Planning and Engineering Review of Potential Housing Sites in East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

CONTENT

1. INTRODUCTION ...... 1

2. CONSULTATION ACTIVITIES ...... 2

3. OVERVIEW OF MAJOR COMMENTS AND VIEWS RECEIVED ...... 3

4. WAY FORWARD ...... 4

APPENDICES

Appendix I Comments from Public Forum Appendix Ia List of Invitees for the Stage 2 Public Forum on 6 December 2008 Appendix Ib List of Stage 2 Public Forum Attendees Appendix Ic Summary of Comments from Stage 2 Public Forum and Responses Appendix II Summary of Comments from Council and Responses Appendix III Comments from Written Submissions Appendix IIIa Summary of Comments from Written Submissions and Responses Appendix IIIb Copies of Written Submissions (Up to 6 January 2009)

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Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

1. Introduction

The overall objectives of the Study are to examine the development potential and impact of the proposed developments of 14 study sites in the Study Area. In reviewing the development intensity of the 14 study sites, the Study also reviews the suitability of Site 14 for public rental housing development or private housing development. Detailed assessments will be carried out to ascertain the sustainability and feasibility of the proposed residential developments in terms of traffic and other infrastructure capacities, environment, Government, institution and community (GIC) facilities etc. The Study also reviews the overall development intensity of the Study Area. The findings of the Study will provide the basis for further detailed engineering investigation and detailed design for different packages of housing sites according to the priority for the disposal of housing sites for implementation of the necessary infrastructure upgrading works. The Study commenced in September 2007 and is jointly commissioned by Civil Engineering and Development Department (CEDD) and Planning Department (PlanD).

The Stage 1 Public Consultation was conducted between January and March 2008. In addition to consultation with the Tuen Mun District Council (TMDC), Town Planning Board (TPB) and local representatives, a public forum was held at the Tuen Mun Town Hall on 16 February 2008. Local residents and organizations, concerned green groups and TMDC members, etc. were invited to the public forum. Apart from comments and suggestions received at the aforesaid consultation sessions, written submissions were also received. The comments and responses have been incorporated in the Stage 1 Public Consultation Report, which is available at the CEDD and PlanD websites.

The Stage 2 Public Consultation commenced in November 2008 and was completed in January 2009. The purpose of the Stage 2 Public Consultation was to seek comments and views from the public and concerned groups on the revised development scenario, including proposing private housing use for Site 14; retaining 5 sites for GIC uses; proposing low to medium densities for housing sites and recommending relevant road junction improvement measures.

During the Stage 2 Public Consultation, a “Stage 2 Public Consultation Document” (PCD2) was provided for public inspection and a poster was distributed to residents of Tuen Mun East, TMDC members, concerned area committees, green groups and concerned parties, inviting their presence at the Stage 2 Public Forum (See Appendix I). The PCD2 was also uploaded to the websites of CEDD and PlanD for public viewing. During the Stage 2 consultation period, written comments were also received. This report presents the consultation activities undertaken in the Stage 2 Public Consultation and summarizes the major comments received on the revised development scenario together with the responses from relevant bureaux/departments and the Consultants.

1 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

2. Consultation Activities

Consultation activities included three interviews with concerned members of TMDC, consultations with TMDC and TPB and Stage 2 Public Forum. Details of the consultation activities undertaken are listed below:

Consultee Date Interview: Hon LAU Wong-fat (Chairman, Tuen Mun 17 November 2008 District Council) SO Shiu-shing (District Council Member of 17 November 2008 constituency in Tuen Mun District) LI Kwai-fong (District Council Member of 20 November 2008 constituency in Tuen Mun District) and representative of Tuen Mun East Development Concern Group Public Consultation: Tuen Mun District Council 27 November 2008 Town Planning Board 28 November 2008 Public Forum 6 December 2008

2.1 Interview Interviews were arranged with the Chairman of TMDC and District Council members of the concerned constituencies at early stage of the public consultation. The objectives of the Study and the revised development scenario were presented and their opinions were sought. Representatives of CEDD and PlanD attended these interviews with the assistance of the Consultants. District Council members generally welcomed the revised development scenario, but opined that the traffic problem should be tackled, e.g. giving consideration to the Tuen Mun to Railway proposal. One District Council member suggested that the ex-military site could be developed as a Quality Education City to upgrade the cultural quality of Tuen Mun East and to encourage external economy to promote development in the area. 2.2 Tuen Mun District Council We consulted the Working Group on Planning and Development of Tuen Mun under the TMDC on 27 November 2008. Members generally supported the revised development scenario but were concerned about the traffic arrangement arising from the proposed housing developments. There were views supporting reduction of development intensity and suggesting developing a shopping centre in the vicinity of Site 14. Some members opined that Site 4A was not suitable for secondary school development as the location was too secluded. Comments from TMDC and our responses are summarized in Appendix II.

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2.3 Town Planning Board

We consulted TPB on 28 November 2008. TPB noted the revised development scenario for the study sites and had no other view.

2.4 Public Forum

The Stage 2 Public Forum was held at Cultural Activities Hall of the Tuen Mun Town Hall on 6 December 2008. The forum was chaired by PlanD, with the attendance of representatives from CEDD, Transport Department (TD), Authority and the Consultants. A total of 46 members of the public attended the forum. The lists of invitees and attendees for the Public Forum are enclosed in Appendices Ia and Ib respectively. A summary of comments and responses is enclosed in Appendix Ic. The consultation document and the poster were also uploaded to the websites of CEDD and PlanD at the commencement of the Stage 2 Public Consultation. Posters were also displayed at Tuen Mun District Office (TMDO), CEDD and PlanD offices.

2.5 Other Channels

The public may offer their views through written submission. Three written submissions were received during the consultation period. A summary of comments and responses is enclosed in Appendix III.

3. Overview of Major Comments and Views Received

Public views generally support maintaining the development intensity in Tuen Mun East at a low to medium level. They also welcome private housing development for Site 14 in Tuen Mun Area 56 and support retaining 5 sites for GIC uses. However, there are views that Site 4A is not suitable for secondary school development as the location is too secluded. In addition, there is a suggestion that some study sites should be retained for community development, such as “Quality Education City”, theatre, Chinese-Western Cultural Hall, hospital and recreational use, as well as commercial shopping facilities.

There are concerns about the traffic impact of the proposed development of 14 study sites that may aggravate traffic congestion at Road and and the lack of mass transit system to meet future public transport needs in the area.

There are views from village representatives/villagers suggesting retention of some land for village expansion.

Summaries of public comments and views collected from the Public Forum, TMDC and other channels and corresponding responses are provided in Appendices I to III.

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4. Way Forward

Following the Stage 2 Public Consultation, we will complete the remaining parts of the Study based on the revised development scenario, including finalizing various technical assessments, such as traffic impact assessment, environmental review, air ventilation assessment etc. Public views received in the Stage 2 Public Consultation will be taken into account.

Upon completion of the detailed technical assessments, development parameters (e.g. developable areas of study sites) may be refined. The final land use and development parameters for 14 study sites will be incorporated in the statutory Outline Zoning Plan (OZP).

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Appendix I

Comments from Public Forum

Appendix – Page 1 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Appendix Ia: List of Invitees for the Public Forum on 6 December 2008

1. Local Residents and Communities

Village Representative Tai Lam Chung Luen On San Tsuen Siu Lam Nim Wan

Public Housing Estate (Mutual Aid Committee) Sam Shing Estate (3 blocks)

Private Estate Resident via Owners’ Corporation Goodview Garden (Hoi Chu Road) (5 blocks) Nerine Cove (5 blocks) The Seacrest (2 blocks) Palm Cove (5 blocks) Hanford Garden (7 blocks) Castle Peak Bay Garden (2 blocks) Dragon Villa Dragon Inn Court (4 blocks) Pine Villas (Block 1 to Block 5) Sea View Garden (8 blocks) Tuen Mun Court Elegant Villa Faraday House (2 blocks) Tsing Yung Terrace (4 blocks) Bayview Terrace (6 blocks & 20 houses) Palm Beach (2 blocks) Spring Seaview Terrace (3 blocks) Monte Carlo Villas (20 houses) Beaulieu Peninsula (No. 1-86) Peridot Court (8 blocks) Pearl Island Villas Eastern Block (3 blocks) Pearl Garden (4 blocks) Block F1-F7, Pearl Island Holiday Flats (7 blocks) Pearl Island Garden (9 blocks) South Sea Villa (7 houses) Fiona Garden (22 houses) Villa De Mer (6 houses) The Castle Bay (43 houses) Castle Peak Villa (6 blocks) Grandview Terrace (9 houses) Villa Sapphire (2 blocks) The Hillgrove (6 blocks) Aquamarine Garden (2 blocks and 22 houses) Appendix – Page 2 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Jadeview Villa

Via Owners’ Committee King’s Park Villa (4 houses) Grand Pacific Views / Heights, Palatial Coast (9 blocks) Aqua Blue (6 blocks and 32 houses) Gold Coast Myloft Verdant Villa (2 blocks) Aegean Coast (7 blocks) Oceania Heights

Via Owners’ Association (Phase 1) (5 blocks)

Via Management Office The Cafeteria The Aegean Blessing Villa Wing Wah Garden Kwok Hing Villa Silvern Garden Fontana Villa Hong Kong Gold Coast (Phase 2) (25 blocks) 嘉多里別墅 宏明別墅 Scenic Villa Surfside Kam Po Court To Yuen Barbecue Gardens and Villas 華林園 疊綵別墅 黃觀萬福居別墅 Ivanhoe Villa Cornwall Villa Le Losis Ka Wo Seaview Villas

Others 嘉褔里居民協會 No. 1 Mun Fat Lane No. 2 Mun Fat Lane 德園 (No. 3 Mun Fat Lane) No. 4 Mun Fat Lane 陳宅 (No. 5 Mun Fat Lane) 偉喬居 (No. 3 Barbecue Gardens, , Tuen Mun) 程苑 (No. 5 Barbecue Gardens, Castle Peak Road, Tuen Mun)

Appendix – Page 3 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

秀逸小築 (No. 6 Barbecue Gardens, Castle Peak Road, Tuen Mun) 泰寧別墅 (No. 16 Lok To Street, Castle Peak Road, Tuen Mun)

2. Green Groups and Other Organizations:

 Friends of the Earth  Green Power  The Conservancy Association  World Wide Fund for Nature Hong Kong  Clean the Air  Air & Waste Management Association  Green Council  Hong Kong Democratic Foundation  Crossroads International Limited

3. Advisory Bodies:

 Tuen Mun District Council  Tuen Mun  Tuen Mun South East Area Committee  Tuen Mun South West Area Committee

Appendix – Page 4 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Appendix Ib: List of Public Forum Attendees * Name Estate / Organization 1. 陶錫源 (TO Sheck Yuen) (Vice-chairman) 2. 蔡龍威 (CHOI Lung Wai) Tuen Mun Rural Committee (Executive member) 3. 胡官帶 (WU Koon Tai) Tuen Mun Rural Committee (Executive member) 4. 李庭華 (LI Ting Wah) Tuen Mun Rural Committee (Executive member) 5. 程木仁 (CHING Muk Yan) Village Representative, Tuen Mun 6. 劉金有 (LAU Kam Yau) Village Representative, Tuen Mun 7. 蔡華堂 (CHOI Wah Tong) Luen On San Tsuen Representative 8. 湯小華 (S W TONG) Working Group of Tuen Mun East Development 9. 黃文俊 Palatial Coast 10. 李穎儀 Palatial Coast 11. 趙應春 (Y C CHIU) Palatial Coast 12. 陳智剛 Palatial Coast 13. 張銘亮 Aegean Coast 14. CHAN Lai Fong Aegean Coast 15. 莊瑞蓮 So Kwun Wat Tsuen 16. 彭永輝 So Kwun Wat Tsuen 17. Steve LAM Aqua Blue 18. Emily YU Castle Peak Villas 19. 郭明志 (KWOK Ming Chi) Hong Kong Gold Coast 20. 譚握 華 Mun Fat Lane 21. 呂榮祖 - 22. 李永康 - 23. 林魯衍 - 24. 胡木林 - 25. 楊蒼佑 - 26. 陸景慧 - 27. 鄭序雄 - 28. 謝笑娟 - 29. AU Yue Yan - 30. Josh BEGBIE - 31. Stanley CHAN - 32. Keith KEEN - 33. LEE Kwok Man - 34. Raymond LEUNG - 35. LUK Tung Kwong - 36. Katie K Y MAK - 37. Joan SO - 38. M L TIM - 39. Cherry ZHANG - 40. Gretti - * There were a total of 46 public attendees, 40 of which had registered at the entrance of forum venue.

Appendix – Page 5 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Appendix Ic: Summary of Comments from Public Forum and Responses

No. Major Comments Responses Planning General P-1 Raised by: Miss LI Kwai Fong, Mr. W K HO, Mr. Y K WAI

Welcome the government reserving Under the revised development scenario of this sites for education purpose and Study, sites have been reserved at the former propose to develop the former military sites for post-secondary education Perowne Barracks as “Quality institution and international school Education City” which includes development. We understand that District post-secondary education Council member Miss LI Kwai Fong has institution, international school, raised the proposal for “Quality Education primary/secondary school, academy City” to Education Bureau (EDB). If the of performing arts and proposal is supported by EDB, we shall assist cultural/recreational facilities. The in making adjustment to the land use proposals development of “Quality Education as necessary. City” can improve the cultural quality and encourage external economy to promote the development of Tuen Mun East.

Opine that the area of Site 1 is not EDB opines that Site 1 is suitable for post- adequate for post-secondary secondary education institution development. education institution development.

P-2 Raised by: Miss LI Kwai Fong, Mr. W K HO

There are high quality tourism The planning concept for Tuen Mun East is resources in Tuen Mun East but the “Relaxing Township at the convergence of existing planning does not take mountains and sea”. There are a hotel and a advantage of this to improve local number of public beaches in Tuen Mun East economy and promote the tourism which is a major leisure and recreational economy of Tuen Mun East. location. Although Tuen Mun East is not a centre for employment or economic activities, the hotel and leisure facilities as well as residential developments are believed to be beneficial to the local economy. In fact, depending on the demand for such developments, developers may provide certain commercial facilities, e.g. eating places, shops and services, etc., through the planning application system under the Outline Zoning Plan (OZP).

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No. Major Comments Responses P-3 Raised by: Miss LI Kwai Fong

Propose reserving a site for The proposal has been conveyed to Leisure developing a theatre. and Cultural Services Department (LCSD) for consideration. LCSD responded that Tuen Mun Town Hall is a large-scale multi-purpose performance venue situated at the central area of Tuen Mun with convenient public transportation. It is suitable for professional performances, large-scale exhibitions, conferences, lectures, practicing, training and art classes. The Tuen Mun Town Hall still has room to accommodate more performance activities. In addition, there is also a theatre in Yuen Long to serve the residents in Yuen Long and Tuen Mun.

P-4 Raised by: Mr. Y K WAI

Propose constructing a Chinese- We have conveyed the proposal on the Western Cultural Hall (to compare Chinese-Western Cultural Hall to LCSD. the differences between Chinese LCSD responded that the proposed scope of and western cultures) and a central the Chinese-Western Cultural Hall have mostly library. Request that PlanD should been covered by the diversified and different take the lead in planning and types of activities and programmes organised implementation instead of by its museums, e.g. exhibitions, seminars, responding to requests from other lectures, film shows, etc. LCSD has no plan at government departments. this stage to establish a museum on Chinese and Western cultures in Tuen Mun District.

Tuen Mun District currently has about 510,000 population. In this district, the LCSD operates a major library (for 400,000 persons), a district library, a small library and seven mobile library points to provide library services to the local residents. The LCSD has generally made reference to the Hong Kong Planning Standards and Guidelines to provide library facilities in Tuen Mun District. According to the guidelines, one district library should be provided for every 200,000 persons. The planning is on district bases and at least one district library should be provided for each district. The whole Tuen Mun District is an independent district. Presently, the LCSD does not have any plan to set up a central library in Tuen Mun District, but will closely monitor the usage of libraries in this district.

Appendix – Page 7 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses

PlanD would make reference to the relevant planning guidelines and standards in planning public facilities. However, implementation of the planned facilities would rely on the policy of the relevant departments.

P-5 Raised by: Mr. TO Sheck Yuen, Mr. CHOI Lung Wai, Mr. CHOI Wah Tong, Mr. LI Ting Wah

If town planning causes freezing of The study sites in this Study are mainly villagers’ land for development, government lands. Any private lots involved impoverishment will be accelerated. will be excluded from the developable area. Therefore, no private lots will be involved in the development of the 14 study sites and thus the issue of freezing villagers’ land does not exist.

It is inappropriate not to consult the We have submitted the Public Consultation Rural Committee (RC) when Documents of the Study to the Tuen Mun RC carrying out the public consultation for comments via Tuen Mun District Office. under this Study.

The development of 14 study sites PlanD has all along been monitoring the will directly affect future village situation of Small House development and has house development in So Kwun reserved adequate land for this purpose. Wat, Tai Lam Chung and Siu Lam District Lands Officer/Tuen Mun (DLO/TM) Tsuen. These 14 study sites may be informs that So Kwun Wat Tsuen and Tai Lam the last suitable sites for Chung (including Tai Lam Chung Tsuen, development in Tuen Mun East. Wong Uk and Wu Uk) are recognized villages PlanD should consider whether it is while Siu Lam Tsuen is not a recognized necessary to reserve some sites for village. PlanD has already assessed the supply Small House development. and demand for Small House in So Kwun Wat Tsuen and Tai Lam Chung. After consulting the DLO/TM on the forecast of Small House demand in the next 10 years for So Kwun Wat Tsuen and Tai Lam Chung, taking into account the current situation of Small House application, and estimating the land still available in the “Village Type Development” (“V”) zone in So Kwun Wat Tsuen and Tai Lam Chung for Small House development, it is considered that adequate land has been reserved on OZP to meet the demand for Small House in the next 10 years.

Appendix – Page 8 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses Have the idea of reserving Site 14 According to the above data, there is currently for extension of So Kwun Wat no need to reserve Site 14 for extension of So Tsuen for Small House Kwun Wat Tsuen. PlanD will closely monitor development of indigenous the Small House development situation in So villagers been considered? Kwun Wat and Tai Lam Chung villages and when necessary, will review the area of “V” zone to provide more land for Small House development.

P-6 Raised by: Mr. TO Sheck Yuen

Planning should focus on Traffic impact assessment and drainage impact comprehensive consideration and assessment have been undertaken under this sustainable development. There Study to ensure there would be adequate should be a comprehensive traffic transport infrastructure to support the proposed plan and community site developments and the developments will not arrangement. For example, cause flooding to the surrounding area. We proposed school site should be will also propose an implementation supported with appropriate programme for the development and the traffic/transport infrastructure. required supporting infrastructure. However, Planning should also consider the the actual housing development programme surrounding area, e.g. whether the will rely on the market situation. proposed developments will cause flooding in the So Kwun Wat area. After planning, implementation should follow the set development programme.

P-7 Raised by: Mr. TO Sheck Yuen, Mr. CHOI Wah Tong, Mr. KWOK Ming Chi, Mr. LI Ting Wah

Tuen Mun East lacks recreational LCSD has provided a number of leisure, facilities. There is no standard recreational and sport facilities serving the public soccer pitch in area from residents in Tuen Mun East, including Ki Lun Sam Shing to Tai Lam Chung. Kong Public Park, 3 sitting-out areas (Tsing Suggest that some land should be Bik Sitting-out Area, So Kwun Wat Sitting-out reserved for public open space, ball Area, Cafeteria Old Beach Sitting-out Area), 3 court and community hall. Public children’s playgrounds (Tai Lam Chung Road open space or park should not be Children’s Playground, Tai Lam Chung Tsuen provided within private estate. Children’s Playground and Nim Wan Tsuen Children’s Playground) and Tsing Lung Garden (includes children’s playground and fitness station). LCSD will closely monitor the development of Tuen Mun District. Upon consultation with TMDC, LCSD would commence planning works for those projects accorded priority by District Council, taking into account population growth in the district

Appendix – Page 9 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses and usage rate of existing cultural and recreational facilities. Reference would also be made to the Hong Kong Planning Standards and Guidelines, etc., as well as the priority of each project.

There is no plan to reserve public open space or park within the sites for private housing development.

A site to the north of millennium primary school in Area 56 has been reserved for a community hall development.

P-8 Raised by: Mr. TO Sheck Yuen, Mr. TONG

Tuen Mun East lacks commercial Tuen Mun East is primarily a relaxing shopping facilities, including residential town. Although this Study does not private clinics. propose any commercial development, developers may based on market demand, provide commercial facilities through planning application system. Besides, we will consider if there is any suitable location for providing commercial facilities within the proposed housing sites, and will encourage future developers to provide such facilities. However, provision of such facilities, including private clinics, will depend on the commercial viability of providing such facilities at the particular locality.

P-9 Raised by: Miss LI Kwai Fong, Mr. CHOI Lung Wai

Request to reserve land for hospital provides a total of 1,822 development. beds to serve the residents in Tuen Mun, Yuen Long and Tin Shui Wai. In addition, the Food and Health Bureau (FHB) is planning the construction of a new hospital in Tin Shui Wai to serve the West region. FHB has indicated that it is not necessary to reserve a site in Tuen Mun East for hospital development.

Appendix – Page 10 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses P-10 Raised by: Mr. CHOI Lung Wai

There should be potential danger Water Supplies Department had carried out a for those study sites close to the Tai hazard assessment on the hazard of the Lam Chung Pre-chlorination House TLCPCH on the surrounding area and (TLCPCH). Query if the TLCPCH considered that it is not necessary to relocate will be relocated. the TLCPCH.

Site 5 P-11 Raised by: Mr. Y C CHIU

Welcome that the Government has The finalized development parameters of the responded to public comments in 14 study sites will be incorporated into the the revised development scenario. OZP. Developer is required to comply with the development parameters specified in the Welcome the maximum building statutory OZP. height restriction of 3 storeys for Site 5. But hope the government would strictly follow such restriction upon implementation.

Site 11 P-12 Raised by: Mr. Y C CHIU The coastal area of Siu Lam is very CEDD is currently studying a cycle track nice but lacks facilities like cycle network connecting Tsuen Wan and Tuen track, park and waterfront Mun. The cycle track may pass through Siu promenade. Propose to construct a Lam area. Regarding the suggested public public waterfront promenade at Site waterfront promenade at Site 11, we will 11 that could be developed as an assess the proposal and consult LCSD and activity node in Tuen Mun East. other relevant departments.

P-13 Raised by: Mr. C H LAU

Whether public recreational We will consider if there is any suitable facilities, supermarkets, clinics, location for providing commercial facilities restaurants will be provided at Site within the proposed housing sites, and will 11 to relieve the problem of encourage future developers to provide such inadequacy of these facilities for facilities. However, implementation of such the nearby residents along Tsing proposal, i.e. provision of supermarkets, clinics Fat Street. and restaurants, will depend on the commercial viability of providing such facilities at the particular locality. In general, depending on the market demand, private developers may provide commercial facilities through planning

Appendix – Page 11 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses application system. Regarding the public recreational facilities, we will study the proposal of reserving a public waterfront promenade.

In addition, the building height A Visual Impact Assessment will be carried restriction is 10 storeys at Site 11 out as part of this Study. When designing the which is only 1-2 storeys lower proposed development parameters, we have than Aqua Blue. The existing view endeavored to strike a balance between from Aqua Blue will be obstructed, maintaining the characteristics of the which is not in line with the early surrounding environment and development development concept of Aqua Blue. intensity. Future development at the site would be compatible with nearby existing residential developments.

Site 14 P-14 Raised by: Mr. WU Koon Tai

Do not believe that low-intensity Low to medium intensity housing development development will be adopted for (plot ratio 1.3, approximately 10 storeys) is Site 14. Site 14 should be used for proposed at Site 14. The finalized development ball court or sport facilities, or even parameters will eventually be incorporated into public area. the OZP. The future developer has to comply with the specified restrictions under the statutory OZP.

Area for open space has been reserved in the vicinity of Site 14 and could be developed for park or ball court. The development programme will rest with LCSD. In providing concerned facilities, in addition to the Hong Kong Planning Standards and Guidelines, LCSD would also consider other relevant factors such as the views of the District Council, population changes and the changing needs of the community.

P-15 Raised by: Mr. TO Sheck Yuen

Request to provide small scale We will consider if there is any suitable shopping centre at Site 14. location for providing commercial facilities within the proposed housing sites, and will encourage future developers to provide such facilities. However, implementation of such proposal will depend on the commercial viability of providing such facilities at the particular locality.

Appendix – Page 12 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses Traffic and Engineering T-1 Raised by: Miss LI Kwai Fong

TD has neglected resident’s views, TD always concerns about the developments in there has been no improvement to each district and constantly reviews the service the traffic problem in the past 9 level of the public transport provisions. years. Adjustments will be considered when necessary in order to meet the passenger demand. TD is fully aware of the existing and planned housing developments in Tuen Mun East and will closely monitor the progress of these developments. When appropriate, TD would study the necessary public transport service arrangements to cater for the passengers demand in connection with the new developments.

T-2 Raised by: Mr. TO Sheck Yuen

Request TD to reserve a site for a Regarding the request for provision of public bus terminus as part of the housing transport interchange as part of the housing development proposal. development proposal in Tuen Mun, the Government has to consider numerous factors such as the developments in the district, changes in population, geographical environment, existing public transport facilities and services, etc. to determine the need of providing additional public transport interchange. TD would also constantly monitor the operation of the existing public transport interchanges in Tuen Mun to ensure these interchanges could meet the passenger need.

T-3 Raised by: Mr. TO Sheck Yuen, Mr. CHOI Lung Wai

The capacity of Tuen Mun Road is CEDD explained that there is currently not already saturated. Outbound traffic enough traffic data to support the construction will be blocked if there is a traffic of the Tuen Mun Eastern Bypass based on the accident or vehicle breakdown, etc. transport infrastructure point of view. Traffic There is an urgency to construct a congestion problem on Tuen Mun Road has bypass road network to mitigate the been improved since the opening of the Ting traffic problem. With respect to Kau Bridge which provides a mean of whoever will develop these 14 distributing traffic flows on the highways. A study sites, just widening a section few years later the improvement works on

Appendix – Page 13 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses of Castle Peak Road in the vicinity Tuen Mun Road will be completed. By that of Hoi Wing Road is inadequate time, the traffic lanes are widened with up to since residents of medium to low standard hard shoulders for emergency use. It density housing developments will is believed that traffic flow will become more use more private cars. smooth.

Meanwhile, Highways Department (HyD) is planning to construct two new bus-bus interchanges at Siu Lam, Tuen Mun. This project has been gazetted under the Roads (Works, Use and Compensation) Ordinance on 16 January 2009 for public viewing within a 60 days gazettal period. Funding from the Finance Committee of Legislative Council and the subsequent tendering and construction will be arranged as soon as possible (p.s. HyD stated that one objection was received during gazettal period and resolution of the objection is in progress).

Besides, the findings of the Traffic Impact Assessment Report showed that the concerned section of the Castle Peak Road would have inadequate capacity to cope with the development of the foregoing 5 GIC sites and existing planned development sites after 2016, irrespective of the 10 residential development sites. It is therefore recommended that widening of the Castle Peak Road section is necessary by 2016/2017.

Besides, there is no connecting Currently, the following public transport point at Tuen Mun East on the services traveling between Tuen Mun and the Western Corridor. Shenzhen Bay Port (Western Corridor) are provided:

 Citybus Route No. B3 ( to Shenzhen Bay Port);  Citybus Route No. B3A (Ming Kum Light Rail Station to Shenzhen Bay Port);  Citybus Route No. B3X (Tuen Mun Town Centre to Shenzhen Bay Port) (via Tuen Mun Road).

Appendix – Page 14 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses Residents in Tuen Mun East could take the MTR feeder buses or green minibuses to go to Tuen Mun Town Centre and interchange with Citybus Route Nos. B3 & B3X to the Shenzhen Bay Port. In view of the public transport services currently available, TD has no plan to introduce a new public transport route between Tuen Mun East and the Shenzhen Bay Port.

T-4 Raised by: Mr. TO Sheck Yuen, Mr. WU Koon Tai

Request to lift the ban of vehicular TD’s responses: The prohibition of vehicular access to Tuen Mun Road via Siu access from Castle Peak Road to Tuen Mun Lam Interchange during restricted Road via Siu Lam Interchange during peak hours and also review the necessity hours in the morning is to facilitate the of providing a bus only lane on operation of bus only lane on Tuen Mun Road Tuen Mun Road. (daily between 7:30am and 9:00am except Sundays and Public Holidays). The reason for closing the interchange is mainly on the consideration of traffic safety. If the interchange is open to traffic during the peak hours, large volume of vehicles would cut into the bus only lane and middle/fast lane of Tuen Mun Road from the branch roads within short distances. Such traffic arrangement is very dangerous on a busy expressway. The bus only lane on the Tuen Mun Road is convenient to passengers but inevitably this would affect some other road users. Generally, more residents are benefitted from this arrangement. TD will continue to monitor the operation of the bus only lane. The TMDC would be consulted on any amendment to the existing traffic arrangement. Should there be consensus within the TMDC, TD will make every effort to meet the changes.

Appendix – Page 15 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses There have been continuous Currently, Tuen Mun East residents could take requests for a bus route between the existing bus services in Tuen Mun East Tuen Mun East and the Airport but (e.g. MTR feeder Bus Route Nos. K51, K53, all are refused by TD. Would TD etc.) and green minibuses (GMB) (GMB No. respond. 43, 43A, 43B, etc.) to go to Tuen Mun Town Centre and interchange with Long Win Bus Route No. E33 (Tuen Mun Town Centre to the Airport). During the peak hours, the residents could also take the above public transport services to go to and interchange with Long Win Bus Route No. A33 (Tuen Mun Railway Station to the Airport (Peak only)) .

TD would continue to closely monitor the passenger demand and service level of the above public transport services, including conducting surveys. TD would further follow- up with the transport operators if necessary and consider the feasibility of adjusting the services to meet the passenger demand.

Propose to speed up the HyD is planning to construct two new bus-bus construction of a bus-bus interchanges at Siu Lam, Tuen Mun. This interchange. project has been gazetted under the Roads (Works, Use and Compensation) Ordinance on 16 January 2009 for public viewing within a 60 days gazettal period. Funding from the Finance Committee of Legislative Council and the subsequent tendering and construction will be arranged as soon as possible (p.s. HyD stated that one objection was received during gazettal period and resolution of the objection is in progress).

T-5 Raised by: Mr. KWOK Ming Chi, Mr. CHOI Wah Tong, Mr. TONG and Mr. CHOI Lung Wai

The public transport services within Currently, residents of So Kwun Wat / Hong Tuen Mun East are currently Kong Gold Coast / Tai Lam along Castle Peak inadequate, as there are only 2 bus Road could take the following public transport routes operating at low frequency services to Tsuen Wan, Kwai Tsing, West directly connected to the urban and Hong Kong Island, etc., and area. Opine that bus services should interchange with MTR to other areas : be completely reviewed for the whole Tuen Mun and Tsuen Wan District.

Appendix – Page 16 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses  KMB Route No. 52X (Tuen Mun Town Centre to Shamshuipo);  KMB Route No. 53 (Yuen Long to Tsuen Wan (Nina Tower));  KMB Route No. 61M (Yau Oi (South) to Lai King);  KMB Route No. 252B (Handsome Court to Tsim Sha Tsui (Peak only));  Citybus Route No. 962 (Lung Mun Oasis to Causeway Bay);  Citybus Route No. 962B (Chi Lok Fa Yuen to Admiralty);  Citybus Route No. 962S (Chi Lok Fa Yuen to Admiralty (Peak only));  Green Minibus Route No. 140M (Hanford Garden to Tsing Yi Station);  Green Minibus Route No. 141 (Hanford Garden to Tsuen Wan Ferry Pier).

In view that development will take TD would continue to closely monitor the place in Tuen Mun East, request passenger demand and service level of the TD to explain if there is any above public transport services, including traffic/transport supporting measure conducting surveys. TD would further follow- to cater for the proposed up with the transport operators if necessary and developments. study the feasibility of adjusting the services to meet the passenger demand.

Query TD on the procedure for TD will constantly review the public transport setting up new bus route and service level according to the developments whether it is necessary to seek the and population changes in each district. If approval from the District necessary, additional public transport services, Council(s) that the proposed new such as new bus routes, will be considered to bus route would pass through. cater for the passenger demand in connection with the new developments. Prior to the introduction of a new public transport route, TD would collect views from the concerned local representatives and District Council members.

Appendix – Page 17 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses T-6 Raised by: Mr. CHOI Wah Tong, Mr. TONG

There are many developments CEDD responds that Transport and Housing along Castle Peak Road, e.g. Tsing Bureau and HyD have investigated such Lung Tau and Sham Tseng. railway proposal between Tuen Mun and Consideration should be given for a Tsuen Wan and proposed two options by railway link between Tuen Mun constructing a railway bridge along Castle and Tsuen Wan. Peak Road or constructing a railway tunnel at north of Tuen Mun Road. However, the cost estimates for both options are over billions of dollars. In addition, the existing passenger volume of West Rail is still far below the design capacity. Therefore, there is not enough traffic data to support the construction of a new railway link between Tsuen Wan to Tuen Mun.

T-7 Raised by: Mr. LI Ting Wah

There are already housing The Consultants have submitted a traffic developments in the vicinity of So impact assessment and proposed some traffic Kwun Wat Tsuen. Worry that the improvement measures including improving road in So Kwun Wat will be existing junctions capacity to ensure no traffic saturated if Site 14 is developed for congestion will occur at So Kwun Wat Road housing use. Opine that the relevant and the upstream So Kwun Wat Tsuen Road. departments should consider whether the traffic mitigation measure is adequate for roads to So Kwun Wat Tsuen.

T-8 Raised by: Mr. C H LAU

Residential developments such as The Consultants have submitted a traffic Aqua Blue, the Aegean, Hillgrove impact assessment and proposed improvement connect to Castle Peak Road measures for Tsing Fat Street and other through Tsing Fat Street. Tsing Fat existing junctions to mitigate any traffic Street is a dual-single carriageway problem due to development at Site 11. and traffic flow will be increased with the development of Site 11. Query whether there are any mitigation measures.

Appendix – Page 18 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses T-9 Raised by: Mr. CHOI Wah Tong

Since all development data/ The findings of the Traffic Impact Assessment parameters are available, a more Report showed that the concerned section of concrete traffic improvement the Castle Peak Road would have inadequate scheme should be provided in the capacity to cope with the development of the traffic impact assessment. Besides, foregoing 5 GIC sites and existing planned in designing improvement development sites after 2016, irrespective of measures, the whole Castle Peak the 10 residential development sites. It is Road should be considered in order therefore recommended that widening of the to provide a cross district planning. Castle Peak Road section is necessary by 2016/2017. In addition, to facilitate the implementation programme of the development sites, the Consultants have also proposed a series of short term traffic improvement measures such as adjusting traffic control setting and modifying the existing traffic junctions to alleviate traffic congestion.

Others O-1 Raised by: Mrs. WU

The speed of vehicles is still too According to the TD’s records, the concerned fast after entering Tai Lam Chung location is not a traffic black spot. However, to Tsuen. Request to implement some improve the traffic safety, TD has erected measures to control the vehicle warning sign and painted road-marking speed to safeguard the villagers. “SLOW” for reminding drivers to reduce speed and drive carefully. TD has liaised with the Road Management Office of the Hong Kong Police Force for monitoring the concerned location and take appropriate action.

Appendix – Page 19 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses O-2 Raised by: Mr. CHOI Wah Tong, Mrs. WU

Most land within Tai Lam Chung PlanD has consulted the DLO/TM on the Tsuen has been used by various forecast of Small House demand in the next 10 government departments or zoned years for Tai Lam Chung (including Tai Lam as “Green Belt” (“GB”). A large Chung Tsuen, Wong Uk and Wu Uk) and the piece of land has also been zoned current situation of Small House application as “Comprehensive Development well as estimated land within the “V” zone still Area”. Indigenous villagers have no available for Small House development, it is land for Small House development. considered that adequate land has been reserved on OZP to meet the demand for Small House in the next 10 years. Nevertheless, PlanD will closely monitor the situation and if necessary, conduct land use review.

Query PlanD if the “GB” on the The planning intention of “GB” is primarily other side of Tai Lam Chung could for defining the limits of urban and sub-urban be changed to extension area of Tai development areas by natural features and to Lam Chung Tsuen for Small House contain urban sprawl as well as to provide development. passive recreational outlets. The west bank of Tai Lam Chung is zoned “GB” so as to maintain the rural characteristic. There is a general presumption against development within this zone. As adequate land have been reserved to meet the demand for Small House development in Tai Lam Chung in the next 10 years, it is considered not necessary to re-zone the existing “GB” on the west bank of Tai Lam Chung for Small House development. Although development is generally not supported within this zone, villagers could submit application with justifications to TPB for Small House development in “GB” zone. TPB will consider application on individual merits.

O-3 Raised by: Mrs. WU

Object to the construction of a radar Generally, residents can express their views to in Tai Lam Chung Tsuen. the TPB through statutory procedure of public consultation under the Town Planning Ordinance. The planning application for the proposed radar (Terminal Doppler Weather Radar Station) near Brothers Point in Tai Lam Chung was approved by the TPB on 23 January 2009.

Appendix – Page 20 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses O-4 Raised by: Mr. TO Sheck Yuen

The government has reserved According to the forecasted population, it is school sites within Tuen Mun Area necessary to reserve school sites. EDB 54 and Yick Yuen but there is no indicates that there is no specific implementation programme for implementation programme for the time being them, and thus freezing villagers’ to construct the proposed schools in Tuen Mun land. Area 54 and Yick Yuen. The implementation programme should be tied in with the actual population development and needs for education services in the district.

In , the construction of Tin The government normally opens newly Sam Road is completed but not yet constructed roads to the public as soon as opened to the public, which is possible after the completion of roadwork and causing inconvenience to the related facilities. Tin Sam Road has already villagers. been open to public.

O-5 Raised by: Miss LI Kwai Fong, Mr. Y K WAI

Ask whether there would be a third There would not be a third public forum under public forum. this Study. However, the finalized land use and development parameters of these 14 study sites will be incorporated into the OZP. The public could express their views to the TPB during the gazettal period of the OZP amendments through the statutory public consultation procedure.

O-6 Raised by: Mr. KWOK Ming Chi

It is understood that this Study During the Study process, in response to the mainly focuses on the housing comments received from the public and development of 14 study sites. relevant departments, we have reviewed the Propose that PlanD should conduct need of reserving any of the sites for GIC uses. another study to assess other 5 sites are retained for GIC uses and therefore suitable uses for these 14 sites and it is not necessary to conduct another study. not limit to housing development only.

Appendix – Page 21 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Appendix II

Summary of Comments from Tuen Mun District Council and Responses

Appendix – Page 22 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Appendix II: Summary of Comments from Tuen Mun District Council and Responses

No. Major Comments Responses Planning DP-1 Concern that the proposal to lower The planning concept for Tuen Mun East is the plot ratio in Tuen Mun East “Relaxing Township at the convergence of may not fulfill the principle of mountain and sea”. According to the population land utilization. However, census in 2006, the population within the Study considering that the area along Area is about 38,000 residents. The planned Castle Peak Road is unique and population for Study Area under the extant OZPs rare natural resource in Tuen Mun is about 70,000 residents. The government and and from the view point of Consultants took into account the comments and protecting view, lowering suggestions received from Stage 1 Public development intensity in Tuen Consultation and revised the development Mun East is supported. Enquire scenario by retaining 5 sites for GIC uses and about the population data in Tuen reducing the development intensity for some of Mun East with the proposed the housing sites. Therefore, the estimated developments. population of the 10 proposed housing sites is about 12,000 residents. Counting the planned housing developments and expected housing redevelopments, the overall population within the whole Tuen Mun East (including Sam Shing Estate and Hanford Garden) will be increased by 20,000 residents, from existing 38,000 to 58,000 residents.

According to the original planning, proposed housing sites of Site 7 to Site 14 could accommodate about 27,000 residents (Site 1 to Site 6 originally planned for GIC uses). Corresponding GIC and open space sites are also reserved on the extant OZPs. Now, the 10 proposed housing sites could accommodate only 12,000 residents. Therefore, the originally reserved GIC and open space sites would be sufficient to serve the demand of the planned population of 12,000 residents.

DP-2 There is a view that if Site 14 DLO/TM has been consulted and they have includes any land resumed under confirmed that Site 14 does not include any land Lands Resumption Ordinance, the resumed under Lands Resumption Ordinance. site should be retained for Private Sector Participation Scheme (PSPS) housing use or GIC uses to comply with the requirements of the Lands Resumption Ordinance.

Appendix – Page 23 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses DP-3 There is a view that Site 4A is not Site 4B is planned for low intensity housing suitable for secondary school development, therefore, access road to Site 4A development as the location is too will be provided in due course. EDB has already secluded and suggests reserving accepted reserving Site 4A for secondary school part of Site 10 for secondary use. EDB has no specific implementation school development. programme for developing the proposed secondary school. The site is just reserved for Some TMDC members are of the future school development. view that unless relevant government departments could confirm that public transport will be provided for Site 4A, it is not suitable for secondary school development even if an access road will be provided. A TMDC member also points out that Site 4A would not be welcomed by the parents of students since the location is too secluded. He suggests reserving Site 4A for GIC uses before a concrete proposal is worked out.

DP-4 Suggest providing land in the We will investigate if there is any suitable vicinity of Site 14 for the location for providing commercial facilities development of shopping centre in within the proposed housing sites, and will order to serve the local residents. encourage future developers to provide such facilities. However, provision of such facilities will depend on the commercial viability of providing such facilities at the particular locality.

DP-5 Suggest reserving part of Site 7 for Regarding the suggestion of constructing cultural the construction of cultural theatre theatre, LCSD considers that there is currently no and request to continue reserving such need in Tuen Mun East. However, LCSD site in Tuen Mun East for the has agreed to closely liaise with PlanD to review construction of hospital in future. the above suggestion from time to time according to the population growth.

Regarding the suggestion of reserving land for construction of hospital in future, Food and Health Bureau (FHB) has indicated that a new hospital has been planned in Tin Shui Wai. It will also serve the residents in the Tuen Mun District. The strain on Tuen Mun Hospital will be reduced upon completion of the new hospital. Therefore, FHB has expressed that there is no need to reserve land in Tuen Mun East for the construction of new public or private hospital.

Appendix – Page 24 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses Traffic DT-1 There is a concern about the traffic The findings of the Traffic Impact Assessment and transport infrastructural Report showed that the concerned section of the arrangement to cater for the Castle Peak Road would have inadequate capacity proposed developments. to cope with the development of the foregoing 5 Suggestions of widening the GIC sites and existing planned development sites Castle Peak Road and construction after 2016, irrespective of the 10 residential of the railway connecting Tuen development sites. It is therefore recommended Mun and Tsuen Wan are raised. that widening of the Castle Peak Road section is The construction of railway would necessary by 2016/2017. CEDD was liaising with not only be beneficial to the TD & HyD to discuss the implementation residents in Tuen Mun East but schedule and detailed arrangements. also promote the development of the whole of Tuen Mun and Transport and Housing Bureau (THB) and northwest New Territories. Highways Department have investigated the suggestion of constructing a railway connecting There is a view that the Tuen Mun and Tsuen Wan and proposed two Consultants should actively study options by using railway bridge or railway tunnel. the necessity of constructing a However, the estimated costs for both options are railway connecting Tuen Mun and very high. In addition, the existing passenger Tsuen Wan and submit the results volume of West Rail is far below the design to the Government for capacity. Therefore, the construction of above consideration. railway will not be considered at present.

In addition, Consultants have liaised with relevant government departments and concluded that the short-term mitigation projects should be firstly implemented. The railway connecting Tuen Mun and Tsuen Wan is considered to be a long-term project and therefore, will not be further considered in this stage.

Appendix – Page 25 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Appendix III

Comments from Written Submissions

Appendix – Page 26 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Appendix IIIa: Summary of Comments from Written Submissions and Responses

No. Major Comments Responses Written Submission No. 1 Raised by: Mr. LIU Mao (Email to CEDD on 29 November 2008 refer)

W-1 Concern about two archaeological The Archaeological Sites in So Kwun Wat sites at So Kwun Wat & Siu Lam and and Siu Lam mainly cover Study Sites 3, 6 ask if the Study would include a and 8 in the Study. Taking advices from heritage impact study. Antiquities and Monuments Office, an Archaeological Impact Assessment on 9 study sites is required under the Study, including the above-mentioned sites. Besides, a Heritage Impact Assessment relating to the Gurkha Temple in Site 3 is also required.

Written Submission No. 2 Raised by: Mr. CHOI Lung Wai represents Tin Fu Tsai Tsuen (Letter to SWL on 3 December 2008 refer)

W-2 Concern about the traffic impact on From transport and infrastructure point of the road network of Tuen Mun Road view, there is insufficient justification to and Castle Peak Road and suggest support the construction of Tuen Mun East commencement of works for Tuen Bypass. Mun East Bypass as early as possible.

W-3 The existing road entrance at So The public view has been conveyed to Kwun Wat Tsuen is at low level and concerned departments for consideration. hard to be identified. Suggest adding directional signs, and other relevant traffic facilities.

Written Submission No. 3 Raised by: Mr. H Y WONG represents the Owners’ Committee of Aqua Blue (Letter to CEDD on 6 January 2009 refer)

W-4 Given the close proximity of Site 11 A Landscape and Visual Impact Assessment to Aqua Blue, the proposed is included in the Study. When proposing the development with a maximum plot ratio and maximum building height for building height of 10 storeys would Site 11, we have endeavored to strike a still possibly affect the existing views balance between maintaining the existing from Flats A and D of Blocks 1, 2 and character and development intensity, aiming 3. Suggest taking into account of to respect the surrounding environment.

Appendix – Page 27 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses building disposition and reduce Stepping building height towards the development intensity to lower than waterfront is one of our main urban design the surrounding development to principles for the site. Site 11 is currently achieve a stepping building height zoned “Comprehensive Development Area”. design concept. Master Layout Plan for the site should be prepared for the approval of the TPB. The public could express their views to the TPB through statutory public consultation procedure under the Town Planning Ordinance. The Consultants are studying the layout plan of the site, and will consider the public views.

W-5 Tsing Fat Street is a dual single lane The Consultants have submitted a Traffic carriageway which provides access to Impact Assessment report which Castle Peak Road from Aqua Blue, recommends improvement to Tsing Fat Street The Hillgrove, Siu Lam San Tsuen, and the corresponding junctions to mitigate Villa Sapphire and The Aegean, with the increased traffic flow due to the heavy traffic. If no associated traffic development of Site 11. The road and improvement works are proposed junction improvements should also be tie-in together with the residential with the site development. development on Site 11, the traffic flow is envisaged to increase significantly. Therefore, it is necessary to construct new road or widen the existing Tsing Fat Street to accommodate the additional traffic flow. However, the traffic improvement proposal/ arrangement is not mentioned in the Public Consultation document.

W-6 Daily living facilities such as public We will investigate any suitable location for open space, clinic, bank, supermarket, providing commercial facilities within the shopping area, restaurant and etc. proposed housing sites, and will encourage should be provided at Site 11 to serve future developers to provide such facilities. the residents along Tsing Fat Street. However, provision of such facilities, including bank, supermarket, clinic, shopping centre, restaurant, etc, will depend on the commercial viability of providing such facilities at the particular locality.

W-7 Water Supplies Department (WSD) We will study the feasibility of reserving intends to construct a salt water public promenade area in Site 11 and pumping station in the vicinity of Site consider the linkage with surrounding areas. 11. Under our objection, WSD agreed to beautify the proposed pumping station and provide a waterfront promenade along it. It is suggested to Appendix – Page 28 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

No. Major Comments Responses link the proposed waterfront promenade in Site 11 with the promenade proposed along the new pumping station.

Appendix – Page 29 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Appendix IIIb: Copies of Written Submissions (up to 6 January 2009)

No. Date Sender Addressed to 1 29 November 2008 Mr. LIU Mao CEDD (Email) 2 3 December 2008 Mr. CHOI Lung Wai SWL (Letter) represents Tin Fu Tsai Tsuen 3 6 January 2009 Mr. H Y WONG CEDD (Letter) represents the Owners’ Committee of Aqua Blue

Appendix – Page 30 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Written Submission No. 1

Appendix – Page 31 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Written Submission No. 2

Appendix – Page 32 Planning and Engineering Review of Potential Housing Sites in Tuen Mun East Area – Feasibility Study Stage 2 Public Consultation Report April 2009

Written Submission No. 3

Appendix – Page 33