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1 Seminar on Land Supply Series Talk 2 Caverns, 4th May 2013 How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark Wallace (Director) Arup, Hong Kong Seminar on Land Supply Series Talk 2 Caverns, 4th May 2013 Content The Drivers The Story so Far ? Benefits of Existing Rock Caverns Key Issues of Rock Cavern Implementation On-going Rock Cavern Studies Possible Opportunities for Rock Cavern Development Conclusions Seminar on Land Supply Series Talk 2 Caverns, 4th May 2013 The Drivers Seminar on Land Supply Series Talk 2 Caverns, 4th May 2013 By 2039: Population estimated to grow by 20%, reaching 8.4 million number of households increase to 3.0 million during the same period. Housing and Development Needs Increased Population Population growth (2012 Projection) 2011 7.1M 2030 8.1M 2039 8.4M 2011 2.4M 2030 2.9M 2039 3.0M Housing demand Household growth (2012 Projection) Seminar on Land Supply Series Talk 2 Caverns, 4th May 2013 Economic Development Four Pillar Industries: financial services, trading and logistics, tourism, and professional services have been the drivers of HK‟s economic growth and jobs creation. Six industries actively promoted by the Government: medical services, environmental industries, testing and certification services, education services, innovation and technology, and cultural and creative industries, also require land for development. To enhance our competitiveness, adequate land should be provided for infrastructure and business use. Housing and Development Needs Economic Development Seminar on Land Supply Series Talk 2 Caverns, 4th May 2013 Housing and Development Needs Social Needs Quality of Life Public‟s aspiration to improve the living environment by lowering building density having more open space conserving the natural environment preserving culture and heritage

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Page 1: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

1

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

How could Rock Cavern Development

Benefit Hong Kong ?

Presented by

Mark Wallace (Director) Arup, Hong Kong

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Content

• The Drivers

• The Story so Far ?

• Benefits of Existing Rock Caverns

• Key Issues of Rock Cavern Implementation

• On-going Rock Cavern Studies

• Possible Opportunities for Rock Cavern

Development

• Conclusions

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

The Drivers

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

By 2039:

• Population estimated to grow by

20%, reaching 8.4 million

• number of households increase

to 3.0 million during the same

period.

Housing and Development Needs – Increased Population

Population growth

(2012 Projection)

2011 7.1M

2030 8.1M

2039 8.4M

2011 2.4M

2030 2.9M

2039 3.0M

Housing

demand

Household growth

(2012 Projection)

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Economic Development

• Four Pillar Industries: financial services,

trading and logistics, tourism, and

professional services have been the drivers

of HK‟s economic growth and jobs creation.

• Six industries actively promoted by the

Government: medical services,

environmental industries, testing and

certification services, education services,

innovation and technology, and cultural and

creative industries, also require land for

development.

• To enhance our competitiveness, adequate

land should be provided for infrastructure

and business use.

Housing and Development Needs – Economic Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Housing and Development Needs – Social Needs

Quality of Life

Public‟s aspiration to

improve the living

environment by

• lowering building

density

• having more open

space

• conserving the

natural

environment

• preserving culture

and heritage

Page 2: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

2

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Existing Land Supply Options

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Overall Benefits of RCD :

• Release valuable land for development

• Relocate "Not-in-my-Backyard" facilities into cavern,

minimize adverse impacts on the community and

environment.

• Rock excavated from caverns is usually high quality and

can be used as construction materials after processing

such as aggregates for concrete.

Rock Cavern Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Rock Cavern Development

Previous Studies

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

The Story So Far ?

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013 Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

The Benefits of

Existing Rock

Caverns

Page 3: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

3

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

MTR Railway Station

Rock Caverns

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Tai Koo MTR Station (1985)

Rock Cavern Development Purpose-built Caverns in HONG KONG

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

• Tai Koo MTR Station

Hong Kong’s first Caverns in 1985 …

City Plaza

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

3.3km

MTR West Island Line (WIL) – Station Caverns

MTR West Island Line University Station

Proposed West Island Line Sai Ying Pun Station, existing foundation piles and rockhead level (red surface)

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

MTR Rock Cavern Stations

• 2No in mid 1980‟s

– Tai Koo Shing Station

– Sai Wan Ho Stations

• 5No from 2010 to 2015

– WIL, Sai Ying Pun & University Stations

– KTE, Ho Man Tin Interchange Station

– SIL, Admiralty & Lei Tung Stations

• Experienced Contractors

• New Technologies & Equipment

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

MTR Rock Cavern Stations – Benefits / Constraints

• Driven by Ground Conditions at node location for

Stations

• Ease of Access, Convenient and Maximised Patronage

• Less surface disruption

– Dense urban areas

– Remote construction access

– Spoil not visible

• Rigorous evacuation and fire safety procedures

Page 4: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

4

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Dangerous Goods Storage

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Kau Shat Wan Explosives Depot

(1997)

Rock Cavern Development Purpose-built Caverns in HONG KONG

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Kau Shat Wan Government Explosives Depot

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

MTR WIL Explosives Magazine

Explosives niches for WIL including access adit excavation totals approximately 325 m in length and the main excavation

for each niche is approximately 4.2 m high, 5.5 m wide and 8.6 m long

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Dangerous Goods

• Meets demand for

– Construction explosives

– Firework storage

• Operates safely and efficiently

• High degree of security needed

• Away from the public

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Government Facilities

Page 5: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

5

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Island West Transfer Station

(1997)

Rock Cavern Development Purpose-built Caverns in HONG KONG

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Refuse Transfer Stations

• Hong Kong has the only one ??

• BOT Scheme

• Few complaints, ship noise and

refuse trucks

• Nearby expensive properties

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Western Salt Water Service Reservoirs

(2009)

Rock Cavern Development Purpose-built Caverns in HONG KONG

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Water Storage Reservoirs Western Salt Water Service Reservoirs, HKU

• Relocated to make space for the Centennial Campus

• Capacity = 12,000 m3 of water

• Significantly minimized site formation works

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Rock Cavern Development

Stanley Sewage Treatment Works

(1995)

Purpose-built Caverns in HONG KONG

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Stanley Sewage Treatment Plant

• Popn. Served = 27,000

• Capacity = 11,600 m3 per day

• No reclamation

• Chlorination on site for outfall discharge

• Nearby residents

Sewage Treatment Plants

Sha Tin Sewage Treatment Works (Feasibility Study)

• Existing Popn. Served = 630,000

• Existing Capacity = 340,000 m3 per day

• 28 Hectare site

Page 6: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

6

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Key Issues of Rock

Cavern

Implementation

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Fire and Ventilation Issues

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Space Key Issues

Fire Safety

• FSD / BD Requirements (Prescriptive v Fire Engineering Approach)

• Fire Load

• Fire Compartmentation / Ratings

• Fire fighting systems / Sprinklers / Hydrants etc

• Dedicated access, lifts and stairs

• Smoke Extraction & Plant Requirements

• Risk Assessment for Different Facilities

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Space Key Issues

Ventilation Requirements

• Active / Passive Systems

• Facility Type and Occupancy

• Ventilation shaft locations

• Size of Facility

• Cooling for Certain Types of Facilities

• Air change requirements

• Humidity control

• Discharge air quality

• Plant requirements for ventilation

• Maintenance / serviceability

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Access and Escape Issues

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Space Key Issues

Access

• During Construction

• Operation of the Facility

• Emergency Access for FSD

• Existing road network capacity and integration / TIA

Page 7: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

7

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Space Key Issues

Means of Escape

• FSD and BD Requirements

• Min. two separate access / egress points

• Simulation modelling for escape requirements

• Lift, Escalator and Stair Capacities

• Place of Ultimate Safety

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Environmental Issues

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Space Key Issues

Environmental

• Radon Gas

• Lighting and natural light entry to the underground space

• Trees at portals and shafts

• Visual Impact Assessment and Landscaping

• Country parks

• Noise from portals or shafts

• Air quality around air venting locations

• Construction vibrations (eg Blasting)

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Sustainability and Innovative Energy Saving Uses

Light Tubes

31

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Layout and Configuration for

Efficiency

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

From “Are we prepared for Cavern Development in Hong Kong”, Chan & Ng (2006)

HKU Cavern Salt

Water Reservoir

(completed 2009)

17m

27 to 28m

Various MTR Cavern

Stations, WIL, KTE, SCL

etc (to be completed 2013

to 2018)

24 to 26m

Sizes of Rock Caverns in HK

61m

Page 8: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Cavern Layout & Configurations

2 x Footprint

5 x Footprint 4 x Footprint 3 x Footprint

Useable Space Depends on Type of

Facility and Operational

Constraints, More Floors more GFA

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Cavern System Layouts & Configurations

• Depends on rock strength / quality

• Operational / process need

Rib System - Plan Layout Pillar & Stall System - Plan Layout

Typical Section

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Cavern System Layouts & Configurations

(1987 Prices)

1. Excavation costs including drilling, blasting, rock face scaling,

mucking out, spoil removal.

2. Rock support cost

3. Ground water / Pumping Cost ? (Now Grouting Costs Maybe)

100%

75%

72%

65%

65%

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Operation and Maintenance

Issues

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

O&M – Perceived / Actual Difficulties

Kau Shat Wan (Special Case)

• Some unlined tunnels needed additional support

• Poor design detailing to cater for water seepages

• Drained tunnel

• Chamber doors water ponding in opening groove

• Drip trays to catch water seepages

• Humidity for long term storage (dehumidifiers not used often)

• Vermin eating insulation of electric cables

• Single marine access increasing costs

Stanley Sewage Treatment Cavern

• Minor rockfall

• Shotcrete lining installed after rockfall

Island West Transfer Station

• Drip trays to catch water seepages

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Land Issues

Page 9: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

9

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

A review will be conducted with respect to separate ownership of surface and underground

developments. It will focus on overseas examples and the local relevant Ordinances to

demonstrate how a framework can be structured.

CA

P4

38

Se

wa

ge

Tu

nn

els

(S

tatu

tory

Ea

se

me

nt)

Land Ownership Review

HONG KONG

“Cuius est solum, eius est usque ad coelum et ad inferos”

+ others, e.g. CAP 370 Roads (Works, Use and Compensation) Ordinance, CAP 357 Electricity Networks

(Statutory Easements) Ordinance, etc

It is important to note that nearly all

land in Hong Kong is lease hold

rather than free hold, up to 2047.

Currently:

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Overseas Example:

JAPAN

40m

Sea Level

Foundation Founding Level

10m

Deep underground (is a Japanese concept for the public use of deep underground, enabled by a

2001 law. It was first thought of in the late 1980s as Japan faced ever increasing land values in

the economic bubble, to allow the utilization of heretofore unused deep underground for

necessary water and utility ducts and other city tunnels.

28

No private ownership

rights below this level

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

HK Legal and Land Issues

Key Issues

• Strata resumption issues

• 3D definition of underground development

• Potential loss of above ground development

• Government land and urban fringe

• Encroachment into Country Parks / Green Belt Areas

• Multiple surface ownerships and Deeds of Covenant

• Application to multiple underground ownership

• What separation is required for a cavern development not to

affect the above-ground development potential / land value?

• Should land ownership / development rights have a fixed

downward limitation?

• What happens after 2047 when most current leases expire ?

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Public Perception

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

• Existing Use of Underground Space (MTR, >120K Tai Ko Shing / Day)

• Not In My Back Yard approach to some facility types

Underground Space Key Issues

Opposition to moving „bad-neighbour ‟, Refuse Transfer Stations, Refuse

Collection Points, Sewage Treatment, Oil / Petrochemicals, Incinerator

facilities, substations etc to above ground and even underground

locations near residential areas.

Generally underground perform better than above ground for nuisance

elements of the facility.

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Shotcrete Lined Public Use Caverns

Page 10: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Overseas Experience of Working Underground

• Underground School in New Mexico, Students suffered less

Respiratory ailments due to better control and filtration of air, no

greater absenteeism.

• Sweden 1946 initial resistance and reports of fatigue, headaches

after several years became same as above ground workers. After 8

Years blood tests normal, although some psychological attitudes

remained.

• When better lighting, ventilation and colour was added to the

underground environment complaints stopped.

• American studies identified generally greater negative attitudes to the

underground.

• Japan 25% of above ground workers thought that the below ground

would be a hindrance to achieving a good interior environment

although 60 to 85% of below ground workers thought it was OK.

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Overseas Experience of Working Underground

• Windowless Schools, Offices, Hospitals and Factories generally

had similar perceptions to working underground in various studies.

• Function of Windows – People with mundane jobs needed

windows more than others. Blind people had greater need for

windows than sighted people, hearing (wind / rain), smells.

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Overseas Experience of Working Underground

Mitigation Techniques Used Elsewhere

• Occupancy Patterns and Freedom of Movement

• Type of Activity

• Social contact and stimulation by internal activity

• Size of space - Higher Ceilings, Central Atriums etc

• How deep the underground space is ? Not too deep.

• Quality of Interior Spaces – Bright, Glass, Mulitlevel, Water Pools,

Plants, Artwork, Lighting Variation & Colour, LCD Screens

displaying outside environment for weather watching, good

signage for evacuation.

• Entrance design going straight in better or slight rise up than

going down.

• Natural light where possible, full spectrum artificial light.

• Good ventilation and humidity control

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

On-going Rock Cavern

Studies

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

CEDD - Agreement CE09/2011 (CE)

Increasing Land Supply by

Reclamation and Rock Cavern

Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

“To respond more flexibly to society's needs for land, the Government is

determined to develop new land extensively and build up an abundant

"land reserve" that can more than meet the short-term demand. That

way, the reserve can be used to meet future demand in a timely

manner. ”

Page 11: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Societal facilities Business land Housing land Infrastructural development

Three methods:

Building Land Reserve for different land use:

Land Reserve

Short-term

uses

Long-term

uses

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Site Selection Criteria for Rock Cavern Development

Under the Principles ofSustainable Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Pilot Schemes for Rock Cavern

Development

63 Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Location of Potential Rock Cavern Development Sites

2

3

1

Potential RCD Sites

1 Diamond Hill Fresh Water Service

Reservoir and Salt Water Service

Reservoir

2 Sai Kung Sewage Treatment Works

3 Sham Tseng Sewage Treatment Works

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Diamond Hill Salt Water Service Reservoirs

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Sai Kung Sewage Treatment Works – Option 1

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Sai Kung Sewage Treatment Works – Option 2

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Sham Tseng Sewage Treatment Works

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

CEDD (GEO) - Agreement CE12/2012 (GE)

Long-term Strategy for Rock

Cavern Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Agreement CE 12/2012 – Long Term Strategy for Cavern Development

• Commenced September 2012

• Completed December 2015

• Arup supported by A-World Consulting, Black & Veatch & Colliers

Key Tasks

• Formulation of Policy Guidelines

• Preparation of Cavern Master Plans

• Systematic Relocation Programme for Government Facilities

• Mechanisms for Private Sector Participation including Outline

Feasibility Studies

• Framework for Separate Ownership of Surface & Cavern

Developments

• Technical Studies to Guide Future Rock Cavern Approaches

• Public Engagement

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Various Working Papers for ………….

• Economic analysis for cavern development,

• Full update of Geoguide 4,

• Review of blasting vibrations on sensitive receivers,

• Review on the form of contract for procuring rock cavern and associated facilities.

• Guidelines on fire safety design and fire safety management for Columbariaum

and Indoor games and sports hall

• Strategic environmental assessments, monitoring and auditing.

Cavern Feasibility Study for ………….

• Warehouse and logistics centre

• Data centre

• Parking including Buses and Other Vehicles

• Shopping Arcade

• Columbarium

• Water treatment works and Service Reservoir studies

Agreement CE 12/2012 – Long Term Strategy for Cavern Development

CEDD (GEO) - Agreement CE12/2012 (GE) – Long-term Strategy for Rock Cavern Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

General Study Approach

Page 13: Arup in East Asia (Eng) - cv.hkie.org.hkcv.hkie.org.hk/DocDown.aspx?imgDoc=45_20130504+How+could+Roc… · How could Rock Cavern Development Benefit Hong Kong ? Presented by Mark

13

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Supply Demand

• Optimal location for

development,

• Suitable cavern site

• Land released for

other uses

• What type of business

/ facility

• Where is it needed,

• Business and

opportunity strategy

Cross district

cavern uses

Priority

sites

64

of land in HK has potential for Rock

Cav ern Development

(subject to further validation through technical

assessments on the infrastructural feasibility in

support

of cavern development)

%

Strategic Cavern Master Plans Cavern Master Plans

Mapping Supply- and Demand- Driven Opportunities

CEDD (GEO) - Agreement CE12/2012 (GE) – Long-term Strategy for Rock Cavern Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Ref use Transfer Station Refuse Collection Point Logistics Centre Sports Hall Civic Centre

Water Treatment Works Service Reservoirs Sewage Treatment Works Wholesale Markets Slaughterhouse

Relocation Strategy for Government Facilities

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Stock-taking of Government Facilities

CEDD (GEO) - Agreement CE12/2012 (GE) – Long-term Strategy for Rock Cavern Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Original Stock-take

Proposed Updated

Stock-take

Updating the Stock-taking of Govt. Facilities

CEDD (GEO) - Agreement CE12/2012 (GE) – Long-term Strategy for Rock Cavern Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Various Outline Feasibility Studies Warehouse /

Logistics Facility Data Centre

Columbarium

Shopping Arcade

Bus Depot Car Park

16 Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Private Sector Participation

To be approached in 3 stages …

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Review of Potential Private Sector Cavern End Usages

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Data Centers:

Vehicle Parking:

Bus Depots:

Columbarium: Hong Kong Columbarium

Merchants Association

Private Sector Demand Survey

Research Laboratories:

Finance Archives / Secure Storage:

Cinema / Theatre Complex:

Fuel Storage:

Logistics Facilities:

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Develop Private Sector Participation Mechanisms Existing Examples

Hong Kong – IWTS

HKU

Future Potential Mechanisms

• Public-Private-Partnerships (PPPs)

• Tax Incentives

• Preferential Land Premiums

• GFA Exemptions for Cavern Space

• More Build-Operate-Transfer Schemes

• Develop an underground ownership transfer in a

similar way to the concept of “Air Rights”

principles being considered for above ground

building development?

• Consider open project bidding or auctioning for

gazetted underground uses for specific locations?

Build-Operate-Transfer

Contractor: SITA Waste Services Ltd.

Mechanism: Tender for

construction and establishment costs, as well

as unit rate for waste processing. Hand-back after

so many years

Private Sector Financed Relocation

Contractor: Gammon Construction Mechanism: relocated two Water

Supplies Department (WSD) salt water

service reservoirs (12,000 m3 capacity) within rock caverns to accommodate the

development of their Centennial Campus.

The two rock caverns are 50 m long, 17.6 m wide and 17 m high

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Overseas Private Sector Mechanisms Underground Street Retail / Shopping, Japan

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Overseas Private Sector Mechanisms

• Singapore Urban Renewal

Authority have developed an

Underground Master Plan to

guide construction of

Underground Pedestrian

Links

• To further encourage this

plan, the Government have

introduced a cash-back

scheme.

• Cash-back incentives (up to

HK$180,000 per sq. m),

GFA Exemptions, etc.

• Encourages Private Lot

Owners to develop

pedestrian links as shown in

the Masterplan

Central Area Underground

Master Plan

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Overseas Private Sector Mechanisms City of Helsinki

• Land ownership is limited to 6 m.b.g.l

• City of Helsinki charges private

companies using underground

space approximately 50% less

than corresponding above-

ground.

• Combined utility tunnels built

and financed by Gov and then

listed a joint private / gov owned

company with a rental model. Gov decreasing shareholding

with time.

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Overseas Private Sector Mechanisms

Norway – Civil Defence Fund

• To ensure strategic development of civil defence shelters for times

of crisis

• Cavern facilities can be dual-purpose, e.g. Gjøvik Mountain Hall (the

largest public cavern in the world).

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

• A clearly defined policy for preferred uses that present

intrinsic benefits for HK ?

• Identify defined cavern areas with provisions for private

sector tendering ?

• Provide longer term leases ?

• Consider more BOT or PPP type projects where process

or revenue models can be adopted ?

• Take the lead in developing rock caverns.

How can HK Government facilitate the Use of

Rock Caverns ?

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Possible

Opportunities for

Rock Cavern

Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Dangerous Goods / PHI /

Hazardous Waste Storage

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Source: [1] PlanD (2011), Hong Kong Planning Standards and Guidelines

[2] EPD Website (2011), Risk Management of Potentially Hazardous Installations (http://www.epd.gov.hk/epd/english/environmentinhk/air/data/risk_mgt.html) *Safety Buffer Zone included **Marine Exclusion Zone included

Potentially Hazardous Installations

10

11

17

12

13

14

15

16

7

5

9

4

1

2

3

6

8

18

19

20

21

22

23

24

25

26 27

28

29

30

31

32

No. PHI Zone

1 Shell LPG Store, Heng Fa Chuen, Chai Wan

2 Hong Kong & China Gas Co. Ltd., Shek Pai Wan, Aberdeen

3 Shell LPG Stransit Depot/Bulk Domestic Supply, Ap Lei Chau

4 Hong Kong & China Gas Co. Ltd., Ma Tau Kok Road

5 Exxon Mobil LPG Store, NKIL 6273, Tat Yeung Road, Lai Chi Kok

6 Exxon Mobil LPG Store, Tuen Mun Area 44

7 Chevron Hong Kong Limited, TYTL 48 RP, Tsing Yi

8 Hong Kong $ China Gas Co. Ltd., Tai Po Area 26

9 Exxon Mobil Hong Kong Ltd., TYTL 46 RP, Tsing Yi

10 Exxon Mobil Hong Kong Ltd., TYTL 115, Tsing Yi

11 Chevron LPG Store, Tai Po Area 5

12 Sinopec (Hong Kong)Limited, TYTL 127 Tsing Yi

13 WSD Shatin Water Treatment Works, Shatin Area 9

14 WSD Tai Po Tau Water Treatment Works, Tai Po Area 21

15 WSD Tsuen Wan Water Treatment Works, Shing Mun Road

16 WES Tuen Mun Water Treatment Works, Tuen Mun Area 22

17 WSD Yau Kom Tau Water Treatment Works, Castle Peak Road, Tsuen Wan

18 WSD Sheung Shui Water Treatment Works, Fu Mei Au Road, Sheung Shui

19 WSD Silvermine Bay Water Treatment Works, South Lantau Road, Lantau

20 WSD Pak Kong Water Treatment Works, Sai Kung

21 WSD Au Tau Water Treatment Works, Yuen Long

22 Kowloon Government Explosives Depot, No. 8696 Tai Po Road

23 WSD Ma On Shan Water Treatment Works*

24 WSD Water Treatment Works in Tai Po Area 38

25 Shell Hong Kong Ltd., West Tsing Yi TYTL 108 s.A

26 WSD Tai Lam Chung No. 2 Chlorination Station, Tai Lam Chung Reservoir

27 WSD Shek Lei Pui Water Treatment Works, Shek Lei Pui

28 WSD Siu Ho Wan Water Treatment Works, North Lantau

29 WSD Sham Tseng Water Treatment Works, Sham Tseng

30 WSD Ngau Tam Mei Water Treatment Works, Ngau Tam Mei*

31 Kau Shat Wan Government Explosives Depot, Lantau Island**

32 Chevron LPG Depot, Ma Wan Island

Legend

PHI Consultation Zone

PHI

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Dangerous Goods / PHI / Hazardous Waste Storage

Key Issues

• Remote Sites Needed but……

• Urban Expansion

• Good Security Required

• Blighting Effect of Consultation Zone

• Explosives exclusion zones

• QRA on Hazards, Risks and Impacts

• Underground Options likely to Reduce the Risk to

the Public

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Oil / Gas Storage

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Potential for Cavern Oil Storage in Hong Kong

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Use of cavern storage can ameliorate

visual and hazard impacts About 71

Hectares of Land

Potential for Cavern Oil Storage in Hong Kong

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Storage – Oil Storage Costs

Potential for Cavern Oil Storage in Hong Kong

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

• Commonly strategic reserves held by countries

• Risk Reduction (PHI)

• Usually cheaper for bulk storage

• Suitable location needed including connections to

the market as well as safe offloading point

• Cleanup costs for existing sites ?

Potential for Cavern Oil Storage in Hong Kong

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Quarrying

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Possible Private Sector Uses – Underground Quarrying

• Space formed as part of quarrying process

• Space formed this way in other countries, Kansas USA, Norway (Dual Uses)

• Less dust, noise, surface runoff and

flooding not possible and overall nuisance reduced

• Likely crushing plants and concrete batching plants underground, NIMBY

facility

• Surplus suitable rock from infrastructure projects could offset some costs for the

facility

• Traffic to and form the facility need careful

consideration

• Blast vibration potential nuisance

0

1

2

3

4

2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011

Quantit

y o

f Im

port

ed R

ock

Handle

d

(Mt)

Shek O Anderson Road Lam Tei

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Shek O Quarry

Anderson Road Quarry

Lam Tei Quarry

Lamma Quarry

Turret Hill Quarry

Possible Underground Space Locations

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Substations

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Substations

• HK Electric Cyberport ESS partly in cut and cover.

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Substation Trends

• Public perception

• Negative views and perceived health risks

• Must have substations in our communities

• Different technologies to go underground, gas

insulated transformers

• Capex higher ? Opex lower ?

• FSD and Firefighting Access

• Can be cut & cover or rock caverns

• Rock cavern development will need local substations

to supply electricity

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Warehousing & Logistics

Business

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Warehousing & Logistics Opportunities

• One of the Main Pillar industries

• Different types of logistics, delivery and distribution

models

• Space considered a problem, not enough

• SME need longer lease and ownership models to

improve investment / returns

• Off airport bonded facility to improve logistics distribution

maybe underground

• Dedicated underground space could improved workers

facilities, canteen, games room etc

• Future Asian on-line retail distribution centres might be

needed, (eg Amazon model)

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Data Centre Business

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Data Centre Opportunities

• Government promoting this Business

• Top 5 Datacentre Markets Asia Pacific according to market

revenue

• Ranked second on Raised Floor Space / GDP

• 3638 Companies have regional HQ & Offices in HK (2010)

• Direct employment about 2,200 (2009)

• Indirect employment about 2,600 (2009)

• Totaling about HK$3.4B/year (2009)

• Annual growth rate about 10% per annum.

• Tier III+ & IV demand of 500,000 sq.f by 2015 needs about

10 hectares of land.

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Data Centre Opportunities

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Data Centre Opportunities

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Data Centre Opportunities

• Reduced risks by locating in HK, near market, regulatory

framework

• Clustering at preferred site can save money on

infrastructure. ie combined facilities to be more efficient.

• Demand for suitable space

• Existing buildings sometimes difficult to retrofit

• Restricted rooftop space for Cooling

• Multiple ownership difficulties

• Power supply and continuity

• Neighbours pose risks to the datacentre

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Columbarium Business

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Columbarium Issues

• Controversial subject

• Strong public resistance to above

ground and below ground

schemes due to access,

inconvenience & visual impact

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Opportunities for Private Columbarium in Caverns

• Death is a fact of life, > 45,000 deaths per annum

• Most people opt for cremation (95%)

• Residents generally wish their remains to be kept in HK

• Problem of Land Supply

• NIMBY (“Not In My Backyard”) Facilities

• Maximise remote locations with existing above/below

ground schemes subject to traffic survey

• Insufficient Public Cemetery / Columbarium Facilities

• All Districts should provide space for local people

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Columbarium Opportunities

• Very strong demand for niches

• Charity based non-profit organisations

• Niche provided forever (usually) although 2047 lease

problem for some facilities

• Private Niches typically HK$3K to > HK$150K Need

to meet full cross–section of society

• Highest Value HK$500K per niche

• Rock cavern columbarium with 30,000 niches

• Revenue maybe at day one of HK$2,400,000,000

(average HK$80K per niche)

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Vehicle Parking

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Opportunities for Vehicle Parking

• HK Monthly Rental = Typically Range HK$ 1,500 to 4,200 (Source : Asiaxpat WEB Site 2013)

• Finland Cost of Rock Cavern Parking Space Quoted = US$40K to

50K per space.

• Assume 1.5 times the cost = US$75K = HK$0.58M, Each to build.

• Typical sale values HK$0.3M (Shatin / Sheung Shui) to >1.0M

(Quarry Bay / HKI) (Source : 28Hse.com, 2013)

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Opportunities for Vehicle Parking

• Bus companies have large fleets

• Government occupy a number of TGLA sites for….

• Police & Customs and Excise Vehicles

• Impounded / Confiscated Vehicles

• Correctional Services Department

• FEHD Refuse Trucks etc

• Some private companies have vehicle pounds

• Demand within major shopping and retail areas

• Demand within constrained steeper hillsides (eg Midlevels)

• Problem of private lots

• Problem of access and egress

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Wine / Food Storage &

Restaurants

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Shouson Hill, Hong Kong

• Reused Military Bunkers

• One of the world‟s finest wine cellar facilities

• Private members club house / restaurant

117 Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Wine Storage / Production

• One Winery (8th Estate) in Hong Kong (Ap Lei Chau)

• Large regional hub for wine trade

• Scope for local specialist wine stores

• Large throughput but limited storage needed

• Connoisseurs prefer own basements or local storage

• Combined F&B and storage cavern or niches maybe

an opportunity

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Research

Laboratories

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground laboratory in Aberdeen Road Tunnel Niche funded by Research Grants Council of HK to study Neutrinos in the HK Area.

Aberdeen Tunnel Neutrino Observatory

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Underground Research Laboratories

• Research Led (Capital funding ?)

• Universities have shown some interest

• Proposal for deep and shallow laboratories in HK

• Possible combined facility Physics, Biomedical,

Geoscience fields ?

• Min 600m deep facility (neutrino research)

• On Campus shallow depth labs possible

• Reinforce HK as High Tech Research Centre to

compete with Japan / South Korea / Europe and

America etc

• Attract Academics & Research Funding

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Possible Integrated Rock

Cavern and Other Opportunities

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Anderson Road Quarry

Development – Provision for Rock

Cavern Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Potential Rock Caverns / Niches

1. Museum of Quarrying to be housed in a Rock Cavern

2. Niches in the hillside for Restaurants and Entertainment

3. Reserved areas for other potential Rock Cavern Development

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013 125 Anderson Road Quarry

Potential Rock Caverns / Niches

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Potential Rock Caverns / Niches

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Other Ideas

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Hong Kong University Campus

• Constrained by Existing Private properties

• Constrained by steep terrain

• Could expand by moving archives, labs and parking underground.

• Internal demand for more on campus sports facilities, games halls, swimming

etc could be underground.

• Possible business model

around car park rentals

and monthly parking

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Ocean Park – Entertainment Caverns

• Existing steep hillside

• Suitable rock

• Possible tourist attraction to add to OP

existing attractions

• Themed spaces

• Initial Interest from F&B industry for some

kind of facility

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Large Rock Cavern Spaces

Gjovik Mountain Hall, Norway. Worlds largest public accessible rock

cavern, 61m span with 5000 seat concert / conference capacity.

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Conclusion

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Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Conclusion

• Provides some relief to Land Supply

• NIMBY facilities transferred underground overall benefit to

society

• Stable underground environment for operation

• Longer leases and business continuity, longer term

investment opportunities

• Can allow space to meet business requirements

• Lower visual impact than surface schemes

• Energy efficiency (thermal insulation of the rock)

• Economics (Should we ignore land value, experienced contractors)

• Many Technical, Planning, Legislative and Policy Framework

Issues to Overcome

Seminar on Land Supply Series Talk 2 – Caverns, 4th May 2013

Any Questions?

Thank You for Listening