C. Overall Vision and Planning Intention · Overall Vision and Planning Intention C3. Development Themes C4. Planning Considerations C5. Planning for North and South Lantau ... Rep

Annex 4 – C p.39

C. Overall Vision and Planning Intention C1. General Response C2. Overall Vision and Planning Intention C3. Development Themes C4. Planning Considerations C5. Planning for North and South Lantau

- General Planning Principles and Considerations - Development in North Lantau - Development in South Lantau

Overall Vision, Planning Intention, Planning Principles and Development Themes Background The Concept Plan is to provide an overall planning framework to ensure a balanced and coordinated approach for the future development of Lantau. It aims at addressing the economic, social and environmental needs in accordance with the principle of sustainable development. The overall planning concept for Lantau is to promote sustainable development by balancing development and conservation needs. The general planning approach is to focus urban development and major economic infrastructure in North Lantau to optimize the use of the transport links and infrastructure. High quality landscape and ecologically sensitive natural environment in rural Lantau are preserved for conservation and sustainable recreational uses. Such areas cover the majority of Lantau. Key Issues Many statutory and advisory bodies, professional institutes, local communities and individual public supported the Concept Plan, the overall concept of balancing development and conservation needs, as well as the planning approach of focusing major infrastructure on North Lantau and protecting the other parts of Lantau for conservation and recreational uses. Many agreed that Lantau is important in Hong Kong’s future development. Some also expressed support on the proposed development themes to meet the different land use needs. Some commenters were of the view that Lantau should be protected for conservation. A few requested for “no development” on Lantau. There were also queries that the Government has changed the planning intention for Lantau. The Way Forward There has been no change in the planning intention for Lantau. In formulating the Concept Plan, the Task Force has adopted the principle of achieving sustainable development by balancing social, environmental and economic needs of Hong Kong, which is also the overarching principle adopted by the Hong Kong 2030: Planning Vision and Strategy (HK2030 Study), and has followed the broad planning concept and development pattern set out in the South West New Territories Recommended Development Strategy (SWNT RDS). The need to conserve high quality natural landscape, ecological habitats and cultural heritage sites has been a priority planning consideration in formulating the Concept Plan. Conservation is one of the major themes and proposals have been set out to meet such needs.

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Development in North Lantau Background In the Concept Plan, it is proposed that North Lantau will play an important role in strengthening Hong Kong’s main economic pillars of tourism and logistics development, taking advantage of the proximity to the Hong Kong International Airport, the planned Hong Kong-Zhuhai-Macao Bridge (HZMB) and other transport links and infrastructure. The proposals have taken into account the contribution that Lantau could make in logistics and tourism development to enhance Hong Kong’s economic competitiveness, the proposal for a modern logistics park in the Chief Executive’s 2003 Policy Address, and the planning themes for a tourism and recreation hub in North East Lantau and an urban development area along the north shore and in Tung Chung set out in the SWNT RDS. As constrained by the lack of available flat land and steep topography further inland, a linear form of development on reclaimed land along the north shore is inevitable. To cater for various land use needs, reclamation is necessary. Previous feasibility studies have demonstrated the preliminary environmental acceptability of the reclamations. Nonetheless, the reclamations and other environmental issues will be subject to detailed feasibility studies including the Environmental Impact Assessment (EIA) to fulfill the statutory requirements of the EIA Ordinance. Key Issues Some supported further economic development in North Lantau to capitalize on the existing and planned infrastructure development in North Lantau. There were also environmental concerns mainly related to reclamation and air quality. The key issues raised on reclamation are: (a) optimising existing and planned infrastructure and development of North Lantau; (b) need for reclamation; (c) impact on the natural coastlines and visual quality; and (d) adverse effects of development and reclamation in North Lantau on the water quality and

marine ecology, in particular the impact on Chinese White Dolphins. Some residents in Tung Chung and environmental concern groups have been very concerned about the air quality in Tung Chung due to the high air pollution index (API) recorded in Tung Chung. In the consultation, there were concerns that the air quality problem will further deteriorate with new developments in North Lantau, including the Lantau Logistics Park (LLP) and the HZMB. The Way Forward According to Environmental Protection Department (EPD), the annual average API of Tung Chung is comparable to other new towns such as Shatin, and better than those of the urban areas such as Tsuen Wan and Kwai Chung. The occasional increase in ozone level over Tung Chung is not caused by pollutants originating from Tung Chung or the neighbouring areas, but arises from the photochemical reactions over the entire Pearl River Delta (PRD) region. Reducing emissions from the entire PRD region is the effective way to improve the air quality in Tung Chung. The Hong Kong Special Administrative Region Government and the Guangdong Provincial Government reached a consensus in April 2002 to reduce by 2010, on a best endeavour basis, the regional emissions of four major pollutants by 20% to 55%, using 1997 as the base year. The two governments jointly drew up the PRD Regional Air Quality Management Plan in December 2003. The PRD Air Quality Management and Monitoring Special Panel has also been set up under the Hong Kong/Guangdong Joint Working Group on Sustainable

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Development and Environmental Protection to follow up on the tasks under the Management Plan. The reclamation for major development projects have to fulfill the statutory requirements under the EIA Ordinance, Town Planning Ordinance and other relevant legislation. Detailed feasibility studies, including EIAs, will be conducted for the reclamation and major development projects before proceeding. The possible air quality and ecological impacts, including the impact on Chinese White Dolphins, will be fully assessed in the EIAs. Cumulative impacts of the relevant projects will be covered in the EIAs. The public will be consulted on the findings of the EIAs pursuant to EIA Ordinance procedures. The key issues mentioned above will be examined in the feasibility studies. Development in South Lantau Background The overall planning intention for South Lantau is to protect the high quality landscape and ecological sensitive natural environment and to promote nature conservation and sustainable recreational and visitor uses. Countryside recreation facilities, nature-based attractions, facelift of Mui Wo and preservation of Tai O fishing village are proposed in the south side of Lantau and large areas are protected for conservation. Key Issues Most of the public views requested to preserve the existing natural and rural character of South Lantau and supported in principle preserving South Lantau for recreation and conservation. Some suggested that the recreation potential of South Lantau should be further enhanced while not affecting the existing rural character of the area. The Rural Committees urged that the vast areas currently under “Coastal Protection Area” (“CPA”) or “Green Belt” (“GB”) zones lying to the south of Lantau South Road should be released for more beneficial uses such as hotel and tourism developments to boost up the local economy. There are some different views on the development scale and themes for South Lantau. Proposals and ideas covering a wide spectrum of themes and scale were received, ranging from the enhancement of existing hiking trail, “Bed and Breakfast” (B&B) village type holiday home, venue for international triathlon events, spa resort, spring city, a sporty and trendy town to an artificial resort island, 6-star resort hotel cum golf or marina club and casino, etc. The Way Forward Having regard to the natural topography, road accessibility and inadequate sewerage infrastructure and noting that the mainstream public opinion is to retain the existing natural and rustic character of South Lantau, large-scale recreation and tourism related projects may not be compatible or sustainable in South Lantau. Moreover, major site formation or building works for large-scale developments are not recommended in order to preserve the natural landscape of South Lantau. The main theme of development for South Lantau should therefore adhere to nature conservation and sustainable recreational and visitor uses.

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C1. General Response

No. Summary of Comments Raised By Responses

C1-1 The Concept Plan is welcome/ supported/ agreed.

DAB (430) DAB-Islands Branch

Office (429) Heung Yee Kuk NT

(381) Islands DC (491) All Islands DC

Members (IDC) Four RCs of Lantau

(1) Islands ACs & RCs

(ACRC) Mui Wo RC (257) Tai O Residents

Assoc. (179) Chan Bing-yoong,

Res. Rep of Ha Ling Pei Tsuen (158)

Cheung Chung-tai, In. Rep of Tai Ho Tsuen (116)

TAC (TAC) A LBAC Member (LBAC)

Amy Yung Wing-sheung (ACRC)

Airport Authority HK (446)

William Tam & Michael Chiang (68)

HK Policy Research Institute Ltd. (307)

50 Teachers from Tung Chung (428)

183 Residents of Yat Tung Estate (437)

Hon Tam Yiu-chung (LegCo)

Hon Albert Chan Wai-yip (LegCo)

Robert Ivanoff (28) Joseph Sanchez Uy (9)

Tse Man-wing (26) Undisclosed (59) Lo Wai-lee (111)

Noted.

Annex 4 – C1 p.43


Mr. Chow (172) Mr. Lai (259) Ho Wai-yip (435) Ho Pak-shun (490) Lam Biu-fat (279) Dickson Chong (142)

C1-2 Support the Concept Plan as it could benefit the overall development of Hong Kong.

Wan Tung-lam (IDC) Noted.

C1-3 Support the Concept Plan released by Government for development of Lantau.

Leung Siu-tong (IDC) Noted.

C1-4 Support the Concept Plan as it can promote economic development and increase local employment and business opportunities.

Chau Chuen-heung, Vice-Chairman of IDC (IDC)

Noted.

C1-5 Support Government to develop Lantau.

Lee Kwai-chun (IDC) Noted.

C1-6 Support the Concept Plan as it could promote local tourism.

Kwong Kwok-wai (IDC)

Noted.

C1-7 Support the Concept Plan and suggest to develop more tourist attractions.

Cheung Chung-tai, In. Rep of Tai Ho Tsuen (171)

Noted.

C1-8 The proposals are acceptable.

Leung Siu-tong, Islands DC Member (436)

Noted.

C1-9 Welcome the Concept Plan. The proposals are constructive and could enhance the environment. The countryside of Lantau are deserted due to development control.

Hon Lam Wai-keung, Vice-Chairman of HYK (HYK)

Noted.

C1-10 Generally agree to the Concept Plan.

Ng Kum-chuen (HYK) Noted.

C1-11 Welcome Concept Plan released by Government.

Lee Chi-fung (HYK) Noted.

C1-12 The representatives of the Islands District in Heung Yee Kuk all welcome the release of the Concept Plan.

Hon Cheung Hok-ming, Vice-Chairman of HYK (HYK)

Noted.

C1-13 Support the proposed land A LBAC Member Noted.

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uses. (LBAC)

C1-14 Plan looks reasonable. Kam Ho (395) Noted.

C1-15 The broad concept is okay, provided it is a start.

Eric Spain (69) Noted. The Concept Plan is conceptual and the proposals are preliminary for community discussion.

C1-16 The consultation digest is extremely interesting and represents the first real attempt to focus on the future use of Lantau in the overall development of Hong Kong.

Business and Professionals Federation of HK (140)

Noted.

C1-17 Support the Concept Plan. Concern on the technical disposition of some proposals.

HKIA (445) The Concept Plan is conceptual and the proposals are preliminary for community discussion. For projects to be taken forward, they would be subject to detailed studies to confirm the feasibility including technical disposition.

C1-18 We see the Concept Plan as a proposal that outlines a balanced plan for the future development of Lantau Island. We agree with the planning directions as advocated by the Government, but we also have concerns about some development proposals from a surveyor’s point of view.

HKIS (455) See responses in C1-17.

C1-19 Support Concept Plan. Concerns on the inadequacy of infrastructure support and balance with the natural environment of Lantau.

Dorothy Yeung of HK Assoc. of Reg. Tour Coordinators (TourS)

Ng Kum-chuen (HYK)

The nature and scale of development will be commensurate with the existing planned infrastructure and the nature environment of Lantau. Projects to be taken forward willl be subject to detailed studies.

C1-20 A good starting point of the planning of Lantau. It is a long-term plan and had far-reaching effects on the future generations. The Government should keep an open mind and collect views from the public.

Tong Yiu-hon, resident of Coastal Skyline (LCF)

Noted. The purpose of thecurrent consultation exercise is to engage the public at the early stage of planning. Comments on the Concept Plan as well as suggestions of new proposals from the public would be carefully analysed.

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C1-21 Do not support Concept Plan; the Concept Plan is economic/development driven.

Living Islands Movement (42)

Clear The Air (35) (178)

Conservancy Assoc. (444)

Joint Statement on Sustainable Development for Lantau (541)

WWF HK (501) Kadoorie Farm &

Botanic Garden Corp. (449)

Nick Shaw (263) Tania Willis (225) Undisclosed (362) B To (184) Undisclosed (141) Ho Tak-ching (262) Teresa Chan (124) Nigel Easterbrook (11) Ho Kwan-chung & Ma

Pui-tak (100) 50 Standard Letters B

The Concept Plan aims at striking a balance between development and conservation needs. The Concept Plan has proposed to conserve high quality landscapeand ecologically sensitive natural environment for conservation and sustainable recreational uses. Such areas cover the majority of Lantau. Urban development and major economic infrastructure are focused in North Lantau to optimize the use of the transport links and infrastructure. The Concept Plan has achieved this balance.

C1-22 Badly thought out. Serves only interests of engineers.

Cecilie Gamst Berg (128)

See responses in C1-21.

C1-23 Generally support the Concept Plan. Concern on the proposed golf course cum resort.

A LBAC/PSC Member (LBAC/PSC)

Noted. See responses on golf course in E5.

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C2. Overall Vision and Planning Intention


C2-1 Support the overall concept of balancing development and conservation needs.

Liberal Party (505) HKIS (455) Chinese General

Chamber of Commerce (513)

Lantau Island Residents’ Assoc. (386)

Chiu Cho-keung (56) Chris Liu (492) Steve Yiu (LCF) Yiu Yan-nang (ACRC)A LBAC Member

(LBAC) A CMPB Member

(CMPB)

Noted.

C2-2 In planning for Lantau, the Government should consider Hong Kong’s long-term development and needs of the citizens and fully utilize the natural resources.

Leung Sang (41) In formulating the Concept Plan, reference has been made to a number of factors, amongst others, the land use needs, community aspirations and development opportunities andconstraints of Lantau, etc.

C2-3 The approach of the Concept Plan is correct and can taken into account interest of different aspects.

Prof Lee Kam-hon (67)

Noted.

C2-4 Balanced development on Lantau should be very important. Economic development should take into account potential environmental and social impacts.

Prof Lee Kam-hon (67)

A C for SD Member (C for SD)

The Concept Plan aims at striking a balance between development and conservation needs. The Concept Plan has proposed to conserve high quality landscape and ecologically sensitive natural environment for conservation and sustainable recreational uses. Such areas cover the majority of Lantau. Urban development and major economic infrastructure are focused in North Lantau to optimize the use of the transport links and infrastructure. The Concept Plan has achieved this balance. The environmental and sustainability implications will be

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carefully assessed for projects to be taken forward.

C2-5 The development is balanced and justifiable provided that environmental impact assessments are sincere and the community benefits as a whole.

Dean Langley (198) Noted.

C2-6 Generally agree with the emphasis on balancing landscape, ecological and cultural values in the future development of Lantau Island. The proposals could be more aggressive so as to bring people closer to nature.

A LBAC Member (LBAC)

Noted.

C2-7 The Concept Plan emphasizes the preservation of the existing natural resources of Lantau.

Undisclosed (373) Noted.

C2-8 Government should be cautious in any development of Lantau to protect the natural resources of Lantau.

Green Lantau Assoc. (65) (274)

Cheung Chun-wah (30)

Living Islands Movement (42) (378)

Lui Chi-man & Ho Kwok-on (52)

Raymond Chan (64)

Noted.

C2-9 Government should be more alert of the long-term adverse effect brought by the development of Lantau instead of the short-term economic return.

Lantau Buffalo Assoc. (87)

Noted.

C2-10 The simplest way to conserve nature and heritage in Lantau is not to increase access and development here but there is conflict with the Concept Plan which is set to balance development with conservation needs. Unless the determination to

An AAB Member (AAB)

The Concept Plan aims at striking a balance between development and conservation needs. The Concept Plan has proposed to conserve high quality landscape and ecologically sensitive natural environment for conservation and sustainable recreational uses. Such areas cover the majority of Lantau. The main access, urban

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contain development comes from Government, commercial dynamics would eat into Lantau. Enquire if there is any concrete mechanism to balance development with conservation.

development and major economic infrastructure are focused in North Lantau with the major transport links and infrastructure provision. The Concept Plan is considered to have achieved the balance. For road access to South Lantau, Tung Chung Road should have adequate capacity to support the proposed developments in the Concept Plan after the completion of Tung Chung Road improvement project. No new access is envisaged. The traffic impact will be examined in detail when detailed feasibility studies are undertaken for projects to be taken forward.

C2-11 The Concept Plan proposals are mostly outdoor activities which can make use of Lantau’s natural resources. This would avoid massive constructions and adverse environmental impacts.

Undisclosed (20) Noted.

C2-12 The Government should clarify if the Concept Plan is an economic development plan or a nature and heritage conservation plan. If it is a combination of both, then it should demonstrate how a balanced development approach could be achieved and to assess the impact of infrastructure developments on conservation of South Lantau.

An AAB Member (AAB)

The Concept Plan is not purely an economic development plan though undoubtedly Lantau playsa significant role in Hong Kong’s economic development given its strategic location andinfrastructure development. To balance development with conservation needs, major infrastructure developments are to concentrate in North Lantau to help conserve the ecologicallysensitive natural environment, cultural heritage and rural character of other parts of Lantau.

C2-13 Lantau is an island with the most development potential in Hong Kong.

Lee Chi-fung, Chairman of Tai O RC, Ng Kum-chuen, Chairman of South Lantao RC & Wong Chau-fuk, Chairman

Noted.

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of Mui Wo RC (183)Joseph Chow (95)

C2-14 Lantau will play an important role in sustaining Hong Kong’s development.

Frontier (511) Leung Siu-tong,

Islands DC Member (436)


183 Residents of Yat Tung Estate (437)

Noted.

C2-15 Government’s intention to develop Lantau is good, as this could create more job opportunities. Attention should be given to ensure that Lantau is planned for development which is sustainable.

Peggy Chan (309) Noted.

C2-16 The Government should develop Lantau for promoting economic development of Hong Kong, taking into account its advantages in transport infrastructure, natural environment and cultural history.

Hon Albert Chan Wai-yip (306)

Noted. The four development themes and the proposals have been selected to meet different land use needs and having regard to the development opportunities and constraints, cultural heritage and local attributes of different areas of Lantau, as well as aspirations of the community.

C2-17 Support to turn Lantau into a tourism, recreation and leisure centre.

South Lantau Liaison Group (360)

Dr C Y Tang (168) Joanne Ng (170) Wong Chi-keung (438)Chinese General

Chamber of Commerce (513)

Noted.

C2-18 Support tourism development in Lantau as this can provide more employment opportunities.

A Citizen (148) Noted.

C2-19 Support the theme to maximize the recreation potential of country parks.

HK Youth Hostels Assoc. (493)

Noted.

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C2-20 Support development of tourism facilities in built up areas only, such as facelift of Mui Wo, preservation of Tai O Fishing Village, proposed museum of Lantau and eco-tour centre in Tung Chung etc.

Lui Chi-man & Ho Kwok-on (52)

Noted. Other than those economic infrastructure and urban developments in North Lantau, areas with high-quality landscape and ecologically sensitive natural environment are preserved for nature conservation and sustainable recreational and visitor uses.

C2-21 Support tourism and economic/ logistics developments in Lantau.

Someone who likes Tung Chung Bay (72)

Someone who likes Tung Chung Bay (121)

Noted.

C2-22 Support the overall planning vision of the Concept Plan. Opportunities should be given to develop the rural town such as Mui Wo as tourist spots compatible with the local character.

Lam Kut-sing, Mui Wo RC (PCF)

There is a high potential for developing heritage tourism or green tourism in rural Lantau.These proposals would be examined in more detail at the next stage.

C2-23 The primary goals of strengthening Lantau’s appeal for tourism as well as enhancing its natural attributes and access for the benefit of public are commended.

Robert Ivanoff (28) Noted.

C2-24 To turn Lantau into a leisure and tourist centre. Leave Lantau (including North Lantau) as a green park for Hong Kong people.

S P Tan (197) Other than those economic infrastructure and urban developments in North Lantau, rural Lantau is preserved for nature conservation and sustainable recreational and visitor uses.

C2-25 Although conservation is an important element, it should not be the sole overriding objective in the development strategy for Lantau. Some forms of low density development could be introduced without unduly affect the overall setting of the area.

Li Fook-chu & Li Fook-tang (387)

Noted.

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C2-26 According to the findings of a survey, majority of the interviewees is of the view that the Government should promote conservation for Lantau as the priority, and transport infrastructure and tourism development as the second.

Joint Office of 5 Sham Shui Po DC Members & HK Ching Fai Assoc. Ltd. (331)

Nature conservation is an important consideration in planning the future development of Lantau. The Concept Plan aims to strike a balance betweendifferent land use needs. Meeting nature conservation needs is one of the major themes of theConcept Plan and the plan has set out conservation proposals.Developments are proposed at suitable locations and would not compromise the need forconservation.

C2-27 To avoid losing the natural character, Tung Chung, Tsing Chau Tsai, Ngong Ping, San Shek Wan, Tai O and South Lantau (except Disneyland, Sunny Bay and Discovery Bay) are not appropriate for intensive man-made resort facilities implemented either by Government or private sector.

Raymond Ip Wai-man (75)

See responses in C2-20 and C2-26.

C2-28 The proposed highly intensive recreational uses are incompatible with the natural character and fall short of the ‘Green Open Space’ defined in Chapter 4 of Hong Kong Planning Standards and Guidelines (HKPSG).

Kadoorie Farm & Botanic Garden Corp. (449)

Ruy Barretto S C (448)

The recreation proposals in theConcept Plan are compatible with the characteristics of different parts of Lantau. Chapter 4 of the HKPSG includes a set of definitions and standards each for open space and recreation. The conservation of the natural environment and the promotion of compatible countryside recreation such as cycling, hiking andeco-tourism in rural Lantau are in line with the intention for “Green Open Space”. In addition, the provision of non-core recreation facilities is encouraged under the HKPSG and the proposals for more specialist types of recreation at North Lantau could not be said to be at variance with the planning standards. These recreation facilities, if taken forward, will be subject to detailed

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studies to ascertain their feasibility, and relevant requirements under the EIA Ordinance will also have to be met.

C2-29 The history and culture of the local community, as well as the natural environment and ecology of Lantau should be protected and preserved.

Wong Wai-king (302)

The need to conserve high quality natural landscape, ecological habitats and cultural heritage sites in Lantau has been a priority planning consideration in formulating the Concept Plan.

C2-30 Lantau development should be considered in the context of development of Hong Kong as a whole. Areas of ecological and cultural importance should be preserved.

Assoc. of Tai O Environment & Development (268)

The proposals are in line with the planning directions promulgated in the HK2030 Study and other strategic studies. The need to conserve high quality natural landscape, ecological habitats and cultural heritage sites in Lantau has been a priority planning consideration in formulating the Concept Plan.

C2-31 The long-term objective should be to develop Lantau into a better living environment for majority of middle class of Hong Kong.

Eom (85) Providing a quality living environment is one of the planning objectives of the Concept Plan.

C2-32 The Government has changed the planning intention for Lantau from conservation/ recreation to property-led development/ large-scale development Whether the planning intention is in-line with those of the HK2030 Study and the SWNT RDS.

Kadoorie Farm & Botanic Garden Corp. (449)


Friends of the Earth (HK) (385)

Dr Hung Wing-tat & Albert Lai of CA (ECG)

The Concept Plan has followed the principle of achieving sustainable development by balancing social, environmentaland economic needs of Hong Kong, which is also the overarching principle adopted by the HK2030 Study. The proposals are in line with the planning directions promulgated in the HK2030 Study. Apart from conserving the beautiful countryside, the contribution that Lantau could make in logistics and tourism developments in Hong Kong and improving the cross-boundary transport connection is also recognized in the HK2030 Study. The SWNT RDS endorsed by 2001 has been taken as a basis

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in drawing up the Concept Plan. The vision of the RDS is to balance development and conservation needs, with particular emphasis on turning the sub-region, including Lantau and the outlying islands, into a tourist, recreation and leisure centre. This overall direction is adopted for the Concept Plan. The planning themes for Lantau set out in the RDS include a tourism and recreation hub in North East Lantau, an urban development area along the north shore, and conservation and sustainable recreational uses in South Lantau. The Concept Plan has also taken into account the latest planning circumstances, aspirations of the local community, development constraints in Lantau and other relevant factors.

C2-33 Lantau’s geographical convenience to the Pearl River Delta should not be seen as an excuse to develop the island for inappropriate infrastructure or industrial activities. Infrastructure projects, capitalizing on Lantau’s geographic location and designed to benefit all Hong Kong, must be demonstrably needed, without viable alternatives elsewhere, and fully sustainable in the correct meaning of the word. The basic assumption should be against intrusive development.

Keep Lantau Beautiful Alliance (544)

Lantau plays an important role in sustainable Hong Kong’s future economic development such as by enhancing logistics and tourism development and cross-boundary transport connection. Major infrastructures are proposed in North Lantau to optimize the useof the existing transport and infrastructure in Lantau. The Concept Plan aims to provide a coherent planning framework for the future development of Lantau. The planning vision for Lantau is to promote sustainable development by balancing development and conservation needs.

C2-34 Large areas in the Concept Plan have been rezoned to Green Belt development zoning. This will lead to loss of agricultural land and


The land use pattern included in the Concept Plan is conceptual in nature and there are no development details or rezoning proposals. The “Green

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countryside in favour of property development

Belt”/”Countryside Area” shown on the Concept Plan are not development zonings. They signify vegetated and countryside areas at the suburban fringe to limit the sprawl of urban development. They are consistent with the planning intention for retaining the existing character of rural Lantau on therelevant statutory town plans. No major development is envisaged in the “Green Belt”/”Countryside Area”. Such designation will not lead to loss of agricultural land or countryside in favour of property development.

C2-35 Conservation should be accorded higher priority than development proposal, and the latter should be done subject to detailed review and assessment.

A CMPB Member (CMPB)

The Concept Plan aims at strikinga balance between development and conservation needs. Nature conservation is one of the important considerations in planning the future developmentof Lantau. It is one of the majorthemes of the Concept Plan and the plan has set out conservation proposals.Developments at suitable locations in Lantau would not compromise the needs forconservation. The proposals are preliminary at this stage for community discussion. For projects to be taken forward, they would be subject to detailed studies including environmental impact assessments to confirm the feasibility and to address potential impacts of the projects.

C2-36 A Lantau Conservation Task Force is needed instead of a Development Task Force. The priority should be on the conservation and protection of Hong Kong’s western green lung.

Undisclosed (33) See responses in C2-35.

Annex 4 – C2 p.55


C2-37 Vision for Lantau should be for rest and recreation.

HK Democratic Foundation (442)

HK Christian Services (485)


C2-38 Two-third of Lantau should be remained as countryside area to balance with development.

Kwok Ching-man, Ho Chu-ming & Chow Ho (147)

Over 70% of the land areas in Lantau will fall within Country Parks with the existing country parks and proposed Lantau North (Extension) Country Park.

C2-39 A “conservation-first” approach should be adopted for planning the future development of Lantau. There should be a presumption for conservation.

Mr. Tsang (210) So Tat-fai (346) Nobel Cheng (77) Clear the Air (35)

(178) Friends of the Earth

(HK) (385) Living Islands

Movement (42) (378)

Catherine Coroneos (250)

Green Student Council (248)

D J Latter (202) Fr. Anthony CHANG

(270) Undisclosed (101) Leung Sang (41) Undisclosed (33) Keith Russell (242) Green Lantau Assoc.

(274) Save Our Shorelines

(372) Gavin Coates (399) Conservancy Assoc.

(444) Joint Statement on

Sustainable Development for Lantau (541)

Ng Kim-sing, Kwai Tsing DC Member (PCF)

See responses in C2-35. The Task Force is well aware of the rich endowment of terrestrial and marine ecological resourcesin and around Lantau. One of the main planning principles of the Concept Plan is to conserve the ecologically sensitive environment for nature conservation and sustainable recreational uses. Such areas cover a majority of Lantau. Urban development and major economic infrastructure are confined to North Lantau to minimize impacts on the natural environment of the island.

C2-40 Government to revise the approach/the Concept Plan should be re-done with more emphasis on conservation.


30 Standard Letters A50 standard Letters B


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C2-41 Do not develop and destroy Lantau. Preserve/protect the natural resources of Lantau/save the environment.

Undisclosed (43) William (61) Benjamin Fung (62) Undisclosed (102) Lau Ching-kan (117) Marcus Tancock (182)Friends of Tai Long

Wan (209) Dr Jason R Ali (349) Kevin Kan (407) Benjamin Oscar

Peirson Smith (408)Jeanie Fung (409) Hazel Chan (410) Leslie Wink (411) Cyrus Cheng (412) Auijit Minocha (413) Lexine MacKenzie

(414) Eunice Ma (415) Kriti Gupta (416) Lusanda Tang (417) Lavinia Smith (418) Lachlan Neill (419) Michael Galvez (420) Ayisha Hameed (421)Samantha Wong (422)Raphael Galvez (423)Kara Lu (424) Kevin Lau (425) Nathan Bradley (426)Undisclosed (427)

The Concept Plan has proposed to conserve high quality landscape and ecologically sensitive natural environment for conservation and sustainable recreational uses. Such areas cover the majority of Lantau. Besides, the Concept Plan has proposed to maximize the recreation potential of country parks to promote sustainable recreational activities for the enjoyment of visitors and the local community.

C2-42 Passive uses such as the management of country park could also provide job opportunities.

Celia Chow (13) With the country park extension designated, job opportunities in tree planting and maintenance, park patrol and litter collection would be created. The economic infrastructure and tourism facilities in suitable locations in Lantau will bring more jobs to help meet the need for local employment.

Annex 4 – C2 p.57


C2-43 There had been over-development on some aspects in the past leading to a wastage of resources, so development proposals should orient towards the actual needs of the Hong Kong people, be cost effective and emphasize on the protection of the ecology and environment.

Leung Sang (41) The Concept Plan has been prepared to provide a balanced and co-ordinated approach for the overall development for Lantau. The development themes aims at satisfying different needs having regard to Hong Kong’s development needs, the local planning requirements, the development opportunities and constraints, as well as aspirations of the community.

p.58 Annex 4 – C3

C3. Development Themes

No. Summary of Comments Raised By Responses C3-1 Support the four development

themes.

DAB (430) HK Islands District

Assoc. (321) Lantau Island Assoc.

of Societies (322)Joint Submission

from Hon Tam Yiu-chung et al. (538)

Noted.

C3-2 According to the findings of a survey, most of the interviewees support the four development themes in the Concept Plan.


Noted.

C3-3 The four development themes are conflicting with each other, resulting in unclear positioning of development of Lantau.

Frontier (511) The four development themes with different emphasis in different parts of Lantau aim to meet differentland use needs for providing new impetus to Hong Kong’s economicdevelopment and meeting the conservation needs.

C3-4 If the need for economicdevelopment andconservation could not be balanced, the priority should be put on conservation of the cultural heritage and natural environment.

Tai O Residents’ Rights Concern Group (380)

Tse Sai-kit (379) Cheung Man-kuen

(367)

The Concept Plan aims at striking a balance between development and conservation needs. The Concept Plan has proposed to conserve high quality landscape and ecologically sensitive natural environment for conservation and sustainable recreational uses. Such areas cover the majority of Lantau. Urban development and major economic infrastructure are focused in North Lantau to optimize the use of the transport links and infrastructure. The Concept Plan is considered to have achieved this balance.

C3-5 Concern that the Government would focus only on the development of economic infrastructure and putting low priority and limited resources on conservation of the cultural and natural environment and development of recreation facilities.

Church of Christ in China, Mui Wo Church (200)

Conserving the natural environment and cultural heritage and enhancing the recreationpotential of the rural areas are amongst the development themes of the Concept Plan. Proposals have been identified under these themes.

Annex 4 – C4 p.59

C4. Planning Considerations


C4-1 Generally agree the planning considerations adopted.


Noted.

C4-2 Lantau should be planned for the general benefit of Hong Kong, not just for the Lantau residents.

Steve Yiu (LCF) Noted. In formulating the Concept Plan, reference has been made to a number of factors, amongst others, the new land use needs of Hong Kong, local aspirations and development opportunities andconstraints of Lantau, etc.

C4-3 Request for a summary of the benefits and dis-benefits of the Concept Plan.

A Resident of Caribbean Coast (TCPRD)

A preliminary sustainability assessment has been prepared. A balance among different needs should be made in formulating the Concept Plan. From a territorial point of view, the Concept Plan aims to provide impetus to Hong Kong’s economic development. At the local level, the residents’ interestwould not be overridden. The new town and other settlements would be comprehensively planned to cater for the needs of the community. The economicinfrastructure, such as airport, tourism, and logistics developments, would diversify the local economic base and provide new job opportunities to the residents of Lantau. The recreation proposals, such as cycle tracks and country park extension would enrich the quality of living in Tung Chung and other parts of Lantau.

C4-4 The Task Force should consider the social needs in formulating development options.

Lee Kwai-chun (IDC) Lee Chi-fung (ACRC)

The provision for new housing, employment and businessopportunities and adequate supporting facilities will continue to be the major planning principles for new development areas in Lantau. For the traditional settlements, the

p.60 Annex 4 – C4


Concept Plan also aims to help boost the local economy and sustain the local community and employment.

C4-5 Concern whether the new development could bring any benefit to the existing facilities.

Hon Cheung Hok-ming, Vice-Chairman of HYK (HYK)

Proposals for rural Lantau, such as local improvement works for Mui Wo and Tai O, cycle track and mountain bike trails in South Lantau, and the nature-based and heritage-based attractions etc. would harness the local attraction and recreation potential of rural Lantau and improve the existing facilities and local employment. These proposals would benefit the local community.

C4-6 The Concept Plan should take into consideration of the needs of the local communities.

Wan Tung-lam (IDC) Lantau Post (90)


C4-7 The Government should not overlook the provision of necessary facilities serving the villagers. Consideration should be given to help improve the transport connection between the New Town and San Tau Tsuen.

Ho Siu-kei, resident of San Tau Tsuen (LCF)

See responses in C4-3. Improving access of the villages could be further examined.

C4-8 Not against any development, but it should take into account the living quality and health of Tung Chung residents.

Lee Hak-yin (88) Noted.

C4-9 The Task Force should put more resources on local community development, e.g. providing cultural and recreation facilities and road network.

Wan Tung-lam (IDC) See responses in C4-4. For the road network, Tung Chung Road will have adequate capacity to support the proposeddevelopments in the Concept Plan after the completion of Tung Chung Road improvement project. The traffic impact will be examined in detail when detailed feasibility studies are undertaken for projects selected to be taken forward.

Annex 4 – C4 p.61


C4-10 The Concept Plan should not be formulated without collecting public views. It should not only focus on major tourism developments but also the local improvements to provide benefits to the local residents.

Mui Wo residents (MWRC)

The Concept Plan is conceptual and serves as a basis for public discussion. See responses in C4-5 on benefits to the local communities.

C4-11 Should clarify whether it is designed for the residents of Lantau or to cater for tourism.

Serge Berthier (235) See responses in C4-5.

C4-12 Ask about the envisaged population profile for Lantau under the Concept Plan and job opportunities. Would like to see more consideration of people-based issues in the Concept Plan, and emphasize that the timely provision of community support facilities is essential if further development on Lantau is to be sustainable from the social angle.


In formulating the Concept Plan, the population in Lantau is envisaged to increase from 87,000 in mid-2004 to 267,000 in future. There would be new housing, employment and business opportunities and sufficient supporting facilities. The Concept Plan also seeks to promote economic developmentwithout affecting the local community unduly.

C4-13 Important to create varied job opportunities in promoting sustainable development in Lantau.


The Concept Plan proposals would provide more diversified employment and business opportunities and help boost the local economy. The Airport and the Hong Kong Disneyland will provide a lot of job opportunities to the local residents. The new economic infrastructure and other development proposals under the Concept Plan would furthercreate employment opportunitiesfor the local population.

C4-14 The Government should consider four major issues before formulating the development plan for Lantau: - implementation of the

sports facilities in Tung

Leung Siu-tong (IDC) Leisure and Cultural Services Department (LCSD) is actively planning for the implementation of sports facilities in Tung Chung, including the indoor recreation centre and swimming pool complex.

p.62 Annex 4 – C4


Chung - provide job opportunity

to maximize the potential of the 61,000 population in Tung Chung

- facilitate cross-boundary collaboration, e.g. holding the 2009 East Asian Games.

- Streamline the policy-making and implementation of infrastructure projects

There are many job opportunities in the airport, Hong Kong Disneyland and the proposed logistics park and tourism uses. It is anticipated that there will be adequate job opportunities for the new town residents. With the HZMB landing at North West Lantau, cross-boundary transport connection between Hong Kong and Pearl River West will be much improved, facilitating more cross-boundary collaboration in the economic and other activities.

C4-15 Should contain development within manageable domain.

ACE (ACE) In formulating the Concept Plan, reference has been made to a number of factors, amongst others, the role of Lantau in meeting the different needs for future development of Hong Kong, the local planning requirements, the development opportunities and constraints of Lantau, as well as aspirations of the community, etc.

C4-16 The proposed developments in the Concept Plan would bring in more visitors and population to Lantau, thereby exacerbating the existing inadequacy in community facilities such as hospital, library, schools, police support, waste management, cultural and art facilities, etc.

Ho Loy of Lantau Post (PCF)

Facilities in support of tourism uses would be planned in association with individual projects as in the case of Hong Kong Disneyland and Tung Chung Cable Car. The tourism proposals of the Concept Plan are conceptual at this stage. Detailed feasibility studies would be undertaken for project selected to be taken forward.

C4-17 The Government did not put adequate infrastructure and community facilities in Lantau. This impedes the development of Lantau. For instance, the locals have asked for improvement of hygiene facilities in South Lantau, but they still have not been implemented.

Ng Kum-chuen (HYK) Adequate land reservation for community facilities has been made and the implementation will tie in with the population build up and subject to resources allocation.

Annex 4 – C4 p.63


C4-18 Concerns on the development density in Lantau.

A LBAC/PSC Member (LBAC/PSC)

Higher-density urban type developments would be concentrated in the new town in Tung Chung, whereaslow-density low-rise developments would be provided in other parts of Lantau, for example in Discovery Bay and South Lantau.

C4-19 The rustic character of Lantau with only low-density developments in most parts of the island should be maintained.

TAC (TAC) The rural and natural character in North West, South and South West Lantau would be maintained and the proposed development therein would be of low-density type.

C4-20 Only residential and recreation facilities be built in Lantau.

Eom (85) Lantau will play an important role in strengthening Hong Kong’s main economic pillars of tourism and logistics development. Urban development and major economic infrastructure are proposed in North Lantau to optimize the use of the transport links and infrastructure.

C4-21 Build resort area for tourists as well as Hong Kong people.

Eom (85) Noted.

p.64 Annex 4 – C5

C5. Planning for North and South Lantau General Planning Principles and Considerations


C5-1 It is reasonable to consider further development in North Lantau and there should be minimum development of South Lantau.

John Strickland (60) Lantau Island

Residents’ Assoc. (386)

Nigel Huckstep (388)

Noted.

C5-2 Support the broad development principle to concentrate developments in the north shore of Lantau and preserve South Lantau in its natural setting and for passive recreational uses.

HKIP (230) HKIS (455) Mr. Chow (172) Yiu Yan-nang (ACRC)Ng kum-chuen

(ACRC)

Noted.

C5-3 To develop LLP and HZMB will capitalize the infrastructure at North Lantau.

DAB (430) Noted.

C5-4 Given the major development already implemented or committed in the northern side of the island, the proposed uses are sensible and appropriate for Lantau.

HK Policy Research Institute Ltd. (307)

Noted.

C5-5 Support the concentration of commercial uses in North Lantau and recreational and conservation uses in South Lantau.

A TSG Member (TSG) Noted.

C5-6 The key approach to Lantau is conservation and preservation except the north part and east tip which had been developed since the 1990s to present, and which could sustain economic growth.

Kevin Manuel (376) A similar approach is adopted in the Concept Plan.

C5-7 Support the proposals at North Lantau, including golf course, Sunny Bay Tourism Node, LLP, cross-boundary transport hub, eco-tourism centre, etc.

Wong Fuk-kan, Island DC Member & Mui Wo RC Executive Member (46)

Noted.

Annex 4 – C5 p.65


C5-8 Suggest to confine major infrastructure developments to North Lantau so as to conserve the natural landscape of South Lantau.

An AAB Member (AAB)

This is the intention of the Concept Plan. The need to conserve high quality natural landscape, ecological habitats and cultural heritage sites has been a priority planning consideration. The planningintention for South Lantau is to retain the existing natural and rural character while allowing for compatible visitor and recreational uses.

C5-9 The Concept Plan focuses only on economic development in North Lantau without complementing nature conservation in South Lantau.

Tai O Residents’ Concern Group on Concept Plan for Lantau (364)

The Concept Plan aims to strike a balance between developmentand conservation needs. The planning intention for South Lantau is to retain the existing natural and rural character while allowing for compatible visitor and recreational uses.

C5-10 The Concept Plan is mainly focused on the North Lantau development. South Lantau is not paid much attention and also has the lowest budget in the plan.

South Lantau Liaison Group (360)


C5-11 The Concept Plan focuses on North East Lantau, similar development should also be proposed for South West Lantau.

Tai O Hip Ching Assoc. (71)


C5-12 Overall welcome the conservation effort for South Lantau but would like to caution against any mega developments in the north.

Julian T H Kwong (350)

Noted.

C5-13 Nature has no arbitrary divisions. Lantau works as one and cannot be divided into northern commercial district and southern environment/ leisure district.

Clive Kirsten (397) The Concept Plan aims to set out the different development emphasis taking into account the characteristics of different parts of Lantau.

C5-14 It would be more appropriate to focus recreation developments in South Lantau.

TAC (TAC) Large-scale recreation facilities will have to be located in North Lantau while keeping low-density uses in South Lantau.

p.66 Annex 4 – C5

Development in North Lantau


General

C5-15 There is comprehensive infrastructure for North Lantau for further development.

Mr. Chow (172) Lantau Island

Residents’ Assoc. (386)

Noted.

C5-16 The development proposals at North Lantau could increase the use and economic value of Tsing Ma Bridge.

Wong Fuk-kan, Islands DC Member & Mui Wo RC Member (334)

Noted.

C5-17 The original concept for development on the north shore of Lantau was for significant population, commercial and industrial uses. The railway infrastructure was designed to accommodate the more intensive use and, with the present low level of development, is considerably under-used.

MTRCL (453) Noted.

C5-18 The part of Lantau north of an east-west line through Tung Chung has already been developed. It is reasonable to consider further development in this area. The biggest argument against such development would be air pollution.

John Strickland (60) Noted. Air pollution is a regional problem. The HKSAR Government and the Guangdong Provincial Government have an agreed plan and mechanism to tackle the regional air pollution problem.

C5-19 This plan will extend such ribbon development in the north coast of Lantau which is not a good development pattern. Ribbon development along the North Lantau coastline is unsightly. This is our greeting to visitors to Hong Kong. Controls over Lantau development need to be significantly tightened.

Nigel Huckstep (388) Business Environment

Council Ltd. (383)

The ribbon form of development on reclaimed land was inevitable as constrained by the lack of available flat land and steep topography further inland. The visual quality of the development on the reclamations north of North Lantau Highway could be improved by proper urban design and landscaping.

Annex 4 – C5 p.67


A convincing case must be made to the community that the economic value of these developments outweighs the societal and environmental impacts in the north of the Island.

The development of tourism, logistics and new town uses in North Lantau will enhance the social and economic development of Hong Kong. The possible environmental concerns will be addressed in the detailed study including the EIA.

C5-20 There is no justification why the projects have to be located in North Lantau instead of somewhere else.

Sam Chow (393) North Lantau will help strengthen Hong Kong’s main economic pillars of tourism and logistics development. Focusing major developments in North Lantau would have the locational advantage of the proximity to the airport and the cross-boundary transport link, and would optimise the use of transport links andinfrastructure facilities while minimizing the impact on the rural and natural character of other parts of Lantau.

C5-21 There should not be any mega developments in North Lantau. Lantau has been developed enough with the Airport and Tung Chung, the rest should be preserved. The proposals for North Lantau could overdevelop the areas and lead to more pollution.

Kwok Ching-man, Ho Chu-ming & Chow Ho (147)

Julian T H Kwong (350)

Lee Chung-shan & Ngan Kai-chung (40)

See responses in C5-20. The major developments in North Lantau will be subject to feasibility studies and EIAs in order to establish their feasibility and environmental acceptability.

C5-22 Development of Lantau for incompatible uses including LLP and container storage and resorts and theme park would make the island become over-developed and generate severe air pollution. Against over-development of Lantau.

Lee Chung-shan & Ngan Kai-chung (40)

The Concept Plan aims at striking a balance between development and conservation needs. The Concept Plan has proposed to conserve high quality landscape and ecologically sensitive natural environment for conservation and sustainable recreational uses. Such areas cover the majority of Lantau. Urban development and major economic infrastructure are focused in North Lantau to optimize the use of the transport links and infrastructure.

p.68 Annex 4 – C5


A preliminary sustainability assessment has been conducted for the Concept Plan which shows that the proposals should contribute positively to theeconomic development of Hong Kong. Further sustainability assessments will be conducted when Government draws up concrete details of the Concept Plan and undertakes further feasibility studies includingenvironmental impact assessments on the developmentselected for implementation taking into account the cumulative impacts.

C5-23 It is not acceptable that the north coast be written off. There are areas of great conservation value, including Tai Ho Valley, the coastline between Tung Chung and Tai O, the Tung Chung Bay, the Wong Lung Hang Valley and the Luk Keng headland.

Green Lantau Assoc. (274)

Ho Tak-ching (262) Law Kam-hung,

Southern DC Member (37)

Earthcare (282)

The overall planning concept is to focus major economic infrastructure and urban development in North Lantau to optimize the use of the transport links and infrastructure, while protecting the other parts of Lantau. Ecologically sensitive areas in North Lantau will be protected. The proposals will need to go through detailed feasibility studies including the EIA, if they are designated projects. The public will have the opportunity to offer their comments on the projects in the process.

C5-24 There is no need for the Government to develop “artificial” tourism facilities like theme park, golf course, casino or leisure and entertainment node, which could be found in the nearby regions, to attract tourists to Lantau. With the natural environment and the convenient transport linkage to urban area, Lantau would be suitable for development of facilities for large-scale outdoor activities as tourist

Undisclosed (373) In formulating the Concept Plan, reference has been made to a number of factors, amongst others, the new land use needs of Hong Kong, including that for more diversified tourist attractions and development opportunities and constraints of Lantau, etc. The Concept Plan aims to strike a balance between development and conservation needs. The overall planning concept is to focus major tourism proposals in North Lantau to optimize the use of the transport links and

Annex 4 – C5 p.69


attractions. This would not cause adverse impacts to the environment and ecology and is considered better than developing the North Lantau coastal area.

infrastructure, while protecting the other parts for nature conservation and sustainable recreational and visitor uses.

C5-25 Roads leading to the HZMB will provide access to some small villages. Small House development needs to be better planned than hitherto.


Small House developments are mostly on private land owned by villages within village environs. See responses on HZMB connection in D7-8 and F1-11.

C5-26 Yam O Wan, the Luk Keng headland, and the Tai Ho Valley, must be conserved.


Although the Concept Plan focuses major infrastructure and tourism developments in North Lantau to optimize the use of transport links and infrastructure, the natural areas there are protected as much as possible including Yam O Wan, Luk Keng Headland and Tai Ho Valley.

Reclamation

C5-27 There should be a proper balance between levelling mountains and reclamation. Existing land should be used wherever possible. Level mountains for land instead of reclaiming from the sea to avoid affecting the marine ecology.

HK Islands District Assoc. (2)



Johnny Lee (503) Mr. Cheng, resident of

Caribbean Coast (LCF)

Levelling of mountains may have adverse impact on terrestrial ecology and is difficult from an engineering point of view, given the steep topography of North Lantau. Detailed feasibility study and EIA will have to be conducted to establish the acceptability on a case-by-case basis.

C5-28 Given the large area of Lantau, more justifications on the need for further reclamation are required. Unnecessary reclamation should be avoided. Extent of reclamation should be minimized and reclaimed land should be used for the provision of recreation facilities.

HK Christian Services (485)

Cheung Man-kuen (367)

Chinese General Chamber of Commerce (513)

Kevin Manuel (376) Hon Choy So-yuk

(LegCo) A LBAC Member

(LBAC)

Although Lantau covers a large area, a great part is covered by steep hills or areas of conservation value. Reclamation is necessary to provide the necessary land for the major infrastructure. The proposals in the Concept Plan are conceptual at this stage. The detailed proposals will be examined in the detailed feasibility study, including EIA.

p.70 Annex 4 – C5


The scale of reclamation should be made known to the public.

C5-29 If the Lantau Development Task Force appreciates Lantau’s beauty and its ecological importance, it should by no means consider pouring concrete on Lantau, especially the North Lantau where it is the major habitat of our Chinese White Dolphin.

Carmen Lam (325) May Pong (335) Aris Chan (340)


C5-30 By confining major developments on reclaimed land, the existing natural environmental will remain untouched as far as possible.

Chris Liu (492) Noted.

C5-31 Reclamation should be restricted to areas where reclamation has already taken place.

Chan Siu-lun (432) Noted. The future reclamations will be to the north of the man-made shorelines.

C5-32 Instead of patches of reclamation, it is suggested that land should be reclaimed along the NLH in a coherent manner.

Undisclosed (54) See responses in C5-31. The extent and configuration of the reclamation will be considered in the EIA study.

C5-33 It has made matter worse by having developments concentrating on green-field and reclamation sites rather than brown-field sites.


There is not enough sizeable flat land on Lantau. The steep topography or areas of high conservation importance pose a major constraint. For the development in North Lantau, natural areas are avoided as far as possible. The reclamation proposals will need to go through all the relevant statutory procedures including the EIA Ordinance. The public will have the opportunity to offer their comments on the projects in the study process.

C5-34 Further reclamation on North Lantau will turn the whole of North Lantau into a "concrete jungle" and a

Keith Russell (242) Nick Shaw (263)

The scale of reclamation will be carefully assessed and minimized. Proper urban design and landscaping will be

Annex 4 – C5 p.71


massive building site.

undertaken to avoid turning the developments into “concrete jungle”. The extent and configuration of the proposed reclamation will be considered in the EIA study. The construction impacts of the projects will be assessed in the future EIAs as appropriate.

C5-35 The strategy to concentrate development in the north of Lantau and preserving/ enhancing natural assets on other parts of the island is supported. However, there are concerns about the extensive reclamation being designated on the Concept Plan, which will affect the natural shoreline and the vista along the Airport Express and North Lantau Highway.

HKIP (230) Since the construction of North Lantau Highway, most of the shorelines on North Lantau are no longer natural. The future reclamations will be to the north of the man-made shorelines and natural areas have been avoided. Proper urban design and landscaping will be undertaken to preserve major views and the landscape character.

C5-36 Piecemeal reclamation would affect water flow.

Undisclosed (54) The impact on water flow will be studied in the future feasibility studies including the EIA for the major projects.

C5-37 Be cautious about development along shorelines in particular reclamation proposals

ACE (ACE) Noted.

C5-38 There should not be reclamation on Lantau Island, so that the shorelines would not be ruined and the natural environment and marine ecology would not be affected. As water is shallower in Lantau than in Victoria Harbour, its ecological value is greater as it allows more organisms to flourish. There is the need to maintain full access to the

Nigel Easterbrook (11)Raymond Ip Wai-man

(75) Ng Wing-choi (308) Lee Hysan Hall

Student's Assoc., HKUSU (314)

William (61) Shum Man-lung (58) Lee Hak-yin (88) Ho Tak-ching (262) A Tung Chung

Resident (330) Lau Tai-yin (451)

Most of the shorelines on North Lantau (from Sunny Bay to Tung Chung) are no longer natural. The future reclamations will be to the north of the man-made shorelines and natural areas have been avoided. Possible ecological impacts of the reclamations will be examined in the EIAs for the reclamations. Access to the coastline for public benefit, e.g. by providing open space corridor linking up waterfront promenade can be

p.72 Annex 4 – C5


coastline for the public benefit.

provided in the detailed design.

C5-39 The reclamation and the destruction of the coastlines are not in line with the principle of sustainable development.

Prof Chan King-ming (205)

The development of tourism, logistics and new town uses in North Lantau will contribute to the social and economic development of Hong Kong. The reclamations are to the north of the man-made shorelines. The possible environmental concerns will be assessed and addressed in the detailed studies including the EIA.

C5-40 Excessive reclamation will affect the shipping channel and the marine life around the area; it is not sustainable.


Cheung Chun-wah (30)

See responses in C5-38. Detailed feasibility study including the required reclamation, marine impact assessment and ecological impact assessment, etc. would be carried out if the proposals are to be taken forward.

C5-41 There are concerns/objection to the reclamation proposals along North Lantau as they would affect the dolphins.

HK Dolphinwatch Ltd. (193)

HK Discovery (227) B To (184) Paul Aston (342) Mientje Torey (355) WWF HK (501) Sam Chow (393) Michael Galvez (420) Ho Tak-ching (262)

Previous studies have indicated that the reclamation proposals in North Lantau would not have unacceptable ecological impacts. The proposals will be subject to detailed feasibility studies including EIAs. The impact on dolphins will be examined in the EIAs for the reclamations.

C5-42 Unique environments such as those at Tai Ho will be compromised by the current reclamation plans. The proposed reclamation, especially that near Tai Ho Wan, would adversely affect the water quality of Tai Ho Wan. Majority of respondents in a survey indicated that reclamation off Tai Ho Wan would affect marine ecology and pollution.

Save Our Shorelines (372)

Gavin Coates (399) Tse Sai-kit (379) Swire Properties Ltd.

(186) Joint Office of 5 Sham

Shui Po DC Members & HK Ching Fai Assoc. Ltd. (331)

A Participant (REDA)

There will not be reclamation at Tai Ho Wan. The possible environmental impacts will be assessed and necessary mitigation measures will be formulated in the EIAs for the proposed reclamation in the vicinity of Tai Ho Wan. The proposed reclamation will be located away from Tai Ho Wan as far as possible. The Protection of the Harbour Ordinance only applies to the Victoria Harbour.

Annex 4 – C5 p.73


The projects should be planned on the initial premise of nil reclamation with reclamation then being permitted only when no other options are possible, in line with the terms and spirit of the Protection of the Harbour Ordinance.

C5-43 It is strongly recommended that the Task Force carries out the necessary EIA before proceeding further, for fear that North Lantau will simply not be able to cope with the level of development planned.


Mientje Torey (355)

EIAs will be conducted for the reclamations before proceeding.

C5-44 There is no need for any rush in developing Lantau and carrying out new reclamation. Priorities should be the protection of the environment, and bringing tangible benefits for the local Lantau population.

D J Latter (202) A HK Citizen (138)

Reclamation will proceed only after the need and feasibility have been confirmed.

C5-45 The originally proposed reclamation off Siu Ho Wan is no longer required for housing. This reclamation need not therefore proceed, and dolphin habitat can therefore be conserved. Should the reclamation none-the-less proceed, there should be no industrial operations. Rather active recreational activities may be considered to complement the Disney experience, or provide amenities to the entire Hong Kong population (for example a stadium or sports complex).


The reclamation off Siu Ho Wan is proposed for the Lantau Logistics Park (LLP) in response to the needs of the global supply chain for more efficient movement of goods and integrated “one-stop” logistics services. The technical feasibility of the Siu Ho Wan site together with the possible environmental concerns will be addressed in the LLP Development Feasibility Study commissioned by the Civil Engineering and Development Department. The area to the west of LLP may serve as a possible extension for the logistics park in the longer term or be used for compatible recreational uses.

p.74 Annex 4 – C5


See responses in G1-34 on stadium proposal.

Air Quality

C5-46 It should be ensured that air quality will not worsen when developing Lantau.

DAB (430) See responses in C5-18. Further major developments in Lantau will be subject to procedures and provisions of theEIA Ordinance to ensure that there will not be adverse impacts on the air quality.

C5-47 A strategy should be devised to clean up the air in Lantau and the region first when developing North Lantau.

Kevin Manuel (376) Mr. So (368)


C5-48 Preventing and/or alleviating air quality problem in Lantau

ACE (ACE) See responses in C5-18 and C5-46.

C5-49 The developments in North Lantau have already caused serious air pollution problems. Further developments in Lantau, particularly North Lantau, would worsen air quality.

John Strickland (60) Lee Chung-shan &

Ngan Kai-chung (40)

Dr Martin Williams (352)


Ho Tak-ching (262) Green Lantau Assoc.

(274) Terri Lam (431) Paul Aston (342) Mark Chan (281) Joanne Ng (170) Clear The Air (178) Prof Chan King-ming

(205) anitandickson (361) P F Lih et al. (384) Joint Office of 5 Sham

Shui Po DC Members & HK Ching Fai Assoc. Ltd. (331)

Assoc. of Tai O Environment & Development (268)

A Citizen (148)


Annex 4 – C5 p.75


Eric Shing, Lantau resident (LSDTF)

Lee Yiu-wing (LCF)

C5-50 The additional economic infrastructure at the Northern Lantau will bring in heavy traffic flow (four times) onto the North Lantau Highway and the Lantau Link. There should be mitigation measures to minimize air and noise pollutions. The HZMB and the Logistics Park, which would result in heavy traffic flow, would worsen the air quality problem of Tung Chung.

Amy Yung, Islands DC Member (369)


Kam Ho (395) 50 Standard Letters B

Traffic noise and air pollution generated from the proposals will be dealt with in accordance with the EIA Ordinance.

C5-51 No mitigation measures have been proposed to address the increased air pollution. The Consultation document is incomplete without a detailed section on mitigation measures that will be introduced to reduce the current air pollution levels and to prevent these rising when the HZMB and other facilities come on-line.

Dr Martin Williams (352)


Gavin Coates (399)

Reducing emissions from the entire PRD region is the only way to improve the air quality in Tung Chung. The HKSARGovernment and the Guangdong Provincial Government have an agreed plan and mechanism to tackle the regional air pollution problem. All major proposals in the Concept Plan and other major projects will need to go through the relevant statutory requirements including the EIA.The public will be consulted in accordance with these requirements.

C5-52 Developments in Guangdong have already affected the climate and air quality in Hong Kong. The government should work with the Guangdong authority more closely to combat cross-border air pollution.

Liberal Party (505) DAB (430) Leung Siu-tong,

Islands DC Member (436)

So Tat-fai (346) Michael (80)


p.76 Annex 4 – C5


C5-53 There should not be air pollution in the wind originating from South China.



C5-54 In the future we should have vehicles converted to using LPG as this reduces the amount of particle pollution and makes us less reliant on oil from the Middle East.

Humanist Assoc. of HK (366)

Noted.

C5-55 Laws regarding vehicular emissions should be strictly enforced.

DAB (430) Noted.

C5-56 There should be more vegetation and flowers and trees to protect the air, especially near major transport nodes and major roads. Native species should be planted.

DAB (430) H C Leung (96) Terri Lam (431)

Roadside amenity areas would be incorporated into the major transport nodes and major roads.

C5-57 According to the findings of a survey, 83% of the interviewees is of the view that more resources should be allocated to improve air quality.


Noted.

C5-58 Considerations should be given to air quality issues when developing North Lantau.

DAB-Islands Branch Office (429)

Noted.

Development in South Lantau


C5-59 The Government should be more proactive in developing Lantau. South Lantau has room for tourism development; and for recreational, sports and tourism uses.

Lam Kut-sing (IDC) K F Wong (50)

Noted.

C5-60 Support the idea of preserving South Lantau for recreation and conservation.

A TSG Member (TSG)

Noted.

Annex 4 – C5 p.77


C5-61 There should be small-scale development at South Lantau to enhance the recreation potential of the area while not affecting the existing character.

Michael Chiang of HKIA (ProIns)

Bernard Chan of HKIS (ProIns)

The Concept Plan proposals for South Lantau are relativelysmall-scale and compatible with the character of South Lantau. They include countryside recreational and visitor uses such as cycle tracks, hiking trails and resorts etc. Individual development proposals would be subject to detailed feasibility study to ensure that they would not generate adverse impacts on the environment and could blend in with the existing character.

C5-62 Support South Lantau for tourism and recreation development. The Coastal Protection Area in South Lantau should be designated for tourism development.

Lee Chi-fung, Chairman of Tai O RC, Ng Kum-chuen, Chairman of South Lantao RC & Wong Chau-fuk, Chairman of Mui Wo RC (183)

Joint Submission from Hon Tam Yiu-chung et al. (538)

The planning intention of South Lantau is to promote conservation and sustainable recreational and visitor uses compatible with the existing rural and natural environment.

C5-63 The beautiful natural landscape in South Lantau should be preserved.

Mr. Chow (172) Noted.

C5-64 Development in South Lantau should be for leisure and enjoyment e.g. cycling, water sports, resort.

Mr. Lai (259) Noted.

C5-65 We fully understand the principle as delineated in the Concept Plan that conservation should also be considered in developing South Lantau.

Mui Wo RC (257) Noted.

C5-66 Proposed resort and tourist centre in South Lantau should be based on the theme of protecting the environment, energy saving and compatible with the surrounding environment.

Hon Albert Chan Wai-yip (306)

Noted.

C5-67 Agree that the cultural and heritage aspects of South Lantau should be preserved

DAB-Islands Branch Office (429)

Noted.

p.78 Annex 4 – C5


and these points of interest should be linked up by an educational cultural and heritage trail.

C5-68 There are no assurances that the conceptual bicycle paths and resorts in South Lantau will not grow in scale and further damage both the ecological and social environment after final public consultations have occurred.

Green Peng Chau Assoc. (370)


C5-69 The principle of development for South Lantau which is more on leisure and conservation of nature is considered appropriate.

Liberal Party (505) Noted.

C5-70 The proposed South Lantau development seems to be a piecemeal collection of projects, many of which are ongoing works, rather than based on an established set of land use needs and a new development strategy.

Business Environment Council Ltd. (383)

The planning principle for South Lantau is to protect the high quality landscape and ecologically sensitive natural environment and to promote nature conservation and sustainable recreational and visitor uses. Development proposals put forward in the Concept Plan are in line with these principles.

C5-71 There is no coherent planning concept for South Lantau, but only proposals to improve particular districts with respect to the current condition. This resulted in a fragmented planning framework. Suggested to formulate an overall direction for development of South Lantau as a whole. Also suggested to consider South Lantau as a whole on the basis of preserving the ecology and promoting tourism development.

Lantau Island Residents’ Assoc. (386)

The planning principle for South Lantau as set out in the Concept Plan is to promote nature conservation and sustainable recreational and visitor uses.

Annex 4 – C5 p.79


C5-72 Support some form of low-density development at South Lantau but it has to be a sustainable and balanced approach which takes into account the interests of different stakeholders.

Li Fook-chu & Li Fook-tang (387)

Noted.

C5-73 Although extensive areas in South Lantau were designated as Green Belt and Coastal Protection Area, there were proposals for sports oriented uses which might generate adverse environmental impacts. The function of such recreation and tourism proposals should be clarified so as not to compromise the conservation intention.

A TPB Member (TPB) The countryside recreational and visitor uses proposed in South Lantau are relatively small scale. They should not compromise the rural and natural character of South Lantau. Individual proposals would be subject to detailed study including the environmental assessment.

C5-74 Support to preserve South Lantau as a tourist area but are concerned that it may overload South Lantau Road with traffic and noise which would be counter productive to the overall aim and would be unacceptable.

33 Standard Letters D*

Individual development proposals selected to be taken forward will be subject to detailed feasibility study to ensure that they would not generate adverse impacts on the traffic and environment and that they could blend in with the existing character.

C5-75 The scenic landscape of South Lantau had been preserved due to its inaccessibility to traffic. The influx of visitors arising from the development in the north would cause physical damages and spoil the natural landscape of South Lantau.

An AAB Member (AAB)

Noted. See responses in C5-73.

C5-76 Should ‘defrost’ the development right along the coastal area of South Lantau for resort / tourist centre.

Lantau Island Assoc. of Societies (322)



Extensive and large-scale development along the coast would undermine the character of South Lantau.

C5-77 Development to the south of South Lantau Road had long been constrained by

Lee Chi-fung, Chairman of Tai O RC, Ng Kum-chuen,

Noted. The village and new settlements in South Lantau would be at a scale

p.80 Annex 4 – C5


conservation related zonings on the relevant Outline Zoning Plan. The Government should lift the land use restrictions, allowing more tourist spots and village house developments.

Chairman of South Lantao RC & Wong Chau-fuk, Chairman of Mui Wo RC (183)


Ng Kum-chuen, South Lantao RC (PCF) (ACRC) (IDC)

commensurate with the existingcharacter, infrastructure capacities and the surroundingenvironment. The areas designated for village type development have been indicated on the relevant Outline Zoning Plans and Layout Plans.

C5-78 The demand for holiday home usage of Small Houses, if properly recognized, managed and planned, would provide an attractive environment similar to Mediterranean resort village.


Small Houses are granted under the Small House Policy and the use of Small Houses is subject to control under relevant Ordinances.

C5-79 South Lantau and Mui Wo should be developed as tourist attractions to boost the local economy. Area to the south of South Lantau Road should be released for tourist development.

Lantau AC (365) Visitor uses are proposed in Mui Wo and South Lantau. Extensive and large-scale development along the coast would undermine the character of South Lantau.

C5-80 The south and west Lantau should maintain its natural, calm and rustic character.

Kevin Manuel (376) Noted. It is the planning intention of the Concept Plan to maintain the rural and natural character in South and SouthWest Lantau.

C5-81 South side of Lantau be treated as an environmentally protected area and all traffic be mandated to operate on environmentally sustainable fuel and emission levels as an example to the rest of Hong Kong.


Gavin Coates (399)

Such local restriction will cause much difficulty for other rural vehicles requiring to enter the area, e.g. construction anddelivery vehicles, and may not be practical.

C5-82 The proposals for South Lantau would bring in more visitors and adversely affect the natural environment. The Government should leave South Lantau untouched.

A Participant (HKGCC)

The overall planning concept for South Lantau is to protect the high quality landscape and ecologically sensitive natural environment and to promote nature conservation and sustainable recreational and visitor uses. Compatible recreation and nature-based and

Annex 4 – C5 p.81


heritage-based attractions are included to enhance the recreation potential of South Lantau while not over-burdening the limited traffic and infrastructure in the area.

C5-83 South Lantau should be a Conservation Area. The tourism proposal on scenic and largely untouched South Lantau coast are substantially opposed to the existing Coastal Protection Area zone.

Green Lantau Assoc. (65)

Paul Aston (342)

The overall planning concept for South Lantau is to protect the high quality landscape and ecologically sensitive natural environment and to promote nature conservation and sustainable recreational and visitor uses. Compatible recreation and nature-based and heritage-based attractions are proposed to enhance the recreation potential of South Lantau.

C5-84 The Government should include preservation proposals for the ecology of South Lantau before starting any development plans in the region.

Conservancy Assoc. (318) (444)

Joint Statement on Sustainable Development for Lantau (541)


C5-85 There should not be any development in South Lantau.

Raymond Chan (64) See responses in C5-82.

C5-86 South Lantau remains virtually untouched and we want it to remain for future generations.

Lantau Buffalo Assoc. (87)


C5-87 The visual and actual access from hill to coast in South Lantau should be preserved. “Ribbon development” along the coast and the country parks on the hill is not acceptable. Any possibility for suburban or urban sprawl along the coast must not be allowed.



The vast “Green Belt”/ ”Countryside Area” as shown on the Concept Plan for South Lantau are not development zonings. They signify vegetated and countryside areas at the suburban fringe to limit the sprawl of urban development. This is in line with the overall planning intention of retaining the rural character of South Lantau. There is no intention to permit ribbon type of development along the South Lantau Coast.

p.82 Annex 4 – C5


C5-88 There should be minimum development of South Lantau as it is necessary to preserve its present peaceful and unique atmosphere without compromise of health and safety.

John Strickland (60) See responses in C5-80.

C5-89 Planning for South Lantau has to be improved and the land use has to be reviewed.


Noted.

C5-90 There is no reason to change the conservation theme for South Lantau to allow high-density residential and commercial development.

Wong Yui-tak (TWDC) See responses in C5-80. There is no intention to permithigh-density residential and commercial development in South Lantau.

C5-91 The superb natural coastline must be conserved. Man-made additions which destroy the natural setting must be avoided. The mountain and valley vistas form a coherent whole and must be conserved. Ribbon residential development has no place in South Lantau. Recreational activities can be fostered in a sensitive way which does not alter the existing overall scenery. Project which cater for a very small sector of the population, create scars on the natural environment, and bring little economic benefit to Lantau, such as powered watersports centres and spas, should be excluded.



* Please refer to Annex 2 – List of Written Submissions for the details of commenters signed for

Standard Letters A, B, C or D.

Abbreviations AAHK Airport Authority, Hong Kong AC Area Committee Assoc. Association CA The Conservancy Association CILTHK The Chartered Institute of Logistics and Transport in Hong Kong CMPB Country and Marine Parks Board Co. Company Corp. Corporation Ctr Centre CUHK The Chinese University of Hong Kong DAB Democratic Alliance for Betterment of Hong Kong DC District Council GLA Green Lantau Association HK Hong Kong HKCA The Hong Kong Construction Association HKIA The Hong Kong Institute of Architects HKIE The Hong Kong Institution of Engineers HKIP Hong Kong Institute of Planners HKIS The Hong Kong Institute of Surveyors HKU The University of Hong Kong HKUSU Hong Kong University Students’ Union In. Rep Indigenous Inhabitant Representative KFBG Kadoorie Farm & Botanic Garden Corporation KTCRSAA Kwun Tong Culture, Recreation, Sports and Arts Association LIM Living Islands Movement Ltd. Limited MTRCL MTR Corporation Limited NT The New Territories OC The Owners’ Committee RC Rural Committee Reg. Registered Res. Rep Resident Representative Soc. Society WWF HK World Wide Fund for Nature Hong Kong (AAA) Abbreviation in brackets indicates the respective consultative sessions

(Please refer to Annex 1 – List of Consultative Sessions for details). (000) Number in brackets indicates the number of submission (Please refer to

Annex 2 – List of Written Submissions for details).

Documents

C. Overall Vision and Planning Intention · Overall Vision and Planning Intention C3. Development Themes C4. Planning Considerations C5. Planning for North and South Lantau ... Rep