Planning Department Agreement No. CE 60/2005 (TP) Land Use Planning for the Closed Area – Feasibility Study Final Report

4 RECOMMENDED DEVELOPMENT PLAN

4.1 Guiding Principles

A composite version of the RDP has been prepared and is provided in Figure 4.1. The plan provides a Study-wide appreciation of the land use framework provided in the preceding section of this report. The key principles in developing the RDP are to:  Protect, preserve and enhance the rural village character and natural landscape within the Study Area  Enhance degraded rural landscapes and identify development opportunities that are not inconsistent with the vision of the Study.  Protect, preserve and enhance the natural habitats including the fishponds/wetlands hilly landscaped area, undisturbed woodlands, riparian habitats and environmentally sensitive areas as appropriate  Protect natural features that contribute to creating a green area between Hong Kong and Shenzhen and enhancing the unique visual setting of the Study Area  Protect the rights of existing villages. Sufficient land will be provided to accommodate Small house demand development in indigenous villages as appropriate  Protect and preserve existing heritage features including heritage buildings, traditional village settings, Fung Shui woodlands/ponds as appropriate  Promote the use of flat land for a range of agritourism and eco-tourism uses that will also meet the intent of creating a „Green Area‟ between Hong Kong and Shenzhen  Protect existing permitted burial grounds  Limit development in order to maintain the unique setting of the Study Area and limit any adverse impact on limited infrastructure

4.2 Function of the Study Area

Areas immediately adjacent to the Study Area in Shenzhen, including the core commercial and business areas in Futian and Luohu districts, are highly urbanized. Adjacent areas in Hong Kong are also being planned for urban expansion under the NENT Study and LMC Loop Study. In contrast, vast areas of the Study Area remain undisturbed and are ecologically and environmentally sensitive. Notwithstanding, the Study Area occupies a strategic boundary location, and strengthening cooperation between Hong Kong and Shenzhen and bringing mutual benefits to both cities can be achieved within the Study. The Study Area is proposed to function as a “Green Area” between the two cities. The green development zone will serve as essential visual relief, and minimise the effect of urban heat island between the urban areas of the New Territories and Shenzhen. Key ecological areas in the eastern and western portions of the Study Area are protected under the land use framework and low-intensity recreation facilities, such as the hiking trails and cycling tracks, will allow the public to enjoy and appreciate this formerly isolated part of Hong Kong. At the same time, the green development zone will be vibrant with heritage and eco-tourism, leisure farming, recreational activities and low-rise residential developments of a scale appropriate to the rural setting and landscape. Several Development Corridors linking Shenzhen with the NDAs and new towns in the New Territories adjacent to the existing and planned boundary control points will provide new opportunities for landowners to capitalise on the strategic location. While the MKTDC is planned for predominantly cross-boundary uses and services, entertainment, shopping, exhibition and ancillary development to the LMC Loop are suggested for the LMCDC. The extensive area of flat land between the PC/TKL NDA and LT/HYW BCP could provide a

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future strategic development link between Hong Kong and Shenzhen subject to future planning. Overall, the Study Area will provide a “Green Area” between Shenzhen and Hong Kong supported by a range of environmental, conservation and sustainable uses that not only preserve the rich ecological, landscape and heritage value of the area, but also provide appropriate economic opportunities to enhance the livelihood of local residents and landowners as well as support cross-boundary integration. The level of development has been adopted to adhere to the current approach to strategic development priorities in the North New Territories (NNT). The HK2030 Study recommended to implement the two NDA schemes in the New Territories, to continue with the study on the land use of the LMC Loop, and to study LT/HYW BCP and associated connecting roads.

4.3 Land Use Budget

In terms of land use disposition, a broad land use budget has been prepared and is provided in Table 4.1. The table gives a general picture that the majority of land uses (approx. 1484ha or 56.2%) have been allocated to conservation zones or zones that have a general presumption against development. This is largely due to the large areas of environmental significance (e.g. wetlands/fishponds and Robin‟s Nest) and hilly terrain within the Study Area. Another 36.8% (approx. 973ha) has been identified for agricultural and recreational purposes which will assist in maintaining the rural character, protecting the setting of heritage villages and providing low-scale uses that will promote recreational, tourist and economic activities in the Study Area in line with the overall planning vision. The land use budget provides a good reflection of the consistency between the land use framework and the Study vision. Table 4.1 Land Use Budget Land Use Area (approx. ha) % of Study Area AGR 306 11.6% CA 212 8.0% CP 476 18.0% Eco-lodge 14 0.5% GB 795 30.1% GIC 31 1.2% Major Roads/Railway 19 0.7% OU (CDWEA) 326 12.3% OU (Cemetery) 91 3.5% OU (Cross Boundary Services) 40 1.5% Residential 11 0.4% OU (LT/HYW BCP) 23 0.9% OU (Cement Plant) Less than 1 Less than 0.1% Recreation 153 5.8% CDA 15 0.6% River/Stream 21 0.8% SSSI Less than 1 Less than 0.1% Village 107 4.1% Total 2642 100.00%

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Planning Department Agreement No. CE 60/2005 (TP) Land Use Planning for the Closed Area – Feasibility Study Final Report

4.4 Recommended Development Plan 1

4.4.1 Explanatory Statement

4.4.1.1 Planning Scheme Area The area (Planning Area) covered by Recommended Development Plan 1 (RDP1) is about 363 ha. It is bounded by Ping Hang in the east, the existing FCA boundary in the south, the section of existing boundary patrol road to be excised from the FCA in Mai Po in the west and the revised FCA boundary as well as Shenzhen in the north. Figures 4.2 and 4.3 provide the location plan and aerial photo plan respectively.

4.4.1.2 Description The boundary of the Planning Area is delineated by the administrative layers of the Study Area and the extent of the existing Mai Po and Fairview Park and Sha Tin Outline Zoning Plans. It is bounded by the extent of the San Tin OZP in the east, the existing FCA boundary in the south, the section of existing boundary patrol road to be excised from the FCA in Mai Po Nature Reserve in the west and the section of existing boundary patrol road to be excised from the FCA near Sham Chun River in the north. Lok Ma Chau Control Point and Sham San Road are located centrally splitting the Planning Area into an eastern and western portion. The Planning Area is situated in the western portion of the area that will be excised from the FCA. It is predominantly low-lying and in a form of a series of broad alluvial floors draining into Deep Bay. A large portion of the area is occupied by wetlands and fish ponds of which a small portion in the west falls within the Wetland of International Importance under the Ramsar Convention. The wetlands and fishponds in the area are part of the wetland ecosystem in the Deep Bay Area. A number of strong planning policies have been adopted to protect the environmental importance of the area. The Town Planning Board (the TPB/BOARD) has tight control on ecologically sensitive fishponds/wetlands. TPB Guidelines for Application for Developments within Deep Bay Area Under Section 16 of the Town Planning Ordinance (TPB PG-NO. 12B) (the TPB Guidelines) acts as a strong barrier to stop any potential developments that will harm the ecological value of the fishponds/wetlands in the area. Along with the zoning of the area, land use planning in the area adopts a “precautionary approach” based on the principle of “no-net-loss in wetland”. In addition, the “New Nature Conservation Policy” promulgated by the then Environment, Transport and Works Bureau and the Agriculture, Fisheries and Conservation Department has identified 12 priority sites for enhanced conservation. Part of the „Deep Bay Wetland outside Ramsar Site‟ falls within the boundary of the Study Area and includes the wetland/fishpond area of HHW. Existing non-indigenous Villages, namely Mai Po San Tsuen, Lin Barn Tsuen are located in the west of the Plan (in the western portion) and the indigenous village of Lok Ma Chau is located in the east of the Plan (in the eastern portion). The non-indigenous village of Ha Wan Tsuen is located in San Sham Road in the middle of the Plan.

4.4.1.3 Physical Setting and Topography The western portion of the Planning Area is dominated by low-lying wetlands and fishponds that drain to Deep Bay. A small area of reeds is located to the east of the LMC Railway Station and a man-made channel has been created to drain the fishponds to the Shenzhen river as shown on the Habitat Plan in Figure 4.4. The eastern portion also includes extensive wetlands and fishponds extending east in a thin strip adjacent to the LMC Loop. The section of existing boundary patrol road to be excised from the FCA runs on the southern side of the wetlands/fishponds and divides the area from Lok Ma Chau village and the hilly areas of Lok Ma Chau, Tai Law Hau and Ping Heng to the

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Planning Department Agreement No. CE 60/2005 (TP) Land Use Planning for the Closed Area – Feasibility Study Final Report

south. The hilly area to the south is predominantly mapped as upland grassland habitat in Figure 4.4.

4.4.1.4 Heritage/Cultural Features The Planning Area has limited heritage and cultural features. The Lok Ma Chau Police Station is shown on the Cultural Map provided in Figure 4.5 as the only graded building, however it is located outside the Planning Area. The village of Lok Ma Chau has been identified as having heritage value and is the only heritage feature within the Planning Area. The village contains one proposed Graded Historic Building (Grade 2), the Mi Tak Study Hall (Main Block and Ancillary Building). Nevertheless, the AMO should be consulted prior to any development that may affect the Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites in the Planning Area.

4.4.1.5 Environmental Features There is a large contiguous area of fishponds in the Planning Area which forms part of the Deep Bay wetland ecosystem. The Ramsar Site, which extends into the westernmost part of the Planning Area, has unique international and regional importance with regard to waterbirds in particular. Lok Ma Chau-San Tin Fishponds are protected sites of high conservation value, in particular for waterbirds. The narrow strip of fishponds adjacent to Lok Ma Chau Village and Lok Ma Chau Loop forms part of an ecological corridor linking Hoo Hok Wai with wetlands in the Mai Po-Lok Ma Chau-San Tin area. The surrounding Ma Tso Lung area mainly consists of abandoned agricultural land, village area, shrubland, channels and streams, secondary woodland and active agricultural land. The Lok Ma Chau Spur Line runs along Lung Hau Road to the Lok Ma Chau Spur Line BCP in the Planning Area. Two helipads are identified in the planning area. Neither major roads nor industrial premises are identified within the area. The background noise environment is generally tranquil except for the areas along Lok Ma Chau BCP, LMC Spur Line and Lok Ma Chau Rail Station. The LMC BCP and its associated roads is the major source of noise and air emissions of the Planning Area. In addition, Shenzhen River to the north will potentially cause odour problem to the Planning Area.

4.4.1.6 Population, Social Characteristics and Employment According to the 2006 Population By-Census1, the population of the Area was about 290. The population is concentrated in and around several rural villages which include Lok Ma Chau (indigenous), Ha Wan Tsuen (non-indigenous), Lin Barn Tsuen (non-indigenous) and Mai Po San Tsuen (non-indigenous). Future expansion of population will be concentrated in the indigenous villages in the Area. It is estimated that the projected population from the rural villages in the Area will reach about 1,385. The substantial population increase is reflective of the anticipated return of people after the villages are removed from the Closed Area. The demographic analysis in the Baseline Assessment of the Study Area identified that the area has a typically high proportion of aged persons residing in the closed area. The proportion of people aged over 65 was substantially higher than that of the rest of the New Territories or Hong Kong as a whole. This is reflective of the movement of younger generations out to the urban areas where economic opportunities are. Economic activities in this portion of the Study Area are minimal owing to limited development opportunities and restricted access in the past. Nonetheless, economic activities capitalizing on the unique landscape and resources (e.g. wetland in Mai Po area and the estuary of the Kam Tin River) including agriculture, aquaculture/fisheries and eco-

1 The “Hong Kong Resident Population by Housing Type by Specified TPU/SB, Mid 2006” is used.

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tourism can be found. According to the Planning and Development Study on North East New Territories (PDS NENT 2003), active inland fishponds of good quality exist in Lok Ma Chau East. Notwithstanding, inter- and intra-region trading and logistics at the Lok Ma Chau Cross-boundary Control Point contribute to the majority of the economic activities in this location, but are predominantly located outside of the Planning Area. The proposed land use framework will enhance economic and employment opportunities within the Planning Area. The enhancement of the leisure and recreational opportunities (hiking, bicycle track, birdwatching) will attract visitors to the area which then provide incentive for the establishment of supporting uses within the village areas (cafes, shops, accommodation, markets etc.). This will provide opportunities for local residents to harness the economic opportunities created by the release of the FCA and the proposed land-use framework.

4.4.1.7 Land Ownership A land status plan is provided as Figure 4.6. The plan shows that the western portion of the Study Area has a mixture of ownership with a band of public land stretching from the western portion along the northern boundary to the LMC Loop. Privately owned land is predominantly located along the southern boundary in the western portion of the Planning Area. In the eastern portion, privately owned land stretches from the east of the BCP along the section of existing boundary patrol road to be excised from the FCA. The hilly terrain in the south-eastern portion of the Planning Area is predominantly within Government ownership. Approximately 69% of the Planning Area is within government ownership.

4.4.1.8 Existing Land Uses The area west of Lok Ma Chau (LMC) BCP is dominated by existing wetlands and fishponds as shown on the land use map in Figure 4.7. The area contains some residential uses (Mai Po San Tsuen and Lin Barn Tsuen) but is primarily occupied by agricultural and rural uses. LMC BCP and LMC Station are located centrally in the area and provide a physical separation of ecological features provided by the wetlands. To the east, Ha Wan Tsuen is a small non-indigenous village adjacent to the LMC BCP. Land surrounding the village has been identified as “developed land” and “wasteland”, however the surrounding wetlands/fishponds remain dominant and support limited agricultural activities. Lok Ma Chau (indigenous village) is situated at the base of a hilly area that extends to the east and occupies the southern boundary of the Planning Area. The village is surrounded by a number of active and non-active wet agricultural uses as shown on the Habitat Map. The hilly area is typically barren and clear of any significant uses, although it forms the southern boundary of the important ecological corridor that extends between Deep Bay and Hoo Hok Wai. Some burial grounds are located in the far western portion of the hilly area in LMC. The Planning Area is occupied by a limited number of existing GIC uses as shown in Figure 4.8, i.e. the Ngau Kok Shan Operation Base is located in the eastern portion of the Planning Area.

4.4.1.9 Statutory Planning The entire planning area is covered under two Outline Zoning Plans (OZP) - the Approved Mai Po and Fairview Park OZP (S/YL-MP/6) and the Approved San Tin OZP (S/YL-ST/8) (Figure 4.9 refers). The proposed land uses are considered with the two plans. In this respect, the initial focus will be to retain the existing land use framework for the Planning Area, with the exception of the eco-lodge, which is a new proposal. A small area in the northeast corner of the Mai Po and Fairview Park OZP covers the Planning Area‟s western edge, which is part of the Mai Po Nature Reserve. Land within the Study Area is zoned Conservation Area (“CA”), which has a planning intention “to conserve the ecological value of the wetland and fish ponds which form an integral part of the wetland ecosystem in the Deep Bay Area and function as a substantial source of food supply for

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birds and is an important habitat for roosting and foraging of waterbirds”, as mentioned in the Explanatory Statement attached to the Mai Po and Fairview Park OZP. The remainder of the Planning Area falls into the northern half of the San Tin OZP. These areas are zoned as CA, Other Specified Uses annotated Comprehensive Development and Wetland Enhancement Area (“OU(CDWEA)”), Other Specified Uses annotated “Railway Terminus and Public Transport Terminus” (“OU(Railway Terminus and Public Transport Terminus)”), Village Type Development (“V”), Green Belt (“GB”), Government, Institution and Community (“G/IC”). According to the Explanatory Statement attached to the San Tin OZP, the “OU(CDWEA)” zone comprises mainly fish ponds which form an integral part of the Deep Bay wetland ecosystem, and the planning intention is “to conserve and enhance the ecological value and functions of the existing fish ponds or wetland through consideration of application for development or redevelopment under a „private-public partnership approach”. This area is in the Sam Po Shue area to the west of San Tin. The “OU (Railway Terminus and Public Transport Terminus)” zone covers the existing Lok Ma Chau KCR Station. The “V” zone covers Lok Ma Chau Village, and the “GB” zoning covers the hilly area near Tai Law Hau. A police post at Ngau Kok Shan falls under the “G/IC” zoning. Taking into account the findings and recommendations of the Fish Pond Study, the Town Planning Board Guidelines PG-No. 12B (TPB Guidelines/TPB PG-No. 12B) were promulgated in April 1999. The fundamental land use planning concepts for the Deep Bay Area should be the avoidance of loss of fish ponds and habitat fragmentation, as well as mitigation of negative impact from undesirable land uses and human disturbance. A precautionary approach has been adopted by the TPB to conserve the ecological value of fish ponds. Within the Wetland Conservation Area (WCA), no development which involves filling of fishponds should be permitted, unless it is required to support conservation of the ecological value of the area or the development is an essential public infrastructural project. For projects requiring planning permission, an ecological impact assessment would be required and the types of activities which may be considered must be related to Conservation, Environmental Education and Essential Infrastructure Projects. Within the Wetland Buffer Area (WBA), all future development proposals should be supported by ecological impact assessments to prove that the development schemes would have no negative impact on the ecological value of the fish ponds. The TPB PG-No. 12B is recommended for extension to cover the area of Hoo Hok Wai so that there is a consistent approach to the planning framework for this area which is also included in the „Deep Bay Wetland outside Ramsar Site‟ priority area under the NNCP. In this regard, there is potential for the WCA to be extended over the priority area as it covers Hoo Hok Wai with an appropriate 500m WBA extending to the south (Figure 3.4 refers). The suggested extension will provide a consistent approach for the consideration of all section 16 Applications within the area. In considering development proposals in the Deep Bay Area, the TPB adopts the principle of “No-Net-Loss in Wetland” recommended in the Fish Pond Study. The “no net loss” refers to both loss in “area” and “function”. No decline in wetland or ecological functions should occur. Alternative uses could be considered suitable only if it could be demonstrated that they would not result in the loss of ecological function of the original ponds and if they complement the ecological functions of the wetlands and fish ponds in and/or around the Deep Bay Area.

4.4.1.10 Opportunities and constraints The opportunities and constraints are taken from the existing OZPs where relevant to the Planning Area (Figure 4.10 refers). The key opportunities lie with the ecological value of the area and the need to retain the important functions of the fishpond/wetland system. The existing OZPs also identified potential cross-boundary activities as an opportunity, however these opportunities lie further to the south of the Planning Area on less sensitive areas. In

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this regard, the opportunity to protect and preserve is maintained and is consistent with the vision for the Study. The ecological value also implies a constraint on development in the Planning Area. The existing OZPs detail that the ecological value limits cross-border development and where permitted under the existing zoning regime, residential and recreational development is limited to small-scale projects. These developments are also limited by the “precautionary approach” based on the principle of “no-net-loss in wetland”. i. Opportunities:  Wetlands/fishponds - The “Study on the Ecological Value of Fish Ponds in Deep Bay Area” (the Fish Pond Study) completed in 1997 has confirmed the unique international and regional importance of the fish pond system in the Deep Bay Area particularly for ardeids. It has established that the fish pond areas in Mai Po form an integral part of the Deep Bay Area wetland ecosystem, and have significant ecological value. With the support of scientific surveys and analysis, the Fish Pond Study sets out the principles of the “precautionary approach” and “no- net-loss in wetland” which present opportunities to protect/enhance these natural resources, and to restore some of the degraded areas.  Cross-boundary activities - San Tin, Lok Ma Chau Loop and Kwu Tung North NDAs are located close to the boundary. With the improved accessibility provided by San Tin Highway and development opportunities fostering cross-boundary co- operation and territorial needs provided by the Loop and the NDA, there are opportunities for developments on less ecologically sensitive sites and areas at suitable locations not involving pond filling to serve the cross-boundary activities.  Heritage – the historical village of Lok Ma Chau and the Lok Ma Chau Police Station (Grade 2) provide limited heritage resources to the Planning Area, however, they are located at a primary entry point for the proposed hiking and bicycle trails.  Visual – the hilly terrain in south-east of the Planning Area provides extensive views over the ecologically important wetlands. ii. Constraints  Traffic - The cross-boundary traffic at Lok Ma Chau Boundary Crossing has contributed to the rapid growth of traffic in San Tin area in recent years. Although the Area is strategically located, the principle of conservation of the wetland habitat would be remained.  Environmental - To uphold the principle of “no-net-increase in pollution load to Deep Bay, development should be kept to a minimum to avoid generating adverse impacts on the environment. Due consideration of any negative impacts on the wetland habitat should be given to any proposed future development of the area. Besides, there are different environmental polluting sources in and near the Planning Area. Shenzhen River will possibly generate odour problem. Lok Ma Chau Spur Line and its rail station and the helipad at the Lok Ma Chau BCP would possibly impose noise problems to sensitive developments in the vicinity. Lok Ma Chau BCP would also bring air and noise disturbances to nearby sensitive uses. Potential increase in future road traffic likely giving rise to adverse air and noise quality impact, etc.  Sewage Infrastructures & Sewerage Treatment Works - There is limited sewerage infrastructure within the Study Area due to restricted access and no planned large-scale developments. The Environmental Protection Department/The Drainage Services Department has planned several sewerage improvement works for the existing villages but these sewerage improvement works are not

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planned and designed for the proposed major developments in this Study. In addition, the existing STWs such as SWHSTW and STKSTW do not have spare capacity to handle such large sewage flow generated from the proposed developments.  Natural Terrain Landslide Hazards – The hilly terrain in the north-east the Planning Area (as indicated on Figure 4.10) is a potential source of natural terrain landslides. Due consideration and study of natural terrain hazards should be carried out for any developments along the toe natural terrain hillsides.

4.4.1.11 General Planning Intention The planning intention and principles are again taken from the existing OZPs for this Recommended Development Plan (RDP). The current investigations have supported maintaining the current zoning framework. This will differ from other RDPs which have adopted a common set of principles to deliver the land use framework. The planning intention for the land is to conserve the ecological value of the fish ponds which form an integral part of the wetland ecosystem in the Deep Bay Area. The existing and contiguous, active or abandoned fish ponds in the Deep Bay Area should all be conserved. The retention of the CA zoning for the narrow strip of fishponds immediately to the south of the Lok Ma Chau Loop will assist in protecting the ecological linkage between Mai Po and Hoo Hok Wai. Moreover, the loss of fish ponds and habitat fragmentation should be avoided and any negative impacts arising from undesirable land uses and human disturbances should be mitigated. The existing Approved Mai Po and Fairview Park OZP (S/YL-MP/6) and Approved San Tin OZP (S/YL-ST/8) OZPs were gazetted in 2005 and 2006 respectively and are consistent with the capacity of the land and objectives of this study to protect important environmental features. In this regard, the proposed planning framework and vision under the current Study is generally consistent with the existing statutory framework.

4.4.1.12 Land Use Provisions The Recommended Development Plan is provided in Figure 4.11. The entire Planning Area is subject to existing statutory planning control and only a minor amendment to allocate an appropriate zoning for the proposed eco-lodge is necessary to achieve the land use objectives for the area (alternatively, a minor adjustment to the OZP boundary could be made to place the entire site within Planning Area 2). A description of the intention and application for the eco-lodge is provided below along with the planning intentions for all other zones taken from the existing OZPs. Village Type Development – Area 5.39ha (1.49%) The planning intention of this zone is to designate both existing recognized villages and areas of land considered suitable for village expansion. Land within this zone is primarily intended for development of Small Houses by indigenous villagers. It is also intended to concentrate village type development within this zone for a more orderly development pattern, efficient use of land and provision of infrastructures and services. Selected commercial and community uses serving the needs of the villagers and in support of the village development are always permitted on the ground floor of a New Territories Exempted House. Other commercial, community and recreational uses may be permitted on application to the Town Planning Board. The provision for short-term accommodation uses can be provided through a license under the HGAO. The Home Affairs Department is responsible for implementing the Ordinance and the use of small-houses for this form of development is not inconsistent with modern leases.

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To further promote short-term accommodation, it is recommended to include the definition of “Holiday Flat” into the “Definition of Terms” and include under column 2 of the zoning provisions for land designated for village purposes. This will support the overall objectives for tourism and recreation in the Study Area. Conservation Area – Area 178.82 ha (49.33%) The planning intention of this zone is to conserve the ecological value of wetland and fish ponds which form an integral part of the wetland ecosystem in the Deep Bay Area. The “no- net-loss in wetland” principle is adopted for any change in use within this zone. The primary intention is to discourage new development unless it is required to support the conservation of the ecological integrity of the wetland ecosystem or the development is an essential infrastructure project with overriding public interest. Green Belt – Area 79.03ha (21.8%) The planning intention of this zone 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. There is a general presumption against development within this zone. Other Specified Uses (Comprehensive Development Wetland Enhancement Area) – Area 84.32ha (23.26%) This zone is intended for conservation and enhancement of ecological value and functions of the existing fish ponds or wetland through consideration of application for development or redevelopment under the “private-public partnership approach”. Low-density private residential or passive recreational development within this zone in exchange for committed long-term conservation and management of the remaining fish ponds or wetland within the development site may be permitted subject to the “no-net-loss in wetland” principle and planning permission from the Town Planning Board. Any new building should be located farthest away from Deep Bay. Eco-lodge – Area 5.03ha (1.39%) Ultimately, a minor amendment to the eastern boundary of the San Tin OZP could be undertaken to ensure that the proposed eco-lodge is contained within the San Tin OZP or the OZP covering RDP 2. Notwithstanding, the eco-lodge proposal has been addressed in RDP 1 and RDP 2. A suggested planning intention for the area will be for the provision of sustainable-based tourism in the form of an eco-lodge that does not have any adverse impact on the local environment and adopts the Ecologically Sustainable Development (ESD) principles in design, construction and operation. A conceptual design has been prepared for the 14.28ha site in the Study. Its layout, section and perspective can be referred in Figure 4.113 - 4.115 respectively. The design has included 80 individual single level buildings oriented north towards HHW on the north facing slope of the site. The single level design maintains the feeling of seclusion and isolation and the pole design allows the buildings to be lifted off the ground to minimise site disturbance and permit variation in building height to create visual interest in the development. They are linked by a series of raised platforms that lead down from the access road that is only intended for golf carts but also will be adequate for EVA. The design does not adopt traditional design parameters and is a reflection of the design objectives and the site constraints. The ridgelines to the south and west of the site will provide a green backdrop to the entire development. The access is provided around the rear of the site to reduce the need for extensive earthworks to achieve appropriate grades. This also relieves the core part of the facility from any unnecessary land take up and promotes sustainability by removing key access away from the site. Visitors will essentially

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be able to rely on walking and golf carts on arrival providing a sense of dislocation. The landscape design should soften the development and assist in isolating the structures to provide a sense of seclusion. Sitting and viewing areas are also provided throughout the site which will encourage pedestrian mobility through the site and complement the links to the proposed hiking trail and bicycle track. To encourage the development of active and/or passive sustainable-based tourism that benefits the local community, an Eco-lodge in support of sustainable-based tourism in Hong Kong is proposed in an area continued from the previous Planning Area on the western boundary of this Planning Area at Ma Tso Lung. Other ancillary uses may be permitted subject to the core focus being the provision of eco-tourist accommodation subject to planning application. The proposed eco-lodge at Ma Tso Lung will contribute to Hong Kong‟s Tourism Industry and the local community. The facility should be of a minor scale that is compatible with the site constraints and could provide a series of small isolated bungalows/huts scattered around the site at appropriate locations as shown in the concept design. It should also demonstrate a contribution to the local community such as employment, use of local knowledge or integration of the community in the project delivery and operation. The Plot Ratio for the eco-lodge is about 0.1 with a maximum building height of 6m above the existing ground level. Based on a series of negotiations with key stakeholders, the overall plot ratio for the site could be further increased up to 0.2 to increase financial feasibility and flexibility in the future design. In order to avoid excessive bulkiness of the proposed development, consideration should also be given to utilising the south-facing slope which has a scenic view of the rural valley landscape around Ma Tso Lung. However, minor relaxation of the building height restriction may be considered to allow flexibility for the increased plot ratio and it should be subject to the design merits of the future development by the future project proponent taking account of the outcomes of the various relevant technical assessments. Future development of the site should adequately demonstrate how the proposal meets the design objectives and criteria. Assessment criteria to consider eco-lodge applications elsewhere in the Study Area (and Hong Kong) have been provided in Appendix A. The site is located within the existing and possible extension to the Wetland Buffer Area (WBA) under the TPB Guidelines. The TPB Guidelines has taken a “precautionary approach” based on the principle of “no-net-loss in wetland”. The WBA is a buffer area of about 500m south of the Wetland Conservation Area (WCA) with the section of existing boundary patrol road to be excised from the FCA generally providing the southern extent of the WCA. Planning permission from the TPB and an “ecological impact assessment” are always required for any developments in either the WCA or WBA as per the guidelines. These provisions will need to be included into the San Tin OZP if it is amended to include the eco-lodge proposal. Alternatively, a minor amendment to the eastern boundary of the San Tin OZP could be undertaken to ensure that the proposed development is contained within a single OZP. Government Institution and Community Facilities (GIC) – Area 6.35ha (1.75%) This land use area is intended primarily for the provision of Government, institution or community facilities serving the needs of the local residents and/or a wider district, region or the territory. It is also intended to provide land for uses directly related to or in support of the work of the Government, organizations providing social services to meet community needs, and other institutional establishments. The existing Lok Ma Chau Sub-divisional Police Station, the Lok Ma Chau Control Point and its expansion area, and the police post at Ngau Kok Shan are zoned G/IC to under the existing OZPs which will be retained.

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4.4.1.13 Transport Services The area is mainly served by rural roads Lok Ma Chau Road and Castle Peak Road as the northsouth and eastwest access respectively. It is anticipated that these rural roads would provide sufficient link capacity and key junction capacity to cater for the additional development traffic. However, traffic impact assessment shows that the vehicular traffic generated from the new developments would impose capacity problem to the existing boundary patrol road to be existed from the FCA. To minimize the anticipated huge traffic volume in the area, it is therefore proposed to support the traffic from Eco Lodge by public transport service only. There would be no private vehicular trips generated from these new developments. In addition, the existing boundary patrol road to be excised from the FCA is proposed to be permitted to people‟s access, authorised vehicles with permits (not exceeding 7m) and dedicated public transport services (not exceeding 7m) only. Such arrangement is to avoid additional traffic induced by inquisitive trip makers visiting the area for no reason other than to look around. Any extra unnecessary trips may induce adverse impact on the operating capacity of this road. It is recommended to supplement less than 30 no. of passing bays along the full length of the existing boundary patrol road to be excised from the FCA to enhance road safety. Moreover, the allowed vehicles should be limited to 7m or below to further enhance traffic operation safety. Ultimately, the road may be upgraded to TPDM single track standard, depending on the implementation need/ schedule determined by the maintenance agent. In this regard, some land resumption would be unavoidable to provide standard alignment radius, sightline etc. The road improvement layout is shown in Figure 6.2.1. On the other hand, it is anticipated that there may be considerable amount of visitors attracted to Ho Hok Wai for ecological visit such as bird-watching. The existing boundary patrol road to be excised from the FCA may be widened to single-2 configuration and the proposed traffic management measures at it could be released to allow direct private vehicle access. However, it should be carried out in a separate study for more detail assessment. Introduction of a new public transport interchange (PTI) to this area is considered not necessary; shuttle services (of 24 total capacity per shuttle bus) or GMB services (of 16 total capacity per minibus) between the Eco-lodge and other conversation areas, and the nearest railway station could be provided at 4 minute or 3 minute headway respectively. The existing traffic restriction on Shan Sham Road will be maintained. With removal of the existing police check point at Lok Ma Chau Road near the access road of Fishman San Tsuen, the traffic restriction on Lung Hau Road, Ha Wan Tsuen Road and section of existing boundary patrol road from Lok Ma Chau village to Ng Tung River could be lifted. The traffic restriction plan is shown in Figure 6.2.6.

4.4.1.14 Implementation There are minor implementation issues for placing the proposed land use framework over the Planning Area which will essentially preserve the existing functions and zoning/policy controls of the land. The minor implementation issues include: Eco-lodge A minor amendment to the San Tin OZP will be necessary to provide for the proposed eco- lodge. It is suggested that the eastern boundary of San Tin OZP be relocated to the western boundary of the eco-lodge. This will make implementation of the eco-lodge more efficient. Notwithstanding, Section 4.5.1.14 of this report details the land use provisions to implement the proposal.

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Hiking Trails The Point-Line-Surface design concept is mainly achieved through the installation of hiking trail/bicycle track/ heritage trail (line), linking up the various heritage features (point) and packaged within an overall context of eco-tourism/agri-tourism opportunities (surfaces) . As footpath is a use that is generally permitted in all zones, there is no need for a separate land use zoning to reflect the alignment hiking/heritage trail. During the detailed design of the trail, it will be necessary to ensure that adequate supporting facilities such as signage, links to public transport, rest areas, emergency facilities and other provisions are provided plus relative points of interest are identified (refer to Appendix B).

4.4.2 Urban Design Master Plan The Urban Design Plan for the RDP1 has been summarized under the following major urban design elements (Figure 4.14 refers): Gateways Lok Ma Chau Road will be maintained as the primary physical gateway into the RDP1 for visitors. The police check point will be removed and replaced with a gateway entrance landmark (i.e. structural/landscape) signifying the former boundary line of the FCA. Activity Nodes/Focal Points The existing Lok Ma Chau Boundary Control Point will be maintained as a major activity node/focal point within the RDP1. The enhanced provisions for Village areas will also help to promote more economic activity for Lok Ma Chau village to facilitate tourism in the Study Area. The underlying vision and themes of the Study are also supported by the proposed eco-lodge which will be the first of its kind in Hong Kong. Landmarks Lok Ma Chau Police Station (Grade 2 Historic Building) located at the highest point next to the Planning Area, will be preserved and will be the primary visual landmark in the vicinity of the Planning Area. Development Intensity/Height Profile Development intensity and height profiles within the RDP1 will be only maintained within the existing areas of the Lok Ma Chau Boundary Control Point as well within the confines and building heights of the existing village area of Lok Ma Chau. Apart from the designated Special Design Area (eco-lodge), no new land use of development within the RDP1 will be proposed. It is noted however, that areas outside of the RDP1 directly to the north and south including the Lok Ma Chau Loop and the KTN NDA have been proposed as Strategic Development Areas in the future. This will affect and increase the development intensity and height profile of areas directly adjacent. View Corridors & Vantage View Points A large existing visual corridor has been maintained between San Tin and Futian through the preservation of the existing San Tin Wetlands. The Lok Ma Chau Lookout and adjacent Lok Ma Chau Police Station will remain as the primary vantage viewing point within the RDP1. Character Areas The San Tin Fishponds will be preserved and will form an important ecological and resource to the RDP1. Due to the existing hilly terrain, the Lok Ma Chau Green Belt has been proposed to provide the area within an important green visual backdrop, as well as an important recreational resource for hiking. It is also proposed that the Lok Ma Chau Village Area will be preserved as it is.

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Special Design Areas A Special Design Area has been designated on the border of both RDP1 and RDP2. This will include a low scale Eco-Lodge that has been located overlooking Tse Koo Hang and the Hoo Hok Wai Fishponds. This will provide the area with an important tourist resource and visitor accommodation. Not only will the Eco-Lodge help promote tourism within the area, it will also aid in the education and preservation of the existing wetland areas that lie within close proximity. Pedestrian Networks The primary pedestrian networks within the RDP1 will consist of proposed Hiking Trails which will begin at the Lok Ma Chau Control Point and will extend to the east through the designated Green Belt of Lok Ma Chau over to Tai Shek Mo located in the RDP2. A Cycle Track will begin at the Former Closed Area Control Point as well and will extend eastward along the section of existing boundary patrol road to be excised from the FCA overlooking the San Tin Wetlands linking RDP1 with RDP2. Linkages The existing Cross Border Link at Lok Ma Chau that dissects the RDP1 will be maintained as the primary linkage between HKSAR and Shenzhen within the west, while Lok Ma Chau Road will provide the primary vehicular access and linkage within the RDP1 itself as well as the section of existing boundary patrol road to be excised from the FCA.

4.4.3 Landscape Master Plan The existing land use framework will provide adequate protection to maintain the high value ecological and landscape significance of the wetlands and fishponds. The hilly terrain within the northeastern portions of the area has also been provided with appropriate protection to preserve this area as a green backdrop for distant views of the area from Mai Po and Shenzhen. Landscape improvement works are recommended along the section of existing boundary patrol road to be excised from the FCA. The landscape works will increase the visual amenity along the proposed bicycle track and is also proposed as an interpretive feature along the alignment of the existing border fence. Detailed design of the landscaping could also consider retention of some parts of the fence as a reminiscence to visitors of the former FCA (Figure 4.15 refers).

4.4.4 Conservation Plan This area are located in the extensive areas of fishpond/ wetlands at Mai Po and San Tin that have long been recognised for their ecological significance in supporting large numbers of waterbirds and wetland-dependent species. The Mai Po Inner Deep Bay Ramsar Site extends into the westernmost part of the Study Area to include part of this area. To the east of this is the MTRC Lok Ma Chau Wetland Compensation Area, which attracts large numbers of the globally-threatened Black-faced Spoonbill. These and surrounding wetland areas will continue to be protected as no change is proposed to land use in the area. This will ensure it remains a large, contiguous, relatively unfragmented and rather undisturbed area of fishponds. Colonies of breeding herons and egrets that lie near the Study Area at Tam Kon Chau, Mai Po Lung and Mai Po Village are sustained by wetlands in this area, and their foraging areas will not be impacted. On the eastern side of the Lok Ma Chau BCP there is a narrow strip of fishponds that lies to the southeast of Lok Ma Chau Loop. These ponds form an important part of birds‟ flight-line corridor linking the wetland area at Hoo Hok Wai with that to the west of the BCP. At present most of these are zoned as CA, and this will continue, thus continuing the current level of protection. The continued presence of these ponds is important for the protection

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and continued use of the flight line, and will serve to reduce to the potential cumulative impacts of future development in the Lok Ma Chau Loop. It is also possible that these ponds provide a corridor for the movement of mammalian fauna. The potential exists for the application of PPP schemes, which allows for the conservation and enhancement of existing wetland areas in tandem with development of areas furthest away from Deep Bay. The principle of „no net loss of wetland‟ will be applied to such development proposals. Designation of Green Belt for most of the upland grassland between Lok Ma Chau and Ma Tso Lung villages will provide protection to the distinctive bird community of these hills. (Figure 4.16 refers) In terms of heritage, the Planning Area has limited heritage and cultural features. The Lok Ma Chau Police Station (GB5) is shown on the Cultural Map provided in Figure 4.5 as the only graded building (Grade 2 Historic Building), however it is located outside of the Planning Area. The village of Lok Ma Chau has been identified as having heritage value (HV21) and is the only heritage feature within the Planning Area. The village contains one proposed Graded Historic Building; Mi Tak Study Hall (Main Building and Ancillary Block) proposed to become Grade 2. The land use options should consider the heritage value. The enhanced economic opportunities for villages to rely on cultural heritage can indirectly support the protection of heritage sites as an attraction source for tourists and visitors. Nevertheless, the New Territories Exempted Houses (NTEH) development and any development proposal in the village should follow the existing land administrative procedure and any proposal affecting Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites should be addressed to the Antiquities and Monuments Office for comments.

4.4.5 Recreation and Tourism Plan The Recreation and Tourism Plan for the RDP1 is provided in Figure 4.17 and has been summarized as follows: The wetlands and fishponds areas in San Tin have significant ecological value. They have potential for bird-watching and eco-tourism activities led by guided tours. This area also provides the entrance/exit point for the proposed hiking trail and proposed bicycle track connecting Ma Tso Lung and Ho Sheung Heung. The trail and track provide access for visitors to the fishponds at San Tin and Hoo Hok Wai as well as the Lok Ma Chau Loop at Lok Ma Chau Lookout. Visitors can enjoy the views toward Hoo Hok Wai from the bicycle track or at a higher level from the hiking trail which can facilitate bird-watching activities in this key bird habitat. There are opportunities for overnight accommodation in the village of Lok Ma Chau, and the proposed Eco-lodge on the hills at Ma Tso Lung that would further enhance the recreation and tourism facilities in this area.

4.4.6 Interface with Surrounding OZPs A plan showing the adjoining OZPs to the south is shown in Figure 4.9. Retention of the existing zoning framework ensures that the proposed RDP will maintain consistency with statutory controls outside of the Study Area.

4.5 Recommended Development Plan 2

4.5.1 Explanatory Statement

4.5.1.1 Planning Scheme Area The Area (Planning Area) covered by the Recommended Development Plan 2 (RDP2) is approximately 568 ha. It is bound by the MTR East Rail Line alongside Ng Tung River in the east, Ho Sheung Heung Road and Fung Kong Shan in the south, Ping Hang in the west and

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the new section of boundary patrol road along LMC Loop and HHW near Sham Chun River in the north. Figure 4.18 and 4.19 provide a location plan and aerial photo plan respectively. In reviewing the DDP and taking into consideration the ongoing NDA Study, a small portion of land near Tai Shek Mo has not been included within RDP2, although it remains within the Study Area. The land use planning for this area will be completed under the NDA Study (Figure 4.18 refers).

4.5.1.2 Description The boundary of the Planning Area is delineated having regard to physical and topographical features such as control points, roads, drainage channels and hills as well as administrative features such as the existing and revised Closed Area boundary, Tertiary Planning Unit (TPU) and surrounding approved Outline Zoning Plans (OZP). The northern boundary is delineated by the revised FCA Boundary which runs roughly parallel with the HKSAR boundary. The southern boundary is delineated by the existence of the Kwu Tung North OZP which is mostly south of the former Closed Area Boundary. The eastern boundary is delineated by the existing East Rail Line and the running of Ng Tung River. The western boundary is delineated by the existing boundary of the approved San Tin OZP. The Area is situated in the western portion of the Study Area. A large portion of the area comprises wetland, fishponds and marshes, especially at Hoo Hok Wai. This wetland area is of high ecological value as feeding and roosting ground for birds, in particular waterbirds such as herons and egrets. The existing recognized village of Liu Pok and the existing rural villages of Tak Yuet Lau, Ma Tso Lung San Tsuen and Shun Yee San Tsuen are located in the Planning Area.

4.5.1.3 Physical Setting and Topography The northern portion of the Planning Area is occupied by the ecologically sensitive HHW fishponds/wetlands. The area consists of a range of ponds, marsh, reedbeds and seasonally wet grassland as shown in the Habitat Plan in Figure 4.20, Agricultural areas, though inactive, can be found in the north-eastern area around rural settlement of Liu Pok. The southern portion of the Planning Area is dominated by a succession of grassy, hilly terrain extending from Chau Tau and Ma Tso Lung eastward to Tai Shek Mo providing a natural shield to HHW. A small valley forms through the west of the non-indigenous village of Ma Tso Lung. The area is generally flat fallow agricultural land that is dominated by seasonally wet grassland. On the east side of the Area, Tai Shek Mo provides dominating hilly terrain that has a strong presence in the local visual setting. Ho Sheung Heung is located at the eastern base of Tai Shek Mo and is one of the largest egretries in Hong Kong, and adjacent to the egretry flows the Ng Tung River which forms the eastern boundary of the Planning Area. The flat areas adjoining the Ng Tung River are occupied by a number of habitats from developed and waste land to ponds and secondary woodland.

4.5.1.4 Heritage/Cultural Features There are limited heritage features within the Planning Area as shown in the Heritage Plan in Figure 4.21. The Grade 2 Ma Tso Lung MacIntosh Fort is located on a peak looking over HHW. It is linked to the proposed Hiking Trail and is proposed for adaptive reuse subject to negotiations with the Police Force (HKPF). The village of Liu Pok has been identified as having heritage value. Liu Pok has a very well- preserved village setting. The village is based at the foothill of a slope which provides a good back-drop to the village. Agricultural land and fishponds are located at the base of the village to the north and it looks out over Hoo Hok Wai.

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The Planning Area has limited heritage and cultural features. The Lok Ma Chau Police Station is shown on the Cultural Map provided in Figure 4.5 as the only graded building, however it is located outside the Planning Area. The village of Lok Ma Chau has been identified as having heritage value and is the only heritage feature within the Planning Area. The village contains one proposed Graded Historic Building (Grade 2), the Mi Tak Study Hall (Main Block and Ancillary Building). Nevertheless, the AMO should be consulted prior to any development that may affect the Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites in the Planning Area.

4.5.1.5 Environmental Features HHW is a large area of land that largely comprises fishponds and marshy wetland. It contains a mixture of habitats, including fish ponds managed at both low and relatively high intensity, reed marsh, natural stream courses and seasonal marsh areas. The Ho Sheung Heung Egretry to the west of Ng Tung River is a large egretry which supports a significant portion of the breeding ardeid population and its largest colony of Chinese Pond Herons in Hong Kong. Neither major roads nor industrial premises are found within the area. The Lo Wu Classification Range is located in a valley between Tai Shek Mo and Fung Kong Shan, and noise will be emanating from the Range during firing practice. Two helipads are identified in the planning area. The background noise environment is generally tranquil except for areas near Lo Wu Station, Lo Wu Classification Range and helipads. In addition, Shenzhen River and Binhe STW to the north will potentially cause odour problems to the Planning Area. The southeast corner of the Planning Area lies within the PHI consultation zone of SSWTW.

4.5.1.6 Population, Social Characteristics and Employment According to the 2006 Population By-Census2, the population of the Area was about 560. The population is concentrated within and around Ma Tso Lung Tsuen, Shun Yee San Tsuen and Liu Pok. Future expansion of population will be concentrated in indigenous villages in the Area. It is estimated that the projected population from the rural villages in the Area will reach about 1,040. The demographic analysis in the Baseline Assessment (WP1) of the Study Area identified that the area has a typically high proportion of aged persons residing in the closed area. The proportion of people aged over 65 was substantially higher than that of the rest of the New Territories or Hong Kong as a whole. This is reflective of the movement of younger generations out to the urban areas where economic opportunities are. Economic activities in this portion of the Study Area are limited owing to the environmentally sensitive landscape and topography. Nonetheless, a number of small-scale workshops and open storage sites have established in the eastern foothill Tai Shek Mo and some economic activities capitalizing on the unique landscape and resources, including agriculture and aquaculture/fisheries, can be found. The proposed land use framework will enhance economic and employment opportunities within the Planning Area. The provision of land for the proposed eco-lodge could provide about 100 jobs as a whole while enhancement of the leisure and recreational opportunities (hiking, bicycle track, birdwatching) will attract visitors to the area which can provide incentive for supporting uses within the village areas (cafes, shops, accommodation, markets etc.). There are also enhanced options for conventional agricultural, tourism and leisure uses under the agriculture provisions that provide further opportunities for local

2 The “Hong Kong Resident Population by Housing Type by Specified TPU/SB, Mid 2006” is used.

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landowners. This will provide opportunities for local residents to harness the economic opportunities created by the release of the FCA and the proposed land-use framework.

4.5.1.7 Land Ownership A land status plan is provided as Figure 4.22. The plan shows that privately owned land is predominantly located in the flat areas of the Planning Area while government retains ownership of all hilly terrain. The land under public ownership occupies approximately 68% of the Planning Area. The plan shows that the ecologically sensitive area of HHW is predominantly within private ownership.

4.5.1.8 Existing Land Uses Other than the existing rural villages of Tak Yuet Lau, Liu Pok, Ma Tso Lung San Tsuen and Shun Yee San Tsuen, the Planning Area is predominantly uninhabited. Farm lands adjacent to the villages are mostly uncultivated or abandoned. The village houses in Liu Pok are traditional one to two-storey houses and typical Small Houses of two to three-storeys high. Ma Tso Lung San Tsuen and Shun Yee San Tsuen are made up of two to three storey-high, in an orderly pattern and scattered domestic structures. A Land Use plan is provided in Figure 4.23. HHW is an area of high ecological significance, where fishpond wetlands stretch from the Lok Ma Chau BCP to the Ng Tung River near Liu Pok. Ho Sheung Heung Egretry is one of the largest egretries in Hong Kong and supports one of the largest colonies of Chinese Pond Herons. It is located adjacent to the fishponds at the eastern base of Tai Shek Mo along Ng Tung River in the east of Planning Area. There is currently no protection status in place to protect this area. Large areas of fallow agricultural land are situated on the flat land at Ma Tso Lung San Tsuen, Shun Yee San Tsuen, the elongated strip at Tse Koo Hang and adjoining the northern part of Liu Pok. Burial grounds for the indigenous villages are near Liu Pok and Ho Sheung Heung. They occupy the northern and southern slopes of Tai Shek Mo. Tai Shek Mo provides a hilly barrier to the south of the Planning Area. It connects to the northern sections of Kwu Tung North which is subject to separate investigation under the NENT NDA Study. There are a number of existing GIC facilities within the Planning Area. They include the Grade 2 Lok Ma Chau Police Station (outside the Planning Area), Ngau Kok Shan Operational Base, Grade 2 Ma Tso Lung MacIntosh Fort, Lung Kai Public School (closed), Lo Wu Classification Range, Ma Tso Lung Tunnel Patrol, Lo Wu Correctional Centre, Lo Wu Horse Riding School, Tak Yuet Lau Police Post and Tak Yuet Lau Food Shelter. The existing facilities are shown in Figure 4.24.

4.5.1.9 Statutory Planning There are no existing OZPs that apply, however the Planning Area is bounded to the south and west by the Kwu Tung North OZP (S/NE-KTN/8) and San Tin OZP respectively. Figure 4.25 shows the statutory land uses surrounding the planning area. The approved Kwu Tung North OZP (S/NE-KTN/8) is adjacent to the southern boundary of the Planning Area. All land immediately adjacent to the Planning Area is predominantly zoned Green Belt under the Kwu Tung North OZP. This reflects the hilly landscaped area in the northern parts of the OZP which continues into the Study Area. The San Tin OZP provides the western boundary to the Planning Area. The hilly areas at the interface is zoned Green Belt with the fishponds/wetlands below zoned Conservation Area. The boundary is simply an administrative boundary and the land within the Planning Area at the interface has very similar attributes.

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The “New Nature Conservation Policy” has been promulgated by the then Environment, Transport and Works Bureau and the Agriculture, Fisheries and Conservation Department to further enhance nature conservation in the 12 identified priority sites. The HHW fishponds/wetlands fall into one of the 12 priority sites called “Deep Bay wetland outside Ramsar Site”. The New Nature Conservation Policy (NNCP) gives suggestions on practical ways to better achieve the nature conservation objectives, in particular to enhance conservation of ecologically important sites which are in private ownership. The new policy statement is “to regulate, protect and manage natural resources that are important for the conservation of biological diversity of Hong Kong in a sustainable manner, taking into account social and economic considerations, for the benefit and enjoyment of the present and future generations of the community.” The NNCP provides provisions for Public-Private Partnership (PPP). PPP allows developments at an agreed scale at the ecologically less sensitive portion of any of the priority sites identified provided that the developer undertakes to conserve and manage the rest of the sites that is ecologically more sensitive on a long-term basis The NNCP has already identified the ecological value of the HHW area and has given strong protection to the environmentally sensitive areas. Future land use considerations will also have to consider the existence of this policy which provides incentives to enhance conservation of ecologically important sites which are in private ownership within the HHW area. In addition, the TPB Guidelines for Application for Developments within Deep Bay Area Under Section 16 of the Town Planning Ordinance (TPB PG-NO. 12B) (TPB Guidelines) acts as a strong barrier to stop any potential developments that will harm the ecological value of the fishponds/wetlands in the area. The TPB PG-No. 12B is recommended for extension to cover the area of Hoo Hok Wai so that there is a consistent approach to the planning framework for this area which is also included in the „Deep Bay Wetland outside Ramsar Site‟ priority area under the NNCP. In this regard, there is potential for the WCA to be extended over the priority area as it covers Hoo Hok Wai with an appropriate 500m WBA extending to the south (Figure 3.4 refers). The suggested extension will provide a consistent approach for the consideration of all section 16 applications within the area.

4.5.1.10 Opportunities and constraints (Figure 4.26 refers) i. Opportunities:  Environmental – the environmental value of the HHW wetland system within the Planning Area creates visual and ecological opportunities. Protection and enhancement of the system using the TPB Guidelines and NNCP can contribute to an environmental corridor which extends from Deep Bay to Ho Sheung Heung Egretry.  Agriculture – there are large areas of flat fallow agricultural land concentrated near Shun Yee San Tsuen, Liu Pok as well as the strip near Tse Koo Hang. It is acknowledged that the rehabilitation of fallow farm land and preservation of wet agriculture land would be effective in conserving the rural setting as well as essential to preserve the natural environment and the ecological value in many parts of the Closed Area. The fallow agricultural land provides good potential for environmentally friendly and organic farming practices. Consideration could be given to include the existing rural settlements e.g. Ma Tso Lung San Tsuen and Shun Yee San Tsuen in this land use zoning to maintain the existing rural characteristics and to allow for redevelopment of existing domestic buildings.  Tourism – The rural landscape, natural features, fishponds/wetlands with the rural villages in traditional setting and orderly pattern form tranquil and scenic

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attractions of the Planning Area. The hilly landscaped areas to the south of HHW (i.e. at Ma Tso Lung) have an elevated position with expansive views over the wetland system. The wetland system with its extensive bird populations creates opportunities for bird watching and the relatively lower ecological value of the hilly area presents opportunities to develop an eco-lodge, i.e. a nature-dependent tourist lodge that meets the philosophy and principles of eco-tourism but also includes a business element. Liu Pok is well-preserved in its traditional rural village setting with fishponds and agricultural land in front of the village and the green backdrop of buried grounds and hilly landscaped areas at the back. All of these create an attractive atmosphere that can be celebrated through appropriate tourism activities. The rugged and hilly topography provides opportunities for establishing hiking trails to allow the public to appreciate the natural landscape in the Area in a contrast to the highly urbanised setting in Shenzhen. In addition, cycle tracks via the section of Lok Ma Chau to Lo Wu of the section of existing boundary patrol road to be excised from the FCA would help facilitate appreciation of the natural and rural landscape as well as the fishponds/wetlands. ii. Constraints  Physical Features – The environmentally important wetlands/fishponds at HHW and along Ng Tung River present limitations to development within the Planning Area. In addition, the extensive natural and hilly landscaped areas in the western and eastern parts restrict opportunities for any major development.  Limited Access – Fai King Road located in the west periphery of the planning area, is currently a substandard rural road connecting to Ho Sheung Heung Road. It is possible to improve this substandard road (by concrete paving) in order to improve traffic access of local villages.  Limited infrastructure – The Planning Area has limited infrastructure with limited capacity. Any development would need to consider access and upgrades to existing services.  Environmental – Part of the Planning Area fall within the PHI Consultation Zone of the SSWTW and there will be possibly potential hazard impacts on the proposed developments falling within the PHI Consultation Zone. Besides, there are different environmental pollution sources in and near the Study Area, such as Shenzhen River and Binhe Sewage Treatment Works in Shenzhen possibly generating odour problems; Lo Wu Classification Range and helipads likely resulting in noise problems; potential increase in future road traffic likely giving rise to adverse air and noise quality impacts, etc.”  Sewage Infrastructures & Sewerage Treatment Works - There is limited sewerage infrastructure within the Study Area due to restricted access and no planned large-scale developments. The Environmental Protection Department/The Drainage Services Department has planned several sewerage improvement works for the existing villages but these sewerage improvement works are not planned and designed for the proposed major developments in this Study. In addition, the existing STWs such as SWHSTW and STKSTW do not have spare capacity to handle such large sewage flow generated from the proposed developments.  Burial Grounds – Any development that will; adversely affect permitted burial grounds should be avoided.  Natural Terrain Landslide Hazards – The hilly terrain in the southern half of the Planning Area (as indicated in Figure 4.26) is a potential source of natural terrain landslides. Due consideration and study of natural terrain hazards should be carried out for any developments along the toe natural terrain hillsides.

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4.5.1.11 General Planning Intention The primary intention of the Plan is to protect the natural setting, environmental diversity and cultural integrity of the Planning Area. This Plan will promote conservation through the retention and enhancement of key environmental features such as the HHW Wetlands/Fishponds, protection of the Ho Sheung Heung Egretry, the scenic hilly landscape as well as the rural setting. The inclusion of an eco-lodge will promote eco-tourism and recreation within the Planning Area and focuses on maximising the environmental value of HHW. The provision of land dedicated for agricultural purposes will protect the rural setting in the Ma Tso Lung Valley and traditional village setting of Liu Pok.

4.5.1.12 Land Use Provisions The Recommended Development Plan is provided in Figure 4.27. A description of the intention and application of the land uses is provided below: Village Area – Area 2.98ha (0.58%) The planning intention of this land use area is to designate both existing recognized villages and areas of land considered suitable for village expansion. Land within this area is primarily intended for development of Small Houses by indigenous villagers. It is also intended to concentrate village type development within this zone for a more orderly development pattern, efficient use of land and provision of infrastructures and services. Selected commercial and community uses serving the needs of the villagers and in support of the village development are always permitted on the ground floor of a New Territories Exempted House. Other commercial, community and recreational uses may be permitted on application to the Town Planning Board. The provision for short-term accommodation uses can be provided through a license under the HGAO. The Home Affairs Department is responsible for implementing the Ordinance and the use of small-houses for this form of development is not inconsistent with modern leases. To further promote short-term accommodation, it is recommended to include the definition of “Holiday Flat” into the “Definition of Terms” and include under column 2 of the zoning provisions for land designated for village purposes. This will support the overall objectives for tourism and recreation in the Study Area. Conservation Area – Area 24.38ha (4.74%) The planning intention of this zone is to conserve the ecological value of wetland and fishponds, which form an integral part of the wetland ecosystem in the Deep Bay Area. The “no-net-loss in wetland” principle is adopted for any change in use within this zone. It is also intended to safeguard the existing egretry and key flight paths between the Ho Sheung Heung Egretry and Hoo Hok Wai. The primary intention is to discourage new development unless it is required to support the conservation of the ecological integrity of the wetland ecosystem or the development is an essential infrastructure project with overriding public interest. Three sites are identified as Conservation Areas. The small arc of land located adjacent to the eastern corner of the Lok Ma Chau Loop and adjacent to the Ngau Kok Shan Operation Base is intended as an extension of the ecological corridor linking Hoo Hok Wai with wetlands in the Mai Po-Lok Ma Chau-San Tin area. It is intended to strengthen the existing elongated cluster of fishponds/wetland as a mean to preserve the ecological value of the corridor. The conservation area zoning is also recommended to cover the Ho Sheung Heung Egretry which is characterised by a series of bamboo clumps. It is anticipated this will provide adequate protection to the egretry‟s high ecological significance. The conservation of this area is also intended to secure the habitat and an environment conducive to the breeding

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and roosting of birds nesting in the egretry. Continual monitoring of the success and nature of the egretry should be carried out to ensure that the zoning remains appropriate for the land. The other proposed Conservation Area is a strip of fishponds and secondary woodland located on the eastern boundary of the Planning Area along Ng Tung River, north to Tak Yuet Lau and south towards Ho Sheung Heung Egretry, as a foraging area for the egretry which also forms part of the critical flight path between the egretry and Hoo Hok Wai. Green Belt – Area 180.17ha (34.99 %) The planning intention of the Green Belt (GB) zone is to primarily define 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. There is a general presumption against development within this area which is predominantly utilised to protect key visual features such as hilly terrain. The green belt area includes foothills, lower hill slopes, spurs, isolated knolls, woodland, shrubland, vegetated land, areas of Fung Shui significance and areas in need of landscape treatment. Boundaries of the GB generally conform to existing topographical features and contours. The permitted burial grounds of indigenous villagers also fall within this zone. Hilly areas located to the east of Tse Koo Hang, at Tai Shek Mo and its foothill areas surrounding Shun Yee San Tsuen, Lo Wu Rifle Range, Lo Wu Correctional Institution and Tak Yuet Lau are designated for this purpose. The area around Tak Yuet Lau and the Ho Sheung Heung egretry has been designated as green belt to discourage any development within foraging areas and the important bird flight path between Ho Sheung Heung egretry and Hoo Hok Wai. The GB designation will protect the flight lines and also provide recreational opportunities to complement the bicycle track and hiking trail facilities in this location. Agriculture – Area 38.70ha (7.52%) This zone is intended primarily to retain and safeguard good quality agricultural land/farm/fish ponds for agricultural purposes. It is also intended to retain fallow arable land with good potential for rehabilitation for cultivation and other agricultural purposes. The planning intention is also to protect the landscape and ecological value of the area, whilst being compatible with tourism objectives in enhancing the local economy. The provisions for agricultural land should promote traditional and organic/environmentally friendly farming as well as leisure farming and agri-tourism that can provide economic uses for these areas when integrated with other facilities/land use options within the Study Area (e.g. commercial and accommodation uses within village areas). The flat, low-lying, seasonally-wet vegetated valley-like area to the east of the proposed eco-lodge at Ma Tso Lung flanked by Ma Tso Lung and Shun Yee San Tsuen would be appropriate for agricultural use with emphasis on agri-tourism that could support that proposed Eco-lodge concept. Any activities in this area should be cautious to mitigate any downstream impact on the fishponds/wetlands at Hoo Hok Wai. Should the TPB Guidelines be extended over Hoo Hok Wai, then development in this area may fall within the extended WBA and compliance with the guidelines should be required. Another area proposed for agricultural use is the existing farmland surrounding the indigenous village of Liu Pok. The conservation of this rural farmland of good quality is intended to preserve village setting. Use of this area for agricultural purposes could enhance the village as a destination through the creation of village-life experience uses, production of food for local markets/restaurants or pick-your-own crop uses that could enrich the experiences and attractiveness of the village to visitors.

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Comprehensive Development and Wetland Enhancement Area – Area 241.78ha (46.96%) This area is intended for conservation and enhancement of ecological value and functions of the existing fishponds or wetland through consideration of application for development or redevelopment under the “public-private partnership approach”. Low-density private residential or passive recreational development within this zone in exchange for committed long-term conservation and management of the remaining fishponds or wetland within the development site may be permitted subject to the “no-net-loss in wetland” principle and planning application from the Town Planning Board. This intention has been applied to the area of Hoo Hok Wai to reflect the ecological importance of the site and its inclusion in the Deep Bay Wetland Outside Ramsar Site Priority Site under the NNCP. The site should adopt the same provisions of the OU(CDWEA) zone form the San Tin OZP to ensure consistency in the approach to managing the fishponds/wetlands in this area. Just like the PPP Scheme under the NNCP, its practicability will depend on the private initiative to submit proposals, and identification of suitable development sites within the CDWEA will be the responsibility of the applicant. The standard provisions relating to application requirements and procedures from the master schedule of notes for the OU(CDWEA) zone should be adopted to provide transparency to possible developers while the proposal of the applicant (including the scale and density of the proposal with an assumption that any development would be of a minor scale) will have to be assessed on a case-by-case basis. Any development within this zone would only be permitted on the periphery areas and where there is demonstrated compliance with the “precautionary approach” to the “no-net-loss in wetland” principle. No decline in wetland or ecological functions served by the existing fish ponds should occur. Notwithstanding, it has been recognised that the OU(CDWEA) provisions from the San Tin OZP should be enhanced when applying them to the CDWEA within the Study Area. Being consistent with the overall land use planning for the area that will be excised from the FCA, recreation and tourism uses such as “camping ground”, “eco-lodge”, “holiday camp” may be accommodated in the statutory provisions to provide incentives for landowners to explore appropriate and compatible development opportunity that contributes to the overall appeal. Any future development within the CDWEA zone should consider the provisions of the NNCP and the proposed extension of the TPB Guidelines. Responsibility to identify land within the zone that is capable of accommodating development will be up to the proponent of the development. Any development within the CDWEA will need to comply with the “no- net-loss in wetland” principle. It would also need to be supported by detailed environmental investigations that justify the scale and nature of the proposal against the mechanisms to enhance the functions of the wetland. Eco-lodge – Area 9.24ha (1.80%) Ultimately, a minor amendment to the eastern boundary of the San Tin OZP could be undertaken to ensure that the proposed eco-lodge is contained within the San Tin OZP or the OZP covering RDP 2. Notwithstanding, the eco-lodge proposal has been addressed in RDP 1 and RDP 2. A suggested planning intention for the area will be for the provision of sustainable-based tourism in the form of an eco-lodge that does not have any adverse impact on the local environment and adopts the Ecologically Sustainable Development (ESD) principles in design, construction and operation. A conceptual design has been prepared for the 14.28ha site in the Study. Its layout, section and perspective can be referred in Figure 4.113 - 4.115 respectively. The design has included 80 individual single level buildings oriented north towards HHW on the north facing slope of the site. The single level design maintains the feeling of seclusion and isolation and the pole design allows the buildings to be lifted off the ground to minimise site

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disturbance and permit variation in building height to create visual interest in the development. They are linked by a series of raised platforms that lead down from the access road that is only intended for golf carts but also will be adequate for EVA. The design does not adopt traditional design parameters and is a reflection of the design objectives and the site constraints. The ridgelines to the south and west of the site will provide a green backdrop to the entire development. The access is provided around the rear of the site to reduce the need for extensive earthworks to achieve appropriate grades. This also relieves the core part of the facility from any unnecessary land take up and promotes sustainability by removing key access away from the site. Visitors will essentially be able to rely on walking and golf carts on arrival providing a sense of dislocation. The landscape design should soften the development and assist in isolating the structures to provide a sense of seclusion. Sitting and viewing areas are also provided throughout the site which will encourage pedestrian mobility through the site and complement the links to the proposed hiking trail and bicycle track. To encourage the development of active and/or passive sustainable-based tourism that benefits the local community, an Eco-lodge in support of sustainable-based tourism in Hong Kong is proposed in an area continued from the previous Planning Area on the western boundary of this Planning Area at Ma Tso Lung. Other ancillary uses may be permitted subject to the core focus being the provision of eco-tourist accommodation subject to planning application. The proposed eco-lodge at Ma Tso Lung will contribute to Hong Kong‟s Tourism Industry and the local community. The facility should be of a minor scale that is compatible with the site constraints and could provide a series of small isolated bungalows/huts scattered around the site at appropriate locations as shown in the concept design. The facility should celebrate the local environmental and cultural values and promote sustainable travel among visitors. It should also demonstrate a contribution to the local community such as employment, use of local knowledge or integration of the community in the project delivery and operation. The Plot Ratio for the eco-lodge is about 0.1 with a maximum building height of 6m above the existing ground level. Based on a series of negotiations with key stakeholders, the overall plot ratio for the site could be further increased up to 0.2 to increase financial feasibility and flexibility in the future design. In order to avoid excessive bulkiness of the proposed development, consideration should also be given to utilising the south-facing slope which has a scenic view of the rural valley landscape around Ma Tso Lung. However, minor relaxation of the building height restriction may be considered to allow flexibility for the increased plot ratio and it should be subject to the design merits of the future development by the future project proponent taking account of the outcomes of the various relevant technical assessments. Future development of the site should adequately demonstrate how the proposal meets the design objectives and criteria. Assessment criteria to consider eco-lodge applications elsewhere in the Study Area (and Hong Kong) have been provided in Appendix A. The site is located within the existing and possible extension to the Wetland Buffer Area (WBA) under the TPB Guidelines. The TPB Guidelines has taken a “precautionary approach” based on the principle of “no-net-loss in wetland”. The WBA is a buffer area of about 500m south of the Wetland Conservation Area (WCA) with the section of existing boundary patrol road to be excised from the FCA generally providing the southern extent of the WCA. Planning permission from the TPB and an “ecological impact assessment” are always required for any developments in either the WCA or WBA as per the guidelines. Government Institution and Community Facilities (GIC) – Area 0.61ha (0.12%) This land use area is intended primarily for the provision of Government, institution or community facilities serving the needs of the local residents and/or a wider district, region or the territory. It is also intended to provide land for uses directly related to or in support of the

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work of the Government, organizations providing social services to meet community needs, and other institutional establishments. The existing MacIntosh Fort (Ma Tso Lung), Ma Tso Lung Tunnel Patrol, Tak Yuet Lau Flood Shelter, Shek Ma Tunnel Patrol, Tak Yuet Lau Police Post, are zoned “G/IC‟ to reflect the existing uses. The closed Lung Kai Public School, which straddles the southern boundary of this Planning Area, poses opportunities for adaptive reuse with possible options including field study centre for birdwatching or visitor centre to encourage revitalization of the existing facilities and to link up the attraction points in the adjacent areas, e.g. MacIntosh Fort at Ma Tso Lung and the peak of Tai Shek Mo, Proposed Cycle Tracks at the section of existing boundary patrol road to be excised from the FCA, Proposed Eco-lodge at Ma Tso Lung and the areas of high ecological value in Hoo Hok Wai, Ho Sheung Heung and Long Valley, etc.

4.5.1.13 Transport Services The area is mainly served by rural roads Ma Tso Lung Road, Lo Wu Station Road and Fai King Road as north-south access, Castle Peak Road and the boundary patrol road as east- west access. Castle Peak Road and the boundary patrol Road should provide sufficient capacity for the development traffic and no problematic key junctions have been identified. Lo Wu Station Road is currently under improvement works to provide full section of single-2 configuration and therefore sufficient capacity would be available. It is anticipated that no additional through traffic should be induced on Fai King Road and Ma Tso Lung Road and no capacity problem would be encountered on these existing roads. Improvement works at Ma Tso Lung Road is not necessary. For Fai King Road, it is proposed to provide proper paving along the road. However, there is traffic safety concern at the single track Fai King Road and Ma Tso Lung Road. These roads are only permitted to people‟s access, authorised vehicles with permits (not exceeding 7m) and dedicated public transport services (not exceeding 7m). Such arrangement is to avoid additional traffic induced by inquisitive trip makers visiting the area for no reason other than to look around. Any extra unnecessary trips may induce adverse impact on the operating capacity of these roads. Introduction of a new public transport interchange (PTI) to this area is considered not necessary; shuttle services (of 24 total capacity per shuttle bus) or GMB services (of 16 total capacity per minibus) between the Eco-lodge and other conversation areas, and the nearest railway station could be provided at 4 minute or 3 minute headway respectively. For arrangement of traffic restriction, the existing check point at Lo Wu Station Road is proposed to be maintained. The traffic restriction plan is shown in Figure 6.2.11.

4.5.1.14 Implementation This RDP is an administrative plan indicating the land use framework to guide the preparation of statutory planning controls for the Study Area. Statutory planning control would be created by the preparation of a new Outline Zoning Plan for areas not currently covered by statutory plans and revisions to existing Outline Zoning Plans in accordance with the provisions under the Town Planning Ordinance. Strategic implementation issues for the entire Study Area are considered under Section 5 of the report. There key implementation issues for placing the proposed land use framework include: Eco-lodge The eco-lodge can ultimately be realised through release of the land to a private developer or NGO to undertake the design, construction and operation of the Eco-lodge. Interest from relevant parties was shown during the Stage 2 Community engagement and the financial

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assessment determined that the concept was feasible. To achieve the planning intention for the site, both land sale provisions and land use zoning requirements should dictate the ultimate use. During the Stage 2 Community Engagement activities, a non-governmental organisation, Youth Hostels Association, which has long experience of over 36 years in hostel operations and youth activities, supported the proposal and registered their interest in it. They also suggested that the eco-lodge could cover a wider spectrum of target groups from local and aboard, including families, individuals, youths, students, groups and budget travellers and part of the eco-lodge should be designed as hostels or shared accommodation and incorporate more facilities, e.g. multi-purpose hall for group functions, barbeque sites, camping sites as well as educational and recreational facilities. In addition, the Design Objective and the Assessment Criteria under Appendix A could also be used in the form of TPB Guidelines or the preparation of a Planning Brief for the Site. The Assessment Criteria have been developed as a tool for the Planning Department and TPB to consider in assessing similar applications in the future. Other areas that could meet the guidelines in terms of locational criteria include areas around Lin Ma Hang and Muk Min Tau/Tong To. In terms of zoning, there is need to ensure that the planning intention is clearly set out and that the uses permissible as of right, or on application to the Town Planning Board, could also allow for other tourist related uses associated with the core use for an eco-lodge. The ultimate zoning could either be an “OU” zone annotated as “eco-lodge” or “CDA”. A suggested planning intention for the eco-lodge site will be for the provision of sustainable- based tourism in the form of an eco-lodge that does not have any adverse impact on the local environment and adopts best practice principles in design, construction and operation. The eco-lodge will promote education in terms of the surrounding natural and ecological environment and provide direct financial benefits to the local environment and residents. The dominant use should be for low intensity eco-tourism, although ancillary uses could include dining facilities and recreation facilities (pool, sauna, day spa, yoga room, interpretive areas, bird watching posts etc) as long as the dominant use remains low intensity eco-tourism. The adopted planning provisions should adopt the design objectives and the gross plot ratio of is about 0.1 with a maximum building height of 6m above the existing ground level. Based on a series of negotiations with key stakeholders, the overall plot ratio for the site could be further increased up to 0.2 to increase financial feasibility and flexibility in the future design. In order to avoid excessive bulkiness of the proposed development, consideration should also be given to utilising the south-facing slope which has a scenic view of the rural valley landscape around Ma Tso Lung. However, minor relaxation of the building height restriction may be considered to allow flexibility for the increased plot ratio and it should be subject to the design merits of the future development by the future project proponent taking account of the outcomes of the various relevant technical assessments. Any development application made should submit a high quality submission including the following:  the detailed submission demonstrating how the development meets the design objectives  the area of the proposed land uses, the nature, position, dimensions, and heights of all buildings to be erected and how they meet the relevant plot ratio and height provisions;  the proposed total site area and gross floor area for various uses, total number of flats/houses and flat/house size;  the details and extent of and recreational facilities, public transport and parking facilities, and open space to be provided;  the alignment, widths and levels of any roads proposed to be constructed;

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 the landscape and urban design proposals within the area;  programmes of development in detail;  an environmental assessment report, including and not limiting to ecological impact assessment;  a drainage and sewerage impact assessment report;  a water impact assessment report;  a traffic impact assessment report;  a built heritage impact assessment report (subject to the confirmation by AMO);  a visual impact assessment report; and  such other information as may be required by the Town Planning Board. The proposal straddles the eastern boundary of the existing San Tin OZP which will require an amendment to facilitate the proposal. The eco-lodge provisions will need to be included into the San Tin OZP when it is amended to include the proposal. Alternatively, a minor amendment to the eastern boundary of the OZP could be undertaken to ensure that the proposed development is contained within a single OZP. The site is also located within the existing and possible extension of the Wetland Buffer Area (WBA) under the TPB Guidelines for Application for Developments within Deep Bay Area Under Section 16 of the Town Planning Ordinance (TPB PG-NO. 12B) (the TPB Guidelines). The WBA is a buffer area of about 500m along the landward boundary of the Wetland Conservation Area (WCA) which typically incorporates all of the wetlands north of the section of existing boundary patrol road to be excised from the FCA. It is designated to protect the ecological integrity of the fishponds/wetlands within the WCA and prevent development that would have a negative off-site disturbance impact on the ecological value. Planning permission from the TPB and an “ecological impact assessment” are always required for any developments in either the WCA or WBA as per the guidelines. Therefore, development of the eco-lodge would require the preparation of a detailed ecological assessment which is also consistent with the proposed extension of the guidelines (Figure 4.28 refers). As the site of the Eco-lodge comprises Government Land, various options for implementation may be considered including design competition, land sale, etc. or a mixture of options. This will ensure the proposed scheme has best considered innovative and sustainable design approaches in line with the planning intention. The financial assessment has identified the low-intensity development scheme as a conceptually viable option and in this regard sale of the site to a private developer/hotel operator is considered a possible way to realise the planning intention. The site provides a unique opportunity to provide quality accommodation in an area not previously available to Hong Kong residents which may attract developer interest. The final attractiveness of the proposal will depend on the detailed design and the market conditions at the time of its development. It is anticipated that local demand for this type of hotel concept will strengthen in the future, particularly as the closer economic integration with Shenzhen continues and the NENT NDAs and Lok Ma Chau Loop developments are completed. The “Eco-lodge” concept is unique and provides ample space for families. All of these factors will have a positive effect on this type of hotel demand. Green Concepts Regarding the implementation of the green concepts for the comprehensive development area at Kong Nga Po, the eco-lodge site is also a pioneering green project for Hong Kong and also needs to adopt specific measures for the site. Initially, the proposed planning intention clearly intends for the development of an eco-lodge and associated facilities and

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this should also be reflected in the sales/lease documentation irrespective of the planning documents. This provides a clear understanding of the type of development that is considered acceptable on this site and the low-intensity nature of the development is also underpinned by the plot ratio and height restrictions which will also be imposed in the statutory lands and planning documents. At a non-statutory planning level, the green concepts can be implemented by adopting the design objectives into a possible Planning brief for the site, while broader guidelines for eco-lodge development for application across Hong Kong (Appendix A refers) as possible TPB Guidelines will promote a clear direction on the high-level level of sustainability for this form of development. Hoo Hok Wai The prevailing establishment of the “Other Specified Uses” annotated “Comprehensive Development and Wetland Enhancement Area” (OU(CDWEA)) zone from the Approved San Tin Outline Zoning Plan in the existing land use system, will be relatively practicable to facilitate this planning intention and better achieve the natural conservation objectives for Hoo Hok Wai. A land use zone that allows the establishment of PPP (subject to approval) will show support for this form of development as a legitimate mechanism to promote ecological conservation. This will provide support for the established NNCP Policy and create an avenue for landowners to explore potential PPP options that are supported by the statutory planning framework. A more restrictive land use designation (i.e. Conservation Area) would create a perception of the “presumption against development” principle. The OU(CDWEA) zone promotes the conservation and enhancement of ecological value and functions of the existing fish ponds or wetland as the primary intention for the land. It has been recognised that the OU(CDWEA) provisions from the San Tin OZP should be enhanced when applying them to the CDWEA within the Study Area. Being consistent with the overall land use planning for the area that will be excised from the FCA, recreation and tourism uses such as “camping ground”, “eco-lodge”, “holiday camp” may be accommodated in the statutory provisions to provide incentives for landowners to explore appropriate and compatible development opportunity that contributes to the overall appeal of the Study Area. Assessment systems under the NNCP and Town Planning Ordinance (TPO) will ensure that adequate consideration of any proposals for PPP. To facilitate more consistent consideration under the TPO, extension of the geographic coverage of the TPB Guidelines 12B should be considered to create accepted criteria to assess any future applications. The guidelines provide specific guidance for the consideration of Section 16 applications in the area and currently apply to CA, OU(CDWEA), V and other zones within or adjoining the wetlands. The proposed extension of the geographic coverage will ensure that all future development is considered on similar grounds to that under existing statutory control. The formulation of a proposal for the site will need to be prepared and co-ordinated between landowners and/or developers to identify appropriate locations and intensities for development within the CDWEA. Appropriate justification will need to be submitted to meet the land use and policy provisions that apply to the land. In any case, any development will be subject to planning approval from the TPB on its individual merits and further investigation will be necessary to establish an appropriate development type and scale. Such application for permission of use or development shall be accompanied by the following information for consideration of the TPB:  The proposed land uses, development parameters, the nature, position and heights of all buildings to be erected in the area;  A wetland conservation and enhancement scheme, including its detailed design, wetland buffer proposals, a long-term maintenance and management plan, and monitoring and implementation mechanism;

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 An environmental impact study report, including but not limiting to an ecological impact assessment and a visual impact assessment, to examine any possible environmental, ecological and visual problems that may be caused to or by the proposed development during construction and after completion and the proposed mitigation measures to tackle them;  The Master Layout Plan, Landscape Master Plan and Urban Design Proposal of the area;  A traffic impact study report to examine any possible traffic problems that may be caused by the proposed development and the proposed measures to tackle them;  A drainage and sewerage impact study report to examine any possible flooding, drainage, sewerage and associated problems that may be caused to or by the proposed development and the proposed mitigation measures to tackle them;  Programming, phasing and implementation schedule of each component of the proposed development (including the wetland conservation and enhancement scheme); and  Such other information as may be required by the TPB. To further enhance the conservation initiatives to enhance conservation of ecologically important sites which are in private ownership, an extension of the TPB PG-No. 12B could be considered to provide guidance in preparing and assessing an application within the CDWEA (Figure 4.28 refers). An extension of the guidelines would provide a consistent approach to planning control across the entire „Deep Bay Wetland outside Ramsar Site‟ under the NNCP. The proposed extension would need to be put forward to the TPB for consideration and is seen as appropriate as this land will soon be under statutory planning control and subject to the lodgement of planning applications. Nevertheless, the feasibility of implementing a combination of different conservation zonings at Hoo Hok Wai (i.e. the CA and OU (CDWEA) zones) to maximize conservation of the area would be further explored. The ultimate zoning mechanism to be put into place would be subject to further consideration by the DPO during the preparation of the statutory town plans. Disused Schools The preferred uses for the four disused schools within the Study Area could be accommodated under the existing GIC zoning provisions. As for implementation, existing procedure should be followed where initiative is in the hands of interested organizations or individuals. The preferred uses are by no means restrictive and all proposed uses can be accommodated within the GIC zone and this zone also provides some other uses that could be considered subject to further negotiations with relevant stakeholders and possible tenants, if necessary, to formalize final re-use options. The proposed planning mechanism can provide adequate support for implementing a range of uses for the schools. Hiking trail & Cycle Track The Point-Line-Surface design concept is mainly achieved through the installation of hiking trail/bicycle track/ heritage trail (line), linking up the various heritage features (point) and packaged within an overall context of eco-tourism/agri-tourism opportunities (surfaces). As footpath is a use that is generally permitted in all zones, there is no need for a separate land use zoning to reflect the alignment hiking/heritage trail. During the detailed design of the trail, it will be necessary to ensure that adequate supporting facilities such as signage, links to public transport, rest areas, emergency facilities and other provisions are provided plus relative points of interest are identified (Appendix B refers).

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A section of cycle track is proposed from Lok Ma Chau to Ta Yuet Lau. The connectivity to the surrounding areas and implementation of the proposed cycle track is largely hinged on the new development areas to the south of the track. During the stage of its detail design and implementation, consideration should be given to continuing and connecting to the cycle track network and associated facilities during the planning and related engineering studies in the new development areas (i.e. Ping Che/Ta Kwu Ling NDA) of the New Territories North and the planned provision of a comprehensive cycle tracks network in New Territories.

4.5.2 Urban Design Master Plan The Urban Design Plan for the RDP2 has been summarized under the following major urban design elements (Figure 4.30 refers): Gateways A primary pedestrian gateway will be located at the southern border of the Study Area adjacent to the Ng Tung River. The hiking trail will provide access to the peak of Tai Shek Mo providing excellent views over this portion of the Study Area. Activity Nodes/Focal Points The existing Lo Wu Boundary Control Point will be maintained as an activity node/focal point within the RDP2. A tourism activity node has also been designated in the existing village of Liu Pok, where it‟s proposed that the village be preserved in its natural traditional village setting for tourism purposes. It is also proposed that the existing building of Lung Kai Public School be a focal point for a possible bird-watching and visitor centre within the area. Landmarks The MacIntosh Fort (Grade 2 Historic Building) at Ma Tso Lung will be preserved and will be the primary visual landmark within the RDP2. Development Intensity/Height Profile Development associated with the CDWEA area should be compatible with the surrounding rural context and the proposed village areas. This calls for sustainable low-rise, low-density development supported by relevant technical assessments including landscape and visual impact assessment, environmental assessment, traffic impact assessment, drainage and sewerage impact assessment and ecological impact assessment. Development scale and intensity of the proposed development should be supported by adequate justification. The proposed eco-lodge will be subject to a PR of about 0.1 to 0.2 (based on gross site area) with a maximum height of 6m above ground. These provisions allow some degree of flexibility from the conceptual design. Typical building configurations associated with Village development will be retained for Liu Pok. The prominent village type housing will be promoted as the primary building type. View Corridors & Vantage View Points A large existing visual corridor has been maintained between Ma Tso Lung and Futian through the preservation of the existing Hoo Hok Wai Fishponds, while the MacIntosh Fort at Ma Tso Lung will remain as the primary vantage viewing point within RDP2. Character Areas The Hoo Hok Wai Fishponds will be preserved and will form an important ecological resource within the RDP2. Due to the existing hilly terrain, the Tai Shek Mo Green Belt has been preserved to provide the area within an important green visual backdrop, as well as an important recreational resource for hiking. It is also proposed that the traditional rural village character of the Liu Pok Village Area be preserved and enhanced for tourism purposes.

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Disused existing farming areas within the valley north of Ma Tso Lung have been preserved as Agriculture to protect the existing traditional rural setting. Special Design Areas A Special Design Area has been designated on the border of both RDP1 and RDP2. This will include a low scale Eco-Lodge that has been located overlooking Tse Koo Hang and the Hoo Hok Wai Fishponds. This will provide the area with an important tourist resource and accommodation. Not only will the Eco-Lodge help promote tourism within the area, but it will also aid in the education and preservation of the existing wetland areas that lie within close proximity. Pedestrian Networks The primary pedestrian networks within the RDP2 will consist of proposed Hiking Trails that will extend from the Lok Ma Chau Green Belt within RDP1, over to Tai Shek Mo Green Belt, and finish at the gateway adjacent to the Ng Tung River. Proposed Hiking Trails will also extend along routes south of the RDP2. A Cycle Track will extend eastward from RDP1 along the section of existing boundary patrol road to be excised from the FCA overlooking the Hoo Hok Wai Fishponds and provide access to Lui Pok to promote it as a tourism node. Linkages The existing Cross Border Link at Lo Wu that dissects the RDP2 will be maintained as the primary linkage between HKSAR and Shenzhen within the middle of the Study Area. The primary vehicular linkage throughout the RDP2 will be the section of existing boundary patrol road to be excised from the FCA.

4.5.3 Landscape Master Plan Two prominent landscape features exist in this Planning Area – the valuable wetland and fishponds of Hoo Hok Wai on the northern portion, and the dominating green backdrop of Tai Shek Mo on the eastern portion. The designation of CDWEA over Hoo Hok Wai will ensure maximum conservation and protection of the ecologically sensitive area. The designation of Tai Shek Mo as Green Belt embeds a presumption against development, which will in turn safeguard minimum disruption to the Ho Sheung Heung egretry located at the eastern base. The valley-like, low-lying land between Ma Tso Lung and Shue Yee San Tsuen will be designated for agricultural purposes to preserve the overall rural setting and allow for a visual corridor to Hoo Hok Wai. Another agricultural area nearby the indigenous village of Liu Pok is to serve as buffer that protects the traditional village settings. The east-west bound cycle track along the section of existing boundary patrol road to be excised from the FCA provides visual access to Hoo Hok Wai, the contrasting green backdrop of Tai Shek Mo and the heavily urbanised area of Shenzhen. Landscape improvement works along the track will enhance visual amenity and replace the existing border fence as an interpretive monument of Hong Kong‟s history. The proposed hiking trail within the Planning Area will facilitate access to high points at Tai Shek Mo and allow for enjoyment of panoramic views of the Planning Area (Figure 4.31 refers).

4.5.4 Conservation Plan Hoo Hok Wai is a large and important wetland area similar in character to areas west of the Lok Ma Cha BCP, and there are significant linkages between the two areas. The entire area outside the current border fence, in addition to adjacent areas at Ma Tso Lung, Liu Pok and Tak Yuet Lau, has been allocated a GB designation to protect the important bird flight line between Long Valley, Sha Ling and Hoo Hok Wai. The site could be used for future low- intensity recreational uses in line with the planning intention for GB within this Study. These uses should not adversely impact on flight lines and could be integrated with the adjacent hiking/bicycle trails.

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Ho Sheung Heung Egretry, one of the largest in Hong Kong, lies just west of the Ng Tung River, near large areas of wetland at Hoo Hok Wai and Long Valley. This egretry will be incorporated into a Conservation Area with surrounding GB in order that disturbance to breeding birds can be minimised, the potential for loss of nesting sites reduced and the flight lines to foraging areas at Long Valley, Sha Ling and Hoo Hok Wai protected. This combination of measures should safeguard this important breeding site. (Figure 4.32 refers) There are limited heritage features within the Planning Area as shown in the Heritage Plan in Figure 4.21 and 4.32. The Grade 2 Ma Tso Lung MacIntosh Fort is located on a peak looking over Hoo Hok Wai. It is linked to the proposed Hiking Trail and could be adapted for supporting uses subject to negotiations with the Police Force (HKPF). The village of Liu Pok has been identified as having heritage value. The New Territories Exempted Houses (NTEH) development and any development proposal in the village should follow the existing land administrative procedure and any proposal affecting Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites should be addressed to the Antiquities and Monuments Office for comment.

4.5.5 Recreation and Tourism Plan The Recreation and Tourism Plan for the RDP2 is provided in Figure 4.33 and has been summarized as follows: The wetlands and fishponds areas in Hoo Hok Wai and Ho Sheung Heung egretries have significant ecological value. The land use designation for HHW allows for more tourist oriented development (e.g. eco-lodge) providing opportunities for developments that may be more conducive to the environment and provide new tourism opportunities. These areas have potential for bird-watching, eco-tourism and recreational activities. Tai Shek Mo and the MacIntosh Fort at Ma Tso Lung exist as key lookout points where visitors can enjoy panoramic views in all directions. The proposed hiking trail linking the RDP with Ho Sheung Heung and Long Valley will facilitate low-impact access for visitors to enjoy the ecological and scenic features of the area. An opportunity for overnight accommodation is available in the village of Liu Pok and the proposed Eco-lodge at Ma Tso Lung. The historic village at Liu Pok is undisturbed and has retained its traditional village and Fung Shui setting with the fishponds and flat agricultural land in front of the village and the hill behind as a green backdrop occupied with graves of the villagers‟ ancestors. The abandoned farmland abutting Liu Pok and at Ma Tso Lung has potential for low intensity leisure farming integrated with the proposed provision of short-stay accommodation within village houses as a form of agri-tourism. The farmland could also provide opportunities for the provision of local produce to serve commercial uses or markets within the “V” zone. This will provide opportunities for organised eco-tourism tours for bird-watching or activities to produce traditional farming crafts/food and experience traditional village life. The hiking trails are linked to points of interest in the surrounding such as Hau Kui Shek Ancestral Hall and Hung Tau Soya Bean Factory whilst the bicycle track is linked to the other sections of bicycle tracks in Northern New Territories. These facilities also provide connections to Long Valley which is being considered for high value conservation with some passive recreation opportunities under the NENT NDA Study. Lung Kai Public School, a disused school, in the southern part of this Plan is proposed as an Eco-Tourism Centre to provide information of the flora and fauna in the area, convey the ecological sensitivity of the area and provide support to tourists such as guided tours or a field study centre. It could also provide low-cost overnight accommodation as a holiday camp.

4.5.6 Interface with Surrounding OZPs A plan showing the adjoining OZPs to the south is shown in Figure 4.25. Retention of the existing zoning framework ensures that the proposed RDP maintains consistency with statutory controls outside of the Study Area. It is noted that the area to the south of the land designated for agricultural purposes near Ma Tso Lung is currently zoned Green Belt under

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the KTN OZP. This is unusual as the land is flat and should be reconsidered under the NENT NDA Study.

4.6 Recommended Development Plan 3

4.6.1 Explanatory Statement

4.6.1.1 Planning Scheme Area The Planning Area covered by the Recommended Development Plan (RDP) 3 is approximately 501ha. It is bound by Ping Che Road in the east, Kong Nga Po in the south, East Rail Line of MTR near Ng Tung River in the west and the section of existing boundary patrol road to be excised from the FCA near Sham Chun River in the north with the highly urbanised area of Shenzhen beyond. Figure 4.34 and 4.35 provide a location plan and aerial photo plan respectively.

4.6.1.2 Description The boundary of the Area is delineated having regard to physical and topographical features such as control points, roads, drainage channels and hills as well as administrative features such as the existing and revised Closed Area boundary, Tertiary Planning Unit and surrounding approved Outline Zoning Plans (OZP). The northern boundary is delineated by the revised FCA Boundary which runs roughly parallel with the HKSAR boundary adjacent to the highly urbanized Shenzhen. The southern boundary is delineated by the existing Closed Area boundary and also includes a portion of the approved Fu Tei Au and Sha Ling OZP around Kong Nga Po. The eastern boundary is delineated by the existing Ping Che Road. The western boundary is delineated by the existing East Rail Line and the running of the Ng Tung River. The Area is situated in the middle portion of the area that will be excised from the FCA. The existing traditional villages of Lo Wu (non-indigenous) and Sha Ling (non-indigenous) are located in the western portion of the Plan. The indigenous villages of Muk Wu, Muk Wu Nga Yiu and San Uk Ling are located in the middle portion within the Plan. Chow Tin Tsuen, Fung Wong Wu and Ta Kwu Ling Village (non-indigenous) are located in the eastern portion within the Plan.

4.6.1.3 Physical Setting and Topography The western portion of the Planning Area is dominated by the hilly area that is occupied by the Sandy Ridge with an elevation of up to 130mPD. Existing active and non-active agricultural land is located to the south of Sandy Ridge adjacent to the Ng Tung River as shown in the Habitat Mapping in Figure 4.36. This flatter area is covered under the existing Fu Tei Au and Sha Ling OZP and zoned for agricultural purposes. Man Kam To Road bisects the area diagonally on the southern side of Sandy Ridge. The dominant physical feature of the eastern portion of the Planning Area is Lo Shue Ling. It provides visual relief and a green backdrop to the rural areas to the east while concealing the more urbanised/developed areas to the west including the Man Kam To BCP, Muk Wu Pumping Station and San Uk Ling village. The areas surrounding the villages and GIC facilities have valuable land value as agricultural land and grassland. This area is further encapsulated by the Hilly slopes south of San Uk Ling of up to 86 mPD. A small area protrudes from the southern boundary, which includes Kong Nga Po. It has historically been used as a borrow area with landform alterations creating a series of benches. It is predominantly covered by shrubland with developed areas supporting rural uses further to the east. The Ping Yuen River is located on the eastern extent of the Planning Area and it passes through the villages of Chow Tin Tsuen and Fung Wong Wu on the southern boundary of the Study Area. The non-indigenous village of Ta Kwu Ling is located in the northeastern

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portion of the Study Area. The area surrounding the villages is low-lying land dominated by active and inactive agricultural land that was previously prone to flooding prior to the training of the Ping Yuen River.

4.6.1.4 Heritage/Cultural Features The Planning Area has a scattered series of heritage features within existing villages. The majority of these features are located in the east of the Planning Area as shown in Figure 4.37. The Nam Hang MacIntosh Fort is the Grade 2 historic building within the Planning Area and is located on the northern side of Sandy Ridge Cemetery. The Muk Wu Nga Yiu Kilns are located in this Planning Area. Also, the archaeological potential in much of this area may be high due to long and continuous occupation and the lack of disturbance. It is important to protect archaeological heritage through appropriate land use controls. It should also be noted that AIA will be required in advance of development in areas of archaeological potential. Nevertheless, the AMO should be consulted prior to any development that may affect the Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites in the Planning Area.

4.6.1.5 Environmental Features The area is generally rural in character comprises agricultural lands, cemetery, with low rise village type development scattering in the area. The MTRC East Rail runs along Ng Tung River to Lo Wu Station in the region. The Sandy Ridge Cemetery is located between Lo Wu and Man Kam To BCP. Two helipads are identified in the Planning Area. A cement plant is located near Muk Wu Nga Yiu. The major noise in this area is traffic noise from major roads from Man Kam To Road, Lin Ma Hang Road, Ping Che Road, railway noise from MTRC railway and the Man Kam To BCP. The Kong Nga Po Shooting Range is a fixed noise source during firing practice. The background noise environment is generally tranquil except for the areas adjacent to these noise sources. Muk Wu Nga Yiu cement plant, Man Kam To BCP, Man Kam To Road, Lin Ma Hang Road and Ping Che Road and the associated emergency only VHA and road networks are potential air pollution sources of the Planning Area. Areas in the vicinity of Sha Ling Livestock Control Centre, Shek Wu Hui STW, Sheung Shui Slaughter House, the future Central Poultry Slaughtering Plant and existing livestock farms and Man Kam To Animal Inspection Station would be affected by the odorous source. In addition, Shenzhen River and Luofang STW to the north and north-east will potentially cause odour problems to the Planning Area. There are open storage and container vehicle parks/ workshops in the areas along Man Kam To Road and Hung Lung Hang areas. Sha Ling is an area of wet agriculture and inactive fishponds supporting wetland-dependent species scarce in Hong Kong. The southwest corner of the Planning Area lies within the PHI consultation zone of SSWTW.

4.6.1.6 Population, Social Characteristics and Employment According to the 2006 Population By-Census3, the population of the Area was about 840. The population is concentrated within the existing villages, particularly San Uk Ling and Chow Tin Tsuen. Future expansion of population will be concentrated in indigenous villages in the Area. It is estimated that the projected population of rural villages in the Area will reach about 7,300.

3 The “Hong Kong Resident Population by Housing Type by Specified TPU/SB, Mid 2006” is used.

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The substantial population increase is reflective of the anticipated return people after the villages are released from the Closed Area. This RDP also includes the residential land use proposals at Kong Nga Po and Hung Lung Hang which could possibly increase the population by up to a further 2,740 and 1,960 persons respectively. The proposed recreational use at Fung Fong Wu whereby residential development in ancillary of the recreational uses would be permitted could possibly increase the population further up to about 260. The demographic analysis in Baseline Assessment of the Study Area identified that the area has a typically high proportion of aged persons residing in the closed area. The proportion of people aged over 65 was substantially higher than that of the rest of the New Territories or Hong Kong as a whole. This is reflective of the movement of younger generations out to the urban areas where economic opportunities are. No significant economic activities exist within the planning area since the only village areas are located within the Closed Area with restricted access. Residents would need to travel outside of the Closed Area to access employment. As with the rest of the Closed Area, the demographic structure places a concentration of aged people within the planning area that are located in the existing villages. The dramatic increase in projected population may result in increased demand for economic activities. The proposed land use framework will enhance economic and employment opportunities within the Planning Area. The proposed Man Kam To Development Corridor could provide employment opportunities for up to 2,720 persons. The enhancement of the leisure and recreational opportunities (hiking, bicycle track, birdwatching) will attract visitors to the area which can rely on the establishment of supporting uses within the village areas (cafes, shops, accommodation, markets etc.) and MKTDC. There are also enhanced options for conventional agricultural, tourism and leisure uses under the agriculture provisions that provide further opportunities for local landowners. This will provide opportunities for local residents to harness the economic opportunities created by the release of the FCA and the proposed land-use framework.

4.6.1.7 Land Ownership A land status plan is provided as Figure 4.38. The plan shows that privately owned land is predominantly located in the low-lying areas of the Planning Area and that the hilly terrain is within Government ownership. Approximately 73% of the Planning Area is within government ownership covering the areas of Sandy Ridge, San Uk Ling and Lo Shue Ling.

4.6.1.8 Existing Land Uses Lo Wu Station is located along the western boundary of the Planning Area. It serves as a Boundary-crossing Control Point with the mainland. The remainder of the Planning Area has a mix of land uses as shown in Figure 4.39. The Sandy Ridge Cemetery occupies the north-western portion of the Area. The south-western portion is occupied by a range of wet and dry agricultural land that has been assessed to have high environmental value and is linked with Ho Sheung Egretry located to the east of the Ng Tung River. This area also falls within the consultation zone for the SSWTW. There is scattered development extending along Man Kam To Road which reflects its strategic location as a main access road near the Man Kam To BCP. A cement plant is located near Muk Wu Nga Yiu. A number of GIC uses are located along Man Kam To Road including the San Uk Ling Police Firearm Training Ground, the San Uk Ling Holding Centre and the Livestock Waste Control Centre. In total there are 17 existing GIC facilities within the Planning Area and all existing GIC facilities are shown in Figure 4.40. A number of other uses exist along Man Kam To Road shown as developed land on the Land Use Plan. These uses include scattered rural uses, domestic and temporary structures and some open storage.

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The disused borrow area around Kong Nga Po is currently vacant and predominantly under government ownership. Directly east of Kong Nga Po is an area predominantly used for open storage and other rural uses. These areas are established and were observed to store shipping containers up to three storeys high. The Man Kam To BCP is located centrally on the northern border of the Planning Area directly north of the village of San Uk Ling. The BCP is flanked by the Man Kam To Operation Base and Muk Wu Pumping Station. The villages of Muk Wu and Muk Wu Nga Yiu are located to the east and are surrounded by flat land with scattered agricultural uses. Lo Shue Ling is located in the eastern portion of the Planning Area and is predominantly covered by permitted burial grounds. The villages of Chow Tin Tsuen, Fung Wong Wu and Lei Uk are located adjacent to the eastern boundary of the planning area and are surrounded by flat agricultural land. They are intersected by the modified Ping Yuen River which substantially reduced flooding risk in the locality.

4.6.1.9 Statutory Planning A substantial portion of the Planning Area is covered by the approved Fu Tei Au & Sha Ling OZP (S/NE-FTA/10). These areas are zoned Agriculture (“AGR”), Government, Institution and Community (“G/IC”), Green Belt (“GB”), and Village Type Development (“V”). A large part of the Study Area covered under this OZP is zoned “AGR” for the retention and safeguarding of “good quality agricultural land / farm / fish ponds for agricultural purposes” as written in the Explanatory Statement attached to the OZP. The eastern “AGR” zone in Kong Nga Po falls within the Environmental Protection Department‟s Livestock Waste Control Area and it is said in the Explanatory Statement that “measures should be taken to prevent any environmental nuisance to the public and any pollution to watercourse and Water Gathering Grounds within the meaning of the Waterworks Ordinance”. A number of “G/IC” facilities within the Study Area are also located here. They include the Border District Police Headquarters, the Environmental Protection Department Sha Ling Livestock Waste Composting Plant and San Uk Ling Holding Centre. San Uk Ling is zoned “V” in this OZP. Areas to the south of the Planning Area in the western portions which includes the SSWTW are zoned as “G/IC”, some Open Storage (“OS”) and “GB”. The Hung Lung Hang OZP (S/NE-HLH/7) covers the areas to the south of the Fu Tei Au & Sha Ling OZP outside the Planning Area encompassing Kong Nga Po. The areas adjoining the Study Area are zoned as either “GB” (hilly areas/burial grounds) or “AGR” (flat land) in Hung Lung Hang OZP. The Ping Che/Ta Kwu Ling OZP (S/NE-TKL/12) bounds the eastern portion of the plan to the south. The recognised village of Lei Uk is zoned as “V” and the remaining common boundary with the Planning Area as “AGR” which is also consistent with the zoning approach under the Hung Lung Hang OZP. Figure 4.41 shows the statutory planning layout surrounding the planning area.

4.6.1.10 Opportunities and constraints (Figure 4.42 refers) i. Opportunities:  Heritage Value –The Planning Area from Lo Wu to Ping Che Road contains a number of sensitive cultural heritage resources. These include: MacIntosh Forts at Nam Hang (Grade 2), Nga Yiu (Grade 2); historical villages including Muk Wu, Nga Yiu, San Uk Ling, Chow Tin, and Fung Wong Wu. In addition, there are historic kilns at Muk Wu Nga Yiu. Archaeological potential in much of this area may be high due to long and continuous occupation and the lack of disturbance.  The heritage/archaeological features would be complemented and supported by the proposed Hiking Trail. The proposed Hiking Trails include a heritage component through the central portions of the Study Area that would link key heritage features as part of the “Point, Line Surface” approach to heritage protection. Key features being linked by the proposed Trail include the Nam

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Hang and Nga Yiu MacIntosh Forts, indigenous villages and associated Fung Shui woodlands.  Scenic Value – The Planning Area is occupied by extensive vegetated areas and varying topography that creates some dramatic scenery. The existing villages in the northern and eastern portions of the Planning Area are predominantly nestled within these landscapes which should be conserved, particularly in Chow Tin Tsuen. The protection of these areas will also contribute to the attraction of the proposed Hiking Trail.  Access – Access through the central portion of the Planning Area is reasonably good along Man Kam To Road. Lin Ma Hang Road also provides access to the northeastern portions of the area to the villages of Muk Wu and Muk Wu Nga Yiu and links with Ping Che Road. Good accessibility could provide opportunities for enhanced use of this area which does not compromise the Vision of the Study.  Agriculture – The relatively flat land in the eastern portion of the Study Area provides an opportunity for sustainable agriculture. Land within the Planning Area has been identified as good agricultural land and this provides an opportunity to accommodate the growing demand for organic and healthier food options. This form of land use is compatible with the retention of the key cultural features and the protection of the area as a “green area” between Hong Kong and Shenzhen. This Study looks at enhancing the traditional agricultural land uses in Hong Kong with the diversification of permitted uses. This could be extended to agri-tourism and other leisure or recreational uses associated with the agricultural sector.  Residential – the disused borrow area in Kong Nga Po provides an area of low environmental value. The previous uses have created a series of platforms that could be augmented to provide a sustainable living community. The site has access from the existing road network and services can be extended to the site.  New Development Areas – The Planning Area is in close proximity and has direct transport links to the Fanling North and Ping Che/Ta Kwu Ling NDAs. An integrated planning approach will identify potential links or sharing of resources between the areas. The Study Area has the ability to provide recreation and open space to support the new population in the NDAs. ii. Constraints  Cemetery/Burial Grounds – The Sandy Ridge cemetery provides a constraint and occupies up to 91ha of land within the Planning Area. Retention of the entire cemetery has been proposed for this site and all designated burial sites within the Study Area.  Other Burial Grounds are located throughout the Planning Area predominantly on existing hilly areas. Any development that may affect these areas should be minimised as much as possible.  Environmental Issues – Parts of the Planning Area fall within the PHI Consultation Zone of the SSWTW and there will be possibly potential hazard impacts on the proposed developments falling within the PHI Consultation Zone. Besides, there are different environmental pollution sources in and near the Planning Area. Shenzhen River, existing pig farms and Shenzhen‟s Luofang Sewage Treatment Works will possibly generate odour problems. Firing range and helipads will possibly result in noise impacts. Muk Wu Nga Yiu cement plant, Man Kam To BCP, Man Kam To Road, Lin Ma Hang Road and Ping Che Road and the associated emergency only Vehicle Holding Area and road networks are potential noise and air pollution sources of the Planning Area. Sha Ling Livestock Control Centre, Shek Wu Hui STW, Sheung Shui Slaughter House, future Central Poultry

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Slaughtering Plant and Man Kam To Animal Inspection Station are potential odorous sources affecting the surrounding areas. Potential increase in future road traffic will likely give rise to adverse air and noise quality impacts. The existing open storage and container vehicle parks/workshops in the areas along Man Kam To Road and Hung Lung Hang area will potentially result in land contamination problems to the future developments.  Sewage Infrastructures & Sewerage Treatment Works - There is limited sewerage infrastructure within the Study Area due to restricted access and no planned large-scale developments. The Environmental Protection Department/The Drainage Services Department has planned several sewerage improvement works for the existing villages but these sewerage improvement works are not planned and designed for the proposed major developments in this Study. In addition, the existing STWs such as SWHSTW and STKSTW do not have spare capacity to handle such large sewage flow generated from the proposed developments.  Degraded environment – Some areas along Man Kam To Road have been used for open storage and other uses that are not in accordance with the existing agriculture zoning. There is limited incentive for land owners to reinstate this land in line with the planning intention. Without incentives land owners will be reluctant to alter the land uses, however relaxing land use provisions for the land to provide economic incentives may afford land owners benefits for previous undesirable activities.  Infrastructure – Apart from the constraint imposed by the main transport route along Man Kam To Road, there are two 400kV overhead lines extending over Lo Shue Ling. Any development would need to consider the relevant provisions under chapter 7 of the HKPSG.  Natural Terrain Landslide Hazards – The various areas of hilly terrain in the Planning Area (as indicated on Figure 4.42) are a potential source of natural terrain landslides. Due consideration and study of natural terrain hazards should be carried out for any developments along the toe natural terrain hillsides.

4.6.1.11 General Planning Intention The object of this specific plan is to protect the natural setting, and cultural integrity of the Planning Area while promoting sustainable agricultural practices. Retention of agricultural practices in the west of the Planning Area will preserve the landscape and ecological value of the area. It will also allow limited alternative uses to upgrade the existing environment through the promotion of residential development at Kong Nga Po and Hung Lung Hang and non-polluting logistics and retail/commercial services to support cross-boundary activities at Man Kam To Road. The Plan also retains Sandy Ridge for cemetery uses.

4.6.1.12 Land Use Provisions The Recommended Development Plan is provided in Figure 4.43. A description of the intention and application of the land uses is provided below: Village Type Development – Area 32.07ha (6.40%) The planning intention of this land use area is to designate both existing recognized villages and areas of land considered suitable for village expansion. Land within this area is primarily intended for development of Small Houses by indigenous villagers. It is also intended to concentrate village type development within this zone for a more orderly development pattern, efficient use of land and provision of infrastructures and services. Selected commercial and community uses serving the needs of the villagers and in support of the village development are always permitted on the ground floor of a New Territories Exempted House.

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Land designated for village uses would apply to five existing indigenous villages of Muk Wu, Muk Wu Nga Yiu, San Uk Ling, Chow Tin and Fung Wong Wu within the Planning Area. These villages are predominantly surrounded by non-active agricultural uses. Boundaries of the proposed village areas are drawn up having regard to the existing village areas, outstanding small houses demands for the next ten years, topography, site constraints and public facilities, etc. The provision for short-term accommodation uses can be provided through a license under the HGAO. The Home Affairs Department is responsible for implementing the Ordinance and the use of small-houses for this form of development is not inconsistent with modern leases. To further promote short-term accommodation, it is recommended to include the definition of “Holiday Flat” into the “Definition of Terms” and include under column 2 of the zoning provisions for land designated for village purposes. This will support the overall objectives for tourism and recreation in the Study Area. Conservation Area – Area 3.55ha (0.71%) The planning intention of this land area is to provide appropriate protection to wetland/fishponds and habitat. The primary intention is to discourage new development unless it is required to support the conservation of the ecological integrity of the wetland ecosystem or the development is an essential infrastructure project with overriding public interest. The “no-net-loss in wetland” principle should apply. A small area to the north of Sandy Ridge Cemetery and west of Nam Hang McIntosh Fort is occupied by existing fishponds/wetlands, and is proposed as Conservation Area. The ponds have been created as a compensation area associated with the Sham Chun River regulation works. The Conservation Area designation is expected to provide appropriate protection to the fishpond/wetland habitat. Green Belt – Area 131.56ha (26.27%) The planning intention of the Green Belt zone is to primarily define 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. There is a general presumption against development within this area which is predominantly utilised to protect key visual features such as hilly terrain. Several areas are proposed as Green Belt. These include:  the physical feature of Lo Shue Ling and the hilly topography in the central portion of the Planning Area extending southwest-ward from Lo Shue Ling and surrounding Kong Nga Po  the mapped burial grounds and the Fung Shui woodland (outside the designated village area) associated with Muk Wu and Chow Tin Tsuen;  the existing woodland compensatory area located to the east of Nam Hang MacIntosh Fort, which compensates for the loss of woodland under the Sham Chun River regulation works;  the area surrounding the Man Kam To Operational Base, flanked by the Man Kam To BCP and a stream that branches from the Shum Chun River; and  the small strip of land encompassing the existing traditional village of Lo Wu (non- indigenous) in the western portion within the Plan.

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Agriculture – Area 125.31ha (25.02%) This area is intended primarily to retain and safeguard good quality agricultural land/farm/fish ponds for agricultural purposes. It is also intended to retain fallow arable land with good potential for rehabilitation for cultivation and other agricultural purposes. Since the Planning Area is predominantly rural in character, areas designated for agricultural uses are intended to retain fallow arable land with good potential for rehabilitation for cultivation and other agricultural purposes. This encompasses existing active and non-active agricultural land south of Sandy Ridge, extending northeast-ward to the vehicle loading area of the Man Kam To BCP which is already zoned for these purposes under the Fu Tei Au and Sha Ling OZP. Initially, the intention of the agricultural zone in this location will maintain the ecological integrity of the land within the western portions as feeding and foraging areas for the Ho Sheung Heung egretry. The current agricultural operations should be retained and only low-intensity farming undertaken to retain the importance of this area. It also limits development opportunities within the consultation zone for the SSWTW and provides a buffer to the Sandy Ridge Cemetery. This zone also includes a substantial number of established private dwellings as part of the non-indigenous village of Sha Ling. The agriculture provisions will permit the retention of these dwellings but should discourage any new residential development, other than rebuilding existing structures. Retention of the same agricultural provisions under the existing Fu Tei Au and Sha Ling OZP can be adopted. Agricultural provisions are also recommended for all the existing grassland/agricultural land that surround the village areas of San Uk Ling, Muk Wu, Muk Wu Nga Yiu and the proposed combined villages of Chow Tin/Fung Wong Wu. The agricultural provisions will assist in preserving the traditional village settings in these locations and retain the existing active agricultural operations. The intention for this area would also include leisure farming or pick-your-own crop facilities that can complement the uses within the surrounding villages such as cafes and accommodation. The expansive areas designated for agricultural purposes should also provide opportunities for cultivation under the promotion of organic and environmentally friendly farming practices. This could service the growing demand for produce from these forms of agriculture within Hong Kong. Re-use of the Sam Wo Public School has been proposed as a centre of administration for agricultural or organic farming communities within the Study Area. It should be operated by the AFCD or VMO as a centre to provide technical support to conduct agricultural operations. Comprehensive Development Area – Area 15.04ha (3.00%) The proposed sustainable living community at Kong Nga Po needs specific controls to ensure that high quality sustainable objectives can be achieved. This report has recommended the use of the Comprehensive Development Area (CDA) zone to facilitate specific residential controls for this site. The CDA zone also allows strict requirements to be put in place to control the development. This zone is intended for comprehensive development/redevelopment of the area for residential with the provision of open space and other supporting facilities. The zoning is to facilitate appropriate planning control over the development mix, scale, design and layout of development, taking account of various environmental, traffic, infrastructure and other constraints. Development of the site should be restricted to a plot ratio of 1.5 (based on the existing platform area of about 7ha) with a building height between 3-6 storeys as shown in the concept design for the site in Figure 4.109 & 4.110. Utilisation of the existing platforms of the site will minimise major earthworks and create visual interest in the structure of the built form.

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To ensure a sustainable, innovative and quality design for the proposed sustainable residential community, proposals are suggested to adhere to existing sustainable design standards such as LEED (Leadership in Energy and Environmental Design) and HK-BEAM (Building Environmental Assessment Method) to achieve sustainable outcomes. These provisions should be included in the Land Sale / Lease provisions with more detailed provisions integrated into a detailed planning brief for the site to ensure that the green initiatives can be achieved. Other provisions that will need to be considered in formulating a design for the site will be the proximity of the site to transmission lines, the Kong Nga Po firing range and livestock waste control centre. The final design should adopt measures to mitigate the potential adverse impacts and appropriate investigations for Environmental (noise and odour), traffic, infrastructure and visual impacts will be necessary. This report has also recommended the relocation or enclosure of the firing range to address future acoustic as well as safety and social perception issues associated with the potential land use conflict. Minor amendments will be required to the Fu Tei Au & Sha Ling and Hung Lung Hang OZPs to facilitate the proposed development (refer to Figure 4.41). Alterations to the Hung Lung Hang OZP are a result of the minor encroachment within the OZP outside of the Study Area. Man Kam To Development Corridor – Area 40.37ha (8.06%) The overall planning intention should be to enhance the local environment and permit non- polluting uses. This area is intended primarily for the preservation of the character of the rural area through the provision of logistics and commercial uses that will support cross- boundary activities in a clean environment. The preferred uses would be non-polluting logistics and warehousing/distribution (including food processing) centres as well as other high-tech uses (Information technology & telecommunication, biotechnology, pharmaceutical) and creative industry uses that would benefit from the cross-border location. These storage and distribution areas could also provide some limited retail space to provide wholesaling services. This could be complemented by some limited local retail/commercial (convenience stores, basic needs, cafes, eating places etc), petrol filling station and also fresh produce and goods markets that could service the local population as well as the cross-border traffic. This would alleviate the need for through traffic and local residents to access Fanling or Sheung Shui for these services as they will be available in a more convenient and accessible location. The provision of a visitor centre in this location would also be beneficial for visitors coming to Hong Kong from the Mainland. Any new development should retain the vegetated nature of the area and particularly provide for a vegetated setback along Man Kam To Road. Any development should integrate the existing secondary woodland into the site design and/or provide compensatory planting so as to achieve a no-net-loss in secondary woodland. A detailed traffic analysis would also be required to ensure that adequate traffic facilities can be provided to mitigate any impacts on the traffic flow along Man Kam To Road. The adopted zoning scheme should permit such uses as logistics centre, shops and services, Field Study/Education/Visitor Centre, Cargo Handling and Forwarding Facility, Eating Place, Market and Petrol Filling Station to achieve the planning intention of the zone. It could also include provisions for shops and services that could serve the local and cross- boundary population. All uses should be subject to Town Planning Board Approval to ensure that uses are indeed non-polluting, do not adversely impact traffic flow on Man Kam To Road and to ensure that no uses can be undertaken that will increase the population within the SSWTW consultation zone. The maximum plot ratio of 0.4 and a maximum height of 9m should be applied to achieve an integrated development with surrounding vegetation. The SEA recommends that the final development strategy should limit population increase within 1km PHI consultation zone of the Sheung Shui Water Treatment Works (SSWTW).

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Any new developments such as retail, cafe, commercial and markets with population increase should be located outside the consultation zone, while developments without population growth e.g. landscape buffer or beautification works on the environment of the existing workshops may only be permitted within consultation zone. Notwithstanding, all uses including warehousing, retail, commercial building, workshops office, etc in the MKTDC should be included under Column 2 of the Statutory Notes for which the uses may be permitted with conditions on application to the TPB. The explanatory statement and the Notes of the statutory town plans should specify that any net population increase within the consultation zone is subject to PHI hazard and is not desirable; and that a hazard assessment be conducted for any development that falls within the consultation zone with an aim to limiting population growth. Any new development uses within the adopted zoning and population increase shall be controlled by the statutory DPA/OZP which is considered as the best and practicable means to minimise hazards from the PHI. The development parameters for the MKTDC have been created using a number of factors: Plot Ratio (PR) The OU(Service Station) zone from the San Tin OZP was made reference to in determining a base PR for the proposed MKTDC as this has a number of similar uses. The PR for non- domestic uses was calculated at 1.25. However, the OU zone adopted a 100% site coverage which cannot be supported in the proposed MKTDC due to the no-net-loss in secondary woodland objectives. Given the objectives to protect the secondary woodland, to maintain a height that is compatible with the rural context and to enable development which can be supported by the local infrastructure capacity a plot ratio of 0.4 is recommended which is consistent with the general maximum PR for development in rural areas. Height A height of 9m is proposed for the MKTDC which accommodate a range of uses including logistics and warehousing/distribution centres. This will permit a ground floor to floor clearance of 5.5m to accommodate large vehicles with office or further storage areas above. The 9m height limit will also mitigate buildings from dominating the existing canopy created by established vegetation. Land Use Table Because, the MKTDC is the only new land use category proposed under the Study, a land use table has been developed based on the land use intentions. The preferred uses would be non-polluting logistics and warehousing/distribution (including food processing) centres as well as other high-tech uses (Information technology & telecommunication, biotechnology, pharmaceutical) and creative industry uses that would benefit from the cross-border location. The storage and distribution areas could also provide some limited retail space to provide wholesaling services. This could be complemented by some limited local retail/commercial (convenience stores, basic needs, cafes, eating places etc), petrol filling station and also fresh produce and goods markets that could service the local population as well as the cross-border traffic. The following uses are proposed to be included as uses that may be permitted on application to the Town Planning Board: Logistics Centre, Shops and Services, Field Study/Education/Visitor Centre, Cargo Handling and Forwarding Facility, Eating Place, Office, Market, Petrol Filling Station and Research, Design and Development Centre All key uses should be subject to Town Planning Board Approval to ensure that uses are indeed non-polluting, to avoid implications with the SSWTW consultation zone and to ensure adequate consideration of the traffic impacts on this major cross-boundary transport

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link is considered. However to encourage new development in MKTDC, some uses could be included in Column 1 with limited environmental and traffic impact (e.g. Shop and Services) as long as the subject site is located wholly outside the consultation zone. It should be noted that these uses would primarily not be supported within the consultation zone as they would increase population and this requirement should be stipulated in the statutory land use plan. However, the proposed MKTDC provisions are still applied to the consultation zone to permit future development should circumstances change (i.e. upgrade to treatment works to remove the use of chlorine). Notwithstanding, any applications for development within the consultation zone should be supported by a quantitative risk assessment in planning application and its requirement should be stipulated in the statutory land use plan. Other provisions that will need to be considered in formulating a design for uses in the area will be the proximity of the site to transmission lines, the Kong Nga Po firing range, livestock waste control centre and pig farms. The final design should adopt measures to mitigate the potential adverse impacts and appropriate investigations for Environmental (noise and odour), traffic, infrastructure and visual impacts will be necessary. This report has also recommended the relocation or enclosure of the firing range to address future acoustic as well as safety and social perception issues associated with the potential land use conflict Residential Area – Area 10.51ha (2.10%) A small area east of the proposed Kong Nga Po sustainable residential community has been identified for rural improvement. The area is currently zoned “Agriculture” under the Fu Tei Au & Sha Ling OZP to retain and safeguard good quality agricultural land/farm/fish ponds for agricultural purposes. The area is occupied by a mixture of rural uses including rural settlements, agriculture, open storage and vehicle parking which are not commensurate with this zoning. The existing uses have been approved on a temporary basis with a time limit of up to three (3) years indicating that the intent of approvals is to revert the land to an agricultural landscape. To assist in enhancing the environment in this location, this area is intended primarily for low-rise, low-density residential developments where commercial uses serving the residential neighbourhood may be permitted on application to the Town Planning Board. This land use designation will provide incentive for the landowners to convert existing non- compatible uses to residential development to create a small residential neighbourhood surrounding the Kong Nga Po site. This will create a transition to the wider rural area and surrounding hilly terrain to provide a tranquil residential area. This lower density development can also provide opportunities for low-scale commercial uses. This could provide local services for the new residential development at Kong Nga Po and Hung Lung Hang to reduce trip generation outside of the area and increase sustainability. Future development would be subject to private applications and development should be limited to a maximum plot ratio of 0.75 and 4 storeys (including carport). New development will also have to demonstrate that adequate road access and infrastructure is available to support the proposal. Road and infrastructure upgrades are proposed as part of the Kong Nga Po development. Recreation Area – Area 17.11ha (3.42%) The central portion of the site around Ping Che Road has extensive abandoned agricultural land and is occupied by a number of indigenous villages with heritage significance. A 17.11ha area has been designated for recreational purposes. This provides more economic land use opportunities to create visitor destinations that celebrate the heritage, village-life, agricultural and recreational assets of this area. The planning intention is for the areas to provide low-intensity recreational uses. The recreation areas are intended to integrate with

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other recreation facilities such as the hiking /heritage/bicycle trails and potential Country Park, while integrating with the provisions of the Village and Agricultural zones to provide a holistic approach to the provision of low-intensity tourism while preserving the natural and rural character. The targeted low-intensity uses such as horse riding schools, dog boarding/training/recreation facilities, visitor centres, local historical museums, adventure parks, organic farms, pick-your-own-crops, hobby-farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges) , rest-stops, BBQ areas, eating places and other uses that are primarily outdoor nature-based activities will allow the common land-owner to become actively involved in attracting visitors to the area and stimulating the local economy. Cemetery – Area 91.32ha (18.23%) This zone is intended to designate land for cemetery and related uses. This zone has been adopted under the Approved Cheung Chau Outline Zoning Plan No. S/I-CC/4 and should read as “Other Specified Uses (Cemetery)”. It is an appropriate response to the dedicated use of the site. The provisions of this zone in terms of land use controls can be applied to the Sandy Ridge Cemetery. It is possible that the site will be utilised for the provision of a Crematorium and Columbarium (C&C) to accommodate the growing need for these facilities within Hong Kong. The provision of C&C Facilities within Sandy Ridge Cemetery is subject to further investigation by relevant Government Departments. A detailed design or disposition of facilities within the 91.32ha site has not yet been completed and the provision of C&C Facilities will be subject to detailed design prior to implementation. The building proportions should be minimised to allow integrated landscaping and reduced massing of buildings across the site. In this regard, any design should also provide a detailed landscape plan which will assist in mitigating the impact of the development on surrounding development. A crematorium is a Schedule 2 Designated Project under EIAO. Initial information suggests that the buffer distance and/or appropriate mitigation measures would be required, subject to confirmation from an EIA study under EIAO. This restricted consideration of the north side of Man Kam To Road for the provision of any increased development potential. Government Institution and Community Uses – Area 19.60ha (3.91%) This land use area is intended primarily for the provision of Government, institution or Community facilities serving the needs of the local residents and/or a wider district, region or the territory. It is also intended to provide land for uses directly related to or in support of the work of the Government, organizations providing social services to meet community needs, and other institutional establishments. There is a concentration of existing facilities in this Planning Area with a total of seventeen being identified. There are a mixture of uses including facilities of police uses, firing ranges, livestock waste control centres, water pumping stations, a MacIntosh Fort and a disused school. The disused Sam Wo Public School, fronting Lin Ma Hang Road at the western foothill of Lo Shue Ling near Muk Wu, has potential to be revitalized as a centre of administration for agricultural or organic farming communities. This use was proposed to enhance the administration of agricultural operations within the entire Study Area and should be operated by the AFCD or VMO as a centre to provide technical support to conduct agricultural operations. Notwithstanding, the GIC also provides a range of uses that allow for various reuse opportunities of the disused school. Other Specified Uses (Cement Plant) – Area 0.28ha (0.06%) This zone is intended for the provision of cement plant to reflect the existing use of the area.

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4.6.1.13 Transport Services It is expected that most traffic in this area would be discharged onto distributors e.g. Man Kam To Road/ Ping Che Road via Kong Nga Po Road, Lin Ma Hang Road and Lo Wu Station Road. It is anticipated that key junctions at Man Kam To Road and Ping Che Road will have sufficient capacity to accommodate the development traffic. For Man Kam To Road, there would be no capacity problem so widening of the road is not expected. However, it is proposed to improve the road for enforcement of proposed traffic restriction plan. The improvement scheme is to construct two roundabouts, one located at the existing Police check point near Kong Nga Po Road after its demolition, another one located at the intersection of Man Kam To Road, Man Kam To BCP and access to Lin Ma Hang Road near the northbound VHA. With these two roundabouts in place, left-in left-out traffic management could be implemented along Man Kam To Road (section north of existing Police check point) where northbound traffic could turn to southbound lane at the roundabout near the VHA, and southbound traffic could turn to northbound lanes at the roundabout at the Police check point. It would minimise the disturbance induced by the right turning traffic along the road, or from the village access on both sides of Man Kam To Road. A third roundabout may be added in-between these two to enhance traffic circulation. The road will be maintained as 2 northbound and 1 southbound lanes. Should there be genuine traffic needs, the road may be widened to a dual 2-lane carriageway. Other options to further improvement on Man Kam To Road is also proposed to widen Man Kam To Road to single-4 carriageway with 3 northbound lanes and 1 southbound lane if such widening is deemed required at a later stage. This further improvement is to strengthen the traffic restriction operation by providing 2 northbound lanes serving the cross boundary traffic and 1 northbound lane serving the local traffic. There are two proposed options in traffic management along the northbound lanes. Option 1 segregates the cross boundary traffic in the northbound slow and middle lanes, while they are the middle and fast lanes in Option 2. Nonetheless, the implementation of this further improvement should be subject to the traffic condition and more detail investigation is required. The existing Ping Che Road for section near Lin Ma Hang Road is in single-2 configuration and there should be no capacity problem arisen from the traffic generated in the Closed Area. However, any improvement proposal on the full section of Ping Che Road should be subject to the ongoing NDA Study. Lo Wu Station Road is currently under improvement works to provide full section of single-2 configuration and therefore sufficient capacity would be available. No further improvement works would be required. The section of Lo Wu Station Road within the land vesting area of MTRCL will remain as a single track access road. Kong Nga Po Road and Lin Ma Hang Road include sections of both single track and single- 2 road. It is anticipated that the traffic on Kong Nga Po Road generated from Kong Nga Po new development and other development traffic using Lin Ma Hang Road would overload the single track section. Improvement works should therefore be required to provide single-2 configuration along the whole section of roads. If the improvement work for Lin Ma Hang Road (section between San Uk Ling and Ping Che Road) could not complete on time, interim traffic management scheme should be implemented to avoid congestion at the single track section. It is proposed to release this section of Lin Ma Hang Road for people‟s access but not for vehicles. Only vehicles with permit, such as the private vehicles from the local villages and dedicated public transport services, could be authorised to run on the road. Moreover, the allowed vehicles should be limited to 7m or below to enhance traffic operation safety. The village access road to Muk Wu is a single track road without passing bays. It is recommended to enhance the safety of traffic operation by the provision of passing bays. Notwithstanding this, the improvement works is not critical and it is up to the maintenance

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agent to determine the implementation schedule/ need. The road improvement layout for the rural roads and village access roads are shown in Figure 6.2.1. For public transport assessment, it is expected that majority of the new development public traffic would be distributed onto Man Kam To Road for access to other part of HK. It is estimated that less than 330 person trips for public transport services will be generated during peak hour from the current proposed low population intake at Kong Nga Pong and Hung Lung Hang. It therefore does not support the provision of a new PTI. Shuttle services circulating between the nearest railway station would be sufficient for daily commuting purposes. It is anticipated that provision of shuttle service with 5 minute headway and capacity of 28 seats (equivalent to hourly capacity of 336 seats), or the provision of new public bus service with 15 minute headway (equivalent to hourly capacity of about 400 seats), during peak hour would accommodate such a low demand. For the Man Kam To Development Corridor, it is estimated that less than 30 person working trips for public transport services will be generated during peak hour. It is anticipated that the low public transport trip demand could be sufficiently accommodated by the existing public transport services operating along Man Kam To Road. In addition, the estimated daily visitors and working staff for the C&C facilities is about 1,900, with peak hour demand less than 190. Bus or public light bus terminus shall be required for the C&C facilities at Sha Ling. However, the sizing of the terminus and service route could only be determined when detailed development plan is finalised. The preliminary concept could be a shuttle/ GMB route (16 seats) from the C&C facilities to the nearest rail station PTI at 5-minute headway during peak hour (equivalent to capacity of 192 seats). Nonetheless, the type of service, capacity and frequency of the shuttle services of these new developments should be subject to future review. By removing the existing police check point at Man Kam To Road near Kong Nga Po Road, section of Man Kam To Road from existing check point to Lin Ma Hang Road could be released from traffic restriction. While the opening of Ng Tung River to Lin Ma Hang Section in 2015 is under consideration, the traffic restriction arrangement at MKT CP before the opening of Liantang/ Heung Yuen Wai BCP was critically reviewed. Envisaged that the total cross-boundary vehicles via Man Kam To Control Point is in a dropping trend, the northbound Man Kam To Road will be operated at a similar V/C ratio in future years compared with the existing situation. Associated with the expansion of VHA which would increase the handling capacity, it is anticipated that the queuing problem of cross-boundary traffic on the Hong Kong side is unlikely to get worse compared with the existing scenario. It is anticipated that the basic improvement scheme would be applicable before the opening of Liantang/ Heung Yuen Wai BCP. Further improvement (Option1 and Option 2) on Man Kam To Road for enhanced traffic restriction arrangement could be implemented subject to the traffic condition. The restriction plan is shown in Figures 6.2.6, 6.2.9 & 6.2.10.

4.6.1.14 Implementation This RDP is an administrative plan indicating the land use framework to guide the preparation of statutory planning controls for the Study Area. Statutory planning control would be created by the preparation of a new Outline Zoning Plan for areas not currently covered by statutory plans and revisions to existing Outline Zoning Plans in accordance with the provisions under the Town Planning Ordinance. Strategic implementation issues for the entire Study Area are considered under Section 5 of the report. There key implementation issues for placing the proposed land use framework include:

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Variation to Existing OZP Amendments are required to the existing Fu Tei Au and Sha Ling OZP as shown in Figure 4.41. The amendments will facilitate the proposed Kong Nga Po residential development, rural upgrading adjacent to Kong Nga Po and the MKTDC. Kong Nga Po Comprehensive Development Area Amendments would be required to the Fu Tei Au & Sha Ling and Hung Lung Hang OZPs to accommodate the proposed sustainable residential development. The development scheme proposes a maximum plot ratio of up to 1.5 (based on the existing platform of about 7ha) with heights ranging from 3 to 6 storeys which could accommodate a population of up to 2,740 people. The proposal will utilise the platforms created from the existing use of the site as a soil borrow area. Maximum use of the existing topography will generate visual interest in the built form of the development and minimize energy consumption and waste generation for expansive earthworks. The zoning should enable some degree of planning control over the future implementation of the development to ensure the sustainability objectives of the development are met (e.g. Comprehensive Development Area). The sustainability objectives should be integrated into tendering and lease documentation to ensure that the developer has a clear understanding of the level of sustainability to be achieved within the final development. The planning intention, explanatory statement and supporting Planning Brief must also clearly reflect the sustainability objectives of the Scheme to promote a high quality residential development show-casing innovative sustainable design elements. The planning application should be supported by, inter alia,:  the detailed sustainability analysis demonstrating how the development meets the relevant provisions;  the area of the proposed land uses, the nature, position, dimensions, and heights of all buildings to be erected;  the proposed total site area and gross floor area for various uses, total number of flats/houses and flat/house size;  the details and extent of and recreational facilities, public transport and parking facilities, and open space to be provided;  the alignment, widths and levels of any roads proposed to be constructed;  the landscape and urban design proposals within the area (including detailed Master Layout Plan and Landscape Master Plan to detail how the site could blend in well with surroundings);  programmes of development in detail;  an environmental assessment report, including ecological impact assessment;  a drainage and sewerage impact assessment report;  a cultural heritage impact assessment report;  a traffic impact assessment report;  a visual impact assessment; and  such other information as may be required by the Town Planning Board. The Master Layout Plan should be supported by an explanatory statement which contains an adequate explanation of the development proposal, including such information as energy-saving design solutions, innovative technologies, principles of layout design, etc. The subject site is under government ownership and should be released to a private developer through Land Sale mechanisms. This is an adequate approach as the development has been identified as economically feasible under the supporting financial

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assessment for this development. The sustainability objectives should also be clearly stated in the Land Sale Conditions and reflected in the lease provisions. To enhance the attractiveness of the development site, a number of initiatives are proposed including the upgrading of land to the south and east as well as possible enclosure/relocation of the adjacent Kong Nga Po firing range. These matters should be considered in detail before releasing the site for private development as this could affect the possible revenue from the sale of the site. Overall, the implementation of the scheme is underpinned by the financial assessment supporting the RDP. The assessment has determined that conceptually the development is viable. The estimated residential price is well within the current market range recorded between May 2008 and April 2009 for similar properties in the surrounding areas. The final attractiveness of the proposal will depend on the detailed design and the market conditions at the time of its development. It is anticipated that local demand for similar types of property will strengthen in the future, particularly as the closer economic integration with Shenzhen continues and the NENT NDAs and Lok Ma Chau Loop developments are completed. All of these factors will have a positive effect on residential property demand. The viability of the project and initiatives to improve the surrounding area should support the successful implementation of the project. Despite that, the main purpose of the study is to identify the development potential and constraint of the study area and their preliminary uses; hence, for developing the captioned sites, a number of abovementioned technical issues have to be addressed first, including the satisfactory resolution of the environmental issues e.g. shooting range, pig farms, etc. Otherwise, the captioned proposal should not be proceeded further. Green Concepts The overall planning concept to provide a sustainable living community is underpinned by the sustainability objectives provided. Unfortunately there is a lack of territory-wide sustainability policy within Hong Kong to legislate or enforce this form of development and therefore, the lack of knowledge and enforcement makes green development a costly exercise which developers will avoid. While HK-Beam provides the most comprehensive (independently assessed) system to assess and certify the environmental performance of buildings at all stages of design, construction and operation, it is only voluntary. The Government also provides advice and guidance on green buildings (http://www.gov.hk/en/residents/environment/sustainable/buildings.htm), this is also relaying on voluntary initiatives by developers and home owners/occupiers. In other countries, a concerted Government effort has been applied to create a consistent set of enforceable (legislative) provisions that bring sustainable design and construction into the market place. As an example, State Environmental Planning Policy (BASIX) in New South Wales, Australia ensures that all residential houses and units homes are designed to use less potable water and be responsible for fewer greenhouse gas emissions by setting energy and water reduction targets for house and units. All development that is subject to the legislation requires BASIX certification which can be obtained online and must be certified by contractors/installers. The Toronto Green Standard (City of Toronto, Canada) is a two- tiered set of performance measures that addresses air and water quality, greenhouse gas emissions, energy efficiency, solid waste and the natural environment. As of the 31st January 2010, all relevant development proposals are required to meet Tier 1 environmental performance measures, while developers may also choose to meet Tier 2, a voluntary higher level of environmental performance. In this regard and considering that there is no immediate green policy movement for the planning and building sectors in Hong Kong to achieve such high standards, implementation of the sustainability concepts at Kong Nga Po will rely on specific controls that can be applied to the site. Given, the broad methods in achieving the sustainability criteria, it is considered difficult to implement via the land sales or land lease documentation to legally

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define the performance measures which are mostly subjective. In this regard, the development of a Planning Brief to support the intended CDA zoning can provide more effective planning guidelines to ensure that the future developer has a clear understanding of the planning concept and principles to achieve this. The developer will be obliged to follow the Planning Brief to seek approval of the development from the TPB. To further ensure that the developer is aware of the planning and development requirements of the site, the Planning Brief should be annexed to the sales and lease documentation in addition to the fundamental development parameters such as plot ratio and height restrictions. Residential Area at Hung Lung Hang The R(E) zoning provisions are best suited to achieve the land use objectives for rural upgrading in this area. The provisions will effectively enhance the rural environment. A plot ratio of 0.75 is adequate to promote rural upgrading. A respective and maximum height of 9m or 4 Storeys (including carport) should be applied which is consistent with the zone to provide incentive for land owners to convert to residential uses. To enhance the attraction for new development, the provision of adequate infrastructure to the area should be provided. This will minimise development costs for major extensions to infrastructure and promote implementation of the planning intentions. The extension of access and infrastructure will be provided as part of the Kong Nga Po development, however investigations are necessary for the provision of adequate infrastructure to individual development sites as part of the development proposal. Other provisions that will need to be considered in formulating a design for uses in the area will be the proximity of the site to transmission lines, the Kong Nga Po firing range, livestock waste control centre and pig farms. The final design should adopt measures to mitigate the potential adverse impacts and appropriate investigations for Environmental (noise and odour), traffic, infrastructure and visual impacts will be necessary. This report has also recommended the relocation or enclosure of the firing range to address future acoustic as well as safety and social perception issues associated with the potential land use conflict” to clarify the environmental issues. MKTDC The implementation of a Development Corridor at Man Tam To Road requires an amendment to the Fu Tei Au & Sha Ling OZP. The area is currently zoned under AGR and the OZP will need to be amended to include the new provisions for this proposed development. Details of the variation will be provided in Section 8.6. In line with the Vision and Themes of the Study, the planning intention for the area is to provide for enhancement of the local environment through the provision of non-polluting logistics and other services that will support cross-border activities and the local population. There is no intention for increased residential population in the area. Accordingly, there should be no provision for new residential developments, although the repair and rebuilding of existing structures should be allowed. The adopted zoning scheme should permit such uses as Logistics Centre, Shops and Services, Field Study/Education/Visitor Centre, Cargo Handling and Forwarding Facility, Eating Place, Office, Market, Petrol Filling Station and Research, Design and Development Centre to achieve the planning intention of the zone. These key uses should be subject to Town Planning Board Approval to ensure that uses are indeed non-polluting, to avoid implications with the SSWTW consultation zone and to ensure adequate consideration of the traffic impacts on this major cross-boundary transport link is considered. However to encourage new development in MKTDC, some uses could be included in Column 1 with limited environmental and traffic impact (e.g. Shop and Services) as long as the subject site is located wholly outside the consultation zone. The maximum plot ratio of 0.4 and a

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maximum height of 9m should be applied to achieve an integrated development with surrounding vegetation. It should be noted that these uses would primarily not be supported within the consultation zone as they would increase population. However, the proposed MKTDC provisions are still applied to the consultation zone to permit future development should circumstances change (i.e. upgrade to treatment works to remove the use of chlorine). Notwithstanding, any applications for development within the consultation zone should be supported by a quantitative risk assessment. Any development application made should submit including the following:  the area of the proposed land uses, the nature, position, dimensions, and heights of all buildings to be erected and how they meet the relevant plot ratio and height provisions;  the proposed total site area and gross floor area for various uses, total number of flats/houses and flat/house size;  the details and extent of and recreational facilities, public transport and parking facilities, and open space to be provided;  the alignment, widths and levels of any roads proposed to be constructed;  the landscape and urban design proposals within the area (to demonstrate how the site could blend in well with the surroundings).  programmes of development in detail;  an environmental assessment report, including ecological impact assessment and quantitative risk assessment if within the SSWTW consultation zone;  a drainage and sewerage impact assessment report;  a water impact assessment report;  a traffic impact assessment report;  a visual impact assessment report;  an archaeological impact assessment and built heritage impact assessment report (subject to the confirmation by AMO); and  such other information as may be required by the Town Planning Board. Provisions would also need to be placed in the statutory planning document requiring Traffic Impact Assessment (TIA) submission for new development. A detailed visual impact assessment should also be supplied with any proposal and a landscape proposal should show how the proposal will retain any significant vegetation, particularly along the frontage with Man Kam To. In terms of proceeding with development that achieves the planning intention, some of the government land within the area could be leased to legitimate developers. This will assist in providing areas capable of accommodating the intended uses. It is considered that the upzoning of the land will stimulate market interest in utilising the enhanced land use provisions for the MKTDC. The development parameters have been based on sound planning principles (strategic location, protection of vegetation, etc) to create a unique opportunity for new cross-boundary development. Realisation of the opportunities will be subject to private sector initiative and market forces. On another matter, to enhance the protection measures for existing vegetation, the secondary woodland mapping developed under this Study (and latest aerial photography) should be used in considering new development under future applications.

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Recreation Adoption of the conventional recreational zoning provisions for the proposed Recreation Area could provide an appropriate approach in terms of permissible land uses. The planning intention should promote nature-based activities, low-scale accommodation, agri- tourism and eco-tourism that does not detract from the natural, historic or rural settings in the area. Complementary uses could include, but not be limited to, low-intensity uses such as horse riding schools, dog boarding/training/recreation facilities, visitor centres, local historical museums, adventure parks, organic farms, pick-your-own-crops, hobby-farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges) , rest- stops, BBQ areas, eating places and other uses that are primarily outdoor nature-based activities as well as eco-parks and nature parks. In this regard, there would be a presumption against significant development such as major theme parks and hotels which should be detailed in the explanatory statement. There would be an assumption that any residential development could only be ancillary to other uses such as short-term or employee accommodation. These restrictions should be imposed in the remarks section of the schedule of uses to ensure an appropriate level of development is achieved. Development would effectively rely on private sector initiatives, taking into account the improved hard and soft infrastructure and increased tourism opportunities in the area. There is some government land scattered throughout the site which could be leased to legitimate developers as a means of providing consolidated allotments that can provide development consistent with the planning intention. Hiking/Heritage trail The Point-Line-Surface design concept is mainly achieved through the installation of hiking trail/bicycle track/ heritage trail (line), linking up the various heritage features (point) and packaged within an overall context of eco-tourism/agri-tourism opportunities (surfaces) . As footpath is a use that is generally permitted in all zones, there is no need for a separate land use zoning to reflect the alignment hiking/heritage trail. During the detailed design of the trail, it will be necessary to ensure that adequate supporting facilities such as signage, links to public transport, rest areas, emergency facilities and other provisions are provided plus relative points of interest are identified (Appendix B refers). Disused Schools As per Section 3.6.2.2 of this report, the preferred uses for the four disused schools within the Study Area could be accommodated under the existing GIC zoning provisions. As for implementation, existing procedure should be followed where initiative is in the hands of interested organizations or individuals. The preferred uses are by no means restrictive and all proposed uses can be accommodated within the GIC zone and this zone also provides some other uses that could be considered subject to further negotiations with relevant stakeholders and possible tenants, if necessary, to formalize final re-use options. The proposed planning mechanism can provide adequate support for implementing a range of uses for the schools. The proposed planning mechanism can provide adequate support for implementing a range of uses for the schools. Road Improvement and Phasing Improvement works is proposed at Man Kam To Road in exercising the traffic restriction plan, with further widening of Man Kam To Road subject to the traffic condition. Kong Nga Po Road and Lin Ma Hang Road are also proposed to be widened to signle-2 lanes. However, if widening of Man Kam To Road in Option 1 or Option 2 is not likely to complete on time, the basic improvement (construction of roundabouts near the VHA and at the existing check point) would still be capable of handling the cross boundary and local traffic.

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Similarly, if the widening of Lin Ma Hang Road (section between San Uk Ling and Ping Che Road) could not be completed on time, traffic management measures (access by vehicles with permit and dedicated public transport only) should be implemented. Improvements works to the village access road to Muk Wu with implementation of passing bays is proposed. However, it is not a critical improvement and it is subject to the planning of the maintenance agent.

4.6.2 Urban Design Master Plan The Urban Design Plan for RDP3 is summarized under the following major urban design elements (Figure 4.46 refers): Gateways Man Kam To and Ping Che Roads will be maintained as the two primary physical gateways into the RDP3 for visitors. Both control points will be removed and replaced with a gateway entrance landmark (i.e. structural/landscape) signifying the former boundary line of the Former Closed Area. Activity Nodes/Focal Points The village areas of Muk Wu Nga Yiu, Chow Tin Tsuen and Fung Wong Wu have been designated as heritage tourism activity nodes within the area and will be linked by a proposed Heritage Trail. It is also proposed that the existing disused building of Sam Wo Public School be a focal point for a possible farmland rehabilitation and organic farm centre within the area. The eastern portion of the RDP will be enhanced through the provision of recreational uses to stimulate the local area and provide broader economic uses without detracting from the rural character or heritage value. Landmarks The MacIntosh Forts (Graded 2 Historic Buildings) at Nam Hang and Nga Yiu will be preserved and will be the primary built visual landmarks within the RDP3. Development Intensity/Height Profile Development intensity and height profiles within the RDP3 will be maintained in the confines and building heights of the existing village areas of San Uk Ling, Muk Wu, Muk Wu Nga Yiu, Chow Tin Tsuen and Fung Wong Wu. The Special Design Area at Kong Nga Po has been recommended to adopt a Plot Ratio of 1.5 with a maximum height of 3-6 storeys, while the adjacent Residential Area has a PR of 0.75 and maximum building height of 4 storeys (including carpark) and the MKTDC has recommended development provisions of 0.4 and 9m. It is noted that a Crematorium and Columbarium could be developed within Sandy Ridge cemetery which is subject to future implementation by FEHD. View Corridors & Vantage View Points A visual corridor will be preserved along the alignment of Ping Che Road between Ta Kwu Ling and Luohu on the eastern boundary of the RDP, while the MacIntosh Forts at Nam Hang and Nga Yiu will remain as the primary vantage viewing points within the RDP3 Character Areas Due to the existing hilly terrain within the RDP3, and in particular the areas of Lo Shue Ling, pockets of Green Belts have been preserved to provide the area with a green visual backdrop as well as an important recreational resource for hiking. It is also proposed that the traditional rural village character areas of San Uk Ling, Muk Wu, Muk Wu Nga Yiu, Chow Tin Tsuen and Fong Wong Wu be preserved and enhanced for heritage tourism purposes. Existing Fung Shui Woods adjacent the villages of Muk Wu and Chow Tin Tsuen have been preserved. The remaining disused farming areas have been designated as Agriculture and Recreation areas to preserve the existing traditional rural setting of existing villages, while also providing a wider range of low-intensity uses to stimulate economic

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activity. The MKTDC will provide a comprehensive development corridor supporting a range of logistics, warehousing, high-tech, commercial and other cross-boundary related uses. Special Design Areas A Special Design Area has been designated at Kong Nga Po. This will include a comprehensive residential development which will be built and maintained under strict eco- friendly guidelines and design principles. It is envisaged that this residential neighbourhood will be a showcase for further future eco-friendly residential developments within the HKSAR. Other Major Developments There are other major developments of Man Kam To Development Corridor, Residential Area at Hung Lung Hang and Sandy Ridge Cemetery. Man Kam To Development Corridor is intended to provide for enhancement of the local environment through the provision of non-polluting logistics, warehousing/distribution centres as well as other high-tech and creative industry uses and other services that will support cross-boundary activities and the local population. The proposed zoning provisions of the Residential Area will effectively enhance the rural environment and phase out existing industrial uses through redevelopment to avoid perpetuation of industrial/residential interface problem. It is possible that Sandy Ridge Cemetery will be utilised for the provision of a Crematorium and Columbarium (C&C) to accommodate the growing need for these facilities within Hong Kong. The building proportions should be minimised to allow integrated landscaping and reduced massing of buildings across the site. Pedestrian Networks The primary pedestrian networks within the RDP3 will consist of a network of Hiking Trails that will extend from Ng Tung River in the west, along the Man Kam To Road landscape corridor, and through the proposed preserved Green Belt at Lo Shue Ling. The network of Hiking Trails will link together all the existing village areas, including the Special Design Area at Kong Nga Po, with areas outside of the RDP3. Linkages Man Kam To and Ping Che Roads will provide the primary vehicular linkages into the area, while Man Kam To Road will also provide the primary vehicular linkage within the RDP3 itself. The existing Man Kam To Cross Border Link that dissects the RDP3 will remain as the primary linkage between the HKSAR and Shenzhen within this area. A Landscape Corridor is to be retained and enhanced along Man Kam To Road providing an important green linkage to and within RDP3.

4.6.3 Landscape Master Plan This Planning Area is dominated by two prominent landscape features: Sandy Ridge on the west and Lo Shue Ling on the east. Their respective existing characters will be preserved by putting land use provisions to support the existing cemetery uses at Sandy Ridge and retaining the dominant hilly terrain of Lo Shue Ling as Green Belt. Detailed visual assessment should be considered in planning the future uses of the cemetery. However, at this time, both land use provisions protect these areas as key visual features within the planning area. The majority of the area is characterized by low-lying agricultural land/grassland/shrubland, will be retained for agricultural purposes to maintain the integrity of the rural setting. This will assist in preserving the traditional villages in the eastern portion of the Planning Area which are linked by the proposed heritage trails. It also provides protection to the ecologically sensitive areas in the western portions of the Planning Area which provides foraging areas for the Ho Sheung Heung egretry.

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Landscape improvement work along Man Kam To Road will enhance the visual amenity of the road. It also aims to provide adequate visual and noise buffer to the tranquil setting on its north and the proposed Man Kam To Development Corridor (MKTDC) on its south. Increased landscaping in this area will also enhance the setting for the proposed hiking trail which runs along the MKTDC and extends to high points of the Sandy Ridge and Lo Shue Ling. The proposed heritage trail aims to connect all features of historical interests on the northeastern portion of the Area. These features include the indigenous villages of Muk Wu, Muk Wu Nga Yiu, Chow Tin Tsuen and Fung Wong Wu, as well as the Macintosh Forts, Ta Kwu Ling Police Station and the disused Sam Wo Public School. Both the proposed hiking trail and proposed heritage trail take advantage of the two Macintosh Forts as look-out points towards Shenzhen across the Shenzhen River. (Figure 4.47 refers)

4.6.4 Conservation Plan To the east of the Ng Tung River and south of Sandy Ridge Cemetery lies an area of active and inactive wet agriculture and fishponds with links to Long Valley that supports a breeding population of Greater Painted-snipe, as well as other wetland-associated fauna, including the endangered Eurasian Otter. This area remains zoned as AGR providing it with a level of protection equal to the current situation. North of the cemetery and west of Nam Hang lies a pond reinstated as part of mitigation works for the Shenzhen River Regulation Project Stage III. A Conservation Area zoning continues to be applied to this area to protect it. Reasonably extensive areas of agricultural land are present in the Chow Tin area, and an emphasis on retaining the rural character, and in particular on organic small-scale farming, should help to retain certain features that support the current faunal community. The designation as GB of the fung shui woodland at Chow Tin and Muk Wu will protect their ecological value. (Figure 4.48 refers) The Planning Area has a scattered series of heritage features within existing villages. The majority of these features are located in the east of the Planning Area as shown in Figure 4.37. These include: MacIntosh Forts at Nam Hang (Grade 2), Nga Yiu (Grade 2); historical villages including Muk Wu (with two proposed Grade 3 Historic Buildings; the Tin Hau Temple and Village Entrance Gate), Nga Yiu, San Uk Ling, Chow Tin, and Fung Wong Wu (with two proposed Grade 3 Historic Buildings, Ng Ancestral Hall and Yeung Ancestral Hall). A degree of protection is provided for the village context through the Village Zoning for resources inside village boundaries. The MacIntosh Forts are located within G/IC zoning. Plans for adaptive re-use of such buildings will increase the level of protection substantially. The Muk Wu Nga Yiu Kilns are located in this Planning Area. Also, the archaeological potential in much of this area may be high due to long and continuous occupation and the lack of disturbance. It is important to protect archaeological heritage through appropriate land use controls. The heritage features in RDP3 will receive further safeguarding as an indirect result of the planned heritage trail in terms of sympathetic conservation and development and raised levels of community awareness. Nevertheless, the New Territories Exempted Houses (NTEH) development and any development proposal in the village should follow the existing land administrative procedure and any proposal affecting Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites should be addressed to the Antiquities and Monuments Office for comments.

4.6.5 Recreation and Tourism Plan The Recreation and Tourism Plan for the RDP3 is provided in Figure 4.49 and has been summarised as follows:

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The wetlands and agricultural land to the north of Man Kam To Road near Lo Wu have been identified as feeding areas for the Ho Sheung Heung egretry. Bird-watching and eco-tourism activities are possible however, activities should be maintained as low intensity and should not disturb the birds. For those agriculture lands further away from Ho Sheung Heung, it would be appropriate to support for agri-tourism which may include such activities as fruit picking, petting zoos, etc. or those activities that may attract a larger quantity and more frequent flows of visitors due to its closer proximity to developed residential areas and higher accessibility. The proposed hiking trail will traverse Lo Shue Ling peak and the MacIntosh Fort at Nam Hang which provide high points or lookout points for visitors to enjoy the panoramic views towards Shenzhen and the surrounding. There are a cluster of historic villages in Muk Wu, Muk Wu Nga Yiu, San Uk Ling, Chow Tin and Fung Wong Wu. These historical villages and heritage features are significant because they have experienced little change or rebuilding and retain not only many individual heritage buildings, but also their traditional layout, associated fung shui features, traditional fields and agricultural landscapes. These are all of high heritage value and could be revitalized for heritage tourism use. Activity nodes for heritage tourism can be provided by taking advantage of the heritage features and the villages. The historic villages will be linked up by the proposed heritage trail from Muk Wu to Tong Fong, among which the unique heritage features of the watch tower and kilns at Nga Yiu and the walled village of Muk Wu are situated. This provides a key attraction point for visitors that can stimulate the local economy by harnessing the opportunity to provide supporting uses in the villages that does not adversely affect the heritage value of the villages. The provision of shops, cafes and overnight accommodation will provide opportunities for local villages to provide support services for users of the trail and create a node for tourism activities. The development of these heritage-tourism nodes should be assisted and promoted through the tourism board. The fallow agricultural land around the villages has been proposed for agricultural and recreational purposes (including sustainable farming, agri-tourism, eco-tourism etc). These uses can protect the traditional rural village setting and provide leisure and tourism activities that can complement activities within the village and the proposed heritage trail. The recreation areas are intended to integrate with other recreation facilities such as the hiking /heritage/bicycle trails, while integrating with the provisions of the Village and Agricultural zones to provide a holistic approach to the provision of low-intensity tourism while preserving the natural and rural character. The targeted low-intensity uses such as horse riding schools, dog boarding/training/recreation facilities, visitor centres, local historical museums, adventure parks, organic farms, pick-your-own-crops, hobby-farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges) , rest- stops, BBQ areas, eating places and other uses that are primarily outdoor nature-based activities will allow the common land-owner to become actively involved in attracting visitors to the area and stimulating the local economy.

4.6.6 Interface with Surrounding OZPs A plan showing the adjoining OZPs to the south is shown in Figure 4.41. Retention of the existing zoning framework ensures that the proposed RDP maintains consistency with statutory controls outside of the Study Area.

4.7 Recommended Development Plan 4

4.7.1 Explanatory Statement

4.7.1.1 Planning Scheme Area

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The Area covered by the Plan is approximately 426 ha. It is bound by Lin Ma Hang in the east, Nga Yiu Ha and NENT Landfill in the south, Ping Che Road in the west and Lin Ma Hang Road in the north. The boundary of the Area is shown in a heavy broken line on the Plan. The boundary of the Area is delineated having regard to physical and topographical features such as roads, drainage channels and hills. Figure 4.50 and 4.51 provide a location plan and aerial photo plan respectively.

4.7.1.2 Description The boundary of the Area is delineated having regard to physical and topographical features such as control points, roads, drainage channels and hills as well as administrative features of existing Outline Zoning Plans (OZP). The northern boundary is delineated by the revised FCA Boundary, which runs roughly parallel with the HKSAR boundary. The southern boundary was delineated by the existence of the Wo Keng Shan OZP and Ping Che & Ta Kwu Ling OZP, which is the former Closed Area boundary. The eastern boundary is delineated by the existing Tertiary Planning Unit (TPU) boundary. The western boundary is delineated by Ping Che Road. The existing traditional villages of Heung Yuen Wai and Ha Heung Yuen are located centrally within the Plan. Villages of Tsung Yuen Ha and Chuk Yuen are located in the north-western portion of the Plan. Villages of Kaw Liu Village, Kan Tau Wai and Tong Fong are located in the south-western portion adjacent to Ping Che Road.

4.7.1.3 Physical Setting and Topography The Planning Area is dominated by two distinct topographical features, being the hilly areas to the east and the low-lying inland rural plain dominating the western and central portions. The densely vegetated Wong Mau Hang Shan (243mPD), Pak Fa Shan (75mmPD) and Tung Lo Hang (87mPD) provide the prominent peaks within the east of the Planning Area. The remainder of the planning area forms the inland rural plan which carries a number of lowland basins across the plan with associated watercourses. The plan consists of a mix or village, agricultural and natural habitats. The Area is situated in the eastern portion of the former Closed Area with a range of existing habitats as shown in Figure 4.52. The hilly areas are predominantly occupied by upland grassland. An inconsistent mix of agricultural, grassland, shrubland and secondary woodland extends across the low-lying areas.

4.7.1.4 Heritage/Cultural Features The Planning Area has a scattered series of heritage features within existing villages. A heritage plan is provided in Figure 4.53. Tsung Yuen Ha and Heung Yuen Wai are characterized by traditional village setting with Fung Shui woodland. They are good examples of a traditional cultural villages within the Study Area. A graded building is located north of Heung Yuen Wai, which is the Maclntosh Fort at Pak Fu Shan (Grade 2). Another graded building is located at Ping Che Road in the south-western portion within the Plan which is the Station (Grade 3). The villages also contain the following proposed and Graded Historic Buildings: the Kiu Fong Ancestral Hall (proposed Grade 3), Nos. 57, 58 and 59 Tsung Yuen Ha (Grade 3) and the Watchtower at No. 4, Buildings at Nos. 1, 1A, 1B, 2 and 3 and Buildings at Nos. 4 and 5 Heung Yuen Wai (Grade 1) and Buildings at Nos. 76- 78 Heung Yuen Wai (Proposed Grade 1) and Tong Fong and Wing Kit Study Hall (Proposed Grade 3). The archaeological investigation conducted under this Study has proved that a part of the Planning Area has archaeological potential. Also, the archaeological potential in much of this area may be high due to long and continuous occupation and the lack of disturbance. Nevertheless, the AMO should be consulted prior to any development that may affect the Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites in the Planning Area.

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4.7.1.5 Environmental Features The Planning Area covers areas to the east of Heung Yuen Wai, mainly with hilly/ mountainous terrain. Industrial premises are not identified within the area. The Liantang/ Heung Yuen Wai BCP is located to the west of the zone. The NENT Landfill and its Extension are located to the south of Heung Yuen Wai outside the Study Area but the LFG Consultation Zone for the facility still extends within the Planning Area. Two helipads/ helicopter landing sites are identified at Pak Fu Shan. Ping Che Road and Lin Ma Hang Road, the planned Liantang/ Heung Yuen Was BCP are the potential noise and air pollution sources of the Planning Area. There are open storage/container vehicle parks and/workshops in the areas near Pak Fu Shan. In addition, Shenzhen River and Luofang STW to the north and north-west will potentially cause odour problems to the Planning Area.

4.7.1.6 Population, Social Characteristics and Employment According to the 2006 Population By-Census4, the population of the Area was about 520. The population is concentrated within and around Ping Che Road, Heung Yuen Wai and Tsung Yuen Ha. Future expansion of population will be concentrated in villages under the Small House Policy. Future expansion of population will be concentrated in villages in the Area. It is estimated that the projected population of rural villages in the Area will increase to approximately 5,370. The substantial population increase is reflective of the anticipated return of people after the villages are removed from the Closed Area. This RDP also includes the recreational use at Ta Kwu Ling whereby residential development in ancillary of the recreational uses would be permitted could possibly increase the population further up to 1,850. The demographic analysis in Baseline Assessment of the Study Area identified that the area has a typically high proportion of aged persons residing in the closed area. The proportion of people aged over 65 was substantially higher than that of the rest of the New Territories or Hong Kong as a whole. This is reflective of the movement of younger generations toward the economic opportunities of urban areas. Economic activities are very minimal in the Planning Area due to the historic isolation of the Study Area. Some agricultural activities exist including land cultivation and livestock farming exist within the Study Area. However residents predominantly have to travel to seek employment. The anticipated growth in population would indicate that there could be a change in the economic activities within the Planning Area. The proposed land use framework will enhance economic and employment opportunities within the Planning Area. The provision of leisure and recreational opportunities (hiking, bicycle track, birdwatching) will attract visitors to the area which can rely on the establishment of supporting uses within the village areas (cafes, shops, accommodation, markets etc.). There are also enhanced options for conventional agricultural, tourism and leisure uses under the agriculture provisions that provide further opportunities for local landowners. This will provide opportunities for local residents to harness the economic opportunities created by the release of the FCA and the proposed land-use framework.

4.7.1.7 Land Ownership A land status plan is provided as Figure 4.54. The plan shows that privately owned land is predominantly located in the low-lying areas along the northern, western and southern boundaries of this Planning Area. The hilly terrain, majority of which adjacent to the western and northern boundaries of the NENT Landfill Site is within Government ownership and occupies approximately 60% of the Planning Area.

4 The “Hong Kong Resident Population by Housing Type by Specified TPU/SB, Mid 2006” is used.

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4.7.1.8 Existing Land Uses Existing villages of Heung Yuen Wai, Ha Heung Yuen, Tsung Yuen Ha, Chuk Yuen, Kau Liu (unrecognised), Kan Tau Wai and Tong Fong are located in the flat land of the Planning Area. Small plots of active agricultural lands and Fung Shui wood can be found adjacent to the recognized villages. A land use plan is provided in Figure 4.55. Most flat land lies within the central and western portion of the Planning Area and has generally been classified as good quality agricultural land. Although farming is diminishing, cultivated land and other agricultural uses are found scattered around the villages. Land under active cultivation is mainly found in Ping Yeung and Ta Kwu Ling. Other than agricultural use, a small portion of this area is actively also used for open storage and container back-up. Eight GIC facilities are identified in the Planning Area. They include Pak Fu Shan MacIntosh Fort, Pak Fu Shan operation base, Ta Kwu Ling Police Station, Ta Kwu Ling Fire Station, and Mo Law Mun Um area. All existing and suggested GIC facilities are shown in Figure 4.56.

4.7.1.9 Statutory Planning There are no existing OZPs that apply to the subject site. The adopted Ta Kwu Ling/ Ping Che OZP (S/NE-TKL/12) and Wo Keng Shan OZP (S/NE-WKS/8) are adjacent to the southern boundary of the Planning Area. With the exception of the North East New Territories (NENT) Landfill, which is zoned as Other Specified Uses, majority of the lands immediately adjacent to the Planning Area is zoned Green Belt and Agriculture under the two OZPs. A plan identifying the zoning structure adjoining the Planning Area is provided in Figure 4.57.

4.7.1.10 Opportunities and constraints (Figure 4.58 refers) i. Opportunities:  Scenic quality – The natural typology provides an opportunity to preserve the high quality upland landscapes, which in turn maintains the character and setting of the Area. The Planning Area has extensive hilly landscaped areas in the east that are complemented by large portions of undisturbed woodland and shrubland that contribute to the natural scenic quality of the area. The villages are also relatively unspoilt and retain much of their original character. The retention of the villages and their settings will contribute to the green focus for the study area and can encourage tourism.  Heritage – Tsung Yuen Ha and Heung Yuen Wai are characterized by traditional village setting with Fung Shui woodland. They are good examples of a traditional cultural villages within the Study Area. A graded building is located north of Heung Yuen Wai, which is the Maclntosh Fort at Pak Fu Shan (Grade 2). Another graded building is located at Ping Che Road in the south-western portion within the Plan which is the Ta Kwu Ling Police Station (Grade 3). Both villages also contain graded and proposed graded historic buildings. All these cultural assets are good resources for adaptive tourism uses and are linked by the proposed Hiking Trail.  Agriculture – the Planning Area is dominated by good quality flat agricultural land, particularly in the northern and western portions. These areas have good access to existing watercourses to provide irrigation. AFCD are now promoting sustainable and organic farming activities within Hong Kong. Sustainable farming activities will reduce environmental degradation while organic farming will meet a growing demand for healthier food sources.  Cross-border access – the proposed LT/HYW BCP will provide good access to the area and greater opportunities for cross-border relationships.

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ii. Constraints  Geotechnical – Much of the hilly terrain located in the eastern portion of the Planning Area has a history of landslides and instability. Any utilization of this land for development or cultivation purposes should be avoided.  Heritage – a number of Proposed and Existing Graded Historical Buildings exist within the Planning Area and all need to be protected. In addition, Fung Shui woodlands, which are typically found immediately adjacent to recognized villages in the Planning Area, might be moderate in ecological value, however high in cultural value as part of the traditional village setting.  Infrastructure – Current utilities infrastructure for sewage, drainage, water and electricity supply is mainly for supporting the existing recognized villages. Existing and planned sewage, drainage, water and power will require further assessment to identify if any upgrading / new works are required for any future development within the Planning Area.  Environment – South-eastern parks of the Planning Area fall within the 250m LFG Consultation Zone of the NENT Landfill and proposed developments within the LFG Consultation Zone will potentially subject to LFG hazard. Landfill gas hazard assessment will be required for developments falling within the landfill gas consultation zone. Landfill Gas Consultation Zone. Besides, there are different environmental pollution sources, such as Shenzhen River and Luofang Sewage Treatment Works in Shenzhen will possibly generate odour problems. Helipads will possibly result in noise impacts. Planned Liantang/ Heung Yuen Wai Boundary Control Point and potential increase in future road traffic will likely give rise to adverse air and noise quality impacts. The existing open storage and container vehicle parks/ workshops in the areas near Pak Fu Shan will potentially result in land contamination problems to the future developments.  Sewage Infrastructures & Sewerage Treatment Works - There is limited sewerage infrastructure within the Study Area due to restricted access and no planned large-scale developments. The Environmental Protection Department/The Drainage Services Department has planned several sewerage improvement works for the existing villages but these sewerage improvement works are not planned and designed for the proposed developments in this Study. In addition, the existing STWs such as SWHSTW and STKSTW do not have spare capacity to handle such large sewage flow generated from the proposed development.  Border Control Point – the proposed Liantang/Heung Yuen Wai BCP will create a dramatic change to the scenic quality of the area and will take up approximately 23ha of land. In addition, the planned BCP and preferred connection road will create a distinct scar across the landscape and create sources of noise and air pollution.  Natural Terrain Landslide Hazards – The hilly terrain in the southern and eastern portions of the Planning Area (as indicated on Figure 4.58) are a potential source of natural terrain landslides. Due consideration and study of natural terrain hazards should be carried out for any developments along the toe natural terrain hillsides.

4.7.1.11 General Planning Intention The object of this specific plan is to protect the natural setting and cultural integrity of the Planning Area and to promote sustainable agricultural activities. Provision has been made for an extensive recreation area stretching across the north of the Planning Area to provide low-intensity recreational uses to complement other nearby land uses. The Planning Area also makes provision for the future Liantang/ Heung Yuen Wai BCP and connecting roads.

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4.7.1.12 Land Use Provisions The Recommended Development Plan is provided in Figure 4.59. A description of the intention and application of the land uses is provided below: Village Type Development – Area 23.89ha (5.60%) The planning intention of this land use area is to designate both existing recognized villages and areas of land considered suitable for village expansion. Land within this area is primarily intended for development of Small Houses by indigenous villagers. It is also intended to concentrate village type development within this zone for a more orderly development pattern, efficient use of land and provision of infrastructures and services. Selected commercial and community uses serving the needs of the villagers and in support of the village development are always permitted on the ground floor of a New Territories Exempted House. Land designated for village use would apply to all existing indigenous village of Heung Yuen Wai, Ha Heung Yuen, Tsung Yuen Ha, Chuk Yuen, Kan Tau Wai and Tong Fong. Among these villages, Heung Yuen Wai and Ha Heung Yuen do slightly encroach on the 250m NENT landfill gas consultation zone. To address potential risks associated with the consultation zone, the mitigation measures should be forwarded to the Lands Department in considering future applications for small house grants within the consultation zone. These provisions should also be implemented for any other structures within the consultation zone. The potential landfill gas risks associated with developments within the consultation zone should also be considered by relevant government authorities in considering licensing/applications for column 1 uses where there is no planning control (e.g. eating places, schools on ground floor of NTEH). The provision for short-term accommodation uses can be provided through a license under the HGAO. The Home Affairs Department is responsible for implementing the Ordinance and the use of small-houses for this form of development is not inconsistent with modern leases. To further promote short-term accommodation, it is recommended to include the definition of “Holiday Flat” into the “Definition of Terms” and include under column 2 of the zoning provisions for land designated for village purposes. This will support the overall objectives for tourism and recreation in the Study Area. Conservation Area – Area 0.68ha (0.16%) This area is intended to protect and retain the existing natural landscape, ecological or topographical features of the area for conservation, educational and research purposes and to separate sensitive natural environment such as Site of Special Scientific Interest or Country Park from the adverse effects of development. There is a general presumption against development in this zone. In general, only developments that are needed to support the conservation of the existing natural landscape or scenic quality of the area or are essential infrastructure projects with overriding public interest may be permitted. The conservation zoning is recommended for the FSW that is associated with the Heung Yuen Wai Village. Environmental surveys under the SEA identified that some FSW had greater environmental significance and require increased protection to protect the integrity and ecological diversity of these areas. The surveys found that the Heung Yuen Wai FSW had a high level of significance in terms of plant diversity and woodland integrity with minimal human disturbance. This qualified the woodland for a greater level of protection under this land use designation outside of the small portion which was included in the village area defined by the Planning Department.

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Green Belt – Area 197.64ha (46.35%) The planning intention of the Green Belt area is to primarily define 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. There is a general presumption against development within this area which is predominantly utilised to protect key visual features such as hilly terrain. The designation of Green Belt responds to the topography and includes prominent hilly areas of the densely-vegetated Wong Mau Hang Shan, Pak Fu Shan and Tung Lo Hang. Green belt areas also include permitted burial grounds within the Planning Area and the Fung Shui Woodland (outside the designated village areas) associated with the villages of Ha Heung Yuen, Tsung Yuen Ha, Chuk Yuen, Kan Tau Wai and Tong Fong. An area of Green Belt is located to the north of Pak Fu Shan. It has been recommended to contribute to the green concept within the Study Area, but can still provide supporting recreational uses to the nearby recreation area. This area has limited vehicular access and is isolated, but could still provided ancillary uses to the nearby recreational uses. This may include riding trails or other uses where users Agriculture – Area 52.16ha (12.23%) This area is intended primarily to retain and safeguard good quality agricultural land/farm/fish ponds for agricultural purposes. It is also intended to retain fallow arable land with good potential for rehabilitation for cultivation and other agricultural purposes. It is generally recognized that the rehabilitation of agricultural lands for farming would be effective in conserving the rural setting and the natural environment. It is considered that the more traditional agricultural operations would be established in these areas. This area is characterised by existing traditional farming tradition and two vegetable depots. With abundant farmland available, irrigation facilities and other supportive works can be undertaken by AFCD and other works departments to enhance the viability of farming operations. This agricultural area will predominantly provide for the broad-scale cultivation with possible recreation and leisure uses (within the enhanced recreation areas) in closer proximity to the villagers to create village-life or other complementary uses to the proposed tourism provisions within the village zone. There have been a number of stream systems that have greater environmental significance. This includes the habitat mosaic around the stream system of Heung Yuen Wai/Tsung Yuen Ha and the following provisions should be incorporated to provide appropriate protection:  No land / pond filling provisions adopted under the Remarks of the future Statutory Plan  No further modification or channelization  No sewage discharge  Organic farming preferred/promoted in the catchment area  Preservation of an ecologically functioning riparian zone  strictly enforce the administrative measures restricting development of NTEH within close proximity to natural watercourses within these catchments Boundary Control Point – Area 23.19ha (5.44%) An area has been designated for the future provision of the proposed LT/HYW BCP. The planning intention should be to provide for all relevant cross border infrastructure and associated facilities. The schedule of permissible uses should allow appropriate

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development to achieve this intention and any development provisions should be consistent with the size and scale of the proposed facility under the respective planning study. Recreation Area – Area 123.30ha (28.92%) Pak Fu Shan The 27.7ha area is located adjacent to the Border with Shenzhen and occupies the typically abandoned agricultural land around Pak Fu Shan, north of the Tseung Yuen Ha, Ha Heung Yuen and Heung Yuen Wai. It is located in close proximity to an area of Shenzhen that is dominated by a mix of residential, industrial and infrastructure uses. It is occupied by a number of temporary structures that are used for domestic and non-domestic purposes as well as some limited open storage uses. This area was designated for recreational purposes under the DDP as it:  has low environmental value  has low scenic value being predominantly north-facing towards Shenzhen with a mixture of temporary structures  is in close proximity to the proposed pick up/ set down bays for public transport vehicles and parking facilities for coaches and private cars to provide good public access and can provide indirect economic benefits to the nearby villages  is adjacent to the proposed hiking/heritage trails and bicycle track as well as the potential Country Park which can utilise the future facilities of the REC area Ta Kwu Ling The central portion of the site along Lin Ma Hang Road has extensive active and fallow agricultural land and is occupied by a number of indigenous villages with heritage significance. To enhance the opportunities for local villagers and landowners, a 95.6ha area has been designated for recreational purposes. This provides more economic land use opportunities to create visitor destinations that celebrate the heritage, village-life, agricultural and recreational assets of this area. The planning intention is for the areas to provide low-intensity recreational uses. The recreation areas are intended to integrate with other recreation facilities such as the hiking /heritage/bicycle trails and the potential Country Park, while integrating with the provisions of the Village and Agricultural zones to provide a holistic approach to the provision of low- intensity tourism while preserving the natural and rural character. The targeted low-intensity uses such as horse riding schools, dog boarding/training/recreation facilities, visitor centres, local historical museums, adventure parks, organic farms, pick-your-own-crops, hobby- farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges), rest-stops, BBQ areas, eating places and other uses that are primarily outdoor nature-based activities will allow the common land-owner to become actively involved in attracting visitors to the area and stimulating the local economy. Government Institution and Community Facilities (GIC) – Area 1.96ha (0.46%) This land use area is intended primarily for the provision of Government, institution or community facilities serving the needs of the local residents and/or a wider district, region or the territory. It is also intended to provide land for uses directly related to or in support of the work of the Government, organizations providing social services to meet community needs, and other institutional establishments. The existing eight government, institutional and community facilities, including the Pak Fu Shan MacIntosh Fort, Pak Fu Shan operation base, Ta Kwu Ling Police Station, Ta Kwu Ling Fire Station, would remain designated as G/IC uses.

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4.7.1.13 Transport Services The area is mainly served by Lin Ma Hang Road and Ping Che Road which are the major corridors with local villages. Lin Ma Hang Road is a single track road and it is anticipated that the development traffic would initiate capacity problem of the single track road. Improvement works should therefore be required to provide single-2 configuration along the whole section of roads. On the other hand, it is anticipated that there would be no adverse performance at the key junction at Lin Ma Hang Road. It is anticipated that the widening works of Lin Ma Hang Road (section between Ping Che Road and Pak Fu Shan) could be completed under the Liantang/ Heung Yuen Wai BCP project. However, in case the widening works of the another section of Lin Ma Hang Road (section between Pak Fu Shan and Wang Lek) could not complete on time, interim traffic management scheme should be implemented to avoid congestion at the single track section. It is proposed to release that section of Lin Ma Hang Road for people‟s access but not for vehicles. Only vehicles with permit, such as the private vehicles from the local villages and dedicated public transport services, could be authorised to run on the road. Moreover, the allowed vehicles should be limited to 7m or below to enhance traffic operation safety. The existing Ping Che Road for section near Lin Ma Hang Road is in single-2 configuration and there should be no capacity problem arisen from the traffic generated in the Closed Area. However, any improvement proposal on the full section of Ping Che Road should be subject to the ongoing NDA Study. Apart from the rural roads, minor improvement works is also proposed to the local access road of Ha Heung Yuen and the proposed relocation site of Chuk Yuen (due to the construction of Liantang / Heung Yuen Wai BCP). The access road to Ha Heung Yuen is a single track road without passing bays, it is hence recommended to provide passing bays as a safer traffic facility. However, it is not a critical improvement and therefore it is subject to the determination of the maintenance agent on the implementation schedule and need. The access road to the future possible relocation of Chuk Yuen is also a single track road without passing bays. Similar improvement works is proposed but it is subject to the relocation schedule. The road improvement layout for rural roads and village access roads are shown in Figure 6.2.1.

4.7.1.14 Implementation This RDP is an administrative plan indicating the land use framework to guide the preparation of statutory planning controls for the Study Area. Statutory planning control would be created by the preparation of a new Outline Zoning Plan for areas not currently covered by statutory plans in accordance with the provisions under the Town Planning Ordinance. Strategic implementation issues for the entire Study Area are considered under Section 5 of the report. There key implementation issues for placing the proposed land use framework include: Recreation Area Adoption of the conventional recreational zoning provisions for the proposed Recreation Area could provide an appropriate approach in terms of permissible land uses. The planning intention should promote nature-based activities, low-scale accommodation, agri- tourism and eco-tourism that does not detract from the natural, historic or rural settings in the area. Complementary uses could include, but not be limited to, low-intensity uses such as horse riding schools, dog boarding/training/recreation facilities, visitor centres, local historical museums, adventure parks, organic farms, pick-your-own-crops, hobby-farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges) , rest- stops, BBQ areas, eating places and other uses that are primarily outdoor nature-based activities as well as eco-parks and nature parks. In this regard, there would be a

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presumption against significant development such as major theme parks and hotels which should be detailed in the explanatory statement. The explanatory statement for the Pak Fu Shan Area should also identify the existence of the operational helipad at the Pak Fu Shan operational base for initial land use considerations and require the submission of an environmental report addressing noise issues. There would be an assumption that any residential development could only be ancillary to other uses such as short-term or employee accommodation. These restrictions should be imposed in the remarks section of the schedule of uses to ensure an appropriate level of development is achieved. Development would effectively rely on private sector initiatives, taking into account the improved hard and soft infrastructure and increased tourism opportunities in the area. There is some government land scattered throughout the site which could be leased to legitimate developers as a means of providing consolidated allotments that can provide development consistent with the planning intention. Village Accommodation The provision for short-term accommodation uses can be provided through a license under the HGAO. The Home Affairs Department is responsible for implementing the Ordinance and the use of small-houses for this form of development is not inconsistent with modern leases. To further promote short-term accommodation, it is recommended to include the definition of “Holiday Flat” into the “Definition of Terms” and include under column 2 of the zoning provisions for land designated for village purposes. This will support the overall objectives for tourism and recreation in the Study Area. Hiking/Heritage Trail and Cycle Track The Point-Line-Surface design concept is mainly achieved through the installation of hiking trail/bicycle track/ heritage trail (line), linking up the various heritage features (point) and packaged within an overall context of eco-tourism/agri-tourism opportunities (surfaces) . As footpath is a use that is generally permitted in all zones, there is no need for a separate land use zoning to reflect the alignment hiking/heritage trail. During the detailed design of the trail, it will be necessary to ensure that adequate supporting facilities such as signage, links to public transport, rest areas, emergency facilities and other provisions are provided plus relative points of interest are identified (Appendix B refers). A section of cycle track is proposed from Ping Che to Lin Ma Hang to improve connectivity in the eastern portion of the area that will be excised from the FCA. The connectivity to the surrounding areas and implementation of the proposed cycle track is largely hinged on the new development areas to the south of the track. During the detail design and implementation stage, consideration should be given to continuing and connecting to the cycle track network and associated facilities during the planning and related engineering studies in the new development areas (i.e. Ping Che/Ta Kwu Ling NDA) of the New Territories North and the planned provision of a comprehensive cycle tracks network in New Territories. Road Improvement and Phasing Widening works is proposed at Lin Ma Hang Road for upgrading to single-2 lanes. The Lin Ma Hang Road (section between Ping Che Road and Pak Fu Shan) will be widened under the Liantang/ Heung Yuen Wai BCP project. Traffic management measures (access by vehicles with permit and dedicated public transport only) should be implemented at the

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section of Lin Ma Hang Road between Pak Fu Shan and Wang Lek if its widening works could not be completed on time. Minor improvement works (construction of passing bays) is also proposed to the local access road of Ha Heung Yuen and the proposed relocation site of Chuk Yuen (due to the construction of Liantang / Heung Yuen Wai BCP). However, it is not a critical improvement and therefore it is subject to the planning of the maintenance agent and the construction schedule of the relocated Chuk Yuen village.

4.7.2 Urban Design Master Plan The Urban Design Plan for RDP4 is summarized under the following major urban design elements (Figure 4.62 refers): Gateways Ping Che Road will be maintained as the primary physical gateway into the RDP4 for visitors. The control point will be removed and replaced with a gateway entrance statement (i.e. structural/landscape) signifying the former boundary line of the Former Closed Area. Activity Nodes/Focal Points The village areas of Tong Fong, Tsung Yuen Ha, Ha Heung Yuen and Heung Yuen Wai have been designated as heritage tourism activity nodes within the area and will be linked by a proposed Heritage Trail. Two recreation nodes are proposed providing low intensity recreational uses in the area that integrate with the agricultural and village planning intentions to create a holistic approach to providing economic activity in the area. The proposed Heung Yuen Wai Boundary Control Point will also form a future activity/focal point within the RDP4. Landmarks The MacIntosh Fort (a Grade 2 Historic Building) at Pak Fu Shan as well as the Ta Kwu Ling Police Station (a Grade 3 Historic Building) will be preserved and will be the primary built visual landmarks, within the RDP4. Development Intensity/Height Profile Development intensity and height profiles within the area will be within the confines and building heights of the existing village areas of Kan Tau Wai, Tong Fong, Tsung Yuen Ma, Ha Heung Yuen and Heung Yuen Wai. Low intensity recreational uses have been proposed, however due to their low-scale and use, development intensity and height profiles be minimised with ancillary residential development only permitted at a plot ratio of 0.2 and maximum building height of 6m. The proposed Heung Yuen Wai Border Control Point will increase the development intensity on the northern boundary. It is also noted however, that the area outside of the RDP4 directly to the south-west that includes the Ta Kwu Ling NDA has been proposed as Strategic Development Area in the future. This will in turn affect and increase the development intensity and height profile of areas directly adjacent. View Corridors & Vantage View Points A visual corridor will be preserved along the alignment of Ping Che Road between Ta Kwu Ling and Luohu on the western boundary of the RDP, while the MacIntosh Fort at Pak Fu Shan will remain as the primary vantage viewing point within the RDP5. Character Areas Due to the existing hilly terrain within the RDP4 and in particular the areas of Heung Yuen Wai, pockets of Green Belts have been preserved to provide the area with a green visual back drop as well as an important recreational resource for hiking. It is also proposed that the traditional rural village character areas of Kan Tau Wai, Tong Fong, Tsung Yuen Ma, Ha Heung Yuen and Heung Yuen Wai be preserved and enhanced for heritage tourism purposes. Existing Fung Shui Woods adjacent the villages of Kam Tau Wai, Tsung Yuen Ha

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and Heung Yuen Wai have been preserved. The fallow agricultural land around the villages has been proposed for agricultural and recreational purposes (including sustainable farming, agri-tourism, eco-tourism etc). These uses can protect the traditional rural village setting and provide leisure and tourism activities that can complement activities within the village and the proposed heritage trail. The recreation areas are intended to integrate with other recreation facilities such as the hiking /heritage/bicycle trails, while integrating with the provisions of the Village and Agricultural zones to provide a holistic approach to the provision of low-intensity tourism while preserving the natural and rural character. The targeted low-intensity uses such as horse riding schools, dog boarding/training/recreation facilities, visitor centres, local historical museums, adventure parks, organic farms, pick- your-own-crops, hobby-farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges) , rest-stops, BBQ areas, eating places and other uses that are primarily outdoor nature-based activities will allow the common land-owner to become actively involved in attracting visitors to the area and stimulating the local economy. Special Design Areas No Special Design Areas are designated within the RDP4. Pedestrian Networks The primary pedestrian networks to and within the RDP4 will consist of a Cycle Track which will follow Lin Ma Hang Road, and will finish at the village of Lin Ma Hang (within RDP5) to the east. A Heritage Trail is also proposed linking areas to the west with the villages of Kan Tau Wai and Tong Fong. Another Heritage Trail will link the villages of Tsung Yuen Ma, Ha Heung Yuen and Heung Yeung Wai, with the village area of Lin Ma Hang located within RDP5 to the east. The remaining pedestrian networks consist of proposed Hiking Trails within and around the potential Country Park. The proposed Hiking Trails will also form an important pedestrian link with the potential Country Parks and Green Belt areas with Starling Inlet. Linkages Ping Che Road will provide the primary vehicular access into the area, while Lin Ma Hang Road will provide the primary vehicular linkage within the RDP4 itself. The proposed future Heung Yuen Wai BCP and connecting roads will dissect the RDP4 and will act as the primary linkage between HKSAR and Shenzhen within this area.

4.7.3 Landscape Master Plan The Planning Area is characterized by two distinct topographical features - the hilly areas of Wong Mau Hang Shan, Pak Fa Shan and Tung Lo Hang, and the good quality low-lying agricultural plain in the western and central portions. The designation of the hilly areas as Green belt will preserve these key visual feature as backdrop to the rural plan. Designation of the plain for agricultural and low-intensity recreational purposes will protect the traditional setting of the surrounding villages while also generating opportunities for integrated tourism activities (e.g. farm-stays, leisure farming, camping grounds, eco-lodge etc). It is also intended that these areas would provide integrated cultivation uses to address the growing demand for organic and sustainable produce in Hong Kong. It is intended to preserve the concentration of secondary woodland within the Pak Fu Shan recreational area where possible to retain the rural character. Planning provisions to have a no-net-loss in secondary woodland are proposed. The proposed hiking trail and proposed cycle track span across the entire planning area along Ling Ma Hang Road. They provide access to the high points at Wong Mau Hang Shan and Pak Fa Shan, and as such allow for scenic panoramic views from the peaks for hikers and cyclists. The proposed heritage trail provides access to heritage features in the Planning Area, inter alia, the indigenous village of Tsung Yuen Ha, Heung Yuen Wai, Ha Heung Yuen and their Fung Shui features, as well as the MacIntosh Fort (Pak Fu Shan).

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Landscape improvement works are promoted to reduce the visual impact of the connecting road associated with the proposed Liantang / Heung Yuen Wai BCP subject to further investigation under the Investigation and Preliminary Design (I&PD) Study for the BCP. Extensive landscaping under elevated roadways is expected to minimize visual impact of the structure subject to detailed design for the roadway.

4.7.4 Conservation Plan This area contains a mosaic of grassland, fung shui woodland, abandoned and active agriculture almost unique in Hong Kong, while at Heung Yuen Wai is present an unpolluted, unmodified stream system that is of importance to a diverse riparian flora and fauna. Zoning as AGR will provide some protection of the ecological function of these areas, especially if the result is an organic farming regime that minimises pollutant run-off into streams. The extensive areas of Green Belt will protect the floristic value of existing grassland, shrubland and woodland areas, including the fung shui woodland at Kan Tau Wai and Tsung Yuen Ha, as well the upland grassland bird communities present in hilly areas. More ecologically valuable fung shui woodland at Heung Yuen Wai will be afforded a higher degree of protection, and zoned as Conservation Area. (Figure 4.64 refers) The Planning Area RDP4 has a scattered series of heritage features within existing villages. Tsung Yuen Ha and Heung Yuen Wai are characterized by traditional village setting with Fung Shui woodland. They are a good example of a traditional cultural village within the Study Area. Village zoning will provide a level of administrative protection to heritage in these communities. A Grade 2 Historic Building is located north of Heung Yuen Wai, which is the Maclntosh Fort at Pak Fu Shan. Another graded building is located at Ping Che Road in the south-western portion within the Plan which is the Ta Kwu Ling Police Station (Grade 3).. All these cultural assets are good resources for adaptive tourism uses and are linked by the proposed Hiking Trail. The heritage features in RDP4 will receive further safeguarding as an indirect result of the planned heritage trail in terms of sympathetic conservation and development and raised levels of community awareness. Tong Fong, Tsung Yuen Ha and area close to Pak Fu Shan are identified with some archaeological potential. The archaeological potential in much of the rest of the area may be high due to long and continuous occupation and the lack of disturbance. It is important to protect archaeological heritage through appropriate land use controls. Nevertheless, the New Territories Exempted Houses (NTEH) development and any development proposal in the village should follow the existing land administrative procedure and any proposal affecting Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites should be addressed to the Antiquities and Monuments Office for comments.

4.7.5 Recreation and Tourism Plan The Recreation and Tourism Plan for the RDP4 is provided in Figure 4.65 and has been summarised as follows: A number of historic villages including Kan Tau Wai, Tong Fong, Tsung Yuen Ha, Heung Yuen Wai and Ha Heung Wai are scattered in the area. They are rich of cultural heritage resources and are linked up by the proposed heritage trail to promote heritage tourism. Areas of farmland around the existing villages are suitable for more traditional agricultural operations for production and will preserve the rural village setting. The extensive agricultural land around Ta Kwu Ling has been enhanced through the designation of increased recreational areas with potential to provide leisure and recreational opportunities. These facilities can contribute to increased tourism activity in the villages as

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tourism/heritage nodes. Villagers can harness this activity by providing supporting uses such as shops, cafes and accommodation without affecting the heritage value of the village which also forms an attraction point. There is an entrance/exit point at Ping Che for the proposed hiking trail and bicycle track. The hiking trail runs along Lin Ma Hang Road from Ta Kwu Ling to Lin Ma Hang in parallel with the bicycle track. The MacIntosh Fort at Pak Fu Shan can provide dramatic views to highly urbanized Shenzhen and the rural villages in Ta Kwu Ling. In addition, extensive recreational areas that provide uses such as horse riding schools, camping grounds or other recreation outdoor-orientated facilities will work in parallel to the village and agriculture land use provisions to promote an extensive agri-tourism and eco- tourism area that supports the local economy. The recreation areas include provisions for overnight accommodation which will in-turn increase economic activity. The recreation areas are intended to integrate with other recreation facilities such as the hiking /heritage/bicycle trails and the potential Country Park, while integrating with the provisions of the Village and Agricultural zones to provide a holistic approach to the provision of low- intensity tourism while preserving the natural and rural character. The targeted low-intensity uses such as horse riding schools, dog boarding/training/recreation facilities, visitor centres, local historical museums, adventure parks, organic farms, pick-your-own-crops, hobby- farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges) , rest-stops, BBQ areas, eating places and other uses that are primarily outdoor nature-based activities will allow the common land-owner to become actively involved in attracting visitors to the area and stimulating the local economy.

4.7.6 Interface with Surrounding OZPs A plan showing the adjoining OZPs to the south is shown in Figure 4.57. Retention of the existing zoning framework ensures that the proposed RDP maintains consistency with statutory controls outside of the Study Area.

4.8 Recommended Development Plan 5

4.8.1 Explanatory Statement

4.8.1.1 Planning Scheme Area The area (Planning Area) covered by Recommended Development Plan 5 (RDP5) is about 322 ha. It is bounded by the hilly area of Robin‟s Nest in the east, the predominantly vacant area of Wo Keng Shan which provides a connection to Pat Sin Leng Country Park in the south, the NENT Landfill in the west and the urbanized area of Shenzhen in the north. Figure 4.66 and 4.67 provide a location plan and aerial photo plan respectively.

4.8.1.2 Description The boundary of the Area is delineated having regard to physical and topographical features such as control points, roads, drainage channels and hills as well as administrative features such as the existing and revised Closed Area boundary, Tertiary Planning Unit and surrounding approved Outline Zoning Plans (OZP). The northern boundary is delineated by the revised FCA Boundary which runs roughly parallel with the HKSAR boundary. The southern boundary is delineated by the northern boundary of the adopted Wo Keng Shan OZP which is south of the existing Closed Area boundary. The eastern boundary is delineated by eastern extent of San Kwai Tin stretching south using topographical features. The western boundary was delineated by the existing Tertiary Planning Unit (TPU) boundary and has been set in terms of the topographical features. The existing traditional village of Lin Ma Hang is located centrally within the plan. The abandoned Village of San Kwai Tin is located in the northeastern portion of the Plan.

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4.8.1.3 Physical Setting and Topography Lin Ma Hang is located centrally in the Planning Area on low land. The rest of the Planning Area is hilly terrain dominated by secondary woodland/shrubland and upland grassland as shown in the Habitat Map in Figure 4.68. The hilly terrain extends south-eastward and intersects with the ecologically sensitive area of Robin‟s Nest at the eastern portion of the Planning Area. On the north side of the Planning Area is a concentration of permitted burial grounds. Shenzhen is across the northern boundary of this Planning Area through a valley- like landform. Lin Ma Hang village provides the only human features within the Planning Area with Fung Shui Woods lying to the immediate north-east of the village.

4.8.1.4 Heritage/Cultural Features In this Planning Area, majority of the heritage features are located in the middle portion as shown in Figure 4.69. Lin Ma Hang village is characterised by a traditional village setting with Fung Shui woodland and pond. The resources within the village itself are a good example of a traditional cultural village within the Study Area. As well, there is a Declared Monument located south of Lin Ma Hang which is the Former Residence of Ip Ting-sz. In addition to the Declared Monument, the Kong Shan MacIntosh Fort is an existing graded historic building within the Planning Area, as is the Ip Ancestral Hall at Lin Ma Hang (Grade 3). There are also two other proposed graded historic buildings, all in or near Lin Ma Hang (the Koon Ancestral Hall and the Old Bridge; both proposed to become Grade 3 Historic Buildings). The Tong To Shan Archaeological Site is located at the southwestern portion of the Planning Area. Nevertheless, the AMO should be consulted prior to any development that may affect the Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites in the Planning Area.

4.8.1.5 Environmental Features Two existing SSSI are located within the Planning Area. Lin Ma Hang Lead Mines, located a short distance to the east of Lin Ma Hang, was declared a SSSI owing to the large bat roost present. Lin Ma Hang stream, immediately adjacent to the village of the same name, was declared an SSSI in July 2007 on the basis of the extremely diverse lowland fish community present in the stream, including the largest natural population of the rare Chinese Rasbora in HK, as well as the only confirmed location of Spiny Eel in Hong Kong. Both SSSI maintain their scientific value and their listing will be retained. The areas to the east of Pak Fu Shan are mainly with hilly/ mountainous terrain. The area is rural in character with low rise village type developments in Lin Ma Hang. Industrial premises are not identified. Two helipads are located in this planning area. The background noise environment is generally tranquil. In addition, Shenzhen River to the north will potentially cause odour problem to the Planning Area. The shrubland and forest areas from Lin Ma Hang to Pak Kung Au are of high ecological value due to rich plant diversity and ecological linkage with adjacent areas of Guangdong. The NENT Landfill and its extension area are located to the south-west of the Planning Area and are outside the Study Area. Notwithstanding, part of the 250m landfill gas consultation zone for the landfill site extends into the south-western portions of the Study Area.

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4.8.1.6 Population, Social Characteristics and Employment According to the 2006 Population By-Census5, the population of the Area was about 80. The population is concentrated within and around Lin Ma Hang. San Kwai Tin which is located in the northeast of the Plan is currently unoccupied. Future expansion of population will be concentrated in villages in the Area. It is estimated that the projected population of rural villages in the Area will increase to approximately 4,150. The substantial population increase is reflective of the anticipated return of villagers after the opening of the Closed Area. The demographic analysis in Baseline Assessment of the Study Area identified that the area has a typically high proportion of aged persons residing in the closed area. The proportion of people aged over 65 was substantially higher than that of the rest of the New Territories or Hong Kong as a whole. This is reflective of the movement of younger generations out to seek economic opportunities. No significant economic activities exist within the planning area since the only village areas are located within the Closed Area with restricted access. Residents would need to travel outside the Closed Area to access employment. The proposed land use framework will enhance economic and employment opportunities within the Planning Area. The provision of leisure and recreational opportunities (hiking, bicycle track, birdwatching) will attract visitors to the area which can rely on the establishment of supporting uses within the village areas (cafes, shops, accommodation, markets etc.). There are also enhanced options for conventional agricultural, tourism and leisure uses under the agriculture provisions that provide further opportunities for local landowners. This will provide opportunities for local residents to harness the economic opportunities created by the release of the FCA and the proposed land-use framework.

4.8.1.7 Land Ownership A land status plan is provided as Figure 4.70. The plan shows that privately owned land is predominantly located in the agriculture and flat land area around Lin Ma Hang. The rest of the land is hilly terrain and is under public ownership and accommodates approximately 86% of the Planning Area.

4.8.1.8 Existing Land Uses Other than the existing village of Lin Ma Hang and some small areas of active agriculture adjacent to the village in the lower-lying portions, the Planning Area is predominantly hilly terrain which is vacant and heavily vegetated. The NENT Landfill and NENT Landfill Extension are located to the south and southwest, just outside of the Planning Area. The 250m consultation zone of the NENT Landfill and its Extension extends within the southern portion of the Planning Area that is predominantly hilly landscaped area. Three permitted burial grounds takes up another significant portion of the Planning Area; they are located in the north-western, middle, and north-eastern portion as illustrated in the land use plan (Figure 4.71). In total there are 2 existing GIC facilities within the Planning Area and all existing and suggested GIC facilities are shown in Figure 4.72. A disused school - King Sau Public School is located in the northeastern section of the existing Lin Ma Hang village. The village of San Kwai Tin is located in the north eastern section of the Planning Area, however this has been unoccupied for some time. A small number of abandoned structures exist within the village area.

5 The “Hong Kong Resident Population by Housing Type by Specified TPU/SB, Mid 2006” is used.

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4.8.1.9 Statutory Planning There are no existing OZPs that apply to the Planning Area. The approved Wo Keng Shan OZP (S/NE-WKS/8) is adjacent to the southern boundary of the Planning Area. Land immediately adjacent to the Planning Area is predominantly zoned Green Belt (hilly area) under the Wo Keng Shan OZP except the NENT landfill which is zoned Other Specified Uses (OU) - Landfill. Moreover, the area at the north-eastern part of the Wo Keng Shan OZP and to the south of NENT Landfill is in the process to rezoned to Other Specified Uses (OU) - Landfill under the NENT Landfill Extension project. A plan identifying the zoning structure adjoining the Planning Area is provided in Figure 4.73.

4.8.1.10 Opportunities and constraints i. Opportunities: Please refer to the Opportunities and Constraints plan in Figure 4.74.  Environmental – the environmental value of the area creates an opportunity to preserve high quality landscapes that contribute to the character and setting the area. The hilly landscaped area in the eastern portion of the Plan extends to Sha Tau Kok and has environmental linkages with Pat Sin Ling Country Park. Two SSSI exist within the planning area which further enhances the environmental value of this location.  Tourism – The visual setting of Lin Ma Hang and traditional village layout provide an attractive destination for visitors. Lin Ma Hang is also close to many key features of the Study Area such as Robin‟s Nest and is accessible via the proposed hiking trail.  Heritage Value – The area possesses a high concentration of heritage resources in a traditional village setting. Lin Ma Hang includes the Residence of Ip Ting-sz (Declared Monument), Ip Ancestral Hall (Grade 3 Historic Building), Koon Ancestral Hall (proposed Grade 3 Historic Building), Lau Ancestral Halls (2), Kwan Tai Temple, Kwun Yam Temple, entrance gates (3), an old stone bridge (a proposed Grade 3 Historic Building), fung shui pond and fung shui hill. Only the Declared Monument will have Statutory protection. This will, however, enhance the need for careful planning to ensure all heritage features are protected appropriately.  Visual setting – Lin Ma Hang is located in a valley like setting with surrounding hilly landscaped areas that create a green backdrop to the village. It creates an attractive atmosphere that can be celebrated to facilitate appropriate tourism activity. ii. Constraints  Heritage Protection - Protection of the village setting and surrounding natural and environmental features will limit any significant variation to the existing land use pattern. In this regard, constraining the land to protect and enhance the status quo is necessary.  SSSI – The Lin Ma Hang Stream traverses through the village of Lin Ma Hang. Lin Ma Hang Stream is one of the lowland streams recognized as having high ecological value, primarily due to the very high diversity of primary freshwater fish. A total of 16 species has been recorded and 14 of them are native species which represent nearly 50 percent of the native primary freshwater fish in Hong Kong. This stream also supports a number of rare freshwater fish species, including Rasbora steineri, Rasborinus lineatus and Mastacembelus armatus. The Lin Ma Hang Lead Mines SSSI is an undisturbed resting ground for bats and have become one of the most important but colonies hosing over 2,000 bats.

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 Terrain/Geotechnical – much of the hilly terrain located in the eastern portion of the Planning Area has a history of landslides and instability. Any utilization of this land for development or cultivation purposes should be avoided. In addition, it contributes significantly to the scenic setting of the area and should be retained.  Access – Lin Ma Hang can only be accessed by a single lane two-way access along Lin Ma Hang Road. Initial traffic management measures suggested that the closed-road restrictions be maintained in this portion of the Study Area which would limit vehicular access for general visitors to public transport.  Environment – South-western parts of the Planning Area fall within the 250m LFG Consultation Zone of the NENT Landfill and its Extension and proposed developments within the LFG Consultation Zone will potentially subject to LFG hazard. Landfill gas hazard assessment will be required for developments falling within the landfill gas consultation zone. Landfill Gas Consultation Zone. Besides, there are different environmental pollution sources. Shenzhen River will possibly generate odour problem. Helipads will likely result in noise impacts. Potential increase in future road traffic will likely give rise to adverse air and noise quality impacts.  Sewage Infrastructures & Sewerage Treatment Works - There is limited sewerage infrastructure within the Study Area due to restricted access and no planned large-scale developments. The Environmental Protection Department/The Drainage Services Department has planned several sewerage improvement works for the existing villages but these sewerage improvement works are not planned and designed for the proposed major developments in this Study. In addition, the existing STWs such as SWHSTW and STKSTW do not have spare capacity to handle such large sewage flow generated from the proposed developments.  Limited infrastructure – The Planning Area has limited infrastructure with limited capacity. Any development would need to consider access and upgrades to existing services.  Water Quality – there is no reticulated sewer system for Lin Ma Hang and the surrounding village relies on soak away pits to manage effluent. This could affect the water quality of Lin Ma Hang stream.  Burial Grounds – Any development that will adversely affect permitted burial grounds should be avoided.

4.8.1.11 General Planning Intention The object of this specific plan is to protect the natural setting, environmental diversity and cultural integrity of the Planning Area. The land use pattern and surrounding facilities should also promote Lin Ma Hang as a key tourism node.

4.8.1.12 Land Use Provisions The Recommended Development Plan is provided in Figure 4.75. A description of the intention and application of the land uses is provided below: Village Type Development – Area 15.20ha (4.72%) The planning intention of this land use area is to designate both existing recognized villages and areas of land considered suitable for village expansion. Land within this area is primarily intended for development of Small Houses by indigenous villagers. It is also intended to concentrate village type development within this zone for a more orderly development pattern, efficient use of land and provision of infrastructures and services. Selected commercial and community uses serving the needs of the villagers and in support

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of the village development are always permitted on the ground floor of a New Territories Exempted House. The general village designation will be applied to the unoccupied village of San Kwai Tin. This will recognise the indigenous status of the village. Re-establishment of the village would be subject to the provisions for village type development. The village designation for Lin Ma Hang flanks the eastern side of the Lin Ma Hang SSSI. Appropriate administrative controls should be enforced to protect the SSSI while the ETWB Technical Circular (Works) No. 5/2005 should be used to protect the SSSI. This provision should be explained to the local villagers to ensure there is transparency and understanding in the NTEH process. Lin Ma Hang Village has also been identified heritage value and tourism potential. Initial concepts to support tourism and promote cultural heritage protection have been the adaptive re-use of exempted territories houses within villages for the provision of small- scale tourism (i.e. bed and breakfast or guesthouse accommodation). It includes the only Declared Monument in the Study Area: Residence of Ip Ting-sz. For any proposal affecting the Declared Monuments or Graded Buildings in the respective zones, comments from AMO should be sought. Lin Ma Hang could become a base for day or overnight hiking groups. This would activate the local economy and encourage the retention, protection and maintenance of heritage features as an attraction for visitors. Increased measures to facilitate greater access would be required. In essence, a public transport interchange is proposed at the gateway section of Lin Ma Hang Road on the northwest portion of the Planning Area to enhance accessibility. The provision for short-term accommodation uses can be provided through a license under the HGAO. The Home Affairs Department is responsible for implementing the Ordinance and the use of small-houses for this form of development is not inconsistent with modern leases. To further promote short-term accommodation, it is recommended to include the definition of “Holiday Flat” into the “Definition of Terms” and include under column 2 of the zoning provisions for land designated for village purposes. This will support the overall objectives for tourism and recreation in the Study Area. Conservation Area – Area 1.81ha (0.56%) This zoning is intended to protect and retain the existing natural landscape, ecological or topographical features of the area for conservation, educational and research purposes and to separate sensitive natural environment such as Site of Special Scientific Interest or Country Park from the adverse effects of development. There is a general presumption against development in this zone. In general, only developments that are needed to support the conservation of the existing natural landscape or scenic quality of the area or are essential infrastructure projects with overriding public interest may be permitted. The conservation zoning is recommended for the FSW that is associated with the Lin Ma Hang Village. Environmental surveys under the SEA identified that some FSW had greater environmental significance and require increased protection to protect the integrity and ecological diversity of these areas. The surveys found that the Lin Ma Hang FSW had a high level of significance in terms of plant diversity and woodland integrity with minimal human disturbance. This qualified the woodland for a greater level of protection under this designation where it has not been included in the village mapping completed by the Planning department.

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Green Belt – Area 129.55ha (40.19%) The planning intention of the Green Belt zone is to primarily define 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. There is a general presumption against development within this area which is predominantly utilised to protect key visual features such as hilly terrain. Vast mountainous terrain of undisturbed secondary woodland between Lin Ma Hang and Sha Tau Kok occupies the eastern portion of this Planning Area and is proposed as a potential Country Park. It covers much of the northern slopes of the Robin‟s Nest up to the Lin Ma Hang Lead Mines SSSI. The provisions for Green Belt have been provided as a buffer between the potential Country Park and two villages within the Planning Area. It also applies to the hilly terrain which forms the valley occupied by Lin Ma Hang Village linking the potential Country Park with Wong Mau Hang Shen. This area includes permitted burial grounds, shrubland or secondary woodland and also the Tong To Shan Archaeological Site. Appropriate provisions should be provided within the statutory explanatory statement to ensure that the AMO is made aware of any development that may affect the Archaeological Site. Country Park – Area 134.04ha (41.59%) The intention of the potential country park zoning is to identify areas with features of recreation, education, special biological, geological or historical interest or the presence of representative habitats of the territory have high conservation value, thus deserving special care and protection. A Country Park is designated under the Country Parks Ordinance (Cap. 208). All uses and developments require consent from the Country and Marine Parks Authority and approval from the Town Planning Board is not required. There are areas of specific environmental importance within the proposed park where access should be restricted such as the Lin Ma Hang Lead Mines. Public access to the mines should be discouraged so that the ecological and scientific integrity is not compromised from human disturbance. Appropriate management practices should be adopted by AFCD who will implement and manage the park to discourage access to these sensitive areas. The exact delineation of the zone is still subject to continuing refinement with appropriate government agencies. Upon finalisation of the boundary, designation of the potential Country Park should be followed by the procedures set out under the Country Parks Ordinance (Cap. 208). Site of Special Scientific Interest (SSSI) – Area 0.41ha (0.13%) The planning intention of this zone is to conserve and protect the features of special scientific interest such as rare or particular species of fauna and flora and their habitats, corals, woodlands, marshes or areas of geological, ecological or botanical/biological interest which are designated as Site of Special Scientific Interest (SSSI). It intends to deter human activities or developments within the SSSI. There is a general presumption against development in this zone. No developments are permitted unless they are needed to support the conservation of the features of special scientific interest in the SSSI, to maintain and protect the existing character of the SSSI, or for educational and research purposes. The existing SSSI designation should be reflected by designating the SSSI zoning for the existing stream. This will ensure that appropriate protection is in place and that the environmental importance of the stream is recognised. Buffer area on both sides of the Lin Ma Hang Stream SSSI was recommended to strengthen its protection. However, it is noted that local residents considered that villages, private lands and lands reserved for small

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houses should not be included in conservation zonings due to property rights. The potential buffer is predominantly located within private lots and that the existing landuse adjacent to some sections of Lin Ma Hang Stream SSSI includes village houses and agricultural activities. In this regard, the Study has reviewed the existing mechanisms that protect the stream. Administrative measures exist that provide protection for natural streams from NTEH development, while the provisions of the existing agricultural leases allow agricultural uses to operate without any approval, however any associated structures do require approval under the lease. According to ETWB Technical Circular (Works) No. 5/2005, for development which might affect natural stream / rivers, the approving authorities (LandsD on land exchange / NTEH, PlanD on planning applications, BD on an drainage / site formation work. EPD on pollutions control) should consult relevant departments such as AFCD. Considering the existence of the SSSI under the existing circumstances, the provision of a buffer is a key mechanism to ensuring that water quality, water flow and the riparian habitat is protected for the SSSI. However, taking into consideration of the prevailing administrative measures that protect natural streams, an appropriate land use zoning could be considered when statutory town plans were prepared for the area in future. While the implementation of the buffer will be considered during the preparation of statutory plans, the Lands Department should strictly apply the existing administrative controls. In addition, as a further administrative control, the Lands Department could also refer any future application for a NTEH within a distance of 20m of Lin Ma Hang stream to AFCD/PlanD (as recommended by SEA Final Report) to ensure that all relevant Departments have adequate opportunity to review and comment on the application. These administrative processes should also be disclosed to the public to ensure that local landowners and villagers are aware of the importance of the stream and the existing mechanisms to preserve it. To ensure appropriate protection of the stream, all development (where practical) should be connected to the future reticulated sewer system to mitigate adverse impacts. The provision of reticulated sewerage services and any drainage upgrades for Lin Ma Hang stream should be prioritised. This will maximise the protection of the stream from any adverse discharges from existing village activities. The provision of interpretive signage and waste receptacles around the stream should also be expedited to ensure that existing residents and particularly, new visitors, are aware of the ecological value of the stream. Agriculture – Area 40.08ha (12.44%) The intention for this area is primarily to retain and safeguard good quality agricultural land/farm/fish ponds for agricultural purposes. It is also intended to retain fallow arable land with good potential for rehabilitation for cultivation and other agricultural purposes. It is generally recognised that the rehabilitation of agricultural lands for farming would be effective in conserving the rural setting and the natural environment. Three areas are proposed for agriculture. The first one is a small piece of flat land encompassed by hilly areas to the north and west of Lin Ma Hang. The second area is located between Lin Ma Hang and the HKSAR boundary adjacent to the proposed public transport terminus. Considering that these areas are flat and uncultivated, use of the site for agricultural purposes is considered appropriate. These areas may be used to provide traditional cropping, pick-your-own crop or family friendly farming that could complement uses within the village (cafes, traditional cooking classes, markets etc). The third area is a larger area to the west and south of Lin Ma Hang. It is predominantly flatter land that encompasses Lin Ma Hang Village. The land is vacant with extensive vegetation and is mostly in private ownership with limited access or services due to its relative isolation. It is important that this area continues to provide a buffer to the traditional setting of Lin Ma Hang. As such the designation of these areas as “agriculture” would

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protect the integrity and setting of the village. It could also provide some opportunities for low-scale sustainable agriculture that complements the tourism focus of Lin Ma Hang. Feature for low-intensity agricultural uses could be provided on surrounding land. This agricultural zone is located adjacent to the Lin Ma Hang Stream which is recommended to be zoned as a SSSI. Any development within the zone that is adjacent to the Lin Ma hang stream should consider any possible implications for the ecological integrity of the SSSI. The SEA also identified restrictions for agricultural operations within this zone to maximise protection of the stream. This included:  No land / pond filling provisions adopted under the Remarks of the future Statutory Plan  No further modification or channelisation  No sewage discharge  Organic farming preferred/promoted in the catchment area  Preservation of an ecologically functioning riparian zone  strictly enforce the administrative measures restricting development of NTEH within close proximity to natural watercourses within these catchments Government Institution and Community Facilities (GIC) – Area 0.77ha (0.24%) This land use area is intended primarily for the provision of Government, institution or community facilities serving the needs of the local residents and/or a wider district, region or the territory. It is also intended to provide land for uses directly related to or in support of the work of the Government, organizations providing social services to meet community needs, and other institutional establishments. Two existing GIC facilities are located within the Planning Area. It is intended that the graded Kong Shan McIntosh Fort may be subject to alternative uses to support the proposed hiking trail. Alternative uses could include a lookout or amenities associated with resting area, however this would be subject to future negotiations with the HKPF upon release of the FCA. The disused King Sau Public School will be maintained for G/IC use. Given the well-preserved traditional Hakka village setting and the strong community nature within Lin Ma Hang village, a possible option for King Sau Public School is the setting up of an exhibition centre/historic museum to help demonstrate the traditional living style of Hakka villagers. The centre would celebrate village life and could include a camp site for overnight accommodation, focus on traditional village lifestyle, cooking traditional cuisine, appreciation of traditional architectural features and Fung Shui setting etc. In addition, the area has a connection with the War of Resistance Against Japan during the Second World War. An integrated historic museum could commemorate the patriotic history of the Village to resist foreign enemies during the Second World War. It could also display the mining history of the Lin Ma Hang Lead Mine, supported by guided tours of the village. Road – Area 0.46ha (0.14%) A small area of land has been designated as a road to accommodate the provision of a Public Transport Terminus. This will provide public transport access to key activity node in the Study Area which serves as a gateway to the potential Country Park and the traditional village of Lin Ma Hang.

4.8.1.13 Transport Services The area is mainly served by Lin Ma Hang Road which is the major corridors with local villages. Lin Ma Hang Road is a single track road and it is anticipated that the development traffic would initiate capacity problem of the single track road. Improvement works should therefore be required to provide single-2 configuration along this section of the road. In addition, taking into consideration of the local demand for village access without the Closed

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Area Permit, a dedicated access road should be provided for the Lin Ma Hang villagers for their free access to Lin Ma Hang Village as this section of Lin Ma Hang Road leading to Lin Ma Hang Village will be within the future Closed Area.. The road improvement layout is shown in Figure 6.2.1. Interim traffic management scheme would be implemented if the widening works could not be completed on time. It is proposed to release this section of Lin Ma Hang Road for people‟s access but not for vehicles. Only vehicles with permit, such as the private vehicles from the local villages and dedicated public transport services, could be authorised to run on the road. Moreover, the allowed vehicles should be limited to 7m or below to enhance traffic operation safety. In addition, the proposed pick up/ set down bays for public transport vehicles and parking facilities for coaches and private cars near Wang Lek should be operating after the widening of this section of Lin Ma Hang Road. The section of Lin Ma Hang Road from its junction with the new section of Boundary Patrol Road to the east until Sha Tau Kok will remain within the reduced Closed Area. Only those with valid Closed Area Permit or Closed Road Permit would be allowed to access the Closed Area. It is possible to provide Bus/ GMB terminus with public car parking facilities at the cul-de- sac with U-turning facilities in Lin Ma Hang Road at the check-point. This will serve an access to the Country Park for visitors arrived by public transports or cars from the west.

4.8.1.14 Implementation This RDP is an administrative plan indicating the land use framework to guide the preparation of statutory planning controls for the Study Area. Statutory planning control would be created by the preparation of a new Outline Zoning Plan for areas not currently covered by statutory plans and revisions to existing Outline Zoning Plans in accordance with the provisions under the Town Planning Ordinance. Strategic implementation issues for the entire Study Area are considered under Section 5 of the report. There key implementation issues for placing the proposed land use framework over the Planning Area include. LMH Buffer The existing SSSI designation of Lin Ma Hang stream should also be recognised through the planning framework to ensure that it is adequately protected. In this regard, application of a SSSI zone will ensure that appropriate protection can be afforded to the function and operation of the stream and will strengthen the existing SSSI designation (non-statutory) by AFCD. However, taking into consideration of the private land ownership and the existing land conditions adjacent to the stream and the prevailing administrative measures that can protect natural stream, an “Agricultural” (western flank) and “Village Type Development” (eastern flank) designation is proposed adjacent to the stream. In terms of future NTEH in the Village designation, Lands Department should strictly apply the existing administrative controls. According to ETWB Technical Circular (Works) No.5/2005, for development which might affect natural stream/rivers, the approving authorities (LandsD on land exchange/NTEH, PlanD on planning applications, BD on drainage/site formation work, EPD on pollution control) should consult relevant departments such as AFCD. Moreover, as a further administrative control, the Lands Department could also refer any future application for a NTEH within a distance of 20m of Lin Ma Hang stream to AFCD/PlanD (as recommended by Chapter 7 of the Final Report) to ensure that all relevant Departments have adequate opportunity to review and comment on the application. These provisions should be explained to the local villagers to ensure there is transparency and understanding in the NTEH process. Taking into account the prevailing local objections against any proposal for conservation zonings on private land and public views from the community engagement activities, the existing administrative measures are considered as one way to protect the river.

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Nevertheless, a 20m SSSI zoning buffer could be further considered as another option to protect the stream. It is recommended that the relevant government departments (e.g. PlanD and AFCD) could consider this in more details when preparing the detailed statutory town plans. The provision of reticulated sewerage services and any drainage upgrades for Lin Ma Hang stream should be prioritised and all development (where practical) should be connected to the future reticulated sewer system to mitigate adverse impacts. This will maximise the protection of the stream from any adverse discharges from existing or future village activities. In terms of the agricultural land flanking the western side of the stream, the following measures should be adopted to minimise adverse water quality and changes in the land formation and drainage in the adjacent areas:  No land / pond filling provisions adopted under the Remarks of the future Statutory Plan  No further modification or channelisation  No sewage discharge  Organic farming preferred/promoted in the catchment area  Preservation of an ecologically functioning riparian zone  Strictly enforce the administrative measures restricting development of NTEH within close proximity to natural watercourses (i.e. NTEH are column 2 development under the typical Agriculture zone in Hong Kong) In addition, the Government can also raise public awareness about the ecological importance of the Lin Ma Hang stream in order to protect it. The local villagers of Lin Ma Hang have already expressed their intention to preserve the stream as a key element of the local village setting. Appropriate measures should be put in place to educate locals and visitors about the environmental significance of the stream. Notices should be placed in relevant government documentation and signage should be put in place to ensure visitors are more sensitive when visiting this sensitive area. Appropriate waste receptacles and public toilets should also be provided to ensure there is adequate access to these types of facilities. The above measures are considered appropriate in the current context to provide protection from the stream, while protecting private land rights and the historic village setting that could contribute to the establishment of Lin Ma Hang as a tourist destination. Nevertheless, taking into consideration of the prevailing administrative measures that protect natural streams, an appropriate land use zoning could be further considered by DPO when statutory town plans were prepared for the area in future. Village (SSSI and Accommodation) The Area designated for village type development is located adjacent to the existing Lin Ma Hang Stream (SSSI). To ensure that full consideration of the ecological implications of new development, applications for NTEH should be referred to the AFCD for consideration under Section (I)(D)(e) under “How to Apply for a Small House Grant” publication (LandsD June 2001). This will further enhance protection measures for the stream. The provision for short-term accommodation uses can be provided through a license under the HGAO. The Home Affairs Department is responsible for implementing the Ordinance and the use of small-houses for this form of development is not inconsistent with modern leases.

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To further promote short-term accommodation, it is recommended to include the definition of “Holiday Flat” into the “Definition of Terms” and include under column 2 of the zoning provisions for land designated for village purposes. This will support the overall objectives for tourism and recreation in the Study Area. Country Park The exact delineation of the potential Country Park boundary is still subject to continuing refinement with appropriate government agencies. Upon finalisation of the boundary, the potential Country Park at Robin‟s Nest would be subject of gazettal by the Country and Marine Parks Authority under the Country Parks Ordinance (Cap. 208). The implementation agent for the proposal would be the AFCD. Following the necessary public consultation and objection/representation procedures, the draft map showing the proposed Country Park (together with a schedule of objections and representations made) would be submitted to the Chief Executive in Council for approval. After a draft map has been approved, the Chief Executive should, by order in the Gazette, designate the area shown to be a Country Park. The Country Park boundary is recommended to be reflected by a “Country Park” zoning under the future OZP. Should gazettal of the DPA occur prior to the gazettal of the Country Park, it is recommended that an interim zoning be adopted. A GB zone may be considered as it is consistent with surrounding green belts and the general approach to applying green belt provisions in other parts of the Study Area. Disused Schools The preferred uses for the four disused schools within the Study Area could be accommodated under the existing GIC zoning provisions. As for implementation, existing procedure should be followed where initiative is in the hands of interested organizations or individuals. The preferred uses are by no means restrictive and all proposed uses can be accommodated within the GIC zone and this zone also provides some other uses that could be considered subject to further negotiations with relevant stakeholders and possible tenants, if necessary, to formalize final re-use options. The proposed planning mechanism can provide adequate support for implementing a range of uses for the schools. The proposed planning mechanism can provide adequate support for implementing a range of uses for the schools. Hiking/Heritage Trail and Cycle Track The Point-Line-Surface design concept is mainly achieved through the installation of hiking trail/bicycle track/ heritage trail (line), linking up the various heritage features (point) and packaged within an overall context of eco-tourism/agri-tourism opportunities (surfaces) . As footpath is a use that is generally permitted in all zones, there is no need for a separate land use zoning to reflect the alignment hiking/heritage trail. During the detailed design of the trail, it will be necessary to ensure that adequate supporting facilities such as signage, links to public transport, rest areas, emergency facilities and other provisions are provided plus relative points of interest are identified (Appendix B refers). A section of cycle track is proposed from Ping Che to Lin Ma Hang (the proposed Public Transport Terminus) to improve connectivity in the eastern portion of the area that will be excised from the FCA. The connectivity to the surrounding areas and implementation of the proposed cycle track is largely hinged on the new development areas to the south of the track. During the detail design and implementation stage, consideration should be given to continuing and connecting to the cycle track network and associated facilities during the planning and related engineering studies in the new development areas (i.e. Ping Che/Ta Kwu Ling NDA) of the New Territories North and the planned provision of a comprehensive cycle tracks network in New Territories.

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Road Improvements (Including pick up/ set down bays) and phasing Widening works at a short section of Lin Ma Hang Road with the provision of the pick up/ set down bays for public transport vehicles and parking facilities for coaches and private cars is proposed. The implementation schedule is subject to the opening of Liantang / Heung Yuen Wai BCP. Interim traffic management measures (access by vehicles with permit and dedicated public transport only) should be implemented at this section of Lin Ma Hang Road if the widening works could not be completed on time. The proposed pick up/ set down bays for public transport vehicles and parking facilities for coaches and private cars near Wang Lek should be operating after the section of Lin Ma Hang Road between Pak Fu Shan and Wang Lek is widened. 4.8.2 Urban Design Master Plan The Urban Design Plan for RDP5 is summarized under the following major urban design elements (Figure 4.78 refers): Gateways A primary visitor gateway will be located at the northwestern border of RDP5. The gateway will contain a small public transport terminus for buses and taxis and will provide access to both the potential Country Park and Lin Ma Hang Village. A proposed Cycle Track and Heritage Trail will also pass through this gateway point into the RDP5. Activity Nodes/Focal Points The village of Lin Ma Hang will be the primary activity node within the RDP5, and will provide the area with tourism uses based upon the existing heritage resources of Lin Ma Hang Village. It is also proposed that the existing disused building of King Sau Public School be a focal point for a possible historic museum to support heritage based tourism within the area. Landmarks The MacIntosh Fort (Grade 2 Historic Building) at Kong Shan will be preserved and will be the primary visual landmark within the RDP5. The Declared Monument, the Residence of Ip Ting-Sz near Lin Ma Hang Village will undergo restoration work and become a landmark for tourism purposes. Development Intensity/Height Profile Development intensity and height profiles within the area will be within the confines and building heights of the existing village area of Lin Ma Hang. No further development within the RDP5 will be proposed. View Corridors & Vantage View Points Due to the existing mountainous topography of the area no visual corridors through the area exists. However, MacIntosh Fort at Kong Shan will remain as the primary vantage viewing point within the RDP5. Character Areas The existing areas of potential Country Park have been preserved to protect the environmental and visual value of the RDP5 and surrounding areas. The potential Country Park has been extended predominantly to the west in the form of Green Belts that have preserved the village of Lin Ma Hang with a green visual backdrop. The existing heritage resources of Lin Ma Hang Village itself will be preserved and enhanced for tourism activities. Existing Fung Shui Woods and the Lin Ma Hang Stream (SSSI) adjacent the village of Lin Ma Hang have been preserved. Disused farming areas surrounding the village are proposed to be kept and enhanced as Agricultural purposes to protect the character of a traditional village setting, as well as providing the basis for heritage tourism based activities.

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Special Design Areas No Special Design Areas are designated within RDP5. Pedestrian Networks The primary pedestrian networks to and within the RDP5 will consist of both a Cycle Track and tourism Heritage Trail which extends from the west along Lin Ma Hang Road, and will finish at the village of Lin Ma Hang. The remaining pedestrian networks consist of proposed Hiking Trails within and around the potential Country Park. The proposed Hiking Trails will also form an important pedestrian link with the potential Country Park and Green Belt areas linking with Starling Inlet. Linkages It is proposed that links between Lin Ma Hang Village and the surrounding Country Parks via the proposed hiking trail will be established to enhance and better link recreational and tourism uses within the area. The existing Lin Ma Hang Road will act as the primary vehicular linkage into RDP5.

4.8.3 Landscape Master Plan This Planning Area is by nature of being dominated by existing hilly terrain, is predominantly vegetated. The shrubland and forest areas from Lin Ma Hang to Pak Kung Au are of high ecological value due to rich plant diversity. Designation of the vast mountainous terrain of undisturbed secondary woodland on the eastern portion of this Planning Area as the potential Country Park will warrant proper protection under the Country Parks Ordinance. The proposed hiking trail will provide access to the potential Country Park for public enjoyment. The combination of Agricultural, Green Belt and Country Park zoning within the Planning Area provide a framework that will preserve the natural features of the area and the traditional setting of the village. The general presumption against development in most of the Planning Area will also promote the protection of ecologically significant areas such as the Lin Ma Hang Lead Mines and Lin Ma Hang Stream which are designated SSSIs. Appreciation of the area can be achieved through the proposed Hiking Trail that will provide access to the potential Country Park. In addition, the proposed heritage trail passes through areas rich in heritage value, inter alia, the indigenous village of Lin Ma Hang and its Fung Shui features, the Residence of Ip Ting-sz and the MacIntosh Fort (Kong Shan). (Figure 4.79 refers)

4.8.4 Conservation Plan At Lin Ma Hang is an undisturbed valley that holds two Sites of Special Scientific Interest (SSSI): Lin Ma Hang Lead Mines SSSI and Lin Ma Hang Stream SSSI. The former is an undisturbed resting ground for bats and have become one of the most important but colonies hosing over 2,000 bats, while the latter is an unpolluted and unmodified stream that supports a very diverse lowland stream fish community, including a number of rare species. These SSSI designations will remain in order to maintain the same level of protection. Access to the Lead Mine will be restricted to protect this important feature. Zoning of much of the Lin Ma Hang flat land as AGR, with an emphasis on low-scale sustainable agriculture, will provide some protection from land uses that might be detrimental to the stream, especially if organic farming practices are employed. Surrounding the Lin Ma Hang valley is an area of hills that supports a diverse woodland and shrubland bird community and, in the grassland areas on the southern slopes, the globally- threatened Large Grass Warbler. The woodland is contiguous with forest at Wutongshan Forest Park in Shenzhen, and thus provides a vital Ecological Corridor with Guangdong for the wildlife of Hong Kong Ecological Corridor. Maintenance of this link is vital for the sharing of biodiversity between the two places. In recognition of this and of the landscape diversity

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and visual splendour of the area, as well as to provide a valuable recreational resource for the people of Hong Kong, the potential Robin‟s Nest Country Park has been proposed. Together with Green Belt zoning around the village itself, as well as CA zoning for its important fung shui woodland, a substantial level of protection will be applied to this very important forest and shrubland area. (Figure 4.80 refers) The area possesses a high concentration of heritage resources in a traditional village setting. Lin Ma Hang includes the Residence of Ip Ting-sz (Declared Monument), Ip Ancestral Hall (Grade 3), Koon Ancestral Hall (proposed Grade 3), Lau Ancestral Halls (2), Kwan Tai Temple, Kwun Yam Temple, entrance gates (3), Old Bridge (proposed Grade 3), fung shui pond and fung shui hill. This enhances the need for careful planning to ensure these features are protected appropriately. In RDP5, majority of the heritage features are located in the middle portion of the area. Lin Ma Hang village is characterised by a traditional village setting with Fung Shui woodland and pond. The structures within the village setting are a good example of a traditional cultural village within the Study Area and is protected to some degree by administrative procedures associated with village zoning. The recreation and tourism proposals will indirectly assist in the preservation of the heritage significance as a nexus for increased economic activity as a result of these proposals. It should be noted that the only Declared Monument in the Study Area: the Residence of Ip Ting-sz is located to the south of Lin Ma Hang village, and through the conservation and commencement of public access to the building, public awareness of the heritage setting of the area will be enhanced. The Kong Shan MacIntosh Fort (Grade 2) is another graded building within the Planning Area, provided with a level of protection by Green Belt designation. All of these heritage resources have potential for sensitive adaptive re-use which will integrate them into planned development in the area and increase protection. Nevertheless, the New Territories Exempted Houses (NTEH) development and any development proposal in the village should follow the existing land administrative procedure and any proposal affecting Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites should be addressed to the Antiquities and Monuments Office for comments.

4.8.5 Recreation and Tourism Plan The Recreation and Tourism Plan for the RDP5 is provided in Figure 4.81 and has been summarized as follows: Lin Ma Hang is one of historic villages in the Study Area possessing the richest cultural heritage resources and is located in an isolated natural setting. It is identified as one of the key tourism nodes within the Study Area. Lin Ma Hang has the greatest potential within the Study Area to benefit from its high quality environmental and heritage features, detailed history and high value natural landscape that surrounds it. It is benefited by the existence of the only Declared Monument in the Study Area, the Residence of Ip Ting-sz, the Grade 3 Ip Ancestral Hall at Lin Ma Hang, the Grade 2 MacIntosh Fort at Kong Shan, the Koon Ancestral Hall and old bridge (6th proposed Grade 3) at Lin Ma Hang together with a number of heritage features such as ancestral halls, temples, entrance gate, earth shrines. Fung Shui woodland and pond. It is one of the entry/entrance points of the proposed heritage trail by which the heritage features within the Planning Area are connected. The traditional village will also serve as an entry/exit point for the potential Country Park which is estimated to have up to 269,000 visitors per annum. The proposed hiking trail will connect the village and the peak (492m) of Robin‟s Nest creating good opportunities for day-hikers to utilise Lin Ma Hang as a base or to hike to/from villages along Sha Tau Kok Road as a day hike. The hiking trail will provide spectacular views and scenery as it traverses the potential Country Park and interpretive signage should be provided to enrich the experience for visitors. In addition, the MacIntosh Fort at Kong

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Shan can provide a clear view of Wutongshan in Shenzhen to visualize the proposed ecological corridor. The extensive agricultural land around the village has potential to provide low intensity leisure farming with the proposed provision of short-stay accommodation within village houses for agri-tourism. This agricultural land can provide organic farming and other low- intensity activities to protect the ecological value of the Lin Ma Hang Stream (SSSI) which also serves as a feature for the area. Agricultural; produce can provide food for local cafes (pick-your-own) or to establish an organic food market. This can provide opportunities for organized activities and tours of village life experience to produce traditional farming crafts or food. The disused King Sau Public School is proposed to be reused as a historic museum of the traditional villages in the Study Area including the history of Lin Ma Hang Lead Mines (SSSI). It could also provide for short-stay accommodation to complement the use of village houses for B&B or Guesthouse Accommodation. To facilitate access to the area, a public transport terminus with some car parking facilities is proposed at Wang Lek as a gateway to the village and the potential Country Park at Robin‟s Nest. Lin Ma Hang has an opportunity to package these highly desirable features to create a culturally themed tourism node that has capacity to significantly increase the economic activity for local residents. Appropriate government assistance should be provided to ensure that a co-ordinated and orderly approach to establishing the village as a tourism area should be provided in close association with villagers.

4.8.6 Interface with Surrounding OZPs A plan showing the adjoining OZPs to the south is shown in Figure 4.73. Retention of the existing zoning framework ensures that the proposed RDP maintains consistency with statutory controls outside of the Study Area.

4.9 Recommended Development Plan 6

4.9.1 Explanatory Statement

4.9.1.1 Planning Scheme Area The area (Planning Area) covered by Recommended Development Plan 6 (RDP6) is about 515ha. It is bounded by Sha Tau Kok in the east, Robin‟s Nest in the southeast, San Kwai Tin in the west and Lin Ma Hang Road in the north. The boundary of the Area is shown in a heavy broken line on the Plan. The boundary of the Area is delineated having regard to physical and topographical features such as roads, drainage channels and hills. Figure 4.82 and 4.83 provide a location plan and aerial photo plan respectively.

4.9.1.2 Description The northern boundary is delineated by the revised FCA Boundary, which runs roughly parallel with the HKSAR boundary. The southern boundary is delineated by the existence of the Luk Keng & Wo Hang OZP and the Wo Keng Shan OZP, which are mostly south of the former Closed Area Boundary. The eastern boundary is delineated by the existing Sha Ho Road and the natural coastline along Starling Inlet. The western boundary is delineated by eastern extent of San Kwai Tin stretching south along topographical features and the existence of the Wo Keng Shan OZP. The Sha Tau Kok Control Point and the Sha Tau Kok Town Centre are outside of the Planning Area. The Area is situated in the eastern portion of the area that will be excised from the FCA. The existing traditional villages of Shan Tsui, Sheung Tam Shui Hang, Ha Tam Shui Hang, Tsiu Hang, Muk Min Tau, San Tsuen, Nga Yiu Tau, Tong To and Tong To Ping Tsuen are located in the eastern portion within the Plan.

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4.9.1.3 Physical Setting and Topography The Planning Area has a scattered series of heritage features within existing villages. The majority of these features are located along the eastern boundary of the Planning Area as shown in Figure 4.85. Shan Tsui Tsuen, Sheung Tam Shui and San Tsuen are characterized by a traditional village setting and Fung Shui Wood as the backdrop. Ha Tam Shui, Muk Min Tau & Tsui Hang, Tong To and Tong To Ping Tsuen are all villages with heritage value. The Pak Kung Au Maclntosh Fort is another graded historic building located along Lin Ma Hang Road. The Sha Tau Kok San Tsuen Archaeological Site encompasses a significant area of the southeastern portion of Planning Area. Appropriate notes should be placed in supporting documentation for the statutory plans to ensure that the AMO is consulted prior to any development that may affect the site‟.

4.9.1.4 Heritage/Cultural Features The Planning Area has a scattered series of heritage features within existing villages. The majority of these features are located along the eastern boundary of the Planning Area as shown in Figure 4.85. Shan Tsui Tsuen, Sheung Tam Shui and San Tsuen are characterized by a traditional village setting and Fung Shui Wood as the backdrop. Ha Tam Shui, Muk Min Tau & Tsui Hang, Tong To and Tong To Ping Tsuen are all villages with heritage value. The Pak Kung Au Maclntosh Fort is Grade 2 historic building located along Lin Ma Hang Road. The Sha Tau Kok San Tsuen Archaeological Site encompasses a significant area of the southeastern portion of Planning Area. Nevertheless, the AMO should be consulted prior to any development that may affect the Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites in the Planning Area.

4.9.1.5 Environmental Features The eastern portion covers Sha Tau Kok and the areas to the east of Lin Ma Hang, mainly with hilly/ mountainous terrain. The area is rural in character with low rise village type developments in Sha Tau Kok. Industrial premises are not identified within the area. Three helipads are identified in the planning area. The background noise environment is generally tranquil except for the areas along Sha Tau Kok Road, Sha Ho Road, Sha Tau Kok BCP and its associated vehicle holding area that are also sources of vehicular air emissions. The Sha Tau Kok STW located on the eastern side of Sha Tau Kok road is a source of odour emissions. The shrubland and forest areas at the western portion of Planning Area are of high ecological value due to rich plant diversity and ecological linkage with adjacent areas of Guangdong. Grassland and woodland at Robin‟s Nest support a diverse woodland fauna and a globally-threatened species of bird. Natural streams near Sha Tau Kok support a diverse array of native fish species.

4.9.1.6 Population, Social Characteristics and Employment According to the 2006 Population By-Census6, the population of the Area was about 660. The population is concentrated in the existing villages on the west side of Sha Tau Kok Road in the eastern portion of the Planning Area. Future expansion of population will be concentrated in villages in the Area. It is estimated that the projected population of rural villages in the Area will increase to approximately 6,250. The substantial population increase is reflective of the anticipated return of people after the villages are removed from the Closed Area. This RDP also includes the recreational use at Tong To whereby residential development ancillary to the recreational

6 The “Hong Kong Resident Population by Housing Type by Specified TPU/SB, Mid 2006” is used.

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uses would be permitted which could possibly increase the population by a further 180 persons approximately. The demographic analysis in Baseline Assessment of the Study Area identified that the area has a typically high proportion of aged persons residing in the Closed Area. The proportion of people aged over 65 was substantially higher that that of the rest of the New Territories or Hong Kong as a whole. This is reflective of the movement of younger generations toward the economic opportunities of urban areas. Economic activities in this portion of the study Area concentrate in the Sha Tau Kok Town Centre, whereas only minimal local operations such as workshops can be found in the remaining parts owing to the hilly terrain. While Sha Tau Kok Control Point strengthened the flow of goods and people across border, Sha Tau Kok Road, which connects Sha Tau Kok with the rest of the New Territories, facilitates much of the business and trading in this area. Local retails shops and other business activities have also recorded in the area to serve the local community. The proposed land use framework will enhance economic and employment opportunities within the Planning Area. The provision of land for leisure and recreational opportunities (hiking, bicycle track, birdwatching) will attract visitors to the area which can rely on the establishment of supporting uses within the village areas (cafes, shops, accommodation, markets etc.). There are also enhanced options for conventional agricultural, tourism and leisure uses under the agriculture provisions that provide further opportunities for local landowners. This will provide opportunities for local residents to harness the economic opportunities created by the release of the FCA and the proposed land-use framework.

4.9.1.7 Land Ownership A land status plan is provided as Figure 4.86. The plan shows that privately owned land is predominantly located in the foothill areas between the hilly terrain/Burial Grounds and Starling Inlet. The hilly terrain in the west of the site is completely within public ownership accommodating approximately 87%.

4.9.1.8 Existing Land Uses Villages form a cluster in the eastern portion of the Planning Area and share many common characteristics. They are rural in nature; contain a mixture of pre-war and post-war village houses, surrounded by abandoned/uncultivated agricultural land, green area and back to Fung Shui woodlands. A large section of permitted burial grounds can be found at the backdrop of this village cluster as illustrated in the land use plan in Figure 4.87. Other than these village settlements, the eastern portion is characterised by rural and agricultural uses outside of the village settlements. The western portion of the Planning Area is predominantly hilly terrain of high landscape and ecological value. The hilly landscaped area supports a number of hiking trails that are used for recreation purposes. A significant pond area is also found across Muk Min Tau on the east side of Sha Tau Kok Road (Shek Chung Au Section). As far as G/IC facilities are concerned, the existing Sha Tau Kok BCP is located outside of the Planning Area to the northeast and is one of the major BCPs in Hong Kong. The Pak Kung Au MacIntosh Fort is located in the northern portion of the Planning Area. Kwan Ah School, which has ceased to operate owing to the population decrease in rural areas in Hong Kong northern territories, is located at the south edge of Sheung Tam Shui Hang. The Sha Tau Kok Police Operation base and Sewerage Treatment Plant is located on the eastern side of Sha Tau Kok road just within the Study Area. All existing GIC facilities within the Planning Area are shown in Figure 4.88.

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4.9.1.9 Statutory Planning There are no existing OZPs that apply to the Planning Area. The adopted Wo Keng Shan OZP (S/NE-WKS/8) and the Luk Keng & Wo Hang OZP (S/NE-LK/11) are adjacent to the southern boundary of the Planning Area. All land immediately adjacent to the Planning Area is predominantly zoned Green Belt (hilly area; upland grassland or shrubland) under the two OZPs. A small area close to Ma Tseuk Leng, outside the Planning Area, is zoned Recreation under the Luk Keng & Wo Hang OZP.A plan identifying the zoning structure adjoining the Planning Area is provided in Figure 4.89.

4.9.1.10 Opportunities and constraints i. Opportunities: Please refer to the Opportunities and Constraints plan in Figure 4.90.  Environmental and recreation – The Eastern Portion of the Study Area has high landscape and ecological value for the hilly terrains and should be subject to stringent statutory planning control to ensure these valuable resources are protected. These hilly and undisturbed areas should be retained but utilized for new outdoor recreational purposes to enrich the offering of these uses for the Territory. Existing disconnected hiking trails could be connected together and re- established to enrich the territory‟s recreational choice. Some ecologically sensitive areas, such as the Robin‟s Nest, would be buffered from human disturbance or could be designed with controlled and managed access to serve as an eco-tourism resource.  The Planning Area also adjoins Starling Inlet which in its own right possesses environmental value. Within the Planning Area, mangroves are located on the foreshore that have been identified to have environmental value.  Facilities to support and identify the environmental features of the area should also be considered. This will encourage tourist and visitors to have a better understanding of the environmental value and recreational facilities for the area.  Heritage/Archaeological Value – Cultural and historical structures, such as the decades-old pre-war and post-war village houses in recognized villages and MacIntosh Forts (Grade 2) could be used to strengthen cultural tourism. It is also important that any surrounding uses respect the cultural and archaeological value of the site.  Visual setting – The hilly terrain of Robin‟s Nest provides a green backdrop to the traditional villages in the eastern portion of the Planning Area overlooking the Starling Inlet. This creates an attractive topographical, village and coastal transition. Protection of the setting is important, however it also provides opportunities for as an attraction for less intensive recreational, interpretive and leisure uses.  Sha Tau Kok – A Study will be commissioned to commence in early 2009 will make proposals to strengthen the identity of STK in order to create and enhance sustainable tourism. This provides an opportunity for the Study Area to provide complementary uses that are not constrained by being in the FCA, but will add to the attraction of the locality. ii. Constraints  Seasonally Wet Grassland – the low lying areas around existing villages are seasonally wet restricting the use of these areas. In terms of the planning principles, these areas should be maintained to provide a green buffer and protect the village settings.

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 Environment – There are different environmental pollution sources, such as Sha Tau Kok Sewage Treatment Works possibly generating odour problems; helipads likely resulting in noise impact; Sha Tau Kok Boundary Control Point and potential increase in future road traffic likely giving rise to adverse air and noise quality impacts, etc.  Sewage Infrastructures & Sewerage Treatment Works - There is limited sewerage infrastructure within the Study Area due to restricted access and no planned large-scale developments. The Environmental Protection Department/The Drainage Services Department has planned several sewerage improvement works for the existing villages but these sewerage improvement works are not planned and designed for the proposed major developments in this Study. In addition, the existing STWs such as SWHSTW and STKSTW do not have spare capacity to handle such large sewage flow generated from the proposed developments.  Limited infrastructure – The Planning Area has limited infrastructure with limited capacity. Any development would need to consider access and upgrades to existing services.  Burial Grounds – Any development that will adversely affect permitted burial grounds should be avoided.  Natural Terrain Landslide Hazards – The hilly terrain in the northern and western parts of the Planning Area (as indicated on Figure 4.90) are a potential source of natural terrain landslides. Due consideration and study of natural terrain hazards should be carried out for any developments along the toe natural terrain hillsides.

4.9.1.11 General Planning Intention The object of this specific plan is to protect the natural setting, environmental diversity and cultural integrity of the Planning Area. The traditional villages can provide an entry point to the recreational and environmental features of the immediate area. The land designated for agricultural purposes will also protect the ecological integrity of streams that lead to Starling Inlet.

4.9.1.12 Land Use Provisions The Recommended Development Plan is provided in Figure 4.91. A description of the intention and application of the land uses is provided below: Village Type Development – Area 27.70ha (5.38%) The planning intention of this land use area is to designate both existing recognized villages and areas of land considered suitable for village expansion. Land within this area is primarily intended for development of Small Houses by indigenous villagers. It is also intended to concentrate village type development within this zone for a more orderly development pattern, efficient use of land and provision of infrastructures and services. Selected commercial and community uses serving the needs of the villagers and in support of the village development are always permitted on the ground floor of a New Territories Exempted House. The general village designation will be applied to the existing recognized villages of Tong To, San Tsuen, Tsui Hang & Muk Min Tau, Sheung Tam Shui Hang, Ha Tam Shui Hang and Shan Tsui. These villages are clustered along the eastern boundary of this Planning Area on the western side of Sha Tau Kok Road. The village boundaries have been determined by the Planning Department and have been adopted in the RDP. The provision for short-term accommodation uses can be provided through a license under the HGAO. The Home Affairs Department is responsible for implementing the Ordinance

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and the use of small-houses for this form of development is not inconsistent with modern leases. To further promote short-term accommodation, it is recommended to include the definition of “Holiday Flat” into the “Definition of Terms” and include under column 2 of the zoning provisions for land designated for village purposes. This will support the overall objectives for tourism and recreation in the Study Area. These village areas also have great potential to harness the economic advantages of being located at an entry/exit point to the potential Country Park which could have up to 269,000 visitors annually. Residents can utilise the existing provisions for commercial activities to benefit from increased access to the area. This is complemented by the close proximity to Starling Inlet and the re-use of the disused Kwan Ah Public School as a visitor/interpretation centre and/or a small-scale holiday camp. The area also has good environmental and heritage value which would increase the attractiveness of the area which looks over Starling Inlet and is contrasted by the Hilly Terrain of the potential Country Park. The traditional village settings, Fung Shui woodlands will make this another key tourism destination within the Study Area. Conservation Area – Area 2.73ha (0.53%) This zoning is intended to protect and retain the existing natural landscape, ecological or topographical features of the area for conservation, educational and research purposes and to separate sensitive natural environment such as Site of Special Scientific Interest or Country Park from the adverse effects of development. There is a general presumption against development in this zone. In general, only developments that are needed to support the conservation of the existing natural landscape or scenic quality of the area or are essential infrastructure projects with overriding public interest may be permitted. The conservation area designation is recommended for the FSW that is associated with the Muk Min Tau Village. Environmental surveys under the SEA identified that some FSW had greater environmental significance and require increased protection to protect the integrity and ecological diversity of these areas. The surveys found that the Muk Min Tau FSW had a high level of significance in terms of plant diversity and woodland integrity with minimal human disturbance. This qualified the woodland for a greater level of protection under this land use designation where it was not included in the village mapping completed by the Planning Department. Green Belt – Area 76.99ha (14.96%) The areas identified as Green Belt are based on the planning intention of the Green Belt zone to primarily define 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. There is a general presumption against development within this area which is predominantly utilised to protect key visual features such as hilly terrain. A Green Belt surrounds the potential Country Park including the foothills of the hilly landscaped areas which have not been included in the Park due to the conflict with permitted burial grounds. In accordance with good planning practice and the topography of the area, the permitted burial grounds associated with the villages in the east of the Planning Area have been included in the GB. The FSW for the villages of Tong To, Shan Tsui and Sheung Tam Shui Hang have also been designated as GB where they have not been included in the village mapping completed by Planning Department. This will afford appropriate protection for these natural and culturally sensitive sites.

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Country Park – Area 342.21ha (66.49%) The intention of the country park zoning is to identify areas with features of recreation, education, special biological, geological or historical interest or the presence of representative habitats of the territory have high conservation value, thus deserving special care and protection. Country Park is designated under the Country Parks Ordinance (Cap. 208). All uses and developments require consent from the Country and Marine Parks Authority and approval from the Town Planning Board is not required. Continued from the previous Planning Area, the heavily vegetated hilly terrain of Robin‟s Nest is proposed as a potential Country Park. Designation of the Country Park will assist in protecting the environmental, recreational and educational value of the Robin‟s Nest Area as well as enhancing the existing ecological linkage between Wutongshan, Robin‟s Nest and Pat Sin Leng Country Park. The exact delineation of the zone is still subject to continuing refinement with appropriate government agencies. Upon finalisation of the boundary, designation of the Country Park should be followed by the procedures set out under the Country Parks Ordinance (Cap. 208). Agriculture – Area 50.23ha (9.76%) The intention of the zone is intended primarily to retain and safeguard good quality agricultural land/farm/fish ponds for agricultural purposes. It is also intended to retain fallow arable land with good potential for rehabilitation for cultivation and other agricultural purposes. It is generally recognized that the rehabilitation of agricultural lands for farming would be effective in conserving the rural setting and the natural environment. Lands designated for “agriculture” uses are predominantly located west of Sha Tau Kok Road. These are seasonally wet areas surrounding existing villages. This designation is expected to be effective in conserving the rural village setting and the natural environment. The streams systems traversing the land around Tong To, Muk Min Tau (upper section) and Tam Shui Heung designated for agricultural purposes have been identified as having greater environmental value. In addition, they discharge to the ecologically sensitive Starling Inlet. In this regard, the following provisions should be incorporated to provide appropriate protection to these areas:  No land / pond filling provisions adopted under the Remarks of the future Statutory Plan  No further modification or channelization  No sewage discharge  Organic farming preferred/promoted in the catchment area  Preservation of an ecologically functioning riparian zone  strictly enforce the administrative measures restricting development of NTEH within close proximity to natural watercourses within these catchments Recreation – Area 12.18ha (2.37%) The Sha Tau Kok Farm (Organic) Company Limited submitted a planning proposal as part of the Stage 2 Community engagement to develop a major eco-park and organic farm complex as a tourist facility. This initiative was seen as consistent with the overall planning vision for the rural areas within the Study Area and the recreation provisions were applied to the subject site as an incentive for this proposal to proceed as an example of the intentions for the recreational areas within the Study Area. The 12.18ha area extends from the village of Tong To east to the banks of Starling Inlet and is occupied by abandoned agricultural land. The tourism initiatives will benefit from the proximity to the potential Country Park, economic opportunities in the nearby indigenous villages and the tourism intentions for Sha

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Tau Kok currently being investigated under the Enhancement of the Sha Tau Kok Rural Township and Surrounding Areas (CE Agreement No. 48/2008) to assess the tourism and recreational potential of Sha Tau Kok and surrounding areas and formulate an Integrated Area Improvement Plan. The planning intention is for the areas to provide low-intensity recreational uses. The recreation areas are intended to integrate with other recreation facilities such as the hiking /heritage/bicycle trails and the potential Country Park, while integrating with the provisions of the Village and Agricultural zones to provide a holistic approach to the provision of low- intensity tourism while preserving the natural and rural character. The targeted low-intensity uses such as horse riding schools, dog boarding/training/recreation facilities, visitor centres, local historical museums, adventure parks, organic farms, pick-your-own-crops, hobby- farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges) , rest-stops, BBQ areas, eating places and other uses that are primarily outdoor nature-based activities will allow the common land-owner to become actively involved in attracting visitors to the area and stimulating the local economy. Government Institution and Community Facilities (GIC) – Area 1.60ha (0.31%) This land use area is intended primarily for the provision of Government, institution or community facilities serving the needs of the local residents and/or a wider district, region or the territory. It is also intended to provide land for uses directly related to or in support of the work of the Government, organizations providing social services to meet community needs, and other institutional establishments. All existing government, institutional and community facilities within the Planning Area with remain. In particular, the disused Kwan Ah Public School is proposed for adaptive reuse as a visitor/interpretation centre and/or a small-scale holiday camp of an estimated capacity of 20-30 persons, for it has facilities including basketball court, barbecue area, sightseeing and is in close proximity to Robin‟s Nest and Starling Inlet. Both usages of the school can be supported by guided tours and field trips to promote the conservation of the ecological link between Shenzhen and Hong Kong along Wutongshan, Robin‟s Nest and Pat Sin Leng Country Park.

4.9.1.13 Transport Services Sha Tau Kok Road is the main access with sufficient capacity to accommodate the existing and future development/ settlements such that no improvement at the section of Sha Tau Kok Road to the north of Ping Che Road will be required. However, Wo Hang Section of the road may require further review subject to the coming Sha Tau Kok Study. The key junction at this section of Sha Tau Kok Road will also perform satisfactorily. Minor road improvement is anticipated necessary for local village access road for Shan Tsui. The access road contains about a 60m section of unpaved road. It is recommended to provide proper paving to improve the driving quality but it is not a critical and urgent improvement works. It is therefore subject to the maintenance agent in determining the implementation schedule and need. The road improvement layout of the village access road is shown in Figure 6.2.1. No PTI is recommended to serve the future land uses in this area. However, it is possible to provide Bus/ GMB terminus with public car parking facilities for visitors of the potential Country Park. The existing traffic restriction on Sha Tau Kok Road near Shek Chung Au is proposed to be removed. Section of Lin Ma Hang Road from Lin Ma Hang Tsuen to Sha Tau Kok is proposed to be kept as restricted road for police patrol. Two U-turn facility options are proposed. Option 1 provides a mini-roundabout at Sha Tau Kok Road near Tsiu Hang. Option 2 modifies the existing signalised junction Sha Tau Kok Road/ Shan Tsui Village

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Road to provide a U-turn lane. These two options are demonstrated in Figure 6.2.12 and Figure 6.2.13 respectively. Option 2 is being investigated by TD.

4.9.1.14 Implementation This RDP is an administrative plan indicating the land use framework to guide the preparation of statutory planning controls for the Study Area. Statutory planning control would be created by the preparation of a new Outline Zoning Plan for areas not currently covered by statutory plans and revisions to existing Outline Zoning Plans in accordance with the provisions under the Town Planning Ordinance. Strategic implementation issues for the entire Study Area are considered under Section 8 of the report. There key implementation issues for placing the proposed land use framework over the Planning Area include: Country Park The exact delineation of the potential Country Park boundary is still subject to continuing refinement with appropriate government agencies. Upon finalisation of the boundary, the draft map showing the potential Country Park at Robin‟s Nest would be subject of gazettal by the Country and Marine Parks Authority under the Country Parks Ordinance (Cap. 208). The implementation agent for the proposal would be the AFCD. Following the necessary public consultation and objection/representation procedures, the draft map showing the proposed Country Park (together with a schedule of objections and representations made) would be submitted to the Chief Executive in Council for approval. After a draft map has been approved, the Chief Executive should, by order in the Gazette, designate the area shown to be a Country Park. The Country Park boundary is recommended to be reflected by a “Country Park” zoning under the future OZP. Should gazettal of the DPA occur prior to the gazettal of the potential Country Park, it is recommended that an interim zoning be adopted. A GB zone may be considered as it is consistent with surrounding green belts and the general approach to applying green belt provisions in other parts of the Study Area. Village Accommodation The provision for short-term accommodation uses can be provided through a license under the HGAO. The Home Affairs Department is responsible for implementing the Ordinance and the use of small-houses for this form of development is not inconsistent with modern leases. To further promote short-term accommodation, it is recommended to include the definition of “Holiday Flat” into the “Definition of Terms” and include under column 2 of the zoning provisions for land designated for village purposes. This will support the overall objectives for tourism and recreation in the Study Area. Hiking Trails (plus infrastructure) The Point-Line-Surface design concept is mainly achieved through the installation of hiking trail/bicycle track/ heritage trail (line), linking up the various heritage features (point) and packaged within an overall context of eco-tourism/agri-tourism opportunities (surfaces) . As footpath is a use that is generally permitted in all zones, there is no need for a separate land use zoning to reflect the alignment hiking/heritage trail. During the detailed design of the trail, it will be necessary to ensure that adequate supporting facilities such as signage, links to public transport, rest areas, emergency facilities and other provisions are provided plus relative points of interest are identified (Appendix B refers).

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Disused Schools The preferred uses for the four disused schools within the Study Area could be accommodated under the existing GIC zoning provisions. As for implementation, existing procedure should be followed where initiative is in the hands of interested organizations or individuals. The preferred uses are by no means restrictive and all proposed uses can be accommodated within the GIC zone and this zone also provides some other uses that could be considered subject to further negotiations with relevant stakeholders and possible tenants, if necessary, to formalize final re-use options. The proposed planning mechanism can provide adequate support for implementing a range of uses for the schools.. The proposed planning mechanism can provide adequate support for implementing a range of uses for the schools.

Recreation Area Adoption of the conventional recreational zoning provisions for the proposed Recreation Area could provide an appropriate approach in terms of permissible land uses. The planning intention should promote nature-based activities, low-scale accommodation, agri- tourism and eco-tourism that does not detract from the natural, historic or rural settings in the area. Complementary uses could include, but not be limited to, low-intensity uses such as horse riding schools, dog boarding/training/recreation facilities, visitor centres, local historical museums, adventure parks, organic farms, pick-your-own-crops, hobby-farms, accommodation (Camping grounds, farm-stays, B&B, Guesthouses, eco-lodges) , rest- stops, BBQ areas, eating places and other uses that are primarily outdoor nature-based activities as well as eco-parks and nature parks. In this regard, there would be a presumption against significant development such as major theme parks and hotels which should be detailed in the explanatory statement. There would be an assumption that any residential development could only be ancillary to other uses such as short-term or employee accommodation. These restrictions should be imposed in the remarks section of the schedule of uses to ensure an appropriate level of development is achieved. Development would effectively rely on private sector initiatives, taking into account the improved hard and soft infrastructure and increased tourism opportunities in the area. There is some government land scattered throughout the site which could be leased to legitimate developers as a means of providing consolidated allotments that can provide development consistent with the planning intention.

4.9.2 Urban Design Master Plan The Urban Design Plan for RDP6 is summarized under the following major urban design elements (Figure 4.94 refers): Gateways Sha Tau Kok Road will be maintained as the primary physical gateway into the RDP6 for visitors. The control point will be removed and replaced with a gateway entrance statement (i.e. structural/landscape) signifying the former boundary line of the Former Closed Area. Activity Nodes/Focal Points The existing Sha Tau Kok Boundary Control Point will be maintained as the only physical activity node/focal point within the RDP6. Another major activity node that exists within the area is that of Sha Tau Kok village itself which is within the Closed Border Area but outside of the RDP6. Despite this, Sha Tau Kok village will still act as an important activity node to neighbouring villages as well as visitors to the RDP6, now and in the future. It is also proposed that the existing disused building of the Kwan Ah Public School be a focal point for a possible holiday camp and Country Park visitor centre. The area designated for

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recreational purposes will support the establishment of an organic farm complex which complements the overall planning vision for the Study Area. Landmarks The MacIntosh Fort (Grade 2 Historic Building) at Pak Kung Au will be preserved and will be the primary visual built landmark within the area. The peak of Robin‟s Nest also forms an integral environmental landmark and identity to the area as well as those surrounding. Development Intensity/Height Profile Development intensity and height profiles within the area will be within the confines and building heights of the existing recognized village areas of Tong To, San Tsuen (Wai), San Tsuen (Sheung Wai), Muk Min Tau, Tsiu Hang, Ha Tam, Shui Hang, Sheung Tam, Sheung Hang and Shan Tsui. No further development within the RDP6 will be proposed. View Corridors & Vantage View Points Due to the existing mountainous topography of the area no visual corridors through the area exists. However, MacIntosh Fort at Pak Kung Au will remain as the primary vantage viewing point within the RDP6. Character Areas The areas of the potential Country Park have been preserved to protect the environmental and visual value of the RDP6 and surrounding areas. The potential Country Park has been extended predominantly to the east in the form of Green Belts that have preserved the existing visual setting and backdrop of the existing recognized villages of Tong To, San Tsuen (Wai), San Tsuen (Sheung Wai), Muk Min Tau, Tsiu Hang, Ha Tam, Shui Hang, Sheung Tam, Sheung Hang and Shan Tsui. The character of these existing recognized villages will also be preserved. Existing Fung Shui Woods adjacent to all the recognized villages within the RDP have been preserved. Disused farming areas surrounding the existing recognized villages are to be kept and enhanced as Agricultural purposes to protect the character of their traditional village setting. The recreation area supporting the future organic farm complex will create a tourism destination that can integrate with other uses to promote this area, along with the future tourism objectives for Sha Tau Kok as a key visitor destination. Special Design Areas No Special Design Areas have been designated within the RDP6. Pedestrian Networks The primary pedestrian networks consist of proposed Hiking Trails within and around the potential Country Park of Robin‟s Nest and Pak Kung Au. These trails will also form an important pedestrian link with those recognized villages and recreation area within the eastern boundary of the RDP6 and with neighbouring areas to the west and south. Linkages The existing Cross Border Link at Sha Tau Kok will be maintained as the primary linkage between HKSAR and Shenzhen to the east. Sha Tau Kok Road will provide the primary vehicular access and linkage within the RDP6. It is also proposed that links between existing recognised Village Areas and the surrounding Country Park will be established to link pedestrians and recreational uses within the area.

4.9.3 Landscape Master Plan The Planning Area predominantly encompasses hilly terrain to the west and the ecologically sensitive area of Robin‟s Nest. The grassland and woodland at Robin‟s Nest support a diverse habitat including woodland fauna and a globally-threatened species of bird. Natural streams near Sha Tau Kok support a diverse array of native fish species. As such, the

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designation of majority of uphill grassland as the potential Country Park will put the area under proper protection under ordinance. This designation also protects this as a visually dominant landscape feature within this portion of Hong Kong. The hilly terrain of the potential Country Park can be seen from many vantage points within and outside of the Study Area. Its designating as a Country Park will ensure that its ecological and visual importance are placed under appropriate statutory protection. The designation of Green belt, Agriculture and recreation areas near the foothill will ensure integrity of the natural landscape between the potential Country Park and the indigenous villages. The Agricultural designation is also expected to contribute to the preservation of rural setting, including the adjacent secondary woodlands and ponds, of traditional villages. The proposed hiking trail connects the potential Country Park with the indigenous villages, the major road of Sha Tau Kok Road (Sha Ho Road) and the Starling Inlet. It forms a major feature of the Study Area to facilitate low-intensity access to these areas of high ecological and landscape value. (Figure 4.95 refers)

4.9.4 Conservation Plan To the east of the potential Robin‟s Nest Country Park in the lowland areas west of Sha Tau Kok lies an undisturbed mosaic of inactive farmland and shrubland, dissected by a number of streams of ecological significance and fung shui woodland of high ecological value at Muk Min Tau. The streams drain into Starling Inlet, which is a wetland of importance to waterbirds that supports one of the largest colonies of egrets and herons in Hong Kong, at A Chau. Zoning of the farmland areas as AGR will provide opportunities for protecting the agricultural land habitats and the unpolluted and unmodified streams. The carrying out of organic agriculture in these areas would be of particular benefit to the stream system, which at present comprises unpolluted water. The fung shui woodland at Muk Min Tau will be left untouched and designated as Conservation Area, so as to preserve this woodland of high ecological value. In addition, GB designations will be applied to other fung shui woodland in the area at Sheung Tam Shui Hang, Tong To and Shan Tsui. (Figure 4.96 refers) RDP6 has a scattered series of heritage features within existing villages. The majority of these features are located along the eastern boundary of the Planning Area. Shan Tsui Tsuen, Sheung Tam Shui and San Tsuen are characterized by a traditional village setting and Fung Shui Wood as the backdrop. Ha Tam Shui, Muk Min Tau & Tsui Hang, Tong To and Tong To Ping Tsuen are all villages with heritage value. The New Territories Exempted Houses (NTEH) development and any development proposal in the village should follow the existing land administrative procedure and any proposal affecting Declared Monuments, Graded Buildings, Proposed Graded Buildings and Archaeological Sites should be addressed to the Antiquities and Monuments Office for comment. The Pak Kung Au Maclntosh Fort (Grade 2) is another graded building located along Lin Ma Hang Road. Grading provides a level of protection to the site, supported by Country Park zoning. The Sha Tau Kok San Tsuen Archaeological Site encompasses a significant area of the southeastern portion of Planning Area designated for village development. Appropriate notes should be placed in supporting documentation for the statutory plans to ensure that the AMO is consulted prior to any development that may affect the site. The recreation and tourism proposals will indirectly assist in the preservation of the heritage significance as a nexus for increased economic activity as a result of these proposals.

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4.9.5 Recreation and Tourism Plan The Recreation and Tourism Plan for the RDP6 is provided in Figure 4.97 and has been summarised as follows: The potential Country Park is a key feature in promoting eco-tourism, nature education and recreation within the Study Area and will also provide a key source of potential income to the local villages in the Planning Area. The potential for up to 269,000 visitors within the Park seeking leisure and recreational opportunities will generate enhanced economic opportunities for local residents. The hiking trail from Robin‟s Nest and Lin Ma Hang, the trail runs along the ridgelines of the hilly terrain in the eastern portion of the Study Area and overlooks Starling Inlet and Pat Sin Leng Country Park. The disused Kwan Ah Public School is proposed to be a Country Park Visitor Centre and serve as a gateway to the Potential Country Park. It can provide information of the flora and fauna in the area, the ecological corridor between Wutongshan and Pat Sin Leng Country Park, and provide guided tours to explore the uninterrupted landscape area. The disused school has also been identified for potential accommodation uses as a small-scale holiday camp. These recreational features are supported by the provision of an area designated for agricultural purposes near Tong To. This area is proposed to support an agritourism project integrating agriculture, farming experience, rural education and accommodation (camping/eco-lodge) as a low intensity tourist attraction that compliments the area. This is also supported by other points of interest created by the high-value cultural heritage resources within the villages of Kong Ha, Tam Shui Hang, Muk Min Tau, San Tsuen and Tong To. Land dedicated for agricultural purposes surrounding the villages will protect the villages complement the heritage and recreational opportunities. The cumulative value of these features provides the villages of this Planning Area with exceptional potential to provide a key tourism node within the Study Area. These villages can complement the opportunities at Lin Ma Hang. Like Lin Ma Hang, these villages have an opportunity to package these highly desirable features to create a themed (cultural/recreation) tourism node that has capacity to significantly increase the economic activity for local residents. Appropriate government assistance should be provided to ensure that a co-ordinated and orderly approach to establishing the village as a tourism area should be provided in close association with villagers

4.9.6 Interface with Surrounding OZPs A plan showing the adjoining OZPs to the south is shown in Figure 4.89. Retention of the existing zoning framework ensures that the proposed RDP maintains consistency with statutory controls outside of the Study Area.

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