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Minutes of 1047 Meeting of the Town Planning Board Held on 6.12.2013 Present Permanent Secretary for Development Chairman (Plann

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Minutes of 1047 Meeting of the Town Planning Board Held on 6.12.2013 Present Permanent Secretary for Development Chairman (Plann Minutes of 1047th Meeting of the Town Planning Board held on 6.12.2013 Present Permanent Secretary for Development Chairman (Planning and Lands) Mr Thomas Chow Mr Stanley Y.F. Wong Vice-Chairman Professor S.C. Wong Mr Timothy K.W. Ma Professor Edwin H.W. Chan Mr Rock C.N. Chen Mr Maurice W.M. Lee Professor Eddie C.M. Hui Ms Julia M.K. Lau Mr Clarence W.C. Leung Mr Laurence L.J. Li Mr Roger K.H. Luk Ms Anita W.T. Ma Dr W.K. Yau Mr H.W. Cheung Dr Wilton W.T. Fok Mr Sunny L.K. Ho Mr Lincoln L.H. Huang Ms Janice W.M. Lai - 2 - Mr Dominic K.K. Lam Mr Patrick H.T. Lau Ms Christina M. Lee Mr H.F. Leung Mr Stephen H.B. Yau Mr F.C. Chan Principal Assistant Secretary (Transport) Transport and Housing Bureau Miss Winnie M.W. Wong Deputy Director/Environmental (1) Environmental Protection Department Mr C.W. Tse Ms Bernadette H.H. Linn Director of Lands (until 1:30 p.m.) Mr Jeff Lam Deputy Director of Lands (from 2:40 p.m. onwards) Director of Planning Mr K.K. Ling Deputy Director of Planning/District Secretary Miss Ophelia Y.S. Wong Absent with Apologies Professor P.P. Ho Dr C.P. Lau Ms Bonnie J.Y. Chan Professor K.C. Chau Mr Ivan C.S. Fu Assistant Director (2), Home Affairs Department Mr Eric K.S. Hui - 3 - In Attendance Assistant Director of Planning/Board Ms Brenda K.Y. Au Chief Town Planner/Town Planning Board Mr Louis K.H. Kau (a.m.) Mr Edward W.M. Lo (p.m.) Senior Town Planner/Town Planning Board Ms Doris S.Y. Ting (a.m.) Mr J.J. Austin (p.m.) - 4 - Agenda Item 1 [Open Meeting] Confirmation of Minutes of the 1046th Meeting held on 15.11.2013 [The meeting was conducted in Cantonese.] 1. The minutes of the 1046th meeting held on 15.11.2013 were confirmed without amendments. Agenda Item 2 [Open Meeting] Matters Arising [The meeting was conducted in Cantonese.] (i) New Town Planning Appeal Received Town Planning Appeal No. 9 of 2013 Proposed Hotel (Guesthouse) in “Residential (Group A)” zone, 2/F, Block A, Wah May Building, Nos. 36A-36B Shantung Street, Mong Kok (Application No. A/K3/547) 2. The Secretary reported that an appeal was received by the Appeal Board Panel (Town Planning) on 28.11.2013 against the decision of the Town Planning Board (the Board) on 13.9.2013 to reject on review an application for a proposed hotel at 2/F, Block A, Wah May Building in Mong Kok. The site was zoned “Residential (Group A)” on the draft Mong Kok Outline Zoning Plan No. S/K3/30. The application was rejected by the Board for the following reasons: (a) the application involved partial conversion of an existing commercial/residential building for hotel use. As there was no - 5 - separate access to exclusively serve the proposed hotel, its operation would create nuisances to the residents on the upper floors of the same building. The security measures proposed in the application were considered not effective to avoid the shared use of the common entrance and lift of the building by the hotel guests and residents; (b) the internal design and layout of the proposed hotel development were not acceptable as some of the guestrooms were not provided with windows; and (c) the approval of the application would set an undesirable precedent for similar application for partial conversion of an existing commercial/residential building for hotel use without separate access. 3. The Secretary said that the hearing date was yet to be fixed. Members agreed that the Secretary would act on behalf of the Board in dealing with the appeal in the usual manner. (ii) Appeal Statistics 4. The Secretary reported that as at 6.12.2013, 16 cases were yet to be heard by Appeal Board Panel (Town Planning). Details of the appeal statistics were as follows: Allowed : 30 Dismissed : 130 Abandoned/Withdrawn/Invalid : 172 Yet to be Heard : 16 Decision Outstanding : 3 Total : 351 - 6 - Sha Tin, Tai Po and North District Agenda Item 3 [Open Meeting] Consideration of Two New Draft Outline Zoning Plans for Kwu Tung North and Fanling North New Development Areas (TPB Paper No. 9528) [The meeting was conducted in Cantonese.] 5. The following representatives from the Planning Department (PlanD) were invited to the meeting at this point: Mr C. K. Soh - District Planning Officer/Sha Tin, Tai Po and North, PlanD (DPO/STN, PlanD) Ms Maggie Chin - Senior Town Planner/Sha Tin, Tai Po and North, PlanD (STP/STN, PlanD) 6. The Chairman extended a welcome and invited DPO/STN to brief Members on the Paper. 7. With the aid of a Powerpoint presentation, Ms Maggie Chin, STP/STN, made the following main points as detailed in the Paper: Background (a) the North East New Territories New Development Areas Planning and Engineering Study (the NENT NDAs Study) was commissioned jointly by the Civil Engineering and Development Department and PlanD with a view to formulating a planning and development framework for the New Development Areas (NDAs) to meet long-term housing, economic and environmental needs of Hong Kong. The results of the NENT - 7 - NDAs Study were promulgated on 4.7.2013 and had recommended proceeding with the implementation of Kwu Tung North (KTN) and Fanling North (FLN) NDAs. Briefings and meetings with relevant bodies, including the Legislative Council Panel on Development, Land Development Advisory Committee, North District Council and relevant Rural Committees, local concerns groups and other stakeholders had been held; (b) on 26.7.2013, Members of the Board were briefed on the Recommended Outline Development Plans (RODPs) formulated for the KTN and FLN NDAs and the arrangements for implementing the proposals, including the implementation approach and the compensation and rehousing arrangements; (c) on 9.9.2013, the Advisory Council on the Environment (ACE) considered and endorsed the Environmental Impact Assessment (EIA) Report on the NENT NDAs with conditions and had also put forward some recommendations. Approval of the EIA was given by the Director of Environmental Protection (DEP) on 18.10.2013; [Mr Dominic K.K. Lam arrived to join the meeting at this point.] (d) on 22.8.2012 and 4.12.2013, under the power delegated by the Chief Executive, the Secretary for Development directed the Board, under section 3(1)(a) of the Town Planning Ordinance (the Ordinance), to prepare two new statutory plans for the KTN and FLN NDAs; Refinements of RODPs (e) since the promulgation of the Revised RODPs for the KTN and FLN NDAs in July 2013, further refinements had been made to respond to comments received and allow a better layout. The major refinements were: - 8 - KTN NDA (i) realignment of Road R1 to Ma Tso Lung to the west and moving the proposed sports ground/sports complex westwards to avoid diversion of the lower section of Ma Tso Lung Stream. This part of the stream and its surrounding areas covered by riparian vegetation were designated as “Green Belt” (“GB”) zone to protect the ecologically sensitive Ma Tso Lung Stream; (ii) relocation of the proposed fire station cum ambulance depot and swapping of school sites to better serve the community; (iii) rezoning of five sites from open space/amenity area to “Government, Institution or Community” (“G/IC”) for government reserve to cater for future needs; (iv) addition and extension of open space spines to enhance the open space network; FLN NDA (v) retaining the mitigation meander to the north of Ng Tung River and rezoning the meander to “Conservation Area” (“CA”) and the surrounding buffer area to “GB”; (vi) enlarging the regional open space and preserving the mitigation meanders in it as important landscape features; (vii) relocating a G/IC use at Fu Tei Au to the north of Ng Tung River to optimize land utilization and rezoning the concerned site from “G/IC” to “Agriculture” (“AGR”) to allow the continuation of the farming practice; (viii) rezoning of an open space site to “G/IC” for government reserve - 9 - to cater for future needs; [Ms Janice W.M. Lai arrived to join the meeting at this point.] Planning Scheme Boundary of KTN and FLN OZPs KTN OZP (f) the KTN OZP, with an area of about 447 ha, fell mainly within the planning scheme areas of three prevailing OZPs. The new KTN OZP would replace the draft KTN No. S/NE-KTN/8 and incorporate the southern part of the draft Ma Tso Lung and Hoo Hok Wai OZP No. S/NE-MTL/1, small strips of land on the approved Fanling/Sheung Shui OZP No. S/FSS/18 and a piece of land at the southern fringe not currently covered by any statutory plan (i.e. an area of about 21 ha covering the ex-Dills Corner Military Site and a section each of Fanling Highway and Castle Peak Road); FLN NDA (g) the FLN NDA, with an area of about 165 ha, fell mainly within the planning scheme areas of three prevailing OZPs. It would incorporate the northern and north-eastern parts of the approved Fanling/Sheung Shui OZP No. S/FSS/18, the southern part of the approved Fu Tei Au and Sha Ling OZP No. S/NE-FTA/12, a piece of land in the southern tip of the approved Hung Lung Hang OZP No. S/NE-HLH/7 and the previous river channel of Ng Tung River before training which was not covered by any statutory plan (about 10 ha); Special Features of the OZPs Specific Set of Covering Notes for the NDA OZPs (h) under the Master Schedule of Notes to Statutory Plans (MSN) endorsed by the Board on 28.2.2003, there were two sets of covering Notes, one for urban/new town areas (i.e.
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