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Agreement No. CE 47/2006 (TP) Planning and Engineering Review of
Potential Housing Sites in Tuen Mun East Area – Feasibility Study
Stage 1 Public Consultation Report May 2008
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CONTENT 1. INTRODUCTION
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2. CONSULTATION ACTIVITIES
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3. OVERVIEW OF MAJOR COMMENTS AND VIEWS RECEIVED
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4. WAY FORWARD
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APPENDICES Appendix I Comments from Public Forum
Appendix Ia List of Invitees for the Public Forum on 16 February
2008 Appendix Ib List of Public Forum Attendees Appendix Ic Summary
of Comments from Public Forum and Responses
Appendix II Summary of Comments from District Council and
Responses Appendix III Summary of Comments from Town Planning Board
and Responses Appendix IV Comments from Written Submissions
Appendix IVa Summary of Comments from Written Submissions and
Responses Appendix IVb Copies of Written Submissions (Up to 17
March 2008)
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1. Introduction
The overall objectives of the Study are to examine the
development potential and impact of the proposed developments of 14
study sites in the Study Area. The Study also reviews the
suitability of one of the study sites (namely Site 14) for public
rental housing development or private housing development. Detailed
assessments will be carried out to ascertain the sustainability and
feasibility of the proposed residential developments in terms of
traffic and other infrastructure capacities, environment,
Government, institution and community (G/IC) facilities etc. The
Study also reviews the overall development intensity of the Study
Area. The findings of the Study will provide the basis for further
detailed engineering investigation and detailed design for
different packages of housing sites according to the priority for
the disposal of housing sites for implementation of the necessary
infrastructure upgrading works. The Study commenced in September
2007 and is jointly commissioned by Civil Engineering and
Development Department (CEDD) and Planning Department (PlanD).
The first stage public consultation commenced in January 2008
and completed in March 2008. The purpose of the Stage 1 public
consultation was to seek comments and views from the public and
concerned groups on the proposed development concept and
preliminary proposals, including the alternative public or private
development options for Site 14, as a reference in formulating the
development parameters and intensity of the study sites and Study
Area, and in considering the land use for Site 14. During the Stage
1 public consultation period, a consultation document was produced
for public inspection and a poster was distributed to residents of
Tuen Mun East Area, concerned parties, green groups, District
Council members and area committees, inviting their presence at the
Public Forum (See Appendix I). The consultation document was also
uploaded to the websites of CEDD and PlanD for public browsing.
During the consultation period, views through written submission
are also received. This report presents the consultation activities
undertaken in the Stage 1 public consultation and summarizes the
major comments received on the preliminary development intensity
concept and study proposals together with the responses from
relevant bureaux/departments and the Consultants. The way forward
for the study is also briefly described.
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Potential Housing Sites in Tuen Mun East Area – Feasibility Study
Stage 1 Public Consultation Report May 2008
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2. Consultation Activities Consultation activities included
three interviews with concerned Tuen Mun District Council Members
and local residents, Public Forum and consultations with Tuen Mun
District Council and Town Planning Board. Details of the
consultation activities undertaken are listed below: Consultee Date
Interview: Hon LAU Wong-fat (Chairman, Tuen Mun District
Council)
10 January 2008
SO Shiu-shing (Tuen Mun District Council Member)
5 January 2008
LI Kwai-fong (Tuen Mun District Council Member) and local
residents
16 January 2008
Public Consultation: Tuen Mun District Council 21 January 2008
Public Forum 16 February 2008 Town Planning Board 29 February
2008
2.1 Interview
Interviews were arranged with the Chairman of Tuen Mun District
Council, concerned Tuen Mun District Council Members and local
residents prior to the Public Forum. The objectives of the Study
were presented and their initial opinions were sought.
Representatives of CEDD, PlanD and Housing Department (HD) attended
these interviews with the assistance of the Consultants. Some
District Council Members did not object to housing development in
Tuen Mun East, but opined that the traffic problem should be
tackled and sufficient community facilities should be provided. One
District Council Member and some residents objected to additional
housing sites in Tuen Mun East, worrying that it would aggravate
the traffic congestion situation, and might have adverse impact on
the local characteristics, environment and community facilities and
services. They also objected to public housing development at Site
14.
2.2 Tuen Mun District Council
We attended the second meeting in the current term of Tuen Mun
District Council on 21 January 2008 to seek members’ opinions on
this Study. District Council Members objected to high density
development in Tuen Mun East, concerned about the impact on
traffic, environment and community facilities due to the proposed
housing development, and whether the conversion of the 6 G/IC sites
to residential use would cause the shortage of land for such
facilities in future. They did not support public housing
development at Site 14 and some of them expressed objection. They
opined that high density public housing development did not blend
in with the existing low-rise, low density living environment, and
might aggravate the existing traffic congestion problem. They
suggested that public housing should be provided along railways.
Comments from District Council and our responses are summarized in
Appendix II.
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2.3 Public Forum
The Public Forum was held at Tuen Mun Town Hall on 16 February
2008. The forum was chaired by PlanD, with the attendance of
representatives from CEDD, HD, Transport Department (TD) and the
consultants. A total of 51 people from the public attended the
forum. The lists of invitees and attendees for the Public Forum are
enclosed in Appendices Ia and Ib respectively. A summary of
comments and responses is enclosed in Appendix Ic. The consultation
document and the poster were also uploaded to the websites of CEDD
and PlanD. Posters were also displayed at Tuen Mun District Office,
CEDD offices and PlanD offices.
2.4 Town Planning Board
We consulted Town Planning Board on 29 February 2008. Members
expressed concern on the sufficiency of land for developing G/IC
facilities, and on the possible adverse impact on traffic resulted
from the proposed developments. One of the members recommended
provision of housing for senior citizens in Site 14. Members
requested the Study Team to duly consider the public view on the
proposed public housing development. A summary of comments from the
members and responses is enclosed in Appendix III.
2.5 Other Channels
Individual written submissions addressing to CEDD and PlanD were
received. There were a total of 10 written submissions up to 17
March 2008. A summary of comments and responses is enclosed in
Appendix IV.
3. Overview of Major Comments and Views Received
The local residents have expressed strong reservation to convert
the “G/IC” sites for residential use. In general, the local
residents considered that some of the study sites should be
retained for G/IC uses such as school, hospital and recreational
uses, to serve local people and the general public. They also
considered that the existing character of the Study Area should be
maintained, e.g. low density residential development and natural
landscape. Besides, the local residents have also expressed concern
on the traffic impact of the proposed housing developments that may
aggravate traffic congestion at Castle Peak Road and Tuen Mun Road.
They worried about the lack of public transport such as a mass
transit system to support the additional population in the
area.
Local residents generally do not agree to high density
development in the area. Majority of them opposed to the public
housing development at Site 14 in Tuen Mun Area 56 in view of its
secluded location, lack of job opportunities and supporting
facilities and they also expressed concerns on the negative impact
on the property value in Tuen Mun East.
Summaries of public comments and views obtained from the Public
Forum, District Council, Town Planning Board and other channels and
corresponding responses are provided in Appendices I to IV.
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4. Way Forward
In formulating detailed development proposals for the 14 sites,
we will duly consider the public views and suggestions and conduct
detailed analysis on the findings of technical assessments such as
traffic impact assessment, environmental review, air ventilation
assessment, etc., and assess open space and GIC facilities
requirements. The Stage 2 Public Consultation for the detail
development proposal is expected to be conducted in mid 2008.
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Appendix I
Comments from Public Forum
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Appendix Ia: List of Invitees for the Public Forum on 16
February 2008 1. Local Residents / Communities
Village Representative Tai Lam Chung Luen On San Tsuen So Kwun
Wat Siu Lam Nim Wan Kar Wo Lei Public Housing Estate (Mutual Aid
Committee) On Ting Estate (6 blocks) Sam Shing Estate (3 blocks)
Yau Oi Estate (11 blocks) Owners’ Corporation Goodview Garden (Hoi
Chu Road) (5 blocks) Nerine Cove (5 blocks) The Seacrest (2 blocks)
Palm Cove (5 blocks) Hanford Garden (7 blocks) Castle Peak Bay
Garden (2 blocks) Dragon Villa Dragon Inn Court (4 blocks) Pine
Villas (Block 1 to Block 4) Sea View Garden (8 blocks) Tuen Mun
Court Elegant Villa Faraday House (2 blocks) Tsing Yung Terrace (4
blocks) Bayview Terrace (6 blocks & 20 houses) Palm Beach (2
blocks) Spring Seaview Terrace (3 blocks) Monte Carlo Villas (20
houses) Beaulieu Peninsula (No. 1-86) Peridot Court (8 blocks)
Pearl Island Villas Eastern Block (3 blocks) Pearl Garden (4
blocks) Block F1-F7, Pearl Island Holiday Flats (7 blocks) Pearl
Island Garden (9 blocks) South Sea Villa (7 houses) Fiona Garden
(22 houses) Villa De Mer (6 houses) The Castle Bay (43 houses)
Castle Peak Villa (6 blocks) Grandview Terrace (9 houses)
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Villa Sapphire (2 blocks) The Hillgrove (6 blocks) Aquamarine
Garden (2 blocks and 22 houses) Jadeview Villa Owners’ Committee
King’s Park Villa (4 houses) Grand Pacific Views / Heights (9
blocks) Aqua Blue (6 blocks and 32houses) Hong Kong Gold Coast
Myloft Verdant Villa (2 blocks) Aegean Coast (7 blocks) Oceania
Heights Owners’ Association Hong Kong Gold Coast (Phase 1) (5
blocks) Management Office The Cafeteria The Aegean Blessing Villa
Wing Wah Garden Kwok Hing Villa Silvern Garden Fontana Villa Hong
Kong Gold Coast (Phase 2) (25 blocks) 嘉多里別墅 宏明別墅 Scenic Villa
Surfside Kam Po Court To Yuen Barbecue Gardens and Villas 疊綵別墅
黃觀萬福居別墅 Ivanhoe Villa Cornwall Villa Le Losis Pine Villas (Block 5)
Ka Wo Seaview Villas
2. Area Committee: Tuen Mun South East and South West Area
Committee
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3. Green Groups:
• Friends of the Earth • Green Power • The Conservancy
Association • World Wide Fund for Nature Hong Kong • Clean the Air
• Air & Waste Management Association • Green Concil • Hong Kong
Democratic Foundation
4. Statutory and Advisory Bodies:
• Tuen Mun District Council • Tuen Mun Rural Committee
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Appendix Ib: List of Public Forum Attendees (1)
Name Estate / Organization
1. Billy Cheung - 2. Gary Lui - 3. Joan So - 4. May Li - 5.
Meiling Leung - 6. Ricky Leung - 7. 杜太 - 8. Daniel Owens Crossroads
International 9. Joshua Begbie Crossroads International 10.
Woodgate Todd Robert Crossroads International 11. Jovita Lee Villa
Tiara MSO 12. 周偉强 Tuen Mun resident 13. 李桂芳 (Miss Li Kwai-fong)
Tuen Mun District Council Member 14. 韋應佳 (Y K Wai) Hong Kong Gold
Coast 15. Carrie Chu Hong Kong Gold Coast 16. Kwok Ming Chi Hong
Kong Gold Coast 17. Patrick Hung Hong Kong Gold Coast 18. Ivy Lan
Hong Kong Gold Coast 19. 黃澤華 Hong Kong Gold Coast 20. 邱文伴 Lo Tsing
Shan Tsuen 21. 彭榮妹 Lo Tsing Shan Tsuen 22. 林志慶 Lo Tsing Shan Tsuen
23. Olive Pang Lo Tsing Shan Tsuen 24. Suparjo Meisaly Lo Tsing
Shan Tsuen 25. Margaret Ian Chelsea Heights 26. K M Chan Nerine
Cove 27. Alan Lau Palatial Coast 28. 李穎儀 Palatial Coast 29. 陳智剛 (C
K Chan) Palatial Coast 30. 曾志權 Palatial Coast 31. 趙應春 (Y C Chiu)
Palatial Coast 32. Fung Chi Keung Aegean Coast 33. Lee Kam Lin
Aegean Coast 34. Leung Mui Aegean Coast 35. 何永光 (W K Ho) Aegean
Coast 36. 呂漢威 Aegean Coast 37. 張銘亮 Aegean Coast 38. 黃嘉齡 Aegean
Coast 39. 黃禮明 (L M Wong) Aegean Coast 40. 鄒長勝 Owners’ Corporation,
Pearl Garden 41. 呂榮祖 To Yuen Wai, Lam Tei
(1) There were a total of 51 public attendees, 41 of which had
signed in at the entrance.
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Appendix Ic: Summary of Comments from Public Forum and Responses
No. Major Comments Responses Planning General
Raised by: Mr Billy Cheung, Mr. Y K Wai, Mr. L M Wong
P-1
The government lacks long-term planning for Tuen Mun East
development. Housing supply is not the only choice for
development.
The current planning for Tuen Mun East has been reflected on
Tuen Mun Outline Zoning Plan and So Kwun Wat Outline Zoning Plan,
as well as the related Layout Plans. Nevertheless, our planning
will move forward with time, and land uses will be reviewed from
time to time. Eight of the Sites within the Study Area are zoned
for residential use in the above Outline Zoning Plans, and the
other six are zoned as “G/IC”. Before commencement of this Study,
the concerned government departments have confirmed that there is
no need to retain these 6 sites for the originally planned uses.
This Study will assess the feasibility of housing development at
these six sites. However, in view of the public opinions, the Study
Team is liaising with the concerned departments / bureaux on
whether there is a need to retain any of the G/IC sites for future
use.
Raised by: Miss Li Kwai-fong
P-2
Need to improve the economy of Tuen Mun East, an area which
lacks job opportunities.
Tuen Mun East is mainly planned for residential use. Because of
its natural recreational resources (e.g. beaches), it becomes a
major leisure node for Tuen Mun District. Tuen Mun East is not a
centre for employment or economic activities. Notwithstanding this,
residential or leisure facility developments are believed to be
beneficial to the local economy.
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No. Major Comments Responses Raised by: Mr. Kwok Ming Chi
P-3
Whether Tuen Mun East should be regarded as an integral part of
Tuen Mun or as a separate part of Tuen Mun? This position of Tuen
Mun East should be consistent throughout the Study, in particular
in considering whether Site 14 should be used for public housing
and in assessing the adequacy of community facilities.
In this Study, we will concentrate on reviewing the situation in
Tuen Mun East. We will also make reference to the planning context
of the whole Tuen Mun District and comments from relevant
government departments in order to explore the land use of the 14
sites, as well as the provision of associated G/IC facilities.
Raised by: Miss Li Kwai-fong
P-4
How to raise the cultural level and quality of residents within
the district should be considered in land use planning.
In formulating a land use plan for an area, suitable land would
be reserved for cultural facility development following requests
from relevant government departments.
Raised by: Mr. W K Ho, Mr. Kwok Ming Chi, Miss Li Kwai-fong, Mr.
Cheng
P-5
The existing low density environ can be treated as an important
asset of Tuen Mun East and should be preserved. Maintaining the
development density in the long term can stabilize the property
value. Opined that the government should maintain the original
character of the area as far as possible.
This Study will take account of the inherent, overall plot ratio
and development density in Tuen Mun East. Development proposal will
blend in with the existing environment as far as possible.
Raised by: Mr. L M Wong
P-6
A comprehensive survey should be conducted for Tuen Mun
District. Constraints in the Tuen Mun East community and the need
of local residents should be considered during planning.
This Study will assess the need for community facilities in Tuen
Mun East in detail, and will take account of comments from public
and government departments before recommending planning
proposals.
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No. Major Comments Responses Raised by: Mr. C K Chan, Mr. Billy
Cheung, Miss Li Kwai-fong, Mr. Kwok Ming Chi
P-7
The proposed plot ratio of 2.5 for Sites 3 and 8 is too high.
Other developments in the area may request for the same plot
ratio.
Since Sites 3 and 8 are situated at the centre of Tuen Mun East
and are at the vicinity of leisure nodes like Hong Kong Gold Coast,
we consider that these sites can be developed as the node for Tuen
Mun East, and therefore a higher plot ratio of 2.5 is initially
proposed. Moreover, apart from Site 14 which had once been reserved
for Private Sector Participation Scheme (PSPS) development, the
plot ratio for other sites will be kept at 1.3 or below. In eastern
part of the Study Area, the proposed plot ratio is 0.4 (Sites 4, 5,
12 and 13) in order to comply with the existing situation of the
area. These preliminary plot ratios can only be confirmed after
technical assessments and consideration of public opinions. The
Study will also propose the overall development intensity of other
parts within the Study Area.
Government, Institution and Community Facilities Raised by: Mr.
Kwok Ming Chi
P-8
The government should give up the old practices. Sufficient
infrastructures, e.g. high quality educational institutes, should
be provided for the community before population intake.
Tuen Mun District is a developed community. Planning for
infrastructure and housing development would be carried out
concurrently and compliment to each other. In studying the
development for the 14 sites, we will consider the additional
demand on infrastructure and public facilities due to population
increase, and will reserve lands for such use as necessary.
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No. Major Comments Responses Raised by: Mr. Y C Chiu, Mr. Kwok
Ming Chi, Miss Li Kwai-fong, Mr. Patrick Hung, Mr. Y K Wai, Ms. Lee
Kam Lin
P-9
Would all the study sites be used for housing development? Any
other possible uses? For example the sites originally zoned “G/IC”
can be retained for public facilities, e.g. secondary school, high
quality education centre, library, campus for Lingnan University
and community hospital.
Before commencement of this Study, the concerned government
departments have confirmed that there was no need to retain these
sites for the originally planned uses. However, in view of the
public opinions, the Study Team is liaising with the concerned
departments / bureaux on whether there is a need to retain any of
the G/IC sites for future use.
Raised by: Miss Li Kwai-fong
P-10
Proposed for a “Quality Education City” at former military
sites.
Opinions have been forwarded to Education Bureau for
consideration. If the proposal is supported by the bureau, we will
assist in land use planning. For information, Site 2 may be used
for development of international school. Education Bureau has
invited expression of interest for international school development
at Site 2.
Raised by: Mr. Kwok Ming Chi
P-11
Site 4 is not suitable for schools because of its hilly terrain
and the lack of suitable access. Moreover, Site 3 locates near
public transport node and should be retained for secondary school
use.
A secondary school site will be reserved in Site 4, and suitable
access roads will be proposed. If the school development at Site 4
is confirmed, appropriate access will be provided. We are currently
discussing with Education Bureau on the secondary school site.
Raised by: Mr. Kwok Ming Chi P-12
Supply of the hospital bed place in Tuen Mun is not sufficient.
Should reserve site for public or private hospital but not convert
it for residential uses.
Views have been forwarded to Food and Health Bureau for
consideration. If the bureau request for land for medical use, we
shall assist in land use planning.
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No. Major Comments Responses Raised by: Ms. Leung Mui
P-13
No objection to housing development in the area, but oppose to
use all 14 study sites for housing purpose. The lack of public
facilities should be considered during planning, e.g. provision of
libraries and sports facilities for youth.
Before commencement of this Study, the concerned government
departments have confirmed that there was no need to retain the 6
"G/IC" sites for G/IC uses. However, in view of the public
opinions, the Study Team is liaising with the concerned departments
/ bureaux on whether there is a need to retain any of the G/IC
sites for future use. With regard to the opinion on library,
Leisure and Cultural Services Department (LCSD) responds that in
Tuen Mun, LCSD currently operates a major library, a district
library, a small library and seven mobile library service points to
provide library services to the residents. Generally speaking, the
present provision of library services conforms to the standards set
out in the Hong Kong Planning Standards and Guidelines. LCSD,
presently does not have any plan to set up public libraries in Tuen
Mun East Area, but will closely monitor the usage of library
services in the district. For sports facilities, LCSD is actively
planning two projects in Tuen Mun, including Swimming Pool Complex
in Area 1 (San Wai Court) and Indoor Recreation Centre in Area
14(Siu Lun), which will serve the whole Tuen Mun district including
Tuen Mun East.
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No. Major Comments Responses Site 14
Raised by: Mr. W K Ho, Mr. Kwok Ming Chi
P-14
Due to the lack of job opportunities, the high transportation
costs would be a burden to public housing residents. Therefore
public housing development is not suitable for Tuen Mun East.
To comply with the policy pledge of maintaining an average
waiting time for public rental housing at around three years, the
government needs to ensure steady supply for public housing. One of
the main objectives of the Study is to assess the feasibility of
the site for public housing development or private housing
development, in which the need for public transport will be
reviewed and necessary improvements will be proposed. Opinions have
been forwarded to relevant bureaux for consideration.
Raised by: Mr. Kwok Ming Chi
P-15
Public housing redevelopment should not be concentrated at areas
away from city centre. Currently, about 60-70% of Tuen Mun District
residents were living in public housing. Tuen Mun Area 54, which is
close to railway system, has already been planned for public
housing. High density residential development should be located
along railway line no matter public or private housing.
There is currently no public housing in Tuen Mun East. Site 14
has been planned for higher density residential development, and
was once reserved for PSPS development. A comprehensive traffic
impact assessment will be carried out in this Study, and
corresponding traffic improvement scheme will be proposed. In fact,
the preliminary proposed development density for public housing at
Site 14 is already lower than that for most areas in Hong Kong.
Nevertheless, the proposed density will be reviewed taking account
of public opinions and technical assessment results. This opinion
has been forwarded to relevant bureaux for consideration.
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No. Major Comments Responses Raised by: Mr. W K Ho, Mr. Patrick
Hung
P-16
High density housing development is not in line with the
existing environment and would have impact on property values.
Proposed developments may have impact on existing landscape and
adversely affects the property value.
A landscape and visual impact assessment will be conducted in
this Study. In proposing development parameters for public housing
development, we will make the best endeavour to blend in with the
surrounding environment, and ensure no adverse impact on the
environment.
Raised by: Mr. Kwok Ming Chi
P-17
The plot ratio for Site 14 should be 1.3 or below, with a
development pattern similar to Fairview Park, Yuen Long. A plot
ratio of 4.5 or higher is not supported.
According to the relevant Layout Plan, the maximum plot ratio
for the site is 4.5. We will review whether this plot ratio is
appropriate or not. Similar to other sites, the appropriate
development density for Site 14 depends on the results of technical
assessments. Due to the lack of land resources in Hong Kong, we
have to balance all factors to propose a development density that
will reasonably utilize our land resources.
Traffic Raised by: Mr. Billy Cheung
T-1
Worry that the Tsing Lung Bridge from Lantau Island to So Kwun
Wat may substantially increase the traffic flow at Tuen Mun Road
and Castle Peak Road.
This Study will assess the traffic impact resulted from the
developments in the 14 Sites and in the vicinity of the area, and
propose necessary improvement schemes to ensure acceptable traffic
condition in Tuen Mun Road and Castle Peak Road.
Raised by: Mr. C K Chan, Mr. Billy Cheung, Miss Li Kwai-fong
T-2
Increase in housing supply may aggravate the current traffic
congestion problem.
Additional population from the proposed developments will have
implication on the current traffic flow of the main roads. This
Study will estimate the additional flow due to the proposed housing
developments and propose necessary improvement schemes.
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No. Major Comments Responses Raised by: Miss Li Kwai-fong
T-3
Construction of Tsuen Wan – Tuen Mun mass transit railway should
be timely implemented as soon as possible to cope with the need of
Tuen Mun District residents.
The Housing and Transport Bureau responded that there is already
Tsuen Wan West Station on the existing West Rail Line from Tuen Mun
to Nam Cheong. The capacity of this line can cope with the
anticipated increase in number of passengers. According to “Railway
Development Strategy 2000”, there is currently no plan to build an
additional railway between Tuen Mun and Tsuen Wan.
Raised by: Mr. Kwok Ming Chi
T-4
Investigate how to increase the accessibility to MacLehose Trail
and Tai Lam Country Park.
There is an existing footway connecting So Kwun Wat Road to
MacLehose Trail and Tai Lam Country Park at 15-min walking
distance. Visitors can go there by minibus stopping at So Kwun Wat
Road. Nevertheless, we will forward the concern to relevant
departments to review whether there are other more accessible
routes.
Environment Raised by: Mr. Billy Cheung, Mr. Kwok Ming Chi, Mr.
Y C Chiu
E-1
Concern about the negative impacts of the proposed housing
development on the existing environment. The country park and low
density living environment should be preserved. We should not
sacrifice existing environment and valuable trees for housing
development, especially for Site 5 which is currently a green
area.
A series of impact assessments will be conducted in this Study,
including traffic noise, air quality, air ventilation and visual
and landscape, so as to ensure that the proposed developments will
not have adverse impact on existing environment and valuable trees.
The proposed developments will also take account of the existing
environment.
Raised by: Mr. Kwok Ming Chi
E-2
The LRT Reserve shall be used for green area or cycle track /
jogging trail, but not for widening of Castle Peak Road.
In this Study, most LRT Reserve will be utilized for widening of
Castle Peak Road, and the remaining land will be used as green
areas as far as possible.
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No. Major Comments Responses Raised by: Mr. C K Chan, Mr. Billy
Cheung, Miss Li Kwai-fong
E-3
Housing development will have negative impact on the area near
Castle Peak Road, e.g. traffic noise and poor air quality.
The Study will assess noise and air quality impacts due to
additional traffic flow, and propose suitable development density
according to assessment results.
Raised by: Mr. Kwok Ming Chi
E-4
The proposed building height restriction for housing development
at Sites 7 and 8 is 70-80mPD, but this would still obstruct the
views from MacLehose Trail. This should be avoided in defining the
height restriction.
The proposed building height restrictions for Site 7 and Site 8
will be considered in detail in urban design and landscape and
visual impact assessment. Visibility from MacLehose Trail will be
one of the considerations.
Raised by: Mr. Kwok Ming Chi
E-5
River channels in the area should be landscaped, e.g. channels
at Tai Lam Chung and So Kwun Wat.
River landscaping can improve the area’s environment and provide
additional leisure facilities, which is worth exploring. We have
forwarded the opinion to relevant departments to assess the
feasibility.
Implementation Raised by: Mr. Billy Cheung
I-1
Whether an implementation schedule would be proposed after this
consultation.
We shall propose the most suitable development option and
implementation schedule according to the study findings.
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No. Major Comments Responses Raised by: Mr. Kwok Ming Chi
I-2
Due to the lack of sports ground within the district, Leisure
and Cultural Services Department had been recently enquired about
construction of sports ground in Tuen Mun Area 16. The sports
ground should be implemented to serve Tuen Mun residents.
Leisure and Cultural Services Department (LCSD) has responded
that when considering the provision of sports facilities, the Hong
Kong Planning Standards and Guidelines (HKPSG) is taken as a
reference. Other factors should also be taken into account,
including the views of the District Councils, the movement of
population and the changing needs of the community. With reference
to the HKPSG and the current population of the Tuen Mun District,
land should be reserved for two sports grounds. At present, two
sports grounds, namely Tuen Mun Tang Shiu Kin Sports Ground and Siu
Lun Sports Ground, are already provided in the distinct. LCSD is
actively pursuing the projects of Swimming Pool Complex in Area 1
(Sun Wai Court), the Indoor Recreation Centre in Area 14 (Siu Lun),
and District Open Space in Area 27 (Sam Shing), Tuen Mun which have
been accorded priority by the Tuen Mun District Council. LCSD has
no plan for the provision of new sports grounds/stadium in the
district at this stage.
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Appendix II
Summary of Comments from District Council and Responses
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Appendix II: Summary of Comments from District Council and
Responses No. Major Comments Responses Planning DP-1 Concerned that
the proposed housing
development densities will change the current low density
housing condition in Tuen Mun East. Most property owners were
attracted by the existing character of the area before purchasing a
property there. If the density changes in the future, residents are
likely to object the proposed developments.
Most existing housing developments within Tuen Mun East are of
plot ratio 1.3. This density is adopted for the majority of
proposals in this Study. For areas away from the town centre, a
plot ratio of 0.4 is proposed to match with the existing density in
the vicinity. The Study will take account of the local
characteristics and propose developments that are in harmony with
the existing condition.
DP-2 Disagree that public housing should be provided in Tuen Mun
to meet the society need. Noting from resident meetings, most
residents object to public housing or high density housing in the
area. Suggest that the government should consider other locations
near to the railway line for providing public housing, e.g. Yick
Yuen to Hung Shui Kiu, Yuen Long, Kam Tin, Pat Heung etc.
One of the main objectives of the Study is to assess the
feasibility of Site 14 for public housing development or private
housing development. We will investigate the different needs of
residents in public and private housings, compare the two options
and make suitable recommendations. The government will identify
suitable sites for public housing use in all districts.
DP-3 Site 1 is near beaches and should therefore be used for
recreational facilities. In view of its good location, Site 11 is
suitable for higher density development such that the land value
can be increased.
Leisure and Cultural Services Department (LCSD) expresses that
currently there are 4 gazetted beaches, 4 small parks and garden
and a few sitting-out areas in Tuen Mun East under the jurisdiction
of LCSD. There are a few projects in Tuen Mun under active planning
by LCSD, including Swimming Pool Complex in Area 1 (San Wai Court),
District Open Space in Area 27 (Sam Shing) and Indoor Recreation
Centre in Area 14(Siu Lun), which will serve the whole Tuen Mun
district including Tuen Mun East. Opinions on development density
will be considered in detail in the Study.
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No. Major Comments Responses DP-4 If all 6 G/IC sites are
converted to
residential use, it may lead to unbalanced development. Doubtful
about the sufficiency of land to satisfy the future need of
community facilities. May also cause shortage of land for medical
services and schools. This will increase the burden of Tuen Mun
Hospital, and may result in students commuting to schools in other
districts.
Before commencement of this Study, the concerned government
departments have confirmed that there was no need to retain these 6
sites for G/IC uses. However, in view of the public opinions, the
Study Team is liaising with the Food and Health Bureau and
Education Bureau on whether there is a need to retain any of the
G/IC sites for medical and educational facilities in future.
DP-5 If Site 14 site was resumed under Land Resumption
Ordinance, it should not be sold to private developers to avoid
abusing public funds.
District Lands Office / Tuen Mun replied that no land within
Site 14 is resumed under the Land Resumption.
Traffic DT-1 Housing development should be
considered after resolving the local traffic problem (e.g.
congestion at roundabouts along Castle Peak Road)
This Study will assess the impact on traffic flow due to housing
development and propose necessary improvement schemes.
DT-2 There is no mass transit system in Tuen Mun East. Doubt
whether the local transport facilities can support substantial
increase in public housing population. Opine that the area is not
suitable for high density public housing. Moreover, the proposed
cycle track will make use of some land in the area. This, together
with the future need for community facilities, will cause
difficulty to the government in identifying suitable land for
implementing traffic improvement scheme.
We will assess the traffic impact resulted from different
development options, and ensure acceptable traffic condition in
Tuen Mun Road and Castle Peak Road.
DT-3 Tuen Mun East residents can only rely on bus services from
town centre. Concerned about prolonged waiting time for public
transport.
This Study will assess the impact on public transport due to
housing development and propose necessary improvement schemes.
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No. Major Comments Responses DT-4 Suggest provision of bus
interchange
at Tuen Mun Road near Site 14 and addition of slip roads
connecting Tuen Mun Road.
A bus interchange at Tai Lam Chung is under planning by the
government. The Study finds that there is no need for additional
slip roads connecting Tuen Mun Road.
DT-5 Suggest prioritizing land sales for Sites 7 and 8 and using
the revenue for construction of railway connecting to Tsuen
Wan.
Housing and Transport Bureau responded that there is already
Tsuen Wan West Station on the existing West Rail Line from Tuen Mun
to Nam Cheong. The capacity of this line can cope with the
anticipated increase in number of passengers. According to “Railway
Development Strategy 2000”, there is currently no plan to build an
additional railway between Tuen Mun and Tsuen Wan.
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Appendix III
Summary of Comments from Town Planning Board and Responses
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Appendix III: Summary of Comments from Town Planning Board and
Responses No. Major Comments Responses TPB-1 G/IC facilities are
generally insufficient
in the area. Actions should be taken to address the issue.
Before commencement of this Study, the concerned government
departments have confirmed that there was no need to retain the 6
“G/IC” sites for G/IC uses. However, in view of the public opinions
and comments from Town Planning Board, the Study Team is liaising
with the concerned departments / bureaux on whether there is a need
to retain any of the G/IC sites for future use. This Study will
also assess the demand for G/IC facilities arising from the
proposed additional population and recommend suitable
proposals.
TPB-2 Residential development at Site 14 would generate traffic
problems in Tuen Mun East area no matter it is for public or
private housing. To alleviate the problems, consideration should be
given to using the site for senior citizen’s housing, which would
involve less traffic. It would also help address the housing need
of the increasing elderly population in Hong Kong. To complement
that proposal, more community facilities suiting the need of the
elderly should be provided in the area.
The primary function of Housing Authority is to resolve the
housing need of grass-root citizens. The housing flat design and
arrangement will be reviewed and adjusted from time to time taking
account of the background and characteristics of concerned user
groups. In fact, all new public housing flats are suitable for the
elderly. The traffic condition in Tuen Mun East has been included
in the scope of this Study. If necessary, we will propose suitable
improvements to suit the housing developments.
TPB-3 There are too many signalized junctions along Castle Peak
Road, which sometimes cause disruption to traffic flow. The
planning of signalized junctions should be carefully considered to
avoid aggravating the situation.
We will assess the traffic impact due to the proposed
developments and propose necessary improvements, with attention to
the potential problems of traffic signals.
TPB-4 The public view on the development public housing at Site
14 should be duly considered. It is important to ensure that the
new public housing development would not affect the availability of
public facilities to the existing residents.
The collected opinions will be carefully considered. We will
propose sufficient public facilities to match the proposed
developments.
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Appendix IV
Comments from Written Submissions
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Appendix – Page 23
Appendix IVa: Summary of Comments from Written Submissions and
Responses No. Major Comments Responses Letter Raised by: Mr. Kwok
Ming Chi (Letters
to PlanD, CEDD and / or HD on 24 January, 13 February, 14
February, 15 February, 5 March and 17 March 2008 refer)
W-1 Object to public housing development at Site 14. A number of
public housing estate in the urban areas were demolished without
reprovisioning at the same site, and the shortfall is made up by
provision of public housing in Tuen Mun and Tin Shui Wai in large
quantity, which is unfair. Sites close to existing or planned
railways should be chosen for public housing development, e.g. Hung
Shui Kiu, Kam Tin, Ngau Tam Mei and Kwu Tung. Public housing
development at Site 14 would have adverse impact on traffic,
environment, community facilities and property value. Suggest low
density private housing development for Site 14, similar to
Fairview Park. The plot ratio should be lower than 1.3.
One of the main objectives of the Study is to assess the
suitability of Site 14 for public housing development or private
housing development. We will investigate the different needs of
residents in public and private housings, compare the two options
and make suitable recommendations. The government will identify
suitable sites for public housing use in all districts. Opinions
have been forwarded to relevant Bureau for further consideration.
Similar to other sites, the appropriate development density for
Site 14 depends on the results of technical assessments. Due to the
lack of land resources in Hong Kong, we have to balance all factors
to propose a development density that will reasonably utilize our
land resources.
W-2 Whether Tuen Mun East should be regarded as an integral part
of Tuen Mun or as a separate part of Tuen Mun? This position of
Tuen Mun East should be consistent throughout the Study, in
particular in considering whether Site 14 should be used for public
housing and in assessing the adequacy of community facilities.
In this Study, we will concentrate on reviewing the situation in
Tuen Mun East. We will also make reference to the planning context
of the whole Tuen Mun District and comments from relevant
government departments in order to explore the land use of the 14
sites, as well as the provision of associated G/IC facilities.
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No. Major Comments Responses W-3 There is no mass transit
railway system
in Tuen Mun East so that it was only suitable for low-density
development. The government should preserve its tranquil
environment similar to the situation at Sai Kung and South Lantau.
The high density development parameter for Sites 8 and 14 as stated
in Tuen Mun Outline Zoning Plan (OZP) is outdated and should not be
taken as a reference.
We will review the overall development of the area and take
account of existing situation in order to propose the most suitable
development parameters. The Study will review the plot ratio of the
study sites. Plot ratio stated on the OZP is one of the factors for
consideration.
W-4 The low density character of Tuen Mun East would attract the
middle-class to reside. They would help to vitalize the economy and
raise the living quality of Tuen Mun town.
Agreed. However, to provide a variety of housing unit is also a
key aspect of the government’s housing policy.
W-5 If the government adopted a plot ratio above 1.3 for the
study sites, the other existing developed sites might follow suit.
The overall impact should be considered.
In addition to the 14 study sites, we will also review the
overall development intensity of the Study Area and propose the
most appropriate development parameters.
W-6 To be in line with the development of Tuen Mun East, all the
study sites, if proposed for housing use, should be planned for a
plot ratio of 1.3 or below. Development intensity if higher than
plot ratio 1.3 should be fully justified and should be accompanied
with the provision of recreation, education, medical service and
community facilities, together with a greening policy. Community
infrastructures should be provided before population intake.
We will study the G/IC facilities required for the proposed
development density and make relevant proposals. The proposal will
be considered in the Study.
W-7 Development intensity of Sites 3 and 8 should not make
reference to the high plot ratio of Aegean Coast but to Palm
Beach.
The current proposed plot ratio for these two sites is 2.5. We
will take account of factors like environment, traffic and
infrastructure in ascertaining the suitability of this
proposal.
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No. Major Comments Responses W-8 It would be too hasty to change
the land
use of the six G/IC sites. The government should explain why
Site 2 was not retained for holiday camp use. Diversified education
infrastructure should be provided in Tuen Mun East, such as direct
subsidy scheme school, international school and tertiary institute.
Land should be reserved for future development of Lingnan
University, even there is currently no development plan or support
from bureau. Sites 3, 4 and 5 (south) should be used for education
infrastructure development.
Regarding Site 2, the latest situation is that Education Bureau
intends to use the site for international school and has invited
expression of interest for international school development at the
site. A secondary school site will be reserved in Site 4. We have
forwarded the proposals to Education Bureau, and we are discussing
with them on the need to retain any of the sites for educational
facilities.
W-9 Site 5 (north) should be retained for medical services.
According to Hong Kong Planning Standards and Guidelines, Tuen Mun
is short of medical service infrastructure (in terms of the number
of hospital beds and number of clinics). Would the government
please provide solutions, such as additional buildings for Tuen Mun
Hospital or provision of private hospital.
We are consulting Food and Health Bureau on the need to retain
any of the sites for development of medical facilities.
W-10 About 20% of land in Tuen Mun East is zoned for “G/IC”
uses. Of these, more than half is used for correctional institution
and psychiatric centre which are “unwelcome” facilities, and less
than half is used for schools and holiday camps which are welcomed
by residents. Besides, apart from the eight residential sites under
study, at least eight more sites in Tuen Mun East have been planned
for residential development in the future. Would the government
please advise whether careful consideration has been given and
whether the changes are urgent.
Before commencement of this Study, the concerned government
departments have confirmed that there was no need to retain the 6
“G/IC” sites for G/IC uses. However, in view of the public
opinions, the Study Team is liaising with the concerned departments
/ bureaux on whether there is a need to retain any of the G/IC
sites for future use.
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No. Major Comments Responses W-11 Many G/IC and open space
facilities are
proposed on private land, which would increase the difficulty
and time for implementation. It should therefore be appropriate to
reserve government land for G/IC facilities and open spaces.
Most G/IC and Open Space zones in Tuen Mun East are on
government land. If relevant departments consider necessary to
retain government land for such uses, we could assist.
W-12 Tuen Mun East would be suitable for developing major
recreational facilities: • Large scale holiday camp and
outdoor recreation centre • Study on how to make Tai Lam
Chung Reservoir more accessible • Enhancement of facilities
near
ungazetted beaches and conversion to gazetted beaches.
• Provision of cycle track from Tuen Mun to Tsuen Wan.
Thank you for the constructive suggestions. We have forwarded
the proposals to relevant departments for consideration. If
concerned departments consider necessary to reserve sites for G/IC
facilities, we could assist. Please see DP-3 in Appendix II for
Leisure and Cultural Services Department (LCSD)'s responses. LCSD
expresses that they have no plan to provide additional gazetted
beach in Tuen Mun East. LCSD also points out that the southern
waters of the area from Tai Lam Chung to Cafeteria Beach is the
main fairway connecting Macau and the Pearl Delta area and is lack
of sheltered water which limit the possibility of developing a well
equipped public water sports centre.
W-13 Tuen Mun East would need the following community
facilities: Clinic / indoor recreation centre / library / 25m
indoor heated swimming pool / outdoor sports ground / holiday camp
/ venues for small-scale arts performance and training / community
hall / market
We will consider the additional demand on public facilities due
to population increase arising from the 14 study sites, and will
reserve land for such use as necessary. We have forwarded the
suggestions to relevant departments for consideration. For LCSD's
responses, please see P-13 in Appendix Ic and DP-3 in Appendix II
on library and sports/recreational facilities.
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No. Major Comments Responses W-14 Provision of venues for art
performance
and training in Tuen Mun East would back up the development of
West Kowloon Cultural District.
LCSD responds that Tuen Mun Town Hall is centrally and
conveniently located in Tuen Mun. It is an arts venue of large
scale, providing a variety of venue that can cater for professional
performances, large scale exhibitions, conferences, seminars,
rehearsals, training and arts classes. Its usage rate in 2007/8 is
about 77% and has capacity for more use.
W-15 Visual impact assessment should be conducted, with emphasis
on visual impact from MacLehose Trail due to developments in Sites
1, 2, 3, 7 and 8 and the visual impact on the general outlook of
Tuen Mun East due to the possible widening of Castle Peak Road. The
government should protect the rights of residents that the existing
tranquil environment and seaview would not be affect by the
proposed developments.
We are conducting environmental review and visual impact
assessment to study the impact of the proposed developments on the
surrounding environment, in which the view from MacLehose Trail is
one of the factors to be considered.
W-16 Tree survey should be conducted, tree felling should be
minimized and valuable trees should be preserved. A tree museum
should be developed at Site 8.
Trees will be surveyed in the environmental review and the
valuable trees will be proposed for preservation. LCSD comments
that to build a standard museum, it requires adequate collection in
support of its own programming and research. With only limited no.
of important trees left, it seems that such collection could not be
available for developing a museum.
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No. Major Comments Responses W-17 Object the widening of Tuen
Mun Road
and Castle Peak Road due to increase in development density. The
current LRT Reserve should be used for “Green Belt” from Tuen Mun
Town Centre to Tuen Mun East or for cycle track.
Housing demand grows with economic development. Tuen Mun East is
a high quality low to medium density residential area. Suitable
development allows more people to enjoy its pleasant environment.
This Study aims at keeping, improving and blending with the
existing environment in parallel with the proposed developments.
The Study recommended that most of the LRT Reserve be utilized for
widening of Castle Peak Road.
W-18 So Kwun Wat River and Tai Lam Chung River should be
beautified and developed into leisure sites.
River landscaping can improve the area’s environment and provide
additional leisure facilities, which is worth exploring. We have
forwarded the opinion to relevant departments to assess the
feasibility.
W-19 The crux of the traffic problem in Tuen Mun East is not the
capacity of road but TD’s policy imposing stringent control on the
operation of bus service between New Territories and Central
Business Districts (CBDs). If the government intends to increase
the development intensity, there should be a change in policy. Bus
service between Tuen Mun East and CBDs should be provided before
development.
This Study will assess the impact on traffic flow due to
development and pay attention to provision of public
transportation. Necessary improvement measures will be
proposed.
W-20 Site 1 is used as the end point for the Trailwalker event.
The government should pay attention to whether land development
would interrupt the event.
If Site 1 is to be developed, the relevant departments /
organizers will identify another site for the Trailwalker
event.
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No. Major Comments Responses Email Raised by: Mr. Cheng Ka Tsun
(Email
to CEDD on 17 February 2008)
W-21 Public housing at Site 14 would increase the burden on
traffic on Castle Peak Road and cause noise and air pollution
problems. Suggest maintaining low density development in Tuen Mun
East.
We will assess the impact of different development options on
traffic and environment and take account of the existing character
of the locality in formulating the most suitable proposal.
Raised by: Mr. Stephen Cheung (Email to CEDD on 23 February
2008)
W-22 Site 1 would not be suitable for housing purpose. Residents
would be disturbed by the noise generated from the nearby
Immigration Centre. It may also affect the Trailwalker event.
Suggest retaining the site for government or recreational
purposes.
The Immigration Centre should not cause disturbance to nearby
residents. If there is disturbance, Immigration Department should
be informed. If Site 1 is to be developed, the relevant departments
/ organizers will identify another site for the Trailwalker event.
Discussion with relevant departments is underway regarding the need
to retain any of the sites for G/IC use.
Raised by: Mr. James Tsui (Email to CEDD on 15 March 2008)
W-23
Site 5 Please advise the proposed design of access road to the
site, whether it would be via Siu Lam Tsuen Road and Hong Fai Road,
or from Castle Peak Road. The existing Hong Fai Road and the
junction with Siu Lam Tsuen Road are sub-standard with no proper
footpath on both sides. Increase in traffic to Site 5 would
jeopardize the proper traffic conditions around Siu Lam.
The proposed vehicular access to Site 5 will connect to Castle
Peak Road. We will assess the impact of the proposed developments
on local roads in detail, and propose necessary improvement
schemes.
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Agreement No. CE 47/2006 (TP) Planning and Engineering Review of
Potential Housing Sites in Tuen Mun East Area – Feasibility Study
Stage 1 Public Consultation Report May 2008
Appendix – Page 30 Y:\Home\Infrastructure\07xxx\07130_Tuen Mun
East Area\Deliverables\Public Consultation Report\Final Public
Consultation_Web Version\Final Public Consultation Report (English)
080520.doc
No. Major Comments Responses W-24 The proposed plot ratio should
be
reduced to about 0.2 in view of the large size of the site.
We will take account of the local geography and site area and
consider factors like planning, traffic and infrastructure in
proposing an appropriate plot ratio.
W-25 The site should not be used for hospital or prison since
the residential nature of Siu Lam would be affected.
Site 5 was originally reserved for hospital use. The Bureau has
previously stated that such reservation was no longer necessary.
However, in view of the public request for medical facilities, we
are discussing with Food and Health Bureau to review the issue. If
a hospital is required, necessary studies will be carried out to
minimize the impact to nearby residents
W-26 The proposed building height of 80mPD is not acceptable. It
should not exceed two storeys or 6m above formation level to avoid
affecting natural topographic views around the site.
We will conduct landscape and visual impact assessment to
carefully explore the suitable development heights.
W-27 Site 6 The site should not be used for hospital or prison.
The proposed building height should not exceed the demolished
government quarters to avoid affecting the existing view of Grand
Pacific Views.
There is currently no plan for prison or hospital at the
concerned site. We will conduct landscape and visual impact
assessment for the proposed developments.
W-28 Sites 12 and 13 Please advise the proposed access road to
the sites.
Vehicular access to the Sites would be through Castle Peak Road
and Kwun Fat Street.
Raised by: Mr. Malcolm Begbie (Email to CEDD on 15 March
2008)
W-29 Request permanent usage of Sites 3 and 8 by Crossroads
International.
Support from relevant policy bureaux is required for reserving
Sites 3 and 8 for permanent use and development of Global Village
by Crossroads International. Proposals have been forwarded to the
bureaux for consideration.
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Agreement No. CE 47/2006 (TP) Planning and Engineering Review of
Potential Housing Sites in Tuen Mun East Area – Feasibility Study
Stage 1 Public Consultation Report May 2008
Appendix – Page 31 Y:\Home\Infrastructure\07xxx\07130_Tuen Mun
East Area\Deliverables\Public Consultation Report\Final Public
Consultation_Web Version\Final Public Consultation Report (English)
080520.doc
No. Major Comments Responses W-30 Proposed not to develop Sites
2, 3 and 8
into high rise residential developments, but to develop as a
comprehensive living museum, a “Global Village”, for education,
environment and community services.
Multi-disciplinary factors will be considered in deriving the
plot ratios and development heights.
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Agreement No. CE 47/2006 (TP) Planning and Engineering Review of
Potential Housing Sites in Tuen Mun East Area – Feasibility Study
Stage 1 Public Consultation Report May 2008
Appendix – Page 32
Appendix IVb: Copies of Written Submissions (up to 17 March
2008) Date Sender Addressed to Letter 1 24 January 2008 Mr. Kwok
Ming Chi PlanD / CEDD / HD 2 13 February 2008 Mr. Kwok Ming Chi
PlanD / CEDD 3 14 February 2008 Mr. Kwok Ming Chi PlanD / CEDD / HD
4 15 February 2008 Mr. Kwok Ming Chi PlanD / CEDD 5 5 March 2008
Mr. Kwok Ming Chi PlanD / CEDD 6 17 March 2008 Mr. Kwok Ming Chi
PlanD / CEDD Email 1 17 February 2008 Mr. Cheng Ka Tsun CEDD 2 23
February 2008 Mr. Stephen Cheung CEDD 3 15 March 2008 Mr. James
Tsui CEDD 4 15 March 2008 Mr. Malcolm Begbie
(Crossroads International)CEDD
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hsyText Box Letter No. 5
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hsyText Box Letter No. 6
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