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Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area

– Feasibility Study

Stage 2 Public Consultation Report

April 2009

i

CONTENT

1. INTRODUCTION ................................................................................................. 1

2. CONSULTATION ACTIVITIES ......................................................................... 2

3. OVERVIEW OF MAJOR COMMENTS AND VIEWS RECEIVED ................ 3

4. WAY FORWARD ................................................................................................. 4

APPENDICES Appendix I Comments from Public Forum

Appendix Ia List of Invitees for the Stage 2 Public Forum on 6 December 2008 Appendix Ib List of Stage 2 Public Forum Attendees

Appendix Ic Summary of Comments from Stage 2 Public Forum and Responses

Appendix II Summary of Comments from Tuen Mun District Council and Responses

Appendix III Comments from Written Submissions Appendix IIIa Summary of Comments from Written Submissions and Responses

Appendix IIIb Copies of Written Submissions (Up to 6 January 2009)




April 2009

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1. Introduction

The overall objectives of the Study are to examine the development potential and

impact of the proposed developments of 14 study sites in the Study Area. In

reviewing the development intensity of the 14 study sites, the Study also reviews the

suitability of Site 14 for public rental housing development or private housing

development. Detailed assessments will be carried out to ascertain the sustainability

and feasibility of the proposed residential developments in terms of traffic and other

infrastructure capacities, environment, Government, institution and community

(GIC) facilities etc. The Study also reviews the overall development intensity of the

Study Area. The findings of the Study will provide the basis for further detailed

engineering investigation and detailed design for different packages of housing sites

according to the priority for the disposal of housing sites for implementation of the

necessary infrastructure upgrading works. The Study commenced in September

2007 and is jointly commissioned by Civil Engineering and Development

Department (CEDD) and Planning Department (PlanD).

The Stage 1 Public Consultation was conducted between January and March 2008.

In addition to consultation with the Tuen Mun District Council (TMDC), Town

Planning Board (TPB) and local representatives, a public forum was held at the

Tuen Mun Town Hall on 16 February 2008. Local residents and organizations,

concerned green groups and TMDC members, etc. were invited to the public forum.

Apart from comments and suggestions received at the aforesaid consultation

sessions, written submissions were also received. The comments and responses

have been incorporated in the Stage 1 Public Consultation Report, which is available

at the CEDD and PlanD websites.

The Stage 2 Public Consultation commenced in November 2008 and was completed

in January 2009. The purpose of the Stage 2 Public Consultation was to seek

comments and views from the public and concerned groups on the revised

development scenario, including proposing private housing use for Site 14; retaining

5 sites for GIC uses; proposing low to medium densities for housing sites and

recommending relevant road junction improvement measures.

During the Stage 2 Public Consultation, a “Stage 2 Public Consultation Document”

(PCD2) was provided for public inspection and a poster was distributed to residents

of Tuen Mun East, TMDC members, concerned area committees, green groups and

concerned parties, inviting their presence at the Stage 2 Public Forum (See

Appendix I). The PCD2 was also uploaded to the websites of CEDD and PlanD for

public viewing. During the Stage 2 consultation period, written comments were also

received. This report presents the consultation activities undertaken in the Stage 2

Public Consultation and summarizes the major comments received on the revised

development scenario together with the responses from relevant

bureaux/departments and the Consultants.




April 2009

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2. Consultation Activities Consultation activities included three interviews with concerned members of TMDC, consultations with TMDC and TPB and Stage 2 Public Forum. Details of the consultation activities undertaken are listed below:

Consultee Date

Interview:

Hon LAU Wong-fat (Chairman, Tuen Mun District Council)

17 November 2008

SO Shiu-shing (District Council Member of Sam Shing constituency in Tuen Mun District)

17 November 2008

LI Kwai-fong (District Council Member of Hanford constituency in Tuen Mun District) and representative of Tuen Mun East Development Concern Group

20 November 2008

Public Consultation:

Tuen Mun District Council 27 November 2008

Town Planning Board 28 November 2008

Public Forum 6 December 2008

2.1 Interview

Interviews were arranged with the Chairman of TMDC and District Council members of the concerned constituencies at early stage of the public consultation. The objectives of the Study and the revised development scenario were presented and their opinions were sought. Representatives of CEDD and PlanD attended these interviews with the assistance of the Consultants. District Council members generally welcomed the revised development scenario, but opined that the traffic problem should be tackled, e.g. giving consideration to the Tuen Mun to Tsuen Wan Railway proposal. One District Council member suggested that the ex-military site could be developed as a Quality Education City to upgrade the cultural quality of Tuen Mun East and to encourage external economy to promote development in the area.

2.2 Tuen Mun District Council

We consulted the Working Group on Planning and Development of Tuen Mun under the TMDC on 27 November 2008. Members generally supported the revised development scenario but were concerned about the traffic arrangement arising from the proposed housing developments. There were views supporting reduction of development intensity and suggesting developing a shopping centre in the vicinity of Site 14. Some members opined that Site 4A was not suitable for secondary school development as the location was too secluded. Comments from TMDC and our responses are summarized in Appendix II.




April 2009

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2.3 Town Planning Board

We consulted TPB on 28 November 2008. TPB noted the revised development

scenario for the study sites and had no other view.

2.4 Public Forum

The Stage 2 Public Forum was held at Cultural Activities Hall of the Tuen Mun

Town Hall on 6 December 2008. The forum was chaired by PlanD, with the

attendance of representatives from CEDD, Transport Department (TD), Hospital

Authority and the Consultants. A total of 46 members of the public attended the

forum. The lists of invitees and attendees for the Public Forum are enclosed in

Appendices Ia and Ib respectively. A summary of comments and responses is

enclosed in Appendix Ic. The consultation document and the poster were also

uploaded to the websites of CEDD and PlanD at the commencement of the Stage 2

Public Consultation. Posters were also displayed at Tuen Mun District Office

(TMDO), CEDD and PlanD offices.

2.5 Other Channels

The public may offer their views through written submission. Three written

submissions were received during the consultation period. A summary of comments

and responses is enclosed in Appendix III.

3. Overview of Major Comments and Views Received

Public views generally support maintaining the development intensity in Tuen Mun

East at a low to medium level. They also welcome private housing development for

Site 14 in Tuen Mun Area 56 and support retaining 5 sites for GIC uses. However,

there are views that Site 4A is not suitable for secondary school development as the

location is too secluded. In addition, there is a suggestion that some study sites

should be retained for community development, such as “Quality Education City”,

theatre, Chinese-Western Cultural Hall, hospital and recreational use, as well as

commercial shopping facilities.

There are concerns about the traffic impact of the proposed development of 14 study

sites that may aggravate traffic congestion at Castle Peak Road and Tuen Mun Road

and the lack of mass transit system to meet future public transport needs in the area.

There are views from village representatives/villagers suggesting retention of some

land for village expansion.

Summaries of public comments and views collected from the Public Forum, TMDC

and other channels and corresponding responses are provided in Appendices I to III.




April 2009

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4. Way Forward

Following the Stage 2 Public Consultation, we will complete the remaining parts of

the Study based on the revised development scenario, including finalizing various

technical assessments, such as traffic impact assessment, environmental review, air

ventilation assessment etc. Public views received in the Stage 2 Public Consultation

will be taken into account.

Upon completion of the detailed technical assessments, development parameters

(e.g. developable areas of study sites) may be refined. The final land use and

development parameters for 14 study sites will be incorporated in the statutory

Outline Zoning Plan (OZP).




April 2009

Appendix – Page 1

Appendix I

Comments from Public Forum




April 2009

Appendix – Page 2

Appendix Ia:

List of Invitees for the Public Forum on 6 December 2008

1. Local Residents and Communities

Village Representative

Tai Lam Chung

Luen On San Tsuen

So Kwun Wat

Siu Lam

Nim Wan

Public Housing Estate (Mutual Aid Committee)

Sam Shing Estate (3 blocks)

Private Estate Resident

via Owners’ Corporation

Goodview Garden (Hoi Chu Road) (5 blocks)

Nerine Cove (5 blocks)

The Seacrest (2 blocks)

Palm Cove (5 blocks)

Hanford Garden (7 blocks)

Castle Peak Bay Garden (2 blocks)

Dragon Villa

Dragon Inn Court (4 blocks)

Pine Villas (Block 1 to Block 5)

Sea View Garden (8 blocks)

Tuen Mun Court

Elegant Villa

Faraday House (2 blocks)

Tsing Yung Terrace (4 blocks)

Bayview Terrace (6 blocks & 20 houses)

Palm Beach (2 blocks)

Spring Seaview Terrace (3 blocks)

Monte Carlo Villas (20 houses)

Beaulieu Peninsula (No. 1-86)

Peridot Court (8 blocks)

Pearl Island Villas Eastern Block (3 blocks)

Pearl Garden (4 blocks)

Block F1-F7, Pearl Island Holiday Flats (7 blocks)

Pearl Island Garden (9 blocks)

South Sea Villa (7 houses)

Fiona Garden (22 houses)

Villa De Mer (6 houses)

The Castle Bay (43 houses)

Castle Peak Villa (6 blocks)

Grandview Terrace (9 houses)

Villa Sapphire (2 blocks)

The Hillgrove (6 blocks)

Aquamarine Garden (2 blocks and 22 houses)




April 2009

Appendix – Page 3

Jadeview Villa

Via Owners’ Committee

King’s Park Villa (4 houses)

Grand Pacific Views / Heights, Palatial Coast (9 blocks)

Aqua Blue (6 blocks and 32 houses)

Hong Kong Gold Coast

Myloft

Verdant Villa (2 blocks)

Aegean Coast (7 blocks)

Oceania Heights

Via Owners’ Association

Hong Kong Gold Coast (Phase 1) (5 blocks)

Via Management Office

The Cafeteria

The Aegean

Blessing Villa

Wing Wah Garden

Kwok Hing Villa

Silvern Garden

Fontana Villa

Hong Kong Gold Coast (Phase 2) (25 blocks)

嘉多里別墅

宏明別墅

Scenic Villa

Surfside

Kam Po Court

To Yuen

Barbecue Gardens and Villas

華林園

疊綵別墅

黃觀萬福居別墅

Ivanhoe Villa

Cornwall Villa

Le Losis

Ka Wo Seaview Villas

Others

嘉褔里居民協會

No. 1 Mun Fat Lane

No. 2 Mun Fat Lane

德園 (No. 3 Mun Fat Lane)

No. 4 Mun Fat Lane

陳宅 (No. 5 Mun Fat Lane)

偉喬居 (No. 3 Barbecue Gardens, Castle Peak Road, Tuen Mun)

程苑 (No. 5 Barbecue Gardens, Castle Peak Road, Tuen Mun)




April 2009

Appendix – Page 4

秀逸小築 (No. 6 Barbecue Gardens, Castle Peak Road, Tuen Mun)

泰寧別墅 (No. 16 Lok To Street, Castle Peak Road, Tuen Mun)

2. Green Groups and Other Organizations:

Friends of the Earth

Green Power

The Conservancy Association

World Wide Fund for Nature Hong Kong

Clean the Air

Air & Waste Management Association

Green Council

Hong Kong Democratic Foundation

Crossroads International Limited

3. Advisory Bodies:

Tuen Mun District Council

Tuen Mun Rural Committee

Tuen Mun South East Area Committee

Tuen Mun South West Area Committee




April 2009

Appendix – Page 5

Appendix Ib:

List of Public Forum Attendees *

Name Estate / Organization

1. 陶錫源 (TO Sheck Yuen) Tuen Mun Rural Committee (Vice-chairman)

2. 蔡龍威 (CHOI Lung Wai) Tuen Mun Rural Committee (Executive member)

3. 胡官帶 (WU Koon Tai) Tuen Mun Rural Committee (Executive member)

4. 李庭華 (LI Ting Wah) Tuen Mun Rural Committee (Executive member)

5. 程木仁 (CHING Muk Yan) Village Representative, Tuen Mun

6. 劉金有 (LAU Kam Yau) Village Representative, Tuen Mun

7. 蔡華堂 (CHOI Wah Tong) Luen On San Tsuen Representative

8. 湯小華 (S W TONG) Working Group of Tuen Mun East Development

9. 黃文俊 Palatial Coast

10. 李穎儀 Palatial Coast

11. 趙應春 (Y C CHIU) Palatial Coast

12. 陳智剛 Palatial Coast

13. 張銘亮 Aegean Coast

14. CHAN Lai Fong Aegean Coast

15. 莊瑞蓮 So Kwun Wat Tsuen

16. 彭永輝 So Kwun Wat Tsuen

17. Steve LAM Aqua Blue

18. Emily YU Castle Peak Villas

19. 郭明志 (KWOK Ming Chi) Hong Kong Gold Coast

20. 譚握華 Mun Fat Lane

21. 呂榮祖 -

22. 李永康 -

23. 林魯衍 -

24. 胡木林 -

25. 楊蒼佑 -

26. 陸景慧 -

27. 鄭序雄 -

28. 謝笑娟 -

29. AU Yue Yan -

30. Josh BEGBIE -

31. Stanley CHAN -

32. Keith KEEN -

33. LEE Kwok Man -

34. Raymond LEUNG -

35. LUK Tung Kwong -

36. Katie K Y MAK -

37. Joan SO -

38. M L TIM -

39. Cherry ZHANG -

40. Gretti - * There were a total of 46 public attendees, 40 of which had registered at the entrance of forum venue.




April 2009

Appendix – Page 6

Appendix Ic:

Summary of Comments from Public Forum and Responses

No. Major Comments Responses

Planning

General

P-1 Raised by: Miss LI Kwai Fong, Mr.

W K HO, Mr. Y K WAI

Welcome the government reserving

sites for education purpose and

propose to develop the former

Perowne Barracks as “Quality

Education City” which includes

post-secondary education

institution, international school,

primary/secondary school, academy

of performing arts and

cultural/recreational facilities. The

development of “Quality Education

City” can improve the cultural

quality and encourage external

economy to promote the

development of Tuen Mun East.

Under the revised development scenario of this

Study, sites have been reserved at the former

military sites for post-secondary education

institution and international school

development. We understand that District

Council member Miss LI Kwai Fong has

raised the proposal for “Quality Education

City” to Education Bureau (EDB). If the

proposal is supported by EDB, we shall assist

in making adjustment to the land use proposals

as necessary.

Opine that the area of Site 1 is not

adequate for post-secondary

education institution development.

EDB opines that Site 1 is suitable for post-

secondary education institution development.

P-2 Raised by: Miss LI Kwai Fong, Mr.

W K HO

There are high quality tourism

resources in Tuen Mun East but the

existing planning does not take

advantage of this to improve local

economy and promote the tourism

economy of Tuen Mun East.

The planning concept for Tuen Mun East is

“Relaxing Township at the convergence of

mountains and sea”. There are a hotel and a

number of public beaches in Tuen Mun East

which is a major leisure and recreational

location. Although Tuen Mun East is not a

centre for employment or economic activities,

the hotel and leisure facilities as well as

residential developments are believed to be

beneficial to the local economy. In fact,

depending on the demand for such

developments, developers may provide certain

commercial facilities, e.g. eating places, shops

and services, etc., through the planning

application system under the Outline Zoning

Plan (OZP).




April 2009

Appendix – Page 7


P-3 Raised by: Miss LI Kwai Fong

Propose reserving a site for

developing a theatre.

The proposal has been conveyed to Leisure

and Cultural Services Department (LCSD) for

consideration. LCSD responded that Tuen

Mun Town Hall is a large-scale multi-purpose

performance venue situated at the central area

of Tuen Mun with convenient public

transportation. It is suitable for professional

performances, large-scale exhibitions,

conferences, lectures, practicing, training and

art classes. The Tuen Mun Town Hall still has

room to accommodate more performance

activities. In addition, there is also a theatre in

Yuen Long to serve the residents in Yuen Long

and Tuen Mun.

P-4 Raised by: Mr. Y K WAI

Propose constructing a Chinese-Western Cultural Hall (to compare the differences between Chinese and western cultures) and a central library. Request that PlanD should take the lead in planning and implementation instead of responding to requests from other government departments.

We have conveyed the proposal on the Chinese-Western Cultural Hall to LCSD. LCSD responded that the proposed scope of the Chinese-Western Cultural Hall have mostly been covered by the diversified and different types of activities and programmes organised by its museums, e.g. exhibitions, seminars, lectures, film shows, etc. LCSD has no plan at this stage to establish a museum on Chinese and Western cultures in Tuen Mun District. Tuen Mun District currently has about 510,000 population. In this district, the LCSD operates a major library (for 400,000 persons), a district library, a small library and seven mobile library points to provide library services to the local residents. The LCSD has generally made reference to the Hong Kong Planning Standards and Guidelines to provide library facilities in Tuen Mun District. According to the guidelines, one district library should be provided for every 200,000 persons. The planning is on district bases and at least one district library should be provided for each district. The whole Tuen Mun District is an independent district. Presently, the LCSD does not have any plan to set up a central library in Tuen Mun District, but will closely monitor the usage of libraries in this district.




April 2009

Appendix – Page 8


PlanD would make reference to the relevant planning guidelines and standards in planning public facilities. However, implementation of the planned facilities would rely on the policy of the relevant departments.

P-5 Raised by: Mr. TO Sheck Yuen, Mr. CHOI Lung Wai, Mr. CHOI Wah

Tong, Mr. LI Ting Wah

If town planning causes freezing of villagers’ land for development, impoverishment will be accelerated.

The study sites in this Study are mainly government lands. Any private lots involved will be excluded from the developable area. Therefore, no private lots will be involved in the development of the 14 study sites and thus the issue of freezing villagers’ land does not exist.

It is inappropriate not to consult the Rural Committee (RC) when carrying out the public consultation under this Study.

We have submitted the Public Consultation Documents of the Study to the Tuen Mun RC for comments via Tuen Mun District Office.

The development of 14 study sites will directly affect future village house development in So Kwun Wat, Tai Lam Chung and Siu Lam Tsuen. These 14 study sites may be the last suitable sites for development in Tuen Mun East. PlanD should consider whether it is necessary to reserve some sites for Small House development.

PlanD has all along been monitoring the situation of Small House development and has reserved adequate land for this purpose. District Lands Officer/Tuen Mun (DLO/TM) informs that So Kwun Wat Tsuen and Tai Lam Chung (including Tai Lam Chung Tsuen, Wong Uk and Wu Uk) are recognized villages while Siu Lam Tsuen is not a recognized village. PlanD has already assessed the supply and demand for Small House in So Kwun Wat Tsuen and Tai Lam Chung. After consulting the DLO/TM on the forecast of Small House demand in the next 10 years for So Kwun Wat Tsuen and Tai Lam Chung, taking into account the current situation of Small House application, and estimating the land still available in the “Village Type Development” (“V”) zone in So Kwun Wat Tsuen and Tai Lam Chung for Small House development, it

is considered that adequate land has been reserved on OZP to meet the demand for Small House in the next 10 years.




April 2009

Appendix – Page 9


Have the idea of reserving Site 14 for extension of So Kwun Wat Tsuen for Small House development of indigenous villagers been considered?

According to the above data, there is currently no need to reserve Site 14 for extension of So Kwun Wat Tsuen. PlanD will closely monitor the Small House development situation in So Kwun Wat and Tai Lam Chung villages and when necessary, will review the area of “V” zone to provide more land for Small House development.

P-6 Raised by: Mr. TO Sheck Yuen

Planning should focus on comprehensive consideration and sustainable development. There should be a comprehensive traffic plan and community site arrangement. For example, proposed school site should be supported with appropriate traffic/transport infrastructure. Planning should also consider the surrounding area, e.g. whether the proposed developments will cause flooding in the So Kwun Wat area. After planning, implementation should follow the set development programme.

Traffic impact assessment and drainage impact assessment have been undertaken under this Study to ensure there would be adequate transport infrastructure to support the proposed developments and the developments will not cause flooding to the surrounding area. We will also propose an implementation programme for the development and the required supporting infrastructure. However, the actual housing development programme will rely on the market situation.

P-7 Raised by: Mr. TO Sheck Yuen, Mr. CHOI Wah Tong, Mr. KWOK Ming Chi, Mr. LI Ting Wah

Tuen Mun East lacks recreational facilities. There is no standard public soccer pitch in area from Sam Shing to Tai Lam Chung. Suggest that some land should be reserved for public open space, ball court and community hall. Public open space or park should not be provided within private estate.

LCSD has provided a number of leisure, recreational and sport facilities serving the residents in Tuen Mun East, including Ki Lun Kong Public Park, 3 sitting-out areas (Tsing Bik Sitting-out Area, So Kwun Wat Sitting-out Area, Cafeteria Old Beach Sitting-out Area), 3 children’s playgrounds (Tai Lam Chung Road Children’s Playground, Tai Lam Chung Tsuen Children’s Playground and Nim Wan Tsuen Children’s Playground) and Tsing Lung Garden (includes children’s playground and fitness station). LCSD will closely monitor the development of Tuen Mun District. Upon consultation with TMDC, LCSD would commence planning works for those projects accorded priority by District Council, taking into account population growth in the district




April 2009

Appendix – Page 10


and usage rate of existing cultural and recreational facilities. Reference would also be made to the Hong Kong Planning Standards and Guidelines, etc., as well as the priority of each project. There is no plan to reserve public open space or park within the sites for private housing development. A site to the north of millennium primary school in Area 56 has been reserved for a community hall development.

P-8 Raised by: Mr. TO Sheck Yuen, Mr. TONG

Tuen Mun East lacks commercial shopping facilities, including private clinics.

Tuen Mun East is primarily a relaxing residential town. Although this Study does not propose any commercial development, developers may based on market demand, provide commercial facilities through planning application system. Besides, we will consider if there is any suitable location for providing commercial facilities within the proposed housing sites, and will encourage future developers to provide such facilities. However, provision of such facilities, including private clinics, will depend on the commercial viability of providing such facilities at the particular locality.

P-9 Raised by: Miss LI Kwai Fong, Mr. CHOI Lung Wai

Request to reserve land for hospital

development.

Tuen Mun Hospital provides a total of 1,822

beds to serve the residents in Tuen Mun, Yuen

Long and Tin Shui Wai. In addition, the Food

and Health Bureau (FHB) is planning the

construction of a new hospital in Tin Shui Wai

to serve the New Territories West region.

FHB has indicated that it is not necessary to

reserve a site in Tuen Mun East for hospital

development.




April 2009



P-10 Raised by: Mr. CHOI Lung Wai

There should be potential danger

for those study sites close to the Tai

Lam Chung Pre-chlorination House

(TLCPCH). Query if the TLCPCH

will be relocated.

Water Supplies Department had carried out a

hazard assessment on the hazard of the

TLCPCH on the surrounding area and

considered that it is not necessary to relocate

the TLCPCH.

Site 5

P-11 Raised by: Mr. Y C CHIU

Welcome that the Government has

responded to public comments in

the revised development scenario.

Welcome the maximum building

height restriction of 3 storeys for

Site 5. But hope the government

would strictly follow such

restriction upon implementation.

The finalized development parameters of the

14 study sites will be incorporated into the

OZP. Developer is required to comply with the

development parameters specified in the

statutory OZP.

Site 11

P-12 Raised by: Mr. Y C CHIU

The coastal area of Siu Lam is very

nice but lacks facilities like cycle

track, park and waterfront

promenade. Propose to construct a

public waterfront promenade at Site

11 that could be developed as an

activity node in Tuen Mun East.

CEDD is currently studying a cycle track

network connecting Tsuen Wan and Tuen

Mun. The cycle track may pass through Siu

Lam area. Regarding the suggested public

waterfront promenade at Site 11, we will

assess the proposal and consult LCSD and

other relevant departments.

P-13 Raised by: Mr. C H LAU

Whether public recreational

facilities, supermarkets, clinics,

restaurants will be provided at Site

11 to relieve the problem of

inadequacy of these facilities for

the nearby residents along Tsing

Fat Street.

We will consider if there is any suitable

location for providing commercial facilities

within the proposed housing sites, and will

encourage future developers to provide such

facilities. However, implementation of such

proposal, i.e. provision of supermarkets, clinics

and restaurants, will depend on the commercial

viability of providing such facilities at the

particular locality. In general, depending on the

market demand, private developers may

provide commercial facilities through planning




April 2009



application system. Regarding the public recreational facilities, we will study the proposal of reserving a public waterfront promenade.

In addition, the building height

restriction is 10 storeys at Site 11

which is only 1-2 storeys lower

than Aqua Blue. The existing view

from Aqua Blue will be obstructed,

which is not in line with the early

development concept of Aqua Blue.

A Visual Impact Assessment will be carried out as part of this Study. When designing the proposed development parameters, we have endeavored to strike a balance between maintaining the characteristics of the surrounding environment and development intensity. Future development at the site would be compatible with nearby existing residential developments.

Site 14

P-14 Raised by: Mr. WU Koon Tai

Do not believe that low-intensity

development will be adopted for

Site 14. Site 14 should be used for

ball court or sport facilities, or even

public area.

Low to medium intensity housing development

(plot ratio 1.3, approximately 10 storeys) is

proposed at Site 14. The finalized development

parameters will eventually be incorporated into

the OZP. The future developer has to comply

with the specified restrictions under the

statutory OZP.

Area for open space has been reserved in the

vicinity of Site 14 and could be developed for

park or ball court. The development

programme will rest with LCSD. In providing

concerned facilities, in addition to the Hong

Kong Planning Standards and Guidelines,

LCSD would also consider other relevant

factors such as the views of the District

Council, population changes and the changing

needs of the community.

P-15 Raised by: Mr. TO Sheck Yuen

Request to provide small scale

shopping centre at Site 14.

We will consider if there is any suitable




facilities. However, implementation of such

proposal will depend on the commercial

viability of providing such facilities at the

particular locality.




April 2009



Traffic and Engineering

T-1 Raised by: Miss LI Kwai Fong

TD has neglected resident’s views,

there has been no improvement to

the traffic problem in the past 9

years.

TD always concerns about the developments in

each district and constantly reviews the service

level of the public transport provisions.

Adjustments will be considered when

necessary in order to meet the passenger

demand. TD is fully aware of the existing and

planned housing developments in Tuen Mun

East and will closely monitor the progress of

these developments. When appropriate, TD

would study the necessary public transport

service arrangements to cater for the

passengers demand in connection with the new

developments.

T-2 Raised by: Mr. TO Sheck Yuen

Request TD to reserve a site for a

bus terminus as part of the housing

development proposal.

Regarding the request for provision of public

transport interchange as part of the housing

development proposal in Tuen Mun, the

Government has to consider numerous factors

such as the developments in the district,

changes in population, geographical

environment, existing public transport facilities

and services, etc. to determine the need of

providing additional public transport

interchange. TD would also constantly monitor

the operation of the existing public transport

interchanges in Tuen Mun to ensure these

interchanges could meet the passenger need.

T-3 Raised by: Mr. TO Sheck Yuen, Mr. CHOI Lung Wai

The capacity of Tuen Mun Road is

already saturated. Outbound traffic

will be blocked if there is a traffic

accident or vehicle breakdown, etc.

There is an urgency to construct a

bypass road network to mitigate the

traffic problem. With respect to

whoever will develop these 14

study sites, just widening a section

CEDD explained that there is currently not

enough traffic data to support the construction

of the Tuen Mun Eastern Bypass based on the

transport infrastructure point of view. Traffic

congestion problem on Tuen Mun Road has

been improved since the opening of the Ting

Kau Bridge which provides a mean of

distributing traffic flows on the highways. A

few years later the improvement works on




April 2009



of Castle Peak Road in the vicinity

of Hoi Wing Road is inadequate

since residents of medium to low

density housing developments will

use more private cars.

Tuen Mun Road will be completed. By that

time, the traffic lanes are widened with up to

standard hard shoulders for emergency use. It

is believed that traffic flow will become more

smooth.

Meanwhile, Highways Department (HyD) is

planning to construct two new bus-bus

interchanges at Siu Lam, Tuen Mun. This

project has been gazetted under the Roads

(Works, Use and Compensation) Ordinance on

16 January 2009 for public viewing within a

60 days gazettal period. Funding from the

Finance Committee of Legislative Council and

the subsequent tendering and construction will

be arranged as soon as possible (p.s. HyD

stated that one objection was received during

gazettal period and resolution of the objection

is in progress).

Besides, the findings of the Traffic Impact

Assessment Report showed that the concerned

section of the Castle Peak Road would have

inadequate capacity to cope with the

development of the foregoing 5 GIC sites and

existing planned development sites after 2016,

irrespective of the 10 residential development

sites. It is therefore recommended that

widening of the Castle Peak Road section is

necessary by 2016/2017.

Besides, there is no connecting

point at Tuen Mun East on the

Western Corridor.

Currently, the following public transport

services traveling between Tuen Mun and the

Shenzhen Bay Port (Western Corridor) are

provided:

Citybus Route No. B3 (Tuen Mun Ferry

Pier to Shenzhen Bay Port);

Citybus Route No. B3A (Ming Kum Light

Rail Station to Shenzhen Bay Port);

Citybus Route No. B3X (Tuen Mun Town

Centre to Shenzhen Bay Port) (via Tuen

Mun Road).




April 2009



Residents in Tuen Mun East could take the

MTR feeder buses or green minibuses to go to

Tuen Mun Town Centre and interchange with

Citybus Route Nos. B3 & B3X to the

Shenzhen Bay Port. In view of the public

transport services currently available, TD has

no plan to introduce a new public transport

route between Tuen Mun East and the

Shenzhen Bay Port.

T-4 Raised by: Mr. TO Sheck Yuen, Mr. WU Koon Tai

Request to lift the ban of vehicular

access to Tuen Mun Road via Siu

Lam Interchange during restricted

hours and also review the necessity

of providing a bus only lane on

Tuen Mun Road.

TD’s responses: The prohibition of vehicular

access from Castle Peak Road to Tuen Mun

Road via Siu Lam Interchange during peak

hours in the morning is to facilitate the

operation of bus only lane on Tuen Mun Road

(daily between 7:30am and 9:00am except

Sundays and Public Holidays). The reason for

closing the interchange is mainly on the

consideration of traffic safety. If the

interchange is open to traffic during the peak

hours, large volume of vehicles would cut into

the bus only lane and middle/fast lane of Tuen

Mun Road from the branch roads within short

distances. Such traffic arrangement is very

dangerous on a busy expressway. The bus only

lane on the Tuen Mun Road is convenient to

passengers but inevitably this would affect

some other road users. Generally, more

residents are benefitted from this arrangement.

TD will continue to monitor the operation of

the bus only lane. The TMDC would be

consulted on any amendment to the existing

traffic arrangement. Should there be consensus

within the TMDC, TD will make every effort

to meet the changes.




April 2009



There have been continuous

requests for a bus route between

Tuen Mun East and the Airport but

all are refused by TD. Would TD

respond.

Currently, Tuen Mun East residents could take

the existing bus services in Tuen Mun East

(e.g. MTR feeder Bus Route Nos. K51, K53,

etc.) and green minibuses (GMB) (GMB No.

43, 43A, 43B, etc.) to go to Tuen Mun Town

Centre and interchange with Long Win Bus

Route No. E33 (Tuen Mun Town Centre to the

Airport). During the peak hours, the residents

could also take the above public transport

services to go to Tuen Mun Station and

interchange with Long Win Bus Route No.

A33 (Tuen Mun Railway Station to the Airport

(Peak only)) .

TD would continue to closely monitor the

passenger demand and service level of the

above public transport services, including

conducting surveys. TD would further follow-

up with the transport operators if necessary and

consider the feasibility of adjusting the

services to meet the passenger demand.

Propose to speed up the

construction of a bus-bus

interchange.

HyD is planning to construct two new bus-bus

interchanges at Siu Lam, Tuen Mun. This

project has been gazetted under the Roads

(Works, Use and Compensation) Ordinance on

16 January 2009 for public viewing within a

60 days gazettal period. Funding from the

Finance Committee of Legislative Council and

the subsequent tendering and construction will

be arranged as soon as possible (p.s. HyD

stated that one objection was received during

gazettal period and resolution of the objection

is in progress).

T-5 Raised by: Mr. KWOK Ming Chi,

Mr. CHOI Wah Tong, Mr. TONG and

Mr. CHOI Lung Wai

The public transport services within

Tuen Mun East are currently

inadequate, as there are only 2 bus

routes operating at low frequency

directly connected to the urban

area. Opine that bus services should

be completely reviewed for the

whole Tuen Mun and Tsuen Wan

District.

Currently, residents of So Kwun Wat / Hong

Kong Gold Coast / Tai Lam along Castle Peak

Road could take the following public transport

services to Tsuen Wan, Kwai Tsing, West

Kowloon and Hong Kong Island, etc., and

interchange with MTR to other areas :




April 2009



KMB Route No. 52X (Tuen Mun Town

Centre to Shamshuipo);

KMB Route No. 53 (Yuen Long to Tsuen

Wan (Nina Tower));

KMB Route No. 61M (Yau Oi (South) to

Lai King);

KMB Route No. 252B (Handsome Court

to Tsim Sha Tsui (Peak only));

Citybus Route No. 962 (Lung Mun Oasis

to Causeway Bay);

Citybus Route No. 962B (Chi Lok Fa

Yuen to Admiralty);

Citybus Route No. 962S (Chi Lok Fa

Yuen to Admiralty (Peak only));

Green Minibus Route No. 140M (Hanford

Garden to Tsing Yi Station);

Green Minibus Route No. 141 (Hanford

Garden to Tsuen Wan Ferry Pier).

In view that development will take

place in Tuen Mun East, request

TD to explain if there is any

traffic/transport supporting measure

to cater for the proposed

developments.

TD would continue to closely monitor the

passenger demand and service level of the

above public transport services, including

conducting surveys. TD would further follow-

up with the transport operators if necessary and

study the feasibility of adjusting the services to

meet the passenger demand.

Query TD on the procedure for

setting up new bus route and

whether it is necessary to seek the

approval from the District

Council(s) that the proposed new

bus route would pass through.

TD will constantly review the public transport

service level according to the developments

and population changes in each district. If

necessary, additional public transport services,

such as new bus routes, will be considered to

cater for the passenger demand in connection

with the new developments. Prior to the

introduction of a new public transport route,

TD would collect views from the concerned

local representatives and District Council

members.




April 2009



T-6 Raised by: Mr. CHOI Wah Tong, Mr.

TONG

There are many developments

along Castle Peak Road, e.g. Tsing

Lung Tau and Sham Tseng.

Consideration should be given for a

railway link between Tuen Mun

and Tsuen Wan.

CEDD responds that Transport and Housing

Bureau and HyD have investigated such

railway proposal between Tuen Mun and

Tsuen Wan and proposed two options by

constructing a railway bridge along Castle

Peak Road or constructing a railway tunnel at

north of Tuen Mun Road. However, the cost

estimates for both options are over billions of

dollars. In addition, the existing passenger

volume of West Rail is still far below the

design capacity. Therefore, there is not enough

traffic data to support the construction of a new

railway link between Tsuen Wan to Tuen Mun.

T-7 Raised by: Mr. LI Ting Wah

There are already housing

developments in the vicinity of So

Kwun Wat Tsuen. Worry that the

road in So Kwun Wat will be

saturated if Site 14 is developed for

housing use. Opine that the relevant

departments should consider

whether the traffic mitigation

measure is adequate for roads to So

Kwun Wat Tsuen.

The Consultants have submitted a traffic

impact assessment and proposed some traffic

improvement measures including improving

existing junctions capacity to ensure no traffic

congestion will occur at So Kwun Wat Road

and the upstream So Kwun Wat Tsuen Road.

T-8 Raised by: Mr. C H LAU

Residential developments such as

Aqua Blue, the Aegean, Hillgrove

connect to Castle Peak Road

through Tsing Fat Street. Tsing Fat

Street is a dual-single carriageway

and traffic flow will be increased

with the development of Site 11.

Query whether there are any

mitigation measures.

The Consultants have submitted a traffic

impact assessment and proposed improvement

measures for Tsing Fat Street and other

existing junctions to mitigate any traffic

problem due to development at Site 11.




April 2009



T-9 Raised by: Mr. CHOI Wah Tong

Since all development data/

parameters are available, a more

concrete traffic improvement

scheme should be provided in the

traffic impact assessment. Besides,

in designing improvement

measures, the whole Castle Peak

Road should be considered in order

to provide a cross district planning.

The findings of the Traffic Impact Assessment

Report showed that the concerned section of

the Castle Peak Road would have inadequate

capacity to cope with the development of the

foregoing 5 GIC sites and existing planned

development sites after 2016, irrespective of

the 10 residential development sites. It is

therefore recommended that widening of the

Castle Peak Road section is necessary by

2016/2017. In addition, to facilitate the

implementation programme of the

development sites, the Consultants have also

proposed a series of short term traffic

improvement measures such as adjusting

traffic control setting and modifying the

existing traffic junctions to alleviate traffic

congestion.

Others

O-1 Raised by: Mrs. WU

The speed of vehicles is still too

fast after entering Tai Lam Chung

Tsuen. Request to implement some

measures to control the vehicle

speed to safeguard the villagers.

According to the TD’s records, the concerned

location is not a traffic black spot. However, to

improve the traffic safety, TD has erected

warning sign and painted road-marking

“SLOW” for reminding drivers to reduce speed

and drive carefully. TD has liaised with the

Road Management Office of the Hong Kong

Police Force for monitoring the concerned

location and take appropriate action.




April 2009



O-2 Raised by: Mr. CHOI Wah Tong,

Mrs. WU

Most land within Tai Lam Chung

Tsuen has been used by various

government departments or zoned

as “Green Belt” (“GB”). A large

piece of land has also been zoned

“Comprehensive Development

Area”. Indigenous villagers have no

land for Small House development.

PlanD has consulted the DLO/TM on the

forecast of Small House demand in the next 10

years for Tai Lam Chung (including Tai Lam

Chung Tsuen, Wong Uk and Wu Uk) and the

current situation of Small House application as

well as estimated land within the “V” zone still

available for Small House development, it is

considered that adequate land has been

reserved on OZP to meet the demand for Small

House in the next 10 years. Nevertheless,

PlanD will closely monitor the situation and if

necessary, conduct land use review.

Query PlanD if the “GB” on the

other side of Tai Lam Chung could

be changed to extension area of Tai

Lam Chung Tsuen for Small House

development.

The planning intention of “GB” is primarily

for defining the limits of urban and sub-urban

development areas by natural features and to

contain urban sprawl as well as to provide

passive recreational outlets. The west bank of

Tai Lam Chung is zoned “GB” so as to

maintain the rural characteristic. There is a

general presumption against development

within this zone. As adequate land have been

reserved to meet the demand for Small House

development in Tai Lam Chung in the next 10

years, it is considered not necessary to re-zone

the existing “GB” on the west bank of Tai Lam

Chung for Small House development.

Although development is generally not

supported within this zone, villagers could

submit application with justifications to TPB

for Small House development in “GB” zone.

TPB will consider application on individual

merits.

O-3 Raised by: Mrs. WU

Object to the construction of a radar

in Tai Lam Chung Tsuen.

Generally, residents can express their views to

the TPB through statutory procedure of public

consultation under the Town Planning

Ordinance. The planning application for the

proposed radar (Terminal Doppler Weather

Radar Station) near Brothers Point in Tai Lam

Chung was approved by the TPB on 23

January 2009.




April 2009



O-4 Raised by: Mr. TO Sheck Yuen

The government has reserved

school sites within Tuen Mun Area

54 and Yick Yuen but there is no

implementation programme for

them, and thus freezing villagers’

land.

According to the forecasted population, it is

necessary to reserve school sites. EDB

indicates that there is no specific

implementation programme for the time being

to construct the proposed schools in Tuen Mun

Area 54 and Yick Yuen. The implementation

programme should be tied in with the actual

population development and needs for

education services in the district.

In Lam Tei, the construction of Tin

Sam Road is completed but not yet

opened to the public, which is

causing inconvenience to the

villagers.

The government normally opens newly

constructed roads to the public as soon as

possible after the completion of roadwork and

related facilities. Tin Sam Road has already

been open to public.

O-5 Raised by: Miss LI Kwai Fong, Mr.

Y K WAI

Ask whether there would be a third

public forum.

There would not be a third public forum under

this Study. However, the finalized land use and

development parameters of these 14 study sites

will be incorporated into the OZP. The public

could express their views to the TPB during

the gazettal period of the OZP amendments

through the statutory public consultation

procedure.

O-6 Raised by: Mr. KWOK Ming Chi

It is understood that this Study

mainly focuses on the housing

development of 14 study sites.

Propose that PlanD should conduct

another study to assess other

suitable uses for these 14 sites and

not limit to housing development

only.

During the Study process, in response to the

comments received from the public and

relevant departments, we have reviewed the

need of reserving any of the sites for GIC uses.

5 sites are retained for GIC uses and therefore

it is not necessary to conduct another study.




April 2009


Appendix II

Summary of Comments from Tuen Mun District Council

and Responses




April 2009


Appendix II:

Summary of Comments from Tuen Mun District Council and Responses


Planning

DP-1 Concern that the proposal to lower

the plot ratio in Tuen Mun East

may not fulfill the principle of

land utilization. However,

considering that the area along

Castle Peak Road is unique and

rare natural resource in Tuen Mun

and from the view point of

protecting view, lowering

development intensity in Tuen

Mun East is supported. Enquire

about the population data in Tuen

Mun East with the proposed

developments.

The planning concept for Tuen Mun East is

“Relaxing Township at the convergence of

mountain and sea”. According to the population

census in 2006, the population within the Study

Area is about 38,000 residents. The planned

population for Study Area under the extant OZPs

is about 70,000 residents. The government and

Consultants took into account the comments and

suggestions received from Stage 1 Public

Consultation and revised the development

scenario by retaining 5 sites for GIC uses and

reducing the development intensity for some of

the housing sites. Therefore, the estimated

population of the 10 proposed housing sites is

about 12,000 residents. Counting the planned

housing developments and expected housing

redevelopments, the overall population within the

whole Tuen Mun East (including Sam Shing

Estate and Hanford Garden) will be increased by

20,000 residents, from existing 38,000 to 58,000

residents.

According to the original planning, proposed

housing sites of Site 7 to Site 14 could

accommodate about 27,000 residents (Site 1 to

Site 6 originally planned for GIC uses).

Corresponding GIC and open space sites are also

reserved on the extant OZPs. Now, the 10

proposed housing sites could accommodate only

12,000 residents. Therefore, the originally

reserved GIC and open space sites would be

sufficient to serve the demand of the planned

population of 12,000 residents.

DP-2 There is a view that if Site 14

includes any land resumed under

Lands Resumption Ordinance, the

site should be retained for Private

Sector Participation Scheme

(PSPS) housing use or GIC uses to

comply with the requirements of

the Lands Resumption Ordinance.

DLO/TM has been consulted and they have

confirmed that Site 14 does not include any land

resumed under Lands Resumption Ordinance.




April 2009



DP-3 There is a view that Site 4A is not suitable for secondary school development as the location is too secluded and suggests reserving part of Site 10 for secondary school development. Some TMDC members are of the view that unless relevant government departments could confirm that public transport will be provided for Site 4A, it is not suitable for secondary school development even if an access road will be provided. A TMDC member also points out that Site 4A would not be welcomed by the parents of students since the location is too secluded. He suggests reserving Site 4A for GIC uses before a concrete proposal is worked out.

Site 4B is planned for low intensity housing development, therefore, access road to Site 4A will be provided in due course. EDB has already accepted reserving Site 4A for secondary school use. EDB has no specific implementation programme for developing the proposed secondary school. The site is just reserved for future school development.

DP-4 Suggest providing land in the vicinity of Site 14 for the development of shopping centre in order to serve the local residents.

We will investigate if there is any suitable




facilities. However, provision of such facilities

will depend on the commercial viability of

providing such facilities at the particular locality.

DP-5 Suggest reserving part of Site 7 for the construction of cultural theatre and request to continue reserving site in Tuen Mun East for the construction of hospital in future.

Regarding the suggestion of constructing cultural

theatre, LCSD considers that there is currently no

such need in Tuen Mun East. However, LCSD

has agreed to closely liaise with PlanD to review

the above suggestion from time to time according

to the population growth.

Regarding the suggestion of reserving land for

construction of hospital in future, Food and

Health Bureau (FHB) has indicated that a new

hospital has been planned in Tin Shui Wai. It will

also serve the residents in the Tuen Mun District.

The strain on Tuen Mun Hospital will be reduced

upon completion of the new hospital. Therefore,

FHB has expressed that there is no need to

reserve land in Tuen Mun East for the

construction of new public or private hospital.




April 2009



Traffic

DT-1 There is a concern about the traffic

and transport infrastructural

arrangement to cater for the

proposed developments.

Suggestions of widening the

Castle Peak Road and construction

of the railway connecting Tuen

Mun and Tsuen Wan are raised.

The construction of railway would

not only be beneficial to the

residents in Tuen Mun East but

also promote the development of

the whole of Tuen Mun and

northwest New Territories.

There is a view that the

Consultants should actively study

the necessity of constructing a

railway connecting Tuen Mun and

Tsuen Wan and submit the results

to the Government for

consideration.

The findings of the Traffic Impact Assessment

Report showed that the concerned section of the

Castle Peak Road would have inadequate capacity

to cope with the development of the foregoing 5

GIC sites and existing planned development sites

after 2016, irrespective of the 10 residential

development sites. It is therefore recommended

that widening of the Castle Peak Road section is

necessary by 2016/2017. CEDD was liaising with

TD & HyD to discuss the implementation

schedule and detailed arrangements.

Transport and Housing Bureau (THB) and

Highways Department have investigated the

suggestion of constructing a railway connecting

Tuen Mun and Tsuen Wan and proposed two

options by using railway bridge or railway tunnel.

However, the estimated costs for both options are

very high. In addition, the existing passenger

volume of West Rail is far below the design

capacity. Therefore, the construction of above

railway will not be considered at present.

In addition, Consultants have liaised with relevant

government departments and concluded that the

short-term mitigation projects should be firstly

implemented. The railway connecting Tuen Mun

and Tsuen Wan is considered to be a long-term

project and therefore, will not be further

considered in this stage.




April 2009


Appendix III

Comments from Written Submissions




April 2009


Appendix IIIa:

Summary of Comments from Written Submissions and Responses


Written Submission No. 1

Raised by: Mr. LIU Mao (Email to

CEDD on 29 November 2008 refer)

W-1 Concern about two archaeological

sites at So Kwun Wat & Siu Lam and

ask if the Study would include a

heritage impact study.

The Archaeological Sites in So Kwun Wat

and Siu Lam mainly cover Study Sites 3, 6

and 8 in the Study. Taking advices from

Antiquities and Monuments Office, an

Archaeological Impact Assessment on 9

study sites is required under the Study,

including the above-mentioned

sites. Besides, a Heritage Impact Assessment

relating to the Gurkha Temple in Site 3 is

also required.


Raised by: Mr. CHOI Lung Wai

represents Tin Fu Tsai Tsuen (Letter

to SWL on 3 December 2008 refer)

W-2 Concern about the traffic impact on

the road network of Tuen Mun Road

and Castle Peak Road and suggest

commencement of works for Tuen

Mun East Bypass as early as possible.

From transport and infrastructure point of

view, there is insufficient justification to

support the construction of Tuen Mun East

Bypass.

W-3 The existing road entrance at So

Kwun Wat Tsuen is at low level and

hard to be identified. Suggest adding

directional signs, and other relevant

traffic facilities.

The public view has been conveyed to

concerned departments for consideration.


Raised by: Mr. H Y WONG

represents the Owners’ Committee of

Aqua Blue (Letter to CEDD on 6

January 2009 refer)

W-4 Given the close proximity of Site 11

to Aqua Blue, the proposed

development with a maximum

building height of 10 storeys would

still possibly affect the existing views

from Flats A and D of Blocks 1, 2 and

3. Suggest taking into account of

A Landscape and Visual Impact Assessment

is included in the Study. When proposing the

plot ratio and maximum building height for

Site 11, we have endeavored to strike a

balance between maintaining the existing

character and development intensity, aiming

to respect the surrounding environment.




April 2009



building disposition and reduce

development intensity to lower than

the surrounding development to

achieve a stepping building height

design concept.

Stepping building height towards the

waterfront is one of our main urban design

principles for the site. Site 11 is currently

zoned “Comprehensive Development Area”.

Master Layout Plan for the site should be

prepared for the approval of the TPB. The

public could express their views to the TPB

through statutory public consultation

procedure under the Town Planning

Ordinance. The Consultants are studying the

layout plan of the site, and will consider the

public views.

W-5 Tsing Fat Street is a dual single lane

carriageway which provides access to

Castle Peak Road from Aqua Blue,

The Hillgrove, Siu Lam San Tsuen,

Villa Sapphire and The Aegean, with

heavy traffic. If no associated traffic

improvement works are proposed

together with the residential

development on Site 11, the traffic

flow is envisaged to increase

significantly. Therefore, it is

necessary to construct new road or

widen the existing Tsing Fat Street to

accommodate the additional traffic

flow. However, the traffic

improvement proposal/ arrangement is

not mentioned in the Public

Consultation document.

The Consultants have submitted a Traffic

Impact Assessment report which

recommends improvement to Tsing Fat Street

and the corresponding junctions to mitigate

the increased traffic flow due to the

development of Site 11. The road and

junction improvements should also be tie-in

with the site development.

W-6 Daily living facilities such as public

open space, clinic, bank, supermarket,

shopping area, restaurant and etc.

should be provided at Site 11 to serve

the residents along Tsing Fat Street.

We will investigate any suitable location for

providing commercial facilities within the

proposed housing sites, and will encourage

future developers to provide such facilities.

However, provision of such facilities,

including bank, supermarket, clinic, shopping

centre, restaurant, etc, will depend on the

commercial viability of providing such

facilities at the particular locality.

W-7 Water Supplies Department (WSD)

intends to construct a salt water

pumping station in the vicinity of Site

11. Under our objection, WSD agreed

to beautify the proposed pumping

station and provide a waterfront

promenade along it. It is suggested to

We will study the feasibility of reserving

public promenade area in Site 11 and

consider the linkage with surrounding areas.




April 2009



link the proposed waterfront

promenade in Site 11 with the

promenade proposed along the new

pumping station.




April 2009


Appendix IIIb:

Copies of Written Submissions (up to 6 January 2009)

No. Date Sender Addressed to

1 29 November 2008 Mr. LIU Mao CEDD (Email)

2 3 December 2008 Mr. CHOI Lung Wai

represents Tin Fu Tsai

Tsuen

SWL (Letter)

3 6 January 2009 Mr. H Y WONG

represents the

Owners’ Committee

of Aqua Blue

CEDD (Letter)




April 2009

