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Chapter 4 Recommended Development Plan 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 G:\Document\25100\25112 Closed Area\Report\041 Draft Final Page 17 Ove Arup & Partners Hong Kong Ltd Report\041-02 Final Report\041-02 Final Report.doc July 2010 Planning Department Agreement No. CE 60/2005 (TP) Land Use Planning for the Closed Area – Feasibility Study Final Report 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% G:\Document\25100\25112 Closed Area\Report\041 Draft Final Page 18 Ove Arup & Partners Hong Kong Ltd Report\041-02 Final Report\041-02 Final Report.doc July 2010 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.
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