TABLE OF CONTENTS Page

1. Introduction 1 1.1 Background 1 1.2 Study Objective 1 1.3 Study Methodology 1 1.4 Study Area 3 1.5 Development Constraints 3 1.6 Opportunities 4 2. Community Engagement 4 3. Land Use Framework 5 3.1 Strategic Context 5 3.2 Vision 6 3.3 Theme 1 – Strengthen Nature Conversation 6 3.4 Theme 2 – Conserve Cultural Heritage Resources 8 3.5 Theme 3 – Promote Sustainable Uses 8 3.6 Others 9 3.7 Recreation and Tourism Concept 10 4. Recommended Development Plan (RDP) 11 4.1 Development Concept 11 4.2 Western Portion 11 4.3 Middle Portion 12 4.4 Eastern Portion 13 4.5 Overview 14

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5. Broad Technical Assessment 16 5.1 Transport and Traffic Assessment 16 5.2 Drainage and Sewerage Assessment 16 5.3 Water and Utility Impact Assessment 17 5.4 Geotechnical Assessment 17 5.5 Visual Impact Assessment 17 5.6 Landscape Impact Assessment 17 5.7 Air Ventilation Assessment 17 5.8 Socio-Economic Assessment 18 5.9 Sustainability Assessment 18 6. Strategic Environmental Assessment 19 7. Implementation 21 8. Conclusion and Way Forward 22 8.1 Balance between Conservation and Economic Development 22 8.2 Population Growth 22 8.3 Generating Employment Opportunities 22 8.4 Improving Social Well-being 22 8.5 Enhancing Cross-boundary Trading 23 8.6 Boosting the Local Economy and Protecting Residents‟ Interests 23 8.7 Building of Sustainable Communities 23 8.8 Conservation and Protection of Natural Environment 23 8.9 Preservation of Land Resources for Future Generations 23

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1. Introduction

1.1 Background The existing (the Closed Area) was first established in 1951. It was designated by the Frontier Closed Area Order (Cap. 245A) to provide a buffer zone to help law enforcement agencies maintain the integrity of the boundary between and the Mainland and to combat illegal immigration and other cross boundary criminal activities. Access to the existing Closed Area is controlled by the Police through the issuance of Closed Area permits based on actual needs to enter the existing Closed Area. Vehicular access is controlled through the issue of closed road permits. In 2006, the Security Bureau conducted a review of the coverage of the existing Closed Area in consultation with other relevant parties and concluded that the objective of maintaining boundary security may still be achieved even if the coverage of the existing Closed Area is substantially reduced. In January 2008, the Administration announced the finalized coverage of the Closed Area which would be substantially reduced from about 2,800 ha to 400 ha, i.e. some 2,400 ha of land will be released from the existing Closed Area. These areas are rural in character comprising mainly hilly terrain, wetlands, agricultural and flat land dotted with scattered village settlements. The new Closed Area to be implemented will comprise a narrow strip of land covering the realigned boundary patrol road and areas to its north, together with crossing points along the boundary (i.e. the Boundary Control Points (BCPs) and Town). To implement the reduced coverage of the existing Closed Area while maintaining the integrity of the boundary, the Administration will construct a secondary boundary fence along the Boundary Patrol Road. Areas to the south of the secondary boundary fence will be excised from the existing Closed Area. To guide future development and conservation of the area to be released from the existing Closed Area, a study was commissioned by the Planning Department (PlanD) to formulate a land use planning framework.

1.2 Study Objective The Study Objective is to formulate a land use planning framework to guide the conservation and development of the area to be released from the existing Closed Area, based on the principle of sustainable development. The findings of this Study will also enable PlanD to prepare statutory plans for those areas prior to coming into effect of the new Closed Area boundary.

1.3 Study Methodology The main process of the Study is briefly described below. Baseline and Land Use Review A baseline and land use review has been undertaken for the Study Area with particular emphasis on defining areas of historical, ecological and conservation importance for protection as well as identifying development opportunities for assessment on the development potential. The review included an examination of the local needs, recreational/tourism potential of the Study Area, the need for retaining any agricultural land and exploring alternative uses for abandoned/ degraded agricultural land as well as provision of infrastructural support for the identified development needs. Identification of Key Issues The development potentials and constraints were examined and key issues of the Study Area were identified.

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Formulation of Draft Concept Plan for Stage 1 Community Engagement Activities A Draft Concept Plan was formulated showing the broadbrush land use framework for the Study Area, taking into account the findings of the Strategic Environmental Assessment (SEA) Study. The Stage 1 Community Engagement activities were then undertaken on the Draft Concept Plan. Formulation of Recommended Concept Plan After incorporating the comments/proposals received during the Stage 1 Community Engagement activities, a Recommended Concept Plan was then formulated. Formulation of Draft Development Plan for Stage 2 Community Engagement Activities Broad technical assessments were undertaken on the Recommended Concept Plan. A Draft Development Plan (DDP) was then formulated by taking into account the findings of the broad technical assessments and the SEA Study. The Stage 2 Community Engagement activities were then undertaken on the DDP. Formulation of Recommended Development Plan The Recommended Development Plan (RDP) was then formulated after taking into account the comments/proposals received during the Stage 2 Community Engagement activities. The broad technical assessments and strategic environmental assessment were carried out again on the RDP. Final Report A final report and executive summary is prepared setting out the key findings, recommendations and conclusions of the Study. SEA Study A SEA Study has been conducted as part of and in parallel with the Study. The findings and recommendations of the SEA serve as inputs to various stages of the main Study.

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1.4 Study Area The Study Area does not cover all of the area to be released from the existing Closed Area. The Study Area comprises about 2,300 ha of land to be released from the existing Closed Area. It does not include the (LMC) Loop (with a land area of about 87 ha) which will be subject to separate investigation. However, it does include about 330 ha of land located immediately outside the existing Closed Area, thus making the total land area of the Study Area to be about 2,640 ha. Please refer to Figure 1 below.

Figure 1 - Study Area The Study Area is situated at a strategic location in the northern part of the , with to its immediate North. It spans from in the east to Deep Bay in the west. There are five existing BCPs, with the sixth proposed at Liantang/ (LT/HYW). The Study Area can be subdivided into three broad areas, namely the western, middle, and eastern portions. The western portion is mainly fishponds, with cultivated flat land and also some mountain ridges. The middle portion is an area with extensive areas of cultivated land on flatland in and Heung Yuen Wai, with hills at Sandy Ridge and uplands near Kong Nga Po. The eastern portion consists of a mix of grassland, woodland and shrubland on mountain ridges and valleys in the surrounds of Robin‟s Nest.

1.5 Development Constraints The Study Area mainly comprises hilly terrain, woodland, wetlands, agriculture land, cemeteries, burial grounds, BCPs and a number of village settlements. Majority parts of the Study Area are of high ecological value and are environmentally sensitive. There are different environmental pollution sources in/near the Study Area, such as Shenzhen River, pig farms, sewage treatment works, firing ranges, helipads, boundary control points, road traffic, etc. Part of the Study Area is within the Landfill Gas Consultation Zones of the North East New Territories Landfill and its Extension and the Potentially Hazardous Installation (PHI) Consultation Zone of Water Treatment Works. Many of these areas contain features with cultural heritage, ecological and landscape value which are worth preserving. Undisturbed woodland mainly concentrates in the eastern portion of the Study Area, while the wetland/fishponds lie in the western portion. Villages and burial grounds are mostly scattered in the middle portion of the Study Area, interspersed with both active and fallow agricultural land. Transport and infrastructural facilities, such as sewerage infrastructures, within the Study Area are limited.

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1.6 Opportunities Due to the unique nature of the existing Closed Area, several opportunities exist in the Study Area. They are as follows: Natural Environment The hilly terrain and secondary woodland in the eastern portion of the Study Area have potential for designation as a Country Park to protect the natural environment and to promote eco-tourism. Culture The cultural heritage resources have potential for adaptive re-use and may be linked together by heritage trails for the promotion of heritage tourism. Agriculture Abandoned farmland could be rehabilitated for green farming/horticulture to promote living in a sustainable manner. Ecology While wetland/fishponds in the Study Area are generally of high ecological values and should be preserved, those with lower value could be enhanced as “Eco-Tourism Action Area” with supporting tourism facilities such as “Eco-Lodge” and “Eco-Trails” for the promotion of eco-tourism. Cross Boundary Location The existing Closed Area, strategically located at the boundary between Hong Kong and Shenzhen, provides an opportunity for uses at suitable locations to enhance the functions of the two cities.

2. Community Engagement

A comprehensive two-stage community engagement program was adopted to proactively engage the community in the planning of the Study Area throughout the study process. The Stage 1 Community Engagement activities were conducted between May and August in 2008 and the outcome had been incorporated into the First Stage Community Engagement Report. The public showed in-principle support to the vision and themes, although there were diverse views on the balance between conservation and development. The Stage 2 Community Engagement activities were conducted between 30 October and 31 December in 2009, which included about 15 briefings/presentations and two half-day public forums (Tun Yu School in San Tin and Community Hall in on 7 November 2009 and 28 November 2009 respectively). The main objectives were to present the DDP to the public with a view to building a balanced consensus on the future conservation and development of the Study Area. A total of thirty-seven written submissions were received. A summary of the public comments and written submissions made during the engagement process was included in the Stage 2 Community Engagement Report. The majority of public opinions and comments generally agreed that the proposals of the DDP were in the right direction to achieve a proper balance between development and conservation under the principle of sustainable development. Nevertheless, some concerns were raised on the minimal amount of development which may not be conducive to enhancing the linkage with Shenzhen; the unfair designation of private land as “Green Belt” (“GB”) or “Conservation Area” (“CA”); the possible intrusion of unauthorized development; the impact of the release of the existing Closed Area on the natural environment; and the provision of more land designated for village development.

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Stage 1 and Stage 2 Community Engagement Activities

3. Land Use Framework

3.1 Strategic Context 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 North East New Territories New Development Areas (NENT NDAs) 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 has clear advantage in strengthening cooperation between Hong Kong and Shenzhen and bringing mutual benefits to both cities. The Study Area is proposed to function as a “Green Area” between the two cities. The green development zone will provide an 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. At the same time, the green development zone will become 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. With the proposed hiking trails and cycling tracks, the public could enjoy and appreciate this formerly isolated part of Hong Kong. Several Development Corridors linking Shenzhen with the NDAs and new towns in the New Territories adjacent to the existing and planned BCPs will provide new opportunities for development to capitalise on the strategic location. 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. The proposals of the Study are in line with the HK2030 Study in that priority development areas will be in the NDAs, and vacant and under-utilised land in the urban areas and new towns. Excessive development in the Study Area should be avoided to prevent urban sprawl.

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However, the land use framework could be re-examined in future taking into account any changing long-term development needs.

3.2 Vision The vision of this Study is to promote the protection and conservation of environmental and cultural heritage resources while making provision for appropriate and sustainable land uses or development. In this regard, the land use framework integrates land use proposals that enhance conservation, while promoting appropriate development to enhance the livelihood of local residents and prosperity of local economy.

3.3 Theme 1 – Strengthen Nature Conversation

Country Park The potential Country Park at Robin‟s Nest, including the (LMH) Lead Mines Site of Special Scientific Interest (SSSI), reflects the biological and conservation value, as well as the recreational potential of this area. The proposal would also enhance economic activity within nearby villages where supporting commercial and tourism uses could be promoted.

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Ho Sheung Heung Egretry (HSH Egretry) The proposed land use framework for HSH Egretry will protect the nesting and feeding areas, and restrict any further development in the immediate vicinity that will disturb the habitat and flightlines. “CA” is considered appropriate to provide the necessary protection. Adjacent areas within the flight paths are proposed as “GB” to limit any further disturbance by containing existing development and adopting a general presumption against any further development. Lok Ma Chau Ecological Corridor The narrow strip of fishponds adjacent to the southern boundary of the LMC Loop forms an important ecological corridor linking Hoo Hok Wai and other wetland in the Deep Bay area. The proposed land use provision is to retain the area as “CA” but slightly extended to merge with the “CA” under the San Tin Outline Zoning Plan (OZP). Hoo Hok Wai (HHW) The recommended land use designation for HHW is “Comprehensive Development and Wetland Enhancement Area” (“CDWEA”) to primarily conserve and enhance the ecological value and functions of the existing wetlands, while also allowing consideration of small-scale development proposals under the private public partnership approach subject to detailed environmental assessments and commitment of long-term management and maintenance plans. Any proposals for development within this area should be subject to the scrutiny of the Town Planning Board (TPB). However, in view of its large area (240 ha), fragmented land ownership and the difficulties in implementation of a comprehensive development, a further study is recommended to examine the potential for development in HHW before a designated zoning is adopted in the statutory plan. Protection of SSSI Measures to further strengthen the protection of the LMH Stream SSSI are proposed. In addition to the existing SSSI designation of the LMH Stream, the riparian corridor of the LMH Stream should also be protected. Although existing administrative measures are in place to ensure that any development in the vicinity of the stream should be subject to the scrutiny of relevant Government departments, it is recommended that a 20m buffer should be considered to be included in the statutory town plans for effective protection of the LMH Stream. Agricultural Land Suitable land, including active agricultural land, is designated for agricultural purposes and is typically on the low-lying, flatter areas and around traditional villages. The proposed land use designation and initiatives for rehabilitation of fallow agricultural land can also integrate with other environmental, tourism, recreation and commercial proposals under the Study. This can also assist in preserving the traditional setting of the villages. Landscape Features Hilly terrain, natural landscape areas, environmental and aesthetic features that contribute to scenic and environmental quality of the area are recommended to be preserved as “GB” to define the limits of urban and sub-urban development areas. The permitted burial grounds for indigenous villagers will also be designated as “GB”, as appropriate. Fung Shui Woodland (FSW) The proposed land use designation for FSW, including “GB” & “CA”, was based on their importance in terms of ecological significance, cultural significance, structural integrity and degree of human disturbance.

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3.4 Theme 2 – Conserve Cultural Heritage Resources

Point-Line-Surface Features of cultural heritage value are broadly grouped together with other land use proposals including leisure farming, recreation and tourism development and adaptive reuse of the vacant schools. A hiking trail with a heritage theme is also proposed to link up clusters of heritage features in order to attract more tourists and provide more incentives to conservation and revitalization. Heritage themes can be incorporated into the existing hiking trails, which can link up buildings, attractions and building clusters with cultural heritage value and can be integrated with villages endowed with cultural characteristics and agricultural activities to promote cultural tourism and boost the local economy. The existing hilly terrain, woodland and cemeteries can be conserved as green belts for preserving the traditional rural landscape and the living space of villages. Hiking Trail/Cycling Tracks A hiking trail (approx. 30km), which mainly aligns with existing footpaths, is recommended to connect Mai Po and San Tin in the west to the areas around Sha Tau Kok and Starling Inlet in the east to link key historical villages, built heritage resources and ecological/landscape resources. A key component of the hiking trail is the integration of a heritage theme. Cycling tracks connecting to existing and planned cycling network in Northern New Territories are also proposed to enhance recreation and tourism potential.

3.5 Theme 3 – Promote Sustainable Uses

Kong Nga Po Comprehensive Development Area The proposed development on the existing formed site of approximately 7 hectares will be subject to a maximum plot ratio of 1.5 and a building height of 3 to 6 storeys. A “Comprehensive Development Area” zoning which requires TPB approval of the proposed development is recommended. Initiatives

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for sustainable/green measures have been recommended to promote the development as a show- case for new sustainable living in Hong Kong. Eco-Lodge at Ma Tso Lung Overlooking the vast area of fishponds and wetland at HHW, the proposed eco-lodge will be the first of its kind in the territory. The proposal aims at providing secluded resort-type accommodation for eco-tourists. A plot ratio of 0.1 to 0.2 and a height restriction of 6m are proposed on a site of 14 hectares, having regard to the natural landscape, topographical and environmental factors. A sustainable development will be promoted through building design and energy saving features and the visual, environmental and ecological impacts on the surrounding areas will be minimised. A set of guidelines that may be applied to wider-Hong Kong has been drawn up to assist in the development of similar proposals in other areas. Village Development Areas of land considered suitable for village development are recommended for “Village Type Development” (“V”) under the RDP. Commercial and retail uses on the ground floor may be provided in support of tourism, leisure and recreation facilities. Provisions are also recommended to allow overnight accommodation (Bed & Breakfast (B&B)) in the New Territories Exempted Houses (NTEH) through planning applications to support other tourism and recreation initiatives in the Study Area. Lok Ma Chau Development Corridor (LMCDC) Suggestions under this Study include commercial, shopping and entertainment uses of appropriate scale that is compatible with the character of the area to complement the development of the LMC Loop. The land uses alongside the supporting infrastructure to be proposed in areas adjoining the LMC Loop in Hong Kong will be reviewed by the ongoing LMC Loop Study. Development Corridor (MKTDC) The southern side of Man Kam To Road was identified as a possible development corridor. The planning intention for the area is for high-tech and creative industries in addition to cross-boundary trade and logistic uses. The recommended plot ratio is 0.4 with a maximum building height of 9m and provisions to protect the secondary woodland in the area. Hung Lung Hang Residential Area A small area (approximately 10 hectares) east of the proposed Kong Nga Po Comprehensive Development Area is dominated by open storage and other uses which have an adverse impact on the local setting. The planning intention is to phase out such uses through redevelopment to low- density residential uses. A maximum plot ratio of 0.75 and a maximum building height of 4 storeys are proposed. Recreation Areas Three areas in proximity to Pak Fu Shan, Fung Wong Wu and Tong To were identified for recreational uses. The planning intention is to promote nature-based recreational activities, low-scale accommodation, agri-tourism and eco-tourism that does not detract from the natural, historic or rural settings in the area.

3.6 Others Sandy Ridge Cemetery The existing Sandy Ridge Cemetery was identified as having potential for cemetery related uses such as crematorium, columbarium and other funeral facilities to meet the growing territorial demand. “Other Specified Use” annotated “Cemetery” (“OU (Cemetery)”) is recommended to be an appropriate zoning for the area.

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Liantang/Heung Yuen Wai BCP (LT/HYW BCP) The designated location for the LT/HYW BCP and its connecting road was identified under separate planning studies and reflected on the RDP. Disused Schools Adaptive reuse is proposed for four disused schools, namely, 1) Lung Kai Public School (in Ma Tso Lung) 2) Sam Wo Public School (near Nga Yiu) 3) King Sau Public School (in Lin Ma Hang) and 4) Kwan Ah Public School (in Tam Shui Hang), which may be turned into uses such as a small scale holiday camp, visitor/information centre for agri-/eco-tourism, or folk museum. All such uses can be accommodated under the recommended “GIC” zoning.

3.7 Recreation and Tourism Concept Given the unique environmental, cultural and landscape features, the Study Area was identified as a destination for tourists and local visitors looking for cultural tourism, eco-tourism, leisure farming and recreational activities. The existing natural resources can be utilised to promote sustainable agri- and eco-tourism. For example, the Eco-lodge proposed in Ma Tso Lung can provide high quality accommodation overlooking the HHW wetlands and scenic rural settings of the Ma Tso Lung area. The vacant schools can be turned into a tourism/visitor centre/holiday camp/folk museum or other recreational uses. The existing hiking trails can be connected to natural attractions (including wetlands, egretry, and Fung Shui woodlands) and cultural heritage (including villages endowed with cultural characteristics and agricultural activities). The local villages may become major activity centres accommodating local businesses, such as shops, cafés, rural restaurants, harvest sales, village markets, local tour offices and B&B. Potential outdoor recreational uses, such as horse riding, camping, pet training and adventure games, may also be accommodated at suitable locations such as Heung Yuen Wai and Ta Kwu Ling. This land use framework will present realistic and comparatively low-cost opportunities for villagers and landowners to actively participate in enhancing the local economy, and to create a sense of community for the existing local residents within the Study Area. A future Tourism Study (TS) has been suggested to further investigate the tourism potential.

Village Market Camping Site

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4. Recommended Development Plan (RDP)

4.1 Development Concept Since the Eastern and Western Portions of the Study Area are endowed with natural and ecological assets, the RDP for these portions mainly focuses on conservation and recreation. The Western Portion, being close to the LMC Loop, is suitable for developing cross-boundary services uses. The Middle Portion, scattered with villages of rich cultural heritage and agricultural land, can focus on promoting leisure farming and cultural tourism and fostering developments that would capitalize on its boundary location.

4.2 Western Portion The Western Portion covers areas from Mai Po to comprising extensive wetland/fishponds of ecological value in Mai Po, San Tin and HHW, hilly terrain in Lok Ma Chau, Ma Tso Lung and Tai Shek Mo. Hence, the proposals for this portion are primarily to strengthen nature conservation, eco- tourism and cross-boundary uses. The key opportunities are to conserve the integrity of the ecological values of the fishpond/wetland system whilst the extensive area of agricultural land will provide opportunities for environmentally- friendly farming practices to promoting agri-tourism and eco-tourism. The historical villages of Lok Ma Chau, Liu Pok and LMC Police Station will become primary entry points for the recreation and tourism attractions. With regard to the area in proximity to LMC BCP and the future development of LMC Loop, there is potential for development of an appropriate scale in less sensitive areas to the south of LMC BCP. The land use proposal is under investigation in the LMC Loop Study. Developments of an appropriate scale that would avoid/minimize adverse environmental impact and would respond to constraints (such as physical topography that restricts major development, limited access and infrastructure, PHI Consultation Zone of the Sheung Shui Water Treatment Works, the presence of the Lo Wu Classification Range and burial grounds, and the possibility of natural terrain landslide hazards) are recommended. Besides, there are different environmental pollution sources, such as Shenzhen River and Binhe Sewage Western Portion: Wetland/Fishponds near Ma Tso Lung Treatment Works in Shenzhen possibly generating odour problems; LMC BCP possibly causing adverse air and noise impacts; helipad, Lo Wu Classification Range, LMC Rail Station and Spur Line, likely resulting in noise problems; potential increase in future road traffic likely giving rise to adverse air and noise quality impacts. The planning intention is to protect the wetland/fishponds and surrounding areas including the hilly terrain and woodland which are suitable for recreation, hiking and bird-watching activities. The LMCDC to the south of the Study Area may have potential for future development subject to the review of land uses alongside the supporting infrastructure to be proposed in areas adjoining the LMC Loop under the LMC Loop Study.

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4.3 Middle Portion The Middle Portion covers areas from Lo Wu to Heung Yuen Wai including Man Kam To, Kong Nga Po, Lo Shue Ling, and Pak Fu Shan. It is scattered with villages with rich cultural heritage and agricultural land. The RDP proposes sustainable agricultural activities, agri-tourism, recreation and cultural tourism as well as provision for suitable residential and cross-boundary uses capitalising on the boundary location. The scenic quality, cultural heritage resources, agricultural land and good cross-boundary access are the key opportunities. The disused soil borrow area in Kong Nga Po is proposed for comprehensive residential development, while the adjoining area in Hung Lung Hang is recommended for enhancement through low-intensity residential development to phase out incompatible land uses. The good access and proximity Middle Portion: Agricultural Land in Ta Kwu Ling Area to existing developed areas as well as the nearby proposed NDAs will also contribute as key opportunities. The MKTDC is proposed for high- tech and creative industries in addition to cross-boundary trade and logistic uses while the extensive area of flat land between the / Ta Kwu Ling NDA and LT/HYW BCP could provide a future strategic development link between Hong Kong and Shenzhen subject to future planning. The presence of cemetery/burial grounds, PHI Consultation Zone of the Sheung Shui Water Treatment Works, water pipelines, NENT Landfill, geotechnical difficulties due to hilly terrain, the presence of two 400kV overhead lines, the need to protect graded historic buildings, the need for upgrading of infrastructural facilities development, and the possibility of natural terrain landslide hazards are major development constraints in this portion. Besides, there are different environmental pollution sources, such as Shenzhen River, pig farms and Shenzhen‟s Luofang Sewage Treatment Works possibly generating odour problems; firing range and helipads possibly resulting in noise impacts; proposed crematorium potentially leading to air pollutant emission; planned LT/HYW BCP and potential increase in future road traffic likely giving rise to adverse air and noise quality impacts. The planning intention is to preserve and protect the natural setting and cultural resources while allowing for eco-tourism, recreational, residential and cross-boundary related developments.

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4.4 Eastern Portion The Eastern Portion covers areas from Heung Yuen Wai to Sha Tau Kok including LMH, San Kwai Tin and Pak Kung Au. It is dominated by hilly terrain at Robin‟s Nest and endowed with rich natural and ecological resources. The proposals of the RDP focus on conservation and recreation. The key opportunities include high landscape and environmental/ecological value, cultural heritage, visual setting and potential for recreation and tourism development, as well as its proximity to Sha Tau Kok. The land use pattern will also promote the traditional villages as key entry points and tourism nodes to support the recreational development in the immediate area and land designated for agricultural purposes. However there are several development constraints including the need to protect heritage and natural ecological features such as the hilly terrain in Robin‟s Nest, the LMH Stream SSSI and the LMH Lead Mines SSSI; the potential terrain/geotechnical difficulties, limited access and infrastructure, the presence of the Landfill Gas Consultation Zone of NENT Landfill and its extension, the presence of seasonally wet grassland, the need to protect water quality and the presence of burial grounds. Besides, there are different environmental pollution sources, such as Shenzhen River and Sha Tau Kok Sewage Treatment Works possibly generating odour problems; helipads likely resulting in noise impacts; Sha Tau Kok BCP and potential increase in future road traffic likely giving rise to adverse air and noise quality impacts. The planning intention is to protect the natural setting, environmental diversity and rural landscape while allowing recreation and tourism development. The land use proposals identified Robin‟s Nest as a potential country park for the protection of its important wildlife habitats, natural landscapes and its surrounding woodlands as well as LMH Lead Mines SSSI and the ecological corridor between Pat Sin Leng and Wutungshan. With hiking trail and cycling track linking up the ecological and cultural heritage resources and possible reuse of the vacant schools for tourism/recreation, the historic villages and the surrounding agricultural land can be integrated to attract tourists.

Eastern Portion: Lin Ma Hang Village and its surrounding hilly terrain

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4.5 Overview

In terms of land use disposition, a broad land Land Use Area (approx. ha) % of Study Area use budget has been prepared and is provided in Table 4.1. The table gives a AGR 306 11.6% general picture that the majority of land uses CA 212 8.0% (approx. 1484ha or 56.2%) have been CP 476 18.0% allocated to conservation zones or zones that Eco-lodge 14 0.5% have a general presumption against development. This is primarily due to the GB 795 30.1% large areas of environmental significance GIC 31 1.2% (e.g. wetlands/fishponds and Robin‟s Nest) Major 19 0.7% and hilly terrain within the Study Area. Roads/Railway Another 36.8% (approx. 973ha) was OU (CDWEA) 326 12.3% identified for eco-lodge, low-density OU (Cemetery) 91 3.5% residential development, development OU (Cross 40 1.5% corridors, agricultural and recreational Boundary Services) purposes which will assist in maintaining the rural character, protecting the setting of Residential 11 0.4% heritage villages and providing low-scale OU (LT/HYW BCP) 23 0.9% uses that will promote recreational, tourist OU (Cement Plant) Less than 1 Less than 0.1% and economic activities in the Study Area in Recreation 153 5.8% line with the overall planning vision. The land CDA 15 0.6% use budget provides a good reflection of the consistency between the land use framework River/Stream 21 0.8% and the Study vision. SSSI Less than 1 Less than 0.1% The RDP, which provides a study-wide Village 107 4.1% appreciation of the land use framework Total 2642 100.00% recommended in this Study is shown in Table 4.1 Summary of Land Use Figure 2. It also provides the basis for the preparation of the statutory town plans for the area.

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Figure 2 - Recommended Development Plan (RDP)

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5. Broad Technical Assessment

5.1 Transport and Traffic Assessment A transport and traffic assessment was carried out at strategic and local levels. On a strategic level, San Tin Highway and , as well as the regional distributors (Sha Tau Kok Road, Man Kam To Road, Lok Ma Chau Road) will be operated within practical capacity by year 2031. Moreover, traffic arising from the development of the existing Closed Area upon its release will not impose significant impact on the link capacity. On a local level, the key junctions within the Study Area will be operated with ample capacity to cater for the traffic increase. For existing rural roads, improvement schemes are proposed to cater for the future development. Improvements will also be required for the existing roads such as LMH Road and Boundary Patrol Road to meet the traffic needs. Minor improvement works for some village roads are also proposed to enhance road safety. For assessment of public transport provision, it is anticipated not necessary to provide new Public Transport Interchange (PTI) for various developments including Eco-lodge at Ma Tso Lung and Kong Nga Po Comprehensive Development Area. However, shuttle service connecting to nearby Mass Transit Railway Corporation (MTRC) stations should be provided. On the other hand, pick up/set down bays for public transport vehicles and parking facilities for coaches and private cars are proposed at LMH Road near Wang Lek to support the visitor demand of the potential Country Park, tourist and recreational activities along LMH Road. Since the Study Area covers the existing BCPs at , Man Kam To, Lo Wu and Sha Tau Kok, traffic restriction plan at each BCP is proposed to facilitate the cross boundary traffic management upon opening up of the existing Closed Area. The traffic restriction plan involves provision of various traffic improvement measures like “Closed Road” signage and U-turn facilities. Nevertheless, the details of relevant traffic proposals and management measures will be reviewed and determined according to circumstances.

5.2 Drainage and Sewerage Assessment A broad technical assessment was carried out to assess the drainage impact due to the proposed developments on the existing and planned drainage systems. It is anticipated that the proposed developments will not cause any adverse impact on the existing drainage system. With the proposed developments, the surface run-off will be increased. It is proposed to construct an underground storm tank or detention pond to mitigate the impact before discharging the surface run-off to the nearby stream course or drainage system. However, the appropriate mitigation measure will be subject to the recommendation of the project proponents. Regarding sewerage, 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 have 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 order to meet the requirement for a „no net increase in pollution loading in Deep Bay‟, the Study proposes to convey sewage flow from the proposed developments to centralised sewage treatment works (STW) such as STW, new STW in Ping Che/Ta Kwu Ling and Sha Tau Kok STW for the collection, treatment and disposal of sewage generated from the proposed developments. As these STWs do not have spare capacity to handle such large sewage flow, this Study recommends that the proposed major developments should be implemented after the completion of the expansion/upgrading of these STWs and also a new STW in PC/TKL.

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5.3 Water and Utility Impact Assessment The proposed developments in the form of village expansion and the new developments will generate additional water demand. A broad water impact assessment was carried out to identify the waterworks affected and the need for upgrading of existing waterworks and provision of new waterworks installations. In summary, upgrading of some of the existing waterworks is necessary within the Study Area to cater for the increase in population. Power cables, telecommunication cables, gas mains and water mains shall be provided to the proposed new developments such as eco-lodge at Ma Tso Lung and Kong Nga Po Comprehensive Development Area. As the existing utility network within the Study Area is limited, extensions from the network to serve the new developments are required when the developments are in place. In addition, as the existing waterworks would not have adequate capacity to cope with the new development proposals, improvements to the existing waterworks are required.

5.4 Geotechnical Assessment A desk study review and preliminary site inspection was carried out to identify the existing ground conditions and geotechnical constraints for the proposed developments/construction works within the Study Area. In general, the threat of natural terrain landslides to the proposed development sites is relatively minor. However, some further studies such as additional ground investigation, review of the existing site formation works and slope features and further natural terrain hazard reviews are recommended to be carried out during the Investigation and Design Stage for the proposed development/construction works.

5.5 Visual Impact Assessment A broad visual impact assessment was conducted to assess the magnitude of visual impacts caused by the key developments on existing views, visual amenity, character and quality of the visually sensitive receivers within the context of the site and its environs. The assessment concluded that the development proposals will have very limited impact on the visual amenity of the Study Area. All land use and development proposals are low intensity to minimize intrusion into the natural environment and in most cases with appropriate landscaping measures. Anticipated visual impact will be mitigated through careful site layout and design, architectural detailing and landscaping on the site and at the peripheries of developments. Overall, given the proposed intensities, there will be an insignificant impact on the rural character and only a slight to medium impact on the visual amenity will be anticipated which can be largely mitigated through sensitive design and landscape proposals.

5.6 Landscape Impact Assessment According to the landscape impact assessment undertaken in this Study, the proposed land use framework will result in minimum landscape impacts on the Study Area.

5.7 Air Ventilation Assessment A preliminary assessment on site characteristic and wind availability was conducted and the expert evaluation indicates that there is no major wind problem created as the areas are mainly planned for low-rise and low density development. Wind corridors are available for most of the sites.

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5.8 Socio-Economic Assessment A broad socio-economic assessment was undertaken to assess potential socio-economic impacts resulting from the release of land from the existing Closed Area. Existing residents will benefit from improved accessibility as a result of the opening up of the existing Closed Area. However, there will also be impacts resulting from increased general access, tourism and/or related activities. In general, locals can take advantages of the following opportunities to enhance social and economic development:  estimated population increase to over 30,000 and provision of more than 4,000 job opportunities;  development of tourism, recreation, leisure facilities and other proposals to boost the local economy and help revitalise the local community;  provision of sufficient land for Small Houses development;  provision of cross-boundary related development to help strengthen cooperation and linkages between Hong Kong and Shenzhen;  improvement of transport and infrastructure facilities to support local development and enhance the living standard and social development; and  conservation and protection of cultural heritage resources.

5.9 Sustainability Assessment According to the preliminary sustainability assessment (CASET), the proposed developments in the existing Closed Area will help improve mobility and bring positive impacts to the economy. However, it would also cause changes to the existing rural landscape character. Generally speaking, the proposed developments in the existing Closed Area are considered sustainable.

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6. Strategic Environmental Assessment

A Strategic Environmental Assessment (SEA) was carried out to evaluate at strategic level the potential environmental impacts of land use, the cumulative environmental impacts and environmental sustainability implications of the planning framework of the RDP. Environmental mitigation measures to address the impacts and follow-up investigation requirements were recommended where applicable. Major environmental issues are in relation to air quality, noise, water quality, waste, ecology, heritage, PHI hazard and landfill gas hazard. Air quality is generally good within the existing Closed Area. The opening up of the existing Closed Area for future development will inevitably attract more people and generate more traffic in the area. The RDP however does not require construction of new roads in the existing Closed Area. However, for upgrading of the existing LMH Road and Man Kam To Road as well as some minor improvement works including provision of passing bays to some village access roads are recommended to enhance road safety. Increase in traffic flow within the existing Closed Area will therefore be limited. Technical assessments in this Study revealed that air quality at both existing and planned Air Sensitive Receivers (ASRs), with the road improvement scheme, is below the relevant Hong Kong Air Quality Objectives (HKAQO). There are a number of existing, planned and proposed odour emission sources within and in the vicinity of the existing Closed Area, including Shenzhen River, existing pig farms, STWs, NENT Landfills and its Extension, Man Kam To Animal Inspection Station, Sheung Shui Slaughter House, Sha Ling Livestock Waste Composting Plant, etc. Relevant setback distances in accordance with the Hong Kong Planning Standards and Guidelines (HKPSG) are recommended for the proposed developments from some of these odorous sources. Mitigation measures, such as odour removal systems and phasing out/relocating the polluting sources are recommended to tackle potential odour nuisance. Noise in the ambience varies between the eastern, middle and western portions depending on the current activities level of the area. Subject to further detailed studies/assessments, in order to protect all the existing, planned and proposed sensitive receivers from traffic noise impact, appropriate noise mitigation measures, such as noise barriers and low noise surfacing materials on heavily trafficked major roads including Sha Tau Kok Road, Ping Che Road, Man Kam To Road, and LMH Road, etc. should be considered and implemented by the relevant parties. No new rail line and new fixed noise source is proposed within the existing Closed Area. Appropriate mitigation measures, such as noise barrier and buffer distance, as well as by phasing out or relocating the polluting sources, etc. have been suggested to avoid adverse impacts from the rail line, fixed noise sources including firing ranges, helipads, and BCPs, rail station, etc. Water quality in the area is currently affected by domestic sewage from unsewered areas in the existing Closed Area being only partially treated by private treatment facilities and then discharged into Deep Bay via stormwater drains and streams. Most of these treatment facilities are septic tanks and soakaway systems in village houses. Although the opening up of the existing Closed Area would generate additional wastewater and sewage, the proposed RDP recommends conveying sewage flows to centralised STWs prior to discharging into nearby drainage system for its final disposal into the Deep Bay. The RDP has included an improvement proposal on the sewerage and sewage treatment infrastructure in the existing Closed Area. The 1km Consultation Zone of the PHI of Sheung Shui Water Treatment Works encroaches upon the existing Closed Area. Proposals for developments that will result in increase in the number of persons living or working in the Consultation Zone have to be submitted to the Coordinating Committee on Land-use Planning and Control relating to Potentially Hazardous Installations (CCPHI) for consideration. The Consultation Zone of NENT Landfill and its Extension also encroach upon the existing Closed Area. Due regards have been taken when formulating the land use framework for the area and protection measures were recommended for proposed developments within the Landfill Gas Consultation Zones.

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Waste management strategy is integrated and enhanced in the development as appropriate. The land use framework would only generate a limited amount of construction and demolition (C&D) waste in phases after the release of the existing Closed Area. With reuse for the backfilling as well as reuse and recycling of the C&D waste, the surplus public fill and C&D waste requiring disposal is expected to be small and hence the extra loading on public filling areas and landfills will be minimized. Besides, it is estimated that only a limited amount of waste would be generated from the proposed development and by the visitors and residents during the operational phase. Changes to the boundary of the existing Closed Area will potentially open up the area which is currently largely rural and relatively undisturbed land. A number of sites, habitats and species of known ecological value both locally and nationally exist in the Study Area. In the west lie extensive areas of fishponds and 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, which recognises the international importance of these wetlands, extends into the westernmost part of the Study 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. HHW is located to the north of Ma Tso Lung and contains fresh water marshes fishponds and reed beds which are also important habitats for waterbirds. It forms an important year-round breeding and foraging habitat for a diverse suite of waterbirds. The fishponds at HHW form a contiguous part of the Deep Bay wetland eco-system and, together with fishponds at San Tin and Nam Sang Wai are listed as one of the Priority Sites for Enhanced Conservation "Deep Bay Wetland Outside Ramsar Site" under the New Nature Conservation Policy. These wetland areas will continue to receive the same degree of protection, and similar wetland protection mechanisms currently adopted will still be applied in the area. Colonies of breeding herons and egrets that lie near the Study Area are sustained by wetlands within, while HSH Egretry, one of the largest in Hong Kong, lies in the existing Closed Area near large areas of wetland at HHW and Long Valley. This egretry is proposed for inclusion within a “CA” to protect the habitat and initial sections of the flight lines to and from vital foraging areas at Long Valley, Sha Ling and HHW. Appropriate land use zonings would be proposed to protect and conserve the integrity of the ecological corridor in the LMC area. At LMH, there is an undisturbed valley that holds two SSSIs: LMH Lead Mines and LMH Stream SSSIs. The former is an undisturbed resting ground for bats and has become one of the most important bat colonies hosting over 2000 bats, while the latter is an unmodified stream that supports a very diverse lowland fish community, including a number of rare species. These SSSI designations will remain in order to maintain the same level of protection. To add further protection to these two SSSIs, LMH Lead Mine is Lin Ma Hang Stream proposed for inclusion in the potential country park at Robin‟s Nest. A 20m buffer zone is also recommended for LMH Stream for consideration to be included in the statutory town plans. Surrounding the LMH valley is an area of woodland and shrubland that supports a diverse bird community including, 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 link with Guangdong for the wildlife of Hong Kong. Maintenance of this link is vital for gene-flow and the sharing of biodiversity between the two places. In recognition of this and of the landscape diversity 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

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on the RDP. Fung shui woodlands in the existing Closed Area were proposed for zoning as “GB” or ”CA” so as to conserve their heritage and ecological value. Avoidance of impacts on habitats or species of high ecological value, and designation of “CA”, a potential Country Park and “GB” have been employed as important enhancement features that contribute significantly to the overall sustainability and environmental performance of the development plans. Some built heritages resources are proposed to be adaptively reused and further investigation on the need for preservation of archaeological deposits is recommended. A declared monument and a number of graded and proposed graded historical buildings have been identified in the Study Area. The proposed land use would not have direct impact on built heritage resources. The RDP aims to revitalize the historical village through cultural tourism. The hiking/heritage trails proposed will link individual heritage resources together to enhance the tourism potential of the existing Closed Area. The adaptive reuse of the disused schools will also encourage rehabilitation of these buildings and also promote the cultural tourism.

Historical Building In summary, while environmental mitigation measures and infrastructure facilities, such as noise barriers and sewerage infrastructures, are recommended with a view to reducing potential adverse environmental impact on the environmentally and ecologically sensitive areas within the Study Area, the RDP also aims to promote cultural tourism through groupings of heritage resources by means of the proposed hiking/heritage trails, revitalization of the historical villages and adaptive reuse of the disused old schools. It should also be noted that the SEA is a broad brush assessment only and when individual project is implemented, detailed studies and/or assessments shall be carried out by the respective project proponent(s) to evaluate and confirm adequacy and technical feasibility of the recommended environmental mitigation measures and infrastructure facilities. Some of these environmental mitigation measures and infrastructure facilities should also be implemented as recommended prior to population intake of the proposed developments.

7. Implementation

The proposed land use framework will provide a basis for the preparation of statutory town plans before the opening up of the existing Closed Area. The Government will consider appropriate traffic management measures taking into account the road conditions and the anticipated traffic flow. The Government will also provide the necessary upgrading of infrastructural facilities and services (e.g. road improvements to Man Kam To Road, LMH Road and some village access roads). In line with the planning intention and the land use framework proposed on the RDP, the Government will encourage private sector participation in taking forward the development proposals, including the Eco-lodge in Ma Tso Lung, Kong Nga Po Comprehensive Development Area, Hung Lung Hang Residential Area, the Development Corridors for cross boundary services, and development of recreation and leisure farming in agricultural land.

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Government will also encourage heritage conservation of privately owned properties by supporting revitalization scheme and providing financial assistance through existing initiatives.

Photomontage: Kong Nga Po Comprehensive Photomontage: Eco-lodge in Ma Tso Lung

Development Area 8. Conclusion and Way Forward

8.1 Balance between Conservation and Economic Development The Study Area currently comprises hilly terrain, woodlands, wetlands, agriculture land, burial grounds, BCPs, a number of village settlements and government facilities. The land use framework proposes 56% of land be retained in their current form as hilly terrain, woodland, wetlands and high ecological value areas such as potential Country Park, “CA” and “GB”. About 37% of land will be proposed for promoting economic and tourism uses including the Eco-lodge, low density residential development, Man Kam To Development Corridor, recreational use and rural upgrading etc. The remaining 7% of the Study Area will be retained for their current uses including roads and government and community facilities.

8.2 Population Growth The forecasted increase in population to around 30,000 will generate economic and development opportunities for the Study Area.

8.3 Generating Employment Opportunities The opening up of the existing Closed Area and improvement of road network will create around 4,000 direct and indirect job opportunities. These include opportunities associated with the design, construction and management of development projects, as well as jobs created through private sector initiatives.

8.4 Improving Social Well-being Improvement and upgrading of the living environment will create a sustainable and vibrant community as well as protecting valuable natural resources for future generations.

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8.5 Enhancing Cross-boundary Trading Proposed tourism facilities will attract local and international visitors, offering opportunities to appreciate the local culture and natural scenery. Cross-boundary trading will also be enhanced by the proposed development corridor and the promotion of eco-tourism.

8.6 Boosting the Local Economy and Protecting Residents’ Interests Local and social enterprises can capitalize on the natural, cultural and recreational resources to create themed tourism attractions so as to boost the local economy.

8.7 Building of Sustainable Communities With the opening up of the existing Closed Area and improvement of infrastructure and facilities, economic opportunities will be generated to attract future residents to the area. Potential for the development of short-stay accommodation and related business activities will help support local economies and attract visitors to strengthen the overall attractiveness of the boundary area.

8.8 Conservation and Protection of Natural Environment To incorporate the existing Closed Area into relevant statutory zoning plans will help upgrade existing land uses. Through the existing planning and implementation mechanisms, there is opportunity to strengthen nature conservation and to educate the public, thereby facilitating the protection of the area and unique natural values.

8.9 Preservation of Land Resources for Future Generations While there is no immediate need to consider large scale development within the Study Area, the Study Area plays a vital role for future development in a long run, depending on population and economic changes. This Study adopts a sustainable development approach in preserving valuable land resources for future generations. We will actively review the planning framework and proposals in order to meet changing social and economic circumstances.

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