1.1.1.1
The 2013 Policy Address first stated the need to take
forward further development of the New Territories North (NTN) with a view to
developing a modern new town there on a similar scale of the Fanling or Sheung
Shui New Towns. In 2014, the Government
commissioned the Preliminary Feasibility Study on Developing NTN (referred
hereafter as “the Preliminary Study”) and an area in San Tin / Lok Ma Chau
(STLMC) was identified as having potential for further development. In October 2016, a Broad Land Use Concept
Plan (BLCP) of the area was promulgated in the public engagement of “Hong Kong
2030+: Towards a Planning Vision and Strategy Transcending 2030” (Hong Kong
2030+)”.
1.1.1.2
Following the announcement of advancing the studies on
developing brownfield sites in the NTN in the 2018 Policy Address and the
acceptance of the eight land supply options recommended by the Task Force on
Land Supply in February 2019, the Feasibility Study on STLMC Development Node
(STLMC FS) as the first phase development of NTN was jointly commissioned by
the Civil Engineering and Development Department (CEDD) and the Planning
Department (PlanD) in September 2019 to further develop the BLCP into a Preliminary
Outline Development Plan (PODP) and confirm its feasibility. The PODP was presented to the Legislative
Council in mid-2021 in the form of an Initial Land Use Plan.
1.1.1.3
In October 2021, the 2021 Policy Address proposed to
expand STLMC Development Node into San Tin Technopole together with the Hong
Kong-Shenzhen Innovation and Technology Park (HSITP) at the Loop. By making use of the land to be released by
the Lok Ma Chau Boundary Control Point (LMC BCP) upon commissioning of the new Huanggang Port with co-location arrangement, and replanning
the rural areas and fishponds around LMC BCP, it is proposed to increase the
land supply for innovation and technology (I&T) development so as to achieve industry clustering effect with economy of
scale. It is also proposed to increase
the housing supply in San Tin Technopole to help address the housing shortage
in the territory, in which some of the units can be used as talent apartments
for I&T enterprises and research institutes. The Northern Metropolis has been incorporated
in the Conceptual Spatial Framework promulgated in the Final Report of Hong
Kong 2030+.
1.1.1.4
In
the same month, CEDD and PlanD jointly commissioned AECOM Asia Co. Ltd. (AECOM)
to undertake the Investigation Study on STLMC Development Node (hereinafter
referred to as “the Project”) to take forward the San Tin Technopole initiative
and formulate the Recommended Outline Development Plan (RODP) for STLMC area,
carry out engineering and technical assessments including the statutory
Environmental Impact Assessment (EIA), and conduct public engagement (PE) to
facilitate public discussions and foster consensus building. A 2-month PE was conducted between June and
August 2023 to solicit public views on the RODP. Taking into
account the public views collected in the PE, planning and engineering
considerations, technical assessments as well as departmental comments and
advice, a Revised RODP was formulated.
1.1.1.5
According
to the Revised RODP, STLMC area will be developed into an I&T hub and a new
community providing about 50,000 to 54,000 flats for a new population of about
147,000 to 159,000. It will generate
about 165,000 jobs including 120,000 jobs on I&T sites. It will be an integral part of San Tin
Technopole, providing ample amount of I&T land in various sizes for
different I&T uses, as well as an integrated community with wide range of
commercial, retail, community, recreational and cultural facilities.
1.2
The Assignment
1.2.1.1
The Project includes the following main objectives:-
(a)
to review the PODP formulated under the STLMC FS,
taking into account the results of stakeholder engagement, the latest NOL
scheme (available information at the time of preparation of this EIA report),
including the proposed San Tin Station and proposed station near Chau Tau as
well as the land to be released from LMC BCP, existing fishponds north of San
Tin Tsuen Road, existing rural area and fishponds near Chau Tau Tsuen and existing rural area near Pang Loon Tei, to conduct market
positioning and identify the potential for integrated I&T uses of the
formed land, and to formulate the RODP supported by engineering and technical
assessments for the STLMC DN to meet housing, economic and development needs of
Hong Kong beyond 2030 in a carbon-neutral community;
(b)
to
adopt the Integrated Approach in land use layout formulation, and design the
STLMC DN as appropriate and deliver Planning, Urban Design and Landscape Design
Frameworks, Recommended Master Urban Design Plan (MUDP) and Recommended
Landscape Master Plan (LMP), Recommended Urban Design Scheme Plan (UDSP) and
Design Illustrations to demonstrate the design proposals/solutions to the
proposed Developments, including specific areas, precincts, key zones, nodes
and facilities between major uses and infrastructure of the STLMC DN,
incorporated with feasible smart, green and resilient (SGR) framework /
initiatives, and justified assessments on pedestrian and cyclist connectivity,
visual, landscape, streetscape, air ventilation, infrastructure, architectural
design, feasibility, implementation modes, etc. that lay a solid basis for
consolidating design scopes/guidelines for follow-up in the design and
construction stage and facilitate the future implementation of the urban design
and landscape design proposals;
(c) to
formulate Urban Design and Landscape Design Guidelines as well as SGR
Guidelines to create a green, high quality and sustainable townscape and a
liveable and future-proof environment;
(d) to provide
an overall implementation plan to take forward the SGR framework/initiatives,
and demonstrate how the objective for a carbon neutral community could be
achieved in the STLMC DN;
(e) to
ascertain the infrastructure requirements of the proposed development and carry
out the preliminary design;
(f) to carry
out economic and market analysis in the formulation of land use and development
proposals, including the positioning and commercial viability of the proposed
land uses, taking into account the latest planning circumstance, development
and trend;
(g) to confirm
the feasibility and sustainability of the development and infrastructure
proposals and RODP by undertaking a series of technical assessments on aspects
including traffic and transport, environment, ecology, air ventilation,
geotechnical, land requirement, site formation, drainage, sewerage, water
supply and utilities, land contamination, socio-economic, sustainability,
landscape and visual, SGR framework/initiatives, carbon appraisal, urban
design, etc.;
(h) to conduct
ecological survey arising from the expanded area from original assignment and
review on the compensation and mitigation measures on affected ponds / wetland
as well as to undertake EIA study and obtain statutory approval for the
proposed development and the associated engineering infrastructures recommended
in the RODP under the Environmental Impact Assessment Ordinance (EIAO);
(i) to
formulate a public engagement strategy and conduct public engagement exercise
on the RODP, to explore good development concepts from the community, and gauge
public feedback through engagement activities;
(j) to
formulate the implementation strategy and programme including land resumption /
clearance and development mode with cost and revenue estimates;
(k) to serve
as a reference for detailed design in the next stage based on the findings of assessments;
(l) to conduct
site investigation and site supervision; and
(m) to adopt a
capacity-creating approach as embedded in the Hong Kong 2030+ in land use and
infrastructure planning of the Services.
The approach aims to pro-actively plan with visions in advance of the
additional capacity to enhance the city’s liveability for our existing and
future population, as well as to cater for demands from unforeseen challenge
and opportunities in a timely manner.
1.3
EIA Study
Brief
1.3.1.1
A Project Profile for the Project (No.
PP-621/2021) based on the original 320 ha identified in STLMC FS and the about
20 ha to be released from the LMC BCP was submitted to the EPD on 20 May 2021
for application for an EIA Study Brief under section 5(1)(a) of the EIAO. The EIA Study Brief (No. ESB-340/2021) was
issued on 30 June 2021 under the EIAO.
However, due to the latest policy strategy in developing San Tin Technopole, the boundary
of the Project was expanded to about 610 ha (Figure
1.1) to accommodate the new demand for land
uses and associated infrastructure. San Tin Technopole covers both the HSITP under construction at the Loop and
the San Tin / Lok Ma Chau area. For the purpose of this EIA Study, the term San Tin
Technopole would be used interchangeably with San Tin / Lok Ma Chau area and
the Project. With reference to the Revised RODP, the Project area as set out in the EIA SB issued in June 2021 has
been expanded. In this connection,
confirmation from EPD has been sought on the validity of the EIA SB issued in
June 2021 pursuant to Clause 6.2 of the EIA SB.
EPD confirmed that the EIA SB issued in June 2021 remains applicable for
the latest project area as all the potential environmental issues which need to
be assessed in the EIA are already covered in the EIA SB.
1.4.1.1
The RODP has been formulated based on the PODP under the STLMC FS. Subsequently,
public comments were received during the 2-month public engagement exercise.
Taking into consideration the public comments, the Revised RODP (Figure 2.1) was
formulated. The underlying
planning principles, and the technical assessments will be discussed in Section 2.
1.5.1.1
The
Project covers an area of 610 ha, is classified as a Designated Project (DP) by
virtue of the following item in Schedule 3 of the EIAO:
1: An urban development or redevelopment project covering an area more
than 50 ha.
1.5.1.2
In
addition, the Project also constitutes the DP elements in Part I, Schedule 2 of
the EIAO as described in Table 1.1 and illustrated in Figure 1.2. Details of the scope of each DP
element are presented in Section 2.
Table 1.1 Schedule 2 Designated Projects in
this Project
|
Ref. No.
|
Schedule 2 Designated
Project
|
Work Component
/Reference in Revised RODP
|
|
|
|
DP1 1
|
A.1
|
A carriageway for motor vehicles that is an expressway, trunk road,
primary distributor road or district distributor road
|
Construction and operation of primary distributor road P1, district distributor
road D1, D2, D3, D4, D5 and D6.
|
|
|
DP2 1
|
F.1
|
Sewage treatment works with an installed capacity of more than 15,000m3
per day
|
Construction and operation of STLMC Effluent Polishing Plant
|
|
|
F.2
|
Sewage treatment works with an
installed capacity of more than 5,000m3 per day; and a boundary of
which is less than 200m from the nearest boundary of an existing or planned
residential area and educational institution
|
|
|
DP3 1
|
F.4
|
A facility for generating, from
sewage effluent treated by a sewage treatment plant, reclaimed water for use
by the general public
|
Construction and operation of STLMC
Water Reclamation Plant
|
|
|
DP4 2
|
G.2
|
A refuse transfer station
|
Construction and operation of a
refuse transfer station
|
|
|
DP5 2
|
H.1
|
A 400kV electricity substation
and transmission line
|
Construction and operation of two
400kV electricity substations
|
|
|
DP6 1
|
I.1
|
A drainage channel or river
training and diversion works located less than 300 m from the nearest
boundary of an existing or planned conservation area
|
Revitalisation works (i.e. river
training, diversion works) for San Tin Eastern Main Drainage Channel are
located less than 300m from Conservation Area 3
|
|
|
DP7 1
|
P.1
|
A residential or recreational
development, other than New Territories exempted houses, within Deep Bay
Buffer Zone 2
|
Recreational development for
proposed Sites O.1.1, O.1.2, and O.1.3 (as open space) encroach into Deep Bay
Buffer Zone 2
|
|
Note:
1
Subject to an Environmental Permit application for
both construction and operation phases of the DP under this EIA Study
2
Subject to separate EIA Study, as required
3
The future zonings of the concerned ‘Conservation
Area’ as shown on Figure 1.2 are subject to change due to the land use proposals
as reflected in the Revised RODP.
1.5.1.3
Some
portions of the Project area are located within Conservation Area (CA) and Site
of Special Scientific Interest (SSSI). Construction involving earthworks and
building works within CA and SSSI would fall into the category of Item Q.1,
Part I, Schedule 2 of EIAO. However, as the concerned zonings of the CA and
SSSI are subject to change before commencement of construction works in the
future, areas within the Project boundary that are currently within CA and SSSI
zone would no longer be zoned as CA and SSSI respectively. As such, they are
not considered as a Schedule 2 DP.
1.5.1.4
STEMDC
and STWMDC are currently located at and within 300m from the boundary of CA
zone respectively. Revitalisation works would also fall into the category of
Item I.1, Part I, Schedule 2 of EIAO. However, as STWMDC would be located more
than 300m from the CA zone following the change in land use as described in Section 1.5.1.3, revitalisation works at STWMDC is not considered as a Schedule 2 DP.
For the case of STEMDC, as a portion of the river channel would still be within
300 m from the CA zone that lies adjacent to the Project boundary,
revitalisation works is being considered as a Schedule 2 DP.
1.5.1.5
Apart
from the Schedule 2 DPs presented in Table 1.1, there are a number of non-DP elements in the Revised RODP as
summarised in Table 1.2. Details are presented in Section 2 with locations shown in Figure 2.1.
Table 1.2 Summary of Non-Designated Projects
|
Non-Designated Project
|
Sub-Element
|
|
Residential Development
|
Public Housing Site (RSc)
|
|
Private Housing - Zone 1 (R1)
|
|
Village Type Development (V)
|
|
Government, Institutional or
Community (G/IC)
|
Divisional Police Station
|
|
Fire Station
|
|
Ambulance Depot
|
|
Library
|
|
Sports Centre
|
|
Market
|
|
Swimming Pool Complex
|
|
EcoHub
|
|
Education (E)
|
Primary and Secondary Schools
|
|
Open Space (O)
|
Recreational Facilities and Landscaping
|
|
Amenity (A)
|
Roadside amenity
|
|
Green Belt (GB)
|
-
|
|
Other Specified Uses (OU)
|
Other Specified Uses (Mixed Use) -
Zone 1 (OU(MU)1)
|
|
Other Specified Uses (Mixed Use) -
Zone 2 (OU(MU)2)
|
|
Other Specified Uses (Innovation and Technology) (OU(I&T))
|
|
Other Specified Uses (Green Fuel
Station) (OU(GFS))
|
|
Other Specified Uses (Logistics,
Storage and Workshop) (OU(LSW))
|
|
Other Specified Uses (Railway
Ancillary Facilities) (OU(RAF))
|
|
Other Specified Uses (Ventilation
Building) (OU(VB))
|
|
District Cooling System (OU(DCS))
|
|
Reclaimed Water Reservoir and
Fresh Water Reservoir (OU(WSR))
|
|
Refuse Collection Point (OU(RCP))
|
|
Public Transport Interchange (OU(PTI))
|
|
Sewage Pumping Station (OU(SPS))
|
|
Stormwater Pumping Station (OU(SmPS))
|
|
Electrical Substation (OU(ESS))
|
|
Roads
|
Local roads
|
1.5.1.6
If
there are any future change(s) after the approval of this EIA Report, the
following steps will be taken:
(a)
Should
the change(s) involve a DP item under Schedule 2 of the EIAO, the requirements
under the EIAO will be complied with; and
(b)
Should
the change(s) not involve any DP items under Schedule 2 of the EIAO, prevailing
planning mechanisms and standards will be followed and
relevant EIA findings will be conformed to.
1.6
Purpose
of the EIA Study
1.6.1.1
The
purpose of this EIA study is to provide information on the nature and extent of
environmental impacts arising from the construction and operation of the
Project and associated works that will take place concurrently. This information will contribute to decisions
by the Director of Environmental Protection on:
(a)
the
overall acceptability of any adverse environmental consequences that are likely
to arise as a result of the Project and its staged implementation;
(b)
the
conditions and requirements for the detailed design, construction
and operation of the Project to mitigate against adverse environmental
consequences wherever practicable; and
(c)
the
acceptability of residual impacts after the proposed mitigation measures are
implemented.
1.7
Objectives
of this EIA Study
1.7.1.1
The
objectives of the EIA study as stated in the EIA Study Brief (No. ESB-340/2021)
are as follows:
(a)
to
describe the Project and associated works together with the requirements and
environmental benefits for carrying out the project;
(b)
to
identify and describe the elements of the community and environment likely to
be affected by the Project, and/or likely to cause adverse impacts to the
Project, including both the natural and man-made environment and the associated
environmental constraints;
(c)
to
identify and quantify emission sources and determine the significance of
impacts on sensitive receivers and potential affected uses, and to propose
measures to mitigate these impacts;
(d)
to
identify and quantify waste management requirements and to propose measures to
mitigate these impacts;
(e)
to
identify and quantify contaminated land within any Project area for development
works and to propose measures to avoid disposal in the first instance;
(f)
to
identify and quantify any potential losses or damage to flora, fauna and
natural habitats and fisheries activities/resources and to propose measures to
mitigate these impacts;
(g)
to
identify any potential landscape and visual impacts and to propose measures to
mitigate these impacts;
(h)
to
identify any adverse impacts on sites of cultural heritage and to propose
measures to mitigate these impacts;
(i)
to
identify and quantify any potential hazard to life and to propose measures to
mitigate these impacts if required;
(j)
to
identify any landfill gas hazard to sensitive receivers of the Project located
within the consultation zone of Ngau Tam Mei Landfill and to propose measures
to mitigate these impacts;
(k)
to
identify any impacts from electric and magnetic field and to propose measures
to mitigate these impacts;
(l)
to
propose the provision of infrastructure or mitigation measures to minimise
pollution, environmental disturbance and nuisance during construction and
operation of the Project;
(m)
to
investigate the feasibility, effectiveness and implications of the proposed
mitigation measures;
(n)
to
identify, predict and evaluate the residual (i.e. after practicable mitigation)
environmental impacts and the cumulative effects expected to arise during
construction and operation of the Project in relation to the sensitive
receivers and potential affected uses;
(o)
to
identify, assess and specify methods, measures and standards, to be included in
the detailed design, construction and operation of the Project which are
necessary to mitigate these residual environmental impacts and cumulative
effects and reduce them to acceptable levels;
(p)
to
investigate the extent of the secondary environmental impacts that may arise
from the proposed mitigation measures and to identify constraints associated
with the mitigation measures recommended in the EIA study, as well as the
provision of any necessary modification;
(q)
to
design and specify the environmental monitoring and audit requirements;
(r)
to
identify any additional studies necessary to implement the mitigation measures
or monitoring and proposals recommended in the EIA report; and
(s)
to
identify DP(s) listed under Schedule 2 of the EIAO as part of the Project for
assessment under the EIA study.
1.8.1.2
Sections
3 to 15 are outlined as follows:
·
Section 3: Air Quality Impact
·
Section 4: Noise Impact
·
Section 5: Water Quality Impact
·
Section 6: Sewage and Sewerage Treatment
Implications
·
Section 7: Waste Management Implications
·
Section 8: Land Contamination
·
Section 9: Landfill Gas Hazard
·
Section 10: Ecological Impact
·
Section 11: Fisheries Impact
·
Section 12: Cultural Heritage Impact
·
Section 13: Hazard to Life
·
Section 14: Landscape and Visual Impact
·
Section 15: Electric and Magnetic Fields
1.8.1.3
An
outline of the requirements for the Environmental Monitoring and Audit
(EM&A) programme is presented in Section 16.
The EM&A programme is presented in detail in a separate EM&A
Manual. A detailed implementation
schedule of the recommended mitigation measures is provided in Section 17. A summary of environmental outcomes and
conclusions is presented in Section 18.