TPB Paper No. 10426 For Consideration by the Town Planning Board on 7.6.2018 DRAFT TONG YAN SAN TSUEN OUTLINE ZONING PLAN NO. S/YL-TYST/11 CONSIDERATION OF REPRESENTATIONS NO. TPB/R/S/YL-TYST/11 – R1 to R203 AND COMMENTS NO. TPB/R/S/YL-TYST/11 – C1 TO C292 Subject of Representations/ Representers Commenters Representation Site Amendment Item Total: 203 Total: 292 A1: Rezoning of a piece of Support Items A1, A2 and B but Oppose (292) land to the west of Oppose the Use of the Rezoning Long Tin Road and to Sites for Public Housing C1 to C9: Submitted by the north of the Tong Development Only (21) individuals support R126 and Yan San Tsuen R129 to R165 but oppose R1 to Interchange from R1 to R3 and R11 to R28: R124 “Open Space” (“O”), Individuals “Residential (Group C10: Submitted by a concern B)1” (“R(B)1”) and an Support Item A1 and B but group named 丹桂村坑尾寮屋關 area shown as ‘Road’ Oppose the Use of the Rezoning 注組 opposes R1 to R4 and R6 to to “Residential (Group Sites for Public Housing R124 but supports R126 and R129 A)1” (“R(A)1”). Development Only (1) to R202 Amendment Item R4: Individuals C11 to C253: Submitted by A2: individuals support R129 Rezoning of a strip of Representations providing Views land at the eastern on Item A1 (1) C254: Submitted by individual has boundary of Villa not indicated the related Sunshine from “O” to R5: MTR Corporation Limited representations “R(B)1”. Representations providing Views C255: Submitted by the Amendment Item B: on Items A1, A2 and B (5) Conservancy Association opposes Rezoning of a piece of R1 to R4 and R6 to R124 land to the south of R6 to R10: Individuals Tan Kwai Tsuen South C256: Submitted by Land Justice Fresh Water Service Oppose Items A1, A2 and B and League opposes R6 but supports Reservoir from “Green the use of the Rezoning Sites for R129 Belt” (“GB”) and Public Housing Only (96) “Government, C257 to C276: Submitted by Institution or R29 to R124: Individuals individuals support R126 Community” (“G/IC”) to “R(A)2”. Oppose Items A1 and B(1) C277 to C292: Submitted by individuals support R126, R128 R125: Heung Yee Kuk and R129 - 2 - Subject of Representations/ Representers Commenters Representation Site Oppose Items A1, A2 and B (2) R126 (part): Yuen Long District Council (YLDC) R127 (part): Individuals Oppose Item B (75) R128: the Conservancy Association R129: a concern group named 丹桂 村坑尾寮屋關注組 R130 to R202: Individuals Oppose Item B and provide views on Item A1 (1) R203: the Hong Kong and China Gas Company Limited (HKCG) Amendment Item C: Total: 2 Rezoning of a piece of land at Sha Tseng Oppose (2) Road from “G/IC” to “R(B)1”. R126 (part): YLDC R127 (part): Individual Amendment Item D: Total: 2 Rezoning of two pieces of land to the Oppose (2) south of Park Villa from “G/IC” to R126 (part): YLDC “R(B)1”. R127 (part): Individual Note: The names of all representers and commenters are attached at Annex III. Soft copy of the full set of their submissions is sent to Town Planning Board Members via electronic means/CD-Rom at Annex IV (for Town Planning Board Members only); and is also available for public inspection at the Board’s website at http://www.info.gov.hk/tpb/en/Website_S_YL_TYST_11_ENG.html and the Planning Enquiry Counters of the Planning Department (PlanD) in North Point and Sha Tin. A set of hard copy is deposited at the Secretariat of the Town Planning Board for Members’ inspection. - 3 - 1. INTRODUCTION 1.1 On 29.9.2017, the draft Tong Yan San Tsuen Outline Zoning Plan No. S/YL-TYST/11 (the Plan) (Annex I) was exhibited for public inspection under section 5 of the Town Planning Ordinance (the Ordinance). The Schedule of Amendments setting out the amendments incorporated into the Plan is at Annex II. The amendments mainly involve rezoning of a piece of land to the west of Long Tin Road and to the north of the Tong Yan San Tsuen Interchange from “O”, “R(B)1” and area shown as ‘Road’ to “R(A)1” (Item A1) and a piece of land to the south of Tan Kwai Tsuen South Fresh Water Service Reservoir from “GB” and “G/IC” to “R(A)2” (Item B) to facilitate the proposed public housing developments; and to rezone a piece of land at Sha Tseng Road and two pieces of land to the south of Park Villa from “G/IC” to “R(B)1” (Items C and D respectively) to reflect the decision on two s.12A applications. 1.2 During the two-month public exhibition period of the draft Outline Zoning Plan (OZP), a total of 203 valid representations were received. On 12.1.2018, the representations were published for 3 weeks for public comments and a total of 292 valid comments on the representations (comments) were received. 1.3 On 9.3.2018, the Town Planning Board (the Board) agreed to consider the representations (R1 to R203) and comments (C1 to C292) collectively in one group. 1.4 This Paper is to provide the Board with information for consideration of the representations and related comments received. A summary of the representations and comments with responses is attached at Annex V. The representation sites are shown in Plan H-1. The representers and commenters have been invited to attend the meeting in accordance with section 6B(3) of the Ordinance. 2. BACKGROUND 2.1 Housing is one of the most important livelihood issues to be addressed by the Government. It was stated in the Policy Address that the Government would adopt a multi-pronged approach to identify suitable land to meet housing and other needs. To optimize the use of land, the Government has continued reviewing various land uses and rezoning sites as appropriate and, where the original intended use is no longer required, converting the land for housing development. The Item A1 site to the west of Long Tin Road including the ex-Long Bin Interim Housing site (LB site) and the Item B site to the south of Tan Kwai Tsuen South Fresh Water Service Reservoir (TKT site) have been identified for public housing developments to be developed by the Housing Department (HD). 2.2 To ascertain the technical feasibility for supporting the proposed public housing developments, the Civil Engineering and Development Department (CEDD) has undertaken two feasibility studies for the site formation and infrastructural work (i.e. Site Formation and Infrastructural Works for the Development at Long Bin, Yuen Long-Feasibility Study (LB Study) and Site Formation and Infrastructural - 4 - Works for the Development near Tan Kwai Tsuen, Yuen Long-Feasibility Study (TKT Study)). According to the findings of the aforementioned feasibility studies, it is concluded that there is no insurmountable technical problem for the proposed public housing developments at LB site and TKT site (Plan H-1). The proposed public housing developments at the two sites (Item A1 and B) would provide a total of about 19,100 public housing units to accommodate about 53,500 people. 2.3 Minor boundary adjustment at the western boundary of the proposed public housing development at LB site is also made to exclude a strip of land in Item A2 from the proposed public housing development. 2.4 On 17.4.2015 and 8.1.2016, the Rural and New Town Planning Committee (RNTPC) of the Board agreed two section 12A planning applications (Nos. Y/YL-TYST/5 and Y/YL-TYST/6) to rezone a site at Sha Tseng Road and two sites to the northwest and southeast of Kam Lan Koon from “G/IC” to “R(B)1” respectively. Items C and D are to take forward the approved section 12A applications. 2.5 On 8.9.2017, RNTPC considered the proposed amendments to the approved Tong Yan San Tsuen Outline Zoning Plan and agreed that the proposed amendments were suitable for public inspection under section 5 of the Ordinance for public inspection. The relevant RNTPC Paper No. 7/17 is available at the Board’s website at http://www.info.gov.hk/tpb/en/papers/RNTPC/587-rntpc_7-17.pdf and the minutes of the above RNTPC meeting is at Annex VI. 3. LOCAL CONSULTATION 3.1 Prior to the submission of the proposed amendments to the approved Tong Yan San Tsuen OZP No. S/YL-TYST/10 for consideration by RNTPC, the Ping Shan Rural Committee (PSRC), YLDC and a concern group named丹桂村坑尾寮屋 關注組 were consulted on 24.5.2017, 21.2.2017 and 27.6.2017, and 23.6.2017 respectively. PSRC members generally objected to the proposed public housing developments from the traffic and transport point of view. They were of the view that the carrying capacity of the road networks in Ping Shan Heung and public transport, such as the West Rail Line (WRL), were already saturated, especially at the peak hours. Adding population to the area in Ping Shan Heung would worsen the situation. The affected villagers at TKT site, namely 丹桂村坑尾寮屋, had also participated in the PSRC meeting and requested to exclude the existing village dwellings located at the northwestern part of the site from the proposed public housing development. 3.2 YLDC members generally objected to the proposed public housing developments at LB and TKT sites mainly on the grounds that the increase in population would aggravate the existing traffic congestion problem including the congested WRL in Yuen Long, inadequate traffic improvement measures were proposed to solve the problem, “GB” zone was not suitable for housing development, and no rehousing/compensation package was provided for discussion, although some - 5 - YLDC members were not against the Phase 1 development of LB site, which falls on the ex-Long Bin Interim Housing site.