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Approved Tung Chung Town Centre Area Outline Zoning Plan No. S/I-Tctc/24

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Approved Tung Chung Town Centre Area Outline Zoning Plan No. S/I-Tctc/24 LEGISLATIVE COUNCIL BRIEF Town Planning Ordinance (Chapter 131) APPROVED TUNG CHUNG TOWN CENTRE AREA OUTLINE ZONING PLAN NO. S/I-TCTC/24 INTRODUCTION At the meeting of the Executive Council on 1 June 2021, the Council ADVISED and the Chief Executive ORDERED that the draft Tung Chung Town Centre Area Outline Zoning Plan (OZP) No. S/I-TCTC/23A should be approved under section 9(1)(a) of the Town Planning Ordinance (the Ordinance). The plan is now renumbered as No. S/I-TCTC/24. AMENDMENTS TO THE APPROVED TUNG CHUNG TOWN CENTRE AREA OZP NO. S/I-TCTC/22 SINCE ITS REFERENCE BACK 2. The approved Tung Chung Town Centre Area OZP No. S/I-TCTC/22 was referred to the Board for amendment on 17 December 2019 by the CE in C under section 12(1)(b)(ii) of the Ordinance. The draft Tung Chung Town Centre Area OZP No. S/I-TCTC/23 (the draft OZP) incorporating the amendments was exhibited on 19 June 2020 for public inspection under section 5 of the Ordinance. The amendments mainly involve the rezoning of the Tung Chung Traction Substation site and adjoining Government land to “Residential (Group A)8” (“R(A)8”) for residential use (Amendment Items A1 to A3), with stipulation of building height restriction (BHR) of 185mPD and a maximum plot ratio (PR) of 6. The other amendments are the amendment to the plan to rezone a strip of land to an area shown as ‘Road’ to reflect an existing roadside amenity area (Amendment Item B) and technical amendments to the Notes of the approved Tung Chung Town Centre Area OZP No. S/I-TCTC/22. REPRESENTATIONS AND COMMENTS ON REPRESENTATIONS 3. During the exhibition of the draft OZP, a total of 70 valid representations and nine valid comments on representation (comments) were received. The representations and comments were heard by the Board at its meeting on 29 January 2021. The main grounds of the representations and comments together with the main points of the Board’s responses and decisions are highlighted in the following paragraphs. Representations 4. All the representations received were adverse representations submitted by individuals (R1 to R70). Major grounds/views of the representations and the representers’ proposals were summarised below - Adverse Representations Genuine Need for Residential Development (a) the need for the proposed ‘infill’ development was questionable/unnecessary as the reclamation in Tung Chung East should have provided sufficient land for residential developments. There would be excessive private housing supply by the time the proposed development would be completed in 2029. Also, the site was too small and elongated in shape which was not suitable for residential development; Impacts on Local Environment (b) the density in Tung Chung was already too high and the proposed development would further increase the density of the built environment in Tung Chung. The built environment of the area would be overcrowded; Visual Impact and Blockage of View (c) the view and natural sunlight of Caribbean Coast and nearby residential developments would be obstructed or adversely affected, which would have negative implication on the residents’ well-being; (d) the claim that the proposed development would cause negligible impact on the public’s view was misleading. The blockage of mountain view from Caribbean Coast and the view from Tung Chung North Park had not been taken into account; Air Ventilation and Environmental Impacts (e) the proposed high-rise development would generate adverse air ventilation impact on Caribbean Coast and the surrounding area and would create and/or exacerbate the ‘walled effect’, which would adversely affect wind circulation and pose risks to the surrounding area during typhoons; (f) the proposed development would obstruct the prevailing wind under annual condition from the east. The Air Ventilation Assessment (AVA) report did not provide sufficient information on wind velocity in other parts of Tung Chung and the relationship between wind velocity and air quality in winters. Also,localized air ventilation impact on the “Government, Institution or Community” Page 2 (“G/IC”) site to its immediate southwest under annual and summer conditions and the Tung Chung North Park under annual condition was observed from the AVA. The proposed development might lead to heat island effect and a rise in temperature in the surrounding area; (g) the proposed development would worsen the air quality in the locality and no corresponding mitigation measures had been proposed; Traffic Impact and Existing Railway and Transport Network (h) transport facilities/services were inadequate to support the proposed development and the recently completed residential developments in the surrounding area; (i) capacity of existing bus services could not accommodate the increasing demand, in particular for the external bus routes during peak hours; (j) capacity of existing Mass Transit Railway (MTR) services was saturated and the new MTR station (i.e. Tung Chung East (TCE) Station) would not be commissioned before the completion of the proposed development; (k) the proposed development would further increase traffic flow in the area, especially on Man Tung Road and Ying Hei Road, which would result in serious transport problem and congestion; Provision of Community Facilities (l) the provision of community facilities (including elderly and childcare facilities) in Tung Chung was inadequate, and such concerns raised by Islands District Council (IsDC) were dismissed. The capacity of these facilities was already saturated and overloaded. The representation site should be used for the development of community facilities and additional recreational, transportation, educational and other supporting facilities should be provided in the area. The proposed development would take up the existing open areas which could serve the elderly and children in the area; Other Aspects (m) there would be potential health concerns for the future residents living above the traction substation and potential safety risks due Page 3 to the two nearby petrol-cum-liquefied petroleum gas filling stations. The findings of the Quantitative Risk Assessment in this regard were questionable; (n) proposed residential development atop the existing traction substation might affect daily railway operation; (o) the proposed development would be subject to the traffic noise impact from the North Lantau Highway; (p) the close distance from the proposed development to Caribbean Coast would create privacy and security concerns; and (q) given the insignificant amount of residential units to be provided by the proposed development, the demolition of the existing structures in the site was not environmentally-friendly and short-sighted. Comments 5. Comments were received from MTR Corporation Limited (C1), a Member of IsDC (C3) and individuals (C2, C4 to C9). Two (C7 and C8) were submitted by original representers (i.e. R53 and R12 respectively). The major grounds/views raised by the commenters (C3 to C9) are similar to those raised in the representations. The main additional grounds/views are set out below - C1 and C2 (a) as confirmed by the technical assessments in various aspects, no significant adverse impact would result from the proposed development. Given the scale of the proposed development, it was unlikely to cause an adverse impact on existing roads, infrastructure, railway network and the Government, institution and community (GIC) facilities; (b) the conversion of idle land to residential sites was supported as it could increase housing supply to meet the pressing housing demand; C3 to C9 (c) even though TCE Station was expected to be commissioned in 2029, as the train frequency of the Tung Chung Line (TCL) could not be increased until the completion of the overrun tunnel in 2032, the congestion of the TCL could not be resolved in short run after the completion of the proposed development in 2029; Page 4 (d) as there was no implementation programme for the planned GIC facilities in Tung Chung New Town and its extension, it was doubtful whether the GIC provision could timely meet the population intake; and (e) community services for the aging population were in more urgent need than private housing supply. The site should be developed as low-rise elderly and child care facilities. Also, the proposed development would add burden to the commercial facilities. The Board’s Decision 6. On 29 January 2021, after giving consideration to the representations and comments, the Board decided not to uphold R1 to R70 and considered that the draft OZP should not be amended to meet the representations for the following reasons: Amendment Items A1 to A3 (a) the Government had been increasing land supply through a multi-pronged approach and addressing the supply-demand imbalance by formulating short, medium and long-term measures. The rezoning of the Tung Chung Traction Substation site for residential use was in line with the Government’s initiative to explore the development potential of railway stations and their related sites along existing and future rail lines, with the objective to increase housing supply (R1 to R3, R6 to R8, R16, R24, R27 to R39, R45, R51, R52, R57, R59, R61, R64, R65 and R70); (b) the proposed BHR of 185mPD and PR restriction of 6 were considered compatible with the surrounding high-rise high-density residential developments with building heights ranging from 140mPD to 184mPD and PRs ranging from about 5 to 6 (R12, R13, R17, R19, R20, R23, R24, R27 to R40, R46, R47, R55, R57, R58, R67 and R68); (c) technical assessments had been conducted on visual, air ventilation, traffic, environmental, landscape and other aspects and no insurmountable technical problem was envisaged by relevant government bureaux/departments (R1 to R18, R22 to R62, R65, R66, R69 and R70); (d) in accordance with the standards stipulated in the Hong Kong Planning Standards and Guidelines and the requirements of relevant government bureaux/departments, sites had been reserved for GIC facilities, including educational, medical and health, social welfare, public market and recreational facilities as well as open space, to serve Page 5 Tung Chung New Town and its extension.
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