area in the north has
low archaeological potential. For the private land areas that have moderate
archaeological potential within the PDA, they are constrained by accessibility
issues and hence surveys cannot be conducted at this stage. Based on the
Terrestrial Archaeological Survey Proposal and results of the archaeological
survey conducted for this EIA within Area 1 at TYST, it was recommended that
further archaeological survey will be conducted after land resumption on areas
of moderate archaeological potential throughout the PDA. The southern part of
Area 1 at TYST which was inaccessible during the 2015 survey will also be the
subject of archaeological survey on land resumption. The scope and programme of
the proposed archaeological work shall be agreed with AMO. Subject to the
findings of the archaeological work, appropriate mitigation measures would be
proposed by the project proponent in prior agreement with the AMO. For the
areas with low-moderate archaeological potential, AMO should be informed
immediately in case of discovery of antiquities or supposed antiquities in the
course of the construction works. Agreement from AMO would be sought on the
follow-up actions if required.
3.11.2.2 There
is only one Site of Archaeological Interest (SAI) (i.e. Tseung Kong Wai SAI) and one
Archaeological Potential Area (APA) (i.e. Hung Uk Tsuen (South) APA) situated
within the 100m assessment area but outside PDA. Impact on these SAI and APA is
not anticipated.
3.11.3
Built Heritage
3.11.3.1 A
Grade 3 historic building, the Yeung Hau temple, lies within the PDA at TYST
and has been preserved by designating an “IC” zone for the existing building.
There are two declared monuments (Cheung Ancestral Hall at Shan Ha Tsuen and Tang Ancestral Hall at Ha Tsuen) within
100m assessment area but outside PDA. In addition, there are 14 graded historic
buildings, 1 proposed graded historic building and 1 nil-graded historic
buildings are located within 100m assessment area but outside PDA. Impacts on
all these graded historic buildings are not anticipated.
3.11.3.2 In
addition, the presence of the temple - Yeung Hau Temple (Grade 3 historic building),
within the YLS PDA offers the opportunity for heritage promotion within the
community.
4.1.1
General
4.1.1.1
The YLS PDA will become an extension of Yuen
Long New Town for housing purpose and other uses with supporting infrastructure
and community facilities, and to improve the existing environment. The Project
aspires to transform the existing vast extent of brownfield sites consisting of
open storage, port back-up, construction material/machinery storage, car repair
workshops, recycling yards, and rural workshops, etc. which have created
considerable environmental, traffic, visual, and other problems, into a new
town extension with landscaping and greening proposed.
4.1.1.2
This EIA Study has provided an assessment of
the potential environmental impacts associated with the construction and
operation of the Project, based on the engineering design information available
at this stage. This has also included specific assessments for the 7 Schedule 2
DPs.
4.1.1.3
The technical assessments conducted (see EIA
Report Chapter 4 to Chapter 13) have demonstrated that the
following environmental impacts have complied with all the statutory
requirements in EIA Study Brief (EIA SB No.: ESB-246/2012) and EIAO-TM.
·
Air Quality
Impact;
·
Noise Impact;
·
Water Quality
Impact;
·
Sewerage and
Sewage Treatment Implications;
·
Ecological
Impact;
·
Fisheries
Impact;
·
Landscape and
Visual Impacts;
·
Waste Management Implications;
·
Land
Contamination Impact; and
·
Cultural
Heritage Impact.
4.1.1.4
The findings of this EIA Study have
determined the likely nature and extent of environmental impacts predicted to
arise from the construction and operation of the Project. During the EIA
process, environmental mitigation measures have been identified for
incorporation into the planning and design of the Project, to achieve
compliance with environmental legislation and standards during both the
construction and operation phases.
4.1.1.5
Avoidance of environmental impacts has been
one of the key considerations throughout the entire EIA Study. The key
environmental problems that have been avoided and any sensitive areas protected
in the RODP are summarised below.
Protection of Sites of Conservation Importance
·
All the recognised sites of conservation
importance, including Tai Lam Country Park and the Conservation Area have been
avoided and will not be encroached by any developments under the
Project.
Protection of Watercourses of Higher Ecological Value
·
In the
RODP, three streams with endemic crab species including Stream Catchment 7 and
Stream Catchment 6 in Area 1 and Stream Catchment 4 in Area 3 have records of
the crab S. zanklon; these sections
are proposed to be retained with 15 m buffer on both sides of the watercourses,
in which one of the watercourses is proposed to be extended to connect with the
revitalised Yuen Long Nullah.
Protection of Egretry near Pak Sha Tsuen
·
The RODP has
been adjusted to avoid impacts to major flightlines by
introduction of the zonings
of “DO” and “OU (Hillside River Corridor with Scenic Cycle
Track)” and designation of Non-building Area.
Protection of Existing Villages
·
Well-established existing residential clusters have been
preserved on the RODP.
Protection of the Deep Bay Water Quality
·
There will be no net increase in the pollution loading to the Deep Bay
waters, as most of the TSE generated by the Project will be either reused as
reclaimed water or properly disposed of at North Western WCZ and only a small
amount of the TSE will be disposed of at Deep Bay WCZ with the pollution
loading being offset by the pollution credit from the abatement of livestock
farms. In addition, providing new sewerage network in the Project which will
cover the existing unsewered areas within the PDA, and will reduce the
pollution loading to Deep Bay.
·
The provision of sustainable drainage system in YLS
will also avoid direct release of surface runoff into Yuen Long Nullah.
Preservation of Built Heritage
·
Graded
historic buildings have been preserved within the
RODP and the
associated heritage resources are protected.
4.1.1.6
Other than measures to avoid environmental impacts,
efforts have also been exercised to minimise and compensate any unavoidable
impacts. The need for any environmental designs required to mitigate the
associated impacts has been identified and will be implemented as appropriate.
Minimising Landscape and Visual Impact
·
A comprehensive
open space and green network is planned for the PDA which connects
the residential communities of the PDA and links up existing villages with the
proposed housing
developments in the PDA, such as the belts of “LO” zones alongside the existing
villages. The network will enhance the existing rural character through integration and preservation of natural
and landscape resources (such as preserved farmland, secondary woodland) and
provide places for recreation and leisure of both future residents of YLS and
existing villagers. Additionally, a buffer is proposed between the existing
low-rise villages and the new high-rise public and private developments to
address grave concerns of the local villagers on the possible wall effect. This
buffer consists of a 20 m in width green strip, zoned as “LO” and a 10 m in
width low building area along the development sites.
·
Some
green approaches can be adopted to revitalise nullahs and to improve
aesthetic whilst not affecting the hydraulic performance of Yuen Long Nullah
(about 2.5 km) along Kung Um Road / Kiu Hing Road.
·
The
proposed building height and development intensity profile for the Project site
gives due regard to the physical form and setting of the existing and retained
uses. YLS will integrate with its surrounding settings by high density
developments in the north near Yuen Long New Town and transitioning to medium
and low-density developments to the south. This will allow better integration
with the existing / retained areas and enhance the quality of the overall
visual character of the Project area.
Minimising Air Quality Impacts
·
The RODP
has placed the population, key economic activities and major community
facilities within walking distance of mass transit and public transport nodes.
Community neighbourhoods will also be created within easily accessible daily
necessities to promote walking. For planned residential uses under this
Project, sufficient setback distance of at least 100 m to YLH has already been
considered in the RODP. Storage and workshop uses are planned in the area close
to YLH. With the above planning, road traffic and associated vehicular
emissions will be minimised.
·
A total
of five existing livestock farms within the PDA will be removed and only one
chicken farm located at the southern fringe of the PDA could be retained with
buffer area reserved under this Project which would reduce the
total odour impact in the area and improve the air quality conditions in
future.
Minimising Noise Impacts
·
Reducing commuting
traffic by providing local employment opportunities. Taking
advantage of the close connection with the highway network, an Employment Belt
has been proactively proposed along YLH where the area is easily accessible to
the highway and therefore
freight traffic would not need to travel through the residential neighbourhood
in the PDA. Moreover, it is anticipated that about
10,500 jobs will be created and these local job opportunities can help reducing
need for commuting traffic and hence the associated traffic noise nuisance for
the existing sensitive receivers along the commuting routes.
·
Comprehensive networks of pedestrian walkways
and cycle tracks are planned within the PDA to promote green commuting. This
can also relieve the stress on public transport systems and the associated
environmental issues.
·
For the Employment Belt, the setback
distance would be sufficient to abate road traffic noise impacts, the multi-storey
buildings could also serve as a barrier to further reduce the impacts of
road traffic noise from YLH on the residential areas in the southern part of
Area 1.
·
By adoption of covered PTIs, the operation fixed
noise impacts from proposed PTIs to NSRs are avoided/minimised.
·
All NSRs within the RODP would be protected through
various mitigation measures to achieve the statutory traffic noise criteria.
4.1.1.7
Overall, the EIA Study has predicted that
the Project, with the implementation of the avoidance/ mitigation measures,
would be environmentally acceptable with no adverse residual impacts on the
population and environmentally sensitive resources. A number of enhancements
(including open space and green network, revitalised nullahs, reedbed/
retention pond and retention lake, etc.) and environmental benefits (including
providing multi-storey buildings for storage and
workshop near YLH, rearrangement of the
road network to reduce the existing traffic noise and minimise air pollutants
generated from traffic, pollution loading to the Deep Bay waters will be
reduced, as the existing unsewered areas within the PDA will be provided with
new sewerage system) within the PDA are also likely to result from the Project.
