3.1.1
Housing is one of the most important
livelihood issues in Hong Kong to be addressed by the Government. Hence, increasing
housing supply has been one of the major focuses in the Policy Addresses for
last few years. The 2011-2014 Policy
Addresses had identified that increasing production of Public Rental Housing
(PRH) / Subsidised Sale Flats (SSF) as well as land supply for private housing
development would be a key to tackle issues arising from the raising housing
demand. Various measures had been
recommended with an aim to expanding the land resources, which include
exploring the possibility of converting agricultural land in some parts of the New
Territories, currently used for industrial purposes or temporary storage into
land for housing development. In the 2018 Policy Address, the Government shared
the community’s aspiration about the development of brownfield sites to
increase housing supply. Under the Long Term
Housing Strategy 2019, the split ratio of public / private housing of 70:30 is
adopted continuously, and supply target for public housing is 301,000 for ten
year from 2020/21 to 2029/30.
3.2
Appreciation of Existing Environment
3.2.1
The PDA mainly comprises of the SHR
Site, SHR Site Extension and HPR Site, the proposed Road L7 and the realigned Hong
Po Road. To facilitate the developments, a number of infrastructure works
including site formation, construction of public housing and schools, provision
of social welfare facilities, construction of roads, drainage and sewerage and
waterworks, and landscaping works etc., will be implemented. The following sections provide an overview of
the existing environment of these areas and the proposed infrastructure works.
3.2.2
The existing ground level of SHR Site,
SHR Site Extension and HPR Site ranges from approximately +5.3 mPD to +14.8
mPD, +9 mPD to +16 mPD and +14 mPD to +40 mPD respectively. The site currently
comprises slopes, open storages, workshops, low-rise village houses settlements,
agricultural area, ice-making factories, warehouses and temporary structures,
graves, urns and permitted burial grounds.
The proposed site formation levels of SHR Site, SHR Site Extension and
HPR Site ranges from +6.0 mPD to +12 mPD, from +9.8 mPD to +12.2 mPD and from +8.0
mPD to +21.0 mPD respectively.
3.2.3
TSFR adjoins the north-western boundary
of the PDA. The PDA is rural in nature
and is characterised by low-rise/village type houses. Background noise in the
vicinity is typical of rural environment.
No significant fixed plant noise was identified from adjacent premises. The existing noise climate at the eastern part
of the PDA is dominated by road traffic noise from Tuen Mun Road and Castle
Peak Road, and rail noise from LRT and the WRL.
3.2.4
These sites are accessed by existing
Hong Po Road, which is a single two-way road of 6m with substandard footpath
and road bends.
SHR Site
3.2.5
The SHR Site is located to the south of
San Hing Tsuen and bounded north
by the San Hing Road, east by Ng Lau Road and south by Hong Po Road. The site
currently comprises of low-rise village houses settlements, warehouses and
temporary structures. The eastern part
of the SHR site falls within the Railway Protection Zone of Mass Transit
Railway Corporation Limited (MTRCL).
3.2.6
The existing low-rise village houses
are located very close to the brownfield sites and hence are affected by the
brownfield operations to a certain extent.
Other than brownfield operations and low-density residential
developments, there are several drainage channels located within the SHR Site. About
half of the SHR Site falls within the San Hing Tsuen Site of Archaeological
Interest (SAI). CLP’s 400kV OHL and the pylons and the Kei Lun Wai SAI are located
to the south side of SHR Site. The Tuen Mun Nullah is located at the east side
of SHR Site.
3.2.7
The
watercourses in SHR Site are now channelized with little vegetation along the
banks. They act as continuations of the natural/semi-natural streams that drain
water from the hillside woodland / shrubland areas and collect storm water from
nearby the villages they pass through.
3.2.8
No declared monuments, proposed monuments,
graded historic sites/buildings or any Government historic sites is
present within SHR Site.
SHR Site Extension
3.2.9
The SHR Site Extension is located
between Villa Pinada and northwest boundary of the SHR Site. It is currently occupied by a marble factory
and squatter structures. Immediately
north of SHR Site Extension is the Permitted Burial Ground No. 6 (BURGD6). The eastern edge of SHR Site
Extension falls within the San Hing Tsuen SAI. No declared monuments, proposed
monuments, graded historic sites/buildings or any Government historic sites is identified
within SHR Site Extension.
3.2.10
Patches of agricultural land penetrate
through and scattered
throughout the village and open storage /workshop areas. The
central bulk of SHR Site Extension comprises agricultural land/ orchard.
3.2.11
There is an existing open channel
running from the northwest to the south within the SHR Site Extension. A drainage channel is located at the south of
the SHR Site Extension. These existing drainage
channels would require proper diversion during the proposed site formation
works. 400kV OHL and the pylons and the
Kei Lun Wai SAI are located to the south side of the SHR Site Extension, where
the San Hing Tsuen SAI is located at the east side of the SHR Site Extension.
HPR Site
3.2.12
The HPR Site is located to the west of
Villa Pinada and to the east of TSFR. To
the north and west of the HPR Site are the BURGD7 and BURGD8 respectively. The HPR Site is currently occupied by open
storage and orchard. A DSD adit shaft
building is located to the northwest of the site.
3.2.13
There are two semi-natural streams
running across the HPR Site, in which one is running from the north to the
south and another one is running from the west to the south. The Siu Hang Tsuen SAI is located at the
south side of the HPR Site. No
declared monuments, proposed monuments, graded historic sites/building or any
Government historic sites is identified within HPR Site.
Other
Infrastructure Works
3.2.14
The existing infrastructure and roads would
need to be upgraded in order to support the proposed public housing developments.
The construction of supporting infrastructure and road improvement works includes
the connection of the proposed Road L7 to the realigned Hong Po Road which
links Lam Tei Interchange and Ming Kum Road. The proposed Road L7 will provide
an alternative access route to the proposed development site to diversify the
traffic to different location as to minimise traffic impact to the surrounding
road network. A small patch of woodland would be unavoidably affected by the
construction of proposed Road L7
3.2.15
Besides road works, a new SPS is
proposed at the SHR site to collect sewage from the SHR Site, SHR Site
Extension and HPR Site to the downstream sewerage system. Rising mains are
proposed along Hong Po Road and Tsing Lun Road to convey sewage from the SHR
SPS to the downstream TM54 SPS.
3.2.16
The
construction of the associated rising main falls within the Kei Lun Wai SAI,
while southern end of the proposed Road L7 falls within the Siu Hang Tsuen SAI.
3.2.17
The
proposed fresh water service reservoir (FWSR) and salt water service reservoir (SWSR)
at the HPR site would be located at the village/orchard area and adjacent to
the TSFR Boundary. The proposed FWSR and SWSR will provide fresh water supply and
salt water supply for the proposed public housing developments, respectively
together with the existing fresh water supply infrastructure. The proposed
watermains will be constructed along the existing Ming Kum Road, the proposed Road
L7 and the realigned Hong Po Road, which mainly fall in the open area/village
area.
3.2.18
No
declared monuments, proposed monuments, graded historic sites/buildings or any
Government historic sites is identified within the associated infrastructure
works area.
3.3
Consideration of Scenario With and Without
the Proposed Development
3.3.1
Without the Project, alternative
housing sites may need to be identified on alternative greenfield site, which
generally refers to previously undeveloped land. In order to accommodate the
increasing population and household growth effectively, it would be more
effective to develop on previously developed land instead of looking for scarce
greenfield land.
3.3.2
From urban planning perspective, it is
more effective to develop this area as it is close to the development of Tuen
Mun Area 54 with well-developed public transport infrastructures such as LRT
stations and MTR WRL Stations. The proposed development would meet long-term
housing, economic, social and environmental needs. Summarizing the above, the proposed
development is located at an area which can create a synergy effect with
development of Tuen Mun Area 54 by better utilisation of existing facilities,
and at the same time providing further facilities to meet the needs of local
community and support future development needs of the wider community.
3.3.3
Under the scenario without the proposed
development, the area would remain in its present stage. As a result, no
strategic land parcels in this area would be developed to provide housing to
meet the public needs. In addition, the present mix of non-compatible land uses
(e.g. residential blocks located next to brownfield operations including open
storage) would remain. The predominant uses are brownfield operations including
open storage yards, warehouses, workshops, industrial operations. Proliferation
of brownfield sites has resulted in degradation of the rural environment due to
the increasing noise nuisances to surrounding residents, and discharge of
industrial waste water. 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.
3.3.4
However, the population in Hong Kong is
increasing and there is an urgent need to have strategic sites for housing development
as well as other facilities. As a result, development within this part of Hong
Kong would not only bring social, economic and environmental benefits to the
local community but also to the whole territory. Without the project, the
developments would also be scattered within the region without any strategic
planning. This could further decrease the quality of the living environment.
Scenario with the Project
This Project was putting forward to
provide approximately 21,600 public housing units, accommodating a total
population of approximately 61,000. The
proposed developments would also include supporting social welfare and other
facilities to serve the proposed developments. These facilities include primary
schools, secondary schools, kindergartens, community centre, child care centre,
residential care home for the elderly, children and youth services centre,
retail, etc.
Optimising
the Land Use for Provision of Public Housing
3.3.5
Of the approximately 29.7 ha of land
proposed for development of public housings as well as the proposed Road L7 and
the realigned Hong Po Road, approximately 10.3 ha of this land is currently used
for various types of brownfield operations.
The transition of this land being used for brownfield operations into
housing developments proposed under this Project could optimise the land use as
well as addressing the public housing needs.
Improvement
of Rural Environment
3.3.6
The PDA is currently rural area with a
mixture of land uses, with brownfield operations as the predominant uses. These brownfield operations are intermingled
with rural settlements and residential developments, agricultural land and vacant
land, etc. The expansion in brownfield
site has resulted in deterioration of the rural environmental due to the
increasing noise nuisances to the surrounding residents. In addition, the
possibility of improper discharge of industrial waste water and contaminants
without proper treatment into the nearby watercourses could deteriorate the
water quality in the vicinity.
3.3.7
With
the implementation
of the proposed public housing developments, proper sewerage facilities will be
provided to convey the sewage collected within the PDA to the
downstream public sewerage system, which on the other hand alleviating the
impact caused by the existing brownfield operations.
3.3.8
By transforming the brownfield sites
for housing developments and other associated ancillary facilities, e.g.
provision of PTIs, Government, Institution or Community (GI/C) facilities and
social welfare facilities and public sewers etc., not only the living condition
at the study area would be improved, the public’s expectation on provision of
more traffic and transport infrastructure and G/IC facilities at the area could
also be met and therefore, improving the overall living environment for the
existing residents in the vicinity and future residents.
Provision
of Alternative Road Linkage
3.3.9
The proposed Road L7 and the realigned
Hong Po Road will provide an alternative route for the areas adjacent to the
PDA, e.g. San Hing Tsuen and Tsz Tin Tsuen, to the nearby road networks, which
could release the burden of the existing road linkages within the area.
3.4
Proposed
Construction Methodologies
3.4.1
Figures
1.3a and 1.3b shows the preliminary engineering
layout plan which indicates the location of the SHR Site, SHR Site Extension,
HPR Site and the associated infrastructure works. The details of the major works
items involved in this Project and their construction methodologies and staged
implementation are discussed in following sections:
Site Formation Works
3.4.2
Site formation
works will be carried out by cutting or filling the existing ground profile at SHR
Site, SHR Site Extension and HPR Site to form platforms for future housing development.
Cut slope, L-shaped and bored piled
retaining walls will be adopted to facilitate the platform formation. Surplus of
inert C&D material generated during the site formation works would
be either reused on site as far as practicable.
Surplus inert C&D material will be disposed of at the public fill
reception facility or other concurrent construction projects for reuse. .
Treatment of Contaminated Soil
3.4.3
The subsoil at the proposed development area may be contaminated by
metals, volatile organic compounds (VOCs) and other organics. Site
investigation to obtain soil sample by drilling rigs and laboratory testing
will be carried out after commencement of works to confirm the extent and
degree of the contaminated soil. Solidification/stabilization and/or biopiling will be adopted
in accordance the Practice Guide for Investigation and Remediation of Contaminated
Land (published by EPD) if any contamination is identified.
The treated soil
will be re-used as backfilling materials within the site.
Road Works and Utilities
3.4.4
The
proposed road works include formation of Road L7, realignment of Hong Po Road and road
junction improvement. Utilities installation works include construction of new
drainage systems, diversion of existing drainage channels, laying of sewage
pipes and laying of new water mains to support the development. The
construction works will involve at-grade road construction, earthworks,
temporary supports erection, utilities laying, laying of sub-base materials and
laying of bituminous or concrete surfacing layers.
3.4.5
Diversion of existing drainage channel will be carried out with
provision of new drainage channel/ box culvert and proper temporary site
drainage systems as per EPD’s Practice
Note ProPECC PN 1/94 to maintain the existing drainage flow. Cut and cover method will be
adopted for the construction of the box culvert. Subsequent connection works at
the junction between the existing and new drainage channels/ box culverts will
be carried out at particular seasons with less disturbance to the drainage
flow. Proper silt removal facilities will be provided. The temporary site
drainage systems will be removed upon completion of the connection works.
Footbridge
3.4.6
A footbridge will be constructed to connect SHR Site to the existing
footbridge near Ng Lau Road. It will be founded on piling foundation and
supported by reinforced concrete columns.
3.4.7
The superstructure will take the form of typical reinforced concrete
structure. Considering its short in total length and complicated geometry,
precast segmental construction and in-situ balanced cantilever construction
methods will not be the cost-effective option and is considered not appropriate
for this footbridge. Conventional in-situ construction employing formwork and
falsework, with appropriate temporary traffic management, will be adopted.
Public Transportation Interchanges
3.4.8
Covered Public transportation Interchanges (PTI) will be constructed at
the SHR Site and HPR Site. It is envisaged the PTIs will be founded on shallow
foundation.
Sewage Pumping Station
3.4.9
A
sewage pumping station (SPS) with design capacity of 14,629m3/day (Average Dry Weather Flow) is
proposed to be situated at SHR
Site to collect sewage generated from
SHR Site, SHR Site Extension and HPR Site. The collected sewage flow will be transferred to the downstream sewerage system.
3.4.10
The
construction activities would include piling works, in-situ casting of superstructures and laying of
associated pipe works.
Fresh Water and Salt Water Service Reservoirs
3.4.11
In addition to the existing water supply infrastructure, a new
FWSR and a new SWSR are proposed at HPR site to cater for
the water supply demand arising from the proposed developments. A platform will
be formed by cut and fill method at the uphill side of the HPR Site for the service
reservoirs. Both service reservoirs will be buried underground. The
construction activities would include typical foundation works, earthwork, reinforced
concrete structure works, water pipe laying works and modification to the
existing access road.
Landscaping Works at Open Spaces,
Amenity Areas and Slopes
3.4.12
Landscaping
works at open space, amenity areas and slopes will be carried out after site formation works and slope works. As these works will
mainly involve planting or hydroseeding,
environmental impact is not anticipated.
Building Structures
3.4.13
The public housing will be constructed by the Housing Department (HD)
and the schools will be constructed by the Architectural Services Department
(ArchSD). It is envisaged that the foundation works will involve piling machineries.
For the superstructure, erection of precast concrete elements and in-situ
concreting work are envisaged.
3.5.1
It is anticipated that the development
will be commissioned in phases. The
construction works is targeted to commence in Year 2025 and are summarised in Table 3.1 below and in Appendix 3.1.
Table 3.1 Works Packaging for the Development
|
Works Package |
Item |
Land Clearance & Construction Period |
Description of Works |
|
Stage 1 Works – SHR Site Extension, SHR SPS and Realigned Hong Po
Road |
SHR Site Extension (Residential Sites) |
2025 to 2030 |
·
Site Clearance ·
Land
Decontamination ·
Site Formation ·
Internal Roads ·
Pipe Works ·
Landscaping ·
Construction of Public
Housing |
|
SHR SPS |
2026 to 2030 |
·
Site Clearance ·
Land
Decontamination ·
Site Formation ·
Sewage Pumping
Station Construction and the associated Rising Mains ·
Upgrading Works
of Existing Sewers & Modification of TM54 SPS |
|
|
Realigned Hong Po Road |
2026 to 2029 |
·
Site Clearance ·
Land
Decontamination ·
Site Formation ·
Road and Junction
Improvement Works ·
Pipe Works ·
Utilities Works ·
Construction of footbridge
and covered walkway |
|
|
Stage 2 Works – Proposed Road L7 |
Proposed Road L7 |
2026 to 2029 |
·
Site Clearance ·
Site Formation ·
Road and Junction
Improvement Works ·
Pipe Works Utilities
Works |
|
Stage 3 Works – SHR Site and School Site at SHR Site |
SHR Site (Residential Sites) |
2025 to 2031 |
·
Site Clearance ·
Land
Decontamination ·
Site Formation ·
Internal Roads
and PTI ·
Pipe Works ·
Landscaping ·
Construction of Public
Housing |
|
School Site at SHR Site |
2026 to 2031 |
·
Site Clearance ·
Land
Decontamination ·
Site Formation ·
Internal Roads ·
Pipe Works ·
Landscaping ·
Construction of
Schools |
|
|
Stage 4 Works – HPR Site and School Sites at SHR Site Extension |
HPR Site (Residential Sites) |
2026 to 2033 |
·
Site Clearance ·
Land
Decontamination ·
Site Formation ·
Internal Roads
and PTI ·
Pipe Works ·
Landscaping ·
Ecological
Enhancement Works ·
Natural Terrain
Hazard Mitigation Measures ·
Construction of
Water Service Reservoirs ·
Construction of Public
Housing |
|
School Site at SHR Site Extension |
2026 to 2033 |
·
Site Clearance ·
Land Decontamination ·
Site Formation ·
Internal Roads ·
Pipe Works ·
Landscaping ·
Construction of
Schools |
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