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 Page 1 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 Page 2 Land Use Planning for the Closed Area – Feasibility Study Executive Summary 1. Introduction 1.1 Background The existing Frontier Closed Area (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 Hong Kong 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 Sha Tau Kok 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. Page 1 Land Use Planning for the Closed Area – Feasibility Study Executive Summary 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. Page 2 Land Use Planning for the Closed Area – Feasibility Study Executive Summary 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 Lok Ma Chau (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 New Territories, with Shenzhen to its immediate North. It spans from Starling Inlet in the east to Deep Bay in the west. There are five existing BCPs, with the sixth proposed at Liantang/Heung Yuen Wai (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 Ta Kwu Ling 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 Sheung Shui 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. Page 3 Land Use Planning for the Closed Area – Feasibility Study Executive Summary 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.