The Hong Kong Special Administrative Region Government endeavours to develop land in multi-pronged approach to meet housing demand and the needs of social and economic development. Reclamation outside Victoria Harbour and rock cavern development, which we proposed earlier on, are among the long-term measures to increase land supply. We will at the same time expedite other measures including development of brownfield sites, which I mentioned earlier in “My Blog”.
Review of Yuen Long South
The Planning Department and the Civil Engineering and Development Department have launched the two-month Community Engagement Stage 1 of the “Planning and Engineering Study for Housing Sites in Yuen Long South – Investigation”, so as to expedite the review of agricultural land in Yuen Long currently abandoned, or used as industrial or temporary storage, for housing development as soon as possible, which was stated in the Policy Address. Being close to Yuen Long New Town, Yuen Long South has potential for high-density development including subsidised housing. We have identified two major Potential Development Areas (PDAs), one in the Tong Yan San Tsuen area and the other in the Tai Tong area, with a total area of about 200 hectares. The sites are located to the south of Yuen Long New Town and bounded by the Yuen Long Highway, Kung Um Road and Tai Lam Country Park.
Currently, the area is mainly occupied by open storage yards, warehouses, and workshops, most of which are temporary in nature. These uses have resulted in degradation and pollution of the rural environment, localised flooding, traffic congestion, fire hazards and industrial/residential interface problems related to the environment, such as those in regard to noise and air quality. If we can integrate these sites with appropriate land use planning and urban design, and provide supporting infrastructure and community facilities, the environment will be much improved.
Three stages of public engagement
In the last two weeks, we have heard some initial comments in the community including (1) Yuen Long South Development involves residential areas which may repeat the case of Choi Yuen Village; (2) three stages of public engagement will take too much time, which can only result in more twists; and (3) without concrete planning, consultation is only a waste of time. Let me briefly explain.
(1) According to our preliminary information, there are only 15 hectares of active agricultural land and another 16 hectares of land for residential uses, which account for 7.5 per cent and 8 per cent of the PDAs respectively, while there are many brownfield sites. (2) There are different reasons and purposes behind the three stages of public engagement. Stage 1 is to collect public views on the constraints, opportunities, major issues and guiding principles for development, and the views will be taken as the basis for the Preliminary Outline Development Plan. Stage 2 is to collect public views on the Preliminary Outline Development Plan and make necessary amendments, and Stage 3 is to collect public responses to the Recommended Outline Development Plan and the Preliminary Master Layout Plan and to determine the finalised development plan. At the same time, we will conduct technical assessments and studies, including those into traffic, infrastructure and supporting facilities, the environment, ventilation, landscape, urban design and more. We will conduct the consultation in a more focused and efficient manner, and carry out different studies at the same time so that we will waste no time. (3) While formulating the options of Yuen Long South Development, we have to take into full consideration the existing residential communities, commercial operators and different stakeholders, as well as the natural landscape, ecological environment, heritage preservation, etc. Therefore, we cannot make all decisions on our own, disregarding voices of the stakeholders. In order to achieve a feasible and sustainable development plan, we have to engage the community thoroughly.
Numerous constraints
We also have to face numerous constraints in the development of Yuen Long South, including:
(1) Infrastructure: There is no railway in Yuen Long South and no direct access to the Yuen Long Highway. Widening existing substandard roads and providing pedestrian facilities are subject to the constraints of existing development. Moreover, linkages with Yuen Long New Town and the proposed Hung Shui Kiu New Development Area is also an issue to be handled.
(2) Drainage and sewerage: Most of the areas are not covered by the public sewerage system, so the capacity of drainage and sewerage needs to be taken into consideration in future.
(3) Cavities: Most of the areas are underlain by marble, probably with cavities, posing challenges to building construction foundations.
(4) Environment and air quality: The new Air Quality Objectives commencing soon set constraints on the population capacity of the areas.
(5) Impacts on communities: The impacts on existing communities and agriculture to be caused by future development.
(6) Culture and ecology: Considerations of cultural heritage, natural landscape, ecologically valuable resources and the surroundings.
(7) Private land ownership: About 85 per cent of the areas are privately owned and may have complicated ownership problems, and some are held under “Tso Tong”.
(8) Logistics support: The need to reserve sites for warehouses and workshops.
We hope that all of you can actively engage in the activities we are organising, including briefings, a community forum, roving exhibitions, focus group meetings and online platforms, to share your views with us and to assist us in formulating a Preliminary Outline Development Plan which can address the expectations and needs of the community.
28 April, 2013
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