11.1 introduction
11.1.1 Background
This Section presents the possible landscape and visual impacts of the proposed public housing development and recommends mitigation measures to alleviate the potential impacts that may arise from the proposed development. It includes the description of existing landscape resources (LRs) and landscape character areas (LCAs) within 500m assessment area offset from the Project Development Area (PDA) boundary, and visual sensitive receivers (VSRs) within the visual envelope; the impacts associated with the construction and operation of the proposed public housing development as well as the enhancement and mitigation measures.
11.2 ENVIRONMENTAL LEGISLATION, STANDARDS AND GUIDELINES
11.2.1 The following or the latest legislation, standards, circulars and guidelines are applicable to landscape and visual impact assessment associated with the construction and operation of the proposed public housing development:
• Environmental Impact Assessment Ordinance Guidance Note 8/2010 – Preparation of Landscape and Visual Impact Assessment;
• Environment Impact Assessment Ordinance (Cap. 499. S16) and EIAO-TM Annexes 3,10,11,18 & 20;
• EIA Study Brief No. ESB-318/2019;
• Town Planning Board Guideline No. 41 – Guidelines on submissions of Visual Impact Assessment for Planning Applications to the Town Planning Board;
• Town Planning Ordinance (Cap 131);
• Town Planning (Amendment) Ordinance, 2004;
• Hong Kong Planning Standards and Guidelines Chapters 4, 10, 11 and 12;
• Forests and Countryside Ordinance (Cap. 96);
• Protection of Endangered Species of Animals and Plants Ordinance (Cap. 586);
• AFCD Nature Conservation Practice Note No. 2 – Measurement of Diameter at Breast Height (DBH);
• AFCD Nature Conservation Practice Note No. 3 – The Use of Plant Names;
• Agriculture, Fisheries & Conservation Department Publication - 'Rare and Precious Plants of Hong Kong' (2003);
• Agriculture, Fisheries & Conservation Department Publication - 'Check List of Hong Kong Plants' (2012);
• CEDD TC No. 5/2018 – Vetting Committee on Slope Appearance;
• CEDD TC No. 12/2019 – Guidelines for Making Submissions to the Advisory Committee on the Appearance of Bridges and Associated Structures;
• CEDD TC No. 7/2020 – Tree Works Vetting Panels;
• CEDD – Greenery Master Plan;
• DEVB TC(W) No. 2/2012 – Allocation of Space for Quality Greening on Roads;
• DEVB TC(W) No. 3/2012 – Site Coverage of Greenery for Government Building Projects;
• DEVB TC(W) No. 2/2015 – Green Government Buildings;
• DEVB TC(W) No. 6/2015 – Maintenance of Vegetation and Hard Landscape Features;
• DEVB TC(W) No. 5/2017 – Community Involvement in Planting Works;
• DEVB TC(W) No. 1/2019 – Railway Protection;
• DEVB TC(W) No. 4/2020 – Tree Preservation;
• DEVB TC(W) No. 5/2020 – Registration and Preservation of Old and Valuable Trees;
• DEVB TC(W) No. 9/2020 – Blue-Green Drainage Infrastructure;
• DEVB – Guiding Principles on Use of Native Plant Species in Public Works Projects;
• DEVB – Guidelines on Tree Transplanting;
• DEVB – Street Tree Selection Guide;
• DEVB – Handbook on Tree Management;
• DEVB, GLTMS – Guidelines on Tree Preservation during Development;
• DEVB, GLTMS – Guidelines for Tree Risk Assessment and Management Arrangement, (9th edition Rev. 1 1st April 2020);
• ETWB TC No. 17/2000 – Improvement to the Appearance of Slopes in Connection with WBTC 25/93;
• Project Administration Handbook for Civil Engineering Works, 2018 Edition;
• ETWB No. 36/ 2004 – Advisory Committee on the Appearance of Bridges and Associated Structures (ACABAS);
• Environment Bureau – Hong Kong Biodiversity Strategy and Action Plan 2016-2021;
• Environment Bureau – Charter on External Lighting;
• Environment Bureau – Guideline on Industry Best Practices for External Lighting Installations;
• ETWB TC No. 5/2005 – Protection of natural streams / rivers from adverse impacts arising from construction works;
• GEO Publication (1999) – Use of Vegetation as Surface Protection on Slopes;
• GEO Publication No. 1/2011 – Technical Guidelines on Landscape Treatment for Slopes;
• HD TC No. 182020 – Planning Briefs for Public Housing Development Projects;
• HyD Guidelines No. HQ/GN/15A – Guidelines for Landscape Works for Highways Projects;
• Landscape Character Map of Hong Kong;
• PlanD - Urban Design Guidelines for Hong Kong;
• PlanD and HD – Guiding Principles on Green Coverage for Public Housing Developments;
• Study on Landscape Value Mapping of Hong Kong;
• The IUCN Red List of Threatened Species. Version 2021;
• WBTC TC No. 25/93 – Control of Visual Impact of Slopes; and
• Any other relevant ordinances, circulars, international standards and guidelines
11.3 PLANNING AND DEVELOPMENT CONTROL FRAMEWORK
11.3.1 A review of existing planning studies and documents was undertaken as part of the baseline study to gain an insight to the planned role of the PDA, its surrounding areas and its landscape context to help determine if the proposed public housing development fits into the wider existing and future landscape context.
11.3.2 The PDA is located within the Old Course of the FGC. The PDA is currently not covered by existing Outline Zoning Plans. However, part of the assessment area for landscape impact assessment for the proposed public housing development is covered by the approved Fanling/ Sheung Shui OZP No. S/FSS/25 in the north, the approved Ping Kong OZP No. S/NE-PK/11 in the East and the approved Kwu Tung South OZP S/NE/KTS/18 in the South. Location of the PDA and the OZPs are shown in Figure 11.1.
11.3.3 The areas in proximity located in the east and south as currently zoned under “Village Type Development”, “Recreation”, “Agriculture”, “Green Belt” and “Government, Institution or Community”. Areas to the east and south are rural in nature.
11.3.4 The areas in proximity to the north as zoned under “Government, Institution or Community”, “Residential (Group A)”, “Green Belt” and “Comprehensive Development Area”. The northern and north-western part of the assessment area is heavily urbanized with high-rise residential developments.
11.3.5 West of the PDA is the FGC which is not currently covered under any existing OZP.
11.3.6 The proposed public housing development will be located in Sub-area 1 which is located at the northernmost part of the PDA and extended up to the edge of woodland adjacent to the Fanling Raw Water Pumping Station. Sub-area 2 is bounded by existing woodland and extended up to the existing access road of On Po in the south side. Sub-area 3 is bounded by the existing access road of On Po in the north and the narrow edge adjacent to Tai Ling Experimental Farm at the south. This piece of land is irregular in shape and there are several tree clusters at the sides and in the middle of the Sub-area. Sub-area 4 is located at the southernmost part of PDA. It is bounded by the boundary of Sub-area 3 to the Site boundary of PDA.
11.3.7 Sub-areas 2 to 4 will be designated as “Other Specified Uses” annotated “Recreation cum Conservation”, primary intention is to conserve the existing natural landscape and ecological features, to provide space for recreational and ancillary facilities with minimal new structure/change to existing site conditions, serving the needs of the general public. No works would be carried out in Sub-area 4 (subject to further design development). Although the public housing development is proposed to be carried out in Sub-area 1, extent of study for this LVIA will cover Sub-areas 2 – 4 as well.
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11.4 |
THE PROPOSED PUBLIC HOUSING DEVELOPMENT |
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11.4.1 |
The PDA is an elongated shape with a length of about 1.89km at the side abutting Fan Kam Road. The widths varying from a minimum of about 54m to a maximum of about 358m and is a piece of relatively flat land with general gradients of 21.8mPD at the northern and 23.3mPD at the southern area intertwined with random pockets of small hilly areas ranged from 29mPD to 39mPD at their upper levels. These irregular configurations and site setting profile have imposed several constraints to the development potential of the PDA. As the PDA also comprises of various sizes of tree groups, ecological significance interests, and sporadic hilly profile and elongated site setting, the whole PDA has been divided into four Sub-areas (i.e. Sub-area 1, Sub-area 2, Sub-area 3 and Sub-area 4) for detailed site appraisal and site planning purposes.
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11.4.2 |
The proposed public housing development comprises three major land-use zonings, namely residential and school development in Sub-area 1. For Sub-areas 2-4, only recreational and ancillary facilities with minimal new structure/change to existing site conditions would be provided. No works would be carried out in Sub-area 4. The intention is to concentrate all residential development in Sub-area 1 which is located immediately to the existing urbanized area in this part of Fanling New Town taking account of the availability of the infrastructural capacity in the area. |
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11.4.3 |
The proposed public housing development in Sub-area 1 comprises a total of 12 residential blocks with building heights ranged from the tallest point of 164mPD (48 storeys) in the middle descending outwards to 127mPD (37 storeys). With a total land area of about 80,000m2 and the maximum domestic plot ratio of 6.5 and non-domestic plot ratio is 0.5. The overall domestic GFA is 520,000m2 and non-domestic GFA is 40,000m2. It is anticipated that upon completion of this proposed public housing development, the maximum flat production of approx. 12,000 with household size of 2.8 will be yielded to meet the community needs. It will also accommodate a total population of about 33,600 upon full development.to meet the soaring housing demand in the community. In order to have a better visual permeability and air ventilation, three west-east airpath / visual corridors (i.e. one with 30m wide in the south, one with 15m in the middle and one with 15m in the north) are provided. Provision of one major wind channels across the north and south sides of the Site with at least 15m building separations is provided. The airpath/visual corridors are shown in the drawings below. Additionally, a public transport interchange (“PTI”) will be provided near Ping Kong Road, such interchange will benefit all residents and users for the proposed public housing development. All welfare facilities will be accommodated inside the podium and or above the PTI. A proposed Master Layout Plan of Sub-area 1 with the indication of the proposed building heights (in mPD) are provided in Figure 11.12. Section of the proposed public housing development is provided in Figure 11.14.1. |
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11.4.4 |
Regarding Sub-areas 2-4, this area will be designated as “Other Specified Uses” annotated “Recreation cum Conservation”, primary intention is to conserve the existing natural landscape and ecological features, to provide space for recreational and ancillary facilities with minimal new structure/change to existing site conditions, serving the needs of the general public. No works would be carried out in Sub-area 4 (subject to further design development). In Sub-area 2, a 1-storey building may possibly be provided nearby the existing pumping station for Sub-areas 2 to 4 for future use. Since the proposed public housing development in Sub-area 2 is subject to confirmation, the tentative footprint and its associated open area and road access are illustrated separately in Appendix 11.4.
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11.5 ASSESSMENT METHODOLOGY
11.5.1 Landscape Impact Assessment (LIA)
11.5.1.1 Pursuant to Clause 3.4.11.2 of the EIA Study Brief No. ESB-318/2019, the assessment area for the landscape impact assessment includes all areas within a 500m distance from the PDA as shown in Figure 11.2. The LIA covers the following tasks:
11.5.1.2 Identification of the existing Landscape Resources (LR) and sensitive Landscape Character Areas (LCA) found within the assessment boundary. This is achieved by desktop study of topographical maps, information databases, photographs and subsequent site visits for verification. The existing and planned landscape resources and character of the assessment area will be described, appraised, analyzed and evaluated. Descriptive text will provide a concise and reasoned judgement from landscape point of view will be provided. The sensitivity of landscape framework and its ability to accommodate change will be focused on particularly. Cumulative impacts of the proposed public housing development with other committed planned developments will be also assessed. Annotated oblique aerial photographs and plans of suitable scale showing the baseline landscape character areas and landscape resources and mapping of impact assessment shall be extensively used to present the findings of impact assessment. Photographs and plans of suitable scale will be used to show the location and existing condition of baseline LCA and LR. Landscape areas of high landscape value such as country park, coastal protection area, greenbelt, conservation area, watercourse and woodland areas will be identified. Any guidelines on landscape urban design strategies and frameworks that may affect the appreciation of the proposed public housing development will be also reviewed. If the proposed public housing development is found to have conflict with the statutory town plan(s) and published land use plans, they will be highlighted, and appropriate action will be followed up.
11.5.1.3 Tree Survey A tree survey will be undertaken to estimate the numbers of existing trees, dominant species, maturity, rarity, Old and Valuable Trees (OVT) – trees on unleased government land within build-up areas or tourist attraction spots in village areas and fulfil one of the criteria of large size/ tree of precious or rare species/ particularly old age/ cultural, historical or memorable significance or outstanding form, tree of large size and species that are rare or protected such as Aquilaria sinensis. Based on the proposed development Option 2, Sub-area 1 is proposed for development while Sub-areas 2-4 are proposed to be preserved for compatible use. Therefore, individual tree survey will be carried out for Sub-area 1 while broad brush tree survey will be provided for Sub-areas 2-4. The survey will also be carried out and addressed the impacts on the existing trees. The findings will recommend for the retention or creation a buffer zone for identified landscape areas of high landscape value, such as country park, green belt, conservation area, watercourses and woodland areas will form part of the urban design strategies, layout and framework for the proposed public housing development. The tree survey plan can be found in Appendix 11.1.
11.5.1.4 Assessment of the degree of sensitivity of the LR and LCA Degree of sensitivity is assessed by a number of factors, including whether the LR or LCA is common or rare, whether it has any local, regional, national or global importance, whether there are any statutory or regulatory limitations/ requirements, quality, maturity and the ability of the LR or LCA to accommodate change. Sensitivity of each LR and LCA is classified as follows:
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High |
High quality/ important landscape or landscape resource of particularly distinctive character or high importance, sensitive to relatively small changes. |
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Medium |
Medium quality of landscape or landscape resource of moderately values landscape characteristics, reasonably tolerant to changes. |
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Low |
Low quality of landscape or landscape resource, largely tolerant to change. |
11.5.1.5 Identification of potential sources of landscape impacts The potential landscape impacts will be quantified as far as possible so as to illustrate the significance of such impacts arising from the proposed public housing development. These are the various elements of the construction works and operation procedures, such as removal of vegetation during site clearance, site formation, road improvement works, slope works, hoarding, etc. that would potentially generate landscape impacts. Potential sources of impacts to the landscape character of the heritage setting will be identified. Clear mapping of the landscape impact will be required.
11.5.1.6 Assessment to the potential magnitude of change in LR or LCA The magnitude of change (or magnitude of impact) depends on a number of factors including the scale of LR/ LCA affected, the physical extent of the impact, the compatibility of the proposed public housing development with the existing and planned landscape setting, the landscape heritage setting, recreation and tourism related uses, and scenic spot, duration of the impact and reversibility of the change. Landscape impacts are quantified wherever possible. The magnitude of change for LR and LCA is classified as follows:
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Labgrge |
The landscape or landscape resource would suffer from a major change and large scale of LR/ LCA to be affected. |
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Intermediate |
The landscape or landscape resource would suffer from a moderate change and medium scale of LR/ LCA to be affected. |
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Small |
The landscape or landscape resource would suffer from slight or barely perceptible change and small scale of LR/ LCA to be affected. |
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Negligible |
The landscape or landscape resource would suffer from no discernible change and LR/ LCA to be unaffected. |
11.5.1.7 Assessment of the impact significance for landscape without mitigation measures By synthesizing the magnitude of change and sensitivity of the identified LR and LCA, it is possible to categorize impacts in a logical, well-reasoned and consistent fashion. Table 11.1 shows the rationale for dividing the degree of significance into four thresholds, insubstantial, slight, moderate, and substantial. The thresholds depend on the combination of a negligible, small, intermediate, or large magnitude of change with a low, medium or high degree of sensitivity to change of landscape resource/ character. A derivative for judging the landscape and visual impact significance as required under the Annexes 10 and 18 of the EIAO-TM. Cumulative landscape and visual impacts of the proposed public housing development with other existing, committed and planned developments in the assessment area shall be assessed. Additionally, planned developments in Kwu Tong North New Development Area (NDA), which falls outside the 500m distance, from the site boundary will be also considered.
Table 11.1- Relationship between Sensitivity and Magnitude of Change in Assessing Impact Significance
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Magnitude of Change |
Large |
Moderate |
Moderate / Substantial |
Substantial |
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Intermediate |
Moderate / Slight |
Moderate |
Moderate / Substantial |
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Small |
Slight |
Slight / Moderate |
Moderate |
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Negligible |
Insubstantial |
Insubstantial |
Insubstantial |
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Low |
Medium |
High |
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Sensitivity to Change |
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Note: All impact significance will be adverse unless otherwise stated. Thresholds are defined below.
Substantial – The proposed public housing development will cause significant adverse deterioration/ beneficial improvement to the existing landscape.
Moderate – The proposed public housing development will cause a noticeable adverse deterioration/ beneficial improvement to the existing landscape.
Slight – The proposed public housing development will cause a slight adverse deterioration/ beneficial improvement to the existing landscape.
Insubstantial – The proposed public housing development will cause no discernible change to the existing landscape.
11.5.1.8 Identification of potential landscape mitigation measures The purpose of mitigation is to avoid, reduce and where possible, remedy or offset the adverse effects on the landscape arising from the proposed works. Avoidance of the impact will be given priority. If avoidance is not possible, alternative strategies to reduce, offset or compensate for the landscape impact will be explored. 2 types of mitigation measures will be considered. They are as follows:
· Primary mitigation measures – these are mitigation measures embedded into the proposed public housing development design and developed through an iterative design process. This will mainly involve the adoption of alternative location, layout, design, built form and construction method of the architectural and built structural elements.
· Secondary mitigation measures – These are mitigation measures proposed to specifically reduce or compensate for the unavoidable adverse landscape impacts arising from the proposed public housing development. Measures that will consider the potential enhancement of existing landscape quality will also fall under this category. These shall include edge landscape treatment for the proposed public housing development to blend in with the surrounding environment and minimize potential adverse impact on existing LR and LCA, especially those with high sensitivity.
11.5.1.9 Assessment of residual landscape impact By synthesizing the magnitude of change and sensitivity of the identified LR and LCA, it is possible to categorize impacts in a logical, well-reasoned and consistent manner. The merits of preservation in totality, in parts or total destruction of existing landscape and the establishment of a new landscape character area will be evaluated. Table 11.1 shows the rationale for dividing the degree of significance into four thresholds, insubstantial, slight, moderate, and substantial. The thresholds depend on the combination of a negligible, small, intermediate, or large magnitude of change with a low-medium-high degree of sensitivity of landscape resource/ character.
11.5.2 Visual Impact Assessment (VIA)
11.5.2.1 Pursuant to Clause 3.4.11.2 of the EIA Study Brief No. ESB-318/2019, the assessment area for the visual impact assessment includes all areas within the visual envelope of the PDA as shown in Figure 11.4.
11.5.2.2 The VIA will also make reference to the visual context and the affected existing and planned visual sensitive receivers identified in the EIA Study being carried out for this project (Agreement No. CE17/2019(CE) - Technical Study on Partial Development of Fanling Golf Course Site) and include findings and recommended mitigation measures concluded therein. The VIA covers the following tasks:
11.5.2.3 Identification and plotting of the Visual Envelope The visual envelope is the viewshed of the proposed public housing development formed by natural or man-made features. It will be based on desktop study of topographic maps, street maps, photographs, cross-sections to determine visibility and subsequent site visits. Estimated heights of the new structures are used to determine their visibility within the visual envelope. Assessment of the visual envelope can be limited by the absence of height data for the new buildings in the assessment. Existing vegetation will be assessed in their current condition and assumed to remain at similar height and density. To identify the location of the visual envelope, the Visual Sensitive Receiver Plan in Figure 11.5 will be referred.
11.5.2.4 Appraisal of Existing Visual Resources and Character as well as the future outlook of the Visual System of the Assessment Area This is achieved by desktop study of topographical maps, information databases, photographs and subsequent site visits for verification. Existing visual character of the heritage setting will be evaluated. Photographs and plans of suitable scale will be used to show the location and existing condition of visual resource and character.
11.5.2.5 Identification of VSR The key groups of existing and planned sensitive receivers within visual envelope will be identified, with regards to views from ground level and elevated vantage points. The sensitive receivers on a plan of appropriate scale will be indicated clearly. VSR are defined as a person whose views within the Visual Envelope (VE) will be affected by the proposed public housing development during the construction and / or operation phase. The location of key and representative VSR within the VE will be identified with justifications of selection provided. VSR with similar views and sensitivity will be grouped into a key group for further assessment. Key groups of existing and planned VSR within the VE with regard to views from ground level, and elevated vantage point will be identified and mapped. The VSR are classified according to whether a person is at home, at work, at play, or travelling and are detailed below.
a) Those who view the impact from homes are highly sensitive as the character of view quality from their home will have a substantial effect on their perception of quality, acceptability of their home environment and their general quality of life. People residing in temporary accommodation, such as hotels, are also considered highly sensitive as the view is a key pricing factor in room cost. These VSR are termed Residents.
b) Those who view the impact from their workplace and leisure activities are relatively less sensitive to the character of the view. The view is considered to have a less important effect on their perception to quality of life. These VSR are termed Workers and Recreational Users.
c) Those who view the impact while travelling in public/private vehicles or on foot will display varying sensitivity depending on the speed, nature and frequency of travel. These VSR are termed Travellers.
11.5.2.6 Identification of Key Public Viewing Points (VP) - VP will be selected as representative viewpoints for photomontage. VP are key public viewing points that will be affected by the proposed public housing development during the construction and / or operation phase. VP can be kinetic or static. They include key pedestrian nodes, popular public areas for recreational activities, rest, leisure, sitting-out areas, walking, sight-seeing and prominent travel routes. VP will be assessed at human eye level. The location of VPs is shown in Figure 11.6.
11.5.2.7 Identification of visual elements. A description of the key visual elements within the sight of VP will be reported. These may include any major physical structures, visual resources or attractors, visual eyesores or detractors that currently exist of are known to be planned within the Visual Envelope. Potential impact to views to ridgelines will also be reviewed.
11.5.2.8 Assessment of sensitivity of VSR Factors considered when assessing VSR sensitivity to change include the type of VSR, quality of existing views, type and estimated number of receiver population, alternative views, duration or frequency of view, and degree of visibility. The sensitivity of the VSRs is classified as follows:
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High |
The VSR is highly sensitive to any change in their viewing experience. |
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Medium |
The VSR is moderately sensitive to any change in their viewing experience. |
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Low |
The VSR is only slightly sensitive to any change in their viewing experience. |
11.5.2.9 Identification of potential sources of visual impacts Visual compatibility of the proposed public housing development with surrounding, planned setting and character of the heritage setting, its obstruction and interference with key views of the study areas, and changes in visual amenity will be provided in the assessment. Severity of visual impacts in term of distance, nature and number of sensitive receivers will be identified. These are the various elements of the construction works and operation procedures that have potential to cause visual impacts. The glare impacts of the proposed public housing development will be considered in the assessment. Assessment on effectiveness of the proposed mitigation measures of visual impacts during the construction and operation phases stages will be carried out by comparing the impacts with and without mitigation measure. Potential glare impacts arising from the proposed public housing development will be evaluated with reference to the “Charter on External Lighting” and “Guidelines on Industry Best Practices for External Lighting Installations” by Environmental Bureau.
11.5.2.10 Assessment of the potential magnitude of change to VSR The magnitude of change depends on a number of factors including the compatibility of the proposed public housing development with the surrounding landscape; duration of impacts; scale of impact; reversibility of the impact; distance of the source of impact from the viewer; and degree of visibility of the impact and the degree that the impact dominates the field of vision of the viewer. The magnitude of change is classified as follows:
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Large |
The VSRs will experience a major change in the character of their existing views. |
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Intermediate |
The VSRs will experience a moderate change in the character of their existing views |
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Small |
The VSRs will experience a small change in the character of their existing views. |
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Negligible |
The VSRs will experience no discernible change in the character of their existing views. |
11.5.2.11 Prediction of the impact significance of visual impacts without mitigation measures By assessing the magnitude of change and the sensitivity of VSR, the degree of significance of the impacts are categorised as adverse/ beneficial and irreversible/ reversible. Table 11.2 shows the rationale for dividing the degree of significance into four thresholds, namely, Insubstantial, Slight, Moderate and Substantial, depending on the combination of a magnitude of change and sensitivity of VSR. Separate assessment will be made for construction phase and operation phase impacts.
Table 11.2 - Relationship between Sensitivity and Magnitude of Change in Assessing Impact Significance
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Magnitude of Change |
Large |
Moderate |
Moderate / Substantial |
Substantial |
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Intermediate |
Moderate / Slight |
Moderate |
Moderate / Substantial |
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Small |
Slight |
Slight / Moderate |
Moderate |
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Negligible |
Insubstantial |
Insubstantial |
Insubstantial |
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Low |
Medium |
High |
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Sensitivity to Change |
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Note: All impact significance will be adverse unless otherwise stated.
Substantial – The proposed public housing development will cause significant adverse deterioration/ beneficial improvement to the existing visual quality.
Moderate – The proposed public housing development will cause a noticeable adverse deterioration/ beneficial improvement to the existing visual quality.
Slight – The proposed public housing development will cause a slight adverse deterioration/ beneficial improvement to the existing visual quality.
Insubstantial – The proposed public housing development will cause no discernible change to the existing visual quality.
11.5.2.11 Identification of the potential visual mitigation and enhancement measures These may take the form of adopting alternative designs or revisions to the basic engineering, preservation of vegetation and existing landscape resources, infrastructure and architectural designs to prevent and/ or minimise adverse impacts, remedial measures such as colour and textural treatment of built structures, landscape design and greening; compensatory measures such as tree planting. The agencies responsible for the funding, implementation and management/ maintenance of mitigation measures will be identified and detailed. The visual mitigation measures will be recommended for construction phase and operation phase.
11.5.2.12 Prediction of the impact significance for visual impacts after the implementation of mitigation measures By assessing the magnitude of change and the sensitivity of VSR, the degree of significance of the impacts are categorised as adverse/ beneficial and irreversible/ reversible. Table 11.2 shows the rationale for dividing the degree of significance into four thresholds, namely, Insubstantial, Slight, Moderate and Substantial, depending on the combination of a magnitude of change and sensitivity of VSR.
11.5.3 Glare Impact Assessment
11.5.3.1 As required in para. 3(v) and 4, Appendix J of the EIA Study Brief No. ESB-318/2019, the glare impacts of the proposed public housing development shall be considered in the assessment. Assessment on effectiveness of the proposed mitigation measures of visual impacts during the construction and operation phases stages shall be carried out by comparing the impacts with and without mitigation measures.
11.5.3.2 While the EIAO Guidance Note No. 8/2010 provides general guidance on the preparation of “Landscape and Visual Impact Assessment” under the Environmental Impact Assessment Ordinance, currently, there are no standardised objective assessment criteria or guideline from local authorities with respect to glare impact assessment for statutory approval process in HKSAR.
11.5.3.3 According to the EIAO-TM, glare is included as one of the potential visual impact sources which would cause uncomfortable eye feeling by direct or indirect light source. Since glare impact or uncomfortable eye feelings are subjective, a qualitative approach shall be adopted to conduct the assessment.
11.5.3.4 “Charter on External Lighting” and “Guidelines on Industry Best Practices for External Lighting Installations” promulgated by the Environment Bureau shall be referred to evaluate the potential glare impacts due to man-made light sources produced from the proposed public housing and associated works, in order to make recommendation on practicable mitigation measures.
11.5.4 Mitigation Measures
11.5.4.1 The mitigation measures will not only be concerned with damage reduction but also include consideration of potential enhancement of existing landscape and visual quality. Parties shall be identified for the management and maintenance works of the proposed mitigation measures to ensure their effectiveness throughout the construction and operation phase of the proposed public housing development, associated works, supporting facilities and essential infrastructures. A practical programme and funding proposal for the implementation, management and maintenance of the recommended landscape and visual mitigation measures and parties responsible from design to operation stage shall be provided.
11.5.4.2 The Construction Phase Measures listed in Table 11.10 shall be adopted from the commencement of construction and shall be in place throughout the entire construction period. The Operation Phase Measures shall be adopted during the detailed design stage and be built as part of the construction works so that they are in place at the date of commissioning of the proposed public housing development. Tree Planting Works will be commenced as soon as the site is available for planting.
11.5.4.3 Annotated illustration materials such as colour perspective drawings, plans, section/ elevation diagrams, annotated oblique aerial photographs, photographs taken at viewing points, and computer-generated photomontage will be adopted to fully illustrate the landscape and visual impacts of the proposed public housing development. The landscape and visual impacts of the proposed public housing development with and without mitigation measures from representative viewpoints, particularly from views of the most severely affected visually sensitive receivers, will be illustrated in existing and planned setting at four stages (existing condition, Day 1 with no mitigation measures, Day 1 with mitigation measures and Year 10 with mitigation measures) by computer-generated photomontage in order to demonstrate the effectiveness of the proposed mitigation measures. Computer graphic will be compatible with Microstation DGN file format. The technical details in preparing the illustration will be recorded and it will be submitted for verification of the accuracy of the illustration. If any noise barrier/ enclosures are proposed, the colour, design and materials will be selected as compatible with the surrounding buildings and the development context and their aesthetic designs will be also considered.
11.5.5 Overall Assessment
11.5.5.1 An overall assessment of the acceptability of the residual impacts has been carried out to determine whether the landscape and visual impacts are beneficial, acceptable, acceptable with mitigation measures, unacceptable or undetermined. The description of the assessment result is shown in Table 11.3.
Table 11.3 - Assessment of Acceptability of Overall Impacts
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Assessment of Acceptability of Overall Impacts |
Description |
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Beneficial |
The proposed public housing development will complement and enhance the landscape and visual character and quality and follow the planning objective. |
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Acceptable |
The proposed public housing development will have no significant effects on the landscape or visual quality and no interference with key views. |
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Acceptable with mitigation measures |
The proposed public housing development will cause some adverse effects, but these can be eliminated, reduced or offset to a large extent with mitigation measures. |
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Unacceptable |
The proposed public housing development will cause adverse effects considered too excessive and unable to mitigate practically. |
|
Undetermined |
The impact is undetermined because significant adverse effects are likely, but the extent to which they may occur or may be mitigated cannot be determined from the study. Further detailed study will be required for specific effects in question. |
11.6 LANDSCAPE BASELINE CONDITION
11.6.1 Landscape Resources
Existing LRs are identified within the assessment boundary. Their sensitivity is provided in Table 11.4. Locations of the baseline LRs are indicated in Figure 11.2 - Figure 11.2.9 and photographs of identified LRs can be found in Figure 11.7.1-11.7.5.
Table 11.4 - Baseline Landscape Resources (LRs) and Sensitivity
|
LRs |
Description |
Sensitivity |
|
LR1 Woodland |
||
|
LR1.1 Natural Woodland in Golf Course (29.04ha) |
This is an area of heavily vegetated with mature trees to the natural woodland located within Golf Course. 224 nos. of Trees of Particular Interest (TPI), (179 nos. Aquilaria sinensis, 4 nos. Cinnamomum camphora, 29 nos. Glyptostrobus pensilis, 12 nos. Melaleuca cajuputi subsp. Cumingiana) and 36 nos. of plants under Cap. 586 (4 nos. Ardisia villosa, 21 nos. Aristolochia tagala, 8 nos. Glyptostrobus pensilis and 3 nos. Rhododendron simsii) are identified as conservation importance within LR1. Dominant species include Macaranga tanarius (血桐), Lophostemon confertus (紅膠木), Aquilaria sinensis (土沉香), Melaleuca cajuputi (白千層), Schefflera heptaphylla (鴨腳木), Glyptostrobus pensilis (水松), Hibiscus rosa-sinensis L. (大紅花), Alocasia macrorrhizos (海芋), Ligustrum sinense (山指甲). They are generally in fair condition and range from 5m to 14m in height. None of the TPI and plants with conservation importance will be affected. None of the TPIs and plants with conservation importance will be affected.
Quality: High Importance / Rarity: High Importance / Rare Ability to Accommodate Change: Low Local / Regional Significance: High / Medium Maturity: Semi-mature – Mature |
High |
|
LR1.2 Secondary Woodland in Golf Course (35.28ha) |
This area refers to fairway trees and secondary woodland in the Golf Course. Rare and protected species can be found within this LR. 111 nos. of Trees of TPI (82 nos, Aquilaria sinensis, 9 nos. Cinnamomum camphora, 16 nos. Melaleuca cajuputi subsp. Cumingiana., 1 no. Adenanthera microsperma, 1 no Ficus macrocarpa and 2 nos. Eucalyptus exserta) and 19 nos. of plants under Cap. 586 (7 no. Ardisia villosa, 1 nos. Aristolochia tagala, 1 no. Artocapus hypargyreus, 9 nos. Cibotium barometz, 1 no. Peperomia blanda) are identified as conservation importance within LR1.2. Dominant species include Macaranga tanarius (血桐), Cinnamomum camphora (樟), Lophostemon confertus (紅膠木), Sterculia lanceolate (假蘋婆), Melaleuca cajuputi (白千層) and Acacia confuse (台灣相思). They are generally in fair condition and range from 5-16m in height.
18 nos. of the TPI and 9 nos. of plants with conservation importance will be affected by the proposed public housing development in Sub-area 1. 1 no. of TPI will be affected by the proposed public housing development in Sub-area 2. Quality: High Importance / Rarity: High Importance / Rare Ability to Accommodate Change: Low Local / Regional Significance: High / Medium Maturity: Semi-mature – Mature |
High |
|
LR1.3 Construction Site (4.63ha) |
This LR, located by the New Territories Circular Road, is now a construction site for North District Hospital Expansion.
Dominant species such as Melaleuca cajuputi Roxb. subsp. cumingiana (白千層), they are in fair in condition and range from 7m to 10m in height.
Quality: Medium Importance / Rarity: Medium Importance Ability to Accommodate Change: High Local / Regional Significance: High / Medium Maturity: Semi-mature - Mature |
Low |
|
LR1.4 Natural Woodland by Sheung Yue River (2.09ha) |
This area is a natural woodland located by Sheung Yue River. This is a very common and local hillside landscape feature in Hong Kong which provides natural green backdrop for surrounding areas. Feng Shui woodland can be identified as part of this LR.
Dominant species include Leucaena leucocephala (銀合歡), Acacia confuse (台灣相思), Macaranga tanarius var. tomentosa (血桐), Ficus virens (大葉榕), Alocasia macrorrhizos (海芋), Sterculia lanceolate (假蘋婆), Ardisia quinquegona (羅傘樹) and Schefflera heptaphylla (鴨腳木). They are generally poor to fair in condition and range from 8m to 17m in height. Quality: High Importance / Rarity: High Importance / Rare Ability to Accommodate Change: Low Local / Regional Significance: High / Medium Maturity: Semi-mature - Mature |
High |
|
LR1.5 Woodland by Tai Lung Experimental Farm (15.17ha) |
This LR is a natural woodland with partial shotcrete artificial slopes near Tai Lung Experimental Farm and dense woodland further. Dominant tree species found include, Aquilaria sinensis (土沉香), Syzyglum jambas (蒲桃), Mallotus paniculatus (白楸), Cinnamomum cassia (肉桂), Eucalyptus robusta (桉) and Ficus microcarpa (細葉榕). The trees range from 5-10m in height and generally in fair condition. Dominant shrubs and ground covers found are Litsea rotundifolia (豺皮樟), Dicranopteris pedata (芒萁). Climbers found on trees are Epipremnum aureum (綠蘿) can be seen climbing over the existing trees.
Quality: High Importance / Rarity: High Importance / Rare Ability to Accommodate Change: Low Local / Regional Significance: High / Medium Maturity: Mature |
High |
|
LR1.6 Shrubland/ Grassland (6.57ha) |
This LR is a natural shrubland and grassland on the hilltop within Golf Course. Plantings are non-maintained, and some graves are found in this area. Quality: Medium Importance /Rarity: Medium Importance / Uncommon Ability to Accommodate Change: High Local / Regional Significance: Medium / Low Maturity: Young |
Low |
|
LR2 Grassland |
||
|
LR2 Grassland (62.08ha) |
This LR refers to the areas are mainly covered by grass in Golf Course. It also includes some ornamental plantings and sand bunkers as part of the golf course design. Graves can be also found scattering within this LR. 104 nos. of Trees of Particular Interest (TPI) (94 nos. Aquilaria sinensis, 1 no. Cinnamomum camphora, 7 nos. Melaleuca cajuputi subsp. Cumingiana, 1 no. Celtis sinensis and 1 no. Ilex graciliflora). and 1 no. of plants under Cap. 586 (1 no. Aristolochia tagala) are identified as conservation importance within LR2.
Dominant plant species found include various grasses such as Zoysia Matrella (溝葉結縷草), Axonopus compressus (地毯草) and Platinum Paspalum, Calliandra haematocephala (朱纓花), Bougainvillea spectabilis (簕杜鵑), Phyllanthus myrtifolius (錫蘭葉下珠) and Kalimeris indica (馬蘭). 22 nos. of TPI will be affected by the proposed public housing development in Sub-area 1 and 1 no. of TPI will be affected by the proposed public housing development in Sub-area 2. Quality: High Importance / Rarity: Medium Importance / Rare Ability to Accommodate Change: High Local / Regional Significance: High / Medium Maturity: Young |
Low |
|
LR3 Agricultural Land |
||
|
LR3.1 Tai Lung Experimental Farm (0.99ha) |
This LR is situated within an AFCD gated area next to the Hong Kong Golf Club, with chain-link fence around it. Trees in this area are semi-mature to mature trees in fair condition and maintained by government departments. Dominant tree species include, Melaleuca cajuputi Roxb. subsp. cumingiana (白千層), Acacia confuse (台灣相思), Leucaena leucocephala (銀合歡), Alangium chinen (八角楓), Mallotus paniculatus (白楸), Ficus hispida (對葉榕), Bombax ceiba (木棉) Dimocarpus longan (龍眼), Eucalyptus citriodora (檸檬桉) and dominant shrub species include Alocasia macrorrhizos (海芋). Quality: Medium Importance /Rarity: Medium Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: Medium / Medium Maturity: Semi-mature – Mature |
Medium |
|
LR3.2 Agriculture Land Area (81.66ha) |
This land consists of mainly orchard farms with rusty chain-linked fences and unpaved dirt road. The roadside area is covered with invasive species such as Leucaena leucocephala (銀合歡), Bidens alba (白花鬼針草) Lantana camara (馬纓丹), Alocasia macrorrhizos (海芋), Mikania micrantha (薇金菊) and Triadica sebifera (烏桕). 1 no. of Trees of Particular Interest (TPI) (Aquilaria sinensis) is identified. Common vegetable plants include mature size Musa x paradisiaca L. (大蕉), Carica papaya (番木瓜), Ananas comosus (菠蘿), Saccharum officinarum (甘蔗) and Dimocarpus longan (龍眼). None of the TPIs will be affected.
Quality: Medium Importance / Rarity: Medium Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: High / Medium Maturity: Semi-mature – Mature |
Low |
|
LR4 Watercourse |
||
|
LR4.1 Watercourse in Golf Course (0.11ha) |
This LR consists of mainly several small, trapezoidal and concrete lined channels running through the Golf Course. Some small ditches with poor quality water are found on the South of Old Course. No trees or shrubs are located within this LR. Common vegetations were recorded in this area, including Brachiaria mutica (巴拉草), Kyllinga polyphylla (水蜈蚣), Bidens alba (白花鬼針草) and Alocasia macrorrhizos (海芋). Quality: Medium Importance / Rarity: Medium Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: Medium / Low Maturity: Young |
Medium |
|
LR4.2 Pond in Golf Course (0.56ha)
|
There is a total of 3 ponds identified within the Golf Course. One is located in PDA and others are appeared within 500m assessment area. They are found to be actively managed but the use of them are uncertain. Aquatic plants such as Nymphaea spp. (睡蓮), Canna indica (美人蕉) and Panicum repens (鋪地黍) can be observed and no trees are located within this LR. Quality: Medium Importance / Rarity: Medium Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: Medium / Low Maturity: Young |
Medium |
|
LR4.3 Wetland in Golf course (0.14ha) |
This LR is a wetland located to the South of PDA. This habitat has been derived from poorly drained fields with rainwaters retained or flooded by the overflows. It can support growth of wetland plant species. Dominant species such as Brachiaria mutica (巴拉草), Commelina diffusa (節節草), Polygonum chinense (火炭母), Canna indica (美人蕉) and Panicum repens (鋪地黍). No trees are located within this LR. Quality: Medium Importance / Rarity: Medium Importance / Rare Ability to Accommodate Change: Medium Local / Regional Significance: Medium / Low Maturity: Young |
Medium |
|
LR4.4 Watercourse (3.65ha) |
This is a watercourse. It is widened in phases for drainage improvement of coastal plain and lowland areas in Northwest New Territories to resolve the flooding problem. It is densely to moderately vegetated and some native tree species are growing on the channel side of watercourse as well as behind the retaining wall.
Dominant species include Leucaena leucocephala (銀合歡), Ficus microcarpa (細葉榕), Ligustrum sinense (山指甲), Alocasia macrorrhizos (海芋), Wedelia chinensis (三裂葉蟛蜞菊) and Syngonium podophyllum (合果芋).
Quality: Medium Importance / Rarity: High Importance / Rare Ability to Accommodate Change: Medium Local / Regional Significance: High / Medium Maturity: Semi-mature |
Medium |
|
LR5 Residential Area |
||
|
LR5.1 Low Density Residential Area (14.23ha) |
This LR is a low-rise residential development of lower density dominated by housing blocks of 2-3 stories interwoven with small roads and paths. Dominant species found include Ficus microcarpa (細葉榕), Acacia confusa (台灣相思), Leucaena leucocephala (銀合歡), Chrysalidocarpus lutescens (散尾葵), Roystonea regia (王棕), Senna siamea (鐵刀木), Ficus microcarpa 'Golden Leaves' (黃金榕), Cordyline fruticose (朱蕉) and Duranta repens (金連翹). Trees range from 8-12m in height and are generally semi-mature to mature. They are mainly in fair condition. Quality: Medium Importance/ Rarity: Medium Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: Medium / Low Maturity: Young – Semi-mature |
Medium |
|
LR5.2 Built Up Area (15.33ha) |
This LR consists of high-rise buildings in public and private residential areas. It is well-maintained with flowering tree and shrub species. Tree height range from 4-12m in height and they are generally in fair condition. Dominant species found include Ficus microcarpa (細葉榕), Aleurites moluccana (石栗), Ficus virens (大葉榕), Podocarpus macrophyllus (羅漢松), Delonix regia (鳳凰木), Michelia x alba (白蘭), Duranta repens (金連翹), Schefflera heptaphylla (鴨腳木), Rhododendron simsii (杜鵑), Ixora spp. (龍船花), Bouganvillea spectabilis (簕杜鵑) and Aglaia odorata (米仔蘭). Quality: Medium Importance / Rarity: Medium Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: Medium / Low Maturity: Semi-mature – Mature |
Medium |
|
LR5.3 Village Environs (10.72ha) |
This LR is an area with low-rise buildings connected by narrow footpaths and lanes. There are ancestral halls, sitting-out areas, public washroom, car parks, abandoned lands, agricultural fields, rural industrial areas and scattered fruit trees. 1 no. of Trees of Particular Interest (TPI) (Cinnamomum camphora) is identified within LR5.3. Dominant species found include Ficus microcarpa (細葉榕), Acacia confusa (台灣相思), Leucaena leucocephala (銀合歡), Macaranga tanarius var. tomentosa (血桐), Bauhinia x blakeana (洋紫荊), Bouganvillea spectabilis (簕杜鵑), Bidens alba (白花鬼針草) and Wedelia chinensis (蟛蜞菊). Tree height range from 7-15m in height and they are generally in fair to poor condition. None of the TPIs will be affected.
Quality: Medium Importance /Rarity: Medium Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: Medium / Low Maturity: Semi-mature - Mature |
Medium |
|
LR5.4 Tendered for Private Development (0.41ha) |
This LR is located at the junction between Fan Kam Road and Castle Peak Road (Kwu Tung). It was tendered for private residential development since 30 June 2021. No tree is found within the LR. Plant species found include Ligustrum sinense (山指甲), Alocasia macrorrhizos (海芋), Camellia azalea (杜鵑紅山茶) and the dominant species are Ixora spp. (龍船花), Asparagus densiflorus (狐尾天門冬) and Rhapis excelsa (棕竹). Quality: Medium Importance /Rarity: Medium Importance / Uncommon Ability to Accommodate Change: High Local / Regional Significance: Medium / Low Maturity: Young |
Medium |
|
LR6 Community facilities |
||
|
LR6.1 North District Hospital (5.93ha) |
This LR located at Po Kin Road is an acute general hospital serving the population of the New Territories East Cluster. Trees and vegetations were planted scattering in the LR and at the periphery of the site. Dominant species found include Eucalyptus citriodora (檸檬桉), Ficus microcarpa (細葉榕), Michelia x alba (白蘭), Ixora spp. (龍船花) and Hibiscus rosa-sinensis (大紅花). Trees range from 6-15m in height and are generally semi-mature to mature. They are mainly in fair condition and well-maintained. Quality: Medium Importance /Rarity: Medium Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: Medium / Low Maturity: Semi-mature – Mature |
Medium |
|
LR6.2 Little Sisters of the Poor St. Joseph's Home for the Aged (3.14ha) |
This LR, located at Po Kin Road, is a private residential care home for elderly and recognised service provider. It is inaccessible to the public, yet a landscape courtyard with ornamental plantings can be observed from the street. Dominant species found include Caryota mitis (短穗魚尾葵), Ficus virens (大葉榕), Polyalthia longifolia (印度塔樹) and Agave angustifolia (龍舌蘭). Other species found include Acacia confusa (台灣相思), Delonix regia (鳳凰木), Bombax ceiba (木棉), Bauhinia x blakeana (洋紫荊), Livistona chinensis (蒲葵), Ficus pandurate Hance (琴葉榕), Juniperus chinensis (龍柏), Hibiscus mutabilis (木芙蓉), Duranta repens (金連翹), Allamanda cathartica (軟枝黃蟬), Bouganvillea spectabilis (簕杜鵑), Ficus microcarpa cv. Golden Leaves (黃金榕), Hibiscus rosa-sinensis L. (大紅花), Carmona microphylla (福建茶) and Gloriosa superba (嘉蘭). Trees range from 6-13m in height and are generally semi-mature to mature. They are mainly in fair condition and well-maintained. Quality: Medium Importance /Rarity: Medium Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: Medium / Low Maturity: Semi-mature – Mature |
Medium |
|
LR6.3 Catholic Diocese of Hong Kong Mother of Christ Church (0.38ha) |
This LR is a low-rise modern church at Po Ping Road and was built in 1990. It provides recreational use in form of lawn area and some potted plants appear to be placed by the staircases. Amenity planting strips are found at the front part of the site as visual screening. It is managed and maintained by Catholic Diocese of Hong Kong. It is open to the public. Dominant species found include Cinnamomum camphora (樟), Chrysalidocarpus lutescens (散尾葵), Juniperus chinensis (龍柏), Bouganvillea spectabilis (簕杜鵑), Aglaia odorata (米仔蘭) and Clerodendrum thomsonae (龍吐珠Trees range from 5-15m in height and are generally semi-mature to mature. They are mainly in fair condition and well-maintained. Quality: Medium Importance /Rarity: Medium Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: Low / Low Maturity: Semi-mature – Mature |
Medium |
|
LR6.4 Buddhist Li Chong Yuet Ming Nursing Home for the Elderly (0.40ha) |
This LR is an area of high-rise building providing nursing home service for elderly at Po Ping Road. Some planting areas are found located nearby vehicular path and carpark to enhance the environment. Tree height range from 5m-10m in height. The species are generally fair in condition and well-maintained. Dominant tree species found include Celtis sinensis (朴樹), Bauhinia x blakeana (洋紫荊), Hibiscus rosa-sinensis (大紅花) and Loropetalum chinense (紅繼木). Other species found include Ficus virens (大葉榕), Ficus pandurata (琴葉榕), Chrysalidocarpus lutescens (散尾葵), Codiaeum variegatum (變葉木), Camellia japonica (茶花) and Syngonium podophyllum (合果芋). Quality: Medium Importance /Rarity: Medium Importance / Uncommon Ability to Accommodate Change: High Local / Regional Significance: Low / Low Maturity: Semi-mature – Mature |
Medium |
|
LR7 School |
||
|
LR7 School (3.09ha) |
This LR refers to four different school campuses with private amenity plantings in planters situated along Ching Shing Road. All schools are mostly fenced off by concrete walls. Tree plantings along concrete walls inside schools can be observed from the street level. Dominant tree species found include Bauhinia x blakeana (洋紫荊), Melaleuca bracteata (黃金串錢柳), Juniperus chinensis (龍柏), Hedychium coronarium (薑花), Schefflera heptaphylla (鴨腳木) and Lagerstroemia speciosa (大花紫薇). Other species found include Melaleuca cajuputi subsp. cumingiana (白千層), Callistemon viminalis (串錢柳), Ficus benjamina (垂葉榕), Hibiscus rosa-sinensis (大紅花) and Ixora spp. (龍船花). The trees are 5 - 10m in height and generally in average condition. Quality: Medium Importance / Rarity: Low Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: Low / Low Maturity: Semi-mature - Mature |
Medium |
|
LR8 Recreation Area |
||
|
LR8.1 Golf Club Building (3.22ha) |
This LR is a low-rise clubhouse which was recognized as historical and heritage building (Grade 2). It is one of the historic buildings in the Golf Course. Ornamental plantings and seasonal flowers are found in the recreational areas.
Species such as Ficus virens (大葉榕 Eucalyptus exserta (窿緣桉), Celtis sinensis (朴樹), Melaleuca cajuputi subsp. cumingiana (白千層), Cinnamomum camphora (樟) can be observed with PDA in this area. 4 nos. of TPI (1 no. Lophostemon confertus, 1 no. Ficus virens, 1 no. Eucalyptus citriodora and 1 no. Celtis sinensis located in LR8.1, 1 no. of them with high amenity. 2 nos. of the TPI will be affected by the proposed proposed public housing development in Sub-area 1.
Dominant tree species found include, Bauhinia spp. (羊蹄甲屬), Cinnamomum burmannii (陰香), Leucaena leucocephala (銀合歡), Schefflera heptaphylla (鴨腳木), Juniperus chinensis (龍柏), Carmona microphylla (福建茶), Cordyline fruticosa (朱蕉), Cuphea hyssopifolia (細葉雪茄花) and Phyllostachys nigra (黃金竹). Tree height range from 8m-20m in height and generally fair in condition. Quality: High Importance / Rarity: High Importance / Rare Ability to Accommodate Change: Low Local / Regional Significance: High / Medium Maturity: Semi-mature - Mature |
High |
|
LR8.2 Carpark in Golf Course (1.15ha) |
This LR is a private carpark with sitting out area managed by HKGC within PDA. Most plantings are found along the edge of carpark facing to the Fan Kam Road. There are 2 nos. of tree with high amenity value within this area. Tree heights range from 5m-15m and are mostly mature. 5 nos. of TPI (1 no. Aquilaria sinensis, 2 nos. Melaleuca cajuputi subsp. Cumingiana and 2 no. Pterocarpus indicus) located in LR8.2. 3 nos. of the TPI will be affected by the proposed public housing development in Sub-area 1. Trees are generally in fair condition.
Dominant species found include Melaleuca cajuputi subsp. cumingiana (白千層), Celtis sinensis (朴樹), Cinnamomum camphora (樟), Caryota mitis (短穗魚尾葵), Schefflera arboricola (鵝掌藤), Codiaeum variegatum (變葉木), Phyllanthus urinaria (葉下珠), Dracaena trifasciata (虎尾蘭). Quality: Medium Importance /Rarity: Medium Importance / Uncommon Ability to Accommodate Change: Medium Local / Regional Significance: Medium / Medium Maturity: Semi-mature – Mature |
Medium |
|
LR9 Sitting-out Area |
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|
LR9.1 Po Wing Road Sitting-out Area (0.06ha) |
This LR is situated at Po Wing Road. It provides recreational use for pets in form of sitting out spaces with play equipment for dogs, ancillary facilities and maintained planting areas. Trees found include Delonix regia (鳳凰木), Chrysalidocarpus lutescens (散尾葵), Bauhinia x blakeana (洋紫荊), Lagerstromeia speciose (大花紫薇), Ficus virens (黃葛樹), Melaleuca cajuputi Roxb. subsp. cumingiana (白千層) and Callistemon viminalis (串錢柳). Generally, the trees are in fair condition and are range from semi-mature to mature. Shrubs species include Ixora spp. (龍船花), Excoecaria cochinchinensis (紅背桂), Loropetalum chinense f. rubrum (紅繼木), Schefflera heptaphylla (鴨腳木), Cordyline fruticosa (朱蕉), Rhapis excelsa (棕竹), Murraya paniculata (九里香), Hibiscus rosa-sinensis L. (大紅花) and Duranta repens `Variegata` (花葉連翹). Quality: Medium Importance / Rarity: High Importance / Uncommon Ability to Accommodate Change: Low Local / Regional Significance: High / Medium Maturity: Semi-mature – Mature |
Medium |
|
LR10 Temporary Use |
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LR10 Towngas Offtake Station, Waterworks Depot and Open Storage Yards (6.90ha) |
This LR is currently occupied by Towngas offtake station, waterworks depot and open storage yards. There are some tree species such as Leucaena leucocephala (銀合歡), Bauhinia x blakeana (洋紫荊), Bauhinia variegata (宮粉羊蹄甲), Lagerstroemia speciosa (大花紫薇) and Celtis sinensis (朴樹) found yet amenity plantings can be barely observed. The trees are not well maintained and in fair to poor quality. They found are self-seeded species.
Quality: Low Importance / Rarity: Low Importance / Common Ability to Accommodate Change: High Local / Regional Significance: Low/ Low Maturity: Semi-mature |
Low |
|
LR11 Transportation Corridor |
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LR11.1 Fanling Highway (4.37ha) |
This LR refers to the roadside and roundabout planting along Fanling Highway. Trees in this plantation are from young to semi-mature, including mainly Melaleuca bracteate (黃金串錢柳), Leucaena leucocephala (銀合歡), Macaranga tanarius var. tomentosa (血桐). The trees are mostly non-maintained and generally in fair condition. 1 no. Trees of Particular Interest (TPI) (Aquilaria sinensis) is identified.
Dominant shrub species found include Ixora spp. (龍船花), Loropetalum chinense f. rubrum (紅繼木), Ficus microcarpa (黃金榕) and Nerium oleander (粉花夾竹桃). None of the TPIs will be affected.
Quality: Medium Importance / Rarity: Low Importance / Common Ability to Accommodate Change: High Local / Regional Significance: Medium / Low Maturity: Young - Semi-mature |
Low |
|
LR11.2 Local Transportation Corridor
(8.75ha) |
This LR refers to the local roadsides with plantation to create buffer along the Fan Kam Road, Ching Hiu Road, Ping Kong Road and Po Kin Road which provides good screening effect and enhances the overall landscape quality of the surrounding environment. Trees are generally in fair condition. Tree height range from 5-9m in height and are mostly semi-mature. Dominant tree species found include Bauhinia x blakeana (洋紫荊), Melaleuca cajuputi (白千層), Cinnamomum camphora (樟), Michelia x alba (白蘭), Bombax ceiba (木棉), Ixora spp. (龍船花), Loropetalum chinense f. rubrum (紅繼木) and Calliandra haematocephala (紅絨球). Quality: Medium Importance / Rarity: Low Importance / Common Ability to Accommodate Change: High Local / Regional Significance: Medium / Low Maturity: Semi-mature |
Low |
11.6.2 Landscape Character Areas (LCAs)
Details of the baseline Landscape Character Areas which are potentially affected by the proposed public housing development, together with their sensitivity are described in Table 11.5. The locations of baseline landscape character areas are mapped in Figure 11.3. Photo illustrating the Landscape Character Areas within the Study Area are illustrated in Figure 11.8.
Table 11.5 - Landscape Character Areas (LCAs) and Sensitivity
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LCAs |
Description |
Sensitivity |
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LCA1 Golf Course Landscape (128.4ha) |
This LCA located on the urban fringe, is a vegetated highly managed site. It contains mainly extensive areas of grassland managed for golf playing purposes, numerous mature trees and shrubs planting, footpaths, ponds, ancestral graves, built heritage buildings and carparking. It lies in mature wooded settings where views are more contained. The character of LCA is tranquil and verdant yet superficially informal. The golf course consists of three 18-hole. They are Old Course obtained in 1911, New Course opened in 1931 and the Eden Course opened in 1971. Roadside amenity planting can be found along main vehicular routes.
449 nos. of TPI (1 no. Adenanthera microsperma, 357 nos.Aquilaria sinensis, 2 nos. Celtis sinensis, 14 nos. Cinnamomum camphora, 1 no. Eucalyptus citriodora, 2 nos. Eucalyptus exserta, 1 nos. Ficus macrocarpa, 1 no. Ficus virens, 29 nos. Glyptostrobus pensilis, 1 no. Ilex graciliflora, 1 no. Lophostemon confertus, 37 nos. Melaleuca cajuputi subsp. Cumingiana, and 2 no. Pterocarpus indicus) and 56 no. of plants under Cap. 586 (11 nos. Ardisia villosa, 23 nos. Aristolochia tagala, 1 no. Artocapus hypargyreus, 9 nos. Geodorum densiflorum,, 8 nos. Glyptostrobus pensilis, 1 nos. Peperomia blanda and 3 nos. Rhododendron simsii) are identified as conservation importance within LCA1. 45 nos. of the TPI and 9 nos. of plants with conservation importance will be affected by the proposed public housing development in Sub-areas 1 and 2 nos. of TPI would be affected by the proposed layout in Sub-area 2.
Quality: High Importance / Rarity: High Importance / Rare Ability to Accommodate Change: Medium Local / Regional Significance: High / Medium Maturity: Semi-mature - Mature |
High |
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LCA2 Residential Urban Landscape (39.2 ha) |
These are urban landscapes largely utilized for residential land use. Medium and high-rise residential blocks developed on a relatively flat terrain set amongst open space with elevated footbridges and walkways connecting to retail / commercial facilities and shopping centres. Schools and community facilities can also be found within this landscape. Vegetation can be mainly found within the open spaces and around the residential estates on ground level and on podium. They are fairly ordered landscaped with large building elements surrounded by planting and greenery.
Quality: Medium Importance / Rarity: Medium Importance / Common Ability to Accommodate Change: High Local / Regional Significance: Medium / Low Maturity: Semi-mature |
Medium |
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LCA3 Urban Peripheral Village Landscape (137 ha) |
This LCA consists different villages that have been retained despite of the new development around them. They are generally low-rise buildings connected by narrow footpaths and lanes. Surrounding the village are sitting-out areas, car parks, agricultural fields and scattered fruit trees. Mature trees and vegetation can be found scattered around the periphery.
2 nos. of TPI (1 no. Aquilaria sinensis, 1 no. Cinnamomum camphora) are identified within LCA3. None of the TPI or plant with conservation importance will be affected.
Quality: Medium Importance / Rarity: Low Importance / Common Ability to Accommodate Change: High Local / Regional Significance: Low / Low Maturity: Semi-mature - Mature |
Medium |
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LCA4 Residential Urban Fringe Landscape (11.3 ha) |
This LCA is characterised by the semi-developed and disturbed areas of land. It is low-density residential landscapes in vegetated or wooded settings lying at the edge of urban area. It consists of individual houses, villas and low-rise apartments based around narrow roads interspersed by wooded hillsides and dense vegetation to soften the certain extent. This is a high green coverage residential landscape with a relatively informal and tranquil character. Quality: Medium Importance / Rarity: Low Importance / Common Ability to Accommodate Change: High Local / Regional Significance: Medium / Low Maturity: Semi-mature – Mature |
Medium |
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LCA5 Transportation Corridor Landscape (4.4 ha)
|
This LCA is characterized as a linear landscape defined by Fanling Highway, associated facilities and roadside buffer planting. They include mainly elevated roads, flyovers, footbridges and signages. Roadside buffer planting can be found on both sides of the highway.
Quality: Low Importance / Rarity: Low Importance / Common Ability to Accommodate Change: High Local / Regional Significance: Low / Low Maturity: Young - Semi-mature |
Low |
Tree Survey |
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11.6.3.1 |
A total of 4411 nos. of trees were recorded in the Proposed Development Area (PDA) and adjacent area likely to be affected by the proposed works. |
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11.6.3.2 |
1255 nos. of trees were identified in Sub-area 1 while 3090 nos. were in Sub-areas 2-4 of the PDA. A total of 53 trees under the maintenance of LCSD and 13 trees located within the private lot were identified outside the PDA. |
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11.6.3.3 |
Among the 1255 nos. of surveyed trees in Sub-area 1, 70 nos. of Trees of Particular Interest (TPIs) were identified. 24 nos. are mature trees with DBHs equal to or over 1000mm and 46 nos. are rare/protected species |
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11.6.3.4 |
Among the 46 nos. rare/protected species (including 1 no. Ilex graciliflora), 38 are Aquilaria sinensis, of which 7 nos. are trees with DBHs equal to or over 95mm and 31 are seedlings or young trees with DBHs smaller than 95mm. |
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11.6.3.5 |
Among the 1255 nos. of trees recorded in Sub-area 1, 267 nos. are proposed to be retained while 988 nos. of existing trees recorded in Sub-area 1 are estimated to be affected by the proposed public housing development works. Among the 988 nos. of affected trees, 954 nos. of trees are proposed to be removed and 34 nos. are proposed to be transplanted. |
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11.6.3.6 |
Among the 24 nos. of mature trees with DBH over than 1000mm in Sub-area 1, 11 nos. are feasible to preserve on site per the adjusted layout of the works and 2 nos. are suitable to transplant to nearby receptor site within the PDA. 11 nos. of mature trees are proposed to be removed due to proximity with the proposed building layout and thus in-situ retention is not feasible. For mature trees proposed to be preserved, tree islands should be properly formed to mitigate the impacts of large-scale site formation works. The 32 individuals of rare/protected species cannot be preserved on site but worthwhile to transplant within or off site are proposed to be transplanted to nearby suitable receptor site. |
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11.6.3.7 |
Among the approx. 3090 nos. of existing trees in Sub-area 2-4 recorded in a broad-brush tree survey represented by 73 tree groups, 395 nos. of TPIs were recorded. 41 nos., including 1 no. dead tree, are mature trees with DBHs equal to or over 1000mm and 80 nos. are rare/protected species including Aquilaria sinensis (43 nos.) and Glyptostrobus pensilis (30 nos.), Lagerstroemia indica (2 nos.) and L. speciosa (5 nos.). Locations of trees are shown in Appendix 11.1. All of the existing trees in Sub-areas 2-4 are proposed to be retained as proposed public housing development has no direct impact on the concerned trees |
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11.6.3.8 |
Regarding the adjacent area, amongst the 66 nos. of existing trees recorded in the adjacent areas outside PDA (53 trees under the maintenance of LCSD and 13 trees located within the private lot), 24 trees are proposed to be retained. 42 nos. of trees, including 7 Leucaena leucocephala (undesirable species) and 35 nos. of trees are proposed to be removed due to direct conflict with the proposed works. No rare and protected species are proposed to be felled in adjacent areas outside PDA. |
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11.6.3.9 |
To compensate the loss of 996 nos. trees, 996 nos. of compensatory trees are proposed to be planted in Sub-areas 2-3 or other suitable location[2]. Exact receptor sites for compensatory trees are subject to future site planning during detail design stage.
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11.6.3.10 |
A total of 34 nos. of trees are proposed to be transplanted from Sub-area 1 to Sub-areas 2-3 or other suitable location, including 32 rare/protected species and 2 mature trees with DBH of 1000mm. Figure 11.9.1 - Mitigation Plan (Overall) is shown the receptor site of transplanted trees. |
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11.6.3.11 |
No registered “Old and Valuable Trees” (OVT) were recorded during the tree survey. |
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11.6.3.12 |
Regarding the plants (non-tree species) with conservation importance, there will be 9 nos. of plants to be affected by the proposed public housing development due to the conflict of proposed building footprint in Sub-area 1. These plants are proposed to be transplanted from Sub-area 1 to Sub-area 3 of the PDA. Figure 11.9.1 – Mitigation Plan (Overall) is shown the receptor site of the transplanted plants. The location of the affected plants with conservation importance is shown in Appendix 11.3 – Vegetation Plan (Non-tree Species). |
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11.6.3.13 |
In addition to the above, all of the existing trees in Sub-areas 2-4 are proposed to be retained except 2 nos. of TPIs - T33 and T61 would be affected by the proposed public housing development in Sub-area 2. Transplantation of these trees are not feasible, T33 is located on slope crest with DBH over 1000mm, preparation of its root ball for transplantation is not feasible. T61 is in close proximity to other trees to be retained, transplantation of this tree will affect the other trees. Therefore, these trees are proposed to be removed. 2 nos. of compensatory tree are proposed for the loss of tress in Sub-area 2. Since the proposed public housing development in Sub-area 2 is subject to confirmation, details of the affected TPIs are separately provided in Appendix 11.5[3]. |
11.7 VISUAL BASELINE CONDITION
11.7.1 Visual Sensitive Receivers (VSR)
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11.7.1.1 |
The visual envelope (VE) is the viewshed of the proposed public housing development formed by natural or man- made features. It includes areas from which the proposed public housing development can be completely visible, partly visible or obstructed. |
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11.7.1.2 |
The VE is largely limited by existing vegetation, infrastructures, existing developments and mountain ridgelines of Kai Kung Leng (approx. 580mPD), Tai To Yan (to the south) (approx. 560mPD), and Cham Shan (approx. 100mPD) and Wa Shan (to the north) (approx. 139mPD). An aerial plan showing the location of VE is provided in (Figure 11.4). |
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11.7.1.3 |
Areas to the north of the Site by Sheung Shui MTR station are high density, mixed residential and commercial areas. The urban fringe comprises of medium-rise to low-rise industrial buildings located northwest to the Site, which gradually transitions to rural fringe setting with village settlements and agriculture towards the South. The Site is currently a golf course comprising lawns, sand pits, water resources and trees. |
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11.7.1.4 |
The major visual resources of this district include Lam Tsuen Country Park (including Tai To Yan and Kai Kung Leng ridgeline), south of the Site, and Fanling Golf Course, west of the Site. The main visual detractor is Fanling Highway located north of the Site. Since the Site is currently occupied by natural landscape with only few low-rise buildings in the foreground, therefore the visual openness to most of its public is good and the visual quality of the region is generally within the range of medium to good. |
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11.7.1.5 |
The VSRs within the VE have been identified. Their locations are shown in Figure 11.5. Details of the VSRs are given in the below table. |