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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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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
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
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
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
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
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
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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
8
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
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
10
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. ”
11
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
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 …
14
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.
15
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
16
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
17
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
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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